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

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

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
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
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

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

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

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


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

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


(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

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




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:

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)


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]


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)


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)


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

Notorious Quotations

… from the Vision Vancouver Era (2008-2018)

In the interests of historical presentation and preservation, Eye on Norquay steps out of scope
to host this information resource. Suggestions of other period quotations are welcomed.
Last update: 25 July 2018


         Date:  8 December 2008
       Person:  Gregor Robertson
    Quotation:  I decided to run for the office of mayor to end street homelessness
                in Vancouver. [See also: "End street homelessness by 2015" —
                caption in Vision Vancouver written platform]
      Setting:  Inaugural address
        Topic:  Homelessness in Vancouver
       Source:  Allen Garr. Street homeless numbers decline. Vancouver Courier
                (27 May 2011) 8
        Added:  January 2018

         Date:  10 December 2008
       Person:  Gregor Robertson
    Quotation:  We have a great opportunity right now with the big shift in the
                political winds to do things differently at City Hall
      Setting:  Vancouver neighborhoods event at Heritage Hall
        Topic:  New era
       Source:  https://www.youtube.com/watch?v=VdpOAPgGHmQ
        Added:  January 2018

         Date:  16 January 2009
       Person:  Raymond Louie
    Quotation:  The only thing you can attach myself to is the ultimate vote
                because I voted against the completion guarantee. I was against
                the completion guarantee, remembering that even if you move a
                motion, you can vote against the motion.
      Setting:  Newspaper interview
        Topic:  Secret completion guarantee for Fortress loan to Olympic
                Village developer Millennium
       Source:  Jeff Lee. Louie on the loan. Vancouver Sun (16 Jan 2009) A1
        Added:  January 2018

         Date:  16 June 2009
       Person:  Geoff Meggs
    Quotation:  The consultation was the election and this is the delivery
      Setting:  City Council
        Topic:  Establishment of Short Term Incentives for Rental program
       Source:  https://www.youtube.com/watch?v=tKP-WbTMEac
                Joseph Jones. The ugly story of Short Term Incentives for Rental.
                Vancouver Media Co-op (26 Aug 2010)
        Added:  January 2018

         Date:  31 October 2009
       Person:  Andrea Reimer
    Quotation:  Thinking about introducing a motion requiring police to pick up
                Minister Coleman next time he's in Vancouver and drop him off
                at Jenny Craig
      Setting:  Personal tweet
        Topic:  Rich Coleman's Assistance to Shelter Act
       Source:  CBC British Columbia
        Added:  January 2018

         Date:  25 January 2010
       Person:  Bob Rennie
    Quotation:  Nobody wants to admit it, but Vancouver has become a resort
                city where rich foreigners live a few months per year …
                It's a $6-billion ad buy. There's never been anything like it.
                It will change Vancouver, forever.
      Setting:  Newspaper interview
        Topic:  2010 Winter Olympics
       Source:  Miro Cernetig. The views from on high are nice, but not
                many can afford them. Vancouver Sun (25 Jan 2010) A1
        Added:  January 2018

         Date:  20 May 2010
       Person:  Bob Rennie
    Quotation:  And then there is also mainland China the wealth of this
                demographic is unprecedented and I do not think that any of
                us really understand it
      Setting:  Annual speech to Urban Development Institute
        Topic:  Vancouver real estate
       Source:  Speaking notes
        Added:  January 2018

         Date:  8 July 2010
       Person:  Gregor Robertson
    Quotation:  Who are all these fuckin' … who are these hacks man?
                Are they, they NPA hacks?
      Setting:  City Council
        Topic:  Formation of Mayor's West End Advisory Committee
       Source:  https://www.youtube.com/watch?v=0IDcmUQa0WM
        Added:  January 2018

         Date:  8 July 2010
       Person:  Heather Deal
    Quotation:  Democracy cubed
      Setting:  City Council
        Topic:  Formation of Mayor's West End Advisory Committee
       Source:  https://www.youtube.com/watch?v=0IDcmUQa0WM
        Added:  January 2018

         Date:  13 September 2010
       Person:  Gregor Robertson
    Quotation:  You can be critical of lots of regimes around the world and
                you can question how worthwhile democracy is in a lot of countries
                right now … That's where you see the Chinese government
                taking radical, dramatic action in investing in turning the ship
                around and you don't see that in Western governments right now,
                democratically elected, because they're afraid.
      Setting:  Interview from Shanghai, broadcast on CBC Monday [13 Sept 2010]
        Topic:  Effective government in China
       Source:  Frances Bula. For Vancouver mayor, China makes a green leap forward.
                Globe and Mail (14 Sept 2010) S1
        Added:  January 2018

