DNC board meeting – March 15, 2012
Attendance: Kelvin, Ann, Dave M., John, Jada, Tami, DJ, Roland, Ivan, Harold, Dave D., Richard
Chair: Tami
Meeting Minutes: Jada
Opening: Kelvin
Constitution: Tami
234 Main Street Condo Developer Presentation –
- Brian Shigatomi – Atelliete Pacific Architecture
- Owner: David Goodie
- 3 properties together
- right by the fire hall
- And 138 Main street is another property
- Looked at this a year ago, met with Kiera from City of Vancouver
- - Talked about social housing about this
- Looking at City to donate land to do social housing part of this
- What can we do to make this viable?
- Did a proposal for Kiera – not in conformance to current city bylaw
- Now there is an LAPP going on, have to wait 2 years
- No urgency from the client
- Architects want to put it forward, so now talking to local stakeholders in order to see if this can go through
- We did some schematics of what this building could look like
- 2 parcels
- He’s from the neighbourhood
- Grew up here, went to school here
- Lives in new west now, office is in gastown for 20 years, on water street
- They do architecture, some planning
- Planning commission in new west, design advisory in surrey
- “Market Rental Development” Project A
- Atelier Pacific
- Parcel A: Rental building
- Parcel B: 138 main street
- Comprehensive Development Zone, allow it on west side
- FSR relaxation
- Small scale, you don’t get a lot of social housing units
Jean
- Not going to develop B, just give a plot of land
- 11 or 12 floors
- Retail on the bottom
- Range of prices for units: not sure, units are smaller
- Vary in size
- 600 something square feet
- 435 ish square feet lower
- Social hosuing would be on the other side of the street
Brian
- Project B
- Social housing development
- 5 stories of woodframe over concrete
- Most affordable building would be 5 stories
- We model this up so they can see what it could look like
- Don’t know who will pay for construction
- 138 main…50x130
- Assessed value is $1.4 million
- Last year was worth $600,000 ish
Ivan
- Increased in value by about 60% since a year before
- When you were negotiating with the housing centre, was it based on the land valued at $600,000 or $1.4 million
Brian:
- Based on developable value
- City refused to put anything in value
- Couldn’t do anything about it
- They like the idea, but they wanted to deal with the LAPP first
- Need to wait for LAPP, can’t support them or go forward to an application until after the LAPP
Ivan
- How much did the owner buy 138 pay for?
- What’s the proforma on the other orperty?
Brian
- Don’t know
- Same zone, probably another 33% or 50% over the other property
- Add, other property has some improvements on it, there is some retail
Jean
- The A site, does that involve any demolition on any existing SRO?
Brian
- Adjacent SRO beside it, but won’t be affected
- This site is wedged between fire hall and SRO
- Will send these preliminary schematics to the board
Jean
- must have some idea of the rents
Brian
- Based on build-out
- Market-value
- CD only to be applied to sites A and B
- Current zoned DEOD then rezone to CD
- FSR 3 or 4
- 20% has to be social housing if above 3-4 units
- Just did luxury units that are 1200 square, doesn’t trigger social housing components if above 4 units
- Price of land in surrounding area? HA-2 stuff is big, huge density, number of HH-3 properties scattered, happening throughout, probably drive land prices up, could do some density transfers
- I don’t think there is anything we can do about the SRO beside, I don’t’ see anybody demolishing the SRO, probably renovate it
- If they renovate it? Not sure what would happen.
Ivan
- Difficulty that we have
- Their projects effect our community
- Not knowing who owns the building next to it
- The Main rooms, 40 or something units
- There are other SRO buildings near this project
- Just this “potential” has driven up the land costs a lot
- If investment shows that its possible in the DEOD, we worry about land prices going up, and land developers buying up blocks and redeveloping in the DEOD
- Pantages property in the DEOD, between Regent and Brandiz.
- First major condo development in the DEOD
- We worry that the property combinations will showcase profitable projects, and we’ll lose this last district of low-income rentals
- It’s important that architects and developers do social impact studies on their projects, not just marketability
- City also does this
Brian
- New person at City, she is on the social planning side with her
- See where she can help out with this
- Interested to follow-up
DJ
- When are they going to clean up Pantages?
