4787 Slocan Street

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Comment on Development Application DP-2017-00412
under RM-7 Zoning

http://development.vancouver.ca/pc4787slocan/index.htm

 

 

31 May 2017

 
Design

 
1.  Siting of Buildings and Parking Spaces.  This application is similar to the completed development at 4571 Slocan Street, designed by the same architect in a sixplex building form. The stairs to the two-level units on the upper storeys are a straight run from a small landing just inside the 2nd-level front door to a small landing on the 3rd level. The stairs then continue in a straight run from that landing on up to the 4th floor. This long, narrow, and dark stairway provides an uninviting entrance to the units. If possible, the stairs between the 3rd and 4th levels should be relocated. The front doors should have large windows so that natural light can reach the stairs. This development appears to have windows on the 4th level near the head of the stairs, which should make the interior stairways somewhat less dark than those at 4571 Slocan Street.

2.  Parking Spaces.  Individual parking spaces should be accessed directly from the lane, as has been done in all previous RM-7 applications. The current configuration paves valuable open space which could otherwise be used for plantings.

 
Landscaping

 
1.  Back Yard Open Space.  Reconfiguration of the parking spaces would free up open space for more plantings in the back yard. The currently proposed small area of lawn in the back corner behind Building 2 seems dysfunctional. It should be replaced by plantings unless it can be enlarged and relocated.

1.  Watering System.  A watering system for the plantings should be required if it is not already specified.

 
Jeanette and Joseph Jones
 

Written by eyeonnorquay

31 May 2017 at 11:00 am

Posted in RM-7 Comment

2310 Brock Street

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Comment on Development Application DP-2016-00529
under RT-11 Zoning

http://development.vancouver.ca/pc2310brock/index.htm

 

 

1 May 2017

 
The general appearance of the buildings is acceptable. However, we have the following concerns:

 
1.  Siting of Buildings and Parking Spaces

(a) This site is double-fronted, with frontages both on the south side of Wenonah / Brock Street and on the north side of Galt Street. The south side of Galt Street consists of new single-family houses. Garages and parking spaces for houses that front on Wenonah Street occupy all of the north side. This results in the inconsistent and unattractive streetscape common to streets in Vancouver with double-fronted lots. The application for 2310 Brock Street offers the City of Vancouver an opportunity to demonstrate to residents that new development can enhance streetscape. Three of the dwellings in this project should front on Galt Street.

(b) Parking spaces should be situated off the lane east of the site — not off Galt Street. “Off-Street Parking and Loading,” Section 4.9 of the RT-11 and 11N Guidelines, states:

Parking spaces will normally be located in garages accessed directly off the lane. On larger sites, parking at the lane may be accommodated in a combination of enclosed garages, carports, and surface parking.  [emphasis added]

Mid-block parcels in the 2200 block of Wenonah Street have parking located off Galt Street because there is no other possibility for them. But 2310 Brock Street has 200 feet of laneway adjoining its east property line, more than enough to accommodate 10 parking spaces.

 
2.  Sidewalk

Where there is no city sidewalk in front of a site, provision of the sidewalk is to be an urban design condition of development. In this case, the sidewalk should be extended in front of 2268 Wenonah Street to join the existing sidewalk, which currently ends in front of 2266 Wenonah Street.

 
3.  Landscaping

(a) Most of the plants specified are short. Some taller shrubs should be used.

(b) Very small and/or irregularly shaped areas of grass are not useful and are difficult to maintain. They should be replaced by plantings, or perhaps in some cases, by pavers.

(c) A watering system is required for the plantings.

 
We ask the City of Vancouver to address these concerns before approving this project.

 
Jeanette and Joseph Jones
 

Written by eyeonnorquay

1 May 2017 at 7:12 pm

Posted in RT-11 Comment

2441 East 40th Avenue

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Comment on Development Application DP-2017-003667
under RT-11 Zoning

http://development.vancouver.ca/pc2441e10th/index.htm

 

 

1 May 2017

 
This standard FuHo design for an RT-11 development is generally acceptable. The size and shape of the site results in very large duplex units — the largest built in Norquay at this point. However, the secondary suites in these units are correspondingly large and could be considered family housing. Five parking spaces are included.

We have noticed that recent applications by this architect are using a neutral colour palette for the exterior of the buildings. We much prefer the bolder colour palette used for earlier applications. (Photos are provided below.) These bolder colours add interest during Vancouver’s grey winters and help to camouflage the dirt and moss created by our wet climate.

