Archive for September 2017

Aug 2017 Norquay Listings

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Most of the following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the period 15 August 2017 to 15 September 2017. A few listings were taken from the web sites of individual realtors. This data is collected as part of Eye on Norquay’s efforts to monitor the affordable new housing types that the Norquay Plan intended to spread across our local area. Other periods, in sequence, can be viewed with a click on the Price Data category link.
 

 
Single Family House


Address                      Ask Price     Lot (ft)     Sq Ft     Year     Zone

Assembly:
2255 E 30th Ave              $2,600,000    45 x 93      2176      2005     RM-9A
4863 Baldwin St              $1,899,999    33 x 93      1856      1980     RM-9A
4873 Baldwin St              $1,899,999    33 x 93      1420      1955     RM-9A
4885 Baldwin St              $1,799,000    33 x 93      1858      1997     RM-9A

2324 E 30th Ave              $1,888,000    32 x 115     1700      1956     RM-9A

2126 E 33rd Ave              $1,499,000    33 x 108     1375      1945     RM-7

2420 E 33rd Ave              $2,000,000    33 x 108     1376      1936     RM-9A

Assembly:
2418 E 33rd Ave              $1,850,000    33 x 108      692      1994     RM-9A
2420 E 33rd Ave              $1,850,000    33 x 108      692      1994     RM-9A
2428 E 33rd Ave              $1,850,000    33 x 108      692      1994     RM-9A

2488 E 33rd Ave              $2,288,000    32 x 108     2160      1987     RM-9A

2498 E 33rd Ave              $2,288,000    29 x 108     1987      1987     RM-9A

2471 E 34th Ave              $1,799,000    32 x 114     2009      2002     RM-7

2495 E 34th Ave              $1,898,000    31 x 115     2000      2011     RM-7

2395 E 38th Ave	             $1,989,000    40 x 143     2552      2005     RT-11

2257 E 41st Ave              $3,499,000    40 x 130     3071      1995     RT-11

4665 Baldwin St              $1,928,000    4840 sq ft   2705      1967     RT-11

4863/4873/4885 Baldwin St                  See 2255 E 30th St etc

2546 Brock St                $1,248,000    23 x 121     1821      1974     RT-11

Two-Parcel Assembly:
5005 Chambers St             $2,939,000    52 x 104     1986               RM-7

5031 Chambers St             $2,049,000    34 x 104                        RM-7

2826 Cheyenne Ave            $1,728,000    39 x 106     1940      1958     RM-7
Price Change:                $1,718,000

4620 Clarendon St            $1,788,000    33 x 111     2036      1999     RT-11

4641 Clarendon St            $1,349,000    3760 sq ft   1630      1954     RT-11

Assembly:
2743 Duke St                 $1,620,000    3370 sq ft   1900               RM-7
2751 Duke St                 $1,998,000    33 x 102     2015      2005     RM-7

5511 Dundee St		     $1,869,900    32 x 105     2015      2002     RT-11
Price Change:                $1,590,000

4925 Earles St               $2,500,000    33 x 110     2178      1992     RM-7

5382 Earles St	             $1,298,000    33 x 106     1677      1956     RT-11

5559 Earles St	             $2,299,000    46 x 119     2490      2005     RT-11

Assembly:
2366 Galt St                 $1,988,000    33 x 122     2362      1976     RM-9A
2374 Galt St                 $1,988,000    33 x 122     3235      1977     RM-9A
4715 Nanaimo St              $1,988,000    35 x 122     2216      1942     RM-9A

Assembly:
4718 Gladstone St            $2,980,000    4340 sq ft   2217      1997     RM-9A
4736 Gladstone St            $2,980,000    33 x 119     2172      1996     RM-9A
4748 Gladstone St            $2,980,000    33 x 120     2172      1997     RM-9A

5064 Gladstone St            $1,599,000    3960 sq ft   1717      1959     RT-11

4741 Gothard  St             $1,279,000    33 x 122     2100      1958     RT-11

2926 Horley Street           $3,388,000    33 x 112               1973     RT-11

5071 Killarney St            $1,380,000    33 x 98      2480      1967     RT-11

5207 Killarney St            $1,700,000    33 x 104     1864      2002     RT-11

2315 Kingsway                $3,500,000    33 x 105     2000      1970     KRPA

2363 Kingsway                $3,000,000    33 x 105     2100      2004     KRPA

5033 Moss St	             $1,319,000    33 x 99      2231      1949     RT-11

4384 Nanaimo St              $1,599,000    33 x 109     1490      1941     RM-7

4715 Nanaimo St                            See 2366 Galt St etc

5230 Rhodes St               $3,080,000    32 x 151     1500               RM-9A

5296 Rhodes St               $3,500,000    32 x 166     3250      1980     RM-9A

4657 Slocan St               $1,649,000    33 x 110     2670      1974     RM-7

Assembly:
5109 Slocan St               $2,388,000    34 x 104     1980      1992     RM-7
5125 Slocan St               $2,388,000    34 x 104     2040      1980     RM-7
5139 Slocan St	             $2,388,000    34 x 104     1407               RM-7

