Monitors what is happening in the Norquay area of East Vancouver
      Provides a forum for residents to communicate
      Documents how city officials implement CityPlan in Vancouver’s second “neighbourhood centre”

The interests of speculators, a developer-funded City Council, and compromised city planners may go against what renters and homeowners want to see happen in their neighborhood. Bad planning can contribute to damage of organic social fabric, loss of affordable rental housing, needless manufacture of unoccupied investment condos, skyrocketing property taxes, artificially accelerated rates of development, more people crowded into the same unimproved public space, aggravation of problems with parking and vehicle traffic, loss of views, poor quality in design, and severe shadow impacts. What is happening to Norquay calls for continuing independent community-based review. Please keep coming back to Eye on Norquay to stay up to date on news and to share your perspective.

→   See Resources in right sidebar learn more about Norquay and city planning in Vancouver

[ Eye on Norquay complements the coverage of 2007-2008 provided by predecessor Norquay Neighbours ]

Written by eyeonnorquay

14 February 2011 at 11:11 am

Posted in Uncategorized

2310 Brock Street

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Comment on Development Application DP-2016-00529
under RT-11 Zoning



1 May 2017

The general appearance of the buildings is acceptable. However, we have the following concerns:

1.  Siting of Buildings and Parking Spaces

(a) This site is double-fronted, with frontages both on the south side of Wenonah / Brock Street and on the north side of Galt Street. The south side of Galt Street consists of new single-family houses. Garages and parking spaces for houses that front on Wenonah Street occupy all of the north side. This results in the inconsistent and unattractive streetscape common to streets in Vancouver with double-fronted lots. The application for 2310 Brock Street offers the City of Vancouver an opportunity to demonstrate to residents that new development can enhance streetscape. Three of the dwellings in this project should front on Galt Street.

(b) Parking spaces should be situated off the lane east of the site — not off Galt Street. “Off-Street Parking and Loading,” Section 4.9 of the RT-11 and 11N Guidelines, states:

Parking spaces will normally be located in garages accessed directly off the lane. On larger sites, parking at the lane may be accommodated in a combination of enclosed garages, carports, and surface parking.  [emphasis added]

Mid-block parcels in the 2200 block of Wenonah Street have parking located off Galt Street because there is no other possibility for them. But 2310 Brock Street has 200 feet of laneway adjoining its east property line, more than enough to accommodate 10 parking spaces.

2.  Sidewalk

Where there is no city sidewalk in front of a site, provision of the sidewalk is to be an urban design condition of development. In this case, the sidewalk should be extended in front of 2268 Wenonah Street to join the existing sidewalk, which currently ends in front of 2266 Wenonah Street.

3.  Landscaping

(a) Most of the plants specified are short. Some taller shrubs should be used.

(b) Very small and/or irregularly shaped areas of grass are not useful and are difficult to maintain. They should be replaced by plantings, or perhaps in some cases, by pavers.

(c) A watering system is required for the plantings.

We ask the City of Vancouver to address these concerns before approving this project.

Jeanette and Joseph Jones

Written by eyeonnorquay

1 May 2017 at 7:12 pm

Posted in RT-11 Comment

2441 East 40th Avenue

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Comment on Development Application DP-2017-003667
under RT-11 Zoning



1 May 2017

This standard FuHo design for an RT-11 development is generally acceptable. The size and shape of the site results in very large duplex units — the largest built in Norquay at this point. However, the secondary suites in these units are correspondingly large and could be considered family housing. Five parking spaces are included.

We have noticed that recent applications by this architect are using a neutral colour palette for the exterior of the buildings. We much prefer the bolder colour palette used for earlier applications. (Photos are provided below.) These bolder colours add interest during Vancouver’s grey winters and help to camouflage the dirt and moss created by our wet climate.

Jeanette and Joseph Jones


     4517 Nanaimo


     5607 Rhodes


     2355 East 41st

Written by eyeonnorquay

1 May 2017 at 7:08 pm

Posted in RT-11 Comment

April 2017 Norquay Listings

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The following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the month of April 2017. This data is collected as part of Eye on Norquay’s efforts to monitor the increased affordability levels that the Norquay Plan proposed to bring about through mass rezoning for new housing types.

Single Family House

These properties are now scattered among four new zonings: RT-11, RM-7, RM-9A, Kingsway Rezoning Area.

