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 ]

Advertisements

Written by eyeonnorquay

14 February 2011 at 11:11 am

Posted in Uncategorized

Rezoning of RS for Duplex

leave a comment »

 
Submission to Mayor and Council Re: Public Hearing 18 September 2018 — Agenda Item 5
REZONING: Amendments to the Zoning and Development By-law for Most RS Zones
to Allow Two-Family Dwellings (Duplexes) to Increase Housing Choice

 
Norquay Village Neighbourhood Centre in East Vancouver includes 1.5 sq km or 370 acres. Since 2013, 1911 lots in Norquay have been rezoned from RS-1 to new low density housing zones that allow for duplexes, triplexes, rowhouses, stacked townhouses and 4-storey apartments. All of the new zones permit duplexes to be built outright on single lots. During the last 5 years more than 60 duplexes have been built or have started construction. Today Norquay amounts to a City of Vancouver demonstration project.

Most Norquay residents do not object to allowing duplexes in our community. There is a completed duplex on our block. We are fine with this.

However, Norquay’s experience shows that more regulation for outright duplexes is needed. There are three major concerns.

One problem has been very large lock-off units. We have seen several lock-off units that are really one-bedroom suites. Appendix B of today’s Report proposes a maximum size of 350 sq. ft. for lock-off units. We support this change. But two other major problems remain unaddressed.

First, living rooms and bedrooms are usually too small. Living rooms typically accommodate only a couch (and sometimes a chair). Second and third bedrooms often measure less than 60 sq. ft. We saw one unit with 4 bedrooms all measuring 8 x 7. These are not livable family dwellings. At present, no regulations govern room sizes in Vancouver. The 1992 High Density Housing for Families with Children Guidelines document is being updated. But these guidelines apply only to apartments, not to lower density housing forms.

The second problem is inadequate attention to external design. The External Design criteria now proposed for all RS zones are essentially the same as what is being applied in Norquay today. These requirements are a good start, and they have resulted in acceptable external design for approximately 80% of our new duplexes. But that is not good enough. Our Norquay neighbourhood deteriorates when 1 out of 5 new duplexes is an eyesore.

Look at these paired pictures of duplexes built outright in Norquay — visual successes and visual failures.

http://www.vcn.bc.ca/norquay/duplex-2018.html

Staff have confirmed that building duplexes in RS zones will not provide substantially more housing units or increase affordability. This is all about increasing housing choice. Is this worthwhile goal urgent enough to sideline the two major problems that I have described? No. Before approving any proposal to build duplexes outright in RS zones, Council needs to direct staff to develop and bring forward for approval (1) guidelines for room sizes that apply to low density housing forms, and (2) additional regulations to govern external design.

 
Jeanette and Joseph Jones

17 September 2018
 

Written by eyeonnorquay

17 September 2018 at 9:29 pm

Posted in Photos, Statements

Rezoning of KCC RT-10

leave a comment »

 
Submission to Mayor and Council Re: Public Hearing 18 September 2018 – Agenda Item 6
REZONING: Amendments to the Zoning and Development By-law for RT-7 and RT-8 Zones (Kitsilano)
and RT-10 and RT-10N Zones (Kensington-Cedar Cottage) to Increase Housing Choice

 
The City of Vancouver proposes to rezone the RT-10 District of the Kingsway-Knight Neighbourhood Centre to RT-11. The Report Summary states that this change “will address the concurrent citywide goals of simplifying and consolidating regulations and providing more of the right supply of housing while reflecting different contexts of neighbourhoods.”

The RT-10 zoning schedule requires updating to make it consistent with citywide regulations that have been adopted since 2005. Some RT-11 regulations could be carried back into the RT-10 District. But a wholesale rezoning of the entire RT-10 District to RT-11 fails in “reflecting different contexts of neighbourhoods.”

We live in the small portion of Kensington-Cedar Cottage (KCC) that was rezoned to RT-11 five years ago under planning for the Norquay Village Neighbourhood Centre. We are part of both Norquay and Kensington-Cedar Cottage. But these two neighbourhoods are quite different. The same rules cannot indiscriminately be applied to both.

Here are three probable outcomes of rezoning the RT-10 District to RT-11.

 
1 — Many more character houses will be demolished.

