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BUILT
Mod
Uses: condo, commercial
Address: 1150 Cook Street
Municipality: Victoria
Region: Downtown Victoria
Storeys: 15
Condo units: (1BR, 2BR, 1BR + den)
Sales status: now selling
Mod is a 15-storey condominium tower with ground floor commercial space along the 1100-block of Cook Street at... (view full profile)
Learn more about Mod on Citified.ca      Official website: https://modvictoria.com
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[Downtown] Mod | Condos; retail | 15-storeys


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370 replies to this topic

#141 Mike K.

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Posted 12 April 2021 - 01:06 PM

Not happy with the height? It's going to be a mid-rise by the time that immediate area builds out. 


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#142 Nparker

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Posted 12 April 2021 - 01:15 PM

...It's going to be a mid-rise by the time that immediate area builds out...

Isitt: Hold my baltika nulyovka


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#143 Kapten Kapsell

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Posted 21 April 2021 - 07:49 AM

The DRA has issued a "Call to Action" over the Pluto's approval as it feels that the process was flawed and the DRA's input was not considered:

 

https://mailchi.mp/0...#Call to Action



#144 Jackerbie

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Posted 21 April 2021 - 11:14 AM

The DRA has issued a "Call to Action" over the Pluto's approval as it feels that the process was flawed and the DRA's input was not considered:

https://mailchi.mp/0...#Call to Action


Unfortunately for them the process was in line with the Local Government Act. Their issue as always is with the R-48 Harris Green District zoning, which does not have a maximum density. As such there's never a need to rezone, and therefore never a need to amend the OCP. Council cannot adopt a rezoning bylaw that is not in line with the OCP, but they can issue a development permit.

#145 Rob Randall

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Posted 21 April 2021 - 12:05 PM

But the intent of the HG zoning was to encourage shorter density as opposed to the Vancouver West End tall tower model. Is Sakura entitled to the extra height in addition to maxing out the density as suggested in the Downtown Core Area Plan?

 

I understand that in terms of hierarchy, the HG "no density limit" zoning outranks the density limits suggested by the DCAP and OCP.


Edited by Rob Randall, 21 April 2021 - 12:07 PM.


#146 Mike K.

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Posted 21 April 2021 - 12:19 PM

Sakura is entitled to what the DCAP, OCP and zoning calls for.

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#147 Jackerbie

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Posted 21 April 2021 - 12:30 PM

But the intent of the HG zoning was to encourage shorter density as opposed to the Vancouver West End tall tower model. Is Sakura entitled to the extra height in addition to maxing out the density as suggested in the Downtown Core Area Plan?

I understand that in terms of hierarchy, the HG "no density limit" zoning outranks the density limits suggested by the DCAP and OCP.


They're entitled to built whatever the zoning allows them to, the extra height is at the discretion of council. Variances are always a negotiation, with the city relaxing a regulation in exchange for a better project or public good.

#148 Rob Randall

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Posted 21 April 2021 - 01:24 PM

It is very confusing and contradictory. Like why does the DCAP show a 5.5:1 density cap when the actual R-48 says the sky's the limit?

 

If the R-48 is the last word, what impact is the DCAP and OCP supposed to have? Why do they even mention density?

 

Seems both the DRA and Sakura are interpreting these vague rules the way they see fit and the City is just sitting back watching them fight it out.



#149 Jackerbie

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Posted 21 April 2021 - 01:46 PM

Zoning regulates what can be built today. The OCP and DCAP regulate what can be considered if an owner applies to change the zoning.

Basically all of the developments on R-48 lots have involved a height variance. Council has the discretion to refuse the variance request and thereby limit the density to what is indicated in the DCAP. However they are not obligated to abide by the DCAP unless a bylaw amendment is involved (for example a rezoning).

Why adoption of the DCAP didn't also involve an amendment to the Zoning Bylaw is a question for the staff and Council working at the time.

#150 Rob Randall

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Posted 21 April 2021 - 02:22 PM

^Right, and since Sakura is throwing in a few incentives (parking and the $50,000 amenity contribution) the City is likely to consider that a fair trade for the extra height. 

 

The risk here for the DRA is Sakura says, fine, have it your way, chops a few storeys off the top but the money and parking are now off the table and the project sails through City Hall because there now aren't any variances.



#151 Rob Randall

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Posted 21 April 2021 - 02:27 PM

Why adoption of the DCAP didn't also involve an amendment to the Zoning Bylaw is a question for the staff and Council working at the time.

 

I think this is what the DRA means by a loophole. They feel R-48 should have been updated to incorporate these new ideas in density planning. But the R-48 zoning hasn't been updated in over 20 years. The DRA has a legitimate beef but you've got to play the hand you're dealt.



#152 Mike K.

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Posted 21 April 2021 - 04:42 PM

^Right, and since Sakura is throwing in a few incentives (parking and the $50,000 amenity contribution) the City is likely to consider that a fair trade for the extra height.

The risk here for the DRA is Sakura says, fine, have it your way, chops a few storeys off the top but the money and parking are now off the table and the project sails through City Hall because there now aren't any variances.


The DRA oversaw the drafting of the DCAP and the OCP.

Furthermore, they are not limited to acting only when a proposal surfaces. They can lobby the City without dragging active development proposals into their challenge.

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#153 zoomer

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Posted 22 April 2021 - 07:26 PM

Tonight

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#154 Rob Randall

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Posted 22 April 2021 - 07:49 PM

Oh wow. I know it's just a pile of cinder blocks but it was a funky piece of classic gas station architecture.

 

https://archives.vic.../M06860_141.jpg


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#155 Nparker

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Posted 22 April 2021 - 08:38 PM

Demoted to a dwarf planet and now reduced to rubble. Pluto just can't catch a break.


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#156 Casual Kev

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Posted 22 April 2021 - 08:41 PM

Demoted to a dwarf planet and now reduced to rubble. Pluto just can't catch a break.

 

It's ok it will be reborn as a beautiful condo tower, just as nature intended.


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#157 RustyNail

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Posted 23 April 2021 - 07:24 AM

I think it would have looked pretty cool for a new condo tower to have incorporated the old Pluto's diner look for the ground floor commercial somehow.
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#158 Rob Randall

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Posted 23 April 2021 - 08:25 AM

It would have made a great entrance lobby for a funky tower behind it (in an alternate universe where Tara Place never existed and the developer had access to that site).



#159 Matt R.

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Posted 24 April 2021 - 06:53 PM

No sales info at all for this one yet, hey?

Matt.

#160 Mike K.

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Posted 24 April 2021 - 07:25 PM

It’ll be a few more months.
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