[Downtown Victoria] The Jukebox | Condos | 8-storeys | Approved

[Mike K.]

Developer Fraser McColl of Mosaic and St. Andrew's Square fame, is working on a 6-storey, ~200-unit residential project on a site in the 1000-block of View Street (one property up from the infamous sinkhole intersection).

The project will be marketed at younger buyers, and is planned to be a "funky" (in the words of the developer) concept not unlike the Mosaic.

Previous proposals for the site included two 13-storey towers, then a concept similar to Shoal Point with a ~10-storey base and a 14-storey component was proposed and ultimately canceled.

[victorian fan]

The Jukebox? funky?
groovy

[sebberry]

I somehow don't think city council will approve the giant disco ball at the front entrance or the laser light cannons on the roof.

[Barra]

I like the concept of a bldg appealing to a younger demographic. Good location for it. But why call it the Jukebox? That would be appealing to 70 yr olds who remember using them.
He should better call it the iPod!

So how about some really interesting cutting edge architecture?? This would be a great project to try out some Hundertwasser !

[G-Man]

I am interested to know how they plan on fitting 200 units in a 6 storey building. That is over 30 units a floor. The lot using the CRD natural area's atlas and an online converter comes out to 28 000 sqft. If they go to 4:1 FSR that gives you an average unit size of 560 before you have taken out any common areas if you assume a 20 percent common area size that gives you 200 units at 448. Now while I think that a selction of units in downtown should be -500 sqft this seems a little extreme. If your average unit price is $199000 (445 a sqft) that only brings in 39 million which means that build would be significantly less, is this even worth the developers money?

Constuction experts please weigh in.

[Kapten Kapsell]

Mike, do you know if the Jukebox developers are planning to take advantage of the new regulations that permit 6-storey wood-framed buildings...?

[Mike K.]

BCG, I think, although I am not 100% on this, that the new woodframe regulations are going to apply here.

G-man, some units in the Mosaic were in the 300 sq. ft. range and for some individuals that's plenty of space provided the floorspace is well laid out and utilizes all surfaces to their fullest potential.

[G-Man]

^ I don't disagree that some smaller units are great but a little variety is also the spice of life.

[VicHockeyFan]

Originally Posted by Mike K.

G-man, some units in the Mosaic were in the 300 sq. ft. range and for some individuals that's plenty of space provided the floorspace is well laid out and utilizes all surfaces to their fullest potential.

Exactly, I know one guy that uses an anti-gravity machine at night so that he sleeps on the ceiling surface, so underutilized in a lot of homes.

[Mike K.]

You should check out Rob Randall's condo in the Mosaic next time he holds his annual keg party. To his ceiling he's attached storage contraptions that work quite well in the confined space.

[concorde]

Originally Posted by G-Man

I am interested to know how they plan on fitting 200 units in a 6 storey building. That is over 30 units a floor. The lot using the CRD natural area's atlas and an online converter comes out to 28 000 sqft. If they go to 4:1 FSR that gives you an average unit size of 560 before you have taken out any common areas if you assume a 20 percent common area size that gives you 200 units at 448. Now while I think that a selction of units in downtown should be -500 sqft this seems a little extreme. If your average unit price is $199000 (445 a sqft) that only brings in 39 million which means that build would be significantly less, is this even worth the developers money?

Constuction experts please weigh in.

I think you have taken some classes in construction and development because I really don't have much to add to your numbers, they are pretty close to reality.

I would also expect Mosaic "funky" to mean tiny and be prepared to fold up the kitchen table to the wall when its not in use. Not my idea of fun for $200K, but hey thats life.

[renthefinn]

ugh... 6 storey fat-scraper... it better meet the street well....

[G-Man]

Originally Posted by concorde

I think you have taken some classes in construction and development because I really don't have much to add to your numbers, they are pretty close to reality.

I would also expect Mosaic "funky" to mean tiny and be prepared to fold up the kitchen table to the wall when its not in use. Not my idea of fun for $200K, but hey thats life.

Thanks! This forum is my only class but I do pay attention

[CharlieFoxtrot]

Check this out - you can do a lot with less than 500 sqft.

Now someone get back on topic.

[LittleMagellan]

There has been a lot of racket outside my window today, as there is a "Drillwell: geotechnical-environmental" truck outside drilling what seems to be wells in this empty lot behind my place: http://maps.google.ca/maps?f=q&sourc...196.96,,0,9.21

Does anyone know what the space is planned for? I can only assume something's going there...

[LittleMagellan]

If I posted this in the wrong forum, please move it to the appropriate one.
Thanks.

[Ms. B. Havin]

That's the View & Vancouver lot - we have a thread for that somewhere (mods?), and, yes, I think it was mentioned that stuff was happening on the eastern-end (not at the corner itself, which is a separately owned lot, i.e., there are 2 lots).

[LittleMagellan]

Oh noooo... maybe THAT'S why the guy I bought the place from sold it... I'm going to have this ginormous thing in front of my window. Ugh.

[gumgum]

You didn't know this lot would be developed? Even the physical appearance of the site gives that away. Did you think of asking anyone?

Anyway. You might be okay. There might be plenty of space between your building and this new one.

[Rob Randall]

Another hint a major development was possible may have been the steel and concrete pilings visible that date back several decades to a previous abandoned construction attempt.

I was told it was a Multi-Unit Residential Building (MURB) project, a 1970s Federal attempt at stimulating construction starts. Apparently, the program backfired and actually depressed market rents by $150 a month according to this source.

[LittleMagellan]

To be honest, I didn't even notice the vacant lot behind the place until I moved in and opened the blinds in the bedroom. So it's my own fault for not being aware of the surroundings...

At least it's only going to be 6 stories tall...

[gumgum]

I wouldn't be tempted to sell at this point if it's at all on your mind. I doubt it will affect your property value once it's built. But put it on the market now and you're screwed. People are always more put-off of the unknown versus bricks and mortar.
I remember reading your decision to buy here. I would have mentioned the lot behind, but I just assumed you knew.
As for the agent that helped you find the place, I wouldn't work with him/her again. He/she shouldn't have assumed anything. Likely the person just didn't care.

[LittleMagellan]

No, I'm definitely not going to sell. I actually quite like it here, it's a nice location. And it's actually not that noisy either, considering it's wood frame. I can hear a bit from the unit above me, but like I said it's hardly noticeable. Hear more noise off the street than from other people in the building.

Yeah I can say I'm not too impressed that the realtor didn't mention the development of the lot. I'm almost more surprised that I didn't notice it.

[Rob Randall]

I have a rendering of this project. It's quite substantial looking for a six-storey building.

[gumgum]

I think you know what we're all thinking now, Rob.