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Rezoning of RS for Duplex

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Submission to Mayor and Council Re: Public Hearing 18 September 2018 — Agenda Item 5
REZONING: Amendments to the Zoning and Development By-law for Most RS Zones
to Allow Two-Family Dwellings (Duplexes) to Increase Housing Choice

Norquay Village Neighbourhood Centre in East Vancouver includes 1.5 sq km or 370 acres. Since 2013, 1911 lots in Norquay have been rezoned from RS-1 to new low density housing zones that allow for duplexes, triplexes, rowhouses, stacked townhouses and 4-storey apartments. All of the new zones permit duplexes to be built outright on single lots. During the last 5 years more than 60 duplexes have been built or have started construction. Today Norquay amounts to a City of Vancouver demonstration project.

Most Norquay residents do not object to allowing duplexes in our community. There is a completed duplex on our block. We are fine with this.

However, Norquay’s experience shows that more regulation for outright duplexes is needed. There are three major concerns.

One problem has been very large lock-off units. We have seen several lock-off units that are really one-bedroom suites. Appendix B of today’s Report proposes a maximum size of 350 sq. ft. for lock-off units. We support this change. But two other major problems remain unaddressed.

First, living rooms and bedrooms are usually too small. Living rooms typically accommodate only a couch (and sometimes a chair). Second and third bedrooms often measure less than 60 sq. ft. We saw one unit with 4 bedrooms all measuring 8 x 7. These are not livable family dwellings. At present, no regulations govern room sizes in Vancouver. The 1992 High Density Housing for Families with Children Guidelines document is being updated. But these guidelines apply only to apartments, not to lower density housing forms.

The second problem is inadequate attention to external design. The External Design criteria now proposed for all RS zones are essentially the same as what is being applied in Norquay today. These requirements are a good start, and they have resulted in acceptable external design for approximately 80% of our new duplexes. But that is not good enough. Our Norquay neighbourhood deteriorates when 1 out of 5 new duplexes is an eyesore.

Look at these paired pictures of duplexes built outright in Norquay — visual successes and visual failures.

Staff have confirmed that building duplexes in RS zones will not provide substantially more housing units or increase affordability. This is all about increasing housing choice. Is this worthwhile goal urgent enough to sideline the two major problems that I have described? No. Before approving any proposal to build duplexes outright in RS zones, Council needs to direct staff to develop and bring forward for approval (1) guidelines for room sizes that apply to low density housing forms, and (2) additional regulations to govern external design.

Jeanette and Joseph Jones

17 September 2018


Written by eyeonnorquay

17 September 2018 at 9:29 pm

Posted in Photos, Statements

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


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



     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

Virtual Tour Spring 2017

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Update on New Housing Types and Amenity Sites

Norquay Village Neighbourhood Centre is the name given by the City of Vancouver to an East Vancouver area of approximately 1.5 square kilometers. Norquay lies primarily in the Renfrew-Collingwood neighbourhood of Vancouver, with a small western portion in the Kensington-Cedar Cottage neighbourhood.

The Norquay Plan was developed to help carry out the intent of Vancouver’s CityPlan. Norquay remains the only area in Vancouver to be completely planned as a neighbourhood centre.

This review looks at the implementation of the Norquay Plan since it was approved by Vancouver City Council in November 2010.

Section A — Development
1 of 6 — Single Family Houses
2 of 6 — Duplexes
3 of 6 — Small House / Duplex Zone (RT-11)
4 of 6 — Rowhouse / Stacked Townhouse Zone (RM-7)
5 of 6 — Four-Storey Apartment Zone (RM-9A)
6 of 6 — Kingsway Rezoning Area
Section B — Amenities and Services
1 of 6 — Community Facility with Indoor and Outdoor Space
2 of 6 — Ravine Way
3 of 6 — Parks
4 of 6 — Childcare
5 of 6 — Transportation
6 of 6 — Affordable Housing


Section A — Development — Introduction

Norquay is the second area in Vancouver to have all of its RS-1 zoned single family homes — a total of 1912 — rezoned to include new low-density housing forms.

In March 2013 zoning regulations were approved for two new residential zones: RT-11 (small house/duplex) and RM-7 (rowhouse/stacked townhouse).

