Submission to Park Board

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Re Draft Capital Plan 2019-2022

20 June 2018

 
We unfortunately were unable to attend the June 12 consultation session, as we were out of town at that point. However, we have looked at the Park Board Draft Capital Plan 2019-2022 and we submit our comment in writing.

We are disappointed to see that the renewal of General Brock Park is not included in the Draft Capital Plan. Under the 2013 Norquay Village Neighbourhood Public Benefits Strategy:

         General Brock Park is considered to be the first priority
         for upgrading in the first 10 years of the Strategy (p. 9)

Time is running out for the City of Vancouver to live up to its commitment.

General Brock Park is the closest neighbourhood park for the largest number of residents in new developments resulting from the 2010 Norquay Plan. Nearby major projects recently completed, under construction, or approved include:
 

Location                Status                   Number of Units

2239 Kingsway           Completed 2011            94 units

2300 Kingsway           Completed 2013           346 units

2220 Kingsway           Completion in 2018       404 units

2395-2443 Kingsway      Approved Sept 2016       126 units

2153-2199 Kingsway      Approved May 2017        101 units

 
In addition, 77 units of family housing in Norquay’s new RT and RM zones as well as many duplexes are in process or already completed in the area. All of this development is within 400 metres of this park.

General Brock Park was established in 1977 and has had only minimal upgrades since that time. It is inadequate to serve the needs of existing and new Norquay residents. It provides a large open green space, some paved (sinking) walkways, and a small playground suitable for preschool children, but very little else.

Increasing densification of the area does not only bring many new residents. It also transfers many activities that have traditionally taken place in backyards to city parks. The new low-rise housing forms (duplex, rowhouse, stacked townhouse, small houses on shared lots) leave very little room for open space on the property. City parks are becoming the “shared backyard” where residents are looking to play, exercise, garden, and socialize. We are looking for picnic tables, exercise and play equipment for all ages, access to nature, and open space where we can run and play.

We recognize that the Norquay Plan and the Public Benefits Strategy provide for the acquisition of four parcels on Wenonah Street in order to incorporate them into the park. The Park Board is to be commended for the work they have done to purchase two of these four properties. However, the remaining two properties may well be unavailable for purchase for many years to come. Renewal of Brock Park cannot be put off until that opportunity occurs. We suggest a modular redesign, which could incorporate the four Wenonah Street properties when the Park Board is able to assemble all of them.

The City of Vancouver has repeatedly assured Norquay residents that development of parks will accompany the development of new housing. The renewal of Brock Park needs to be included in the 2019-2022 Capital Plan.

 
Jeanette and Joseph Jones
 

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Written by eyeonnorquay

20 June 2018 at 8:19 pm

Posted in Open Letters

April 2018 Norquay Listings

 
The following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the month of April 2018. 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

2220 E 30th Avenue          $2,992,462     33 x 125      2267     2010     RM-9A

Assembly:
2255 E 30th Ave             $2,480,000     45 x 93       2176     2005     RM-9A
4863 Baldwin St             $1,650,000     33 x 93       1856     1980     RM-9A
4873 Baldwin St             $1,650,000     33 x 93       1420     1955     RM-9A     
4895 Baldwin St             $1,650,000     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             $1,399,000     33 x 108      1375     1945     RM-7

2327 E 33rd Ave             $1,799,000     32 x 108      2050     2006     RM-7           

Assembly:
2366 E 33rd Ave             $2,200,000     33 x 115                        RM-7
2374 E 33rd Ave             $2,200,000     33 x 115                        RM-9A
2380 E 33rd Ave             $2,200,000     33 x 115                        RM-9A

