Archive for the ‘Events’ Category

Temporary Modular Housing

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4410 Kaslo Street Across from 29th Avenue SkyTrain Station

 
On Friday 1 December 2017 news came out that City of Vancouver looks to place “temporary modular housing” on the site of a community garden that lies just to the north of the Norquay area of East Vancouver. The three-storey structure(s) would contain “approximately 50 single-occupancy homes” and “be in place for up to five years, with the possibility to extend another five years” (notification sheet image below).

        Community Information Sessions
        4 pm to 7 pm  •  Wednesday 13 December 2017
        4 pm to 7 pm  •  Thursday 14 December 2017
        First Hungarian Presbyterian Church, 2791 East 27th Avenue

 

 
     Vancouver Courier/Dan Toulgoet Photo of 4410 Kaslo Street
 

 
Norquay and Then Not Norquay

This Kaslo Street site fell within the boundaries of Norquay for the first 3½ years of planning — from the outset in March 2006 until an abrupt cut-off, announced by then Director of Planning Brent Toderian to Norquay Working Group on 2 November 2009. City planners informed Norquay in writing on 30 Jan 2010:

        Input received through the Norquay Village planning process
        will be included in the [future] station area planning phase.

        (Open House Panel 3 — Station Area Planning in Norquay)

The Housing Vancouver Strategy adopted by City Council on 29 November 2017 sets the highest priority on launching “station area planning” early in 2018 for both the 29th Avenue and Nanaimo SkyTrain stations.

In July 2017 Cheryl Chan reported that City of Vancouver had hopes of seeing 600 modular units “scattered across the city at up to 15 under-used or vacant sites pending development.” As of early December 2017, the City of Vancouver web site identifies 7 locations: 220 Terminal Avenue, 650 West 57th Avenue, 1115 Franklin Street, 1131 Franklin Street, 1141 Franklin Street, 501 Powell Street, 4410 Kaslo Street. A mapping of those locations shows a dramatic skew in geographic distribution so far:

 

 
     Seven Vancouver Temporary Modular Housing Sites as of 3 Dec 2017
 

 
Poor Doors Escalate to Poor Areas

With 7 of perhaps 15 sites now designated for temporary modular housing, the process may have reached a half-way mark for the current round. The current “scatter” of temporary modular housing shows a distinct socioeconomic pattern. This particular new City of Vancouver “planning” effort apparently seeks to go citywide with the poor-door philosophy of shunning social mix. Planners have planned for, and Council or staff have approved, that same poor-door philosophy in controversial condo development projects like these:

•  Strathcona Village at 955 East Hastings — 18 September 2012 Public Hearing

•  The Jervis at 1171 Jervis Street — 4 May 2015 Development Permit Board

•  1068-1080 Burnaby Street and 1318 Thurlow Street — 22 November 2017 Open House

 
In other words, just as certain condo residents are expected to enter through a lower-class doorway, certain Vancouver residents are expected to find their housing in a lower-class neighbourhood. If this is how the city wants things to be, then specific property surtax should be levied on local areas that fail to shoulder their load in helping to house the homeless.

In September 2017 Jean Swanson, by-election candidate for City Council, and first runner-up in the election voting, said this to Global News:

        Six hundred units a year, for three years, that’s only 1,800.
        We already have 2,138 homeless people, so it’s not enough.

 

 

 
     Notification Sheet from City of Vancouver
 
 



 
 
Resources:

Eye on Norquay will continue to add to selected citations listed below. Ordering is reverse chronological, with newest at top. Last update: 14 December 2017

 
City of Vancouver Materials

 
City of Vancouver Web Site for Temporary Modular Housing  (ongoing)
http://vancouver.ca/people-programs/temporary-modular-housing.aspx

Operations Management Plan — Draft  (undated)
Temporary Modular Housing at 500-650 West 57th Avenue
http://vancouver.ca/files/cov/operations-management-plan-temporary-modular-housing-7430-and-7460-heather-street.pdf

Norquay School News — Advertisement  (December 2017)
http://go.vsb.bc.ca/schools/norquay/Publications/December%202017%20Newsletter.pdf

