P.S. on RM-9A
The following material supplements the 16 September 2015 posting titled September 23rd Open House.
RM-9A is the designation that the City of Vancouver is using for new zoning for the Norquay Village Apartment Transition Area. The regulations for this new Norquay zone therefore derive from the schedule approved in June 2014 for the RM-9 zone in Marpole. We anticipate that details will differ for Norquay’s
RM-9A, but until the September 23 Open House unveiling we cannot know which ones. Relevant specifications for the RM-9 zone in Marpole have now been incorporated into an Eye on Norquay comparison table provided below. This preliminary work should make it easier to assess features proposed for the RM-9A zone in Norquay.
But Norquay is not Marpole.
The RM-9 zone in Marpole permits a variety of building forms, including low-rise apartments, stacked townhouses, and rowhouses. An important difference is that Marpole already has a considerable stock of
low-rise apartments on residential streets. The Marpole Community Plan also provides for other zones that will permit this housing form.
The Norquay Village Apartment Transition Area (to become the new RM-9A zone) is the only place in Norquay that permits low-rise apartments on residential streets.
If developers are from this point forward allowed to build stacked townhouses in this zone, Norquay will likely see very few low-rise apartments. One of the most important stated goals of the Norquay Plan is to increase housing options for residents. To permit stacked townhouses in RM-9A can only reduce or exclude the alternative apartment form.
Key to Abbreviations in Comparison
ATARP = Norquay Apartment Transition Area Rezoning Policy (May 2013) RM-7 = Norquay RM-7/RM-7-N Districts Schedule and Guidelines (May 2013) RM-9 = Marpole RM-9/RM-9N Districts schedule and Guidelines (June 2014)
Comparison of Current Zoning Guidelines in Norquay and Marpole
Building Form ATARP 4-storey apartment RM-7 Stacked townhouse / Traditional rowhouse [compared below] [excluded from comparison] RM-9 Low-rise apartment (4-storey) / Stacked townhouse / Rowhouse Amenity Contribution ATARP CAC $15.00 per sq ft RM-7 None RM-9 Affordable housing or amenity share $108 per sq m ($10 per sq ft) for FSR increase between 0.75 and 1.2 $592 per sq m ($55 per sq ft) for FSR above 1.2 Type of Parking ATARP Underground RM-7 Uncovered surface spaces at lane RM-9 Underground or surface spaces at lane Required Parking Spaces ATARP Unspecified RM-7 2 for every 3 units RM-9 *** See footnote below *** Elevator ATARP Yes RM-7 No RM-9 For apartment only Maximum Height ATARP 13.7 m / 45 ft RM-7 11.5 m / 37.5 ft RM-9 13.7 m / 45 ft Minimum Frontage ATARP 15.2 m / 50 ft — except orphan lots [proposals so far have assembled 3 or 4 lots] RM-7 12.8 m / 42 ft [12 of 14 proposals so far for 1 or 2 lots] RM-9 12.8 m / 42 ft Front Yard Setback ATARP 3.7 m / 12 ft RM-7 6.1 m / 20 ft RM-9 4.9 m / 17 ft or LESS Side Yard Setback ATARP 2.1 m / 7 ft RM-7 1.2 m / 4 ft RM-9 2.1 m / 7 ft or LESS Rear Yard Setback ATARP 3.7 m / 12 ft RM-7 Not applicable RM-9 1.2 m / 4 ft Courtyard Width ATARP 9.1 m / 30 ft RM-7 Not applicable RM-9 7.4 m / 24 ft Maximum Site Coverage ATARP Unspecified RM-7 55% RM-9 55% or MORE Maximum Floor Space Ratio (FSR) ATARP 1.2 for single orphan lots only 1.5 for frontage of 15.2 m / 50 ft 2.0 for frontage of 27.4 m / 90 ft RM-7 1.2 RM-9 1.2 for frontage of 12.8 m / 42 ft 1.5 for frontage of 15.2 m / 50 ft 2.0 for frontage of 27.4 m / 90 ft Maximum Unit Density ATARP 180 units per hectare for 1.5 FSR 240 units per hectare for 2.0 FSR RM-7 132 units per hectare at permitted 1.2 FSR RM-9 132 units per hectare for 1.2 FSR 180 units per hectare for 1.5 FSR 240 units per hectare for 2.0 FSR *** Footnote for RM-9 Required Parking Spaces *** Section 184.108.40.206 of Vancouver’s Parking Bylaw states that the parking space requirement for RM-9 is a minimum of 0.5 space for every dwelling unit with less than 50 sq m of gross floor area, and, a minimum of 0.6 space for every dwelling unit with 50 sq m or more of gross floor area, plus one space for each 200 sq m of gross floor area, except that, for every dwelling unit which has a gross floor area of 80 sq m or greater, there need be no more than 1 space for every dwelling unit.