This is for policy wonks, but the implications are of interest to everyone.
A PT reader (who asked to remain anonymous at this point) has been tinkering with a modified land residual to figure out the minimum density required to achieve a reasonable return on the Jericho DND lands recently acquired by three local First Nations.
His intention is not to scare the community, but to let them know where things are at, and where to negotiate.
Results:
Residents should expect a minimum 0.9 Floor Space Ratio (FSR) – or 2.9 Shangri La towers (2,015,868 sq ft) based on the sale price of the land at $105 per square foot.
In West Point Grey the lowest price … ever scene for a vacant lot is $350 per square foot – and that would yield an 3.0 FSR – or 9.7 Shangri La towers (6,743,297 square feet).
He’s not saying that the only form of development that results looks like the Shangi La – only that the floor area equivalent gives some sense of comparison.
Hmmm….the choice of building form for the .9 FSR ( and up) seems to me to be bit of scare mongering. Without the site plan, areas for transitioning to the appropriate built form to address the existing neighbourhoods have not been identified. Notions of the Jerico site neighbourhood node or centre that can take larger densities without hugely impacting the surrounding neighbours have not been identified (to my knowledge). What about the great urban design and public people places that the Vancouver design, planning and development communities have crafted, some of the best in the world? There is definite capacity for creating vibrant , lovable neighbourhoods.
We can only hope that that much density is allowed. The super-wealthy Point Grey residents will fight it tooth and nail, but it would be hugely regressive to let them limit housing supply in a nice, convenient location with no gentrification concerns.
I will be attending the consultations/hearings and making that argument – I hope some other Price Tags readers will join me.
Why is the comparison to Shangri-La?
Why not compare to the Arbutus Lands?
BTW – if all they built on the Jericho lands were 3 tall towers like Shangri-La…
IMAGINE ALL OF THE OPEN SPACE AROUND THEM!!
Agree with Guest, again. Why not compare to the (unapproved) Little Mountain development, which seeks in excess of 2+ FSR and is finding great community resistance – and little if any staff support – for 15 storey buildings. Low and midrise forms are also incorporated in this otherwise well thought out concept.
To see what might fit well on the Jericho Garrison lands from a community and aesthetic standpoint I suggest we look at the surrounding area.
To the north is an old low rise rental area, the Habitat co-op, Steve’s Manor, several blocks of single family structures and Jericho Beach Park. Low rise buildings are indicated as a natural extension.
To the east is a mix of low-rise apartments and condominiums, three somewhat taller concrete buildings and a small shopping centre. A similar mix of 4 and 10 storey buildings including commercial space along 4th Avenue would be the natural westward extension.
To the south is a quiet street with large, mainly older, single family homes. Similar structures would be the natural extension. A model for that exists a few blocks up the hill at Sasamat Gardens where rows of duplexes and n-plexes blend into a single family area.
To the west is a large tract of provincially owned land that’s home to West Point Grey Academy plus two structures left over from the old Justice Institute that house a swimming pool, two gymnasiums, and classroom and office space for two preschools and a variety of other groups. This site is a good reminder that communities need a variety of indoor and outdoor spaces for educational and recreational pursuits.
I don’t want to see any one building form dominate the site and I don’t think clusters of one building type are much better. Whatever the eventual overall density I think each street within the site should offer a variety of heights and building materials. I’d like to see townhouses, low rise wood and taller concrete buildings scattered across the site in a way that lets the sun shine down every street.
In the end I will suggest the overall density will be approximately 1.5 FSR on gross site area. 20% of the site will be park. On the remaining net area will be two storey townhomes fronting along West 8th to avoid blocking views (an opposition) from the south. 3-4 storey frame apartments (perhaps concrete) down the hill (still not blocking views from West 8th) and increasing to 5-6 storey frame apartments down to 4th avenue where 20% affordable housing units (rentals) will face the noisy 4th Avenue. Large common amenity area (say, 25,000sf) No commercial areas anywhere. Market value of the land will be approximately $300psf of gross buildable area. Selling prices in the $1,000psf range. This is the same density as Quilchena Park located at 33rd & Arbutus. Buyers will pay big bucks for views and the architects goal will be to provide a “peek” for each unit.