 
Jeanette and Joseph Jones
 

 

 
     4517 Nanaimo
 

 

 
     5607 Rhodes
 

 

 
     2355 East 41st
 

Written by eyeonnorquay

1 May 2017 at 7:08 pm

Posted in RT-11 Comment

April 2017 Norquay Listings

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The following offers to sell properties in Norquay were found on Multiple Listing Service at some point during the month of April 2017. This data is collected as part of Eye on Norquay’s efforts to monitor the increased affordability levels that the Norquay Plan proposed to bring about through mass rezoning for new housing types.

 
Single Family House

These properties are now scattered among four new zonings: RT-11, RM-7, RM-9A, Kingsway Rezoning Area.


Address                      Ask Price     Lot (ft)     Sq Ft     Year 


2255 E 30th Ave             $2,600,000     45 x  93      2176     2005
 
2282 E 33rd  Ave	    $1,839,000	   33 x 115      1800     1920    

2404 E 33rd Ave             $1,638,000     32 x 115      2000     1957

2488 E 33rd Ave             $2,288,000     32 x 108      2160     1987

2498 E 33rd Ave             $2,288,000     29 x 108      1987     1987

2606 E 34th Ave             $2,598,000     52 x 104      3222     1986

2227 E 37th Ave             $1,549,800     33 x 130      2422     1914

2555 E 40th Ave             $6,800,000     66 x 140      4453     1982

4665 Baldwin St             $1,928,000     61 x 130      2705     1967

4863 Baldwin St             $1,899,999     33 x  93      1856     1980

4873 Baldwin St             $1,899,999     33 x  93      1420     1955

4885 Baldwin St             $1,899,999     33 x  93      1858     1997

2546 Brock St               $1,248,000     23 x 121      1821     1974

5123 Chambers St	    $1,399,000     34 x 104	 2230     1961

5128 Clarendon St           $1,688,000     33 x 104      2110     1998

2743 Duke St                $1,620,000     33 x 102      1900

2751 Duke St                $1,998,000     33 x 102      2751     2005

4718 Gladstone St           $2,089,000    4340 sqft      2217     1997

4736 Gladstone St           $2,980,000     33 x 119      2172     1996

4748 Gladstone St           $2,980,000     33 x 120      2172     1997

5216 Gladstone St           $2,099,900     40 x 120      1900

5455 Killarney St           $3,999,000     56 x 149      1923     1987

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

2361 Kingsway               $3,000,000     33 x 105      2100     2005

2363 Kingsway               $3,000,000     33 x 105      2100     2004
 
2233 Mannering Ave	    $2,128,000     33 x 110      2050     2014

4425 Nanaimo St	    	    $2,188,000	   49 x 122      3600     2006

5230 Rhodes St              $3,080,000     32 x 151      1500	  

4810 Slocan St +lw          $1,989,000     35 x 172      3758     1960

5130 Slocan St              $2,388,000     51 x 104      2200     1944

 
Duplex


Address                      Ask Price     Sq Ft      Year


2306 E 28th Ave             $1,288,000      1516      2016

2466 E 37th Ave             $1,248,000      1647      2016

2463 Brock St               $1,288,000      1462      2014

5321 Chambers St            $1,059,000      1319      2016

4670 Clarendon St           $1,288,000      1495      2016

4672 Clarendon St.	    $1,248,000      1221      2016

2847 Kingsway               $1,999,800      1140      2004

2853 Kingsway               $2,100,000      1170      2004

2855 Kingsway               $1,999,800      1170      2004

 
Small House

(strata title in RT-11 zone)


Address                      Ask Price     Sq Ft      Year 


2470 E 37th Ave               $745,000       802      2016

5653 Killarney St           $1,280,000      1226      2017

 
Rowhouse / Stacked Townhouse

(strata title in RM-7 zone)


Address                      Ask Price     Sq Ft      Year


5180–2601 E 37th Ave          $488,000       649      2017

5186–2601 E 37th Ave          $858,000      1274      2017

5188–2601 E 37th Ave          $588,000       841      2017

301–4573 Slocan St            $869,900      1266      2017

302-4575 Slocan St	      $869,000      1265      2017

302-4577 Slocan St            $869,000      1265      2017

 
Apartment

(strata title in CD-1 zonings)


Address                      Ask Price     Sq Ft      Year


209-4989 Duchess St	      $400,000       580      1994

2106-4815 Eldorado Mews       $449,900       549      2013

613-4818 Eldorado Mews        $429,000       530      2013     

PH-4818 Eldorado Mews         $558,000       634      2013

4882 Eldorado Mews (TH)       $799,000      1232      2014

205-2965 Horley St            $369,000       710      1994

211-2965 Horley St	      $448,000       866      1994

PH1-2239 Kingsway	      $498,000       688      2011

202-2689 Kingsway             $419,000       506      2014     

510-2689 Kingsway             $675,000       814      2014

606-2689 Kingsway             $699,000       874      2014

503B-2711 Kingsway            $479,000       610      2015

 
2220 Kingsway

The listings below are for Kensington Gardens, the Westbank project with 400+ units under construction, with completion projected for 2018.


