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  #401  
Old Posted Apr 21, 2015, 3:23 PM
vanciti vanciti is offline
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Originally Posted by webster View Post
not the best research in that article. That site is designated for up to 4 FSR, which would equate to $251 per buildable, not $407 as stated in the article. Sounds like the guy at Colliers doesn't know what he's talking about. Still overpaid, but not as bad as it sounds....
Under the existing zoning the site is what the article indicated. the Plan calls for 4 FSR, it does not say you are going to get it for sure. CM Bay, the purchaser must now spend upwards of a year + to rezone the site, and hope that their architect can mass 4 FSR and that the City actually approves that density on the site, just because its in the plan does not mean it will get that density. The site still has levels of contamination to boot.

The price was a stupid amount of money for a mediocre at best site.
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  #402  
Old Posted Apr 21, 2015, 7:39 PM
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IE they'll be tearing down nicely sized rental units in favour of tiny overpriced rentals and condos.
Or, to re-frame that a bit: a bit less than half of the current 605 homes in Langara Gardens, which are, admittedly, larger and more comfortable than what is built today, will give way to a much larger number of smaller homes. Significantly more people, literally thousands, will have the opportunity to live on rapid transit and in a quiet residential neighbourhood in (small) homes that will likely be among the most affordable new housing options in that part of the city. All of the rental units that are lost to redevelopment will be replaced on site and the redevelopment will include 20% of the overall number of units will be non-market social housing, with half of those for families with young children.

The current FAR of the site is an astoundingly low 0.782, which is in the same density neighbourhood as duplexes with basement suites and laneway houses would yield. The reference development plan for the site's policy statement envisions a 2.8 FAR: a nearly 4-times increase. Conservatively speaking, the site will likely yield 1,500 to 2,000+ units of housing and accommodate 2,500-4,000 people.
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  #403  
Old Posted Apr 21, 2015, 8:28 PM
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Originally Posted by SFUVancouver View Post
Or, to re-frame that a bit: a bit less than half of the current 605 homes in Langara Gardens, which are, admittedly, larger and more comfortable than what is built today, will give way to a much larger number of smaller homes. Significantly more people, literally thousands, will have the opportunity to live on rapid transit and in a quiet residential neighbourhood in (small) homes that will likely be among the most affordable new housing options in that part of the city. All of the rental units that are lost to redevelopment will be replaced on site and the redevelopment will include 20% of the overall number of units will be non-market social housing, with half of those for families with young children.

The current FAR of the site is an astoundingly low 0.782, which is in the same density neighbourhood as duplexes with basement suites and laneway houses would yield. The reference development plan for the site's policy statement envisions a 2.8 FAR: a nearly 4-times increase. Conservatively speaking, the site will likely yield 1,500 to 2,000+ units of housing and accommodate 2,500-4,000 people.
And the market rental rates for the tiny units will be higher than the rates for the current livable sized units. And don't forget to subtract out the units that will set empty, likely 10-20% if other west side areas are a guide.
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  #404  
Old Posted Apr 21, 2015, 11:26 PM
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^ So what do you propose?

There was always a plan to redevelop this site, and the adjacent Pearson-Dogwood Lands as part of the station precinct node at Cambie and 57th Avenue. There will be a massive increase in the number of housing units, small as they are likely to be and expensive when they're brand new. Plus, there is a need for more housing, especially on rapid transit, and the CACs from this project will help pay for the new station, plus community amenities.
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  #405  
Old Posted Apr 23, 2015, 6:12 AM
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49 West from GBL's Twitter. Looks promising, minus the "wedding cake" penthouse setback quickly becoming the cliche of Vancouver midrises.

This level of height + massing is befitting of a substantial boulevard like Cambie, not just at station nodes. Would have been nice to see 12-15 floors on the blocks like this where stations are present, with what we see here as the baseline for the rest of the corridor.

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  #406  
Old Posted Apr 23, 2015, 7:05 AM
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Sometimes it makes me sad that Cambie is the street / corridor seeing so much redevelopment. Around 41st is great, but much of Cambie is very well maintained homes with very pleasent landscaping and gardens that I am sad to see bulldozed.

Not against the redevelopment, just wish it was happening along a corridor that currently looks like shit instead (such as the southern half of Main, or much of Pacific).
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  #407  
Old Posted May 3, 2015, 6:00 AM
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Originally Posted by SFUVancouver View Post
^ So what do you propose?

