Comment on Rezoning Application at Public Hearing of 18 October 2016
In general, we support this application. We believe that it is consistent with the policy set out in the Norquay Plan for the Kingsway Rezoning Area. We strongly support these added conditions:
• Condition (b)1 (Urban Design) requiring design development to widen the proposed mid-block pedestrian mews and to include integrated permanent seating.
• Condition (b)4 (Urban Design) requiring design development to use more brick masonry.
We encourage staff to continue to address potential road congestion around the site.
We have the following concerns:
1. Public Benefits. The target CAC for the Kingsway Rezoning Area is currently set at $11.08 per sq.ft. of additional density, by far the lowest rate in the five areas of the City of Vancouver that have target CACs. According to the Norquay Public Benefits Strategy, 50% of CACs generated in Norquay are to be allocated to affordable housing. That has been done in this case.
The other two categories that are eligible to receive CAC funding are “Childcare” and “Other Community Facilities.” For this application, staff has allocated the remaining 50% of CACs to a combined category labeled “Childcare and Other Community Facilities.” These are two separate categories in the Public Benefits Policy, and they should receive separate allocations. To date, none of the CACs generated by the three applications in the Kingsway Rezoning Area has been specifically allocated to “Other Community Facilities.” (See CAC Allocations Under the Norquay Plan below.)
The “Other Community Facility” designated by the Norquay Plan is the 15,000 sq.ft. of new community indoor space and the 20,000 sq.ft. of community outdoor space that will be included in the redevelopment of the 2400 Motel site. The City of Vancouver is the owner of this property. We call on the City to move forward as quickly as possible to develop the 2400 Motel site so that Norquay can begin to enjoy the community facility that residents have rated as their most desired amenity.
2. Landscaping. Failure to maintain landscaping is presenting one of the greatest problems in the implementation of the Norquay Plan. Conditions need to be included for this application to specify that:
(a) An irrigation system for the landscaping will be provided.
(b) The development is responsible for maintenance of the landscaping, including the mid-block pedestrian mews and the part of the Kingsway sidewalk on private land.
3. Building Design. We object to the use of a “bridge” to connect the two buildings. The bridge impinges on the pedestrian mews and looms over and shadows what is supposed to be public open space. This concern should outweigh the desire of the applicant to avoid the expense of providing a second elevator for the development.
Jeanette and Joseph Jones
15 October 2016
CAC Allocations under the Norquay Plan 2300 Kingsway * 0 Affordable Housing $2.4 M Childcare 0 Other Community Facilities 0 Other 0 Unallocated 2689 Kingsway 0 Affordable Housing $105,846 Childcare 0 Other Community Facilities 0 Other 0 Unallocated 2220 Kingsway 0 Affordable Housing 0 Childcare $1,011,720 Other Community Facilities ** 0 Other $3 M Unallocated 2395 Kingsway $439,765 Affordable Housing $439,765 Childcare *** 0 Other Community Facilities 0 Other 0 Unallocated * This development was approved as a site specific rezoning in 2006. Construction was completed after the adoption of the Norquay Plan in 2010. It is included here because it is contemporaneous with the Norquay Plan, and because it is a large development generating a significant amount of CACs. ** This amount was allocated to Transportation Infrastructure and to an on-site pocket park. (These categories do not relate to the Public Benefits Strategy.) *** For both Childcare and Other Community Facilities.