2373 E 33rd Ave             $1,399,000     32 x 71       1595     2010     RM-7

2236 E 34th Ave             $1,575,000     33 x 122      2415     1972     RT-11

2281 E 34th Ave             $1,789,000     33 x 108      2200     1912     RM-7          

2339 E 34th Ave             $2,600,000     48 x 115                        RM-7

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

2280 E 38th Ave             $2,100,000     40 x 141      1728     1952     RT-11               

2826 Cheyenne Ave           $1,680,000     39 x 106      1956     1958     RM-7
                            $1,638,000                

5131 Clarendon St           $1,868,000     44 x 89       2152              RM-7

2681 Duke St                $2,398,000     33 x 102      2013     1995     RM-7                

2719 Duke St                $1,688,000     33 x 102      1290     1944     RM-7

2751 Duke St                $1,888,000     33 x 102      2015     2005     RM-7    

5511 Dundee St              $1,688,000     32 x 105      2015     2002     RT-11

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

5559 Earles St              $2,099,000     46 x 119      2490     2005     RT-11    

2840 Euclid Ave             $2,980,000     50 x 122      1964     2250     RM-7

Assembly:
4718 Gladstone St           $2,994,559     4140 sf       2162     1997     RM-9A
4736 Gladstone St           $2,842,876     33 x 119      2116     1996     RM-9A
                            $2,688,000
4748 Gladstone St           $2,868,040     33 x 120      2132     1997     RM-9A                                        

5074 Highgate St            $1,599,000     44 x 89       2100     1989     RM-7

4965 Killarney Street       $1,520,000     33 x 98       2145     1998     RT-11

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

4866 Moss St                $1,698,000     33 x 99       2420     2016     RT-11          

5030 Moss St                $2,250,000     33 . 99       1409     1945     RT-11     

5078 Moss St                $2,250,000     33 x 99       1690     1930     RT-11

5158 Moss St                $2,300,000     33 x 99       1837     2000     RT-11

5168 Moss St                $2,000,000     33 x 99       2200     1965     Rt-11     

4448 Nanaimo St             $2,099,000     33 x 113      2317     1985     RM-7
                            $1,699,000

4692 Nanaimo St             $1,630,000     33 x 133      2150     1956     RM-7

Assembly:
4715 Nanaimo St (3 parcels) $9,188,000                                     RM-9A   
     
Assembly
5230 Rhodes St              $3,080,000     32 x 151      1500     1952     RM-9A
5264 Rhodes St              $3,500,000     32 x 157      3149     1987     RM-9     
5296 Rhodes St              $3,500,000     32 x 166      3250     1980     RM-9A

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    
    
2632 Ward St                $1,800,000     33 x 102      2040     1955     RM-7

2775 Ward St                $1,640,000     33 x 102      1700     1932     RM-7                               

* KRPA = Kingsway Rezoning Policy Area

 
 
Duplex


Address                      Ask Price     Sq Ft      Year     Zone

2308 E 33rd Ave             $1,388,000      1587      2018     RM-7     

2627 E 41st Ave             $1,468,000      1967      2015     RT-11

2735 Cheyenne Ave           $1,288,000      1433      2018     RM-7

2737 Cheyenne Ave           $1,288,000      1511      2018     RM-7

4641B Clarendon St          $1,099,000      1285      2018     RT-11

5474 Dundee St              $1,568,000      2073      2018     RT-11

5476 Dundee St              $1,548,000      2036      2018     RT-11      

5485 Dundee St              $1,149,000      1308      2018     RT-11

5216A Gladstone St          $1,498,000      1801      2018     RT-11

5216B Gladstone St          $1,498,000      1801      2018     RT-11            

2156A Mannering Ave         $1,199,000      1424      2018     RT-11

2156B Mannering Ave         $1,199,000      1424      2018     RT-11

5150 Nanaimo St             $1,299,000      1356      2017     RM-7

 
 
Small House

(strata title in RT-11 zone)


Address                      Ask Price     Sq Ft      Year

2889 E 41st Ave             $1,118,000      1570      2015

5653 Killarney St           $1,188,000      1226      2015     

5655 Killarney St             $968,000      1159      2017

4523 Nanaimo St             $1,298,800      1369      2018

4529 Nanaimo St               $738,000       671      2018

2688 Norquay St               $999,900      1169      2019

2680 Norquay St.              $699,900       720      2019

 
 
Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)


Address                      Ask Price     Sq Ft      Year

5198 Chambers St              $758,000       857      2017                  

 
 
