Vancouver Center 4 Modified, Again

Vancouver Center 4 is back in the news with the Columbian reporting in October, that construction should start in March.

Last year, Vancouver based, Holland Partner Group proposed a ten story light gauge steel structure for the site which would have housed 194 apartment units. The light gauge steel design has not been fully vetted for a west coast seismic zone so it seems that the alternative 6 story option will play out with 116 units and roughly 2000 feet of retail underneath.

Timing is important on this building for two reasons, first the city granted an extension on the special taxation / zoning of the building under the plan originally setup for the project in the early 2000’s. The structure must be done within a set time frame, which is closing in. Waiting on the seismic reporting was no longer an option. Furthermore, the building construction will be staged on Block Ten and Gramor is planning to erect their 11 story project on that block as soon as this project is complete, so again on the timing.

What I find odd is that Holland planned on a ten story structure but now according to the Columbian article is using a steel and concrete two-story base with four wood framed floors over the top. That doesn’t make sense when code allows for five floors up wood frame. The drawing from that same article shows a five wood frame up looking design over a single story concrete base. I imagine that is the plan since a seven story building was never discussed.

Steel and concrete building is time-consuming and expensive, so it is cost-effective to utilize wood framing whenever possible, especially for apartment units. If it is to be a two-story concrete base, it stands to reason the building ought to have seven floors.

Whatever the case may be, the beleaguered Vancouver Center 4 is finally going up and that is good news for downtown.

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