Open Houses for zoning changes (4-storey) on March 14th and 17th

The City of Vancouver’s planning department will be hosting two Open Houses on proposed changes in zoning for townhouses, rowhouses and apartments. The changes are proposed for sections of East 12th Avenue, 10th, 8th, 1st, East Hastings, Garden and Nanaimo Street.

These Open Houses will be held at the following times:

Wednesday, March 14, 5:30 – 8:30 pm
Lord Nelson Elementary School Gym, 2235 Kitchener

Saturday, March 17, 12 noon – 3 pm
WISE Hall, 1882 Adanac (at Victoria)

The City has not released the materials for these events yet online, however, the panels from the event will likely be posted after March 15th (on ). As the City is planning a new 4-storey zone, will staff release the drafts of the actual text of the proposed changes for review and public scrutiny? Are design guidelines planned so that the proposed new zones fit in with the existing character of Grandview-Woodland? Will residents have a chance to have a meaningful review of the proposed text of the new zoning prior to it going to City Council for a vote?

The Grandview Woodland Area Council thinks these Open House meetings and the decisions that will result are very important to the neighbourhood and we recommend residents attend the meetings, examine the information provided and ask the planners questions.  As an example, here are 9 questions we think the neighbourhood should have answers to:

1. What will be the maximum density for the assembled sites, in terms of both FSR and unit density? 
Density is measured in two ways: Floor Space Ratio (FSR) and Unit Density. FSR is a ratio that compares the useable floor space in a building to the area of the site. An FSR of 1.0 would apply to a single-storey building that completely covers the site, or a 2-storey building that covers half the site, or a 4-storey building that covers one quarter of the site, etc. Unit density is the number of dwelling units that can be built on 1 hectare of land. ( Eg.In Norquay stacked townhouses and traditional rowhouses are allowed a maximum FSR of 1.2 and a maximum unit density of 132 per hectare. Norquay does not have courtyard rowhouses, but in Marpole courtyard rowhouses are allowed the same FSR and unit density. In both Norquay and Marpole. 4-storey apartments are allowed a maximum FSR of 2.0 and a maximum unit density of 240 per hectare. Maximum density is for assembled sites.?

2. How will you encourage the construction of traditional row-houses as opposed to stacked townhouses in this zone? 
eg. In Norquay’s RM-7 Rowhouse/Stacked Townhouse zone, we have so far seen 23 applications for stacked townhouses and only 3 for rowhouses. Most developers will favour the building form that produces the largest number of units.
3. What provisions are there for lock-off units?
A lock-off unit is a portion of the main dwelling unit that can be locked off to be used separately or to be rented out. It is not counted as a separate dwelling unit. 
In Norquay, each traditional rowhouse unit is allowed to include 1 lock-off unit. Stacked townhouse developments are allowed 2 lock-off units for every 3 stacked townhouse units. Dwellings in 4-storey apartment buildings are allowed 1 lock-off unit for every 3 principal units, with a possible increase of the ratio at the discretion of planning staff.

4. What provisions are there for parking?
Traditional row-houses in Norquay have ground-level parking spaces behind the building, 1 space per unit. Four-storey apartments have underground parking, 1 space per unit. Lock-off units do not require on-site parking spaces. Courtyard row-house developments on the east side of Vancouver (e.g. in Kensington-Cedar Cottage) usually provide parking in individual garages attached to the rear of the unit. This arrangement results in most of the open space on the site (the “courtyard”) being taken up by driveways to access the garages.

5.  How will you ensure that a minimum liveable width is maintained for new units, in order to ensure that designs can maximize usable floor space? 
Traditional rowhouses in Norquay have a minimum interior width of 12 ft. This results in long, narrow units, especially on deeper lots. These units have fewer windows and they need to allocate considerable space to interior walkways between the front and back of the unit.

6. How will you ensure a minimum liveable size is maintained for living rooms and bedrooms in new developments? 
Norquay has seen bedrooms as small as 7 ft. x 8 ft. Living rooms in one 2000 sq. ft. traditional row-house project can comfortably seat only 4 people. The City of Vancouver currently has no guidelines for room sizes, although staff have said that they are working on them.

