Welcome

Please show us where you live:

A Zone and Design Guidelines for the We want your feedback! Transition Area Please fill out a comment The Norquay Village Neighbourhood Centre Plan, sheet once you’ve had approved by Council in 2010, outlines a long-term vision a chance to review the of a neighbourhood heart centred on Kingsway with a diversity of housing types, jobs and services. boards. As part of implementing the Norquay Plan, an RM-9A Thank you! zone and Design Guidelines have been drafted for the Apartment Transition Area. As with the current rezoning policy, this zone will allow 4-storey and will add stacked for consideration on specific streets behind Kingsway.

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage September 2015 Background & Policy Context

The Norquay Village Neighbourhood Centre Plan was approved by Council in 2010 to help guide growth and development in the neighbourhood. The Plan envisioned greater heights/densities on Kingsway with zones that transition to adjacent ground-oriented residential areas. Other subsequent Council-approved implementation policies for Norquay Village are:

Norquay Village Neighbourhood Centre Shopping Area: Public Realm and Transportation Improvements Plan (2010)

• Guides the redesign of Kingsway in Norquay, emphasizing the Norquay Village Neighbourhood Centre Plan landscaped medians 2010

CITY OF VANCOUVER PLANNING DEPARTMENT Norquay Village Public Benefits Strategy (2013)

• Provides strategic direction for future capital investment (i.e. amenities and facilities) in Norquay over the long term

Zoning District Schedules and Design Guidelines (2013)

• RT-11 zone allows multiple small and duplexes • RM-7 zone allows stacked townhouses and rowhouses

Apartment Transition Area Rezoning Policy (2013)

• To be replaced by RM-9A District Schedule and Design Guidelines

NORQUAY VILLAGE PUBLIC BENEFITS STRATEGY

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage September 2015 Zoning in Norquay Village

E 28TH AVE

GENERAL BROCK E 29TH AVE WENONAH ST PARK

SLOCAN PARK BROCK ST

CLARENDON ST

LAWRENCE ST GOTHARD ST

GALT ST EUCLID AVE NORQUAY ELEMENTARY BALDWIN ST E 32ND AVE E 30TH AVE CHEYENNE AVE

SLOCAN ST

MANNERING AVE HORLEY ST

GLADSTONE ST KINGSWAY WARD ST E 33RD AVE

DUKE ST NANAIMO ST

E 34TH AVE E 34TH AVE EARLES ST

MOSS ST E 35TH AVE

FAIRMONT ST

HIGHGATE ST ST. MARGARETS ST NORQUAY PARK E 37TH AVE

CUNNINGHAM E 37TH AVE ELEMENTARY KILLARNEY ST

E 38TH AVE E 38TH AVE CLARENDON ST SLOCAN ST CHAMBERS ST WALES ST RHODES ST EARLES ST DUNDEE ST

E 40TH AVE

NANAIMO ST EARLES PARK

E 41ST AVE LEGEND

Proposed RM-9A/9AN Zone (current Apartment Transition Area) (up to 45 ft. height and 2.0 FSR) Kingsway Rezoning Area (8 to 16 storeys, 3.8 FSR) RM-7/7N Rowhouse/Stacked Zone (up to 37.5 ft. height and 1.2 FSR) RT-11/11N Small / Zone (up to 35 ft. height and 0.9 FSR) Existing zoning

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 Why an RM-9A Zone?

Apartment Transition Area Rezoning Policy

The Apartment Transition Area Rezoning Policy was approved in 2013. The intent of this policy was to allow for residential that provide a careful transition from taller buildings on Kingsway (8-16 storeys) to the lower residential buildings behind (3.5 storeys).

RT-11, RM-7 RM-9A Kingsway 3.5 storeys (35-37.5 ft.) 4 storeys (45 ft.) 8-16 storeys

Rezoning vs. Development Permit Process

Currently, apartment development in the This simplifies the development process, reduces Apartment Transition Area has to go through costs, and allows new housing to be delivered as a rezoning process to change the zoning on part of implementing the Neighbourhood Centre specific sites, followed by a development permit Plan. process. The RM-9A zone has the same boundaries as By creating a district schedule or zone, the need the Apartment Transition Area. It also allows the for a rezoning process is removed. Development same form, except stacked townhouses permit applications have to follow the have been included to allow some housing type requirements of the zone and design guidelines. diversity.