There was always a plan to redevelop this site, and the adjacent Pearson-Dogwood Lands as part of the station precinct node at Cambie and 57th Avenue. There will be a massive increase in the number of housing units, small as they are likely to be and expensive when they're brand new. Plus, there is a need for more housing, especially on rapid transit, and the CACs from this project will help pay for the new station, plus community amenities.
The increased property taxes will help with city services as well
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  #408  
Old Posted May 4, 2015, 2:16 AM
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Northwest

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  #409  
Old Posted May 4, 2015, 2:37 PM
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Originally Posted by Metro-One View Post
Sometimes it makes me sad that Cambie is the street / corridor seeing so much redevelopment. Around 41st is great, but much of Cambie is very well maintained homes with very pleasent landscaping and gardens that I am sad to see bulldozed.

Not against the redevelopment, just wish it was happening along a corridor that currently looks like shit instead (such as the southern half of Main, or much of Pacific).
Yep, what we're ending up with is a condo version of Kingsway.
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  #410  
Old Posted May 4, 2015, 2:38 PM
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Originally Posted by Metro-One View Post
Sometimes it makes me sad that Cambie is the street / corridor seeing so much redevelopment. Around 41st is great, but much of Cambie is very well maintained homes with very pleasent landscaping and gardens that I am sad to see bulldozed.

Not against the redevelopment, just wish it was happening along a corridor that currently looks like shit instead (such as the southern half of Main, or much of Pacific).
The less people the Federal Government has to fund a retirement for through CPP the better off everyone will be.
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  #411  
Old Posted May 21, 2015, 4:52 AM
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Here is the latest documents from the open house on the Langara garden rezoning process. Not much details on Langara gardens itself but lots of details on the surrounding projects.

http://vancouver.ca/files/cov/langar...n-displays.pdf
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  #412  
Old Posted May 22, 2015, 1:31 AM
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49 West - May 20, 2015 from GBL Twitter:


https://twitter.com/GBLArchitects/st...160000/photo/1

*******

Marine Gardens unanimously approved:


https://twitter.com/GBLArchitects/st...717568/photo/1
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  #413  
Old Posted May 22, 2015, 8:54 PM
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Another incorrect or misrepresentative advertisement depicting the location of a condo project.
(Remember "Tate on Howe" which was depicted in marketing ads on Seymour St, not Howe St. (also marketed by Magnum Projects))

This one for Parc 26 - marketing by Magnum Projects.

Depicted location: Cambie & 12th (City Hall is even deleted from the photo)
Actual location: Cambie & 26th


Last edited by officedweller; May 22, 2015 at 9:19 PM.
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  #414  
Old Posted May 22, 2015, 9:38 PM
WarrenC12 WarrenC12 is offline
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The old bait and switch.
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  #415  
Old Posted May 24, 2015, 12:56 AM
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They also conveniently added a part to the east of the Cambie Street Bridge that is still likely the better part of a decade away.

There is nothing accidental about this ad; it purposefully deceives.
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  #416  
Old Posted May 24, 2015, 2:25 AM
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Where did you find that ad?

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Originally Posted by SFUVancouver View Post
There is nothing accidental about this ad; it purposefully deceives.
And is illegal.

Submit your own complaint and increase the odds of Magnum Properties getting investigated.
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  #417  
Old Posted May 25, 2015, 8:40 PM
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Originally Posted by Spork View Post
Where did you find that ad?



And is illegal.

Submit your own complaint and increase the odds of Magnum Properties getting investigated.
It was in a brochure that came in the mail, and was published in 24Hrs newspaper. Maybe also other papers.
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  #418  
Old Posted May 25, 2015, 8:45 PM
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Yes that ad is definitely breaking some rules that's for sure.
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  #419  
Old Posted May 26, 2015, 1:26 AM
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Wow, I don't think I've ever seen an ad that misleading before - that's crazy. Even if they would have placed the render at its actual location, it would still appear closer than it really is because of the pic being zoomed-in.

Anyway, not much to add but it looks like Arno Matis Architecture will have a future project at 49th & Cambie, right next to the Canada Line station. I'm looking forward to seeing what he comes up with.


http://www.arnomatisarchitecture.com...architect.html
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  #420  
Old Posted May 26, 2015, 5:51 AM
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Originally Posted by urbancanadian View Post
Wow, I don't think I've ever seen an ad that misleading before - that's crazy. Even if they would have placed the render at its actual location, it would still appear closer than it really is because of the pic being zoomed-in.

Anyway, not much to add but it looks like Arno Matis Architecture will have a future project at 49th & Cambie, right next to the Canada Line station. I'm looking forward to seeing what he comes up with.


http://www.arnomatisarchitecture.com...architect.html
looks like they have air right over the station as well. It should be interesting
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