7. What initiatives will the City and Parks Board undertake to guarantee additional public green spaces and other amenities, including new recreational facilities and programs, new parks, early childhood education programs, and off-leash dog parks, to serve this increased density?  
With new development, more and more people and their pets will continue to be crammed into increasingly developed urban spaces, often with significantly smaller living spaces. Additional as opposed to just improved urban green spaces and recreational and educational facilities are essential for people to connect with their communities, their neighbours, and the diminishing amounts of nature in our city, and for their mental health. 

8. Will irrigation systems be installed for plantings where ground level open space is semi-private or shared?
 In new developments, where open space is shared, ornamental plantings and new lawns are often not being watered unless an irrigation system is installed.  In our view, in order to maximize the benefits of green spaces and vegetation, irrigation systems should be required for all new development. 

9.  Given possible increased costs as a result of increased public amenities, how will the City guarantee the affordability of the proposed units under consideration? 
Public amenity requirements add to the cost of an apartment or townhouse in Vancouver and these costs can be passed on to buyers, especially when developers are forced to comply with city by-laws that limit building heights and thus their profits. 

The population of Grandview-Woodland grew by 6.85% from 2011 to 2016, faster than the City of Vancouver growth rate of 4.64%. That’s 68% faster than the City’s average rate of population growth.


Open House June 24, 27, 28 on proposed Millennium Line Broadway Extension (Broadway Subway)

The City of Vancouver is hosting 3 public open houses on the proposed Millennium Line Broadway Extension. These will be held on June 24, 27 and 28th:

June 24 2017, 10:00 a.m. to 2:00 p.m., Crossroads Building, 511 West Broadway (at Cambie)

June 27 2017, 4:00 p.m. to 7:00 p.m., Crossroads Building, 511 West Broadway (at Cambie)

June 28 2017, 4:00 p.m. to 7:00 p.m., Crossroads Building, 511 West Broadway (at Cambie)

Further details are available on the City of Vancouver website:

Open House Union-Adanac Corridor Improvements (Jan 21 & 23)

The City of Vancouver will be hosting two Open Houses on improvements to the Union-Adanac Corridor. Of particular interest to Grandview-Woodland residents is the event scheduled for January 21 (11am-3pm) at the Wise Hall (1882 Adanac Street). For reference, the full text of the City’s invitation is reproduced below:

We want to hear from you!

The City of Vancouver is planning improvements along the Union-Adanac Corridor to make it safer and more comfortable for people of all ages and abilities to walk and cycle. Changes are being considered at key locations between Gore Avenue and Kamloops Street.
Join us at an open house to learn about the recommended designs and provide feedback.
City staff will be available to answer questions and discuss the project.

Saturday, January 21, 11 am – 3 pm
Wise Hall, 1882 Adanac Street

Monday, January 23, 4 – 7:30 pm
Strathcona Community Centre, 601 Keefer Street
A Cantonese and Mandarin speaking interpreter will be available at this session.
View display boards and complete a feedback form online at:

For More Information
Phone 3-1-1 TTY 7-1-1

Grandview-Woodland Project Update – 10th Avenue Corridor Public Open Houses

Reproduced below is a notice from the City concerning upgrades for the 10th Avenue Corridor. Of particular interest is the Open House at the Croatian Cultural Centre (3250 Commercial Drive) on Tuesday, November 29th (4-7pm). There’s also an option to email the City with comments until December 12, 2016.

