RT-11 Small House / Duplex Zone -...

vancouver.ca/norquayvillageJANUARY 2013

Norquay Village Open House

On two or three standard lots or large single lots:(total site area over 5,820 sq ft and min. 60 ft frontage);

Combinations of small houses and/or duplexes•

RT-11 Small House / Duplex ZoneIn this zone, multiple small houses and/or duplexes can be developed on larger lots and assembled sites, while a duplex or single-family home can be built on smaller sites. This zone allows fl exibility for new housing types, while retaining the single-family character of the neighbourhood.

What can be built in the Small House/Duplex Zone?

Illustrative Examples of Character Building with Infi ll

Illustrative Examples of Duplex Development on a Single Lot or Smaller Sites [Sites less than 5,500 sq ft]

On a single lot:Less than 5,500 sq ft in size:

Duplex (with or without secondary suites)• Single-family house with or without secondary suite and/or • laneway house (only per RS-1 regulations)

Over 5,500 sq ft in size:2 principal buildings (houses) i.e. a duplex (with or without • secondary suites) at street, infi ll at lane

Pre-1940s character building:character buildings must be retained for small house/duplex • development on sites larger than 5,500 sq fta modest FSR increase (to 0.9) and the opportunity for 1 or 2 • family infi ll is off ered to encourage retention of character housing on smaller sites

Illustrative Examples of Small House/Duplex Development on 2 or 3 lots[Sites over 5,820 sq ft and min. 60 ft. frontage]

Special sites that abut a park or school, are corner sites or are double-fronting sites:

2 principal buildings (houses) i.e. duplex at street, infi ll at • lane

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RT-11 Small House / Duplex Zone

SETBACKFront yard:

Sites over 60 ft (18.3 m) wide with more than 1 principal • building: 16 ft (4.9 m) min. On all other sites: average of 2 adjacent sites •

Side yard:4 ft (1.2 m) along entire side • Enhanced side yard of 16 ft (4.9 m) approximately in the mid-• section of the site adjacent to neighbouring yards

This board illustrates the main zoning regulations and design guidelines for this zone. Please note that some regulations and guidelines may vary depending on the housing type that is being developed on a lot.

Both traditional and contemporary architecture permitted.•

Zoning Regulations (for single family, RS-1 zoning regulations apply)

Design Guidelines - Highlights

HEIGHT Height at the front of the site: 35 ft (10.7 m) max. • Height at the back of the site: for infi ll units at rear of site; •

25 ft (7.7 m) max.

DENSITY (FSR - fl oor space ratio)Development with pre-1940s character house retention: 0.9 FSR• Duplex (with or without secondary suites): 0.75 FSR• All other development: 0.85 FSR• Up to 0.2 FSR can be allocated to infi ll or 2nd principal building• Dwelling Unit Density for Small House/Duplex development: 74 units/• hectareSingle-family house (with or without secondary suite and/or laneway • house): per RS-1 zoning 0.7 to 0.825 FSR

PARKING REQUIREMENTS1 per principal dwelling unit, 0.5 for secondary suites in duplexes, none for secondary dwelling unit (lock-off suite) * For single family RS-1 zoning regulations apply

• Roofs should be a simple pitched form.

Main fl oor should be raised above • grade. Buildings closer to the street than • neighbouring buildings should have a building height of maximum 30’ (9.1m). Private outdoor space should be • provided next to and with access from each unit (small units may have access to common open space).

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Buildings at the back of the site should be designed to reduce • apparent massing adjacent to the lane. The appearance at the lane should be visually interesting for • passersby and residents.

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Conceptual design of triplex on single lot

Hearth Architecture, Copyright Reserved.

Conceptual rowhouse design - street elevation

RM-7 Rowhouse/Stacked Townhouse Zone

On two or more lots:Stacked townhouses, approximately 9 • units on 2 lots, depending on lot size (with option for lock-off units)Rowhouses, approximately 4 units on • 2 lots (with option for lock-off units)

This zone permits rowhouses and stacked townhouses on larger sites, while allowing triplexes, duplexes and infi ll on smaller sites. Rowhouses are side-by-side units that share a wall and have their own front and backyards. Stacked townhouses are stacked on top of each other, each with its own front door and private outdoor space.

