Eye on Norquay

Looking Out for East Vancouver

Open Letter on Duplex

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     from:  Joseph Jones
       to:  Carr, Adriane ,
            Christine Boyle ,
            Colleen Hardwick ,
            De Genova, Melissa ,
            Jean Swanson ,
            Kennedy Stewart ,
            Lisa Dominato ,
            Michael Wiebe ,
            Pete Fry ,
            Rebecca Bligh ,
            Sarah Kirby-Yung 
       cc:  dan.garrison@vancouver.ca,
            Jeanette Jones
     date:  Dec 15, 2018, 2:25 PM
  subject:  URGENT: Re Administrative Report #5 for
            Council Meeting of December 18

To:  Vancouver City Councillors
cc:  Dan Garrison, Assistant Director, Housing Policy & Regulation
cc:  Gil Kelley, General Manager, Planning, Urban Design & Sustainability

Re: Administrative Report #5 for Council Meeting of December 18: Costs of Consultation, Time Constraints and Impacts of Pursuing By-law Amendments to Remove Two-family Dwellings (Duplex) from RS Zones


We have read this report with interest. If Council decides to adopt the recommendation of staff to consider duplex as a trial housing option while Making Room proceeds, we ask that you consider making the following amendments to the suggested Council resolution (p. 9):

(a) That the proposed further discussion, field testing and evaluation over the next year include outright duplexes in all zones where they are allowed (RT-11, RM-7, RM-8, RT-5 and others if appropriate), and not focus exclusively on yet-unbuilt examples in only RS zones.

(b) That “exterior design” and “room sizes” be added to the list of specified features to be reviewed by staff (p. 9).


1.  A monitoring of outright duplex development only in RS zones over the coming one-year period seems unlikely to provide any data that would enable Council to make “a future fact-based policy decision.” Norquay’s experience, based on continuous close observation for about five years, is that the time required for demolition of an existing house and construction of a duplex is close to one year. This does not include permitting time. We therefore expect that few if any duplexes could be completed in RS zones within one year, especially considering that only nine applications have been received to date.

2.  A large amount of data that could be used to evaluate outright duplexes is already available. Duplexes built outright under regulations almost identical to those approved for RS zones have already been completed in other areas of Vancouver. Outright duplexes have been allowed on single lots in Norquay’s RT-11 and RM-7 zones since 2013, in Marpole’s RM-8 zone since 2014, and in the RT-5 zones in Grandview-Woodland and Mount Pleasant since January 2018. In Norquay alone, approximately 60 outright duplexes have been completed or are very close to completion. To our knowledge, CoV has undertaken no formal process for any evaluation of these existing duplexes. We have been conducting our own evaluation of all new development in Norquay by regularly walking every street, monitoring applications, and attending open houses.

3.  Our monitoring has identified exterior design and room size as significant problems in new Norquay outright duplex development. The existing Exterior Design Guidelines are an important first step, but they need to be refined and strengthened. Approximately 20% of outright duplexes in Norquay are eyesores. * Room sizes are often inadequate for family housing, especially in duplexes built on small lots. We have seen bedrooms as small as 8 x 7, living rooms that can only accommodate a couch, and “dining areas” that consist of two stools at a kitchen counter because there is no room for a table.

Like most Norquay residents, we did not oppose duplexes in our neighbourhood at the time of rezoning and we do not oppose them now. We support the Planning Department’s proposal to evaluate the performance of new housing forms. The absence of any reference to Norquay in either the original staff report on duplexes dated June 27, 2018 or in the current report dated December 5, 2018 is disappointing. If the City of Vancouver reviews outright duplexes, Norquay’s extensive recent experience should feature prominently in that undertaking.

Jeanette and Joseph Jones

* Examples of external design successes and failures in Norquay can be viewed at:



Written by eyeonnorquay

16 December 2018 at 12:23 pm

Nov 2018 Norquay Listings

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

2536 E 29th Ave             $1,999,000     43 x 115      2600     1958     RT-11

2248 E 30th Ave             $1,498,000     33 x 80       1946     1912     RM-9A

2324 E 30th Ave             $1,870,000     32 x 115      1700     1956     RM-9A

2149 E 32nd Ave             $2,168,000     33 x 120      2000     1967     RM-0A

2170 E 33rd Ave             $1,668,000     33 x 108      2153     1986     RM-7

2327 E 33rd Ave             $1,679,000     33 x 108      2050     2006     RM-9A

2396 E 33rd Ave             $2,300,000                   1607     1958     RM-7
2254 E 34th Ave             $1,488,000     33 x 122      2226     1962     RM-7
2281 E 34th Ave             $1,789,000     33 x 115      2200     1912     RM-7                
2339 E 34th Ave             $2,199,000     48 x 115      1600     1945     RM-7

2366 E 33rd Ave             $2,199,000     33 x 115                        RM-7
2374 E 33rd Ave             $2,100,000     33 x 115      2400              RM-7
2380 E 33rd Ave             $2,100,000     33 x 115      2200              RM-7