The City of Vancouver is improving the 10th Avenue Corridor to better accommodate people of all ages and abilities who walk, cycle, and drive.  Over the past year, the City has built on public and stakeholder feedback to develop a recommended design for the Health Precinct between Oak and Cambie Streets and will present their findings at the South Granville Seniors Centre on December 1st at 12:30 – 1:30 PM.  For more information about the upcoming open houses and the potential designs for the two other segments along the corridor, please see the information below.
We want to hear from you!
Over the last year, we have built on public and stakeholder feedback to develop a recommended design for the Health Precinct between Oak and Cambie Streets, and to advance potential designs for segments from Quebec Street to Guelph Street and from Commercial Drive to Victoria Drive.
Public Open Houses
Join us at a public open house to review recommended designs as part of our third phase of consultation. Meetings will be drop-in open house format. City staff will be available to discuss the project, answer questions, and gather your feedback.
Saturday, November 26, 2016, 11 AM – 3 PM
Blusson Spinal Cord Centre, 818 W 10th Avenue
Tuesday, November 29, 2016, 4 PM – 7 PM
Croatian Cultural Centre, 3250 Commercial Drive
View display materials and complete a feedback form online at or click on the links below. The online feedback form will be available November 22nd.
·         Welcome, Supporting Policy, Why 10th Ave?, 3 Segments
·         Health Precinct: Introduction 
·         Health Precinct: Recommended Design
·         Quebec St to Guelph St, Proposed Design
·         Commercial Dr to Victoria Dr, Proposed Design
·         Timeline, Future improvements, Next steps 
Please submit your comments by December 12, 2016. Email: 10th Avenue Corridor Project Team

Draft Grandview-Woodland Plan Open Houses: June 29, July 5 & July 9

The City of Vancouver released a draft Grandview-Woodland Community Plan on Saturday, June 25, 2016. Three events have been organized by the City for public consultation on the plan.

Wednesday, June 29, 2016, 5 pm to 9 pm, Maritime Labour Centre, 1880 Triumph Street
Tuesday, July 5, 2016, 5 pm to 9 pm, Croatian Cultural Centre, Room A, 3250 Commercial Drive
Saturday, July 9, 2016, 1 pm to 5 pm, Aboriginal Friendship Centre, Gym, 1607 East Hastings

In addition, three informal ‘coffee talks’ are planned by City staff, for the following times:
Monday, July 11, 5 pm – 9 pm, Croatian Cultural Centre, Room A, 3250 Commercial Drive
Friday, July 15, noon – 3 pm, Aboriginal Friendship Centre, 1607 East Hastings
Monday, July 18, 11 am – 2 pm WISE Hall, 1882 Adanac Street (at Victoria Drive)

The draft plan will the topic of GWAC’s monthly meeting on Monday, July 11 (7pm – 9pm) at the Canuck Family Education Centre, 2nd floor, 1655 William Street (north side of Grandview Park). All are invited to attend

Further information can be found the City of Vancouver website at

10th Avenue Corridor Project

The City of Vancouver is gathering feedback on the 10th Avenue Corridor. They ask for feedback to help identify opportunities and challenges to help guide design improvements.

From their page:

A top priority of Transportation 2040 is to upgrade the 10th Avenue Corridor to be more safe, convenient, comfortable, and fun for people of all ages and abilities to walk and cycle.
The 10th Avenue local-street bikeway runs from Victoria Drive to Trafalgar Street, linking many key destinations like Vancouver General Hospital (VGH) and Commercial Drive, plus several busy north-south cycling routes.

Over 500,000 people cycle on 10th Avenue every year, making it one of the busiest east-west bikeways in the city.

This project will be developed and implemented between 2015 and 2017.

Go to the city web page about this project.

TransLink wants to year from you

We have received this from TransLink:

TransLink is undertaking a major transit network consultation and would like your input and feedback:
“Starting on Tuesday, October 13, TransLink is inviting customers and neighbours across the region to have their say on potential changes to the transit network across Metro Vancouver. An online survey will be available until November 6.
We’re considering more than 85 proposed changes and asking for feedback now, as we plan for the future.
Proposed transit network changes across the network aim to:
• Deliver on our plans
• Integrate bus service to better connect to the Evergreen Extension
• Decrease travel time on busy routes
• Extend service to areas with high commuter demand
• Take advantage of road and infrastructure changes
• Make our system more efficient
Get Involved
We invite you to take the survey from October 13 – November 6 and have your say on transit in your community. Your feedback will help inform future transit changes.
Stay up-to-date on the progress of this project by signing up for our General TransLink Updates Newsletter.

Please forward this email to any friends, family, or contacts in your organization who would like to have their say on the proposed service changes. Let us know if you’d like to receive hard copy information about where people can find the Transit Network Consultation survey. 
Contact TransLink
If you have any questions regarding the Transit Network Consultation please feel free to email, or call. Angela Madaski, Community Relations Coordinator,,  778.375.7587