What can be built in the Rowhouse/Stacked Townhouse Zone?

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On one typical (33 x 100-120 ft) lot:Triplex (with option for 1 lock-off unit)• Duplex (with or without secondary suites)• Multiple Conversion Dwelling (conversion of an existing • single family dwelling to 2 or 3 dwelling units) Pre-1940s Character House conversion to 2 or 3 dwelling • units and/or addition of an infi ll at the back of the lotInfi ll (with existing house) or 2 new principal buildings • (houses) on lots that

back onto a school or park• are more than 170 ft deep• are on corner sites•

Single Family dwelling with or without secondary suite/• laneway house (only per RS-1 regulations)

Conceptual design of stacked townhouses on assembled sites

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Stacked Townhouse: 9 Units as Seen from the Street Elevation

2 storey 3-bdrm townhouse

3-bedroom fl at

Garden Level 1-bedroom fl at

Garden Level 1-bedroom fl at






Birmingham & Wood, Copyright Reserved.

Stacked townhouse - street elevation

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DENSITY (FSR - fl oor space ratio)• Stacked townhouse: 1.2 FSR for sites over 4,800 sq ft and 42 ft wide 0.9 FSR for sites less than 4,800 sq ft or 42 ft wide

• Rowhouse: 1.2 FSR for sites over 4,800 sq ft and 62 ft wide 0.9 FSR for sites less than 4,800 sq ft or 62 ft wide Duplex with or without secondary suites: 0.75 FSR• Retention and conversion of a pre-1940s character house (with or without infi ll): 0.9 FSR• Dwelling Unit Density: Stacked townhouse 132 units/ha (53 units/acre); • rowhouse approx. 65 units/hectare (26 units/acre)

SETBACKSFront yar• d setback: - on regular sites: +/- 18 ft (5.5 m), depending on housing type

- on shallow sites less than 90 ft (27.4 m) deep: a minimum of 16 ft (4.6m), which can be relaxed for rowhouses

Side yard setback: minimum 4 ft (1.2 m)•

RM-7 Rowhouse/Stacked Townhouse Zone This board illustrates the main zoning regulations for this zone. Please note that some regulations and guidelines may vary depending on the housing type that is being developed on a lot.

Zoning Regulations (for single family, RS-1 zoning regulations apply)

HEIGHTDuplexes/triplex/rowhouses: max 35 ft (10.7 m)• Stacked townhouse with 4 or more dwelling units: • max 37.5 ft (11.5 m)Maximum height is 2 storeys with a partial third storey (basements only • permitted if livable)

CAR PARKING REQUIREMENTSStacked townhouses: 0.65 car parking spaces per unit• Rowhouses: 1 car parking space per unit • Duplex with secondary suites: 3 car parking spaces•

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Max Height:

37.5”

Maximum height for stacked townhouses

Maximum height for rowhouses

Max Height:

35’

BICYCLE PARKING REQUIREMENTSStacked townhouses: 2.25 bike spaces per unit• Rowhouses: 1.25 bike parking spaces per unit•

Parking for rowhouses at the lane

Hearth Architecture, Copyright Reserved.

Typical stacked townhouse site plan

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RM-7 Rowhouse/Stacked Townhouse Zone All applications for rowhouses and stacked townhouses will be subject to a design review. This is to ensure that the new housing types provide a good fi t with the existing neighbourhood.

While the guidelines do not prescribe a certain architectural style, they emphasize how new developments can be neighbourly and livable. They guide the development in form and massing. Rather than prescribing a list of acceptable materials, they focus on durability and sustainability.

