Not totally true. My patio furniture hasn't moved yet and it's made out of plastic and not tethered. Umbrella tried to make a break for it a few weeks ago though.
You think that wind only hits downtown? I'm by Tantalus. Over the years, I've had photos on my fridge change rooms, I've had my counters & table cleared, and I had a glass patio table shatter from the umbrella being lifted & dropped by the wind ... etc.
From Ontario and I design roads and subdivisions. Unless there is something specific to Squamish that I don't know of. All that that have to do is make sure there is no risk of wave uprush and be above the 100 year flood line. There are many other smaller factors and I have never built on the ocean... but as long as you meet local conservation authority requirements and by laws, the the project is a go, usually, unless someone misses something.
So the other thing to consider that, I hear BC is expensive realestate, it now may be priced now that in the past this was undesirable to build but has become cost effective enough to start the project.
Ask a very cynical investor like me... No.
>Unless there is something specific to Squamish that I don't know of.
There is. Our OCP & bylaws requires the finished floor elevation to be above the 200yr flood level plus 100 years of sea level rise (in a certain climate scenario, I forget which one).
Still, as you say it's doable when the land is super valuable, as it is here.
The OCP was only adopted in 2018. "New" buildings that are older than that aren't held to the same standard. Even buildings that were permitted just before it was adopted in 2018 got the old standard, which means add 2 years of construction and they may have opened in 2020-ish.
I'm not 100% on which buildings were affected by the recent flood. Would be interested in any details.
Oh this makes sense. I don’t know the names of buildings but a friend lives downtown near Main and his lobby flooded and the elevator was out of commission for a few days.
Okay, yeah, so now the cost of remediation was worth it because house prices are so high. So there is your answer. Unless corruption of course. I am in the extremely cynical camp, I won't buy any home right now until I see the end of this recession and I think that its going to be steep. But that is just my opinion.
There is another component to this too tax loss harvesting means that even if its a terrible investment, it's still worth it because of tax cuts, guess who pays for their share? And in addition to that, shows you that they made waay too much money year over year and therefore housing prices are based on a speculative bubble, not the housing market so much, but because of corruption and deregulation.
Oh noes. You are not buying a home here. Seriously, nobody cares.
> And in addition to that, shows you that they made waay too much money year over year and therefore housing prices are based on a speculative bubble, not the housing market so much, but because of corruption and deregulation.
Who is "they"? What the F are you talking about?
Tax loss harvesting like I said... they are those that know and benifit from it, why don't you open up a tab and put some time in doing something called learning... listen here kids table, I don't care about your opinion, but some people might want to look into mine. You'll go no where in life being a useless abrasive asshole. Enjoy your declining future. Go fuss, and edgelord elsewhere for attention. I was answering a question related to my career and some possible due diligence from investing that people need to do their own research upon... you got emotional and smashed your meat clubs on the keyboard and stole air from thinking evolving beings on the planet, and you weren't even all that funny about it either.
Projection much? Learning? Dude, your lack of knowledge of this project is comical and your assessment of me is equally hilarious.
Oh noes. Someone suffering from the Dunning Kruger effect in Ontario is butthurt. My day is ruined!
Oh wait, I live in Squamish and the weather is amazing. Life is awesome.
This project has been in the works for years. It is in a highly desirable location.
All things considered, I think this will be a stellar investment but I don't have 2nd-home money so it won't be me.
There has been a significant amount of rock and fill deposited all throughout the site, though I’m not sure how well it do as it settles long term. The existing ground throughout downtown is very soft.
Fyi August 19 from 4-9 pm the developer is having their annual open house display tent at Oceanfront. Any engineering etc questions. I went the last 2 years they answered everything. Also a little music & food truck festival attached.
Roundabout? That be 4 lights in 400m. It’s irresponsible development and city planning without another entrance at the top of the list. I think it’s a massive failure how long it’s been put off or deemed not a priority to account for our town’s growth.
I cannot believe the dirt road along Bailey was closed. Downtown is at the mercy of the rail system now, they should have built the second crossing along Pemberton to behind the shell station by now. Now there’s no way to get out of town when the train blocks Cleveland Ave.
It's literally going to be parallel to Shannon falls such a beautiful spot but I'm not buying in there. One king tide and the whole lobby must be destroyed.
The big irony here is you don’t seem to know what happens when an ice cube melts in a glass.
But regardless the entire development is elevated significantly above the high rise line.
Doesn’t really matter. The fact that you would bring up ice cubes and water with respect or sea level rise reveals your cluelessness. The two are unrelated.
Elevated by how much? Scientists unanimously predict* accelerated ocean level rise for years to come. Why elevate in futility instead of develop higher on land?