         Date:  25 May 2011
       Person:  Bob Rennie
    Quotation:  You're not curing anything, except you are being racist. /
                Yet we're all paying attention to these girls, they're holding up
                banners, and wanting affordability to be a party game.
      Setting:  Interview
        Topic:  Restricting large external capital influx into #vanre /
                The #donthave1million hashtag campaign for affordable housing
       Source:  Ian Young. Is Vancouver's condo king calling the shots on the city's
                affordability strategy? Really? The Hongcouver
                South China Morning Post (28 May 2015)
        Added:  January 2018

         Date:  15 June 2011
       Person:  Heather Deal
    Quotation:  Contingency plans upon contingency plans upon contingency plans
      Setting:  Radio interview
        Topic:  City of Vancouver preparedness for Stanley Cup playoff
       Source:  Jessica Werb. Hours before the Vancouver riot, councillor Heather Deal
                was touting city's preparedness Georgia Straight (17 June 2011)
        Added:  January 2018

         Date:  16 June 2011
       Person:  Jim Chu (Chief Constable)
    Quotation:  But even with those assets in place, our city was still
                vulnerable to a number of young men and women disguised
                as Canuck fans who were actually criminals and anarchists.
      Setting:  Media statement
        Topic:  Stanley Cup playoff hockey riot
       Source:  Written statement from Vancouver Police Department
        Added:  January 2018

         Date:  22 June 2013
       Person:  Heather Deal
    Quotation:  The carnage after a wonderful dinner hosted by the
                City of Halifax
      Setting:  Personal tweet
        Topic:  Photo of lobster feast aftermath
       Source:  Peter O'Neil. B.C. civic leaders can't compete with Quebec's
                when it comes to their bad-boy political image.
                Vancouver Sun (22 June 2013) A6
        Added:  January 2018

         Date:  19 August 2013
       Person:  Kerry Jang
    Quotation:  Well, you know, affordable housing is something that
                somebody can afford
      Setting:  Radio interview
        Topic:  Housing affordability
       Source:  https://www.youtube.com/watch?v=VSVymChuoVw
        Added:  January 2018

         Date:  21 August 2013
       Person:  Daniel Fontaine (Chief of Staff for Mayor Sam Sullivan)
    Quotation:  The reality is that if you remove from the political picture the
                civic party that created EcoDensity and the one that is currently
                putting that program on steroids, voters have few political options
                to halt the current pace of development.
      Setting:  Opinion column
        Topic:  EcoDensity
       Source:  Daniel Fontaine. EcoDensity on steroids triggers neighborhood
                opposition. 24 Hours Vancouver (21 Aug 2013)
        Added:  January 2018

         Date:  10 October 2014
       Person:  Ian Gillespie
    Quotation:  It is racism. Maybe I shouldn't say that. It's small thinking.
      Setting:  Interview
        Topic:  Investment in #vanre
       Source:  Ian Marlow / Brent Jang. Vancouver's real estate boom: The rising
                price of 'heaven.' Globe and Mail (10 Oct 2014)
        Added:  March 2018

         Date:  10 November 2014
       Person:  Scot Hein
    Quotation:  We absolutely did not support towers outside the focused "Safeway
                Precinct". We were instructed to put this plan (in our view based
                on thoughtful urban design best practice) in the drawer never to
                see the light of day. We were then "told" by senior management to
                prepare a maximum tower scheme which we produced under protest as
                we declared we did not support such an uninformed approach for the
                GW neighbourhood. Our next plan yielded 20 towers which was advanced
                to the decision makers (I cannot confirm who saw this plan).
      Setting:  Comment on blog entry
        Topic:  Tower planning for Broadway & Commercial site
       Source:  Vision: The end of the residential highrise?
        Added:  February 2018

         Date:  12 November 2014
       Person:  Gregor Robertson
    Quotation:  I want to start with a message to voters directly and that's that I
                have heard you. While we have done a lot of good things very well in
                the past six years, there's also some things we haven't done
                particularly well. And for those, in particular, when I haven't met
                your expectations, I am sorry. And I know that if I'm re-elected again
                … that I can do better.
      Setting:  CBC debate
        Topic:  Three days ahead of 2014 Vancouver municipal election
       Source:  Mike Howell. Robertson pleads with COPE voters. Vancouver Courier 
                (14 Nov 2014) A4
        Added:  January 2018