        RT-11 zoning will imperil the 491 pre-1940 houses — more than 40% of the total — in the
        KCC RT-10 District. The Report states: “The increase to the permitted density for development to
        0.75 FSR may lead to demolition of older homes in favor of a more viable duplex development” (p. 14).
        The large number of character houses in good condition in Kingsway-Knight will face much
        greater risk of being replaced by duplexes. In Norquay’s RT-11 District, most of the older
        houses already have been demolished. Many of the 67 that remain either would not qualify as
        character houses or are in poor condition. Report focus on trade-off ignores this stark asymmetry.

 
2 — The quality of exterior design will deteriorate.

        At present the RT-10 District has extensive Design Guidelines, even for duplexes. Most new
        development there looks attractive. Replacement of those guidelines with the bare-bones
        RT-11 External Design regulations would lead to the outcome already perceptible in Norquay:
        approximately 1 in 5 duplexes built outright is an eyesore.

 
3 — Very little conditional development will occur, and many of the small house/duplex projects
       that are built will have problems.

        RT-11 zoning regulations were tailored to areas of Norquay where most parcels are wider than the usual
        33 feet and/or longer than the usual 122 feet. Only one of the 26 conditional development applications
        in Norquay so far has been for an assembly of lots that measure 33 x 122 or smaller.

        Conditional RT-11 development on a single lot most commonly results in a duplex plus a laneway
        house. This works well on wider lots (side-by-side duplex), or on longer 33 ft lots (front/back duplex).
        In the two instances where duplex-plus-laneway has been built on 33 x 122 parcels, the duplexes are
        side-by-side. Units are less than 12 ft. wide. Rooms are narrow and dark, and hallways consume a
        lot of living area.

        Relatively few parcels in Norquay’s RT-11 District measure 33 x 122 or smaller. This is fortunate,
        and may reflect good planning. Lot size would become a much greater problem factor in the
        KCC RT-10 District, where more than half the lots measure 33 x 122 feet and many of the remainder
        are even smaller.

When we take all of these considerations together, we can see an unhappy future for the RT-10 District if the proposal to rezone wholesale to RT-11 is approved. One. There will be very few conditional applications. Two. Character houses, most of them in good condition, will be demolished and replaced by duplexes built outright. Three. Too many of these new duplexes on single lots will be eyesores.

It doesn’t have to be this way. Staff needs time to work out which RT-11 regulations are appropriate for the RT-10 District and which are not. Everybody needs to slow down. Much more work is required before Council approves the rezoning of the KCC RT-10 District.

 
Jeanette and Joseph Jones

17 September 2018
 

Written by eyeonnorquay

17 September 2018 at 9:15 pm

Posted in Statements

July 2018 Norquay Listings

 
The following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the month of July 2018. This data is collected as part of Eye on Norquay’s efforts to monitor the affordable new housing types that the Norquay Plan intended to spread across our local area. Other periods, in sequence, can be viewed with a click on the Price Data category link.
 

 
Single Family House


Address                      Ask Price    Lot (ft)     Sq Ft     Year     Zone


2174 E 30th Ave             $1,488,000    50 x 77                         RT-11

2248 E 30th Ave             $1,699,000    2580sf       1946      1912     RM-9A                      

2324 E 30th Ave             $1,888,000    32 x 115     1700      1956     RM-9A

Assembly:
2371 E 30th Ave             $2,498,000    33 x 153     2185      1910     RM-9A         
2377 E 30th Ave             $2,498,000    33 x 153     2162      1954     RM-9A         

Assembly:
2255 E 30th Ave             $2,480,000    45 x 93       2176     2005     RM-9A
4863 Baldwin St             $1,650,999    33 x 93       1856     1980     RM-9A
4873 Baldwin St             $1,650,000    33 x 93       1856     1980     RM-9A
4885 Baldwin St             $1,650,000    33 x 93       1858     1997     RM-9A

2182 E 32nd Ave             $1,590,000    33 x 110     2253      1974     RM-7

2126 E 33rd Ave             $1,399,000    33 x 108     1350      1945     RM-7          

2170 E 33rd Ave             $1,688,000    33 x 108     2153      1986     RM-7                 

2327 E 33rd Ave             $1,649,000    32 x 108     2050      2006     RM-9A

Assembly:                   $2,200,000    32 x 115     2200      1961     RM-7
                            (relisted at $2,100,000)
Three parcels: 2366 E 33rd Ave / 2374 E 33rd Ave / 2380 E 33rd Ave         