Also in 2013 a rezoning policy was established for a 4-storey apartment transition zone, most of it paralleling Kingsway. In December 2016 this policy was replaced by the RM-9A (4-storey apartment) zone.

A rezoning policy for the Kingsway Rezoning Area sets a base height of 8-10 storeys, with up to 16 storeys on special sites.



Norquay Village Zoning Map


1 of 6 — Single Family Houses

A single family dwelling (with or without a laneway house and/or a secondary suite) may be built outright on a single parcel in any residential zone in Norquay, following the provisions of RS-1 zoning. Eye on Norquay has counted 17 single family houses completed or under construction since 2013, 9 with a laneway house. None of these houses appear to have been advertised for sale. It seems probable that most or all of them are being built by existing owners.


2 of 6 — Duplexes

A duplex (with or without a secondary suite) may be built outright on a single parcel in the RT-11 and the RM-7 zones. Eye on Norquay has counted 52 duplexes completed or under construction on single parcels since 2013. Allowable FSR is 0.75. Construction began on approximately 40 of these in 2014 and 2015, with fewer than 10 new starts in 2016.

     2457/2459 Brock Street
On narrow, deep lots the duplexes are front and back. Designs are fairly similar and generally acceptable.

     2735/2737 Duke Street
Front doors of both the front and back units must face the street. Roofs must be pitched.

     5444/5446 Clarendon Street
On wider, shallow lots the duplexes are side by side.

     2795/2799 Horley Street
This duplex is situated on a corner lot.

     4816/4818 Earles Street
There is considerable variation in the form of side by side duplexes as well as in the quality of construction.


3 of 6 — Small House / Duplex Zone (RT-11)

More than 900 parcels were rezoned to RT-11/RT-11N under the Norquay Plan. Most of these parcels are larger lots situated in the northwestern, northeastern, and southern edges of Norquay. The number of permitted buildings depends on the size and the location of the site. Allowable FSR for a conditional application is 0.85.

So far there have been 19 conditional RT-11 applications posted on the City of Vancouver web site, mostly in 2014 and 2015.


     4515/4519 Nanaimo Street
On a standard 33 x 122 ft. lot, a front and back duplex is allowed …


     4523 Nanaimo Street
… together with a laneway house. This site backs onto Brock Park. The colours are attractive.

     5603/5613 Rhodes Street
This development is on a corner lot. The duplex faces Rhodes Street.


     2746 East 40th Avenue
The laneway house fronts on East 40th Avenue.

     2355/2357 East 41st Avenue — 1 of 3
On this large lot, a duplex is built at the front of the lot …


     2353/2355/2357/2359 East 41st Avenue — 2 of 3
… and a laneway house at the back of the lot. An infill house (approximately 1500 sq. ft.) is situated in the middle.


     2353/2355/2357/2359 East 41st Avenue — 3 of 3
The zoning allows for a minimum separation between the buildings of only 8 feet. Two developments with this configuration have been built in Norquay and both were first marketed in early 2016. The laneway houses seem to have sold quickly. The duplexes took much longer to sell, and one of the four duplex units is still an active listing. Neither of the infill houses in the centre of the developments has been sold.


     2293 East 37th Avenue
Another possible development scenario for larger sites in RT-11 is two duplexes. This project is under construction on a large corner lot at Nanaimo Street and East 37th Avenue.


     2293 East 37th Avenue
The smaller duplex fronts on East 37th Avenue.


     5432 Rhodes Street
A two lot assembly permits 4 small houses, two at the front of the lot and two at the back.


     5432 Rhodes Street
Parking for all units is attached. This means that much of the open space is taken up by driveways to access the units at the front of the site.

     2885 East 41st Avenue — 1 of 4
(This site includes 2885, 2887 and 2889 East 41st Avenue; 5681, 5683, 5685, 5687, and 5689 Killarney Street.) This development includes 8 units: a cluster of 6 small houses of 1230-1557 sq. ft. and 2 duplex units. It is situated on a self-contained site on the northwest corner of East 41st Avenue and Killarney Streets. To the west is Earles Park and to the north is a similar development (see below). Units in this development were marketed in late 2015 and sold very quickly.