         Date:  2 November 2015
       Person:  1: Gregor Robertson 
       Person:  2: Bob Ransford
    Quotation:  1: This can't be about race, it can't be about dividing people
    Quotation:  2: The danger is intolerance, racism, singling out certain groups
                    of people — saying that they are to blame for this
      Setting:  News report
        Topic:  Andy Yan research on foreign ownership and house prices
       Source:  Vancouver foreign ownership research prompts cries of racism in hot
                housing market CBC News (2 Nov 2015)
        Added:  February 2018

         Date:  2 August 2016
       Person:  Gregor Robertson
    Quotation:  We commit to 100% welfare/pension rate community-controlled
                social housing at 58 W Hastings, working with the community
                to develop a rezoning application to proceed to Council
                by the end of June 2017
      Setting:  After Carnegie Centre meeting
        Topic:  58 West Hastings development site
       Source:  Stefania Seccia. Homelessness: a state of emergency.
                Megaphone Magazine (17 Apr 2017)
        Added:  January 2018

         Date:  28 November 2017
       Person:  Gregor Robertson
    Quotation:  But it's hit us like a ton of bricks
      Setting:  Newspaper interview
        Topic:  Impact of offshore money in local real estate
       Source:  Dan Fumano. Global money hit Vancouver real estate 'like a ton
                of bricks,' Robertson says. Vancouver Sun (28 Nov 2017)
        Added:  January 2018

         Date:  28 January 2018
       Person:  Raymond Louie
    Quotation:  That's what we've always said. Vision is the party that had
                stretched across party lines and that's the reason it was
                formed to begin with.
      Setting:  Newspaper interview
        Topic:  Vision Vancouver electoral strategy for 2018
       Source:  Dan Fumano. With big changes coming to city hall, candidates
                talk collaboration. Vancouver Sun (28 Jan 2018)
        Added:  January 2018

         Date:  25 March 2018
       Person:  Ian Gillespie
    Quotation:  I didn't buy it to speculate
      Setting:  Newspaper story
        Topic:  Fast big profit on West End land assembly
       Source:  David Ebner. $105-million real estate deal reveals hot Vancouver
                market’s inner workings. Globe and Mail (25 Mar 2018)
        Added:  March 2018

         Date:  1 April 2018
       Person:  Gregor Robertson
    Quotation:  I will seek a fourth term as #Vancouver's mayor due to the
                disastrous line up of declared candidates. Can't let our incredible
                city be governed by nincompoops. #pleasedontmakemedothis
                #itstimeforourfirstwomanmayor #vanpoli
      Setting:  Tweet
        Topic:  Running for Mayor in 2018
       Source:  Gregor Robertson tweet (4:09 am on 1 Apr 2018)
        Added:  July 2018

         Date:  24 July 2018
       Person:  Gregor Robertson
    Quotation:  It would be good to see, if people are really concerned about the
                view corridor from Cambie Street, that there is activism and emotion
                from councillors to take down those traffic lights on tenth that
                are dramatically impacting the view corridor. I haven't seen activism
                on that stage, but they are a much bigger incursion than this
                tiny slice of building.
      Setting:  Vancouver City Council
        Topic:  Approval of view-cone-busting 400 foot tower at 777 Pacific Boulevard
       Source:  Sound file in Justin McElroy tweet (24 July 2018)
        Added:  July 2018


Written by eyeonnorquay

26 January 2018 at 12:00 am

2711 Ward Street

with 2 comments


Comment on Development Application DP-2017-01152
under RM-7 Zoning




15 January 2018

Form of Development

1.  The use of different materials on the outside of the building to differentiate the units within is interesting.

2.  The proposed two-bedrooms are appropriate for units of this size. Trying to squeeze three bedrooms into units of less than 1100 sq. ft. usually results in some bedrooms that are far too small.

3.  This is the first application in the RM-7 zone to propose a flat roof on a project located mid-block on a residential street. Norquay contains very few flat-roofed single family houses. Duplexes in Norquay are required to have sloped roofs. The 16-unit RM-7 project under construction at 2719 Ward Street also features sloped roofs.