Address                      Ask Price     Lot (ft)     Sq Ft     Year 

2255 E 30th Ave             $2,600,000     45 x  93      2176     2005
2282 E 33rd  Ave	    $1,839,000	   33 x 115      1800     1920    

2404 E 33rd Ave             $1,638,000     32 x 115      2000     1957

2488 E 33rd Ave             $2,288,000     32 x 108      2160     1987

2498 E 33rd Ave             $2,288,000     29 x 108      1987     1987

2606 E 34th Ave             $2,598,000     52 x 104      3222     1986

2227 E 37th Ave             $1,549,800     33 x 130      2422     1914

2555 E 40th Ave             $6,800,000     66 x 140      4453     1982

4665 Baldwin St             $1,928,000     61 x 130      2705     1967

4863 Baldwin St             $1,899,999     33 x  93      1856     1980

4873 Baldwin St             $1,899,999     33 x  93      1420     1955

4885 Baldwin St             $1,899,999     33 x  93      1858     1997

2546 Brock St               $1,248,000     23 x 121      1821     1974

5123 Chambers St	    $1,399,000     34 x 104	 2230     1961

5128 Clarendon St           $1,688,000     33 x 104      2110     1998

2743 Duke St                $1,620,000     33 x 102      1900

2751 Duke St                $1,998,000     33 x 102      2751     2005

4718 Gladstone St           $2,089,000    4340 sqft      2217     1997

4736 Gladstone St           $2,980,000     33 x 119      2172     1996

4748 Gladstone St           $2,980,000     33 x 120      2172     1997

5216 Gladstone St           $2,099,900     40 x 120      1900

5455 Killarney St           $3,999,000     56 x 149      1923     1987

2315 Kingsway               $3,000,000     33 x 105      2000     1970

2361 Kingsway               $3,000,000     33 x 105      2100     2005

2363 Kingsway               $3,000,000     33 x 105      2100     2004
2233 Mannering Ave	    $2,128,000     33 x 110      2050     2014

4425 Nanaimo St	    	    $2,188,000	   49 x 122      3600     2006

5230 Rhodes St              $3,080,000     32 x 151      1500	  

4810 Slocan St +lw          $1,989,000     35 x 172      3758     1960

5130 Slocan St              $2,388,000     51 x 104      2200     1944


Address                      Ask Price     Sq Ft      Year

2306 E 28th Ave             $1,288,000      1516      2016

2466 E 37th Ave             $1,248,000      1647      2016

2463 Brock St               $1,288,000      1462      2014

5321 Chambers St            $1,059,000      1319      2016

4670 Clarendon St           $1,288,000      1495      2016

4672 Clarendon St.	    $1,248,000      1221      2016

2847 Kingsway               $1,999,800      1140      2004

2853 Kingsway               $2,100,000      1170      2004

2855 Kingsway               $1,999,800      1170      2004

Small House

(strata title in RT-11 zone)

Address                      Ask Price     Sq Ft      Year 

2470 E 37th Ave               $745,000       802      2016

5653 Killarney St           $1,280,000      1226      2017

Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)

Address                      Ask Price     Sq Ft      Year

5180–2601 E 37th Ave          $488,000       649      2017

5186–2601 E 37th Ave          $858,000      1274      2017

5188–2601 E 37th Ave          $588,000       841      2017

301–4573 Slocan St            $869,900      1266      2017

302-4575 Slocan St	      $869,000      1265      2017

302-4577 Slocan St            $869,000      1265      2017


(strata title in CD-1 zonings)

Address                      Ask Price     Sq Ft      Year

209-4989 Duchess St	      $400,000       580      1994

2106-4815 Eldorado Mews       $449,900       549      2013

613-4818 Eldorado Mews        $429,000       530      2013     

PH-4818 Eldorado Mews         $558,000       634      2013

4882 Eldorado Mews (TH)       $799,000      1232      2014

205-2965 Horley St            $369,000       710      1994

211-2965 Horley St	      $448,000       866      1994

PH1-2239 Kingsway	      $498,000       688      2011

202-2689 Kingsway             $419,000       506      2014     

510-2689 Kingsway             $675,000       814      2014

606-2689 Kingsway             $699,000       874      2014

503B-2711 Kingsway            $479,000       610      2015

2220 Kingsway

The listings below are for Kensington Gardens, the Westbank project with 400+ units under construction, with completion projected for 2018.

102-2220 Kingsway             $899,000      1023     

310-2220 Kingsway             $683,000       532     

317-2220 Kingsway	      $425,000       512

322-2220 Kingsway	      $430,000       534

518-220 Kingsway              $430,860       529     

519-2220 Kingsway             $360,000       441     

527-2220 Kingsway             $435,000       582      

529-2220 Kingsway             $385,000       447     

602-2220 Kingsway             $699,000       890     

603-2220 Kingsway             $380,000       463

605-2220 Kingsway             $399,000       506     

606-2220 Kingsway             $399,000       506     

701-2220 Kingsway             $693,900       849     

1012-2220 Kingsway            $798,000       812     

1203-2220 Kingsway            $438,000       484      

1206-2220 Kingsway          $1,068,888      1060     

1507-2220 Kingsway	      $468,800       516

1606-2220 Kingsway          $1,068,888      1060     

1610-2220 Kingsway            $719,900       879     

1703-2220 Kingsway            $968,888      1020     

S1103-2220 Kingsway           $433,000       484     

S1202-2220 Kingsway           $698,000       738     

S1501-2220 Kingsway           $786,000       849     

W1510-2220 Kingsway           $739,900       777     


Written by eyeonnorquay

1 May 2017 at 10:33 am

Posted in Price Data

4711 Slocan Street

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Comment on Development Application DP-2016-00205
under RM-7 Zoning





