Big Hit from Rental 100
A consolidation of 5 parcels with a frontage of 231 feet has occurred on the northwest corner of Kingsway at Gladstone Street, cater-corner from the massive full-block development now underway at 2220 Kingsway.
The letter reproduced below has been received by local area residents, announcing a developer’s pre-application open house:
Gladstone Secondary School
4105 Gladstone Street
Thursday — 19 May 2016 — 5 pm to 8 pm
The developer seeks to build approximately 100 units of so-called affordable rental housing in a building of six storeys at an FSR of 3.3. The City of Vancouver “Rental 100” program offers developers massive no-fee gifts (with no honest rental-rate accountability) simply to build rental housing units.
Primary concerns at this point relate to three aspects:
Kingsway and Gladstone sidewalk setbacks. Gladstone Street marks the western boundary for the Norquay Plan. For a development of this scale, the Norquay Plan requires a setback of 25 feet. Does it make sense for the block right beside Norquay to suffer a downgraded “transition” status because that next block has not been “planned”? The stretch of Kingsway between Victoria Drive and Gladstone Street is already more attractive than any comparable segment of Kingsway that falls within the one-mile boundaries of “Norquay.”
Articulation along a 230 foot streetwall. Without good design, the existing building variety could be lost to a deadscape that deactivates current street life. This development needs to look like at least five different buildings.
Amenity delivery failure for Norquay so far. A new massive no-payback development will exacerbate the population pressures already concentrating at the western edge of Norquay. After enduring a great deal of construction activity, and seeing a CAC of $3 million immediately sequestered, Norquay residents have enjoyed none of the major public realm improvements specified by the Norquay Plan. So far that brand-new “neighbourhood centre” to the east — where the City of Vancouver owns three acres of land at 2400 Kingsway — remains a truck-route wasteland despite all the planning. Meanwhile, developers exploit the edge.
• • • • • • •
2153-2199 Kingsway as Shown on VanMap
The Five Existing Parcels on Kingsway
Two Big Wins from Any Redevelopment
Elimination of Pattison’s Lighted, Noisy Non-Conforming Billboard
Disappearance of the City of Vancouver Sponsored DUMP
However ugly we get treated in the heart of East Vancouver, sometimes there’s unintended upside!
Call it collateral repair?