Because this proposal for Norquay’s first large roof deck is adjacent to a 16-unit stacked townhouse project, we are not objecting to the roof style in this case. But in general, flat-roofed RM-7 projects should continue to be located either on arterial streets or very close (across the street or adjacent) to the 4-storey apartment RM-9 zone. This has been the practice since the RM-7 zoning regulations were approved in 2013. The result is that new projects in the RM-7 zone fit in better with existing neighbourhood context and character than they would if flat roofs were to be approved indiscriminately.


We approve of the use of ornamental plantings and ground covers rather than small areas of grass, which are difficult to maintain. We make the following minor suggestions:

1.  The side yard on the west side of the building is marked as an inaccessible area of gravel. At least limited access will be necessary if that side of the structure work requires work in the future.

2.  English ivy is proposed between a part of the 4-ft. wide east walkway and the fence. Our experience of English ivy is that it will need to be trained to the metal string lattice in front of the fence. Once established, English ivy is a rampant grower that will need frequent pruning to keep it manageable in such a narrow space. As an invasive species, it is generally undesirable. Many new homeowners in Norquay are not gardeners. We suggest eliminating the English ivy along the east fence. There should, however, be plantings to screen the garbage/recycling area from the back patio.

Overall the design of this project shows imagination and care.

Jeanette and Joseph Jones

Written by eyeonnorquay

15 January 2018 at 11:11 am

Posted in RM-7 Comment

White Elephant

leave a comment »

What Is a Kensington Gardens Condo Really Worth?

Eye on Norquay has been monitoring 2220 Kingsway ever since news trickled out in September 2011 that Westbank paid $34,088,000 for the 2.3 acre site.

Westbank chose to ride roughshod over the Norquay Plan by plopping a podium over the entire site. Their approach disrespected the clear intent for a public plaza at the heart of the site. City of Vancouver staff lined up with Westbank wishes, since their political masters had been prepurchased with massive donations.


    White Elephant?   Retro Soviet Block?

Note: The Urban Design Panel chose to ignore a planner question about how adequate the proposed tower separation would be. Eye on Norquay witnessed in person the meeting where this neglect occurred.

As the project approaches completion, a few other points deserve scrutiny.

Focus on Flip Marketing Brings Unusual Legal Threat

On 23 October 2017 thinkpol.ca posted a documented story about Westbank preselling to flippers almost one quarter of the condos at 2220 Kingsway / Kensington Gardens.

Amy Chen. Westbank pre-sold nearly 1 in 4 Kensington Garden condos — heavily marketed
overseas — to flippers


The report relied on “industry insider” provision of 55 Multiple Listing Service entries and a further “38 listings of units that are currently on sale on assignments.” A chart provides a “complete list of pre-sale purchasers [93] gleaned from MLS data.”

A few weeks later, on 15 November 2017, thinkpol.ca reported that a lawyer acting for the Real Estate Board of Greater Vancouver (REBGV) had threatened their news outlet with legal action because of the reporting on Westbank’s Kensington Gardens project at 2220 Kingsway.

Vancouver real estate board threatens ThinkPol with lawsuit to protect foreign buyer privacy

In June 2017 realtor Steve Saretsky had already called attention to the flood of assignments rising at 2220 Kingsway. Saretsky’s account reproduced a 3 February 2015 Westbank Facebook advertisement for a “Hong Kong Exhibition” that stated:

        As one of Vancouver’s premier landmark residential developments, buyers at Kensington Gardens
        benefit from an 8% rental return. Making Kensington Gardens the best real estate investment
        in North America.

As far as Westbank is concerned, the value in this “premier landmark” condo cluster seems to be some vague opportunity for 8% return as a rental unit. In other words, their marketing fail on Kensington Gardens seems to have condemned the whole project to open as a higher-end tenement, with renters predominating among first inhabitants. Owner-occupiers seem likely to prefer a different address.

As of late December 2017, the lawyer’s intimidation bluster seems to have failed, serving only to direct even more attention to the nasty situation at Kensington Gardens.

Look at This Documented Marketing Timeline

February 2014  —  Eye on Norquay describes a strange marketing strategy for Kensington Gardens condos.

In Between  —  The most desirable West Tower never shows up in marketing to Vancouver locals.

October 2014  —  Ten months later, a reading between the lines shows the project still only half-sold.

October 2014  —  The East Tower shows up as final tower release event.

