2711 Ward Street

with 2 comments

 

Comment on Development Application DP-2017-01152
under RM-7 Zoning

 
http://development.vancouver.ca/pc2711ward/index.htm
 

 

 

15 January 2018
 

 
Form of Development

1.  The use of different materials on the outside of the building to differentiate the units within is interesting.

2.  The proposed two-bedrooms are appropriate for units of this size. Trying to squeeze three bedrooms into units of less than 1100 sq. ft. usually results in some bedrooms that are far too small.

3.  This is the first application in the RM-7 zone to propose a flat roof on a project located mid-block on a residential street. Norquay contains very few flat-roofed single family houses. Duplexes in Norquay are required to have sloped roofs. The 16-unit RM-7 project under construction at 2719 Ward Street also features sloped roofs.

Because this proposal for Norquay’s first large roof deck is adjacent to a 16-unit stacked townhouse project, we are not objecting to the roof style in this case. But in general, flat-roofed RM-7 projects should continue to be located either on arterial streets or very close (across the street or adjacent) to the 4-storey apartment RM-9 zone. This has been the practice since the RM-7 zoning regulations were approved in 2013. The result is that new projects in the RM-7 zone fit in better with existing neighbourhood context and character than they would if flat roofs were to be approved indiscriminately.

 
Landscaping

We approve of the use of ornamental plantings and ground covers rather than small areas of grass, which are difficult to maintain. We make the following minor suggestions:

1.  The side yard on the west side of the building is marked as an inaccessible area of gravel. At least limited access will be necessary if that side of the structure work requires work in the future.

2.  English ivy is proposed between a part of the 4-ft. wide east walkway and the fence. Our experience of English ivy is that it will need to be trained to the metal string lattice in front of the fence. Once established, English ivy is a rampant grower that will need frequent pruning to keep it manageable in such a narrow space. As an invasive species, it is generally undesirable. Many new homeowners in Norquay are not gardeners. We suggest eliminating the English ivy along the east fence. There should, however, be plantings to screen the garbage/recycling area from the back patio.

Overall the design of this project shows imagination and care.

 
Jeanette and Joseph Jones
 

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Written by eyeonnorquay

15 January 2018 at 11:11 am

Posted in RM-7 Comment

2 Responses

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  1. i can’t seem to find any more info about this application on city dev sites. and the permit number doesn’t seem to match anything. what’s the status?

    sookie

    7 June 2018 at 10:58 am

  2. Typically City of Vancouver development applications vanish from their web site shortly after approval. We make a practice of archiving the Norquay materials. If you contact us through https://eyeonnorquay.wordpress.com/contact-joseph-jones/ with subject “2711 Ward” we can email you a copy of the files for that development.

    eyeonnorquay

    22 June 2018 at 3:46 pm


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