     2885 East 41st Avenue — 2 of 4
This photo shows one of the small houses.


     2885 East 41st Avenue — 3 of 4
Although these houses are only 8 feet apart, they are carefully situated so that windows do not line up with the windows of the house next door. This was possible because the developer built only 8 units rather than the allowed 9 units.

     2885 East 41st Avenue — 4 of 4
Parking is in garages or open parking spaces at the rear of the site.


     5653 Killarney Street
This project is currently under construction. It is located beside the development described above at 2885 East 41st Avenue, and consists of 7 units: 2 duplexes and 3 small houses. The two projects were designed by the same architect, although built by different developers. The sites are designed so that there is a small shared courtyard in the centre. A private school is situated directly north of this site.


4 of 6 — Rowhouse / Stacked Townhouse Zone (RM-7)

More than 700 parcels were rezoned to RM-7/RM-7N under the Norquay Plan. Most of these parcels are situated near the centre of Norquay, fairly close to Kingsway. Typical stacked townhouse units in this zone are to be 1200 sq. ft. in area. The width of rowhouses is to be 12 ft. clear (wall-to-wall interior). Parking is on open parking spaces, 2 for every 3 units. Allowable FSR is 1.2 for assembled sites or larger lots, and 0.9 for smaller single lots.

During the planning process, residents expressed a strong preference for traditional rowhouses to be the dominant low density housing form for Norquay. The rowhouse zone and the stacked townhouse zone were described as separate zones in the Norquay Plan. The two were conflated when the zoning regulations were written in 2013.

So far there have been 22 RM-7 applications posted on the City of Vancouver web site, mostly in 2015 and 2016. Only 2 of these applications have been for rowhouse developments.


     4573/4575/4577 Slocan Street — 1 of 6
This project is the first RM-7 project to be completed. It consists of 18 stacked townhouse units in three 4-level sixplexes on an assembled 132 ft. x 110 ft. site. There are 6 “garden” units on the lowest level, 6 units on the main floor, and 6 two-level units on the upper floors. The “garden” units contain lock-off units. The units are well laid out, but the usable living room space is very small.

To access the upper level units, a single stairway with a landing at the third level runs from the ground level entrance to the fourth floor bedroom.

The developer presold some of the units on the lower and the main floors in 2015. On multiple recent occasions, we have observed lower and main floor units being marketed without advertised open house to sizeable groups of what looked like offshore investors. The upper 6 units are currently being advertised with open houses, and by March 3 one of these 1270 sq. ft. units had sold. Asking price is $869,000.


     4573/4575/4577 Slocan Street — 2 of 6
Ground level open space behind the buildings is taken up with infrastructure: parking spaces (2 for every 3 units), garbage bins …


     4573/4575/4577 Slocan Street — 3 of 6
… an electrical transformer, and bike lockers. The small red buildings house 30 of the required 42 bike lockers. The requirement for 2.25 bike lockers per unit applies only in the RM-7 zones; the standard requirement in all other RM zones is 1.25 per unit.


     4573/4575/4577 Slocan Street — 4 of 6
Twelve bike lockers are housed behind the white doors under the front stairs.


     4573/4575/4577 Slocan Street — 5 of 6
Canada Post requires a bank of letter boxes for these units. This structure has been inappropriately placed in the centre of the front yard.


     4573/4575/4577 Slocan Street — 6 of 6
Private open space has been provided in the form of 6 ft. wide balconies and porches for the main floor and upper level units. The lower “garden” units, which also contain the lock-off suites for this development, have only very small and dark patios.


     5178 Chambers Street
An 11-unit development in two sixplexes is under construction.


     5189 Clarendon Street
This 3-unit development is on a single 44 ft. x 89 ft. corner lot. All units are on three levels. Two units front on Clarendon Street and one unit fronts on East 37th Avenue. This project includes two garages and one open parking space.


     2759 Duke Street
These four traditional rowhouses of approximately 2000 sq. ft. are the only ones built in Norquay so far. They are on an assembled 66 ft. x 110 ft. site. Parking for rowhouses is one space per unit in garages at the back of the site.

A second similar application on the same street by the same developer has been approved. However, that site is currently being advertised for sale.