Guidelines - Highlights (for rowhouses and stacked townhouses)

Examples of reduced massing of end units and upper fl oor

Well-defi ned entry

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Orientation: All units should be oriented towards the • street through individual front entrances, porches, balconies and patios. Building massing should be reduced by stepping back • the top storey or enclosing it under a pitched roof. Rowhouse developments should use visual means to • separate units in order to avoid monotony and avoid the impression of one continuous building front.All dwelling units should have private outdoor space.• All dwelling units should have access to natural light • and ventilation (through two major exposures, i.e. windows or doors).Parking • for stacked townhouses should be provided in open carports or below ground (above-ground garages are discouraged). Rowhouses can have individual garages or open parking spaces at the lane.

Two exposures maximize natural light and ventilation

Secondary Balconies

Living Room Windows

Covered Balconies

External Porches & Stairs

Front Doors

Outdoor Patios

Enrichment of street life through orientation towards the street

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Apartment Transition Zone:Rezoning PolicyThe Apartment Transition Zone runs north and south of Kingsway along the entire length of the Norquay Village Neighbourhood Centre. It serves as a physical transition between higher densities and mid-rise buildings on Kingsway and the adjacent ground-oriented lower density residential zones. Individuals will need to apply for new zoning to permit development.

Key development parametersThe housing form envisioned for this area is the 3-4 storey low-rise • apartment building.

Proposed developments will need to be compatible with the adjacent low-• density residential neighbourhood.

To provide more housing options, new developments should include a range • of unit sizes, including three-bedroom units.

What is a Rezoning Policy?

A rezoning policy guides staff and applicants in determining the future use, form and density on a site. In this case, the rezoning policy contains information on permitted densities, maximum building height, minimum frontage, etc.

The rezoning policy for the Apartment Transition zone will be in place until a new zone is drafted and adopted by Council.

What can be built in the Apartment Transition Zone?

On two lots:Minimum street frontage: 50 ft (15.2 m)• Maximum FSR (fl oor space ratio): 1.5 (1.75 for corner sites)• Max. Dwelling Unit Density: 180 per hectare• Building height: 45 ft (13.7 m) max. - 4 storeys• Underground parking•

On three or more contiguous lots:Minimum street frontage: 90 ft (27.4 m) • Maximum FSR (fl oor space ratio): 2.0• Maximum Dwelling Unit Density: 240 per hectare• Building height: 45 ft (13.7 m) max. - 4 storeys• Underground parking•

Single parcels less than 50 ft (15.2 m) in width will typically not be considered for rezoning unless the site is “orphaned”.

Examples of a traditional u-shaped apartment building with ample natural light and ventilation

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Sustainable building practices must be demonstrated, • including natural cooling and ventilation and ample access to natural light.

Applicants will be required to make a rezoning application • with the City, and Community Amenity Contributions (CAC) will apply. Please refer to the public benefi ts boards for more detail.

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Public Benefi ts Strategy

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WHAT IS A PUBLIC BENEFITS STRATEGY?

A Public Benefi ts Strategy identifi es the needs of the new and existing popula-tion, assesses area services compared to City-wide service levels, estimates costs, and identifi es funding sources over a 30 year period. Facilities and services are then prioritized based on available fund-ing from developer contributions and City capital budgets. The Public Benefi t Strategy then guides future decisions on capital spending over the life of the strategy.

The new residential zones will add housing variety and new residents. The Public Benefi ts Strategy will help address the facilities and services needs of these new residents to create a highly livable and complete Neighbourhood Centre.

How Are Public Amenities Delivered?

Regional - (eg. schools, transit)Community Partnerships - (eg. community gardens, neighbourhood greenways)

City - (eg. parks, community centres, libraries, street improvements)

The following directions are summarized from the Norquay Plan....

• Provide a gathering space and a community service focus at the 2400 Motel site

• Ensure services are provided for seniors, children, immigrants and other vulnerable populations

• Add more childcare spaces

• Make Kingsway a community focus and a more attractive and pedestrian friendly area

• Connect Norquay with Slocan Park and Renfrew Ravine Park along a future “Ravine Way” Linear Park

• Improve and add to neighbourhood green spaces

• Seek opportunities for additional aff ordable and non-market housing

• Provide cyclist and pedestrian improvements to better connect important places

Theses directions were balanced against local and city-wide service levels, projected population increases and future service needs.