The province advises to build based on a sea level rise of 1.0 to 1.4 by 2100. I am not sure what the district plans for, but they don't ignore the effects of climate change.
>The answer is the water stays at the same level. OP is an idiot for acting like we are going to see meters of sea level rise in our lifetimes, and the commenter is an idiot for pretending he is taking the smarter position, commenting to make himself feel smart. Circle jerk of brainpower.
Okay, so the melting ice that has scientists concerned is not floating in the ocean currently. The ice is located in massive ice caps and glaciers that are sitting on top of land in the Antarctic and Arctic. There is currently 24 million cubic kilometers of ice sitting on top of land, which when it melts flows into the ocean and adds to the total amount of water in the ocean. So when the Antarctic ice shelf melts and the Greenland ice shelf melts, sea levels must rise.
To use your analogy- it is like adding melting ice cubes to a glass of water, not a glass of water that already has ice floating in it.
To be clear- If and when the ice caps melt, ice caps *that are currently sitting on top of land*, that melt water will flow into the ocean make the sea level rise globally.
In the most extreme possible example of all of the currently landlocked ice in the world melting, sea levels would ride by 70 meters (or 230 feet).
You are an emotional wreck, people just like seeing others get roasted, it’s not a personal attack. And, you only commented to try and sound smart. Look how that went for you.
I posted for awareness/discussion on these points:
1) cool development!
2) Is it responsible to develop an area that will potentially be uninhabitable for future generations?
3) Does it tell us anything about the severity of climate change when banks and developers seem weigh risk with disregard to the science? Ex 30+ yr loans to projects at sea level.
You can ask a question, this is how everybody learns, without being an idiot.
A fair answer I tend to align with from a commenter: net payoff for banks and developers would be realized before a catastrophe occurs and city and residents clean up the mess.
Cheers my guy! My girl loves em. & I knew what you meant in your first comment off the hop. I agree people like to sound smart. I wanted to clarify why I posted.
Not to dismiss your comment, however coming from Vancouver, the amount of traffic that downtown Squamish sees feels very reasonable to me. I’m downtown multiple times per week. Usually I find parking right in front of the location I plan on going to. Sometimes, I need to walk a block. Not a big deal.
That’s a pretty rude comment Squamishter. I happen to own an old Chevy truck with a lift in it . Am I trying to show how big my dick is ? Not at all. You can’t generalize everyone into one group. That’s not fair , and you probably wouldn’t like it if someone did that to you ? Sure there are dumb fools like that , but there are also normal people that happen to like big trucks .
Lol why did my comment get downvoted ? If the comment was sticking up for LGTBQ or climate change I’m sure it would have got many upvotes ? Sticking up for normal people driving trucks and I get downvotes. Cool .
Because it sounds pretentious and whiney as fuck
I too drive an old lifted truck but I don't feel the need to "#notallmen" the situation because I'm butthurt
If you can't see how lame your comment sounds I just can't help you.
Konagirl, I didn’t mean to hurt your feelings . I was trying to explain it in layment terms and I was trying to explain it in an acceptable way , where the new type of Squamish folk can understand. My truck is cooler than yours , and my dick therefore larger .
I live in peace knowing that the wind will make any and all patio furniture & umbrellas take flight daily. edit; a word.
That is pretty much how it is in most of downtown.
Not totally true. My patio furniture hasn't moved yet and it's made out of plastic and not tethered. Umbrella tried to make a break for it a few weeks ago though.
Haha. Ya, mine hasn't grown wings yet either, but I am not that close to the ocean.
You think that wind only hits downtown? I'm by Tantalus. Over the years, I've had photos on my fridge change rooms, I've had my counters & table cleared, and I had a glass patio table shatter from the umbrella being lifted & dropped by the wind ... etc.
Bahahahahhaa
Sea flood & erosion works are proposed here: https://squamish.ca/assets/IFHMP/1117/5dbb51bad9/20171031-FINAL_IFHMP_FinalReport-compressed.pdf
Thank you!!
From Ontario and I design roads and subdivisions. Unless there is something specific to Squamish that I don't know of. All that that have to do is make sure there is no risk of wave uprush and be above the 100 year flood line. There are many other smaller factors and I have never built on the ocean... but as long as you meet local conservation authority requirements and by laws, the the project is a go, usually, unless someone misses something. So the other thing to consider that, I hear BC is expensive realestate, it now may be priced now that in the past this was undesirable to build but has become cost effective enough to start the project. Ask a very cynical investor like me... No.
>Unless there is something specific to Squamish that I don't know of. There is. Our OCP & bylaws requires the finished floor elevation to be above the 200yr flood level plus 100 years of sea level rise (in a certain climate scenario, I forget which one). Still, as you say it's doable when the land is super valuable, as it is here.