2488 E 33rd Ave             $1,999,000     32 x 108      2160     1987     RM-9A
2498 E 33rd Ave             $1,999,000     29 x 108      1987     1987     RM-9A

2281 E 34th Ave             $1,450,000     33 x 115      2200     1912     RM-7    

2495 E 34th Ave             $1,898,000     31 x 115      1991     2011     RM-7

2375 E 37th Ave             $1,499,000     44 x 89       2520     1955     RM-7

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     1997     RM-9A
2255 E 30th Ave             $2,480,000     45 x 93       2176     2005     RM-9A

2462 Brock St               $1,625,000     33 x 121      2909     1976     RT-11

2826 Cheyenne Ave           $1,638,000     39 x 106      1940     1958     RM-7

2880 Cheyenne Ave           $1,499,000     34 x 110      2280     1986     RM-7

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

5275 Clarendon St           $1,650,000     33 x 123      2455     1992     RT-11

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

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

2728 Duke St                $2,161,000     33 x 112      1904     1996     RM-9A
2732 Duke St                $2,180,000     33 x 113      1917     1997     RM-9A
2738 Duke St                $2,201,000     33 x 115      2371     1974     RM-9A
2748 Duke St                $2,423,000     33 x 126      2114     2004     RM-9A

5387 Dundee St              $1,299,000     33 x 106      1612     1956     RT-11

4856 Earles St.             $4,400,000     66 x 110                        RM-7

5365 Earles St              $1,999,900     41 x 121      2439              RM-7 

4736 Gladstone St           $2,688,000     33 x 119      2116     1996     RM-9A

5078 Gladstone St           $1,538,000     33 x 120      2100     1910     RT-11

4550 Gothard St             $1,368,888     33 x 110      1673     1926     RT-11

4820 Moss St                $1,800,000     33 x 99       1800     1956     RT-11

4935 Moss St                $1,399,900     33 x 94        800     1912     RT-11

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

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

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

5168 Moss St                $1,800,000     33 x 99       2200     1965     RT-11

4715 Nanaimo St             $7,990,000     12422 sf                        RM-9A
5230 Rhodes St              $3,080,000     32 x 151      1500     1952     RM-9A
5290 Rhodes St              $3,800,000     33 x 163      1960     1979     RM-9A 

5373 Slocan St              $1,880,000     33 x 104      1954     2004     RM-7
5385 Slocan St              $1,998,000     33 x 104      1950     2004     RM-7

5059 St. Margarets St       $1,778,000     44 x 89       2318     1995     RM-7

5135 St. Margarets St       $1,980,000     44 x 89       2258     1990     RM-7 

5277 Wales St               $3,300,000     3751sf        1980     1991     RM-9A

2632 Ward St                $1,799,000     33 x 102      1955     2040     RM-7

2775 Ward St                $1,499,000     33 x 102      1700     1932     RM-7           
* KRPA = Kingsway Rezoning Policy Area


Address                      Ask Price     Sq Ft      Year     Zone

2603 E 41st Ave             $1,398,800      1683      2015    RT-11

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

5474 Dundee St              $1,468,000      2073      2017    RT-11

5216 Gladstone St           $1,398,000      1801      2018    RT-11

5218 Gladstone St           $1,398,000      1800      2018    RT-11

Assembly: Site measures 231 x 102
2847 Kingsway               $2,388,000                        KRPA
2853 Kingsway               $2,388,000                        KRPA
2855 Kingsway               $2,388,000                        KRPA
2871 Kingsway               $2,388,000                        KRPA
2875 Kingsway               $2,388,000                        KRPA      

2158 Mannering Ave          $1,098,000      1394      2018    RT-11

4952 Moss St                $1,250,000      1259      2018    RT-11

5095 Moss St                $1,168,000      1226      2018    RT-11

5097 Moss St                $1,288,000      1227      2018    RT-11

Small House

(strata title in RT-11 zone)

Address                      Ask Price     Sq Ft      Year

2529 E 38th Ave               $748,000       749      2018

5653 Killarney St           $1,188,000      1226      2017

5657 Killarney St           $1,350,000      1431      2017

4513 Nanaimo St               $688,000       679      2015 
4521 Nanaimo St             $1,198,000      1369      2018    

4523 Nanaimo St             $1,099,000      1369      2018    

2680 Norquay St               $699,900       720      2019

2688 Norquay St               $999,900      1169      2019

Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)

