5444 Rhodes Street
Comment on Development Application DE418931 under RT-11 Zoning
23 May 2015
This application should not be approved in its current form for the following reasons.
1. Far too much of the site area is taken up by driveways. Approximately 12% to 15% of the site is surfaced with gravel or blacktop to enable the residents of the front units (A1 and A2) to access interior parking spaces. Parking spaces for all units should be on the lane, the first choice of the RT-11 and 11N Guidelines (4.9). Under a new Norquay area plan that promotes walkable neighbourhood, scarce open space should not be sacrificed for resident access to in-building vehicles.
The current proposal causes the front doors and windows of the back units (Units B1 and B2) to face blacktop and the garage doors of Units A1 and A2.
No driveway should be made of gravel and/or blacktop. “Hard surface areas should be paved with permeable paving to reduce stormwater sewer loads and improve natural groundwater infiltration.” (RT-11 and 11N Guidelines, 4.9.1(iv)).
2. The garbage area covers some of the small amount of open space between the units. “Garbage areas should be purpose-designed as an integral part of the development either in the building or the lane.” (RT-11 and 11N Guidelines, 4.9)
3. The basements are set too deep into the ground. From the elevation drawings, it appears that the small windows in the basement lock-off suites are set just below ceiling height. It will be difficult for a resident of normal height to see out of them.
4. The windows on the sides of the units line up with the windows of the units opposite. It will be very easy for residents of Units A1 and B1 to look into the windows of Units A2 and B2 and vice versa. The windows should be staggered.
5. There is no indication of a landscape plan in the material posted on the web site. The small amount of open space available on this site makes it important that it be planned well.
Please address these concerns before approving the project.
Jeanette Jones and Joseph Jones