5005 Clarendon Street
Comment on Development Application DE418727 under RM-7 Zoning
2 May 2016
[ Note: An almost identical application has been posted for 2384 East 34th Avenue ]
We are concerned about the size of the units in this development. A “key parameter” of a typical stacked townhouse in the RM-7 zone is an area of 1200 sq. ft. (Norquay Village Neighbourhood Centre Plan Implementation Report accompanying the RM-7 zoning regulations adopted by Council April 9, 2013, p. 11)
The Guideline adopted by Council on March 8, 2016 for unit density in the RM-7 zone makes this requirement explicit:
4.18 Dwelling Unit Density
The maximum number of dwelling units that may be considered in any development is based on the provision in section 4.18 of the RM-7 District Schedule. This maximum may not necessarily be achievable due to considerations of livability and the preference for larger dwelling units that are suitable for families. Typically, the location of the main living spaces (ie. living rooms) should be located at or above grade and a majority of the dwelling units should be large, 3-bedroom units approximately 1,200 ft2 in size.
Of the nine units in this development, only one unit — a very large unit measuring 1655 sq. ft. — meets this requirement. There are five units measuring 900-950 sq. ft., and three units measuring 1030-1040 sq. ft. This makes the mean average size of the units 1045 sq. ft., and the median average size only 935 sq. ft. One very large unit is no substitute for “a majority of units … approximately 1200 sq. ft. in size.” Most of these units are too small to be suitable for families.
The units should be reconfigured to meet the requirement of Guideline 4.18 before this application is approved.
Jeanette and Joseph Jones