Assembly:
2488 E 33rd Ave             $1,999,000    29 x 108     2160      1987     RM-9A
2498 E 33rd Ave             $1,999,000    29 x 108     1987      1987     RM-9A

2239 E 34th Ave             $2,388,000    49 x 115     1600      1945     RM-7    

2281 E 34th Ave             $1,789,000    33 x 115     2200      1912     RM-7       

2375 E 37th Ave             $1,589,000    89 x 44      2520      1955     RM-7

2826 Cheyenne Ave           $1,638,000    39 x 106     1940      1958     RM-7    

2880 Cheyenne Ave           $1,890,000    34 x 110     2416      1986     RM-7

4702 Clarendon St           $1,315,000    33 x 120     1923      1947     RT-11         

5131 Clarendon St           $1,868,000    44 x 89      2152               RM-7

2681 Duke St                $2,398,000    33 x 102     2013      1995     RM-7         

2719 Duke St                $1,688,000    33 x 102     1290      1944     RM-7

5511 Dundee St              $1,658,000    32 x 105     2015      2002     RT-11

4925 Earles St              $2,200,000    33 x 110     2178      1992     RM-7

5615 Earles St              $2,780,000    50 x 117     3534      1993     RT-11     

2840 Euclid St              $2,780,000    50 x 122     2250      1964     RM-7

4736 Gladstone St           $2,688,000    33 x 119     2116      1996     RM-9     

5078 Gladstone St           $1,698,000    33 x 120     2100      1910     RT-11                                    

4550 Gothard St             $1,399,000    33 x 110     1673      1926     RT-11             

2703 Horley St              $1,600,000    39 x 106     2532      1910     RM-7

4965 Killarney St           $1,499,000    33 x 98      1883      1998     RT-11    

5511 Killarney St           $1,598,000    31 x 144     1843      1934     RT-11                          

Assembly:
2847 Kingsway               $2,388,000    38 x 104                        KRPA
2853 Kingsway               $2,388,000    38 x 103                        KRPA
2855 Kingsway               $2,388,000    38 x 103                        KRPA
2871 Kingsway               $2,388,000    38 x 104                        KRPA
2875 Kingsway               $2,388,000    38 x 104                        KRPA
(total frontage potential 231 ft., including exclusive listings)

4935 Moss St                $1,399,900    33 x 94       800      1912     RT-11      

5030 Moss St                $2,250,000    33 x 99      1409      1945     RT-11        

5078 Moss St                $2,250,000    33 x 99      1690      1930     RT-11

5158 Moss St                $2,300,000    33 x 99      1837      2000     RT-11

5168 Moss St                $2,000,000    33 x 99      2200      1965     RM-9A

Assembly:                   $9,188,000    101 x 122                       RM-9A
                            $7,990,000    
4715 Nanaimo St
2366 Galt St
2374 Galt St 

5230 Rhodes St              $3,080,000    32 x 151     1500      1952     RM-9A                 

Assembly:
5043 St Margarets St        $1,599,000    44 x 89      2368      1981     RM-7
5059 St Margarets St        $1,870,000    44 x 89      2318      1995     RM-7          

5135 St Margarets St        $1,890,000    44 x 89      2258      1990     RM-7

Assembly:
5373 Slocan St              $1,998,000    33 x 104     1950      2004     $M-7      
5375 Slocan St              $1,998,000    33 x 104     1950      2004     RM-7

5277 Wales St               $3,300,000    33 x 109     1980      1991     RM-9A          

2775 Ward St                $1,599,999    33 x 102     1700      1932     RM-7                

* KRPA = Kingsway Rezoning Policy Area

 
 
Duplex


Address                      Ask Price     Sq Ft      Year     Zone

2308 E 33rd Ave             $1,388,000      1587      2018     RT-11
       
2627 E 41st Ave             $1,468,000      1967      2015     RT-11

4641B Clarendon St          $1,099,000      1285      2018     RM-7

5474 Dundee St              $1,568,000      2073      2018     RT-11

5218 Gladstone St           $1,498,000      2012      2018     RT-11     
                   
4936 Moss St                $1,089,000      1252      2018     RT-11

4938 Moss St                $1,059,000      1178      2018     RT-11

 
 
Small House

(strata title in RT-11 zone)