4 April 2016

The design of the duplex is acceptable. The lines of the building are clear and relatively simple.

However, the design of the coach house is a jumble. The building has too many fragmented surfaces and discontinuous lines. The varying sizes and crude distribution of the windows do not please the eye. Since this is a corner site, the coach house fronts on a street and is highly visible. It should be redesigned to look more like the duplex.

Jeanette and Joseph Jones

Written by eyeonnorquay

5 April 2017 at 9:33 am

Posted in RM-7 Comment

More Affordable?

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In essence, the 2010 Norquay Plan intended for accelerated replacement of the most affordable existing older housing to provide opportunities for developers to sell brand-new units to a different demographic. The City of Vancouver refused to carry out a social impact analysis for the local area as part of the planning.



The following price data for new housing types in the Norquay area was assembled on 19 March 2017, and reflects observations collected from Multiple Listing Service during the first quarter of 2017.


     2737 Duke St           $1,128,000     1271 sq.ft.     Resale (3 yrs old)

     4672 Clarendon St      $1,248,000     1647 sq.ft.     New

     2466/2468 E 37th Ave   $1,338,000     1462 sq.ft.     New

     5678/5680 Rhodes St    $1,388,800     1873 sq.ft.     New


Small House

Both of these are infill houses on large lots in the RT-11 zone, separated from the main duplex and from the laneway house by 8 ft. Only two developments have been built with this configuration, and neither infill house has sold after more than a year on the market.

     2355 E 41st Ave         $973,000      1548 sq.ft.     New

     5512 Dundee St          $825,000      1330 sq.ft.     New


Stacked Townhouse

     4575 Slocan St           $869,000     1271 sq.ft.     New

     5184-2601 E 37th Ave     $858,000     1274 sq.ft.     Presale

     5188-2601 E 37th Ave     $588,000      841 sq.ft.     Presale

     5186-2601 E 37th Ave     $488,000      649 sq.ft.     Presale


Laneway House

     2470 E 37th Ave          $745,000      802 sq.ft.     New


Written by eyeonnorquay

1 April 2017 at 11:55 am

Posted in News, Price Data

Busting the Neighborhoods

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Fifteen Years of Letting Developers Do “Planning”

Since 2002, at least ten substantial local areas of Vancouver have undergone extended planning processes that involved varying degrees of consultation that included: community-based working groups, formal survey research, community-based plan implementation groups, workshops, charrettes, open houses, calls for comment, development permit board, town hall, citizens assembly, and public hearing.

As politicians and planners have repeatedly retreated from public engagement, standard planning tools have reduced to a typical lockstep handful designed to minimize interactions: open house, call for comment, and public hearing.

One particular pattern has emerged that shows just how reactive all of the planning has become. A big developer wants a large site to exceed current context and zoning. Spot rezoning proceeds. Only then does the City of Vancouver initiate “planning.” The tower that the developer has busted the neighborhood with then tends to set precedent for all further discussion.

The following listing of sites and neighborhoods demonstrates how prevalent and consistent this tower-ahead-of-plan practice has become. The specific forms of abuse can vary considerably.

For example, the only chronological anomaly is found in Mount Pleasant, where a plan that specified no tower heights or FSR immediately had to deal with a large central development proposal clearly not foreseen by the community that had engaged in the planning. What came afterward was the site-specific local community resistance to the Rize-Alliance proposal for the southwest corner of Broadway at Kingsway. In the end, an informed, energetic, prolonged, strong-majority opposition to the project was squashed by an overwhelmingly unsupported Council decision.

The height of shame attaches to the latest completed neighborhood nuking at the Joyce Skytrain station in 2016. An FSR of 15.37 more than doubled the payload that had been dropped on any previous local area, including the densest parts of downtown Vancouver. The City of Vancouver picked on an already dense immigrant working-class neighborhood to set a new benchmark for social disregard.

These are brief glimpses of what two of the following eight local areas have endured. The adjacency of the 2009-2011 Cambie Corridor planning to the decimated Little Mountain social housing site, still held hostage by Holborn, deserves special concluding mention, though not included below. In scale and timeline, this atrocity dwarfs any of the examples in the list.