February 2015  —  A “Hong Kong Exhibition” tries to unload units offshore as rental properties.

May 2015  —  Still unsold units get postcard marketing to locals as “Vancouver View Estates.”

Ongoing  —  High level of attempts to sell assigned units.

What Is Going On Here?

Further to the introductory point — that Westbank and REBGV seem extraordinarily unhappy about the recent thinkpol.ca exposé of their marketing strategy — consider these additional points:

One  —  Only a relatively ignorant buyer would fail to understand what a poor match the faux-fancy fortress of Kensington Gardens is for the area that surrounds it. Norquay is nowheresville in the heart of East Vancouver, sliced through the middle by the six-lane truck route of Kingsway. The cornerstone for this new development was laid when city planners back in 2010 forced their mass rezoning onto a large swath of an amenity-deficient East Vancouver neighborhood filled with lower-income, immigrant, working-class people — an area selected because they regarded it as a de facto “brownfield.”

Two  —  In the fall of 2017 Westbank went on a branding spree, waving a hot pink banner about “Fight for Beauty.” Guess what? Nowhere does Kensington Gardens feature among the projects that the developer boosts as a signature development. Kensington Gardens compares with a knockoff Rolex watch.

Three  —  Throughout 2017, advertised pre-completion prices for 2220 Kingsway condos jumped all over the speculative map, ranging from $747 per sq ft for unit 527 to $1400 per sq ft for unit NE PH 1. See table at the end, and especially notice the startling upward trajectory of unit 529 — from $385,000 in April, to $425,000 in June, to $468,000 in August. And never forget: in September 2011 land cost was reported as $107 per buildable sq ft.

Four  —  How many speculators or purchasers understand that just to the north of Kensington Gardens, right smack dab between their site and the north shore mountains, will soon be arising a six-storey building along a 231-foot Kingsway frontage, to provide 101 rental units? This new no-ownership building at 2153-2199 Kingsway was approved by Council at Public Hearing on 16 May 2017. Some upper floors of Kensington Gardens may still manage to peek over this adjacent battleship … but never the other two towers of Kensington Gardens itself. All of the new residents (if there are any) will get to enjoy years of the same truck traffic, dirt, and noise that their own building has already inflicted on existing residents of the neighborhood.

Five  —  The Westbank tradition in East Vancouver continues with “The Joyce,” whose marketing has attracted similar unfavorable reporting:

Jen St. Denis. $725,000 for one-bedroom condo at Joyce Station raises red flags (22 June 2017)

At this Joyce SkyTrain station project, unwary and naive purchasers are signing up for headaches that include

  Location on a two-lane truck route heavily used to avoid the Boundary Road hill
  Regular loud SkyTrain system noise that gets worse with aging
  New zoning that specifies two view-blocking high-rise towers across Joyce to the west

87 Distinct Address Listings for 2220 Kingsway
as Observed in Vancouver Local Real Estate Sources in 2017

         The listing below aggregates data from four previous separate listings from Eye on Norquay
           which are tagged as Price Data.
         An asterisk (*) marks an entry where Sq Ft data has been revised on the sole basis of inconsistency.
         In a few instances, for the same Unit number, where Ask Price and Sq Ft diverge widely, entries
           have been separated.
         Units with Month specified as “Other” have been noted as on the market without further data capture.

Unit           Ask Price      Sq Ft       Month 

102             $899,000       1023       April
102             $899,000       1023       June
102             $899,000       1023       August
102             $899,000       1023       November

103             $988,000       1018       November

310             $683,000        777 *     April
310             $738,000        777       June
310             $738,000        777       August
310             $738,000        777       November

315                                       Other

317             $425,000        512       April

320                                       Other

322             $430,000        534       April

501                                       Other

503                                       Other

508             $384,900        504       June

511             $768,000        894       August
511             $768,000        894       November

517             $510,000        512       August

518             $430,860        529       April
518             $430,860        529       June
518             $495,000        529       August
518             $495,000        529       November

519             $360,000        441       April
519             $360,000        441       June

520                                       Other

527             $435,000        582       April
527             $435,000        582       June

528             $488,888        503       November

529             $385,000        447       April
529             $425,000        447       June
529             $468,000        447       August

530                                       Other

531                                       Other

602             $699,000        890       April

603             $380,000        463       April
603             $395,000        463       June

605             $399,000        506       April
605             $480,000        506       August

606             $399,000        506       April
606             $399,000        506       June