2703 Ward St                 $1,488,000    33 x 102     2100               RM-7

2775 Ward St                 $1,699,000    33 x 102     1700      1932     RM-7


* KRPA = Kingsway Rezoning Policy Area

 
Duplex


Address                      Ask Price     Sq Ft      Year    Zone 


2306 E 28th Ave              $1,299,000    1510       2015    RT-11

2293 E 37th Ave              $1,018,000    1152       2017    RT-11

2297 E 37th Ave              $  988,000    1110       2017    RT-11          

2681 E 41st Ave		     $2,100,000                       RT-11
[half completed, 2 units]

5237 Clarendon St            $1,288,000    1495       2017    RT-11

2156A Mannering Ave          $1,199,000    1424       2017    RM-7

2156B Mannering Ave          $1,199,000    1424       2017    RM-7

2210 Mannering Ave           $1,250,000    1424       2017    RM-7

2212 Mannering Ave           $1,250,000    1424       2017    RM-7

5150 Nanaimo St              $1,388,000    1708       2017    RT-11

5152 Nanaimo St              $1,388,000    1708       2017    RT-11

5283 Nanaimo St              $1,218,000    1428       2017    RT-11

5289 Nanaimo St              $1,248,000    1428       2017    RT-11

 
Small House

(strata title in RT-11 zone)


Address                      Ask Price     Sq Ft      Year


5653 Killarney St            $1,280,000    1226       2017

5665 Killarney St            $1,148,000    1194       2017

 
Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)


Address                      Ask Price     Sq Ft      Year


5194-2601 E 37th Ave         $928,000      1224       2017

5198-2601 E 37th Ave         $628,000       841       2017

 
Apartment

(strata title in CD-1 zonings)


Address                      Ask Price     Sq Ft      Year


312-4893 Clarendon St        $499,000      823        1995

211-4989 Duchess St          $399,000      598        1997

514-4818 Eldorado Mews       $515,000      536        2013

405-2965 Horley St	     $638,000      983        1995

705-2689 Kingsway            $629,000      750        2014

805-2689 Kingsway            $598,600      750        2014

402-3319 Kingsway	     $399,000      598        1997

705-2689 Kingsway            $629,000      750        2014

502B-2711 Kingsway           $678,900      874        2015

310-4888 Nanaimo St          $488,000      534        2013

 
2220 Kingsway

The listings below are for Kensington Gardens, the Westbank project
with 400+ units under construction, with completion projected for 2018


Address                       Ask Price    Sq Ft


102-2220 Kingsway              $899,000     1023

310-2220 Kingsway              $738,000      777

511-2220 Kingsway              $768,000       89

517-2220 Kingsway              $510,000      512

518-2220 Kingsway              $495,000      529

529-2220 Kingsway              $468,000      447

605-2220 Kingsway              $480,000      506

609-2220 Kingsway              $790,000      894

906-2220 Kingsway              $954,000     1072

1012-2220 Kingsway             $768,000      812

1102-2220 Kingsway             $748,000      738

1106-2220 Kingsway             $535,000      506

1206-2220 Kingsway           $1,068,888     1060

1209-2220 Kingsway             $748,000      879

1605-2220 Kingsway           $1,088,800      980

1606-2220 Kingsway           $1,088,888     1060

1706-2220 Kingsway           $1,118,900     1060

1708-2220 Kingsway             $788,000      720

1805PH5-2220 Kingsway          $949,999      784

NE1103-2220 Kingsway           $478,000      496

PH1 NE-2220 Kingsway         $1,150,000      821
Price Change:                $1,098,000

S1501-2220 Kingsway            $745,800      849

W1510-2220 Kingsway            $699,000      777 

W PH1-2220 Kingsway          $  828,000      784

 

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Written by eyeonnorquay

16 September 2017 at 11:11 am

Posted in Price Data

Two Major Deficiencies

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… Likely to Carry Over into Current Citywide Planning

 
The following open letter is sent to the following named City of Vancouver officials and simultaneously posted to the Eye on Norquay web site at https://eyeonnorquay.wordpress.com/2017/09/04/two-major-deficiencies/.

 

To:  Gil Kelley — Manager of Planning, Urban Design and Sustainability
     Kaye Krishna — Manager of Development, Buildings and Licensing
     Anita Molaro — Assistant Director: Urban Design
     Dan Garrison — Assistant Director: Housing Policy
     Kent Munro — Assistant Director: Vancouver Midtown
CC:  Sadhu Johnston — City Manager

From:  Jeanette and Joseph Jones

Subject: Two Major Deficiencies Evident in Norquay RT-11

Date:  4 September 2017

 

The Norquay Village Neighbourhood Centre is the second large area of Vancouver to have all RS parcels rezoned to allow for new forms of low-density housing. Between 2013 and 2015 the City of Vancouver rezoned 1,912 parcels of land in the Norquay Village Neighbourhood Centre from RS-1 to three new specifications: RT-11 (small house/duplex), RM-7 (rowhouse/stacked townhouse), and RM-9A (4-storey apartment). As of 30 August 2017, fifty development applications have been posted on the City of Vancouver’s Development Applications web page. Eleven projects have been completed so far in the RT-11 zoned areas and two in the RM-7 zoned areas. The first RM-9A project on assembled parcels has recently begun construction.