- I’m getting sick because of that building
Ivan
- They have a scheme
- 78 condos, 18 social housing units, half of those will be at welfare rates
Harold
- The land will turn over the city
- You won’t have control over what would happen on that “social housing site”
Brian
- Take the social housing site to tender for social management organizations
- Property managers that own a number of buildings, they can make business plans work
Richard
- If this thing goes through, would you be interested in hiring people from the downtown eastside for building this
Brian
- Construction project? Depends on the contractor, probably an open idea
- I did some work with First Nations, they hired young people
Jean
- What we think about projects that low-income people can’t afford
- We don’t want anymore housing in the neighbourhood that low-income people at welfare rates can’t afford because it’s gentrifying the neighbourhood, pushing people out, pushing rents up, creating zones of exclusion where people don’t feel comfortable being
- We’ve done tonnes of research on this
- The neighbourhood is gentrifying really fast, we do a hotel study every year
- Welfare rate is $375 per month, higher than what seniors can afford
- 8 or 9 thousand need housing at welfare rates
- Woodwards came in, and now you get all these stores that cater to the higher-income condo residents
- This community has a huge sense of community
- We did an asset mapping project, feeling of acceptance and belonging is a huge asset, but when you get stores that sell t-shirts for $100 then they feel like they are not welcome in their own community
- Changes everything
John
- I live in SRO
- Every single store around me I can’t afford to go to, too expensive
- If you plan on putting retail on the bottom, the people in Main rooms won’t be able to afford to shop there and won’t feel comfortable there.
Kelvin
- I’m first nations
- Anything on the other side of the tracks is First Nations in terms of ownership, they’re taking it back
- You’re looking at the views for the apartments that are going to be there, destroying the views
- Fire trucks won’t be able to save people in those buildings
- Developers, the greed is money
- Cities are money-hungry
- Concern is, we have one fire department that covers everything from main to boundary, very large area
- Developers are not concerned about the fire trucks, and police department
- Where’s the money going to come from
- Maybe take this back to the person who owns it that it’s going to hurt us, the people
- From a First Nations point of year, this is going to be tough on us
- Japanese residents presence here shrunk out because of this very thing, pushed out, like us, try to understand
Ivan
- We just completed a study on the effects of condo development here, tracking this for years
- A reassessment of where we are at
- The western section of the neighbourhood has had a very terrible effect on the community
- Buildings around there were renting at welfare rate, some a bit more, all around woodwards, and now they are all lost
- The SRA bylaw stops the demolition but does nothing to stop the rent increases
- The Lotus Hotel for example
- The point is people are very vulnerable to these kinds of developments
- These are the real effects of market development in the neighbourhood
- Woodwards area has been completely transformed, now spreading to Chinatown
- We can see the same thing happen to the rest of the neighbourhood
- Every development that comes encourages the further development of this
- People who have money sees the neighbourhood differently
- We see this proposal as part of this front line
- I thought that the developer would build social housing across the street
- The effect of the new development will cause gentrification, and we’re not being offered for social housing because it’s going to the City
- He gets to build what he wants in the DEOD
- Maybe even worse than a Pantages
- We might get a worse deal
- We could be getting nothing
John
- I’m worried that if you build that, then I my rent will go up, I can’t afford that
- Hard for me to support it
Tami
- We’re a membership of over a thousand low-income residents
- Mission is that our membership stays in their neighbourhood
- We advocate for them, they don’t have a voice
Brian
- This is why we want to come here first
DJ
- Been here 12 years
- Seen diference of different areas
- Rents are starting to go up high
- Living in an SRO hotel for $375 a month
- We need to do something about the landlords, always have to fight and argue
- Taking them to arbitration
Go around the room to say what our situation is
Harold
- Live in subsidize social housing in Chinatown
- Been over 10 years
- Neighbourhood has changed over the last year more than all ten years
- Now I’m not as comfortable
- Now it’s changed an awful lot, going to change a lot more now too
- Development fuels the gentrification
- You as an architect don’t control city politics
- Social housing needs to pay for it itself it’s an economic policy
- Passing the cost on to the social housing units, we don’t agree with this at all
John
- Just realized that the building will be 2 blocks away the homeless shelter
- It will influence the housing shelter, we need that shelter
- Very bad for the neighbourhood
- Very problematic
Brian
- Pool their resources, build buildings, tender it out to housing societies, and they have to pay for these units
- To make the numbers work
- Getting units when nobody else is building units
- How do you get units built
- Getting parcel of land the City will own outright
- Part of the discussion that they could utilize the other lot as social housing, or something
- Owner is David Gooding
- Other properties that he’s developed? Mostly industrial properties, not in the dtes
- His son will be taking over, it’s a generation thing
Harold
- Said what we had to say
- At this point we’re not going to support anything while the LAPP is going on
Ivan
- We’re half the size right now
- Next week we’ll talk about this next board meeting and send a letter in response
Brian gives Jada business card.
