VREG Blog

Oxford Properties has submitted their rezoning application for 11 East 4th Avenue, a 24,185 SF site at the northeast corner of East 4th and Ontario Street in Mount Pleasant. The proposal for the site is to allow for the development of a 8-storey mixed-use industrial building and includes: 78,000 SF of office/lab space; 78,000 SF of industrial space; 6,800 SF of ground floor retail space; a total density of 6.70 FSR; and A building height of 146 ft. This application is being considered under the  Broadway Plan. The site was acquired by Oxford in 2021 for $30,500,000, or $187 per buildable SF based on the application. The architect for the project is Chernoff Thompson Architects. The full rezoning application can be viewed here: https://www.shapeyourcity.ca/11-15-e-4-ave The post Oxford Unveils Plans for Mount Pleasant Commercial/Industrial Project appeared first on Vancouver Market.

The Main Street part of this retail store and apartments (the part that’s in this image) were developed in 1910 by J B Mathers, who hired A J Bird to design the building, and C S Gustafson to build it. Mr. Mathers invested $30,000 in the building. Two years later he developed the Wenonah, a three-storey building a few blocks to the south, designed by W P White of Seattle. We looked at that building a while ago, and researched the developer’s history. He hired the same architect to add to the back of this building too, on East 8th. Mr. Mathers was from Ontario, born there in 1863. By 1895 he was a lumber merchant in Manitoba where he married Joanna Morrow, and they arrived in Vancouver in 1901. He became a financial broker, and accumulated property and directorships in the city. He built a brick and stone building on West Hastings in 1904, the same year as his West End house. By 1913 he was President of the Trustee Company of Vancouver, Ltd. and a director of an insurance company, a quarrying business, a cannery and the West Vancouver Land Co. He continued to own this building, with $4,000 in repairs in 1920. There were permits to him for $7,000 of repairs and alteratons in 1928 built by Mr. Howard, and two for $1,500 by Dixon & Murray and $1,325 by  A. B. Cushing Mills a month later. Mr. Mathers died in 1936 while visiting San Diego. There are a number of other images of the building in the Archives; in 1937 F W Woolworth and Co occupied the southern half (having first set up here in 1929), and G Percival, ‘Dry Goods, Ready to Wear’ had the northern half. By 1978 Woolworth had taken the whole store, as can be seen in our 1992 image. Today it’s home to a clothing store, 8th & Main, with 12 apartments on the upper floor. In earlier versions of the plan for Broadway and Main, older commercial buildings like this were limited in terms of their redevelopment potential. The arrival of SkyTrain along Broadway and new Transit Oriented Development requirements means this site is more likely to be redeveloped. Image sources: City of Vancouver Archives CVA 332-25 and CVA 99-5010 1416

Strand has submitted a new rezoning application for their site at 360 West 2nd Avenue, which was previously approved for rezoning in 2021 for a 7-storey for lease industrial and office project, branded ‘Three Sixty‘. Previously approved 7-storey office/industrial project. Office market conditions and the subsequent adoption of the Broadway Plan have led to design changes incorporating extra height, density and residential rental units, and removal of most of the proposed office space. The new proposal anticipates a 19-storey mixed-use building that includes: 203 rental units; 33,319 SF of industrial space; 16,424 SF of office space; a total density of 11.81 FSR; A building height of 211 ft. This application is being considered under the  Broadway Plan. The application requires  Official Development Plan (ODP)  and  Regional Growth Strategy (RGS) amendments. The architect for the project is Yamamoto Architecture. The full rezoning application can be viewed here: https://www.shapeyourcity.ca/302-360-w-2-ave The post Strand Revises West 2nd Project to Include Rental Units appeared first on Vancouver Market.