Apartment

(strata title in CD-1 zonings)


Address                      Ask Price     Sq Ft      Year

106-2277 E 30th Ave           $489,000       874      1974

110=2277 E 30th Ave           $415,000       671      1974

209-4989 Duchess St           $469,000       576      1997      

201-4815 Eldorado Mews        $539,900       577      2013

203-4815 Eldorado Mews        $558,000       544      2013

608-4815 Eldorado Mews        $499,000       513      2013

1507-4815 Eldorado Mews       $480,000       503      2013

1510-4815 Eldorado Mews       $428,800       411      2013

2106=4815 Eldorado Mews       $549,900       553      2013

306-2689 Kingsway             $499,000       645      2015

1008-2689 Kingsway            $548,800       536      2015

PH4-4888 Nanaimo St           $929,000       859      2012

 
 
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              $999,000     1023

302-2220 Kingsway              $718,000      872

305-2220 Kingsway              $612,000      593

309-2220 Kingsway              $849,900      805

317-2220 Kingsway              $499,900      512

322-2220 Kingsway              $510,000      534

518-2220 Kingsway              $495,000      529

603-2220 Kingsway              $445,000      463

605-2220 Kingsway              $460,000      566

906-2220 Kingsway              $954,000     1072

1012-2220 Kingsway             $768,000      812    

1105-2220 Kingsway             $815,000      799

1108-2220 Kingsway           $1,080,000      992

1208-2220 Kingsway             $700,000      720

1501-2220 Kingsway             $488,000      517

1511 - 2220 Kingsway           $753,800      717

1605-2220 Kingsway             $999,000      980

1608-2220 Kingsway             $849,000      992

1706-2220 Kingsway           $1,089,000     1060

1805PH5-2220 Kingsway          $949,999      784

NE 315-2220 Kingsway           $668,000      733

NE 629-2220 Kingsway           $499,000      511

S703-2220 Kingsway             $530,000      484

S1008-2220 Kingsway            $888,000      992

W303-2220 Kingsway             $475,000      463

W508-2220 Kingsway             $680,000      790

W PH 1-2220 Kingsway           $828,000     1265

 
 
 
 

Written by eyeonnorquay

2 May 2018 at 11:11 am

Posted in Price Data

2555 East 40th Ave

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Comment on Development Application DP-2018-00034
under RT-11 Zoning

 
http://development.vancouver.ca/pc2555e40th/index.htm
 

 

 

1 March 2018
 

 
Form of Development

We commend this carefully designed development application. Features of the proposed project that we especially appreciate are:

1.  The design of the buildings (“traditional in massing but contemporary in execution”) fits well with the specific neighbourhood context. Fit is particularly important in this first RT-11 small house/duplex project on a very long block of single family houses.

2.  Placement of the windows and doors, as well as the location of the porches and patios, minimizes overlook into neighbouring units.

3.  The front door of each unit faces the street and is visible from the street.

4.  Bedrooms have a reasonable size, especially in the 2-bedroom units.

5.  Considerable private open space is provided for each unit. The only shared open spaces are walkways. This allocation of open space should encourage residents of each unit to feel responsible for maintaining their own landscaping.

6.  All four of the site’s existing trees are being retained.

7.  The landscape plan is simple and effective. New Norquay residents in low-density multi-family housing developments often appear to have no previous gardening experience (and sometimes little interest). Basic low-maintenance plantings like these are essential. Residents of this project who may be interested in more elaborate gardens will easily be able to reconfigure their private open spaces.

We expect this project to be a great improvement over the 1980s “monster house” that it will replace.

N.B. Please note that there is no existing city sidewalk on the north side of East 40th Avenue between Clarendon Street and Wales Street. The construction of the relevant portion of this sidewalk should be included as an urban design condition of development when this application is approved.

Please send us a copy of the prior-to letter when issued.