Rezoning Application Process Development Permit Application Process Approximately 9 to 12 months Approximately 6 months

Rezoning Staff Review Staff Analysis/ Public Hearing By-law Development Staff Review/ Permit Issued Application & Consultation Council Report A decision is made Enactment Permit Response to Form of An application is Staff seek input Application is by Council to By-law enactment Application Applicant development approve or refuse conditions formally submitted from various City evaluated; a conditions are An application Staff review form the application are satisfied; and the rezoning departments, the Council report satisfied; new is formally of development development process begins public and is written by-law is enacted submitted and conditions and permit issued advisory groups recommending the development respond to (e.g. Urban Design either referral to permit process applicant Panel) Public Hearing for begins approval, or refusal

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 What Would the RM-9A Zone Allow?

The Apartment Transition Area Rezoning Policy currently allows 4-storey apartments. The proposed RM-9A zone would allow 4-storey apartments and 4-storey stacked townhouses to allow for some diversity in building form.

Apartments Stacked Townhouses

Maximum permitted number of dwelling units Maximum permitted number of dwelling units for a typical consolidation of three 33 ft. x 122 ft. for a typical consolidation of three 33 ft. x 122 ft. lots, based on building typology lots, based on building typology

Apartments provide single-storey units Stacked townhouses have 2-storey or 3-storey (apartment flats), a range of different unit sizes, units stacked on top of other units. Stacked and are accessible for people with mobility townhouses offer the opportunity for a variety challenges. of unit types suitable for families, smaller households, and seniors.

Other Characteristics Other Characteristics

• “Alphabet” buildings are encouraged to • Layout options can vary, e.g. 2-storey provide more than 4 corner units per townhouses over 2-storey townhouses, with cross-ventilation and natural 3-storey townhouses over 1-storey flats • Some ground-oriented units with are at • Access to each unit is from the street or street level with (no shared corridors or ) • Private and semi-private outdoor space are provided for all units • Typically includes private outdoor space for all units

Note: The RM-9A zone would retain the development rights in the existing RS-1 zoning. Single-family uses can continue and new single-family development (including secondary suites and laneway houses) would be permitted.

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 RM-9A Zone Regulations - Highlights

This board illustrates the key zoning regulations for the proposed RM-9A zone. Please note that some regulations and guidelines may vary due to the nature of lot variation and specific development schemes.

Height: Up to 13.7 m (45 ft.) and 4 storeys

Setbacks: : 3.7 m (12 ft.) minimum Side yard: 2.1 m (7 ft.) minimum Rear yard: 3.7 m (12 ft.) Setbacks may be relaxed at the Director of Planning’s discretion

Car Parking: Minimum 1 space and no more than 2 spaces for each principal dwelling unit Parking will be underground except on single lots eligible for development, which may have surface parking.

Bicycle Parking: 1.25 spaces for each principal dwelling unit 0.75 space for each lock-off unit

Density: Dwelling Unit Density (Units per Hectare)

Minimum Floor Space Ratio Apartments Stacked Frontage (FSR) Townhouses

15.2 m (50 ft.) 1.5 180 140

15.2 m (50 ft.) on 1.75 180 140 corner site

27.4 m (90 ft.) 2.0 240 140

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 RM-9A Design Guidelines - Highlights

Guidelines that Apply to Apartments and Stacked Townhouses

Site Width • Minimum site width: 15.2 m (50 ft.) • Development must have courtyards which provide light, fresh air to units, and open space - New multiple dwelling allowed on a site to share with neighbours. less than 15.2 m (50 ft.) only if there is no opportunity to assemble - Street-facing entry courtyard with a minimum

LANE width of 8 m (26 ft.) (may be relaxed or increased under certain conditions).

Apartment Apartment Garden Courtyard or Development Stacked

townhouse STREET

31.1 m (102 ft.) 20.7 m (68 ft) 15.8 m (52 ft.) STREET Street-facing Entry courtyard Conceptual Lot Assembly - Where 2 or more buildings on a site, require Building Setbacks garden courtyards with a minimum width of 7.3 m (24 ft.) in between buildings • Fourth-storey setback of 2.4 m (8 ft.) facing the street encouraged, unless facing a public park Street Lane • Minimum rear setback of 6.1 m (20 ft.) on 2nd, 3rd and 4th storeys to provide distance between living spaces and developments Garden Courtyard across the lane

Comparison Between Apartments and Stacked Townhouses

Apartments Stacked Townhouses

Access to units Shared corridor and elevator From street or courtyard (no elevator)

Open space Private/semi-private outdoor space for all Private outdoor space for all units and shared units garden courtyards

Cross-ventilation and natural More than 4 corner units on each floor to Provided by garden courtyards lighting provide this to most units

‘Garden courtyard’ permitted On sites with minimum depth of 45.7 m On sites larger than 670 sq. m. (7,212 sq. ft.) (e.g. 2+ buildings per site) (150 ft.)