•       •       •       •       •       •

Data Key for Following Items

Developer / Architect
Address of Neighborhood Busting Development with Link to Council Report
Application-to-Approval Dates
FSR – Height in Storeys – Number of Dwelling Units
Local Area Name / Period of Planning
Area Planning Dates

Dates in headings  = 
Start Date of Application to Bust Neighborhood / End Date of Basic Local Area Planning


2002 / 2004  —  Kingsway & Knight Neighbourhood Centre

Aquilini / Rositch Hemphill
1402-1436 Kingsway and 4050 Knight Street (King Edward Village)
Dec 2002 to July 2003
FSR 3.86 – 17 storeys – 398 units
Kingsway & Knight Neighbourhood Centre 2 yrs & 00 mos
July 2002 to July 2004 (plan) / October 2005 (zoning)

2004 / 2010  —  Norquay Village Neighbourhood Centre

Holborn / Ankenman Marchand  //  Wall
2300 Kingsway (Eldorado Motel)
May 2004 to Jan 2006
FSR 3.6 – 22 stories – 346 units
Norquay Village Neighbourhood Centre / 4 yrs & 07 mos
April 2006 to November 2010 (plan) / April 2013 (zoning) / May 2013 (benefits)

2010 / 2007  —  Mount Pleasant

Rize Alliance / Acton Ostry
228-246 East Broadway & 180 Kingsway
July 2010 to April 2012
FSR 5.5 – 19 stories – 241 units
Mount Pleasant / 3 yrs & 07 mos
April 2007 to November 2010 (plan) / October 2013 (implementation)

2011 / 2014  —  Downtown Eastside

Wall / GBL
955 East Hastings
Oct 2011 to Oct 2012
FSR 6.15 – 12 storeys – 282 units and 70 social housing units
Downtown Eastside / [about 9 years]
September 2005 … August 2011 to March 2014 (plan)

2009 / 2013  —  West End

Westbank / Henriquez
1401 Comox
FSR 7.19 – 22 storeys – 186 units
Nov 2009 to May 2012
West End / 2 yrs & 04 mos
July 2011 to November 2013 (plan) / January 2014 (zoning)

2010 / 2014  —  Marpole

Westbank / Henriquez
8495 Granville (Marpole Safeway)
FSR 2.81 – 16 / 14/ 7 storeys – 357 units
Sept 2010 to May 2011
Marpole Plan / 2 yrs & 09 mos
July 2011 to April 2014 (plan) / May 2014 (zoning)

2015 / 2016  —  Joyce Precinct

Westbank / Henriquez
5050-5080 Joyce Street
FSR 15.37 – 30 storeys – 256 units
July 2015 – Dec 2016
Joyce-Collingwood Station Precinct Review / 1 yr & 2 mos
June 2015 to July 2016

2012 / 2016  —  Grandview-Woodland

Boffo / Olson Kundig & GBL
Commercial and Venables – No Tower / Kettle Boffo
FSR 6.8 – 12 / 5 storeys – ~ 200 units and 30 social housing units
Nov 2012 – in process
Grandview-Woodland Plan / 5 yrs & 01 mos
July 2011 to July 2016

Written by eyeonnorquay

20 March 2017 at 10:02 pm

Posted in History

Virtual Tour Spring 2017

with 4 comments

Update on New Housing Types and Amenity Sites

Norquay Village Neighbourhood Centre is the name given by the City of Vancouver to an East Vancouver area of approximately 1.5 square kilometers. Norquay lies primarily in the Renfrew-Collingwood neighbourhood of Vancouver, with a small western portion in the Kensington-Cedar Cottage neighbourhood.

The Norquay Plan was developed to help carry out the intent of Vancouver’s CityPlan. Norquay remains the only area in Vancouver to be completely planned as a neighbourhood centre.

This review looks at the implementation of the Norquay Plan since it was approved by Vancouver City Council in November 2010.

Section A — Development
1 of 6 — Single Family Houses
2 of 6 — Duplexes
3 of 6 — Small House / Duplex Zone (RT-11)
4 of 6 — Rowhouse / Stacked Townhouse Zone (RM-7)
5 of 6 — Four-Storey Apartment Zone (RM-9A)
6 of 6 — Kingsway Rezoning Area
Section B — Amenities and Services
1 of 6 — Community Facility with Indoor and Outdoor Space
2 of 6 — Ravine Way
3 of 6 — Parks
4 of 6 — Childcare
5 of 6 — Transportation
6 of 6 — Affordable Housing


Section A — Development — Introduction

Norquay is the second area in Vancouver to have all of its RS-1 zoned single family homes — a total of 1912 — rezoned to include new low-density housing forms.

