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UNIQUE SOLUTIONS – TWO HISTORICAL EXAMPLES
One:
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the Sinclair St. challenge
Issue #1: Minimum setbacks required that buildings be sufficiently distanced from the salmon-spawning creek paralleling the property.
Issue #2: Minimum Building Envelope and Rear Lot Setback Rules precluded the build-ing of a 'private access road' serving all lots within this small Home Lot Subdivision.
As a result, this plot of land lay dormant for some time, and our Builder-Developer was unable to secure project approval.
Simple sinclair St. Solution
Recalling what would have occurred back home, in 'Cariboo Country', when mountain rainstorm washed pot creek bridges that needed crossing, a practical solution quickly came to mind.
Simply "drop" a set of two logs across the fishery stream, and cover them with a wood deck. Repeat this design for each of the six proposed entryways, creating a 'street-side' bridge solution, which eliminates the need for the rear of property access road.
As the images show, with that simple solution the project secured the necessary approvals!
Two:
1000 Block West Sixth, Vancouver BC
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Google Earth
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the Sixth St. challenge
Before being introduced to this high-profile site, (1000 Block West Sixth St, Vancouver, BC) several developers had weighed-in and passed on the project*.
Their purchasing enthusiasm soon waned when discovering that this large site also held several large concrete structures.
Seemingly too costly to demolish given the need to secure market viability, as well, the property remained underutilized for years.
*An underutilized urban (commercial/industrial) property.
the Sixth St. Solution
Facing a 'demolition cost' of close to half the 'land value' prompted the question:
"When were these buildings built?"
Answer: The 1920s – which prompted the response:
"Well then... these must be
'heritage buildings'!"
After some debate concerning declaring this site as having ,'heritage status', and that that might impede City approvals – a concept plan was nevertheless submitted to the City's Planning Department (see rendering).
Instead of demolishing the problematic buildings, this mixed-use design incorporated the four structures that previously hindered development.
Presented with the assertion that the project would not be viable without the requested 'Heritage Status', and therefore, remaining an 'eyesore', it soon secured all approvals.
First, the plan eliminated the 'cost-prohibitive' demolition aspect of having to tear down the old, 'concrete & steel' buildings. It then also created additional value. This consisted of a 'heritage bonus,' added another 25,000 Sq. Ft., of 'buildable floor space' to the project.
Together, these elemental aspects, not only made the project viable, but lucrative as well. The positive result: a 'value-added sale'.
MORE HISTORICAL UNIQUENESS
Rose Hill South,
Kamloops, BC
The original cost-prohibitive proposal called for water from the Thompson River (Blue Line), pumped up the hill with septic fields addressing the individual lot sanitary needs.
The solution identified a more direct and far shorter route to City Utility Services, unlocking the potential of this 112-acre raw land (143 lot) subdivision project.
Successfully negotiated terms to tie into the Juniper Hills subdivision (White Line) to the East. This changed the dynamics to create a viable project.
All Images: Google Earth
Although environmental rule changes precluded the original proposed Hotel from advancing beyond initial development approval status (newspaper clip), it nonetheless did expose the intrinsic value of this former GM automobile dealership property.
In 1980, Kamloops desperately needed new, additional hospitality facilities. Encouraged by City Officials, a proposal (see rendering) was submitted and accepted. Pursuing the Land4ge mandate, this proved up the site's potential, prompting a third-party purchase.
Today it holds the City's Library.
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Image: Google Earth
5th & Victoria,
Kamloops, BC
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