What follows is a case study in developer and City of Vancouver coordinated disrespect for notification to and communication with Norquay residents. Misleading signage, contradictory and missing data, and a mere two-week window for response to a junk application — all of these elements betray a lack of professionalism, if not a more sinister agenda to obfuscate.
A City of Vancouver development notification letter dated 12 June 2015 specifies application number DE418819 for 5441 Wales Street. That incorrect 5441 Wales Street is also how City of Vancouver has the street address filed on their web site as of 15 June 2015 afternoon. The application proposes a “heritage revitalization agreement,” a relatively rare occurrence for Norquay. Here is the current on-site signage —
and here is a view that shows the existing building proposed for heritage revitalization —
In addition to a signage address that does not match up with the notification address, notice that the signage appears to propose that five buildings with 11 dwelling units and and 6 parking spaces will locate onto a single land parcel.
What is going on? The slipshod files that are available
5441 Wales Street — DE418819
make possible a key supposition.
Buried in the file streetscape.pdf can be found one indication that the developer regards the “subject site” as “5471 & 5443 Wales St.” If this is the case, the on-site signage neglects to inform that the 5443 Wales Street property to the north is being included in the development proposal. Crucial other documents in the City of Vancouver web site package also fail in this respect.
A handful of “site statistics” are scattered down the right side of the file siteplan.pdf. But the key FSR parameter amounts to nothing but a redirect to some file that does not exist on the City of Vancouver web site: “See Sheets A2.7 to A2.8”
Where the floor space increase being considered is more than 10 percent greater than the maximum
permitted under the zoning, prior Council approval is required.
Buried in the file designrationale.pdf is a contradictory indication that 8 (not just 6) parking spaces would be provided. Who can tell which of the two is the case?