This building was given a permit in 1903 as 171 Water Street, when Oscar Brown hired J M McLuckie to design and build a single storey warehouse.  His fruit and vegetable business moved in, and adopted 175 Water as the address. In 1913 the same company hired F H Rayner to add two more storeys. By that point Oscar Brown himself had much less involvement with the fruit and vegetable business that occupied the building. He arrived in Vancouver in 1899, aged 23, and was initially in partnership as Brown and McGregor. He had arrived from California, having been involved in the orange growing business in Riverside before moving here. He became sole proprietor after a couple of years, and retired to California having sold the business in 1913. Initially he had premises on the northeast corner of Abbott and Water Street, suspended on piles over the beach. He was an investor in other property, including a building on Powell Street (where we looked at his biography). In Vancouver he had health challenges, and was advised to return to a warmer climate, so moved to Santa Barbara where he died in a motor car accident in 1928, when he was 53. He apparently never married. US Census records say he had been born in Arkansas, (and when he died he had a sister living there, in the Ozarks), but his obitiary said he was from St Louis, Montana. In 1914 Richard Marpole was running the business (and hoping somebody picked up a pearl heart brooch lost on Hastings Street). A year later a french bulldog was lost here, answering to the name of ‘Chunky’. He was obviously returned, as Mr. Marpole was looking for him again in June 1917. Richards’s father, also called Richard, died in 1920. He left an estate worth over half a million dollars, including this building which was valued at $43,000. Two thirds of the estate was left to his son (with the other third in trust to his grandchildren). Richard stayed as president of Oscar Brown, but also had a coal business under his own name. In 1936 Oscar Brown Co operated from 165 Water (which we think was the store in this building, operating under a new street address), and the BC Coast Vegetable Marketing Board were in the upper floors, at 175. Harry Paterson worked for the board, which got into a dispute with Chung Chuck and Mah Lai of Ladner, who grew potatoes. He stopped the Chinese growers on the Fraser avenue bridge (baton in hand) and seized their potatoes, heading to a Vancouver warehouse for export (but not through the Marketing Board, who the growers found ‘unsatisfactory’). The courts granted an injunction preventing the Board from interfering in the export. In our 1973 image Gastown was being reinvented as a retail area, rather than a warehouse district, and the main floor had the Dresser Drawer Boutique, selling Mexican silver, hand-tooled leather and imported dresses and kaftans. It was replaced by the Calico Cat, a gift store. The office space upstairs was renovated in 1984, and today the store is Michelle’s Import Plus, selling souvenirs, t-shirts and gifts for the visitor market, while upstairs there are law offices and a finance company. Image source: City of Vancouver Archives CVA 1095-08060 1415

After capturing the attention of the British Columbians with the broad strokes of the Barcelona Housing Policy 2015-2023, Eduard Cabré Romans quickly shifted to the nitty gritty, starting with a fundamental question: What exactly is “affordable” and “social “housing”? In British Columbia, “affordability” is typically defined as housing costs not exceeding 30% of pre-tax household income. However, this guideline becomes increasingly unclear the more one examines it. Different organizations use varying benchmarks. For example, the Province’s Defining Affordability page, for example, has visitors leaving with more questions than answers, stating: “Many organizations, programs, and even mortgage lenders consider housing affordable if it costs no more than 30% of household income before taxes.” This is followed by “This measure is a useful tool that can be used when choosing a place to live, but housing affordability is often based on a combination of factors, and every situation is different.” What does that mean? What “households” are the target? What are the “factors” referred? How are “situations” different?  Let’s look elsewhere. BC Housing uses the Housing Income Limits (HILs) for their calculations, which sounds promising at first. But these figures are often misaligned with current data. For example, according to the document the average Canadian who earning just over $57,000 per year, would  struggle to afford a one-bedroom apartment Complicating matters , HILS are based on figures established by yet another organization, the Canadian and Mortgage Housing Corporation (CMHC) whose site is equally vague. Presumably, these numbers are tied to the Rental Market Survey, though the exact calculation method remains unclear. The reality is that there is no universally agreed-upon definition of “affordable housing,” and few understand how the baseline figures are derived. The housing field is flooded with a lack of transparency, with many organizations creating their own baselines legitimized through consultant reports. Moreover, this lack of clarity makes it difficult for the average person to understand. Most simply want to know: How much will rent be in an “affordable housing” project? This vagueness opens the door to manipulation —something that became very evident recently as a taxpayer-subsidized ‘affordable’ rental project in Vancouver’s Kitsilano targeted a household income range between $130,000 and $190,000 a year. In contrast, Barcelona avoids such ambiguity by distinguishing between two housing categories—affordable and social housing—each with clear definitions and purposes. Affordable Housing In Barcelona, “affordable housing” refers to residences that are accessible to middle- and lower-income households at prices—rent or sale—that are 60%-80% below the market average rental rate. This type of housing is regulated by law as “Officially Protected Housing”—Vivienda de Protección Oficial—and can be developed both by public and private entities. Eduard explained that under current market conditions, rents for such housing must range between €600 and €800 per month, compared to the market average of €1,200 per month for new rentals. The cost of these units is determined based on income thresholds and maximum rent or sale price limits for their target population. The primary goal is to offer housing options that are affordable for those who cannot pay market rates but do not qualify for social housing. Barcelona’s policy allows affordable housing to be developed through several mechanisms, such as inclusionary zoning (like the “30% Measure,” which will be described in another article), subsidies, and incentives for private developers to include affordable units in their projects. Social Housing Social housing, on the other hand, is designed for the most vulnerable and low-income individuals and families. It is typically owned and managed by public agencies or non-profit organizations. Eligibility for social housing is strictly based on income, family composition, and other socio-economic factors. Applicants must meet these criteria to qualify. Rent is calculated as a percentage of household income, ensuring long-term, stable housing solutions for those who cannot afford even the lowest-tier affordable housing. Social housing often includes additional support services to help residents maintain their tenancy and improve their quality of life. It is funded through public resources, including municipal budgets, national subsidies, and occasionally, European Union support. Rents in social housing typically range from €200 to €500 (or less) per month. Households also receive a voucher funded by National, Regional, or Local governments—depending on the case—to cover the remaining costs. So, while both affordable and social housing address below-market housing needs, affordable housing serves a broader spectrum of low- to middle-income households, while social housing focuses on the most vulnerable populations and includes support mechanisms. In both cases, there is no negotiation. Projects must meet the defined criteria for rent levels to qualify as “affordable” or “social” housing. Barcelona’s success is rooted in the clarity of its definitions. There is no ambiguity. Developers understand the requirements and collaborate with public institutions to meet the criteria. The public also knows what each category means, who qualifies, and what to expect regarding rent. This clarity stands in contrast to the confusion surrounding the housing “affordability” policy in British Columbia. Now, I am sure readers are still scratching their heads from Part 3, wondering how Barcelona can provide affordable social housing while holding the market suspiciously at arm’s length. With these definitions understood, Cabré Romans was ready to delve deeper into the housing supply side of the equation… *** Other pieces in The Barcelona Chronicles: Part 1 – Introduction  Part 2 – Cerdà and Colau: Two Key Figures Part 3 – The Barcelona Housing Policy 2015-2023 Overview Part 4 – Defining Affordable & Social Housing Part 6