Address                      Ask Price     Sq Ft      Year

2488 E 34th Ave               $868,000      1053      2018

5055 Earles St                $828,888       961      2019

5057 Earles St                $798,888      1094      2019

2755 Horley St                $799,000       887      2018

201-2757 Horley St            $949,000      1124      2018

101-2761 Horley St            $699,000       773      2018

201-2763 Horley St            $949,000      1123      2018

5001 St. Margarets St         $958,000      1006      2018

5003 St. Margarets St         $888,000       923      2018

5005 St. Margarets St         $899,000       933      2018

5011 St. Margarets St         $949,000      1049      2018

5015 St. Margarets St       $1,290,000      1610      2018

5017 Slocan St                $979,900      1383      2018

2717 Ward St                  $879,900      1049      2018

2721 Ward St                  $799,900      1070      2018

2727 Ward St                  $829,900      1070      2018

2737 Ward St                  $919,900       945      2018

2739 Ward St                  $829,900      1070      2018

2747 Ward St                  $919,900       945      2018

4-Storey Apartments in RM-9A Zone

(strata title in RM-9A zone)

Address                      Ask Price     Sq Ft      Year

206-2628 Duke St              $607,800       641      2020

209-2628 Duke St              $732,000       817      2020

305-2628 Duke St              $479,800       494      2020

101-2666 Duke St           $1,1049,000      1128      2020

102-2666 Duke St              $524,900       544      2020

205-2666 Duke St              $899,000       962      2020

301-2666 Duke St	      $769,900       819      2020

306-2666 Duke St              $755,900       797      2020


(strata title in CD-1 zonings)

Address                      Ask Price     Sq Ft      Year

111-4893 Clarendon St         $499,900       830      1996

318-4989 Duchess St           $699,000      1100      1996

1601-4815 Eldorado Mews       $579,000       575      2013

1604-4815 Eldorado Mews       $675,000       697      2013

1909-4815 Eldorado Mews       $449,000       435      2013      

2010-4815 Eldorado Mews       $489,000       411      2013

2204-4815 Eldorado Mews       $679,800       628      2013

208-4818 Eldorado Mews        $399,900       431      2013

212-4818 Eldorado Mews        $548,000       534      2013

520-4818 Eldorado Mews        $538,888       534      2013

521-4818 Eldorado Mews        $427,500       450      2013

522-4818 Eldorado Mews        $475,000       451      2013

109-2965 Horley St            $519,000       868      2018

205-2238 Kingsway             $572,500       812      1997

213-2238 Kingsway             $588,000       800      1997

217-2238 Kingsway             $588,000       800      1997

102-2239 Kingsway             $447,000       550      2011

310-2239 Kingsway             $493,000       682      2011

326-2239 Kingsway             $660,000       883      2011

327-2239 Kingsway             $720,000       878      2011      

205-2388 Kingsway             $519,000       933      1996

413-2455 Kingsway             $854,900       830      2020

906-2455 Kingsway             $885,900       880      2020

1001-2455 Kingsway            $889,900       834      2020

308-2689 Kingsway             $439,000       464      2014

606-2689 Kingsway             $799,000       874      2014

PH5-2689 Kingsway             $818,888       839      2014

503-4888 Nanaimo St           $749,900       897      2012

708-4888 Nanaimo St           $498,000       465      2012

2220 Kingsway

The listings below are for Kensington Gardens, the Westbank project
with 400+ units under construction, with completion projected for

Address                       Ask Price    Sq Ft

308-4638 Gladstone St           $799,000    790

506-4638 Gladstone St           $518,000    506

1605-4638 Gladstone St          $969,000    980

329-2220 Kingsway               $545,000    503

503-2220 Kingsway               $925,000    997

617-2220 Kingsway               $479,900    453

701-2220 Kingsway               $549,000    517

805-2220 Kingsway               $550,000    527

908-2220 Kingsway               $869,000    879

1010-2220 Kingsway              $918,000   1096


Written by eyeonnorquay

3 December 2018 at 11:11 am

Posted in Price Data

Ditch a DCL Waiver

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Why Is a Vancouver Developer Backing Away from Free Money?

On 13 November 2018 the City of Vancouver issued a Notice of Rezoning Application for a large already-approved Rental 110 project currently described as 2153-2199 Kingsway & 4589 Gladstone Street. (The staff report that led to the assembly’s original rezoning stated: “The total DCL that would be waived is estimated to be approximately $1,036,900.”)



The most prominent variation from the application approved 16 May 2017 is

          “to remove the DCL waiver from the approved rezoning”

Why would a developer now not want that One Million Plus? The rezoning planner for the project talked about financial “numbers” and “pro forma” and “requirements of lender” as motivation for the developer to seek to abandon the attained DCL waiver. (DCL waiver means City of Vancouver allows developer to skip paying the “development cost levy” that covers about half of the burden that new development adds to taxpayer infrastructure costs like water and sewer maintenance and upgrades.)

The other obvious change to the development is seen in this tabulation of unit mix:

      Original Application               Revised Application

       45  Studio / 16  1 BR             16  Studio & 1 BR
       31  2 BR                          45  2 BR
        7  3 BR                          23  3 BR
      101  Total                         84  Total

More than four years ago Eye on Norquay dug into the dirt and raised huge concerns about the Rental 100 program in Rental 100 Red Flag.

Big question. With the election of a City Council that is no longer a Vision Vancouver rubber stamp machine, complete with fake requirements, is this developer sniffing a change in the wind and preferring to build rental where initial rent levels cannot be controlled?