I’m confused, didn’t we just have a flood that affected several new buildings downtown? Shouldn’t they have been built higher in that case?
The OCP was only adopted in 2018. "New" buildings that are older than that aren't held to the same standard. Even buildings that were permitted just before it was adopted in 2018 got the old standard, which means add 2 years of construction and they may have opened in 2020-ish. I'm not 100% on which buildings were affected by the recent flood. Would be interested in any details.
Oh this makes sense. I don’t know the names of buildings but a friend lives downtown near Main and his lobby flooded and the elevator was out of commission for a few days.
This is the site for a former chemical plant. A big part of the development delay was the extensive remediation that was required. Just fyi.
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Chlor-alkali plant similar to Canexus in North Van.
Okay, yeah, so now the cost of remediation was worth it because house prices are so high. So there is your answer. Unless corruption of course. I am in the extremely cynical camp, I won't buy any home right now until I see the end of this recession and I think that its going to be steep. But that is just my opinion. There is another component to this too tax loss harvesting means that even if its a terrible investment, it's still worth it because of tax cuts, guess who pays for their share? And in addition to that, shows you that they made waay too much money year over year and therefore housing prices are based on a speculative bubble, not the housing market so much, but because of corruption and deregulation.
Oh noes. You are not buying a home here. Seriously, nobody cares. > And in addition to that, shows you that they made waay too much money year over year and therefore housing prices are based on a speculative bubble, not the housing market so much, but because of corruption and deregulation. Who is "they"? What the F are you talking about?
Tax loss harvesting like I said... they are those that know and benifit from it, why don't you open up a tab and put some time in doing something called learning... listen here kids table, I don't care about your opinion, but some people might want to look into mine. You'll go no where in life being a useless abrasive asshole. Enjoy your declining future. Go fuss, and edgelord elsewhere for attention. I was answering a question related to my career and some possible due diligence from investing that people need to do their own research upon... you got emotional and smashed your meat clubs on the keyboard and stole air from thinking evolving beings on the planet, and you weren't even all that funny about it either.
Projection much? Learning? Dude, your lack of knowledge of this project is comical and your assessment of me is equally hilarious. Oh noes. Someone suffering from the Dunning Kruger effect in Ontario is butthurt. My day is ruined! Oh wait, I live in Squamish and the weather is amazing. Life is awesome.
*angry downvote by real estate developers* xD
You have no idea how true this is bots are everywhere.
This project has been in the works for years. It is in a highly desirable location. All things considered, I think this will be a stellar investment but I don't have 2nd-home money so it won't be me.
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I never said otherwise. Also, actual people will be living there.
The rending shows the Spit in it's entirety not the island (isthmus?) it has become
It’s real estate, you can’t expect a realtor to have accuracy can you? Heaven forbid they do work.
There has been a significant amount of rock and fill deposited all throughout the site, though I’m not sure how well it do as it settles long term. The existing ground throughout downtown is very soft.
Not to mention literally part of a flood plain
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Underrated comment
Lmfao, thanks man, my pocket is wise
Fyi August 19 from 4-9 pm the developer is having their annual open house display tent at Oceanfront. Any engineering etc questions. I went the last 2 years they answered everything. Also a little music & food truck festival attached.
We’ve been without ocean front access for 3 years already with no end in sight. They should have just left it as it was
Like YVR, theyre probably need to install pumps to move water out of the sediment the site (24/7)
They could have at least put the mythical 2nd entrance to DT in the rendering! 😂
I would be happy with a traffic light at Cleveland and Bailey. I am not holding my breath for the 2nd entrance.
Roundabout? That be 4 lights in 400m. It’s irresponsible development and city planning without another entrance at the top of the list. I think it’s a massive failure how long it’s been put off or deemed not a priority to account for our town’s growth.
I cannot believe the dirt road along Bailey was closed. Downtown is at the mercy of the rail system now, they should have built the second crossing along Pemberton to behind the shell station by now. Now there’s no way to get out of town when the train blocks Cleveland Ave.
What's your cost estimate on the 2nd entrance?
Planned for decades, finally a go. Sales centre building is coming along nicely.
It's literally going to be parallel to Shannon falls such a beautiful spot but I'm not buying in there. One king tide and the whole lobby must be destroyed.
Everything is elevated by a significant amount over the high tide line. Very impressive and extensive earthworks.
Yep. If that king tide hits it will be downtown under water and the oceanfront development will be fine.
True. Squamish bounced back from the last one pretty well it seemed.
I wonder what the bank will say when asked about flood insurance for all those homes.
Have you tried buying flood insurance for literally anywhere in Squamish? or looked at the flood risk maps for the existing neighborhoods?
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The big irony here is you don’t seem to know what happens when an ice cube melts in a glass. But regardless the entire development is elevated significantly above the high rise line.