Current Facilities Serving Norquay

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Recent Improvements to Area Facilities

Renfrew Community Centre: upgraded in 2005

Norquay Park : renewed in 2011

Killarney Ice Rink: rebuilt in 2009

Killarney Community Centre: rebuilt and expanded in1999-2000

Renfrew Pool: rebuilt and expanded in 2005

Killarney Pool: new in 2006

Trout Lake Ice Rink and Community Centre: rebuilt in 2009 -2012

Kensington Community Centre: expanded in 2001

Kensington Library Branch: new expanded library in 2009

Terry Tayler Early Learning and Care Centre: new in 2012

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Norquay Village Open House13

1) RECREATIONAL, SOCIAL & CULTURAL FACILITIES/SERVICES

Assessment:

• Norquay is served by:

- Four community centres (Renfrew, Killarney, Kensington and Trout Lake), all renovated, expanded or rebuilt in 2000.

- Three indoor pools and two ice rinks.

- Three neighbourhood houses - Collingwood, Cedar Cottage and South Vancouver.

- Three libraries - Collingwood, Renfrew and Kensington.

• None of the community facilities are located within Norquay Plan boundaries.

• Two area facilities - the Collingwood Library and the Cedar Cottage Neighbourhood House are in need of renewal in the next 5-15 years.

Draft Directions: - Explore the options (uses, size etc.) for locating a multi-use facility on

the 2400 Motel site.

- Prioritize the renewal of existing facilities- the Collingwood Library and the Cedar Cottage Neighbourhood House.

Facilities and Services Assessment The City provides a wide range of core services

across communities. The City aims to provide a consistent level of service and adjusts it based on local needs and conditions.

The Norquay Plan directions for public benefi ts were assessed based on current service levels and future anticipated growth.

The following boards summarize this work and the draft Public Benefi ts Strategy.



3) HOUSING

2) CHILDCARE

Assessment:

Norquay has 120 (0-5 year) spaces and 150 after - school care • spaces (within 1500 m of centre).

A new 37 childcare centre (Terry Tayler Learning & Care Centre at • 2300 Kingsway) opened recently.

Additional childcare is needed across the City. The unmet demand • in Norquay is approximately 70 spaces for 0- 5 years (day-care) and 150 for 5 – 12 years (after school care).

Projected new population demand is between 60 and 80 additional • childcare spaces and 70 – 90 after school care spaces by 2041.

Draft Directions:

- Explore opportunities to increase childcare in Norquay, including as part of the redevelopment of large sites and in partnership with the Vancouver School Board.

Facilities and Services Assessment

Assessment:

Housing needs in Norquay and Renfrew-Collingwood are similar • to the City as a whole (eg. for non - market rental, secondary suites etc.)

There is slightly greater need for aff ordable family units compared • to the city-wide average.

New zoning will add more aff ordable ownership options and up to • 1,000 rental units in secondary suites and small lock-off suites.

Draft Directions:

- Target the 2400 Motel site for a non-market housing component.

- Reserve some of these non-market units for families.



Facilities and Services Assessment

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5 PUBLIC REALM AND TRANSPORTATIONAssessment:

• Routes connecting key public places require improvement to facilitate walking and cycling.

• Ravine Way Linear Park (#1 on map) would create an important neighbourhood link and greenspace and assist in connecting city- wide and regional greenways ( eg. Still Creek).

• Constructing the Clarendon connector would improve transit, pedestrian routes and reduce short - cutting by vehicles.

• Special public places are lacking; public art could assist in creating a unique community character.

Draft Directions:

- Continue to Improve Kingsway with safer crossings and other pedestrian conveniences. (This work began in 2012).

- Pursue pedestrian/cycling improvements along identifi ed key routes.

- Construct the Clarendon Connector.