5 of 6 — Four-Storey Apartment Zone (RM-9A)

Approximately 250 parcels were rezoned to RM-9A/RM/9AN under the Norquay Plan. Most of these parcels are located within the half block immediately adjoining the Kingsway Rezoning Policy Area. Smaller areas of RM-9 zoning are found on Wales Street and on Rhodes Street across from Norquay Park, and on Earles Street immediately north of the Purdy’s factory.

The buildings in this zone are to be “alphabet-shaped” with more than 4 corner apartments. They should have a 26-ft. wide entry courtyard. On very deep sites stacked townhouses may be built behind the apartment building, separated by a 24 ft. wide “garden courtyard.” All parking is underground. Minimum frontage of 42 ft. is required. Allowable FSR is 1.2 with a minimum frontage of 42 ft., 1.5 with a minimum frontage of 50 ft., and 2.0 with a minimum frontage of 90 ft. They are intended to be “family housing,” with most of the units including 2 or 3 bedrooms. A typical unit is specified as 800 sq. ft. in area.

Four applications have been approved in the RM-9A zone, but construction has not yet begun on any of them. All of the sites are 3 or 4 lot assemblies. One additional small project was built on a single lot in 2012, before any regulations were written for this zone.


     2328 Galt Street
This site was rezoned for a 28-unit Rental 100 development under the Apartment Transition Area Rezoning Policy approved in May 2013. Most units were 2-bedroom. The site has recently been resold.


     4869 Slocan Street
This project has 44 units including 10 3-bedroom units. 24 2-bedroom units, and 6 1-bedroom units.


     2688 Duke Street
This project has 23 units, including 5 3-bedroom units, 10 2-bedroom units, and 8 1-bedroom units.


     4888 Slocan Street
This project has 53 units, 37 in an apartment building at the front of the site and 16 in stacked townhouse units at the rear of the site. There are 28 3-bedroom units and 25 2-bedroom units.


     2298 Galt Street
This 4-unit project is situated on a single lot. It consists of two side by side duplex buildings, one at the front of the site and one at the rear, separated by a garden courtyard. Under RM-9A zoning, construction of similar projects on a single lot will be restricted to orphan lots.


6 of 6 — Kingsway Rezoning Area

The Norquay Plan defines base height of buildings along Kingsway as 8-10 storeys. Three sites on the north side of Kingsway are allowed 12 storeys, and development there is to incorporate pedestrian connections to break up the very long blocks. Two large sites at either end of Norquay are allowed 14 storeys, and development there is to incorporate plazas of 6000-8000 sq. ft. One site (the 2400 Motel) is allowed one 16-storey tower and one 12-storey tower, and development there is to incorporate 15,000 sq. ft. of new indoor community space, a 20,000 sq. ft. outdoor community gathering space, and a smaller public plaza.


     2300 Kingsway — 1 of 2
This site-specific rezoning was approved in 2006, just before the Norquay Village Neighbourhood Centre planning process began. It consists of 342 residential units, most of them studio or 1 bedroom units, in one 22-storey tower and two 7-storey buildings.


     2300 Kingsway — 2 of 2
Two low-rise buildings on this site include townhouses (shown here) and a daycare.


     2689 Kingsway
This project consists of 129 residential units in two buildings. A 12-storey tower is separated from a 4-storey building by a 40 ft. wide pedestrian connection, which will function as the entrance to Ravine Way. (See further detail on Ravine Way below under Amenities.) The brick finish is in line with the strong preference expressed by Norquay residents for a brick finish on buildings on Kingsway.


     2220 Kingsway — 1 of 3
This massive project consists of more than four hundred 1, 2 or 3 bedroom units in three 14-storey towers and a 5-storey building on Kingsway. These buildings enclose a courtyard with an outdoor swimming pool, situated on the third storey in the centre of the site. The entire first and second storeys occupy a podium that covers most of the 2.3 acre site. Construction is to be completed in 2017.


     2220 Kingsway — 2 of 3
The 4700 sq. ft. open space in front of the grocery store entrance at the corner of Kingsway and Gladstone is defined as the “plaza.”


     2220 Kingsway — 3 of 3
The corner of 30th Avenue and Kingsway was to be the site of a 7500 sq. ft. “park” — but much of this space has been reclaimed to function as an outdoor seating area for the adjacent dim sum restaurant.


     2395 Kingsway — 1 of 2
This project will consist of 126 units with 1, 2, or 3 bedrooms in a 12-storey tower flanked by 4-storey buildings.