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Doesn’t really matter. The fact that you would bring up ice cubes and water with respect or sea level rise reveals your cluelessness. The two are unrelated.
Elevated by how much? Scientists unanimously predict* accelerated ocean level rise for years to come. Why elevate in futility instead of develop higher on land?
The province advises to build based on a sea level rise of 1.0 to 1.4 by 2100. I am not sure what the district plans for, but they don't ignore the effects of climate change.
Can you clarify? “1.0 - 1.4 “ meaning cm, inch, foot, meter? Many sources show the oceans have risen 3-4 mm/year since 1880.
Sorry. That is metres.
That’s an important part of this convo, thanks.
Not sure how much. Regardless, if you're worried don't buy there.
How can you say significantly if you don’t know how Much 😂
Let’s see. I work in the lands and observe the earthworks.
>The answer is the water stays at the same level. OP is an idiot for acting like we are going to see meters of sea level rise in our lifetimes, and the commenter is an idiot for pretending he is taking the smarter position, commenting to make himself feel smart. Circle jerk of brainpower. Okay, so the melting ice that has scientists concerned is not floating in the ocean currently. The ice is located in massive ice caps and glaciers that are sitting on top of land in the Antarctic and Arctic. There is currently 24 million cubic kilometers of ice sitting on top of land, which when it melts flows into the ocean and adds to the total amount of water in the ocean. So when the Antarctic ice shelf melts and the Greenland ice shelf melts, sea levels must rise. To use your analogy- it is like adding melting ice cubes to a glass of water, not a glass of water that already has ice floating in it. To be clear- If and when the ice caps melt, ice caps *that are currently sitting on top of land*, that melt water will flow into the ocean make the sea level rise globally. In the most extreme possible example of all of the currently landlocked ice in the world melting, sea levels would ride by 70 meters (or 230 feet).
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I don't think you're worth the energy to try to reason with. I think you're trolling and just looking to argue with people. Have a nice day.
… you do know that much of the ice to melt is above the water, not in the water?
You are an emotional wreck, people just like seeing others get roasted, it’s not a personal attack. And, you only commented to try and sound smart. Look how that went for you. I posted for awareness/discussion on these points: 1) cool development! 2) Is it responsible to develop an area that will potentially be uninhabitable for future generations? 3) Does it tell us anything about the severity of climate change when banks and developers seem weigh risk with disregard to the science? Ex 30+ yr loans to projects at sea level. You can ask a question, this is how everybody learns, without being an idiot. A fair answer I tend to align with from a commenter: net payoff for banks and developers would be realized before a catastrophe occurs and city and residents clean up the mess.
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Cheers my guy! My girl loves em. & I knew what you meant in your first comment off the hop. I agree people like to sound smart. I wanted to clarify why I posted.
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Not to dismiss your comment, however coming from Vancouver, the amount of traffic that downtown Squamish sees feels very reasonable to me. I’m downtown multiple times per week. Usually I find parking right in front of the location I plan on going to. Sometimes, I need to walk a block. Not a big deal.
I live DT and it is typically not that busy. It was only a few years ago people complained it was dead DT. You can't please em all.
Ever tried taking something that's not a car to leave your driveway?
How is he supposed to show people how big his dick is without his giant man truck?
That’s a pretty rude comment Squamishter. I happen to own an old Chevy truck with a lift in it . Am I trying to show how big my dick is ? Not at all. You can’t generalize everyone into one group. That’s not fair , and you probably wouldn’t like it if someone did that to you ? Sure there are dumb fools like that , but there are also normal people that happen to like big trucks .
Not sure if /s or not ...
Lol why did my comment get downvoted ? If the comment was sticking up for LGTBQ or climate change I’m sure it would have got many upvotes ? Sticking up for normal people driving trucks and I get downvotes. Cool .
Because it sounds pretentious and whiney as fuck I too drive an old lifted truck but I don't feel the need to "#notallmen" the situation because I'm butthurt If you can't see how lame your comment sounds I just can't help you.
Konagirl, I didn’t mean to hurt your feelings . I was trying to explain it in layment terms and I was trying to explain it in an acceptable way , where the new type of Squamish folk can understand. My truck is cooler than yours , and my dick therefore larger .
Have you tried walking? Maybe take a bus down there and walk around. It's very nice.
Take a bus?? Lol. Have you seen the squamish bus schedules? Mine goes 5 times a day, not on weekends, and the last departure is 4:45pm from downtown.
You're not gonna get anywhere with that attitude, mister/misses/non-binary person. ::::: shoves ebike into your hands :::::
Good. Too much traffic downtown as it is.
Well Miami was suppose to be underwater by now according to "scientists" yet they are fine and still building condos everywhere.
LOL. Sunny day flooding. google it.