Address                      Ask Price     Sq Ft      Year

4650 Baldwin St              $998,000      1197       2018

4652 Baldwin St            $1,430,000      2019       2018

2529 E 38th Ave              $799,000       749       2018

5653 Killarney St          $1,188,000      1226       2017

5655 Killarney St            $968,000      1159       2017

4513 Nanaimo St              $708,000       678       2015

4523 Nanaimo St            $1,258,000      1369       2018       

2680 Norquay St              $699,900       720       Presale

2688 Norquay St              $999,900      1169       Presale               

 
 
Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)


Address                      Ask Price     Sq Ft      Year

2368 E 34th Ave             $1,098,000     1496       2018

5188 Chambers St              $649,000      870       2017

4829 Duchess St             $1,099,000     1833       1995

5008 Highgate St            $1,199,800     1388       2018

5001 St Margarets St        $  958,000     1006       2018

5003 St Margarets St        $  888,000      923       2018

5005 St Margarets St        $  899,900     1006       2018

5011 St Margarets St        $  949,000     1049       2018

5015 St Margarets St        $1,290,000     1610       2018

2632 Ward St (triplex site) $1,800,000                

2717 Ward St                $  879,000     1049       2018

2725 Ward St                $  949,900      997       2018

2727 Ward St                $  849,900     1070       2018

2729 Ward St                $  919,900      956       2018

2743 Ward St                $  949,900      997       2018

 
 
Apartments in RM-9A Zone


Address                      Ask Price     Sq Ft      Year

203—2666 Duke St             $749,900      803        Presale

301-2666 Duke St             $769,900      819        Presale

 
 
Apartment

(strata title in CD-1 zonings)


Address                      Ask Price     Sq Ft      Year


106-2277 E 30th Ave          $468,800        674      1978

111-4893 Clarendon St        $538,888        850      1996

202-4893 Clarendon St        $549,999       1060      1996

206-4893 Clarendon St        $498,000        900      1996
      
203-4815 Eldorado Mews       $528,000        544      2013

1507-4815 Eldorado Mews      $674,900        699      2013

1805-4815 Eldorado Mews      $629,000        549      2013

2305-4815 Eldorado Mews      $584,959        581      2013

209-4818 Eldorado Mews       $549,000        529      2013

212-4818 Eldorado Mews       $569,000        534      2013

326-2239 Kingsway            $725,000        883      2011      

205-2388 Kingsway            $579,000        933      1996
                             $559,000       

E501-2455 Kingsway         $1,119,900       1110      Presale

413-2455 Kingsway            $854,900        830      Presale

906-2455 Kingsway            $885,900        880      Presale

1001-2455 Kingsway           $889,900        834      Presale     

308-2689 Kingsway            $449,000        457      2014

606-2689 Kingsway            $858,000        874      2014

608-2689 Kingsway            $499,000        526      2014

708-4888 Nanaimo St          $498,000        465      2013

PH4-4888 Nanaimo St          $899,000        859      2013

 
 
2220 Kingsway

There were no listings in July 2018 for Kensington Gardens, the Westbank project with
400+ units under construction, with completion projected for 2018


 
 
 
 

Written by eyeonnorquay

2 August 2018 at 11:11 am

Posted in Price Data

Submission to Park Board

leave a comment »

 
Re Draft Capital Plan 2019-2022

20 June 2018

 
We unfortunately were unable to attend the June 12 consultation session, as we were out of town at that point. However, we have looked at the Park Board Draft Capital Plan 2019-2022 and we submit our comment in writing.

We are disappointed to see that the renewal of General Brock Park is not included in the Draft Capital Plan. Under the 2013 Norquay Village Neighbourhood Public Benefits Strategy:

         General Brock Park is considered to be the first priority
         for upgrading in the first 10 years of the Strategy (p. 9)

Time is running out for the City of Vancouver to live up to its commitment.

General Brock Park is the closest neighbourhood park for the largest number of residents in new developments resulting from the 2010 Norquay Plan. Nearby major projects recently completed, under construction, or approved include:
 

Location                Status                   Number of Units

2239 Kingsway           Completed 2011            94 units

2300 Kingsway           Completed 2013           346 units

2220 Kingsway           Completion in 2018       404 units

2395-2443 Kingsway      Approved Sept 2016       126 units

2153-2199 Kingsway      Approved May 2017        101 units

 
In addition, 77 units of family housing in Norquay’s new RT and RM zones as well as many duplexes are in process or already completed in the area. All of this development is within 400 metres of this park.

General Brock Park was established in 1977 and has had only minimal upgrades since that time. It is inadequate to serve the needs of existing and new Norquay residents. It provides a large open green space, some paved (sinking) walkways, and a small playground suitable for preschool children, but very little else.