     2395 Kingsway — 2 of 2
A pedestrian connection runs through the site. The bridge over the connection was later removed from the design.


     2751 Kingsway
The site of Harvey’s Furniture and Appliances at 2751 Kingsway was sold recently.

     2768 Kingsway
This assembled site is currently for sale.


Section B — Amenities and Services

New development brings population growth, and an increased population requires increased amenities and services. The Renfrew-Collingwood Community Vision made proposals for any new housing form “conditional … on an increase in community facilities and programs needed to serve any population growth generated by the new housing type.” (p. 31) The Norquay Plan states that “As the Norquay Village Neighbourhood Centre grows and evolves over time, new amenities and facilities will be needed to ensure the continued livability and desirability of the area.” (p. 70)

The Norquay Public Realm and Transportation Improvements Plan was approved as part of the Norquay Plan in 2010. The Norquay Village Public Benefits Strategy was approved in May 2013. The Norquay Village Public Realm Plan was released in April 2016. These documents provide more detail about the amenities and services that are to be provided as the population grows.

Development is taking place rapidly in Norquay, especially along Kingsway. Projects that have been completed, are currently under construction, or are in the application/permitting stage are already bringing more than 2000 new residents to our neighbourhood. This number amounts to 40% of the new residents that are expected to be living in Norquay by 2040.

But almost no progress has been made on delivery of the amenities and services promised by the Norquay Plan.


1 of 6 — Community Facility with Indoor and Outdoor Space

The Norquay Plan mandates 15,000 sq. ft. of new indoor community space and 20,000 sq. ft. of outdoor space, as well as a smaller plaza, as part of the redevelopment of the 3.5 acre site currently occupied by the 2400 Motel. The new development is expected to include 100 units of non-market housing as well as 400 units of market housing.



This community space was rated the number one amenity choice of Norquay residents. Our neighbourhood has no community centre or neighbourhood house, no library, no skating rink or swimming pool. Gladstone High School, whose catchment area includes most of Norquay, has been considered for closure. The need for community space in Norquay is urgent.

The City of Vancouver already owns the 2400 Motel. We encourage the City to proceed as quickly as possible with redevelopment of this site to deliver our most essential amenity.


2 of 6 — Ravine Way

Ravine Way is the name given to a proposed linear park that would follow the undergrounded portion of Still Creek that flows through a culvert from Norquay Park to Slocan Park. Most of the properties that would be incorporated into the park are already owned by the City of Vancouver, but City social agencies currently lease purpose-built buildings on some of these properties. Two of the properties currently function as a community garden and a community orchard. Two properties still need to be acquired.



This amenity was rated the number two choice by Norquay residents, even though the City of Vancouver describes Ravine Way as a “long-term vision.”

Two ongoing concerns are (a) the amount of land that will be allocated to Ravine Way, and (b) the temporary use of the land until assembly is completed. The Norquay Public Benefits Strategy states: “Prior to completion of the entire park route, sections would function as pocket parks, mid-block connections or … community gardens.” (p. 10) We encourage the City to allocate all of the land it now owns along Ravine Way to the proposed park, and to repurpose the sites for public use as leases expire.


3 of 6 — Parks

Norquay encompasses four parks: Norquay Park, General Brock Park, Earles Park, and Slocan Park..

Increasing densification does more than increase the number of residents who use neighbourhood parks. It also transfers many activities that have traditionally taken place in private backyards to these parks. Norquay’s new housing forms leave very little room for ground level open space on the property. Neighbourhood parks are becoming the “shared backyard” where residents are looking to play, exercise, garden, and socialize.

The new development along Kingsway is having a significant impact on Norquay Park and General Brock Park. The areas around Earles Park and Slocan Park have experienced much less densification at this stage.

Norquay Park



This park received a substantial upgrade in 2011. The Park Board’s initial $300,000 budget was supplemented by a $500,000 grant of federal stimulus money for “shovel ready” projects. This made possible construction of a new playground, a basketball court, a water park and picnic tables.

General Brock Park



The renewal of General Brock Park was the number three amenity choice of Norquay residents, and is identified as a priority in the Public Benefits Strategy.

