Archive for the ‘RM-9A Comment’ Category

2652 Duke Street

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Comment on Development Application DP-2017-00527
under RM-9A zoning



3 July 2017 / comment revised on 7 July 2017

We appreciate many features of this project, in particular the amount of brick on the exterior surface, the high percentage of 2 and 3 bedroom units, and the roof garden.

However, the application violates clear RM-9A Guidelines in a significant respect:

1.  The proposed site coverage is 12,315 sq ft (90%), far in excess of the allowable 7440 sq ft (65%). Section 4.8 of the Guidelines states:

        Generally the site coverage should not be relaxed, as provision of open space and landscaped surfaces
        are encouraged. However, for apartment buildings otherwise achieving the intent of the guidelines,
        the Director of Planning may increase the area of site coverage to 65 per cent of the site area.

2.  We also note that two narrow areas of grass are shown, the only grass areas on the site. Both the area between the front property line and the city sidewalk and the boulevard area have a northern exposure and will be shaded almost continuously by the building or the street trees. These grassy areas should be replaced by shade-tolerant plantings. A sprinkler system to water all plantings should be installed if it is not already specified.

We ask that the City of Vancouver address these concerns before approving this application.

[ Note: Comment of 3 July 2017 included concern about provision of exterior windows for all bedrooms. Further inspection of the one available floor plan has alleviated this concern. ]

Jeanette and Joseph Jones


Written by eyeonnorquay

3 July 2017 at 8:18 pm

Posted in RM-9A Comment

4869 Slocan Street

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Comment on Development Application DE420250
under RM-9A Zoning


16 September 2016

In general, we support this application. We appreciate especially the extent of brick on the exterior of the building, and the variety of layouts for the suites.

Our concerns are:

1.  Trees should be planted along the flanking lane to shade the south side of the building. This is being done for the building across the street at 4888 Slocan Street.

2.  An irrigation system is necessary for the landscaping.

3.  More amenity space needs to be provided for a building of this size. The plans show no indoor amenity space, and only a small outdoor amenity space on the rooftop.

Jeanette Jones and Joseph Jones

Written by eyeonnorquay

17 September 2016 at 10:17 am

Posted in RM-9A Comment

2688 Duke Street

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Comment on Development Application DP-2016-00092
under RM-9A Zoning


4 July 2016

In general, we like this application. Approximately 2/3 of the units are 2-bedroom or 3-bedroom units. The layouts shown at the 2015 pre-app open house (which we presume have not changed) make good use of space. The modern architecture fits in well with the two RM-7 rowhouse projects that have already been approved at 2631 Duke Street and 2759/2765 Duke Street.

The cobblestone around the entry courtyard, the diagonal ramp, and the coloured metal accent panels add visual interest to the exterior of the building. The colour scheme should be reconsidered. The rowhouse project at 2631 Duke Street and the large stacked townhouse development just a block north at 2715 Ward Street, both being built by ConWest, are using an identical colour scheme (black and white with orange accents). The use of a different colour scheme here would add variety to the streetscape.

The green wall and trellis near the entrance to the parking level is attractive. The roof garden will provide additional green space. The 7-foot pedestrian connection on the east side of the building provides at least a temporary solution until the Renfrew Ravine Linear Park is built.

We question the planting of blueberry bushes in front of the building. The smaller plantings that surround them will make it difficult to pick the fruit. But local residents seem likely to try, and may not be concerned about damaging the landscape.

Jeanette Jones and Joseph Jones

Written by eyeonnorquay

4 July 2016 at 11:00 am

Posted in RM-9A Comment

4894 Slocan Street

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Comment on Development Application DE420313 under RM-9A Zoning

The following comment addresses the first application to come forward under Norquay’s new RM-9A zoning. For this “transition zone” between Kingsway and surrounding residential areas, the “new housing type” is four-storey apartment. Due to the depth of the four assembled lots, there is proposed a 37 unit apartment building at the front and a 16 unit townhouse building at the rear. That a gated courtyard might set precedent for changing the character of an open street in an open neighborhood is particularly distressing. The long-established area of denser housing to the immediate east does not present this unfriendly, unnecessary, and unwanted feature.


9 June 2016


1.  The courtyards are attractive and adequately sized.

2.  All units are 2 bedroom or 3 bedroom units, averaging approximately 800 sq. ft.

3.  There is provision for some in-suite storage as well as storage lockers.


1.  The secured gate to the entry courtyard is unprecedented in Norquay. It feels unneighbourly in a residential area. Situating a locked gate within a few feet of the city sidewalk does not enhance the public realm or enliven the streetscape. It will not encourage acceptance of this housing form by existing homeowners in the neighbourhood.

2.  The front of the apartment building is very articulated and detailed, and uses several different materials. The sides of the building are large expanses of a single material. The contrast does not make the building look like a unified structure. Eliminating most of the unattractive hardi panel on the front of the building and extending the brick finish to the roofline would greatly improve the appearance. There should also be some brick on the sides of the building, which will be clearly visible from the street. The Norquay community has specified brick as the material of choice for apartment buildings.

3.  Trees planted along the southwest edge of the property (along the lane behind Kingsway) should grow tall enough to shade the upper storeys of the buildings.

4.  If not already specified, an automatic watering system should be installed to water the landscaping plants.

5.  There is no “perspectives” or “rendering”” either on the site sign or on the City’s web site, that shows what the building will look like. This is unacceptable for an apartment building.

This first application under RM-9A zoning will set precedents. We ask you to address these concerns before approving it.

Jeanette and Joseph Jones



Written by eyeonnorquay

9 June 2016 at 3:20 pm

Posted in RM-9A Comment