September 23rd Open House (Norquay Apartment Transition Zone)

Reproduced from Eye on Norquay with permission:

The City of Vancouver intends to establish a specific new zoning schedule for the Norquay Apartment Transition Zone. This area includes

  Properties that back onto the lanes serving Kingsway businesses
  Most of the properties fronting on Norquay Park
  Some of the properties along Earles Street

New regulations for an RM-9A zone would replace the Norquay Village Apartment Transition Area Rezoning Policy that was adopted by Council in May 2013. Details will be made available at an Open House scheduled for 23 September 2015.
Norquay RM-9A
Perhaps the biggest change is that planners now propose to allow stacked townhouses as well as four-storey apartment buildings to be built in this zone. Stacked townhouses will be cheaper to build, since they do not require an elevator. They may require less property assembly. The provisions for parking are still unclear. A detailed comparison of the two housing types is appended below.

The apartment buildings originally proposed for this zone have several attractive features:

  Multiple exposures to maximize natural light and ventilation
  Courtyard usually provided at the front or rear of the building
  Elevators (especially needed by seniors)
  Units attractive for seniors who want to remain on a residential street in their familiar neighbourhood

Come out to the Open House to learn details of what the City of Vancouver is now proposing and to give your feedback. The Open House is scheduled for

23 September 2015  —  5:00 pm – 8:00 pm
Norquay Elementary School  —  4710 Slocan Street

If you are unable to attend, you can check the City’s web site under the “Progress” tab at

http://vancouver.ca/home-property-development/norquay-village-neighbourhood-centre-plan.aspx

a few days after September 23 for the information that was presented. An on-line comment form should be available.

It is possible to submit a second on-line comment even if you have already filled out the comment form at the Open House. Our analysis will be posted at Eye on Norquay as soon as possible after the event.


Comparison of Current Guidelines

Specification Compared Apartment Transition Area Stacked Townhouse RM-7
Type of Parking Underground Uncovered surface spaces
Number of Parking Spaces Required Unspecified 2 for every 3 units
Community Amenity Contribution (CAC) $15.00 per sq ft None
Elevator Required Yes No
Maximum Height 45 ft 37.5 ft
Maximum Floor Space Ratio (FSR) 1.5 (2 lots) to 2.0 (3 lots) 1.2
Maximum Unit Density 240 per hectare 132 per hectare
Minimum Frontage 50 ft (2 lots) to 90 ft (3 lots)
[proposals so far have
assembled 3 or 4 lots]
42 ft (4+ units)
[12/14 proposals so far
have been for 1 or 2 lots]

What guidelines will the City of Vancouver propose for stacked townhouses in the new RM-9A zone?

Norquay does not deserve to end up with the WORSE characteristics of both housing types.

Come out to the September 23rd Norquay Open House
Protect the Norquay Apartment Transition Zone from Developer Greed

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