Council Agenda: 7. TEXT AMENDMENTS: Amendments to Official Development Plans to Add Temporary Modular Housing as a Permitted Use  (6 Dec 2017)
Council Agenda: 8. TEXT AMENDMENT: Amendments to the Regional Context Statement Official Development Plan By-law To Facilitate the Development of Temporary Modular Housing  (6 Dec 2017)
http://council.vancouver.ca/20171206/phea20171206ag.htm

City of Vancouver News: 4410 Kaslo Street planned as next site for temporary modular housing  (1 Dec 2017)
http://vancouver.ca/news-calendar/4410-kaslo-street-planned-as-next-site-for-temporary-modular-housing.aspx

Council Report: Amendments to Official Development Plans to Add Temporary Modular Housing as a Permitted Use  (14 Nov 2017)
http://council.vancouver.ca/20171114/documents/p10.pdf

Council Report: Temporary Modular Housing Contract Approval  (4 Oct 2017)
http://council.vancouver.ca/20171004/documents/pspc2.pdf

Council Agenda: Item 1. Presentation – Housing Vancouver Update – Part II – Addressing Vancouver’s Lower Income and Homeless Residents  (26 July 2017)
http://council.vancouver.ca/20170726/documents/pspc1-Presentation.pdf

Council Report: Zoning and Development By-law No. 3575 – Amendment to the General Regulations to Delegate Discretionary Relaxation Powers to Expedite the Delivery of Low Cost Housing for Persons Receiving Assistance  (26 July 2017)
http://council.vancouver.ca/20170726/documents/pspc-UrgentBusiness1.pdf

Memorandum: Staffing Update – Housing Policy Group to move to Planning, Urban Design and Sustainability  (30 Mar 2017)
http://vancouver.ca/files/cov/2017-03-30-staffing-update-housing-policy-group-to-move-to-planning-urban-design-sustainability.pdf

Council Agenda: Item 2. Temporary Modular Housing Definition And Regulations: Proposed Amendments To Existing City-Owned Cd-1 Sites, And Design Guidelines  (13 Dec 2016)
Includes: Policy Report, Staff Presentation, Summary and Recommendation, and Memorandum
http://council.vancouver.ca/20161213/phea20161213ag.htm

 
Kaslo / 29th Avenue SkyTrain Site

Penny Daflos / Kendra Mangione. Security present at meeting on homeless housing.
CTV News Vancouver (14 Dec 2017)
https://bc.ctvnews.ca/security-present-at-meeting-on-homeless-housing-1.3722017

Saša Lakić. Collingwood residents want more info on modular housing. Vancouver Courier (14 Dec 2017)
http://www.vancourier.com/news/collingwood-residents-want-more-info-on-modular-housing-1.23123169

Nadia Stewart. Kaslo modular housing fight (video). Global News (8 Dec 2017)
https://globalnews.ca/video/3906973/kaslo-modular-housing-fight

Charlie Smith. City and B.C. Housing to host open houses before creating modular housing on Powell, Franklin, and Kaslo streets. Georgia Straight (3 Dec 2017)
https://www.straight.com/news/1003406/city-and-bc-housing-host-open-houses-creating-modular-housing-powell-franklin-and-kaslo

Mike Howell. City identifies another site for homeless housing in Vancouver. Vancouver Courier (1 Dec 2017)
http://www.vancourier.com/news/city-identifies-another-site-for-homeless-housing-in-vancouver-1.23110397

 
Poor Doors

Jen St. Denis. City planners to review separate entrances for social housing units. Vancouver Metro (4 Dec 2017)
http://www.metronews.ca/news/vancouver/2017/12/04/city-to-look-at-poor-doors.html

Jon Azpiri. ‘Poor doors’ and ‘poor playgrounds’: Vancouver development criticized for divisions between condos, social housing. Global News (27 Nov 2017)
https://globalnews.ca/news/3884276/poor-doors-and-poor-playgrounds-vancouver-development-criticized-for-divisions-between-condos-social-housing/