102-2220 Kingsway             $899,000      1023     

310-2220 Kingsway             $683,000       532     

317-2220 Kingsway	      $425,000       512

322-2220 Kingsway	      $430,000       534

518-220 Kingsway              $430,860       529     

519-2220 Kingsway             $360,000       441     

527-2220 Kingsway             $435,000       582      

529-2220 Kingsway             $385,000       447     

602-2220 Kingsway             $699,000       890     

603-2220 Kingsway             $380,000       463

605-2220 Kingsway             $399,000       506     

606-2220 Kingsway             $399,000       506     

701-2220 Kingsway             $693,900       849     

1012-2220 Kingsway            $798,000       812     

1203-2220 Kingsway            $438,000       484      

1206-2220 Kingsway          $1,068,888      1060     

1507-2220 Kingsway	      $468,800       516

1606-2220 Kingsway          $1,068,888      1060     

1610-2220 Kingsway            $719,900       879     

1703-2220 Kingsway            $968,888      1020     

S1103-2220 Kingsway           $433,000       484     

S1202-2220 Kingsway           $698,000       738     

S1501-2220 Kingsway           $786,000       849     

W1510-2220 Kingsway           $739,900       777     

 

Written by eyeonnorquay

1 May 2017 at 10:33 am

Posted in Price Data

4711 Slocan Street

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Comment on Development Application DP-2016-00205
under RM-7 Zoning

 
http://development.vancouver.ca/pc4711slocan/index.htm

 

 

 

 

 
4 April 2016

 
The design of the duplex is acceptable. The lines of the building are clear and relatively simple.

However, the design of the coach house is a jumble. The building has too many fragmented surfaces and discontinuous lines. The varying sizes and crude distribution of the windows do not please the eye. Since this is a corner site, the coach house fronts on a street and is highly visible. It should be redesigned to look more like the duplex.

 
Jeanette and Joseph Jones
 

Written by eyeonnorquay

5 April 2017 at 9:33 am

Posted in RM-7 Comment

More Affordable?

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In essence, the 2010 Norquay Plan intended for accelerated replacement of the most affordable existing older housing to provide opportunities for developers to sell brand-new units to a different demographic. The City of Vancouver refused to carry out a social impact analysis for the local area as part of the planning.

 

 

The following price data for new housing types in the Norquay area was assembled on 19 March 2017, and reflects observations collected from Multiple Listing Service during the first quarter of 2017.
 

 
Duplex

     2737 Duke St           $1,128,000     1271 sq.ft.     Resale (3 yrs old)

     4672 Clarendon St      $1,248,000     1647 sq.ft.     New

     2466/2468 E 37th Ave   $1,338,000     1462 sq.ft.     New

     5678/5680 Rhodes St    $1,388,800     1873 sq.ft.     New

 

 
Small House

Both of these are infill houses on large lots in the RT-11 zone, separated from the main duplex and from the laneway house by 8 ft. Only two developments have been built with this configuration, and neither infill house has sold after more than a year on the market.

     2355 E 41st Ave         $973,000      1548 sq.ft.     New

     5512 Dundee St          $825,000      1330 sq.ft.     New

 

 
Stacked Townhouse

     4575 Slocan St           $869,000     1271 sq.ft.     New

     5184-2601 E 37th Ave     $858,000     1274 sq.ft.     Presale

     5188-2601 E 37th Ave     $588,000      841 sq.ft.     Presale

     5186-2601 E 37th Ave     $488,000      649 sq.ft.     Presale

 

 
Laneway House

     2470 E 37th Ave          $745,000      802 sq.ft.     New

 
 

Written by eyeonnorquay

1 April 2017 at 11:55 am

Posted in News, Price Data

Busting the Neighborhoods

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Fifteen Years of Letting Developers Do “Planning”

 
Since 2002, at least ten substantial local areas of Vancouver have undergone extended planning processes that involved varying degrees of consultation that included: community-based working groups, formal survey research, community-based plan implementation groups, workshops, charrettes, open houses, calls for comment, development permit board, town hall, citizens assembly, and public hearing.

As politicians and planners have repeatedly retreated from public engagement, standard planning tools have reduced to a typical lockstep handful designed to minimize interactions: open house, call for comment, and public hearing.

One particular pattern has emerged that shows just how reactive all of the planning has become. A big developer wants a large site to exceed current context and zoning. Spot rezoning proceeds. Only then does the City of Vancouver initiate “planning.” The tower that the developer has busted the neighborhood with then tends to set precedent for all further discussion.