In this way, our entire neighbourhood has become a demonstration project for the City of Vancouver designated “missing middle” housing forms that seem destined for other RS-1 zoned areas across the city. Problems associated with these new housing types are showing up first in Norquay.

At this point, two major deficiencies are clearly evident in many of the completed projects.

 
1.  Living rooms and bedrooms are often too small.

A large number of units, especially in the RT-11 zoned area, are 3–bedroom units expected to house families. In small house, duplex and townhouse units of less than 1500 sq. ft., the kitchen area and the living/dining area usually occupy a single room. After space has been allocated to the kitchen and dining functions, the remaining space can often only hold a 3-seater sofa. This amount of living room is inadequate for families.

Bedrooms in these units tend to be extremely small. A recent RT-11 application shows bedrooms that are 8 x 6 ft. or 8 x 7 ft. This space is barely large enough to accommodate a single bed. Many 3-bedroom units have at least one bedroom smaller than the 92 sq. ft. specified in the BC Housing Design Guidelines as a minimum bedroom size for social housing units.

It seems that no guidelines govern room sizes in Norquay’s RT-11 zone or in the proposed RT-5/5A and RT-6 zones for Grandview-Woodland and Mount Pleasant. The city’s Housing Design and Technical Guidelines apply only to social housing units. The High-Density Housing for Families with Children Guidelines apply only to “residential development, both market and non-market, of 75 and more units per hectare in density.” (p. 1) Units in the RT-11 zone and in the proposed RT-5/5N and RT-6 zones have a maximum unit density of 74 per hectare. The City of Vancouver urgently needs a new set of guidelines for low-density housing forms.

 
2.  Landscaping is not being maintained.

For the most part, landscaped areas are being planted with drought-tolerant plants. But these new plantings are not being properly watered. In some cases, the developer fails to water and the landscaping shows signs of severe stress even before the units are ever occupied [photos 1 and 2]. In other cases, the new residents fail to water the plantings, either through ignorance or lack of interest [photo 3]. In a worst-case scenario, both the developer and residents have failed to water. Irrigation systems usually have not been required. Failure to water and otherwise care for the landscaping is especially evident where there is shared “semi-private” open space. No one appears to feel responsible for these, or for city boulevards [photos 4 and 5].

Much of the sod that has been laid down does not look as if it will survive [photo 6]. Many trees have dead branches, and some entire trees have died but have not been replaced [photos 7 and 8]. While established plantings may recover to a large extent after a hot summer like this one, new plantings are much more vulnerable.

These problems can be anticipated to be even more acute in the RM zones, where units are likely to be smaller and virtually all ground-level open space will be semi-private shared space.

RT-11 zoning is referenced in the report “Increasing Housing Choice and Character Retention Incentives in the Mount Pleasant and Grandview-Woodland Communities – Proposed Amendments to the Zoning and Development By-law,” as presented to Council on 13 July 2017 and referred to Public Hearing of September 19. What is happening in the RT-11 and RM-7 zones will also be relevant when the final Housing Reset strategy is presented to Council later this year.

Solutions need to be found to the two serious problems outlined above before these new housing forms are allowed in other areas of Vancouver. Staff have assured us that these problems are “on the radar,” but they need to become more than a blip. They need to be given urgent priority. We understand that cooperative effort between staff working in different areas may be required, and workable solutions may take some time to find. In the meantime, substandard projects proliferate in Norquay, exacerbated by failed plantings that are never remediated. Failure to address these issues in a timely fashion could spread similar degradation across Vancouver.

Please keep us updated on what is being done to ensure that living rooms and bedrooms are adequately sized and that landscaping is maintained in low-density housing developments.

Note: Photos are provided only on the web site version of the letter and may be viewed at https://eyeonnorquay.wordpress.com/2017/09/04/two-major-deficiencies/.
 

 
Photos

 

 
     Photo 1 — 22 Aug 2017 — 2297 East 37th Avenue
 

 

 
     Photo 2 — 22 Aug 2017 — 5197 Clarendon Street
 

 

 
     Photo 3 — 22 Aug 2017 — 4573 Slocan Street
 

 

 
     Photo 4 — 22 Aug 2017 — 2297 East 37th Avenue
 

 

 
     Photo 5 — 22 Aug 2017 — 2273/2275/2277 Slocan Street
 

 

 
     Photo 6 — 16 May 2016 — 4521 Nanaimo Street
 

 

 
     Photo 7 — 16 May 2016 — Killarney Street at East 41st Avenue
 

 

 
     Photo 8 — 16 May 2016 — 5689 Killarney Street
 
 

Written by eyeonnorquay

4 September 2017 at 10:11 pm