Jen St. Denis. West End condo would not only have “poor door,” but poor playground. Vancouver Metro (23 Nov 2017)
http://www.metronews.ca/news/vancouver/2017/11/23/west-end-condo-would-not-only-have-poor-door-but-poor-playground.html

Naibh O’Connor. Vancouver housing activist slams ‘poor doors.’ Vancouver Courier (6 May 2015)
http://www.vancourier.com/news/vancouver-housing-activist-slams-poor-doors-1.1926603

Andrea Woo. Vancouver developer accused of using ‘poor door’ for low-income residents. Globe and Mail (5 May 2015)
https://www.theglobeandmail.com/news/british-columbia/vancouver-developer-accused-of-using-poor-door-for-low-income-residents/article24272511/

 
Marpole Site

Jessica Kerr. Marpole residents ask for judicial review of modular housing. Vancouver Courier (8 Dec 2017)
http://www.vancourier.com/news/marpole-residents-ask-for-judicial-review-of-modular-housing-1.23117645

Ashifa Kassam. Vancouver protesters ordered to stop blocking homeless housing project. Guardian (6 Dec 2017)
https://www.theguardian.com/world/2017/dec/06/vancouver-canada-homeless-project-protest-court

Ana Rose Walkey. B.C. Supreme Court orders end to Vancouver modular-housing protest. Globe and Mail (5 Dec 2017)
https://www.theglobeandmail.com/news/british-columbia/bc-supreme-court-orders-end-to-vancouver-housing-protest/article37219138/

Dan Fumano / Patrick Johnston. Marpole modular housing permit receives conditional approval. Vancouver Sun (27 Nov 2017)
http://vancouversun.com/news/local-news/marpole-temporary-modular-housing-development-permit-receives-conditional-approval

Travis Lupick. Modular housing for low-income residents approved for Marpole despite neighbourhood opposition. Georgia Straight (27 Nov 2017)
https://www.straight.com/news/1000686/modular-housing-low-income-residents-approved-marpole-despite-neighbourhood-opposition

Jen St. Denis. Marpole students speak up in support of housing for homeless. Vancouver Metro (15 Nov 2017)
http://www.metronews.ca/news/vancouver/2017/11/15/marpole-students-speak-up-in-support-of-housing-for-homeless.html

Jen St. Denis. Marpole site chosen for Vancouver’s second modular housing. Vancouver Metro (26 Oct 2017)
http://www.metronews.ca/news/vancouver/2017/10/26/marpole-site-for-vancouver-s-second-modular-housing.html

 
General and Other

Saša Lakić. Modular housing projects provide ‘a place to call home.’ Vancouver Courier (8 Dec 2017)
http://www.vancourier.com/news/modular-housing-projects-provide-a-place-to-call-home-1.23117683

Dan Fumano. With more modular housing coming, city looks to learn from Marpole backlash. Vancouver Sun (14 Nov 2017)
http://vancouversun.com/news/local-news/dan-fumano-despite-opposition-in-kerrisdale-and-marpole-expect-more-housing-action-from-city-hall

Jean Swanson. Tax the rich with a Mansion Tax. Georgia Straight (6 Oct 2017)
https://www.straight.com/news/977946/jean-swanson-tax-rich-mansion-tax

Stephanie Ip. Vancouver city council awards contract to build 600 modular homes. Vancouver Sun (5 Oct 2017)
http://vancouversun.com/news/local-news/vancouver-city-council-awards-contract-to-build-600-modular-homes

Jesse Ferreras / Nadia Stewart. 40 modular housing units. 600 more coming. Still not enough for Vancouver’s homeless: critics. Global News (20 Sept 2017)
https://globalnews.ca/news/3760320/modular-housing-vancouver/

Cheryl Chan. Vancouver wants more modular housing built to help homeless. Vancouver Sun (26 July 2017)
http://vancouversun.com/news/local-news/vancouver-wants-more-modular-housing-built-to-help-homeless

Carlito Pablo. City of Vancouver aims for more temporary modular housing to take in poor people. Georgia Straight (26 July 2017)
https://www.straight.com/news/940976/city-vancouver-aims-more-temporary-modular-housing-take-poor-people