Just 6 ingredients and 20 minutes will give you this seriously warming carrot, ginger & apple soup. Perfect for a cosy lunch or dinner. Looking for an easy, quick-to-make soup that will warm you in the winter months and give your immune system a boost? Look no further than this carrot and apple soup with ginger. It’s a grey and chilly day and I for one am feeling soup season! I’m all about delicious soup right now (like my vegan chicken noodle soup and easy lentil & carrot soup ), and this one came to me a few weeks ago when I was craving something cosy with a hint of sweetness. Combining sweet carrots, tart apple and fiery ginger, this vegan soup takes just 20 minutes to make and is the perfect blend of savory and sweet. As a bonus, it also helps you eat your daily quota of veggies. Enjoy it with a slice of crusty bread and feel smug knowing you’ve given your body some goodness! It’s definitely my favorite soup for autumn weather. Main ingredients Carrots – The sweeter and more flavourful the better! Any work well. (If you’re not a fan of carrots, you could trying switching them for butternut squash or sweet potato instead.) Apples – Natural sugars balance out the savory flavours of the soup. Go for apples on the sweeter side. I love using Granny Smiths – they’re both sweet and tart. Fresh ginger – Don’t use too much! About a 1-inch piece is perfect for a hint of heat – anymore and you’ll find it becomes very fiery. Fresh garlic – Rounds out the soup’s flavour. Coriander powder – Gives a little more fragrance and heat to this dish. Vegetable broth or stock – I like using stock cubes that are dissolved in water. I find they are a little cheaper than buying broth. I use Go Bio . You could also switch out some of the stock for coconut milk if you want a creamier soup. Love what you see? Get my once-monthly newsletter with my latest recipes straight to your inbox! Yes, I agree to the processing of my personal data to receive email marketing. /* real people should not fill this in and expect good things – do not remove this or risk form bot signups */ Leave this field empty if you’re human: How to make carrot apple soup Place chopped carrots and apples, ginger, crushed garlic and coriander powder into a large soup pot. Cover with vegetable stock and bring to a boil. Reduce to low or medium heat, cover and simmer for 10 minutes or until carrot is tender. Season with salt and black pepper, and blend soup until it has a smooth and creamy texture (you can use a regular blender or immersion blender). Reheat if needed and serve hot soup in large bowls topped with sour cream or heavy cream and fresh herbs! What to serve this soup with In addition to croutons or crusty bread, this carrot soup recipe works really well served with any of the following: Grilled cheese sandwiches Spring rolls Poutine Chickpea pizza Salads like tabbouleh White bean & artichoke sandwich Vegan cheese board Savory muffins Expert tips Make it heartier – To make this soup more filling, add in a cubed potato before cooking to give it a little more body. Add protein – I like to add a can of beans before blending to increase protein content. Just be aware that you’ll need to add more stock or salt as beans absorb a lot of flavour. Spice variations Feel free to customize this carrot apple soup recipe and add in any extra spices you’d like for an extra layer of flavor. A bay leaf can add fragrance, cayenne gives a kick, cinnamon makes the soup extra warming, smoked paprika adds smokiness and cumin really enhances the flavour profile. Storage Store leftover soup in an airtight container in the fridge for up to 5 days. Soup can also be frozen – just freeze in a sealed container or freezer-safe bag for up to 3 months, and thaw fully before heating. FAQs Should you leave skin on carrots for soup? I always do, but it’s up to you. Some people prefer to peel their carrots first, others don’t care. It won’t make a huge difference to the flavour. Why is my carrot soup bland? The flavour of this soup is very dependent on the produce quality. To improve the flavor, firstly ensure you’ve added plenty of salt and pepper. You can also try adding a squeeze of lime or lemon juice to brighten the flavour. Finally, try adding a little sugar or maple syrup to bring out the natural sweetness in the carrots. Looking for more carrot recipes? Easy Carrot Lentil Soup (30 Minutes) Easy Maple Roasted Carrots Easy Vegetable Stew with Lentils (Vegan) Red Lentil Dhal (vegan & gluten-free) Print Easy Carrot, Ginger & Apple Soup Just 6 ingredients and 20 minutes will give you this seriously warming carrot, ginger & apple soup. Perfect for a cosy lunch or dinner. Course Main Course, Side Dish, Soup Cuisine gluten-free, healthy, vegan, vegetarian Diet Gluten Free, Low Fat, Low Lactose, Vegan, Vegetarian Prep Time 7 minutes minutes Cook Time 13 minutes minutes Total Time 20 minutes minutes Servings 4 servings Calories 100 kcal Author Elizabeth Emery Equipment Blender Ingredients 1 lb

