44 replies to this topic

[Citified.ca]

Thank you, fitzsystar, for the heads-up!

 

The Gordreau Apartments, at-centre, are part of a four-building redevelopment plan spanning several properties between 129 and 135 Gorge Road East in Victoria's Burnside-Gorge neighbourhood.

 

200 old stock Burnside-Gorge apartments slated for redevelopment

https://victoria.cit...-redevelopment/

[Kapten Kapsell]

133 and 135 Gorge Road East are currently home to 200 apartment units (including a converted motel).

Belmont Properties is proposing to redevelop the site, which is at end of life, with 488 rental units and neighbourhood retail. Note that this is also a joint proposal with a major Vancouver developer, Intracorp, and represents Intracorp’s entry into the Victoria market.

Some pics:

[Victoria Watcher]

End of life. Not sure that’s quite accurate. Lots of houses last 150 years.

[Mike K.]

They are not that great. They've had a lot of wear over the years, according to project reps. And thanks, Kapten! I've been waiting on the visuals.

[Nparker]

Currently this: https://www.belmontp...orge-road-east/

[Victoria Watcher]

They are not that great. They've had a lot of wear over the years, according to project reps. And thanks, Kapten! I've been waiting on the visuals.

The walls and roof and foundation have not worn out. But yes if you want a different configuration or more density, it’s better to start from scratch. But it’s not end of life.

Edited by Victoria Watcher, 02 November 2022 - 04:45 PM.

[PPPdev]

Love the renderings that show wood cladding when building code doesn't allow it 

[Kapten Kapsell]

Could it be hardi-plank siding?

[Victoria Watcher]

There are some steel-skin siding products that look like wood.

[Victoria Watcher]

The walls and roof and foundation have not worn out. But yes if you want a different configuration or more density, it’s better to start from scratch. But it’s not end of life.

 

 

 

A nearly 500-unit rental project envisioned for the 100-block of Gorge Road East in the City of Victoria’s Burnside Gorge neighbourhood could also include a significant public realm improvement along the Gorge Waterway, Citified has learned.

 

______________________________

 

The existing density totals 200-units, and is described by the proponents as nearing its end-of-life.

 

 

 

https://victoria.cit...al-development/

[Victoria Watcher]

I suspect that City Council will reject this unless the 200 displaced households get to come back at the same rent they pay now, and they can stay as the project is phased.  Which will make the project unfeasible for the proponent.  Then they will suddenly discover the buildings are not at end-of-life.

Edited by Victoria Watcher, 03 November 2022 - 02:09 PM.

[Mike K.]

That would be hypocritical, in light of council approving far younger rebuilds of social housing projects, deemed to be at end of life.

[Victoria Watcher]

That would be hypocritical, in light of council approving far younger rebuilds of social housing projects, deemed to be at end of life.

 

Those social housing projects protected the current tentants' rental rates though.  At a subsidized low rent.

 

I suspect the developer here will be forced to admit most rents will double for similar configuation units (ie. B, 1br, 2rd etc.).

Edited by Victoria Watcher, 03 November 2022 - 02:54 PM.

[Mike K.]

We are not necessarily going to be privy to what kind of TAP agreement the tenants will agree to individually, so it’s maybe not correct to assume rents will double if they choose to stay.

Regardless, it would be inappropriate to suggest modern housing, with modern life safety systems and conveniences, is only permitted in these scenarios if you are living in government housing. The government has to make it all financially function, too, and they do so by adding more density when they redevelop, sometimes significantly more density. And that housing isn’t necessarily all cheap or affordable. A lot of the newest projects have a combo of market, slightly below market, below market and government assisted rate units.

[Mike K.]

But all of that being said, yes, it’s a challenge for sure.

I wonder if the vacancy rate will be allowed to rise as the project nears a potential redevelopment? Sometimes that’s the easier path forward. The first phase will displace 59 homes. But the net gain will be 115.

[Victoria Watcher]

We are not necessarily going to be privy to what kind of TAP agreement the tenants will agree to individually, so it’s maybe not correct to assume rents will double if they choose to stay.

Regardless, it would be inappropriate to suggest modern housing, with modern life safety systems and conveniences, is only permitted in these scenarios if you are living in government housing. The government has to make it all financially function, too, and they do so by adding more density when they redevelop, sometimes significantly more density. And that housing isn’t necessarily all cheap or affordable. A lot of the newest projects have a combo of market, slightly below market, below market and government assisted rate units.

 

I'm of course not saying it's right that this council will reject this.

 

I'm just saying this council will never accept 200 existing fairly-low-rent households being displaced.

Edited by Victoria Watcher, 03 November 2022 - 03:13 PM.

[Mike K.]

You might be right.

Hopefully they accept the 1,500 in downtown Victoria at Harris Green, then, where there will not be any unit displacement required for phase one, and only a few (6?) units in phase 2.

[Victoria Watcher]

As you say. The City did have the TAP program with the prescribed compensation. But that might not stop them from asking for more.

[Sparky]

End of life. Not sure that’s quite accurate. Lots of houses last 150 years.

 

It's the end of its financial life, not the structural life.

 

The earning capabilities could be worth SO MUCH more.

[Mike K.]

If that’s the primary motivation, why are social housing projects being redeveloped that are younger than these buildings?

One was built as a motel, too. It was not intended to be a full-time rental apartment. The province is currently redeveloping several motels/hotels-turned full-time residences.