The following listing of sites and neighborhoods demonstrates how prevalent and consistent this tower-ahead-of-plan practice has become. The specific forms of abuse can vary considerably.

For example, the only chronological anomaly is found in Mount Pleasant, where a plan that specified no tower heights or FSR immediately had to deal with a large central development proposal clearly not foreseen by the community that had engaged in the planning. What came afterward was the site-specific local community resistance to the Rize-Alliance proposal for the southwest corner of Broadway at Kingsway. In the end, an informed, energetic, prolonged, strong-majority opposition to the project was squashed by an overwhelmingly unsupported Council decision.

The height of shame attaches to the latest completed neighborhood nuking at the Joyce Skytrain station in 2016. An FSR of 15.37 more than doubled the payload that had been dropped on any previous local area, including the densest parts of downtown Vancouver. The City of Vancouver picked on an already dense immigrant working-class neighborhood to set a new benchmark for social disregard.

These are brief glimpses of what two of the following eight local areas have endured. The adjacency of the 2009-2011 Cambie Corridor planning to the decimated Little Mountain social housing site, still held hostage by Holborn, deserves special concluding mention, though not included below. In scale and timeline, this atrocity dwarfs any of the examples in the list.
 

 
•       •       •       •       •       •
 

 
Data Key for Following Items

 
Developer / Architect
Address of Neighborhood Busting Development with Link to Council Report
Application-to-Approval Dates
FSR – Height in Storeys – Number of Dwelling Units
Local Area Name / Period of Planning
Area Planning Dates

 
 
Dates in headings  = 
Start Date of Application to Bust Neighborhood / End Date of Basic Local Area Planning

 

 
2002 / 2004  —  Kingsway & Knight Neighbourhood Centre

 
Aquilini / Rositch Hemphill
1402-1436 Kingsway and 4050 Knight Street (King Edward Village)
Dec 2002 to July 2003
FSR 3.86 – 17 storeys – 398 units
Kingsway & Knight Neighbourhood Centre 2 yrs & 00 mos
July 2002 to July 2004 (plan) / October 2005 (zoning)

 
2004 / 2010  —  Norquay Village Neighbourhood Centre

 
Holborn / Ankenman Marchand  //  Wall
2300 Kingsway (Eldorado Motel)
May 2004 to Jan 2006
FSR 3.6 – 22 stories – 346 units
Norquay Village Neighbourhood Centre / 4 yrs & 07 mos
April 2006 to November 2010 (plan) / April 2013 (zoning) / May 2013 (benefits)

 
2010 / 2007  —  Mount Pleasant

 
Rize Alliance / Acton Ostry
228-246 East Broadway & 180 Kingsway
July 2010 to April 2012
FSR 5.5 – 19 stories – 241 units
Mount Pleasant / 3 yrs & 07 mos
April 2007 to November 2010 (plan) / October 2013 (implementation)

 
2011 / 2014  —  Downtown Eastside

 
Wall / GBL
955 East Hastings
Oct 2011 to Oct 2012
FSR 6.15 – 12 storeys – 282 units and 70 social housing units
Downtown Eastside / [about 9 years]
September 2005 … August 2011 to March 2014 (plan)

 
2009 / 2013  —  West End

 
Westbank / Henriquez
1401 Comox
FSR 7.19 – 22 storeys – 186 units
Nov 2009 to May 2012
West End / 2 yrs & 04 mos
July 2011 to November 2013 (plan) / January 2014 (zoning)

 
2010 / 2014  —  Marpole

 
Westbank / Henriquez
8495 Granville (Marpole Safeway)
FSR 2.81 – 16 / 14/ 7 storeys – 357 units
Sept 2010 to May 2011
Marpole Plan / 2 yrs & 09 mos
July 2011 to April 2014 (plan) / May 2014 (zoning)

 
2015 / 2016  —  Joyce Precinct

 
Westbank / Henriquez
5050-5080 Joyce Street
FSR 15.37 – 30 storeys – 256 units
July 2015 – Dec 2016
Joyce-Collingwood Station Precinct Review / 1 yr & 2 mos
June 2015 to July 2016

 
2012 / 2016  —  Grandview-Woodland

 
Boffo / Olson Kundig & GBL
Commercial and Venables – No Tower / Kettle Boffo
FSR 6.8 – 12 / 5 storeys – ~ 200 units and 30 social housing units
Nov 2012 – in process
Grandview-Woodland Plan / 5 yrs & 01 mos
July 2011 to July 2016
 
 
 

Written by eyeonnorquay

20 March 2017 at 10:02 pm

Posted in History