There are two warehouses in this 1981 image, with the Tingley Building on the left, at 842-852, and the Mainland Building at 864. (G H Cottrell developed another slightly taller warehouse to the north, on the same block, around 1911 that can be seen in the image below). F C Tingley spent $35,000 on his building, with no identified architect on the permit. To the south the Mainland Trust Company had hired the same builder for their warehouse in 1910, George Snider, and theirs cost $45,000. 860-864 Cambie was the address for the southern 33 feet of the Mainland Building, and it was on offer for lease separately in 1912 for $80 a month in the ‘Fireproof Building’. Both buildings have lost their ornate (but precarious) pediments. This 1913 image shows that their original design is otherwise still pretty much intact, although the Tingley Building has different windows, having been extensively rebuilt. Fred and his brother Clarence Tingley ran Barnard’s Express in the early 1900s. They had a stables three blocks from here, and also developed a warehouse on Mainland Street around the same time as the warehouse here. George Snider also designed and built that building, and as there are no particularly complicated aspects to designing a warehouse, he may well have designed both of these. Mainland Trust was part of Mainland Transfer, whose history we looked at when we posted another Yaletown warehouse the company developed on Nelson Street. Closely associated with Canadian Pacific, they acquired a series of rival storage and cartage and storage businesses to become the city’s largest operation by the 1910s. Fred Tingley’s death notices said he was born at Yale and as a young man drove “B.X.” stages on the Cariboo road, and had been a resident of Vancouver since 1899. He had a degree from Mount Allison University in Victoria in 1893, and married Sarah Niven in 1902. His full name was William Fredrick Chipman Tingley, but he was only ever knows as either ‘F C Tingley’ or Fred, never as William. Fred and Sarah Tingley took a motor trip with J C McPherson and his wife, to see the Rose Festival in Portland in June 1922. In 1942 a $10,000 contract was awarded for the repair of the Mainland Building, which had ‘recently suffered considerable damage’. On February 12th fire swept through the building, and the images in the press of the conflagration were impressive. Eight firemen were injured, and 175 battled the flames, with 16 fire trucks attending. “Melted chocolates, strewn packages of chewing gum and charred, wet furniture was nearly all that was left of the stock, property of seven companies who stored goods in the warehouse building. Tenants of the building included the William Wrigley Jr. Co. Ltd., Fry-Cadbury Co. Ltd., Stanley Brock, hardware, A. O. Oldershaw, hardware, Hudson’s Bay Company furniture, and Manufacturers’ Sales Ltd., furniture.” Fred Tingley died in 1947, aged 74 (a year after his wife). As well as other property interests in the city he was involved in Terminal City Motors, Pacific Stage Lines and Yellow Cabs, and was a director of the Vancouver Exhibition and its successor, the PNE. Unusually, the use of the Mainland Building hasn’t changed. In 1975 864 Cambie was home to Lok Box Storage No. 1, and today it’s Yaletown Mini Storage, part of Storguard. Meanwhile the Tingley Building is now office space, since 2007 a branch campus of the American Fairleigh Dickinson University, ‘offering a diverse range of undergraduate and graduate programs’. Image sources: City of Vancouver Archives CVA 779-E15.19 and CVA 359-33 1414