 
Jeanette and Joseph Jones
 
 

Written by eyeonnorquay

1 March 2018 at 4:51 pm

Posted in RT-11 Comment

2469 East 40th Ave

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Comment on Development Application DP-2017-01210
under RT-11 Zoning

 
http://development.vancouver.ca/pc2469e10th/index.htm
 

 

 

1 March 2018
 

 
Design

The massing of the buildings fits in well with the neighbouring single family houses on the street. However, the outside appearance needs to be simpler and less confusing. Too many different colours and materials are used. The appearance of the windows need to be well-defined. Solid infill panels should not be included within the same frame as the windows. The roofs over the front doors facing the street are unsupported and look tacked on.

 
Landscaping

Considerable effort has gone into the landscape design. The arbor over the entrance to the walkway is attractive. Most open space is private, so that it would be clear who is responsible for maintenance. An irrigation system is being installed. Storage for garden tools is provided.

However, some areas of lawn are small and irregularly shaped, making them difficult to mow. Lawn borders should be made more regular and very small areas of grass should be replaced by groundcovers. Plantings block access to some of the space between the buildings and the fences.

Given the level of landscape maintenance that is apparent so far in most occupied RT-11 projects, it seems a good idea to keep landscaping plans basic. Where most of the open space is private, residents can always reconfigure their gardens to make them more elaborate. Most who choose to engage in active gardening are likely to do this in any case.

The landscape plan fails to indicate how the boulevard will be landscaped.

Please send a copy of the prior-to letter when issued.

 
Jeanette and Joseph Jones
 
 

Written by eyeonnorquay

1 March 2018 at 4:46 pm

Posted in RT-11 Comment

Jan 2018 Norquay Listings

 
The following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the month of January 2018. 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

2220 E 30th Ave             $2,992,462     33 x 125      2267     1998     RM-9A

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

Assembly:
2366 E 33rd Ave             $2,200,000     33 x 115                        RM-7
2374 E 33rd Ave             $2,200,000     33 x 115                        RM-7
2380 E 33rd Ave             $2,200,000     33 x 115                        RM-9A

2495 E 34th Ave             $1,898,000     31 x 114      2000     2011     RM-7

2481 E 40th Ave             $2,050,000     33 x 140      2776     1977     RT-11

4665 Baldwin St             $1,928,000     62 x 118      2705     1967     RT-11

Assembly:
4863 Baldwin St             $1,650,000     33 x 93       1856     1980     RM-9A
4873 Baldwin St             $1,650,000     33 x 93       1420     1955     RM-9A
4885 Baldwin St             $1,650,000     33 x 93       1858     1980     RM-9A
                      
Assembly:
5005 Chambers St            $2,939,000     52 x 104      1986              RM-7
5021 Chambers St            $2,049,000     34 x 104      1400              RM-7

2826 Cheyenne Ave           $1,718,000     29 x 106      1940     1958     RM-7
                            $1,680,000
Assembly:
2681 Duke St                $2,398,000     33 x 102      1995     2013     RM-7
2683 Duke St                $1,599,000     33 x 102                        RM-7
2689 Duke St                $1,599,000     33 x 102                        RM-7

2751 Duke St                $1,928,000     33 x 102      2005     2015     RM-7
Price change:               $1,888,000

5511 Dundee St              $1,688,000     32 x 105      2015     2002     RT-11

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

5559 Earles St              $2,099,000     46 x 119      2490     2005     RT-11

2840 Euclid Ave             $2,980,000     50 x 122      2250     1964     RM-7

Assembly:
4718 Gladstone St           $2,994,559     4140 sq ft    2162     1997     RM-9
4736 Gladstone St           $2,842,876     33 x 119      2116     1996     RM-9
4748 Gladstone St           $2,868,040     33 x 120      2132     1997     RM-9    
5009 Killarney St           $1,550,000     33 x 98       2100     1993     RT-11 
5207 Killarney St           $1,550,000     33 x 105      1864     2002     RT-11

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

4866 Moss St                $1,698,000     33 x 99       2420     2016     RT-11

5033 Moss St                $1,295,000     33 x 99       2231     1949     RT-11

Assembly:
5264 Rhodes St              $3,500,000     32 x 157      3149     1987     RM-9A
5296 Rhodes St              $3,500,000     32 x 166      3250     1980     RM-9A

