2757 Horley Street
Comment on Development Application DE418640 under RM-7 Zoning
9 March 2015
There are things we like about this application:
1. The bike lockers are hidden inside the building and under the stairs. They do not take up limited open space in the yard.
2. The building is stepped to conform to the grade of the site. This breaks up the building form and makes the building appear less massive.
However, this application fails to respect several RM-7 zoning guidelines:
1. There are no three bedroom units. The RM-7 Guidelines state: “The intent of these Guidelines is to (a) Encourage the development of ground-oriented, medium-density multiple dwellings in the form of rowhouses and stacked townhouses, the majority of which are suitably sized for families (i.e. three bedroom units).” (p. 1)
2. The units are far too small. All ten units are smaller than the 1200 sq. ft. that is a “key parameter” of a typical stacked townhouse in the RM-7 zone (Norquay Village Neighbourhood Centre Plan Implementation Report adopted by Council after the public hearing of April 9, 2013, p.11). Half the units are less than 1000 sq. ft.
3. Living rooms are too narrow. The RM-7 Guidelines state that for stacked townhouses, “The minimum width of major living spaces (e.g. living rooms) of any dwelling unit should not be less than 4.2 m (14 ft.).” (Section 2.2.2(b)(iv). The living rooms of these units are as narrow as 11.5 ft.
For these reasons, we believe that this application should not be approved in its present form.
Jeanette and Joseph Jones