Second question. Will the new 2018 Council let a developer who runs after bigger profit and wider latitude skip right along to another maximized opportunity?

In case you missed it, a new directive to City of Vancouver presages the possibility that sharp new enforcement fangs could emerge long before project completion:

Councillor Adriane Carr takes aim at costly rental projects subsidized by Vancouver taxpayers



Eye on Norquay has also covered this particular development on two previous occasions:

2153-2199 Kingsway Comment

Big Hit from Rental 100

Written by eyeonnorquay

27 November 2018 at 6:18 pm

Kingsway-Knight Area Alert

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On Seeking to Rezone RT-10 to RT-11
in Vancouver’s First Neighbourhood Centre

Context Note

On 18-19 September 2018 a Vancouver City Council held a lamest-duck-ever public hearing just ahead of shutting down business ahead of the quadriennial municipal election. Two controversial mass rezonings stood as the final items on the agenda.



During the public hearing on Item 5 it was declared that Item 6 would restart as “a new public hearing” after the upcoming 20 October 2018 municipal election.



Thus for Item 6, all speaker registrations and all submitted comment were tossed into the wastebasket — a far too typical disrespect shown to the involvements of many Vancouver residents. This was Vision Vancouver’s final sneer at “engagement” before the self-deligitimized “party” met with its decimation in the 2018 election.

That suspension of Item 6 provided time for Eye on Norquay to carry out a detailed survey for Kensington-Cedar Cottage. The problems inherent in the hasty redo called “planning” became apparent. Serious defects became apparent in the broad-brush intent to swap out the RT-10 of the Kingsway-Knight “neighbourhood centre” planning for the later RT-11 zoning of Norquay Village.

The report below was sent to appropriate staff in Vancouver city planning on 10 October 2018. The prefatory letter of transmission is appended. Eye on Norquay hopes that the new City Council will look toward planning that takes into account local area specifics (starting with greatly variant lot size and street configuration) within the Kingsway-Knight area, where 1577 properties were already mass rezoned in the past decade.

To so crudely revisit this Kensington-Cedar Cottage area of East Vancouver ahead of any dealing with the many and massive CityPlan Vision areas (1998-2010) that have been subjected to zero planning implementation displays an ongoing, blatant East-West inequity in Vancouver’s “planning” agenda.

•   •   •   •   •   •   •   •   •   •   •   •

Rezoning the RT-10 District to RT-11

We live in the portion of Kensington-Cedar Cottage that is included in Norquay’s RT-11 (Small House/Duplex) zone. Since the zoning regulations came into effect in 2013, we have been monitoring development in Norquay by looking carefully at applications posted on the CoV web site, by walking through the entire neighbourhood once a month, and by attending open houses.

Norquay Experience of RT-11 Zoning

To date, by our count, 27 conditional RT-11 development applications have been posted on the City of Vancouver web site.

Conditional development in the RT-11 zone of Norquay usually occurs on large single lots. (Smaller lots in Norquay, especially shallow lots with wider frontage, have been zoned for RM-7 Rowhouse/Stacked Townhouse.)

Only 5 of 27 projects have involved assembly.

Only 5 of 27 projects have been built on lots with 33 feet of frontage. Most RT-11 development occurs on lots that are both wider and deeper.

No applications have involved retention and/or multiple conversion of a character house. There are few character houses in Norquay. The one 2015 application that included retention and multiple conversion of one of Norquay’s two heritage houses appears to have stalled.

Most redevelopment on 33 ft. lots consists of outright duplexes. Since Norquay’s RT-11 zoning came into effect in 2013, at least two-thirds of all projects have been outright duplexes.

Under the too-lax RT-11 Exterior Design Guidelines, many duplexes are new eyesores. Pictures of Norquay duplex development — both successes and failures — can be seen at:

Duplexes on lots 33 x 120 ft. or smaller often result in small units with undesirably small rooms. A disproportionate amount of space is required for stairways.

Detailed Description of the RT-10 Zone

The recent planning initiative to rezone the RT-10 zone in Kensington-Cedar Cottage to RT-11 inspired a walk-through of that entire area as well. What we discovered is a very diverse “neighbourhood centre.” Sub-areas of the RT-10 zone vary widely by lot size, by age and character of the housing, and by the amount and type of small house/duplex development that has occurred under RT-10 zoning since 2005. Unlike the RT-11 zone, the area currently zoned RT-10 contains many character houses in good condition.

Here are the sub-areas of the RT-10 zone that we have identified. Map references are to the maps in Appendix A of the Report dated July 6, 2018 and referred to Public Hearing on July 24, 2018. The Report can be found at:


Sub-Area 1: West of Knight Street and North of Kingsway (map: Appendix A, p. 9)

Almost all lots are 122 feet long. Width varies from 25 feet to 50 feet; most lots are 33 feet or wider. Little redevelopment took place here before 2005. The prevalent built form is well cared for, large pre-1940’s houses with mature landscaping. Most would qualify as character houses.