Attendance: Kelvin, Ann, Dave M., John, Jada, Tami, DJ, Roland, Ivan, Harold, Dave D., Richard
Chair: Tami
Meeting Minutes: Jada
Opening: Kelvin
Constitution: Tami
234 Main Street Condo Developer Presentation –
- Brian Shigatomi – Atelliete Pacific Architecture
- Owner: David Goodie
- 3 properties together
- right by the fire hall
- And 138 Main street is another property
- Looked at this a year ago, met with Kiera from City of Vancouver
- - Talked about social housing about this
- Looking at City to donate land to do social housing part of this
- What can we do to make this viable?
- Did a proposal for Kiera – not in conformance to current city bylaw
- Now there is an LAPP going on, have to wait 2 years
- No urgency from the client
- Architects want to put it forward, so now talking to local stakeholders in order to see if this can go through
- We did some schematics of what this building could look like
- 2 parcels
- He’s from the neighbourhood
- Grew up here, went to school here
- Lives in new west now, office is in gastown for 20 years, on water street
- They do architecture, some planning
- Planning commission in new west, design advisory in surrey
- “Market Rental Development” Project A
- Atelier Pacific
- Parcel A: Rental building
- Parcel B: 138 main street
- Comprehensive Development Zone, allow it on west side
- FSR relaxation
- Small scale, you don’t get a lot of social housing units
Jean
- Not going to develop B, just give a plot of land
- 11 or 12 floors
- Retail on the bottom
- Range of prices for units: not sure, units are smaller
- Vary in size
- 600 something square feet
- 435 ish square feet lower
- Social hosuing would be on the other side of the street
Brian
- Project B
- Social housing development
- 5 stories of woodframe over concrete
- Most affordable building would be 5 stories
- We model this up so they can see what it could look like
- Don’t know who will pay for construction
- 138 main…50x130
- Assessed value is $1.4 million
- Last year was worth $600,000 ish
Ivan
- Increased in value by about 60% since a year before
- When you were negotiating with the housing centre, was it based on the land valued at $600,000 or $1.4 million
Brian:
- Based on developable value
- City refused to put anything in value
- Couldn’t do anything about it
- They like the idea, but they wanted to deal with the LAPP first
- Need to wait for LAPP, can’t support them or go forward to an application until after the LAPP
Ivan
- How much did the owner buy 138 pay for?
- What’s the proforma on the other orperty?
Brian
- Don’t know
- Same zone, probably another 33% or 50% over the other property
- Add, other property has some improvements on it, there is some retail
Jean
- The A site, does that involve any demolition on any existing SRO?
Brian
- Adjacent SRO beside it, but won’t be affected
- This site is wedged between fire hall and SRO
- Will send these preliminary schematics to the board
Jean
- must have some idea of the rents
Brian
- Based on build-out
- Market-value
- CD only to be applied to sites A and B
- Current zoned DEOD then rezone to CD
- FSR 3 or 4
- 20% has to be social housing if above 3-4 units
- Just did luxury units that are 1200 square, doesn’t trigger social housing components if above 4 units
- Price of land in surrounding area? HA-2 stuff is big, huge density, number of HH-3 properties scattered, happening throughout, probably drive land prices up, could do some density transfers
- I don’t think there is anything we can do about the SRO beside, I don’t’ see anybody demolishing the SRO, probably renovate it
- If they renovate it? Not sure what would happen.
Ivan
- Difficulty that we have
- Their projects effect our community
- Not knowing who owns the building next to it
- The Main rooms, 40 or something units
- There are other SRO buildings near this project
- Just this “potential” has driven up the land costs a lot
- If investment shows that its possible in the DEOD, we worry about land prices going up, and land developers buying up blocks and redeveloping in the DEOD
- Pantages property in the DEOD, between Regent and Brandiz.
- First major condo development in the DEOD
- We worry that the property combinations will showcase profitable projects, and we’ll lose this last district of low-income rentals
- It’s important that architects and developers do social impact studies on their projects, not just marketability
- City also does this
Brian
- New person at City, she is on the social planning side with her
- See where she can help out with this
- Interested to follow-up
DJ
- When are they going to clean up Pantages?