Jen St. Denis. Vancouver’s modular housing not as inexpensive as it seems, argues real estate broker. Vancouver Metro (9 Jan 2017)
http://www.metronews.ca/news/vancouver/2017/01/09/vancouver-modular-housing-not-as-cheap-as-it-looks.html

Jean Swanson. Unpacking government claims about homelessness. Georgia Straight (20 June 2016)
https://www.straight.com/news/721261/jean-swanson-unpacking-government-claims-about-homelessness

 

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Written by eyeonnorquay

9 December 2017 at 11:53 am

Safeway at Broadway/Commercial

 
Pre-Application Open House

Tuesday, 27 June 2017
Croatian Cultural Centre, 3250 Commercial Drive

Doors: 5:30 pm
Presentation: 6:00 pm
Open House: 6:15 pm to 8:30 pm

http://www.broadwaycommercial.ca/app/uploads/2017/06/1594-Broadway-Commercial-June-27-OH-Flyer.pdf

 
The Broadway/Commercial Safeway (as well as the Safeway at 3410 Kingsway) are where many residents of Norquay go for their food shopping. The Norquay Plan has already seen developer Westbank plunder the plaza that was supposed to serve local residents on the 2220 Kingsway former Canadian Tire site Instead, we got a podium fortress with a parklet designed to serve underground air exhaust vents. Now Westbank seeks to eliminate a another plaza, a key element of the 2016 Grandview-Woodland Plan on the Safeway site at 1780 East Broadway. Come out to the June 27 event and tell Westbank’s consultants what you think.

The Broadway/Commercial Safeway site falls within the boundaries of Cedar Cottage, the Vancouver neighbourhood already heavily impacted by the two “neighbourhood centres” of Kingsway & Knight and Norquay Village. Though extreme for extent and multiplicity, the planning for Cedar Cottage has been anything but comprehensive. Flagrant abuse of the geographic center has been followed by grab-bag snatches at the perimeter: Norquay, 3365 Commercial, and now the Safeway site.

Also see Alternative Location Proposed for New Commercial Drive Public Plaza.

 

 

 

 
 

Written by eyeonnorquay

21 June 2017 at 11:14 am

Posted in Events, News

2751 Kingsway / Harvey’s

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Pre-Application Open House on 21 June 2017

 

 

 
A pre-application open house to present a development proposal for 2751 Kingsway (the Harvey’s site) will be held 6:00 pm – 8:00 pm on 21 June 2017 at Cunningham School (2330 East 37th Avenue). A building of 10 storeys on Kingsway and 4 storeys on Duke Street is proposed. This is consistent with the Norquay plan.

The pre-application open house is the first step in community consultation for a rezoning proposal. Although only residents living very near the site receive official notification, the even is open to all.

Suggestions for changes to development proposals have greatest effect at this first public stage of the process. Come to the open house and submit written comments.
 

Written by eyeonnorquay

15 June 2017 at 9:48 am

Posted in Events, News

Exemplary

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Resident Concerns Are Heard

 
On rare occasions in Vancouver, at a public hearing for a proposed new development, local area residents may discover that expressed concerns have been both heard and addressed. On 18 October 2016, the rezoning of 2395-2469 Kingsway met with such a happy outcome.

This site has been identified under the Norquay Plan as one of three locations along Kingsway — in very long blocks along the north side — where new development is supposed to provide pedestrian connection to the street that runs parallel. The rezoning application presented a 12-storey tower built on a two-part podium of 4 storeys, with a connecting bridge at an upper level.

In general, the form of development respected the Norquay Plan. But a letter to Council from residents detailed four concerns:

(1)  That more brick be used on the exterior of the buildings.

(2)  That the width of the pedestrian connection be increased from 20 feet to 40 feet.

(3)  That conditions for landscaping and furniture and maintenance be explicitly specified.

(4)  That the “bridge” overhanging the pedestrian connection be removed, with a second elevator provided for the smaller building.

Council members raised all of these concerns at the public hearing. Planning staff responded that the first three items had already been addressed or were in the process of being dealt with. And the applicant affirmed that the bridge would be removed and a second elevator installed in the smaller building.