Under RT-10 zoning, we counted 6 new duplexes and only 1 single-lot small house/duplex development. A number of multiple conversions appear to have taken place, but it is difficult to count them by looking at the houses from the street.

Sub-Area 2: West of Clark Drive Between Kingsway and King Edward Avenue (map: Appendix A, pp. 10 and 15)

Lots are generally oriented north/south and are 33 x 122 ft. However, along Glen Drive, Inverness Street, and Clark Drive shorter lots are oriented east/west so that all streets have facing houses. Blocks are short. Little redevelopment took place here before 2005. Most houses are pre-1940, 1 or 1 ½ storey character houses. Mature landscaping often includes planted boulevards. This is one of the most charming areas of the city.

Sub-Area 3: West of Knight Street Between King Edward Avenue and East 28th Avenue (map: Appendix A, p. 11)

East of Inverness Street, this sub-area consists of long blocks of 33 x 122 ft. lots. West of Inverness Street blocks are shorter, and most lots are shorter and wider. Redevelopment seems to have proceeded at a fairly steady pace. As a result, the area includes generally well-kept houses from multiple decades.

Redevelopment under RT-10 zoning has been primarily as duplex, with a few multiple conversions. We counted 18 new duplexes, and no redevelopment as small house/duplex.

Sub-Area 4: East of Knight Street and North of East 22nd Avenue (map: Appendix A, p. 12)

Most lots measure approximately 33 x 122 ft., except for the southeast sector where lots tend to be shorter and wider. Some blocks are very long. The northern part of this sub-area contains steep hills. Like Sub-Area 3, this sub-area has seen steady redevelopment and now includes well-kept houses from every decade.

Redevelopment under RT-10 zoning includes at least 11 duplexes and 8 small house/duplex developments on 2 or 3 lots. Only 1 project was observed to include retention of a character house.

Sub-Area 4: East of Knight Street and North of East 22nd Avenue (map: Appendix A, p. 12)

Most lots measure approximately 33 x 122 ft., except for the southeast sector where lots tend to be shorter and wider. Some blocks are very long. The northern part of this sub-area contains steep hills. Like Sub-Area 4, this sub-area has seen steady redevelopment and now includes well-kept houses from every decade.

Redevelopment under RT-10 zoning includes at least 11 duplexes and 8 small house/duplex developments on 2 or 3 lots. Only 1 project was observed to include retention of a character house.

Sub-Area 5: East of Knight Street Between East 22nd Avenue and East 28th Avenue (map: Appendix A, pp. 13 and 14)

Almost all lots are at least 30 feet wide, but many are shorter than 122 feet. Lots on several streets are double-fronted. Quite a few lots lack lane access. Blocks tend to be very long. In the eastern part of this area, boulevards are very narrow or non-existent. Many houses are pre-1940, but most of them would not qualify as character houses.

Redevelopment under RT-10 zoning has primarily been in the form of duplexes. We counted 14 duplexes and 4 small house/duplex developments.

Likely Outcomes of Rezoning the RT-10 Zone to RT-11

1 — Most redevelopment will be in the form of outright duplexes. Making duplexes outright and increasing the FSR from .60 to .75 will encourage duplex development. Only Sub-Area 1 contains the large lots that developers prefer for RT-11 small house/duplex development.

2 — Many character houses in good condition, together with much mature landscaping, will be demolished. Outright duplex development does not require retention of character houses.

3 — Much of the new development would be unattractive and would not fit with the existing neighbourhood. Norquay provides numerous examples of new duplexes built outright under RT-11 zoning that are eyesores. Increasing FSR and height of buildings (from 1.5/2.0 storeys to 2.5 storeys with or without basement) will result in more massive buildings and reduced open space.

4 — Small duplexes built on small lots may lack liveability. Rooms will likely be tiny. CoV needs to develop guidelines for room sizes that apply to low density housing forms.


Sub-Area 1:  This sub-area is very similar in character to the adjacent area of Mount Pleasant that has recently been rezoned to RT-5. The City of Vancouver should extend RT-5 zoning to this portion of Kensington-Cedar Cottage.

Sub-Areas 2, 3 and 4:  RT-10 zoning appears to have been successful in Sub-Areas 2 and 4. The amount of take-up has been considerable. The height and density specified by RT-10 regulations have ensured that new development fits in well with neighbouring single-family character houses. Any newer zoning needs to build on that success. Section 4.7.3 in the RT-5 District Schedule reads: ” … where a Character House is demolished in order to allow for new development, the floor space ratio shall not exceed 0.50 and the use is limited to a One-Family Dwelling or a One-Family Dwelling with Secondary Suite, and Laneway House.”

If Sub-Areas 2, 3 and 4 are rezoned to RT-11, a regulation like this one needs to be added to the current RT-11 District Schedule to discourage the demolition of character houses and their replacement by large outright duplexes.

Given the very small number of character houses in the current RT-11 zone, this provision would apply almost exclusively in the area currently zoned RT-10.

