Archive for August 2015

2711/2717 Horley Street

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Comment on Development Application DE419165 under RT-11 Zoning

http://former.vancouver.ca/commsvcs/developmentservices/devapps/pc2711horley/index.htm

 
horley
 

 
21 August 2015

This application is very similar to one that was recently approved in the same block of Horley Street. We would expect the current application to incorporate the changes required at 2757 Horley Street (e.g. relocation of several living rooms). Some of the windows at the ends of the building are much smaller. They should be similar in size to those at 2757 Horley Street to maximize light and cross ventilation.

The contemporary style and materials of this development will help to differentiate it from the more traditional style of 2757 Horley Street. We appreciate the desire of the builders to reuse plans, but we would like to see more separation between developments built according to the same basic plan. Perhaps a good criterion would be that they should not both be visible from any specific location along the street.

 
Jeanette Jones and Joseph Jones
 

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Written by eyeonnorquay

22 August 2015 at 2:00 pm

Posted in RT-11 Comment

5083/5091 Chambers Street

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Comment on Development Application DE419249 under RT-11 Zoning

http://former.vancouver.ca/commsvcs/developmentservices/devapps/pc5085chambers/index.htm

 
chambers
 

 
21 August 2015

1.  This is the first application for a stacked townhouse in Norquay that lacks windows on the sides of the building. These windows are important for light and cross ventilation, as well as for external appearance.

2.  There is a narrow strip of grass on either side of the steps at the centre of the back of the building. Grass in this location is not useful and would be difficult to mow. This area should be planted with shrubs and/or perennials.

3.  It is confusing to have a picture on the site plan of a model that does not seem to correspond to any of the drawings. The roofline is very different. The landscape plan for this application shows no trees in the front yard, but the picture does.

 
Jeanette Jones and Joseph Jones
 

Written by eyeonnorquay

22 August 2015 at 1:00 pm

Posted in RT-11 Comment

Landscaping Concerns

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On 30 July 2015 the following formal comment was submitted to three City of Vancouver planners having responsibilities for urban landscape, urban design, and development planning.

 
Norquay’s residential zones are being redeveloped with duplexes, small houses, and townhouses. Since the new zoning came into effect in Spring 2013, more than 50 duplexes have been approved outright in Norquay, and more than 15 have been completed and landscaped. A few single family houses have also been built during this time. Construction has not yet begun on any projects in the RM-7 (rowhouse or stacked townhouse) zone. One 8-unit project is nearing completion and has been landscaped in the RT-11 (small house/duplex) zone. One 4-unit project on a single lot has been completed in the apartment transition zone.

These comments are based on observations of the front yard landscaping around these newly completed residences and on inferences from landscape plans of recently approved multi-family projects.

 
I.  Lawns

Most of the new front yard lawns that have been planted in Norquay within the past few months are now dead or dying. Virtually all grass that has been recently planted on boulevards has died. This was already happening when Vancouver’s watering restrictions were at Stage 1, as the picture below (taken on 24 June 2015) shows.

 
IMG_8241-640
 

In one completed project, the areas of grass in the front yards are green, but they have not been cut (possibly because they are too small to be cut with a lawnmower). The grass is now about 10 inches long.

 
Comment and Suggestions:

1.  Climate change increases the possibility of drought. Areas planted with grass should be kept to a minimum, especially in multi-family projects.

2.  Where grass is planted, the grassy area should be a reasonable size (no tiny pockets), be easy to access, and have a shape that facilitates mowing and edging. If the area is shady, a type of grass that grows well in shade should be planted. Grass should not be planted under conifers or under any large existing tree.

3.  Developers should be required to adequately water new landscaping before new residents move in. Perhaps during the hottest months of the year, landscaping should be deferred until cooler weather.

4.  Residents of newly landscaped properties should be given information about the care and maintenance of their landscaping when they move in. Specific instructions should be given about watering requirements and restrictions, and about how to apply for a special watering permit if a new lawn has been planted.

5.  It seems likely that many residents of new housing have no previous experience in gardening with ornamental plants and lawns, especially with newly planted ones {new plantings}. They may expect their brown lawns to recover in the fall. It would be beneficial for the City of Vancouver or the VSB to run a two-hour course in the spring in both English and Mandarin/Cantonese on caring for new lawns.

6.  Residents of new buildings should be made aware that they are responsible for the care and maintenance of the boulevard that borders their property, as well as for picking up any litter that collects on the boulevard or in the gutter. They need to be encouraged to water new boulevard trees.

 
II.  Trees and Shrubs

Few trees have been planted in front of duplexes or single family houses. Where shrubs have been planted, many of them are currently dead or dying. In the almost-completed RT-11 project at Killarney Ridge (East 41st and Killarney), many trees and shrubs on the south and west edges of the property have died even before the new residents have moved in.

In general, the landscaping plants being used in RT-11 and RM-7 projects seem to be appropriately low maintenance and reasonably drought tolerant. But new plantings need to be watered regularly until they are established.

In one completed project, an automatic watering system ensures that plantings are adequately watered.

 
Comment and Suggestions:

1.  If not already required, an automated watering system should be made mandatory for all planted areas in multi-family developments to ensure that they are adequately watered.

2.  It would be beneficial for the City of Vancouver or the VSB to run a night course of several sessions in late winter or early spring in both English and Mandarin/Cantonese on gardening with ornamental plants.

3.  Where the required 4 ft. allowance between buildings and the fence is not a walkway, this low- visibility area should be covered either in gravel placed over an effective weed inhibitor with a hardy ground cover such as periwinkle. Any other type of planting will be difficult to access and care for. There will be times people need to walk in this space, and to set up ladders and other equipment.

 
III.  Walkways

The surface for walkways should not be stepping stones or gravel. A surface of concrete or pavers is easier to maintain, to walk on and to shovel when there is snow.

 
Jeanette Jones
 

Written by eyeonnorquay

10 August 2015 at 10:28 am