Increasing densification of the area does not only bring many new residents. It also transfers many activities that have traditionally taken place in backyards to city parks. The new low-rise housing forms (duplex, rowhouse, stacked townhouse, small houses on shared lots) leave very little room for open space on the property. City parks are becoming the “shared backyard” where residents are looking to play, exercise, garden, and socialize. We are looking for picnic tables, exercise and play equipment for all ages, access to nature, and open space where we can run and play.

We recognize that the Norquay Plan and the Public Benefits Strategy provide for the acquisition of four parcels on Wenonah Street in order to incorporate them into the park. The Park Board is to be commended for the work they have done to purchase two of these four properties. However, the remaining two properties may well be unavailable for purchase for many years to come. Renewal of Brock Park cannot be put off until that opportunity occurs. We suggest a modular redesign, which could incorporate the four Wenonah Street properties when the Park Board is able to assemble all of them.

The City of Vancouver has repeatedly assured Norquay residents that development of parks will accompany the development of new housing. The renewal of Brock Park needs to be included in the 2019-2022 Capital Plan.

 
Jeanette and Joseph Jones
 

Written by eyeonnorquay

20 June 2018 at 8:19 pm

Posted in Open Letters

April 2018 Norquay Listings

 
The following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the month of April 2018. This data is collected as part of Eye on Norquay’s efforts to monitor the affordable new housing types that the Norquay Plan intended to spread across our local area. Other periods, in sequence, can be viewed with a click on the Price Data category link.
 

 
Single Family House


Address                      Ask Price     Lot (ft)     Sq Ft     Year     Zone

2220 E 30th Avenue          $2,992,462     33 x 125      2267     2010     RM-9A

Assembly:
2255 E 30th Ave             $2,480,000     45 x 93       2176     2005     RM-9A
4863 Baldwin St             $1,650,000     33 x 93       1856     1980     RM-9A
4873 Baldwin St             $1,650,000     33 x 93       1420     1955     RM-9A     
4895 Baldwin St             $1,650,000     33 x 93       1858     1997     RM-9A
             
2324 E 30th Ave             $1,888,000     32 x 115      1700     1956     RM-9A

2126 E 33rd Ave             $1,399,000     33 x 108      1375     1945     RM-7

2327 E 33rd Ave             $1,799,000     32 x 108      2050     2006     RM-7           

Assembly:
2366 E 33rd Ave             $2,200,000     33 x 115                        RM-7
2374 E 33rd Ave             $2,200,000     33 x 115                        RM-9A
2380 E 33rd Ave             $2,200,000     33 x 115                        RM-9A

2373 E 33rd Ave             $1,399,000     32 x 71       1595     2010     RM-7

2236 E 34th Ave             $1,575,000     33 x 122      2415     1972     RT-11

2281 E 34th Ave             $1,789,000     33 x 108      2200     1912     RM-7          

2339 E 34th Ave             $2,600,000     48 x 115                        RM-7

2495 E 34th Ave             $1,898,000     31 x 115      2000     2011     RM-7

2280 E 38th Ave             $2,100,000     40 x 141      1728     1952     RT-11               

2826 Cheyenne Ave           $1,680,000     39 x 106      1956     1958     RM-7
                            $1,638,000                

5131 Clarendon St           $1,868,000     44 x 89       2152              RM-7

2681 Duke St                $2,398,000     33 x 102      2013     1995     RM-7                

2719 Duke St                $1,688,000     33 x 102      1290     1944     RM-7

2751 Duke St                $1,888,000     33 x 102      2015     2005     RM-7    

5511 Dundee St              $1,688,000     32 x 105      2015     2002     RT-11

4925 Earles St              $2,500,000     33 x 110      2178     1992     RM-7 

5559 Earles St              $2,099,000     46 x 119      2490     2005     RT-11    

2840 Euclid Ave             $2,980,000     50 x 122      1964     2250     RM-7

Assembly:
4718 Gladstone St           $2,994,559     4140 sf       2162     1997     RM-9A
4736 Gladstone St           $2,842,876     33 x 119      2116     1996     RM-9A
                            $2,688,000
4748 Gladstone St           $2,868,040     33 x 120      2132     1997     RM-9A                                        