Maximum building width On sites wider than 45.7 m (150 ft.), more 24 m (80 ft.) than one building OR deep courtyard to create the appearance of separate buildings

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 RM-9A Development Contributions

New development brings new residents and employees into an area, increasing the demand Contribution Rates in on City facilities. Through rezonings, Community Amenity Contributions (CACs) are often Proposed RM-9A Zone provided by developers to mitigate the impact of new development on community facilities. Density Rate (calculated on net additional floor area) Under the Apartment Transition Area Rezoning Policy, a fixed-rate CAC of $162 per square metre Up to 0.70 FSR $0 per square metre ($15 per square foot) was applied on additional ($0 per square foot) density above existing RS-1 maximums. Over 0.70 FSR $162 per square metre In the proposed RM-9A zone, the same to 2.0 FSR ($15 per square foot) contribution rate of $162 per square metre ($15 per square foot) for additional density will be required. These contributions will be used for amenity priorities as established by the Norquay Village Public Benefits Strategy (e.g. affordable housing, childcare, and public realm improvements). Development Cost Levies (DCLs) are also required and payable on all floor area ($143.27 per square metre or $13.31 per square foot as of September 30).

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 What’s Being Built in Norquay?

Here is an update on what’s being built in Norquay, since the approval of the Norquay Village Neighbourhood Centre Plan in 2010 and the approval of new zones in 2013.

Rezoning Applications

Kingsway Apartment Transition Area

2669 Kingsway 2220 Kingsway 2395-2443 2298 Galt Street 2312-2328 Towers Kensington Gardens Kingsway Galt Street

Rezoning Approved 2012 Approved 2013 Proposed Approved 2012 Proposed (Rental 100)

Height (storeys) 12 and 4 14 12 and 4 4 4

Density (FSR) 3.8 3.8 3.8 1.19 2.2

Units (residential) 106 392 126 4 28

Summary of Applications for RM-7 & RT-11 Zones (September 2015)

Number of new projects by housing type Number of new projects by zone

RM-7: 39 One-family dwelling 20 RT-11: 69 RM-7 Two-family dwelling 52 Total: 108 36% Stacked townhouses 10 RT-11 Laneway house only 13 64%

Secondary suite only 2

Other 11

TOTAL 108

Issued permits as of September 2015: 73

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015 Summary

Comparison between Rezoning Policy and RM-9A Zoning same = same as under ATARP

Apartment Transition Area RM-9A Zoning Rezoning Policy (ATARP)

Areas Applied To • Specific streets behind Kingsway • Specific streets behind Kingsway (see zoning map) (see zoning map) (same)

Development Application Process

Application Type • Rezoning and Development Permit • Development Permit

Public Consultation & • Required: City-hosted open house • Typically no open house requirement Notification • Optional: Pre-application open house • Site sign (same) hosted by proponent • Mail notification to property owners • Site sign (same) • Mail notification to property owners • Staff receive public input (same) • Staff receive public input • City website

Processing Time • Approximately 9 - 12 months • Approximately 6 months (rezoning only)

Amenities/Public Benefits • DCLs • DCLs (same) • CAC contributions • Contributions through zoning

Development Regulations and Design

Building Type • 4-storey apartments • 4-storey apartments (same) • 4-storey stacked townhouses

Dwelling Unit Density • 180 - 240 units per hectare • Apartments: 180 - 240 units per hectare (same) • Stacked townhouses: 140 units per hectare

Number of Buildings • One building on a site • Multiple buildings permitted on a site

The Rezoning Policy will be repealed 12 months after the RM-9A zone is approved. Only current in-process enquiries and applications will be able to continue processing under the Rezoning Policy after the new District Schedule is approved.

We are seeking your input on how the RM-9A zone responds to the intent of the Norquay Village Neighbourhood Centre Plan.

Please fill out a comment sheet!

Thank you for attending.

Norquay Village Neighbourhood Centre vancouver.ca/norquayvillage RM-9A APARTMENT/STACKED TOWNHOUSE TRANSITION ZONE September 2015