In March 2013 zoning regulations were approved for two new residential zones: RT-11 (small house/duplex) and RM-7 (rowhouse/stacked townhouse).

Also in 2013 a rezoning policy was established for a 4-storey apartment transition zone, most of it paralleling Kingsway. In December 2016 this policy was replaced by the RM-9A (4-storey apartment) zone.

A rezoning policy for the Kingsway Rezoning Area sets a base height of 8-10 storeys, with up to 16 storeys on special sites.



Norquay Village Zoning Map


1 of 6 — Single Family Houses

A single family dwelling (with or without a laneway house and/or a secondary suite) may be built outright on a single parcel in any residential zone in Norquay, following the provisions of RS-1 zoning. Eye on Norquay has counted 17 single family houses completed or under construction since 2013, 9 with a laneway house. None of these houses appear to have been advertised for sale. It seems probable that most or all of them are being built by existing owners.


2 of 6 — Duplexes

A duplex (with or without a secondary suite) may be built outright on a single parcel in the RT-11 and the RM-7 zones. Eye on Norquay has counted 52 duplexes completed or under construction on single parcels since 2013. Allowable FSR is 0.75. Construction began on approximately 40 of these in 2014 and 2015, with fewer than 10 new starts in 2016.

     2457/2459 Brock Street
On narrow, deep lots the duplexes are front and back. Designs are fairly similar and generally acceptable.

     2735/2737 Duke Street
Front doors of both the front and back units must face the street. Roofs must be pitched.

     5444/5446 Clarendon Street
On wider, shallow lots the duplexes are side by side.

     2795/2799 Horley Street
This duplex is situated on a corner lot.

     4816/4818 Earles Street
There is considerable variation in the form of side by side duplexes as well as in the quality of construction.


3 of 6 — Small House / Duplex Zone (RT-11)

More than 900 parcels were rezoned to RT-11/RT-11N under the Norquay Plan. Most of these parcels are larger lots situated in the northwestern, northeastern, and southern edges of Norquay. The number of permitted buildings depends on the size and the location of the site. Allowable FSR for a conditional application is 0.85.

So far there have been 19 conditional RT-11 applications posted on the City of Vancouver web site, mostly in 2014 and 2015.


     4515/4519 Nanaimo Street
On a standard 33 x 122 ft. lot, a front and back duplex is allowed …


     4523 Nanaimo Street
… together with a laneway house. This site backs onto Brock Park. The colours are attractive.

     5603/5613 Rhodes Street
This development is on a corner lot. The duplex faces Rhodes Street.


     2746 East 40th Avenue
The laneway house fronts on East 40th Avenue.

     2355/2357 East 41st Avenue — 1 of 3
On this large lot, a duplex is built at the front of the lot …


     2353/2355/2357/2359 East 41st Avenue — 2 of 3
… and a laneway house at the back of the lot. An infill house (approximately 1500 sq. ft.) is situated in the middle.


     2353/2355/2357/2359 East 41st Avenue — 3 of 3
The zoning allows for a minimum separation between the buildings of only 8 feet. Two developments with this configuration have been built in Norquay and both were first marketed in early 2016. The laneway houses seem to have sold quickly. The duplexes took much longer to sell, and one of the four duplex units is still an active listing. Neither of the infill houses in the centre of the developments has been sold.


     2293 East 37th Avenue
Another possible development scenario for larger sites in RT-11 is two duplexes. This project is under construction on a large corner lot at Nanaimo Street and East 37th Avenue.


     2293 East 37th Avenue
The smaller duplex fronts on East 37th Avenue.


     5432 Rhodes Street
A two lot assembly permits 4 small houses, two at the front of the lot and two at the back.


     5432 Rhodes Street
Parking for all units is attached. This means that much of the open space is taken up by driveways to access the units at the front of the site.

     2885 East 41st Avenue — 1 of 4
(This site includes 2885, 2887 and 2889 East 41st Avenue; 5681, 5683, 5685, 5687, and 5689 Killarney Street.) This development includes 8 units: a cluster of 6 small houses of 1230-1557 sq. ft. and 2 duplex units. It is situated on a self-contained site on the northwest corner of East 41st Avenue and Killarney Streets. To the west is Earles Park and to the north is a similar development (see below). Units in this development were marketed in late 2015 and sold very quickly.


     2885 East 41st Avenue — 2 of 4
This photo shows one of the small houses.


     2885 East 41st Avenue — 3 of 4
Although these houses are only 8 feet apart, they are carefully situated so that windows do not line up with the windows of the house next door. This was possible because the developer built only 8 units rather than the allowed 9 units.

