2115 East 33rd Avenue
Comment on Development Application DE419438 under RM-7 Zoning
(Formerly 2111, 2119, and 2125 East 33rd Avenue)
29 September 2015
We support this application, the fourth in the RM-7 zone from this architect. (The others are 2601 East 37th Avenue, 5031 Chambers Street, and 5055/5069 Earles Street.) Wilson Chang has also held a pre-application open house for a 4-storey apartment development at 2684/2690/2694 Duke St. His designs are clear and simple and make good use of space.
However, we have two concerns. These are relevant not only to this application, but to the entire RM-7 zone.
1 — Three of the four RM-7 applications from this architect have flat roofs. One of the Planning Principles of the Norquay Plan is that new housing types should
Fit in with the character of established single-family housing. New housing types should not alter
the visual character, harmony or rhythm of a residential street. Allowable building heights and sizes
should be compatible with current zoning allowances. (3.2.2, p. 25)
In 2013 we counted only 11 single-family houses with flat roofs in all of Norquay. We do not believe that sloped roofs necessarily compromise livability, especially in bedrooms. Flat roofs should not be allowed on more than 25% of new applications in RM-7. Those developments should be concentrated either very close to the new RM-9A Transition Zone or on arterials. Developments in other parts of the RM-7 zone should have sloped roofs. So far, this has been happening.
2 — Three of the four RM-7 applications from this architect are very much the same. They are basically the same design with small variations. The proposal for a 4-storey apartment building on Duke Street looks very similar. There is considerable separation between most of the sites, so this is not yet a major problem. But we would like to see the architect use his creative skills to come up with a new design if he submits another RM-7 application. If he prefers to reuse a plan, we would favor reusing the unique design for 2601 East 37th Avenue (which incidentally has a sloped roof.)
Jeanette Jones and Joseph Jones