608                                       Other

609             $790,000        894       June
609             $790,000        894       August
609             $790,000        894       November

610                                       Other

617                                       Other

701             $693,900        849       April

708                                       Other

803                                       Other

808             $660,000        790       June

810             $628,800        717       June

903                                       Other

905                                       Other

906             $525,000        506       June

906             $954,000       1072       August
906             $954,000       1072       November

908                                       Other

1002            $748,000        738 *     June
1002            $748,000        738 *     November

1102            $748,000        738       August
1102            $768,000        738 *     November

1106            $535,000        506       August
1106            $535,000        506 *     November

1010                                      Other

1012            $798,000        812       April
1012            $798,000        812       June
1012            $768,000        812       August
1012            $768,000        812       November

1102                                      Other

1105                                      Other

1106                                      Other

1108                                      Other

1110                                      Other

1201                                      Other

1203            $438,000        484       April
1203            $438,000        484       June

1206          $1,068,888       1060       April
1206          $1,068,888       1060       June
1206          $1,068,888       1060       August
1206          $1,068,888       1060       November

1209            $748,000        879       June
1209            $748,000        879       August

1211            $788,000        717       November

1502                                      Other

1503                                      Other

1507            $468,800        516       April

1508                                      Other

1510            $699,000        777       June

1605          $1,088,800        980       August
1605          $1,088,800        980       November

1606          $1,068,888       1060       April
1606          $1,088,888       1060       June
1606          $1,088,888       1060       August

1610            $719,900        879       April

1701                                      Other

1702                                      Other

1703            $968,888       1020       April

1703            $515,000        496       November

1706          $1,118,000       1060       June
1706          $1,118,900       1060       August
[1706]?       $1,089,000       1060       November

1708            $788,000        720       August
1708            $788,000        720       November

1805 PH 5       $949,999        784       August
1805 PH 5       $949,999        784       November

NE 315          $738,900        790       November

NE 626          $419,800        441       November

NE 702                                    Other

NE 811          $726,000        812       November

NE 1103         $478,000        496       August
NE 1103         $478,000        496       November

NE 1502         $830,000        896       November

NE 1611         $708,000        717       November

NE PH 1       $1,150,000        821       June
NE PH 1       $1,150,000        821       August
NE PH 1       $1,098,000        821       August
NE PH 1       $1,098,000        821       November

NE PH 6         $884,900        807       November

P 307           $489,800        476       November

S 1008          $948,000        992       November

S 1103          $433,000        484       April

S 1202          $698,000        738       April
S 1202          $698,000        738       June

S 1501          $786,000        849       April
S 1501          $745,000        849       June
S 1501          $745,800        849       August

W 305                                     Other

W 605           $469,800        510       November

W 1505          $999,000        980       November

W 1510          $739,900        777       April
W 1510          $725,000        777       June
W 1510          $699,000        777       August
W 1510          $699,000        777       November

W PH 1          $828,000        755 *     August
W PH 1          $828,000        755       November


Written by eyeonnorquay

1 January 2018 at 10:23 am

Formal Comment on TMH

with one comment

The following formal comment from Jeanette Jones and Joseph Jones was submitted to housing@vancouver.ca by email at 9:02 am on 18 December 2017.

Comment on Temporary Housing Proposal for 4410 Kaslo Street —
Community Information Sessions on 13 and 14 December 2017

18 December 2017

We support the concept of building temporary modular housing (TMH) as one way to help house the homeless population of Vancouver. We have particular concerns related to this proposed TMH site.

Location of the site

The site at 4410 Kaslo Street is well situated in relation to transit and to Slocan Park. However, it is not within easy walking distance of most other amenities. The closest area with shops and services is on Kingsway, seven blocks to the south. But much of the streetscape there currently consists of empty buildings awaiting redevelopment under the Norquay Plan. The nearest grocery store is Banana Grove at Slocan and East 22nd Avenue, eight blocks away. The Renfrew Community Centre and the Renfrew Library are equally distant. The shopping area and services around the Joyce SkyTrain Station lie 15 blocks away.

Eight blocks can be a pleasant walk in good weather for healthy people. However, in cold or rainy weather it is a long way to go to supply even minor needs. The difficulty increases for tenants with mobility challenges, or for mothers with infants. Shops and services need to be accessible if tenants are to learn to live independently.