     2885 East 41st Avenue — 4 of 4
Parking is in garages or open parking spaces at the rear of the site.


     5653 Killarney Street
This project is currently under construction. It is located beside the development described above at 2885 East 41st Avenue, and consists of 7 units: 2 duplexes and 3 small houses. The two projects were designed by the same architect, although built by different developers. The sites are designed so that there is a small shared courtyard in the centre. A private school is situated directly north of this site.


4 of 6 — Rowhouse / Stacked Townhouse Zone (RM-7)

More than 700 parcels were rezoned to RM-7/RM-7N under the Norquay Plan. Most of these parcels are situated near the centre of Norquay, fairly close to Kingsway. Typical stacked townhouse units in this zone are to be 1200 sq. ft. in area. The width of rowhouses is to be 12 ft. clear (wall-to-wall interior). Parking is on open parking spaces, 2 for every 3 units. Allowable FSR is 1.2 for assembled sites or larger lots, and 0.9 for smaller single lots.

During the planning process, residents expressed a strong preference for traditional rowhouses to be the dominant low density housing form for Norquay. The rowhouse zone and the stacked townhouse zone were described as separate zones in the Norquay Plan. The two were conflated when the zoning regulations were written in 2013.

So far there have been 22 RM-7 applications posted on the City of Vancouver web site, mostly in 2015 and 2016. Only 2 of these applications have been for rowhouse developments.


     4573/4575/4577 Slocan Street — 1 of 6
This project is the first RM-7 project to be completed. It consists of 18 stacked townhouse units in three 4-level sixplexes on an assembled 132 ft. x 110 ft. site. There are 6 “garden” units on the lowest level, 6 units on the main floor, and 6 two-level units on the upper floors. The “garden” units contain lock-off units. The units are well laid out, but the usable living room space is very small.

To access the upper level units, a single stairway with a landing at the third level runs from the ground level entrance to the fourth floor bedroom.

The developer presold some of the units on the lower and the main floors in 2015. On multiple recent occasions, we have observed lower and main floor units being marketed without advertised open house to sizeable groups of what looked like offshore investors. The upper 6 units are currently being advertised with open houses, and by March 3 one of these 1270 sq. ft. units had sold. Asking price is $869,000.


     4573/4575/4577 Slocan Street — 2 of 6
Ground level open space behind the buildings is taken up with infrastructure: parking spaces (2 for every 3 units), garbage bins …


     4573/4575/4577 Slocan Street — 3 of 6
… an electrical transformer, and bike lockers. The small red buildings house 30 of the required 42 bike lockers. The requirement for 2.25 bike lockers per unit applies only in the RM-7 zones; the standard requirement in all other RM zones is 1.25 per unit.


     4573/4575/4577 Slocan Street — 4 of 6
Twelve bike lockers are housed behind the white doors under the front stairs.


     4573/4575/4577 Slocan Street — 5 of 6
Canada Post requires a bank of letter boxes for these units. This structure has been inappropriately placed in the centre of the front yard.


     4573/4575/4577 Slocan Street — 6 of 6
Private open space has been provided in the form of 6 ft. wide balconies and porches for the main floor and upper level units. The lower “garden” units, which also contain the lock-off suites for this development, have only very small and dark patios.


     5178 Chambers Street
An 11-unit development in two sixplexes is under construction.


     5189 Clarendon Street
This 3-unit development is on a single 44 ft. x 89 ft. corner lot. All units are on three levels. Two units front on Clarendon Street and one unit fronts on East 37th Avenue. This project includes two garages and one open parking space.


     2759 Duke Street
These four traditional rowhouses of approximately 2000 sq. ft. are the only ones built in Norquay so far. They are on an assembled 66 ft. x 110 ft. site. Parking for rowhouses is one space per unit in garages at the back of the site.

A second similar application on the same street by the same developer has been approved. However, that site is currently being advertised for sale.


5 of 6 — Four-Storey Apartment Zone (RM-9A)

Approximately 250 parcels were rezoned to RM-9A/RM/9AN under the Norquay Plan. Most of these parcels are located within the half block immediately adjoining the Kingsway Rezoning Policy Area. Smaller areas of RM-9 zoning are found on Wales Street and on Rhodes Street across from Norquay Park, and on Earles Street immediately north of the Purdy’s factory.

The buildings in this zone are to be “alphabet-shaped” with more than 4 corner apartments. They should have a 26-ft. wide entry courtyard. On very deep sites stacked townhouses may be built behind the apartment building, separated by a 24 ft. wide “garden courtyard.” All parking is underground. Minimum frontage of 42 ft. is required. Allowable FSR is 1.2 with a minimum frontage of 42 ft., 1.5 with a minimum frontage of 50 ft., and 2.0 with a minimum frontage of 90 ft. They are intended to be “family housing,” with most of the units including 2 or 3 bedrooms. A typical unit is specified as 800 sq. ft. in area.