This is an example of how the development and public hearing process is supposed to work.

The video recording of the public hearing can be seen at

http://civic.neulion.com/cityofvancouver/index.php?clipid=3494605,004
 

Written by eyeonnorquay

25 October 2016 at 3:19 pm

Posted in Events

Blockbustings

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An appeal to write a letter in support of the No Tower Coalition and its long struggle against the Kettle/Boffo collaboration led to the compilation of the following list of blockbustings. For over a decade now, what calls itself “planning” in Vancouver has turned into a mishmash of naked spot rezonings and new local area plans. Sometimes the two are so entangled that it becomes difficult to determine exactly how an addled egg has managed to emerge from a chicken cooped up in an open house. Consider only the tortuous histories of King Edward Village, Rize Alliance, and Joyce Station Precinct.

Amidst the muddle, one thing remains clear. Developers always push for the tallest possible towers. And planners collude to set precedents that can prejudice future area planning to the greatest extent possible.

Concrete proposals for Kettle/Boffo development will be a salient matter on 27 July 2016 as speakers line up to address the new Grandview-Woodland local area plan.

 

Council Date        Storeys     Description


2003 July 24        17          King Edward Village for Kingsway & Knight

2006 Jan  24        22          2300 Kingsway for Norquay

2011 Apr  21        16          8495 Granville (Safeway) for Marpole 

2011 July 19        35          8440 Cambie (Marine Gateway) for Marpole

2011 Nov  01        30          Wall Centre Central Park for Renfrew-Collingwood

2012 June 11        22          1401 Comox for West End

2012 Feb  27        21          Rize Alliance for Mt Pleasant

2012 Oct  16        12          955 East Hastings for Downtown Eastside

2016 June 28        30          5050-5080 Joyce (Westbank at Joyce Station)

2016 July 19        12          155 East 37th (Little Mountain) for RPSC

2016 July 27        12          Kettle/Boffo for Grandview Woodland

 
 

Written by eyeonnorquay

24 July 2016 at 11:21 am

Posted in Events

Big Hit from Rental 100

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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.

 
•   •   •   •   •   •   •
 

 
 
Developer’s Letter
 

 
2199kwy-1
 

 
2199kwy-2
 

 
 
2153-2199 Kingsway as Shown on VanMap
 

 
kwy-glad-640
 

 
 
The Five Existing Parcels on Kingsway
 

 
IMG_9366-640
 
     2153 Kingsway
 

 
IMG_9367-640
 
     2163 Kingsway
 

 
IMG_9368-640
 
     2169 Kingsway
 

 
IMG_9369-640
 
     2185 Kingsway
 

 
IMG_9370-640
 
     2199 Kingsway
 

 
 

Two Big Wins from Any Redevelopment

 

 
IMG_9371-640
 
     Elimination of Pattison’s Lighted, Noisy Non-Conforming Billboard
 

 
IMG_9372-640
 
     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?
 

Written by eyeonnorquay

13 May 2016 at 5:33 pm

2308 East 34th Ave OH

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Open House at Cunningham School  —  2330 East 37th Avenue

5:00 pm to 7:00 pm  —  Wednesday 18 November 2015

 
http://former.vancouver.ca/commsvcs/planning/rezoning/applications/2308e34thave/index.htm

 
Streetscape
 

 
This 41.5 x 88 ft. single lot on a corner currently contains a small two-storey “heritage” building which has functioned as a corner store with a housing unit above. The applicant proposes to restore the existing heritage building and to attach a new two-storey infill townhouse on East 34th Avenue. A new three-storey duplex would also be added as infill on Nanaimo Street. Total units proposed are 4 residential and 1 commercial with no parking spaces.

Initial concerns focus on request for an excessive amount of bonus density (approximately 50% rather than the 10% usually granted on residential sites) and on the lack of provision for parking. The public may submit comments by email to the rezoning planner — tiffany.rutherford@vancouver.ca — until a final decision is made. The decision usually occurs several weeks after the Open House.
 

Written by eyeonnorquay

16 November 2015 at 5:37 pm

Posted in Events, News