To help mitigate the effects of the distance to shops and services:

       •  Every tenant should be issued a monthly one-zone transit pass
       •  A van and driver should be available to residents on a frequent and regular basis
       •  Both individual units and communal kitchen space should be designed with more than
           standard storage, especially refrigerator space

       •  If tenants lack the skills to plan meals in advance and to shop for groceries
           in an organized way, teaching these skills should be a priority for the service provider

At a more general level,

Easy accessibility of shops and services should be added to the TMH site selection criteria.

Tenant mix

We support designating 4410 Kaslo as a coed residence. The selected operator (Atira) has keen interest and extensive experience in providing housing for women. Therefore,

A majority of the tenants should be women, to take full advantage of the operator’s interest and experience.

Transitioning residents to permanent housing

As the lives of tenants become more stable, many would need to transition to more independent, permanent housing. Favorable outcomes are most likely to be achieved if these tenants have an option to move from TMH into non-market housing while remaining in the same neighbourhood.

The nearby 2400 Motel site at Slocan Street and Kingsway has been identified in the Norquay Village Neighbourhood Centre Plan as the heart of the Norquay Village area. Future development of this site is already specified to deliver 500 housing units, with 100 of those non-market. Much needed indoor and outdoor community space as well as additional shops (including a grocery store) and services would also be provided. Seven years into the Norquay Plan, Kingsway is experiencing major redevelopment. Yet the 2400 Motel site has shown no sign of delivering on the major amenity promise to Norquay residents, even though the City of Vancouver (CoV) already owns the land.

The City of Vancouver needs to begin developing the 2400 Motel site according to specifications outlined in the 2010 Norquay Plan and the Norquay Public Benefits Strategy.

Distribution of TMH sites

Like every other Vancouver neighbourhood, Norquay / Renfrew-Collingwood needs to do its share to house Vancouver’s homeless population. We look forward to additional TMH proposals that will distribute this housing more equitably across the entire city.

Neighbourhoods that do not help the homeless by hosting a TMH site should pay a surtax designated toward provision of new non-market housing.


The December 13 and 14 meetings were advertised as “Community Information Sessions.” But very little concrete information was available.

The community’s most pressing question — Who is going to be living in this particular TMH facility? — remains largely unanswered. The closest approximation to an answer that we were able to ascertain could be summarized as: “Tenants will be male and female homeless people already living in the neighbourhood. We don’t know who they are, how many of them there are, or where they are. But everything will work out fine — just trust us.” This response does not reassure current community residents. Instead, it leaves us feeling frustrated at best (if we believe that CoV and its partners honestly don’t have the information) or cynical and angry at worst (if we believe that CoV and its partners have the information but won’t share it with us).

Community consultation at this early stage does make it more possible for community residents to have real input on some issues. But until we have a better idea of who the tenants of the building will be, it is difficult to make meaningful comment on other topics.

The CoV desire to get TMH built as quickly as possible is understandable. However, a complex network of city, provincial and non-profit agencies is involved in making this happen. Proceeding too quickly creates stress, confusion and communication problems. Not all staff at the information session was on the same page.

Information is not always presented in a timely and forthright manner. Several community residents attending the sessions were looking for a distribution map of identified TMH sites and a list of criteria for choosing these sites. CoV has this information and it should have been provided on boards at the session. Community residents unable to attend either of the information sessions need to have timely web access to the posted boards if we are to submit comment by the December 22 deadline. As of this morning (Monday, December 18) the boards from the information sessions have not yet been made available on CoV’s TMH web site.

The next community information session needs to be scheduled as soon as CoV and its partners have a more accurate picture of who will be living in this building. This should not be a matter of simply presenting a proposed development project. Community residents would like to be informed of the approximate tenant mix in terms of service level, current area of residence, male vs. female, and single vs. family (if applicable).

The City of Vancouver has not built a relationship of trust with this particular area of Renfrew-Collingwood. The area around the 29th Avenue SkyTrain Station was abruptly cut off from Norquay in 2009 after 3½ years of the planning process for the Norquay Village Neighbourhood Centre. Specific promises made in connection with the future development of Ravine Way (a linear park/pedestrian connection between Slocan Park and Norquay Park) have been retracted. Much better attention needs to be paid to process if CoV intends to introduce a SkyTrain Station Area Planning initiative here in early 2018.

Jeanette and Joseph Jones

Written by eyeonnorquay

18 December 2017 at 9:42 am