Welcome Please show us where you live: A Zone and Design Guidelines for the Apartment Transition Area The Plan, approved by Council in 2010, outlines a long-term vision of a neighbourhood heart centred on Kingsway with a diversity of housing types, jobs and services. As part of implementing the Norquay Plan, an RM-9A zone and Design Guidelines have been drafted for the Apartment Transition Area. As with the current rezoning policy, this zone will allow 4-storey apartments and will add stacked townhouses for consideration on specific streets behind Kingsway. We want your feedback! Please fill out a comment sheet once you ve had a chance to review the boards. Thank you!
Background & Policy Context The 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: Shopping Area: Public Realm and Transportation Improvements Plan (2010) Plan 2010 CITY OF VANCOUVER PLANNING DEPARTMENT Guides the redesign of Kingsway in Norquay, emphasizing the landscaped medians 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 houses 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
Zoning in Norquay Village E 28TH AVE WENONAH ST GENERAL BROCK PARK E 29TH AVE BROCK ST LAWRENCE ST CLARENDON ST GOTHARD ST SLOCAN PARK GLADSTONE ST E 32ND AVE MANNERING AVE E 33RD AVE E 34TH AVE E 35TH AVE E 37TH AVE BALDWIN ST E 30TH AVE NANAIMO ST HIGHGATE ST CUNNINGHAM ELEMENTARY GALT ST ST. MARGARETS ST KINGSWAY E 34TH AVE E 37TH AVE SLOCAN ST NORQUAY ELEMENTARY NORQUAY PARK DUKE ST WARD ST HORLEY ST CHEYENNE AVE EARLES ST EUCLID AVE MOSS ST FAIRMONT ST KILLARNEY ST E 38TH AVE NANAIMO ST CLARENDON ST E 38TH AVE SLOCAN ST CHAMBERS ST E 40TH AVE WALES ST RHODES ST EARLES ST DUNDEE 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 Townhouse Zone (up to 37.5 ft. height and 1.2 FSR) RT-11/11N Small House/Duplex Zone (up to 35 ft. height and 0.9 FSR) Existing zoning
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 buildings 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 3.5 storeys (35-37.5 ft.) RM-9A 4 storeys (45 ft.) Kingsway 8-16 storeys Rezoning vs. Development Permit Process Currently, apartment development in the Apartment Transition Area has to go through a rezoning process to change the zoning on specific sites, followed by a development permit process. By creating a district schedule or zone, the need for a rezoning process is removed. Development permit applications have to follow the requirements of the zone and design guidelines. This simplifies the development process, reduces costs, and allows new housing to be delivered as part of implementing the Neighbourhood Centre Plan. The RM-9A zone has the same boundaries as the Apartment Transition Area. It also allows the same building form, except stacked townhouses have been included to allow some housing type diversity. Rezoning Application Process Approximately 9 to 12 months Development Permit Application Process Approximately 6 months Rezoning Application An application is formally submitted and the rezoning process begins Staff Review & Consultation Staff seek input from various City departments, the public and advisory groups (e.g. Urban Design Panel) Staff Analysis/ Council Report Application is evaluated; a Council report is written recommending either referral to Public Hearing for approval, or refusal Public Hearing A decision is made by Council to approve or refuse the application By-law Enactment By-law enactment conditions are satisfied; new by-law is enacted Development Permit Application An application is formally submitted and the development permit process begins Staff Review/ Response to Applicant Staff review form of development conditions and respond to applicant Permit Issued Form of development conditions are satisfied; development permit issued
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 for a typical consolidation of three 33 ft. x 122 ft. lots, based on building typology Maximum permitted number of dwelling units for a typical consolidation of three 33 ft. x 122 ft. lots, based on building typology Apartments provide single-storey units (apartment flats), a range of different unit sizes, and are accessible for people with mobility challenges. Other Characteristics Alphabet buildings are encouraged to provide more than 4 corner units per floor with cross-ventilation and natural lighting Some ground-oriented units with doors are at street level Private and semi-private outdoor space are provided for all units Stacked townhouses have 2-storey or 3-storey units stacked on top of other units. Stacked townhouses offer the opportunity for a variety of unit types suitable for families, smaller households, and seniors. Other Characteristics Layout options can vary, e.g. 2-storey townhouses over 2-storey townhouses, 3-storey townhouses over 1-storey flats Access to each unit is from the street or courtyard with stairs (no shared corridors or elevator) 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.