Sub-Area 5: This area presents many challenges: double-fronted streets, lots without lane access, long blocks, and narrow streets with little or no boulevard allowance. Careful study is needed to determine effective zoning regulations. RT-11 regulations and guidelines are inappropriate here.


1 — External Design Guidelines for RT-11 zoning need to be strengthened. Otherwise, new development will continue to bring in eyesores.

2 — City-wide guidelines need to be developed for room sizes in low density housing forms. Otherwise, new development will continue to provide very small bedrooms and inadequate living rooms.


A broad brush was used in 2005 to rezone residential areas of the Kingsway-Knight Neighbourhood Centre. Narrow strips on either side of Kingsway and of Knight Street were rezoned to RM-1; everything else was rezoned to RT-10. A wholesale rezoning of the RT-10 zone to RT-11 would amount to using an even broader brush on a very diverse area. The City of Vancouver needs to use the opportunity provided by the postponement of this rezoning for more detailed study. A more nuanced rezoning would result in a better outcome for both area residents and for the city as a whole.

Jeanette and Joseph Jones

•   •   •   •   •   •   •   •   •   •   •   •

Oct 10, 2018, 9:36 AM

Addressed to Appropriate City of Vancouver Planning Staff

We recognize the Planning Department’s desire to simplify and consolidate regulations. But after walking through the entire RT-10 district, we have become convinced that rezoning the district to RT-11 is not a straightforward housekeeping operation. The area currently zoned RT-10 contains very diverse sub-areas. The area as a whole differs greatly from the area zoned RT-11 in Norquay. A wholesale rezoning of RT-10 to RT-11 could create more problems than it solves. We provide a more detailed analysis below.

The overriding concern is that RT-11 zoning provides no incentives to retain character houses in the case of outright single-lot development. This is not a big issue in Norquay, since there are few remaining character houses and many of those are in poor condition. But in the RT-10 zone, there are hundreds of character houses in good condition that deserve stronger retention measures. Many contain secondary suites that provide affordable housing. We urge you to spend more time on the ground in this area.

Developers should not be allowed to demolish these character houses and replace them with much larger outright duplexes, many of them fated to be ugly without adequate design requirements. We ask that you look at this area more closely and add the regulations needed to prevent an unhappy outcome.

Jeanette and Joseph Jones

Written by eyeonnorquay

29 October 2018 at 3:09 pm

September to October 2018

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At the tail end of the Vision Vancouver era, two hasty measures galloped to public hearing on 18-19 September 2018 for “consideration” by a severely limping lame-duck council. The haste was so unseemly that Council found itself aborting the second item amid trying to deal with the first. The cause? Some combination of running out of time and fearing to face one more massive line-up of speakers. (All of this following on very plausible rumors of Council seeking to rejig meeting procedures to impede speakers to Council.)



Only two members from 2014-2018 Council will return for the 2018-2022 term — Adriane Carr (Green) and Melissa De Genova (NPA) — following the municipal election held on 20 October 2018. Both of these councillors voted against Item 5:

5. REZONING: Amendments to the Zoning and Development By-law for Most RS Zones to Allow Two-Family Dwellings (Duplexes) to Increase Housing Choice

Together the NPA and Green parties now enjoy a majority vote of eight out of eleven on the newly elected council. It seems clear that an unfettered new council could smother Vision Vancouver’s last fetid gasp with a repeal. This power was confirmed at the time in a tweet issued by retired municipal lawyer Jonathan Baker:



On the other hand, today’s double hearsay suggests that the Green faction may wish to let the matter rest.

        Globe and Mail reporter Frances Bula, though, told me Tuesday that she’d asked Green leader
        Adriane Carr about this possibility last month. Carr said her party wouldn’t go so far as to reverse
        the duplex legalization after its passage.

On the other other hand, though, Greens have started making new public noise about a “citywide plan”:

Naoibh O’Connor. Vancouver Green Party Councillors to Push for Citywide Plan. Vancouver Courier (23 Oct 2018) https://www.vancourier.com/real-estate/vancouver-green-party-councillors-to-push-for-citywide-plan-1.23473609

How realistic would it be to embark on a new citywide plan right after Vision Vancouver has mass rezoned for generally unaffordable duplex across “99% of the 68,000 RS zoned lots across the city”?
(p. 5 of https://council.vancouver.ca/20180724/documents/p6.pdf)

No backward glance equals missing a prime opportunity to signal a sharp break with the hoary Vision Vancouver tradition of do-it-yesterday and ram-it-right-through. To leave that warped plank askew across the platform would carry on with the botches and scotches that have been parading as “planning” in Vancouver during the past dozen years or so.