5074 Highgate St            $1,599,000     44 x 89       2100     1989     RM-7

4965 Killarney Street       $1,520,000     33 x 98       2145     1998     RT-11

2315 Kingsway               $3,500,000     33 x 105      2000     1970     KRPA

4866 Moss St                $1,698,000     33 x 99       2420     2016     RT-11          

5030 Moss St                $2,250,000     33 . 99       1409     1945     RT-11     

5078 Moss St                $2,250,000     33 x 99       1690     1930     RT-11

5158 Moss St                $2,300,000     33 x 99       1837     2000     RT-11

5168 Moss St                $2,000,000     33 x 99       2200     1965     Rt-11     

4448 Nanaimo St             $2,099,000     33 x 113      2317     1985     RM-7
                            $1,699,000

4692 Nanaimo St             $1,630,000     33 x 133      2150     1956     RM-7

Assembly:
4715 Nanaimo St (3 parcels) $9,188,000                                     RM-9A   
     
Assembly
5230 Rhodes St              $3,080,000     32 x 151      1500     1952     RM-9A
5264 Rhodes St              $3,500,000     32 x 157      3149     1987     RM-9     
5296 Rhodes St              $3,500,000     32 x 166      3250     1980     RM-9A

Assembly:
5109 Slocan St              $2,388,000     34 x 104      1980     1992     RM-7
5125 Slocan St              $2,388,000     34 x 104      2040     1980     RM-7    
    
2632 Ward St                $1,800,000     33 x 102      2040     1955     RM-7

2775 Ward St                $1,640,000     33 x 102      1700     1932     RM-7                               

* KRPA = Kingsway Rezoning Policy Area

 
 
Duplex


Address                      Ask Price     Sq Ft      Year     Zone

2308 E 33rd Ave             $1,388,000      1587      2018     RM-7     

2627 E 41st Ave             $1,468,000      1967      2015     RT-11

2735 Cheyenne Ave           $1,288,000      1433      2018     RM-7

2737 Cheyenne Ave           $1,288,000      1511      2018     RM-7

4641B Clarendon St          $1,099,000      1285      2018     RT-11

5474 Dundee St              $1,568,000      2073      2018     RT-11

5476 Dundee St              $1,548,000      2036      2018     RT-11      

5485 Dundee St              $1,149,000      1308      2018     RT-11

5216A Gladstone St          $1,498,000      1801      2018     RT-11

5216B Gladstone St          $1,498,000      1801      2018     RT-11            

2156A Mannering Ave         $1,199,000      1424      2018     RT-11

2156B Mannering Ave         $1,199,000      1424      2018     RT-11

5150 Nanaimo St             $1,299,000      1356      2017     RM-7

 
 
Small House

(strata title in RT-11 zone)


Address                      Ask Price     Sq Ft      Year

2889 E 41st Ave             $1,118,000      1570      2015

5653 Killarney St           $1,188,000      1226      2015     

5655 Killarney St             $968,000      1159      2017

4523 Nanaimo St             $1,298,800      1369      2018

4529 Nanaimo St               $738,000       671      2018

2688 Norquay St               $999,900      1169      2019

2680 Norquay St.              $699,900       720      2019

 
 
Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)


Address                      Ask Price     Sq Ft      Year

5198 Chambers St              $758,000       857      2017                  

 
 
Apartment

(strata title in CD-1 zonings)


Address                      Ask Price     Sq Ft      Year

106-2277 E 30th Ave           $489,000       874      1974

110=2277 E 30th Ave           $415,000       671      1974

209-4989 Duchess St           $469,000       576      1997      

201-4815 Eldorado Mews        $539,900       577      2013

203-4815 Eldorado Mews        $558,000       544      2013

608-4815 Eldorado Mews        $499,000       513      2013

1507-4815 Eldorado Mews       $480,000       503      2013

1510-4815 Eldorado Mews       $428,800       411      2013

2106=4815 Eldorado Mews       $549,900       553      2013

306-2689 Kingsway             $499,000       645      2015

1008-2689 Kingsway            $548,800       536      2015

PH4-4888 Nanaimo St           $929,000       859      2012

 
 