5525 Rhodes St              $1,795,000     33 x 126      2341     1984     RT-11

4657 Slocan St              $1,649,000     33 x 110      2670     1947     RM-7

Assembly:
5109 Slocan St              $2,388,000     34 x 104      1980     1982     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

2632 Ward St                $1,800,000     33 x 102      2040     1955     RM-7

2703 Ward St                $1,518,000     33 x 102      2100              RM-7

2775 Ward St                $1,640,000     33 x 102      1700     1932     RM-7

* KRPA = Kingsway Rezoning Policy Area

 
Duplex


Address                      Ask Price     Sq Ft      Year     Zone

2308 E 33rd Ave             $1,388,000      1587      2018     RM-7

5474 Dundee St              $1,568,000      2036      2018     RT-11

5476 Dundee St              $1,548,000      2036      2018     RT-11

5485 Dundee St              $1,250,000      1309      2017     RT-11
Price change:               $1,198,000

5487 Dundee St              $1,250,000      1309      2017     RT-11
Price change:               $1,198,000

2156A Mannering Ave         $1,199,000      1424      2017     RT-11

2156B Mannering Ave         $1,199,000      1424      2017     RT-11

2210 Mannering Ave          $1,250,000      1446      2017     RT-11

2212 Mannering Ave          $1,250,000      1446      2017     RT-11

5150 Nanaimo St             $1,388,000      1356      2017     RM-7


 
Small House

(strata title in RT-11 zone)


Address                      Ask Price     Sq Ft      Year

2355 E 41st Ave             $1,088,000      1548      2016

5653 Killarney St           $1,188,000      1226      2017

5659 Killarney St           $1,188,000      1424      2017

5663 Killarney St           $  988,000      1159      2017

Pre-construction:
2680 Norquay St             $  699,000       720      2018
2688 Norquay St             $  999,900      1169      2018


 
Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)


Address                      Ask Price     Sq Ft      Year

5186 Chambers St            $  598,800       649      2017

5198 Chambers St            $  859,000       841      2017


 
Apartment

(strata title in CD-1 zonings)


Address                      Ask Price     Sq Ft      Year

101-4893 Clarendon St         $499,000       893      1995

208-4893 Clarendon St         $498,000       896      1995

307-2965 Horley St            $579,000       867      1994

225-2239 Kingsway             $699,800       881      2011


 
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            $1,939,000     1023

103-2220 Kingsway              $988,000     1018

308-2220 Kingsway              $699,000      790

326-2220 Kingsway              $759,999      883

511-2220 Kingsway              $768,000      894

517-2220 Kingsway              $510,000      512

518-2220 Kingsway              $495,000      529

608-2220 Kingsway              $739,900      790

806-2220 Kingsway              $720,000      798

906-2220 Kingsway              $954,000     1072

1002-2220 Kingsway             $739,000      738

1009-2220 Kingsway             $488,000      551

1012-2220 Kingsway             $768,000      812

1108-2220 Kingsway           $1,080,000      992

1206-2220 Kingsway           $1,068,888     1060   

1211-2220 Kingsway             $788,000      717

1501-2220 Kingsway             $488,000      517

1508-2220 Kingsway             $749,000      720

1511-2220 Kingsway             $680,000      717

1605-2220 Kingsway           $1,088,800      980

1706-2220 Kingsway           $1,089,000     1060

1708-2229 Kingsway             $788,000      720

1808-2220 Kingsway           $1,049,000      789

NE615-2220 Kingsway            $698,900      733

NE702-2220 Kingsway            $859,900     1139

NE811-2220 Kingsway            $726,000      812

NE1502-2220 Kingsway           $830,000      896

NE1611-2220 Kingsway           $708,000      717

NE PH6-2220 Kingsway           $884,900      807

S1008-2220 Kingsway            $928,900      992

W605-2220 Kingsway             $469,800      510

W1510-2220 Kingsway            $699,000      777

W1606-2220 Kingsway            $550,000      505

W PH1-2220 Kingsway            $828,000      755


 

Written by eyeonnorquay

23 February 2018 at 10:46 am

Posted in Price Data

4410 Kaslo St TMH

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Comment on Development Application DP-2018-00024
4410 Kaslo Street – Temporary Modular Housing

 
http://development.vancouver.ca/4410kaslo/index.htm

 

 

 
13 February 2017

 
In general, we support the design of this project. We commend the larger units, the outdoor amenity space, and the commercial kitchen and common dining area. We also commend the small lounge area on the ground floor.