Four applications have been approved in the RM-9A zone, but construction has not yet begun on any of them. All of the sites are 3 or 4 lot assemblies. One additional small project was built on a single lot in 2012, before any regulations were written for this zone.


     2328 Galt Street
This site was rezoned for a 28-unit Rental 100 development under the Apartment Transition Area Rezoning Policy approved in May 2013. Most units were 2-bedroom. The site has recently been resold.


     4869 Slocan Street
This project has 44 units including 10 3-bedroom units. 24 2-bedroom units, and 6 1-bedroom units.


     2688 Duke Street
This project has 23 units, including 5 3-bedroom units, 10 2-bedroom units, and 8 1-bedroom units.


     4888 Slocan Street
This project has 53 units, 37 in an apartment building at the front of the site and 16 in stacked townhouse units at the rear of the site. There are 28 3-bedroom units and 25 2-bedroom units.


     2298 Galt Street
This 4-unit project is situated on a single lot. It consists of two side by side duplex buildings, one at the front of the site and one at the rear, separated by a garden courtyard. Under RM-9A zoning, construction of similar projects on a single lot will be restricted to orphan lots.


6 of 6 — Kingsway Rezoning Area

The Norquay Plan defines base height of buildings along Kingsway as 8-10 storeys. Three sites on the north side of Kingsway are allowed 12 storeys, and development there is to incorporate pedestrian connections to break up the very long blocks. Two large sites at either end of Norquay are allowed 14 storeys, and development there is to incorporate plazas of 6000-8000 sq. ft. One site (the 2400 Motel) is allowed one 16-storey tower and one 12-storey tower, and development there is to incorporate 15,000 sq. ft. of new indoor community space, a 20,000 sq. ft. outdoor community gathering space, and a smaller public plaza.


     2300 Kingsway — 1 of 2
This site-specific rezoning was approved in 2006, just before the Norquay Village Neighbourhood Centre planning process began. It consists of 342 residential units, most of them studio or 1 bedroom units, in one 22-storey tower and two 7-storey buildings.


     2300 Kingsway — 2 of 2
Two low-rise buildings on this site include townhouses (shown here) and a daycare.


     2689 Kingsway
This project consists of 129 residential units in two buildings. A 12-storey tower is separated from a 4-storey building by a 40 ft. wide pedestrian connection, which will function as the entrance to Ravine Way. (See further detail on Ravine Way below under Amenities.) The brick finish is in line with the strong preference expressed by Norquay residents for a brick finish on buildings on Kingsway.


     2220 Kingsway — 1 of 3
This massive project consists of more than four hundred 1, 2 or 3 bedroom units in three 14-storey towers and a 5-storey building on Kingsway. These buildings enclose a courtyard with an outdoor swimming pool, situated on the third storey in the centre of the site. The entire first and second storeys occupy a podium that covers most of the 2.3 acre site. Construction is to be completed in 2017.


     2220 Kingsway — 2 of 3
The 4700 sq. ft. open space in front of the grocery store entrance at the corner of Kingsway and Gladstone is defined as the “plaza.”


     2220 Kingsway — 3 of 3
The corner of 30th Avenue and Kingsway was to be the site of a 7500 sq. ft. “park” — but much of this space has been reclaimed to function as an outdoor seating area for the adjacent dim sum restaurant.


     2395 Kingsway — 1 of 2
This project will consist of 126 units with 1, 2, or 3 bedrooms in a 12-storey tower flanked by 4-storey buildings.


     2395 Kingsway — 2 of 2
A pedestrian connection runs through the site. The bridge over the connection was later removed from the design.


     2751 Kingsway
The site of Harvey’s Furniture and Appliances at 2751 Kingsway was sold recently.

     2768 Kingsway
This assembled site is currently for sale.


Section B — Amenities and Services

New development brings population growth, and an increased population requires increased amenities and services. The Renfrew-Collingwood Community Vision made proposals for any new housing form “conditional … on an increase in community facilities and programs needed to serve any population growth generated by the new housing type.” (p. 31) The Norquay Plan states that “As the Norquay Village Neighbourhood Centre grows and evolves over time, new amenities and facilities will be needed to ensure the continued livability and desirability of the area.” (p. 70)

The Norquay Public Realm and Transportation Improvements Plan was approved as part of the Norquay Plan in 2010. The Norquay Village Public Benefits Strategy was approved in May 2013. The Norquay Village Public Realm Plan was released in April 2016. These documents provide more detail about the amenities and services that are to be provided as the population grows.

Development is taking place rapidly in Norquay, especially along Kingsway. Projects that have been completed, are currently under construction, or are in the application/permitting stage are already bringing more than 2000 new residents to our neighbourhood. This number amounts to 40% of the new residents that are expected to be living in Norquay by 2040.

