3868-3898 Rupert Street
Comment on Rezoning Application for
3868-3898 Rupert Street & 3304-3308 East 22nd Avenue
1. The FSR of this building is too high. In a neighbourhood of mostly single family houses, an FSR of
2.0-2.5 would be more appropriate.
2. The height and massing of the proposed building needs to be reduced. Aside from the school across the street, which is set well back from East 22nd Avenue, most residential and commercial development is one or two storeys.
The Rupert Street frontage of the site includes a full city block between East 22nd and East 23rd Avenues, a total of 270 feet. The building takes up 258 feet of this frontage. The development should be broken into two buildings, varied in size and height (i.e. 6 storeys and 4 storeys , along this frontage. There should be a courtyard at least 25 feet wide between the buildings to add some ground level open green space. These changes would make the development fit better with the neighbouring single family houses. A 2-building typology would also increase the number of corner units with more than one exposure, giving them more natural light and ventilation.
3. There should be more family-sized 3-bedroom units. The location is ideal for family housing. It is across the street from Renfrew Elementary School and a couple of blocks from Windermere High School. Renfrew Community Centre, Renfrew Park and Renfrew Library are all within easy walking distance. There will be a grocery store and other shops and services in the development. Yet the proposal is for 70 one-bedroom units and only 4 three- bedroom units. There should be at least 10 3-bedroom units in addition to the currently proposed 30 two-bedroom units.
4. The location of the lobby and elevators needs to be changed. The currently proposed location means that residents in the northeast corner of the building need to walk almost a city block to reach their units from the elevator. Ideally, there should be an entrance at both the north and the south ends of the development, with an elevator at each location. This is an additional reason to build two buildings. If this is not done and only a single entrance is built, the lobby and elevators should be located on Rupert Street near the centre of the building.
9 July 2016 / rev 2 August 2016