We recommend the following changes to the design:

1.  Reverse the positions of the entrance/vestibule/lobby area and the office/meeting room area on the ground floor near the front entrance. As drawn, the sight line from the front entrance is toward staff space rather than toward common space for the residents. As configured at present, residents would feel that they are being housed in an institution rather than in a home of their own. The placement of the front entrance (with the attached vestibule and lobby) should be shifted so that the sight line when entering the building is toward the common dining area and lounge.

2.  Separate the two dining areas by a half wall rather than a full wall to make the dining area seem like a single space and to allow more natural light. (This may already be the intention.) In addition we call attention to this discrepancy: the larger dining area is described as seating 36, but the drawing shows seating for only 32.

3.  Provide a small lounge area and laundry on each floor. A single ground-floor lounge that seats 8 people seems inadequate for a building with 52 residents. Although convenient to the dining area, that one common area is located far from the rooms of many residents. A small lounge on each floor would provide additional space and would foster social interaction. If a single unit on each of the second and third floors were converted to space for a small lounge and a laundry facility, the total unit count would return to the originally proposed 50 units.

 
Jeanette and Joseph Jones
 
 

Written by eyeonnorquay

15 February 2018 at 10:31 am

Station Area Planning History

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A History of Planning in the Nanaimo / 29th Avenue Station Areas

February 2018

 
In November 2017, Vancouver City Council approved Housing Vancouver Strategy (2018-2027) and 3-Year Action Plan (2018-2020). (Find multiple links to report, appendixes, staff presentation, video clip at http://council.vancouver.ca/20171128/regu20171128ag.htm )

According to this document, a major planning program for the Nanaimo and 29th Avenue station areas will begin in 2018. Land around these stations will be rezoned “to create more affordable housing and deliver large increases in rental, social, and ground-oriented market housing.” (p. 10) Appendix B page 7 lists as “Key Strategy 1-B” to “launch” these new station area plans immediately after Council approval of the policy document.

Eye on Norquay sees a need to provide background context for this imminent planning program. Past planning processes for the Nanaimo / 29th Station Areas are described below.


1.  Nanaimo / 29th Avenue Station Areas Plan (1987)

Summary document only online at:
http://guidelines.vancouver.ca/N003.pdf

 
In 1981 the Government of British Columbia announced the selection of the Advanced Light Rapid Transit (ALRT) system for Greater Vancouver. Soon after, the City of Vancouver began to plan for the lands immediately around the four SkyTrain stations proposed for East Vancouver: Broadway, Nanaimo, 29th Avenue, and Joyce. Separate plans were developed for the Broadway and Joyce Station Areas.

A single plan was proposed for the Nanaimo and 29th Avenue Station Areas. No reason is apparent in available city documents for the combining of planning for these two stations into a single program. The life expectancy of a plan is often set at 25—30 years. The provisions of this plan are no longer referenced in City of Vancouver planning documents.

Plan Summary

Properties between Victoria Drive and Rupert Street, and between Kingsway and roughly East 22nd Avenue, are included in this plan. The northern boundary zigzags because the ALRT line runs parallel to Kingsway, which cuts across the street grid.

 

 

Most of the Plan consists of a detailed analysis of 21 potential development sites. The sites were selected because they met at least one of these criteria:

         Vacant city-owned sites
         Sites severely impacted by ALRT
         Sites soned for uses other than residential
         Sites either under-utilized or containing derelict properties

Redevelopment opportunities were to be limited to these 21 sites. (See Appendix A for details of implementation.)