- Create a public realm plan focusing on place-making to help make Norquay a unique place in Vancouver.

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2400Motel

Assessment:

Several areas do not meet the City target of having all • residents within 400 m of greenspace.

General Brock and Slocan Parks are large and well located but • not very functional.

Draft Directions:

4) PARKS AND PUBLIC OPEN SPACE

- Pursue creation of Ravine Way Linear Park including several pocket parks along its length.

- Renew/improve General Brock and Slocan Parks (eg. similar to Norquay Park improvements).

- Add outdoor space on 2400 Motel site; require smaller plazas on other major Kingsway sites.

Duchess Street

Euclid Avenue

Brock Park to Norquay Elementary School

East 39th Avenue

Nanaimo Street

Clarendon Connector

Kingsway public realm and transportation improvements

Improvements to pedestrian and bike connections:

Other major connection improvements:

1

2

3

4

5

7

6

8

9

Ravine Way Linear Park

East 38th Avenue

No Sidewalk

Sidewalk Missing on One Side of Street

Walking, Cycling and Road Improvements



1) Community Amenity Contributions (CACs)– Major developments on Kingsway and in the Apartment Transitional Area will be required to pay CACs to help fund new amenities in Norquay.

2) City-wide Development Cost Levies (DCLs) – are charged to all new development city-wide. DCLs are pooled across the city and allocated to major transportation, park, childcare and housing projects based on city-wide priorities. (Development in Norquay is projected to generate about $35 million in city-wide DCL revenues over 30 years).

3) Capital Plan - Funding from development is augmented by the City through its annual tax-supported Capital Budget. (Kingsway streetscape improvements recently completed were funded from the 2012 City Capital Budget).

Developing a Public Benefi ts Strategy

PRIMARY FUNDING SERVICES

* The fi re hall located at Victoria and 38th and serving Norquay is in need of renewal

Category Amenity/Benefit Approx. Cost Primary funding source(s)

Community Facilities Multi-use community space $7-10M CACs

Childcare69 space childcare facility $5-6M DCLs and/or City Capital

80 after-school care spaces $1M DCLs and/or City Capital

Parks and Open Space

Ravine Way Linear Park(Still Creek) $7M CACs, DCLs and/or City

Capital

Park upgrades $2M DCLs and/or City Capital

Housing Affordable housing $6-9M CACs

Public Safety* Replace fire hall $10-12M City Capital

Transportation •Walking/cycling improvements•Clarendon Connector

$2M$1.5M DCLs and/or City Capital

Total $42-$51M



What is your priority today?

17

Developing a Public Benefi ts Strategy

Recognizing that population growth and funding will occur over 30 years, the Strategy must be fl exible to take advantage of new opportunities and respond to changing conditions. Trade-off s may be required in the future to adjust to new community needs and available funding.

CAC funding from new development is anticipated in the next year or two. What do you think is the priority area for funding?

Please place a dot beside your top priority.

PUBLIC BENEFITS YOUR PRIORITY(Place a dot beside your top priority)

Multi-Use Community Space

Childcare

Ravine WayLinear Park

Brock Park Renewal

Non-MarketHousing

Pedestrian/CyclistImprovements



Please take the time to fi ll out a comment sheet or place your comments on a sticky note on the open house panels. Your comments will help guide the completion of the Public Benefi ts Strategy and will also be summarized for Council in their review of the two new zones and guidelines. Look for updates on our website: www.vancouver.ca/norquayvillage. Join our email list!

Next Steps

Upcoming Events

- Public Benefi ts Strategy at Council March/ April 2013

- New Zones Council Public Hearing April 2013

- Public Realm Plan Development Spring 2013

Creating a highly livable and complete community requires an engaged community working together with the City and other supporting agencies to help build community places such as community gardens, greenways and enhanced green streets.

A Public Realm Plan will be developed beginning this spring to identify special places and knit together the directions from the Plan and Public Benefi t Strategy in a more comprehensive way. We need you to get involved... Please stay tuned.

Public Realm Plan

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