4846/4856 Earles Street
Comment on Development Application DE418725 under RM-7 Zoning
13 April 2015
We believe that this development application should not be approved in its present form for the following reasons:
1. The applicant has miscalculated the area of the site. According to our calculations, the site area is 7194 sq. ft. (109 × 66), and not 7496 sq. ft. as stated in the project statistics on the site plan. At the maximum unit density of 132 units per hectare, the true site area should yield 8.81 units. When this fractional number is rounded down as required by the District Schedule (4.18.2), the result is 8 units.
Therefore only 8 units should be allowed on this site rather than the proposed 9 units.
2. The units are too small. Only two of the nine units are more than 1200 sq. ft., the “typical unit size” prescribed by RM-7 zoning regulations (Norquay Village Neighbourhood Centre Plan Implementation Report adopted by Council after the public hearing of April 9, 2013, p. 11). The average size of these units is approximately 1000 sq. ft.
3. The units are too narrow. Living rooms fall short of the 14 ft. width prescribed by RM-7 zoning guidelines. (Section 2.2.2(b)(iv)
4. Unit 9 appears to have its main entrance through glass doors on the front porch. This is neither safe nor secure.
5. The protruding roof decks on the top floor break up the line of the building and shade the windows and balconies of the floors below.
Jeanette Jones and Joseph Jones