The 21 selected sites are identified by the letters on the map below. Sites that were City-owned in 1987 are Sites A, C (partial), D, E, G (partial), J, K, L, and N (partial), In cases where the City owns only a part of the identified site, no redevelopment is specified to occur until adjoining private land has been purchased and incorporated into the site.

 

 

The Plan recommends multi-family townhouses (described as “medium density”) as the form of development most viable and appropriate for the majority of the identified sites. Unit density is set at 25-40 units per acre and maximum FSR is set at 1.0. The proposed developments are to act as a noise and visual buffer between the SkyTrain alignment and the existing single-family residences to the north and south.

Commercial redevelopment is to be small-scale and serve local needs only. It is not to negatively impact Kingsway, which is to remain the primary commercial area.

Considerable analysis of ALRT impacts is included in the Plan. Unresolved impacts identified in 1987 are primarily related to noise, privacy loss and visual intrusion.

The amenity most desired by the community in 1987 was an indoor swimming pool. However, Council rejected this request on the advice of the Park Board. Staff believed that residents already had sufficient access to swimming pools in nearby neighbourhoods.

In 1987 Vancouver had no shortage of sites for development. The population was expected to grow slowly and the economy was recovering from a recession. Redevelopment of the Nanaimo / 29th Avenue Station Areas was expected to be gradual and low key.


2.  Renfrew-Collingwood Community Vision (2004)

http://former.vancouver.ca/commsvcs/planning/cityplan/Visions/rc/vision.htm

 
CityPlan (1995) was the City’s policy framework to direct future Vancouver city planning, especially in residential neighbourhoods that had not previously experienced detailed planning initiatives. Nine neighbourhoods, including Renfrew-Collingwood, went through extensive visioning processes that were directed by City staff but included substantial community input.

The resulting Renfrew-Collingwood Community Vision looked at locations for future low-rise housing forms (primarily townhouses and 4-storey apartment buldings). The relevant direction for the Nanaimo and 29th Avenue Station Areas reads:

        New housing types should be permitted in existing residential areas around the Nanaimo and
        29th Avenue SkyTrain stations, subject to detailed planning and impact mitigation. (p. 42)

This direction received more than 50% agreement in a community survey, but fell short of the support it needed to be classified as “approved.” It was classified as “uncertain,” which means that it will “remain on the table for future community discussion in subsequent planning processes.” (p. 6)


3.  The Norquay Village Neighbourhood Centre Draft Plan (2007) [rejected]

http://former.vancouver.ca/commsvcs/planning/neighcentres/norquay/pdf/newsletter3english.pdf

 
The Norquay Village Neighbourhood Centre planning process began in 2006. The area to be included was originally defined as the area near Kingsway between Nanaimo Street and Earles Street. Boundaries were extended during the planning process to include most of those areas that had been identified as “development opportunities” in the earlier Nanaimo and 29th Avenue Station Areas Plan (1987) as well as additional lands further from the SkyTrain alignment. Residents rejected the draft plan (map shown below) via a community survey in 2007. (That was the last formal community survey that City of Vancouver ever undertook.)

 

 


4.  The Norquay Village Neighbourhood Centre Plan (2010)

http://council.vancouver.ca/20101104/documents/penv2.pdf

 
A second phase of Norquay planning 2008-2009 failed to produce a plan. When a third planning phase was launched in November 2009, the areas near the SkyTrain alignment were removed from consideration. The map below shows the final boundaries of the Norquay Village Neighbourhood Centre as well as the areas near the SkyTrain that were excluded from the planning process at that time.

 

 

The two station areas were designated for a future station area planning process. The relevant board from a community open house on 30 January 2010 is reproduced below.