Several large developments are being built close to this park: 2300 Kingsway (completed), 2239 Kingsway (completed), 2220 Kingsway (under construction), 2395 Kingsway (approved), 2153 Kingsway (application submitted).

The Park Board has begun to assemble four adjacent properties on Wenonah Street to expand this park and to make it more visible. We anticipate funding for significant renovation under the 2019-2022 Capital Plan.


4 of 6 — Childcare

Redevelopment of 2300 Kingsway included the construction of 37 childcare spaces.


5 of 6 — Transportation

The Clarendon Connector, a one-block long extension of Clarendon Street that joins East 33rd Avenue and East 34th Avenue, has been completed. This project was underway prior to development of the Norquay Plan.

Two new traffic signals have been installed on Kingsway near Norquay Park. A third signal has been installed at the intersection of East 33rd Avenue and Gladstone Street, but is not yet activated.

Kingsway streetscape improvements include a new centre median (in five sections), several curb bulges on intersecting streets, new lighting, and new median and boulevard street trees. Approximately half of the street trees in the median have died and been removed, but they have not yet been replaced.

A few short sections of new sidewalk have been installed. There are still numerous locations in Norquay where no sidewalk exists on either side of the street.


6 of 6 — Affordable Housing

The Norquay Public Benefits Strategy targets achieving 100 units of non-market housing on the 2400 Motel site when it is redeveloped.

The new housing forms introduced by the Norquay Plan were expected to provide more affordable housing for families. The steep increase in Vancouver land prices since 2010 has made this goal very difficult to achieve. Duplex units are currently listed at $1.2 to $1.4 million, and a stacked townhouse unit of 1270 sq. ft. is listed at $869,000.

One Rental 100 project has been approved in Norquay. That property at 2328 Galt Street has just been resold. Lock-off suites in the new housing forms are expected to produce additional rental accommodation.

Written by eyeonnorquay

13 March 2017 at 11:35 am

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



2153-2199 Kingsway as Shown on VanMap


The Five Existing Parcels on Kingsway

     2153 Kingsway

     2163 Kingsway

     2169 Kingsway

     2185 Kingsway

     2199 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?

Written by eyeonnorquay

13 May 2016 at 5:33 pm

Avalon Tree Whack

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Despite multiple communications to various City of Vancouver authorities on Saturday 12 March 2016, treewhackers returned to the Avalon Dairy site on Monday 14 March 2016 to make irreversible their damage to the large fir tree. In a few hours, the crew did a hit and run. The short time span and the unfinished work make the “job” look like nothing but haste and spite. Even as lumber, the old tree has been wasted.


A local area resident offered up a cellphone photo of part of the text of what appears to be a permit dated 30 November 2015:

Pursuant to the protection of trees by-law, the following work is hereby authorized:

Removal of nine trees for development, including two City trees …
Sixty-four new site trees plus 10 street trees to be planted with …
Six site trees and three City trees to be retained and protected …


The supposed permit enumerates some numbers of trees for removal and others for retention. That vague language would allow the whackers to take out any trees they feel like, since no specific trees are identified. If a traffic cop wrote you a ticket like that, do you think a traffic court would do anything but laugh and let you go? That seems to be the Vancouver approach to letting developers eradicate trees.

Here’s the telephone number that was displayed on the “permit”: 604-687-4741. So telephone the City of Vancouver and ask for specific descriptions of the “six site trees and three City trees to be retained and protected.” Two bets: (1) They can’t or won’t tell you, except maybe after a $500 FOI, if you’re lucky. (2) There will not be “six site trees and three City trees” left standing.


Be glad you are not a tree in the City of Vancouver. You have two feet. You can flee the chainsaw … provided you hear it coming.

Written by eyeonnorquay

14 March 2016 at 9:33 pm

Posted in Heritage, News, Photos

Avalon Clearer Cut

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Saturday morning, 12 March 2016, around 11:00 am. The phone rings. I hear from distressed neighbors of the Avalon Dairy development project that some “work crew” has just had a go at cutting down the huge old fir tree at the southeast corner of the site. Police have been on scene. The tree cutters have departed. I tweet out what I can on the situation right away. After lunch I go out to make an eyewitness inspection. Now it’s Saturday night. This feels like the opposite of a party.