Whether the Vision Vancouver sayonara stands or not, one solid piece of evidence suggests that Duplex-into-RS is a shoot-from-the-hip dud:



Written by eyeonnorquay

24 October 2018 at 4:48 pm

Posted in News

Questions to Staff

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A Case Study in “Duplex” Impact on Norquay



Canning the Clarifications

At some undetermined point in the relatively recent past, Vancouver City Council streamlined the “process” of public hearing by having councillors direct “questions to staff” via email for later, canned, premeditated, bulk “response” by staff. This format often leaves the onlooker wondering what the “question” actually was. Most of the verbal exchange between councillor and staff has been killed in the interests of control and speed. This innovation typifies what Vision Vancouver has done to public hearing procedures over the past ten years. Some glutton for wonk could provide a great public service by timelining such changes in procedure.

What follows is a case study in the quality of planning staff response to questions. A comparison with detailed independent data leads to one frightening result. This result brings into question all of the newish mode of planning staff’s rapid-fire bulk-packaged response to “questions to staff.”

From and For the Record

On the evening of 19 September 2018, a member of planning staff delivered bulked planning staff answers to questions from councillors as part of the public hearing on

5. REZONING: Amendments to the Zoning and Development By-law for Most RS Zones to Allow
Two-Family Dwellings (Duplexes) to Increase Housing Choice

Below are three transcriptions, in chronological order, of remarks made during the five minutes that run from 3:00 to 8:00 on the video record at


At what price … Typically in the market we see a lot more of this product on the east side than the west side because zoning enables duplex in a lot more neighborhoods on the east side than the west side.

The neighborhood that is most likely for duplexes to work is in the northeast quadrant
[followed by specific mention of Grandview-Woodland]

In our experience on the east side of Vancouver, where we see a lot more of duplex zoning in place in neighborhoods such as Norquay for example, the uptake of building duplexes in zones where duplex is enabled is quite low, about 1% annually since 2013. It’s happening slowly.

Eye on Norquay Direct-Observation Data


    New-Build Applications by Type / Zonings (excluding RM-9A)

    Outright Duplexes    Conditional RT-11    Conditional RM-7

2014         26                    5                    5

2015         14                    8                    9

2016          5                    3                    8

2017         13                    4                    3

Totals       58                   20                   25

Note: Conditional RT-11 and conditional RM-7 = More than a duplex

Note: Total land parcels in RT-11 and RM-7 = 1648

       Land Parcels Assembled for Conditional Projects

          20 Assembled RT-11      25 Assembled RM-7
          One    Two              One   Two   Three   Four

2014       3      2                2     2      1

2015       6      2                2     6      1

2016       2      1                      7             1

2017       3      1                1     1      1

Totals    14     12  =  26         5    32      9      4  =  50

Total of  20  Building Sites Assembled for RT-11
    from  26  component parcels

Total of  25  Building Sites Assembled for Conditional RM-7
    from  50  component parcels 


Comments on Assertions and Data

In the “answers to questions,” there seems to be a lack of clarity operating between (1) report on actual experience with duplex in Vancouver, and (2) projection of impact of duplex into existing RS zoning.

It appears that planners anticipate that East Vancouver will continue to be the primary area for construction of duplex, even after the possibility of duplex has been extended citywide. This accords with previous Eye on Norquay analysis in The Duplex Set-Up. The obvious question is, why would City of Vancouver plan for such continuance of inequitable distribution? The most apparent answer is that planning has designed RS duplex specifications to perpetuate inequity in order to avoid or minimize west side blowback.

The 1% per year statistic for Norquay seems decontextualized, minimized, and misleading. If 58 parcels have accommodated outright duplex 2014-2017, there remain an unmentioned additional 45 parcels / assemblies that have accommodated yet more new development. The component number of parcels for those other 45 new strata developments actually calculates to 76. Thus an overall total of 58 + 76 parcels have been affected by new development over the four-year period of 2014-2017. That total of 134 as a proportion of 1648 yields a redevelopment percentage of 8.1%, which annualizes to 2% — double the figure provided by staff. A factor of 100% difference in reported result is not a minor difference. Norquay’s on-the-ground experience is that conversion of more affordable old to far-less-affordable new is NOT “happening slowly.”

Further note that our tabulated data excludes 2013 and 2018. Beyond that, the foregoing analysis takes no account of the other larger-scale redevelopments that have taken place under RM-9A (5 projects) and CD-1 (very large projects = 3 during period and 2 underway) — projects that have added well upward of 500 more dwelling units to the same local area.

Written by eyeonnorquay

27 September 2018 at 9:52 am

Posted in East & West, Events, News

The Duplex Set-Up

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Who Benefits?

Does this photo of Gregor Robertson look woolly? It was grabbed from defective City Council video on the evening of 18 Sept 2018 during a public hearing on duplex housing in “most RS zones.” What wool is being pulled over whose eyes, and to conceal what?



First of all, a declaration. Residents of Norquay have little skin in the game when it comes to duplexing the sixty-some thousands of RS (single-family) zoned properties that remain across Vancouver. Norquay and next-door cousin Kingsway-Knight were mass-rezoned out of RS in 2010 and 2004 respectively. The number of those parcels totaled around 3400. This was one-twentieth of the RS that has remained until now. Two working-class immigrant neighbourhoods were conscripted for experimentation. The two adjacent areas constitute the geographic heart of East Vancouver, and sit at the eye of Vancouver’s gentrification hurricane.