- I’m getting sick because of that building
Ivan
- They have a scheme
- 78 condos, 18 social housing units, half of those will be at welfare rates
Harold
- The land will turn over the city
- You won’t have control over what would happen on that “social housing site”
Brian
- Take the social housing site to tender for social management organizations
- Property managers that own a number of buildings, they can make business plans work
Richard
- If this thing goes through, would you be interested in hiring people from the downtown eastside for building this
Brian
- Construction project? Depends on the contractor, probably an open idea
- I did some work with First Nations, they hired young people
Jean
- What we think about projects that low-income people can’t afford
- We don’t want anymore housing in the neighbourhood that low-income people at welfare rates can’t afford because it’s gentrifying the neighbourhood, pushing people out, pushing rents up, creating zones of exclusion where people don’t feel comfortable being
- We’ve done tonnes of research on this
- The neighbourhood is gentrifying really fast, we do a hotel study every year
- Welfare rate is $375 per month, higher than what seniors can afford
- 8 or 9 thousand need housing at welfare rates
- Woodwards came in, and now you get all these stores that cater to the higher-income condo residents
- This community has a huge sense of community
- We did an asset mapping project, feeling of acceptance and belonging is a huge asset, but when you get stores that sell t-shirts for $100 then they feel like they are not welcome in their own community
- Changes everything
John
- I live in SRO
- Every single store around me I can’t afford to go to, too expensive
- If you plan on putting retail on the bottom, the people in Main rooms won’t be able to afford to shop there and won’t feel comfortable there.
Kelvin
- I’m first nations
- Anything on the other side of the tracks is First Nations in terms of ownership, they’re taking it back
- You’re looking at the views for the apartments that are going to be there, destroying the views
- Fire trucks won’t be able to save people in those buildings
- Developers, the greed is money
- Cities are money-hungry
- Concern is, we have one fire department that covers everything from main to boundary, very large area
- Developers are not concerned about the fire trucks, and police department
- Where’s the money going to come from
- Maybe take this back to the person who owns it that it’s going to hurt us, the people
- From a First Nations point of year, this is going to be tough on us
- Japanese residents presence here shrunk out because of this very thing, pushed out, like us, try to understand
Ivan
- We just completed a study on the effects of condo development here, tracking this for years
- A reassessment of where we are at
- The western section of the neighbourhood has had a very terrible effect on the community
- Buildings around there were renting at welfare rate, some a bit more, all around woodwards, and now they are all lost
- The SRA bylaw stops the demolition but does nothing to stop the rent increases
- The Lotus Hotel for example
- The point is people are very vulnerable to these kinds of developments
- These are the real effects of market development in the neighbourhood
- Woodwards area has been completely transformed, now spreading to Chinatown
- We can see the same thing happen to the rest of the neighbourhood
- Every development that comes encourages the further development of this
- People who have money sees the neighbourhood differently
- We see this proposal as part of this front line
- I thought that the developer would build social housing across the street
- The effect of the new development will cause gentrification, and we’re not being offered for social housing because it’s going to the City
- He gets to build what he wants in the DEOD
- Maybe even worse than a Pantages
- We might get a worse deal
- We could be getting nothing
John
- I’m worried that if you build that, then I my rent will go up, I can’t afford that
- Hard for me to support it
Tami
- We’re a membership of over a thousand low-income residents
- Mission is that our membership stays in their neighbourhood
- We advocate for them, they don’t have a voice
Brian
- This is why we want to come here first
DJ
- Been here 12 years
- Seen diference of different areas
- Rents are starting to go up high
- Living in an SRO hotel for $375 a month
- We need to do something about the landlords, always have to fight and argue
- Taking them to arbitration
Go around the room to say what our situation is
Harold
- Live in subsidize social housing in Chinatown
- Been over 10 years
- Neighbourhood has changed over the last year more than all ten years
- Now I’m not as comfortable
- Now it’s changed an awful lot, going to change a lot more now too
- Development fuels the gentrification
- You as an architect don’t control city politics
- Social housing needs to pay for it itself it’s an economic policy
- Passing the cost on to the social housing units, we don’t agree with this at all
John
- Just realized that the building will be 2 blocks away the homeless shelter
- It will influence the housing shelter, we need that shelter
- Very bad for the neighbourhood
- Very problematic
Brian
- Pool their resources, build buildings, tender it out to housing societies, and they have to pay for these units
- To make the numbers work
- Getting units when nobody else is building units
- How do you get units built
- Getting parcel of land the City will own outright
- Part of the discussion that they could utilize the other lot as social housing, or something
- Owner is David Gooding
- Other properties that he’s developed? Mostly industrial properties, not in the dtes
- His son will be taking over, it’s a generation thing
Harold
- Said what we had to say
- At this point we’re not going to support anything while the LAPP is going on
Ivan
- We’re half the size right now
- Next week we’ll talk about this next board meeting and send a letter in response
Brian gives Jada business card.
No comments:
Post a Comment