Start with this summary photo of the scene:


The lower limbs of the tree have been whacked off and superficial slicing has been inflicted on the lower trunk. Whatever else may be the case, this does not look like a responsible or a professional approach to tree removal.

The irresponsibilities appear to have included

        Failing to justify the activity by timely posting of a permit
        Failing to inform local area residents of time and nature of anticipated work
        Failing to put in place safe-area markers (tape, pylons, etc.)
        Exposing objecting residents to physical danger (as a threat?) by continuing to cut and drop branches

Earlier tree cutting at the Avalon Dairy site was covered by Eye on Norquay on 18 December 2015 in the posting Avalon Clearcut. Review this extract from Conditions of Approval of the Form of Development (Appendix B, Page 2 of 10) in the report to Council:


At this point it is difficult to imagine that the developer and/or the City of Vancouver care to retain any of the trees that may have enhanced the developer case for heritage density bonus. This starts to look like a programmatic part of the City of Vancouver’s ongoing destruction of tree canopy in East Vancouver.

While on that theme, the heritage farmhouse building itself seem imperiled. A neighbor reports that the building survived an unsuccessful arson attempt in November 2015. Now the structure, with unnecessarily open windows, suffers exposure to weather — and perhaps provides easy access to a future arsonist. If the house happened to go up in flames, would the City of Vancouver impose any penalty on the developer? After all, the supposed heritage that generated the bonus would have gone up in smoke.

Let the following photos enable you to conduct your own site inspection. Start with this contributed photo of the large tree, as it used to be, on a much sunnier day:


Next, see mistreated house in background, with today’s tree damage in foreground.


View below is from east toward west. Notice how this site as developed will not line up with houses along the street in the distance.


View below is from west toward east. At this stage, it’s easy to imagine how much better off the neighborhood might have been if the developer had not succeeded in scamming extra density off of the old farmhouse.


View below is from northeast corner of site to the south.


Does this final photo below look like a professional approach to cutting down a big tree, or does it look like a hasty attempt to do real damage to a tree that someone has hopes of saving?


Written by eyeonnorquay

12 March 2016 at 10:13 pm

Posted in Heritage, News, Photos

Rona in Play

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Less than one week after the 3 February 2016 news comes out about Lowe’s “friendly $3.2 billion takeover” of Rona, ten separate little pink distant early warning signs have popped up along the Kingsway and Dumfries Street sidewalks to the south and west of the Rona building supply store at 1503 Kingsway.

     See Pink Spot on Sidewalk at Left

     Close-Up of a Pink Spot

City of Vancouver Public VanMap shows the dimensions of the irregular parcel. By rough calculation, the larger of the two 1503 sites amounts to almost 1.5 acres of land.

     VanMap Data for 1503 Kingsway

     Perspective on Parcel Size

Only time will tell whether those pink spots represent site infection by terminal condoitis. If that proves to be the diagnosis, woe betide Vancouver’s first “neighbourhood centre” at Kingway and Knight. And chalk up another serious loss of useful retail in an area that was supposed to become more friendly to walkable shopping — but is doing the opposite. (King Edward Village is a monument already to retail desertification.)

The planning exercise achieved nothing except (1) a dump of King Edward Village onto the Safeway site across the street, separated from the local area process that failed to deliver anything besides (2) a fast mass rezoning of 1577 single-family properties. That ugly history has already been exposed in detail at Eye on Norquay.

Unlike what happened with the second “neighbourhood centre” in Norquay, planners and their local area compradors never specified anything for the Kingsway shopping area around Knight. Pretend planning leaves behind blank slates for vulture developers.

Since the first came before the second, it would seem reasonable to retroject key specs from Norquay down the hill to the west: maximum FSR of 3.8, and maximum height of 16 storeys.

While “Norquay” chewed a piece off the eastern edge of Kensington-Cedar Cottage, Kingsway & Knight is supposed to be the neighborhood’s heart. Let’s hope that a stake has not just been driven through it.

     New Iron Stake at NW Corner of Site

News reports:

Lowe’s offers $3.2B to take over Canadian rival Rona

Lowe’s Cos to buy Canada’s Rona for $3.2 billion in cash to
create home improvement giant

Written by eyeonnorquay

10 February 2016 at 11:25 pm

Posted in News, Photos