 

 

Slocan Park is located in the area that was removed from the planning process, but the park serves a large area of Norquay. A direction was included in the Plan to incorporate additional land into the park to provide an enhanced street presence. (p. 71)


5.  Norquay Village Public Benefits Strategy (2013) and
Norquay Village Public Realm Plan (April 2016)

http://vancouver.ca/files/cov/norquay-village-public-benefits-strategy.pdf
and
http://vancouver.ca/files/cov/norquay-village-public-realm-plan.pdf

 
These later documents reiterate the need to upgrade Slocan Park. The park is included in the listing of Norquay’s parks to be renewed “over time and as the surrounding population and park usage increase.” (Norquay Village Public Realm Plan, p. 8)


Appendix A: Redevelopment under the 1987 Nanaimo and 29th Station Areas Plan

 
The twenty-one sites identified in the 1987 Plan as potential sites for redevelopment were subsequently rezoned to CD-1 (Comprehensive Development).

Many of the sites identified as suitable for multi-family residential development have not yet been redeveloped as planned. No redevelopment has occurred on adjoining Sites B and C, a fairly large area that includes the Copley Community Orchard. A few parcels have been redeveloped with single-family houses within Sites F, N, and O. Within sites M, R and S, small-scale redevelopment has taken place in the form of duplexes or triplexes on a few individual lots.

In October 2015 a policy document titled “Parking Amendments to Various DC-1 By-laws for Sites Adjacent to SkyTrain was approved by City Council. This policy reduced parking requirements on identified sites that had not yet been completely redeveloped (i.e. sites B, C, F, G, M, N, O, Q and S). The reason given for reducing the parking requirement from 1-2 per unit to 0.65 per unit is the proximity of the sites to SkyTrain stations. City staff argued that excessive parking requirements were hindering redevelopment of these sites.

Sites that have been completely or partially redeveloped as multi-family housing include:

Site G:  The Nanaimo SkyTrain Station and bus loop covers the northern corner of this site. The Westridge (4170/4180 Nanaimo Street), a complex of two 4-storey affordable rental apartment buildings, has been built along the Nanaimo frontage. The 10 parcels with single-family houses along E. 26th Avenue have not been yet been incorporated into the site. The City-owned land east of the apartment building, where a steel foundry was located in the past, is likely contaminated and remains vacant.

Site H:  Chelsea Green (4120 Kamloops), a 29-unit “family townhouse” development with rents set at 30% of income, was built on this site in 1989.

Site N:  Until now the City-owned part of this site east of Kaslo Street has been in use as a community garden. A development application is in process to build a 52-unit Temporary Modular Housing development at this location. The community garden will be moved to Slocan Park.

Site P:  Heritage Gate (2960 East 29th Avenue), a 56-unit strata described on management’s web site as a “townhouse style apartment complex,” was built on this site in 1990.

Site Q:  A 3-unit traditional rowhouse development is currently under construction at 4521 Earles Street.

In advance of expected station area planning, two sites have been assembled recently:

Site F:  Has been assembled and sold.

Site O:  Has been partially assembled, but to our knowledge no land has yet been sold.

A few small sites have been developed for uses other than housing, as recommended by the Plan.

Site E:  Three of the four lots on the northwest corner of Brant Street and E. 25th Avenue have been incorporated into the Learning Tree Daycare Centre. One lot was considered surplus to their needs and has presumably been sold.

Site J:  This small site functions as a pocket park.

Sites K and L:  These sites are now a part of the B.C. Parkway system, to be maintained by the B.C. Parkway Society. Site K on the south side of the alignment is named the Penticton Children’s Park. However, all of the play equipment originally installed in the park has been removed and not replaced.

Sites A and D  were reserved by the Plan for future development opportunities. Site D is currently being used as a community garden.

Some redevelopment has taken place on unidentified sites adjacent to the SkyTrain alignment. These include:

The Beacon (4320 Slocan Street):  A 4-storey, 41 unit affordable rental building with ground-level retail was completed in 2017 under the Rental 100 policy.

Earles Court (4590 Earles Street):  A former B.C. Electric Substation was converted into 12 apartment condo units in 1990.

3560-3570 Hull Street & 2070-2090 East 20th Avenue:  A rezoning application is currently in process to rezone this site to CD-1 to permit a 3.5 storey development of 41 townhouses, a 28-unit apartment building, and a heritage house under the Affordable Housing Choices Interim Rezoning Policy.
 
 

Written by eyeonnorquay

10 February 2018 at 11:27 pm