2220 Kingsway

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


Address                       Ask Price    Sq Ft

102-2220 Kingsway              $999,000     1023

302-2220 Kingsway              $718,000      872

305-2220 Kingsway              $612,000      593

309-2220 Kingsway              $849,900      805

317-2220 Kingsway              $499,900      512

322-2220 Kingsway              $510,000      534

518-2220 Kingsway              $495,000      529

603-2220 Kingsway              $445,000      463

605-2220 Kingsway              $460,000      566

906-2220 Kingsway              $954,000     1072

1012-2220 Kingsway             $768,000      812    

1105-2220 Kingsway             $815,000      799

1108-2220 Kingsway           $1,080,000      992

1208-2220 Kingsway             $700,000      720

1501-2220 Kingsway             $488,000      517

1511 - 2220 Kingsway           $753,800      717

1605-2220 Kingsway             $999,000      980

1608-2220 Kingsway             $849,000      992

1706-2220 Kingsway           $1,089,000     1060

1805PH5-2220 Kingsway          $949,999      784

NE 315-2220 Kingsway           $668,000      733

NE 629-2220 Kingsway           $499,000      511

S703-2220 Kingsway             $530,000      484

S1008-2220 Kingsway            $888,000      992

W303-2220 Kingsway             $475,000      463

W508-2220 Kingsway             $680,000      790

W PH 1-2220 Kingsway           $828,000     1265

 
 
 
 

Written by eyeonnorquay

2 May 2018 at 11:11 am

Posted in Price Data

2555 East 40th Ave

leave a comment »

 
Comment on Development Application DP-2018-00034
under RT-11 Zoning

 
http://development.vancouver.ca/pc2555e40th/index.htm
 

 

 

1 March 2018
 

 
Form of Development

We commend this carefully designed development application. Features of the proposed project that we especially appreciate are:

1.  The design of the buildings (“traditional in massing but contemporary in execution”) fits well with the specific neighbourhood context. Fit is particularly important in this first RT-11 small house/duplex project on a very long block of single family houses.

2.  Placement of the windows and doors, as well as the location of the porches and patios, minimizes overlook into neighbouring units.

3.  The front door of each unit faces the street and is visible from the street.

4.  Bedrooms have a reasonable size, especially in the 2-bedroom units.

5.  Considerable private open space is provided for each unit. The only shared open spaces are walkways. This allocation of open space should encourage residents of each unit to feel responsible for maintaining their own landscaping.

6.  All four of the site’s existing trees are being retained.

7.  The landscape plan is simple and effective. New Norquay residents in low-density multi-family housing developments often appear to have no previous gardening experience (and sometimes little interest). Basic low-maintenance plantings like these are essential. Residents of this project who may be interested in more elaborate gardens will easily be able to reconfigure their private open spaces.

We expect this project to be a great improvement over the 1980s “monster house” that it will replace.

N.B. Please note that there is no existing city sidewalk on the north side of East 40th Avenue between Clarendon Street and Wales Street. The construction of the relevant portion of this sidewalk should be included as an urban design condition of development when this application is approved.

Please send us a copy of the prior-to letter when issued.

 
Jeanette and Joseph Jones
 
 

Written by eyeonnorquay

1 March 2018 at 4:51 pm

Posted in RT-11 Comment

2469 East 40th Ave

leave a comment »

 
Comment on Development Application DP-2017-01210
under RT-11 Zoning

 
http://development.vancouver.ca/pc2469e10th/index.htm
 

 

 

1 March 2018
 

 
Design

The massing of the buildings fits in well with the neighbouring single family houses on the street. However, the outside appearance needs to be simpler and less confusing. Too many different colours and materials are used. The appearance of the windows need to be well-defined. Solid infill panels should not be included within the same frame as the windows. The roofs over the front doors facing the street are unsupported and look tacked on.

 
Landscaping

Considerable effort has gone into the landscape design. The arbor over the entrance to the walkway is attractive. Most open space is private, so that it would be clear who is responsible for maintenance. An irrigation system is being installed. Storage for garden tools is provided.

However, some areas of lawn are small and irregularly shaped, making them difficult to mow. Lawn borders should be made more regular and very small areas of grass should be replaced by groundcovers. Plantings block access to some of the space between the buildings and the fences.

Given the level of landscape maintenance that is apparent so far in most occupied RT-11 projects, it seems a good idea to keep landscaping plans basic. Where most of the open space is private, residents can always reconfigure their gardens to make them more elaborate. Most who choose to engage in active gardening are likely to do this in any case.

The landscape plan fails to indicate how the boulevard will be landscaped.

Please send a copy of the prior-to letter when issued.

 
Jeanette and Joseph Jones
 
 

Written by eyeonnorquay

1 March 2018 at 4:46 pm

Posted in RT-11 Comment