That said, it is true that an expanded playing field of sixty-some thousand additional properties might diffuse the speculation frenzy that a series of “new community plans” has fomented over the past decade. Perhaps the storm of noise and traffic and dirt might slacken by finally doing a “Go West” that reduces the concentration effect? Alas, the apparent Duplex Set-Up stratagem suggests otherwise.

East and West

News reporting on the approval of duplex in RS has raised a point that merits elaboration. The general point is stated by urban planner Andy Yan in a Vancouver Sun article of 21 September 2018 [1]:



More than five years ago Eye on Norquay quantified east-west population disparity in Vancouver [2]:



This new RS-to-duplex maneuver promises to widen that east-west population gap even further.

Supplyist Enthusiasms

A recent networking of supplyists has made a thing out of hit-squadding on public hearings. These activists profess a two-fold belief:

        Any form of denser new housing anywhere is a priori good.
        The economics and the social consequences do not matter, since housing is in crisis.

Supplyists front-loaded this public hearing, and may now revel in imagining that they have romped over the enemy in a major skirmish. Perhaps they have, assuming their creed is the only metric.

A bit further into the first evening, one supplyist (with academic background in study of airbnb) offered up a profusive hardshell trickledown credo, and lavished onto the duplex initiative a personal testimony of faith, love, and especially hope. The core of the expressed hope: anyone who buys a new duplex for around $1.5 million will free up other more affordable housing further down the cost ladder. But never mind about what is demolished to build the new. Systematic thinking would recognize that this fervor encompasses the general economics of neoliberal trickledown. But no question about that was put to the speaker.

A Few Devilish Details

In a nutshell. The application of duplex potential to existing RS zoning, as presently formulated, seems fated to languish with little uptake. What canny developer would rush to replace RS with duplex at FSR 0.7 [3] when they can instead pillage so much present (and near-term-future) RT zoning for

        7% MORE FSR?

That is 0.75 instead of 0.7. This differential looks like a sneaky way to appease pressures for increased density on paper, yet to maintain west-side privilege on the ground. Meanwhile naive supplyists subside into reveries of recent conquest.

Nailing down the specifics of the zoning details is mind-numbing and time-consuming work. First note that the RT zoning currently set at FSR 0.75 encompasses RT-5, RT-8, RT-9, and RT-11 [4]. Item 6 of the 18 September 2018 public hearing [5] — deferred into the indefinite future during the public hearing on the
RS-to-duplex Item 5 — would have upped to 0.75 the FSR in Kitsilano’s RT-7 and Cedar Cottage’s RT-10.

Heaping Density onto Existing Density

The net effect of the RS-to-duplex public hearing is to incentivize builders who operate under the new duplex zoning to zero in on the already denser RT zones.



On the 21 July 2016 zoning map displayed above (the seriously out-of-date version currently provided by City of Vancouver), RT zoning is the yellow sectors that collar the downtown core, stretch along Kingsway, and jump off into Marpole. Vancouver’s last decade of “new community planning” has consistently dumped new density onto existing density, in targeted local areas that already suffer disadvantage. The disparity trend continues under the guise of a specious universality.

Equity and “Next Steps”

A true concern for equity would suggest the simple solution of setting FSR at 0.75 for the RS-to-duplex, rather than the 0.7 that was proposed and approved. The problem with that approach is that the 7% increase would generate land lift — a result unwanted by the City — for some sixty thousand properties across Vancouver. That lift would go on top of the land price increase that already seems likely. A priori, how could adding two-for-one opportunity into existing zonings not result in some land value increase?

What is the bottom line of today’s apparent agenda? How to pretend to upzone widely, while preserving traditional east-west disparity. See? That little mass rezoning hardly made any difference at all. You silly fearful people. Now, what’ll we do next?

Sneak preview [3]:

        Floor area allowances combined with parking relaxations could be increased to incentivize
        duplex /triplex/fourplex development while floor area reduced to discourage new single-family
        homes (especially houses built without secondary suites)

•   •   •   •   •   •   •

Joanne Lee-Young. Developers, candidates and planners argue over Vancouver’s move to allow duplexes. Vancouver Sun (21 Sept 2018)

East Van Gentrification: Norquay at the Eye of the Hurricane

Page 6 of Amendments to the Zoning and Development By-law for Most RS Zones to Allow Two-Family Dwellings (Duplexes) to Increase Housing Choice

Zoning schedules (relevant section is 4.7.) are viewable at:

Pages 7-8 and 10-11 of:
Amendments to the Zoning and Development By-law for RT-7 and RT-8 Zones (Kitsilano) and RT-10 and RT-10N Zones (Kensington-Cedar Cottage) to Increase Housing Choice

Written by eyeonnorquay

23 September 2018 at 4:20 pm

Posted in East & West, Events, Maps, News