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: Setbacks: Car Parking: Up to 13.7 m (45 ft.) and 4 storeys Front yard: 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 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 Frontage Floor Space Ratio (FSR) Apartments Stacked Townhouses 15.2 m (50 ft.) 1.5 180 140 15.2 m (50 ft.) on corner site 1.75 180 140 27.4 m (90 ft.) 2.0 240 140
RM-9A Design Guidelines - Highlights Guidelines that Apply to Apartments and Stacked Townhouses Site Width Minimum site width: 15.2 m (50 ft.) - New multiple dwelling allowed on a site less than 15.2 m (50 ft.) only if there is no opportunity to assemble LANE Courtyards Development must have courtyards which provide light, fresh air to units, and open space to share with neighbours. - Street-facing entry courtyard with a minimum width of 8 m (26 ft.) (may be relaxed or increased under certain conditions). Apartment Garden Courtyard Development Apartment or Stacked townhouse STREET 31.1 m (102 ft.) Building Setbacks STREET Conceptual Lot Assembly 20.7 m (68 ft) 15.8 m (52 ft.) Fourth-storey setback of 2.4 m (8 ft.) facing the street encouraged, unless facing a public park Minimum rear setback of 6.1 m (20 ft.) on 2nd, 3rd and 4th storeys to provide distance between living spaces and developments across the lane Street-facing Entry courtyard - Where 2 or more buildings on a site, require garden courtyards with a minimum width of 7.3 m (24 ft.) in between buildings Street Garden Courtyard 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 Cross-ventilation and natural lighting Garden courtyard permitted (e.g. 2+ buildings per site) Maximum building width Private/semi-private outdoor space for all units More than 4 corner units on each floor to provide this to most units On sites with minimum depth of 45.7 m (150 ft.) On sites wider than 45.7 m (150 ft.), more than one building OR deep courtyard to create the appearance of separate buildings Private outdoor space for all units and shared garden courtyards Provided by garden courtyards On sites larger than 670 sq. m. (7,212 sq. ft.) 24 m (80 ft.)
RM-9A Development Contributions New development brings new residents and employees into an area, increasing the demand on City facilities. Through rezonings, Community Amenity Contributions (CACs) are often provided by developers to mitigate the impact of new development on community facilities. Under the Apartment Transition Area Rezoning Policy, a fixed-rate CAC of $162 per square metre ($15 per square foot) was applied on additional density above existing RS-1 maximums. In the proposed RM-9A zone, the same contribution rate of $162 per square metre ($15 per square foot) for additional density will be required. Contribution Rates in Proposed RM-9A Zone Density Up to 0.70 FSR Over 0.70 FSR to 2.0 FSR Rate (calculated on net additional floor area) $0 per square metre ($0 per square foot) $162 per square metre ($15 per square foot) 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).
What s Being Built in Norquay? Here is an update on what s being built in Norquay, since the approval of the Plan in 2010 and the approval of new zones in 2013. Rezoning Applications Kingsway Apartment Transition Area 2669 Kingsway Skyway Towers 2220 Kingsway Kensington Gardens 2395-2443 Kingsway 2298 Galt Street 2312-2328 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 () Number of new projects by housing type Number of new projects by zone One-family dwelling Two-family dwelling 20 52 RM-7: 39 RT-11: 69 Total: 108 RM-7 36% Stacked townhouses Laneway house only 10 13 RT-11 64% Secondary suite only 2 Other 11 TOTAL 108 Issued permits as of : 73
Summary Comparison between Rezoning Policy and RM-9A Zoning same = same as under ATARP Areas Applied To Apartment Transition Area Rezoning Policy (ATARP) Specific streets behind Kingsway (see zoning map) RM-9A Zoning Specific streets behind Kingsway (see zoning map) (same) Development Application Process Application Type Rezoning and Development Permit Development Permit Public Consultation & Notification Processing Time Required: City-hosted open house Optional: Pre-application open house hosted by proponent Site sign Mail notification to property owners Staff receive public input City website Approximately 9-12 months (rezoning only) Typically no open house requirement Site sign (same) Mail notification to property owners (same) Staff receive public input (same) Approximately 6 months Amenities/Public Benefits DCLs CAC contributions DCLs (same) 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 Plan. Please fill out a comment sheet! Thank you for attending.