But almost no progress has been made on delivery of the amenities and services promised by the Norquay Plan.


1 of 6 — Community Facility with Indoor and Outdoor Space

The Norquay Plan mandates 15,000 sq. ft. of new indoor community space and 20,000 sq. ft. of outdoor space, as well as a smaller plaza, as part of the redevelopment of the 3.5 acre site currently occupied by the 2400 Motel. The new development is expected to include 100 units of non-market housing as well as 400 units of market housing.



This community space was rated the number one amenity choice of Norquay residents. Our neighbourhood has no community centre or neighbourhood house, no library, no skating rink or swimming pool. Gladstone High School, whose catchment area includes most of Norquay, has been considered for closure. The need for community space in Norquay is urgent.

The City of Vancouver already owns the 2400 Motel. We encourage the City to proceed as quickly as possible with redevelopment of this site to deliver our most essential amenity.


2 of 6 — Ravine Way

Ravine Way is the name given to a proposed linear park that would follow the undergrounded portion of Still Creek that flows through a culvert from Norquay Park to Slocan Park. Most of the properties that would be incorporated into the park are already owned by the City of Vancouver, but City social agencies currently lease purpose-built buildings on some of these properties. Two of the properties currently function as a community garden and a community orchard. Two properties still need to be acquired.



This amenity was rated the number two choice by Norquay residents, even though the City of Vancouver describes Ravine Way as a “long-term vision.”

Two ongoing concerns are (a) the amount of land that will be allocated to Ravine Way, and (b) the temporary use of the land until assembly is completed. The Norquay Public Benefits Strategy states: “Prior to completion of the entire park route, sections would function as pocket parks, mid-block connections or … community gardens.” (p. 10) We encourage the City to allocate all of the land it now owns along Ravine Way to the proposed park, and to repurpose the sites for public use as leases expire.


3 of 6 — Parks

Norquay encompasses four parks: Norquay Park, General Brock Park, Earles Park, and Slocan Park..

Increasing densification does more than increase the number of residents who use neighbourhood parks. It also transfers many activities that have traditionally taken place in private backyards to these parks. Norquay’s new housing forms leave very little room for ground level open space on the property. Neighbourhood parks are becoming the “shared backyard” where residents are looking to play, exercise, garden, and socialize.

The new development along Kingsway is having a significant impact on Norquay Park and General Brock Park. The areas around Earles Park and Slocan Park have experienced much less densification at this stage.

Norquay Park



This park received a substantial upgrade in 2011. The Park Board’s initial $300,000 budget was supplemented by a $500,000 grant of federal stimulus money for “shovel ready” projects. This made possible construction of a new playground, a basketball court, a water park and picnic tables.

General Brock Park



The renewal of General Brock Park was the number three amenity choice of Norquay residents, and is identified as a priority in the Public Benefits Strategy.

Several large developments are being built close to this park: 2300 Kingsway (completed), 2239 Kingsway (completed), 2220 Kingsway (under construction), 2395 Kingsway (approved), 2153 Kingsway (application submitted).

The Park Board has begun to assemble four adjacent properties on Wenonah Street to expand this park and to make it more visible. We anticipate funding for significant renovation under the 2019-2022 Capital Plan.


4 of 6 — Childcare

Redevelopment of 2300 Kingsway included the construction of 37 childcare spaces.


5 of 6 — Transportation

The Clarendon Connector, a one-block long extension of Clarendon Street that joins East 33rd Avenue and East 34th Avenue, has been completed. This project was underway prior to development of the Norquay Plan.

Two new traffic signals have been installed on Kingsway near Norquay Park. A third signal has been installed at the intersection of East 33rd Avenue and Gladstone Street, but is not yet activated.

Kingsway streetscape improvements include a new centre median (in five sections), several curb bulges on intersecting streets, new lighting, and new median and boulevard street trees. Approximately half of the street trees in the median have died and been removed, but they have not yet been replaced.

A few short sections of new sidewalk have been installed. There are still numerous locations in Norquay where no sidewalk exists on either side of the street.


6 of 6 — Affordable Housing

The Norquay Public Benefits Strategy targets achieving 100 units of non-market housing on the 2400 Motel site when it is redeveloped.

The new housing forms introduced by the Norquay Plan were expected to provide more affordable housing for families. The steep increase in Vancouver land prices since 2010 has made this goal very difficult to achieve. Duplex units are currently listed at $1.2 to $1.4 million, and a stacked townhouse unit of 1270 sq. ft. is listed at $869,000.

One Rental 100 project has been approved in Norquay. That property at 2328 Galt Street has just been resold. Lock-off suites in the new housing forms are expected to produce additional rental accommodation.

Written by eyeonnorquay

13 March 2017 at 11:35 am