5011 Slocan Street
Comment on Development Application DE417887 under RM-7 Zoning
3 November 2014
We believe that this application should NOT be approved in its present form for the following reasons:
1. The four upper units are too narrow. The zoning regulations specify that living areas (e.g. living rooms) in RM-7 should be 14 ft. wide. The living rooms in these units are 13 ft. wide. This substandard width is only achieved by staggering the walls and placing the living rooms of units 4 and 5 at the back of the building. This is not acceptable. It should not be difficult to reconfigure the units on this corner lot so that the design meets city regulations.
2. The design of the building lacks coherence. The front of the building is very busy. But our main concern is the north side of the building fronting on 34th Avenue. The design of this side of the building has not been well thought through. Its cumulative effect is to make the building appear even more massive.
(a) The basement level includes entrances to the two basement units and echoes the busy design of the front of the building.
(b) The design of the main floor and the floor above creates large areas of blank wall. The dividing line between the wood siding and the stucco finishes seems haphazard. The windows on the main floor do not match each other or any other windows in the rest of the building.
(c) The sloped roof on the smaller top floor has two different pitches. The 12/12 pitch of the roof at the front of the building should be carried through to the back.
These comments are of course equally true of the south side of the building. Design considerations are less important there because the neighbouring house is very close. Most people viewing the building will be seeing it from high-traffic E. 34th Avenue or from the higher buildings projected by the Norquay Plan on nearby Kingsway and in the transition zone immediately north of this site.
We are pleased to see that four of the six units in this project are larger than the prescribed 1200 sq. ft. for a typical unit in the RM-7 zone.
Please address these salient design failures before approving this application.
Jeanette Jones and Joseph Jones