Archive for March 2019

2436 East 33rd Avenue

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Comment on Development Application DP-2018-00919
under RM-9A Zoning



15 March 2019

This project has some merits. Good features include:

         Indentations that make many corner units possible and break up the long façade
         Roof garden
         Retention of two of the mature trees on the site
         Significant landscaped area at the corner of East 33rd Avenue and Clarendon Street.
           We recommend adding a bench at this corner for public use.

However, we have major concerns with this application.

1 —  The 178′ frontage on 33rd Avenue exceeds the allowable frontage

Section 4.2 (c) of the Guidelines states:

        The districts schedule prescribes a maximum frontage width [50m or 165′] to encourage a variety
        of smaller developments. The Director of Planning can relax this maximum only to ensure
        that individual lots are not “locked in” or “orphaned” with no opportunity to consolidate
        and develop with other adjacent lots.

This is the first development application for any of the ten parcels along East 33rd Avenue that have been rezoned to RM-9A. The condition for relaxation of the maximum frontage is met only if the adjoining property at 2396 East 33rd Avenue is part of an existing land assembly. Please confirm if this is the case.

This building is too long and sets an extremely unacceptable precedent. If the entire site is to be developed, there should be two buildings.

2 —  No main entrance should face Clarendon Street

for the following reasons:

a.  Properties in the area of Norquay between East 32nd Avenue and East 34th Avenue front on the east/west avenues. No existing buildings between 34th Avenue and Kingsway have main entrances on Clarendon Street. The 5 existing houses on this site face East 33rd Avenue.

b.  The proposed main entrance to the building is well above grade. Although a ramp is shown on the landscape plan, persons with mobility challenges would find access easier at grade.

c.  The current design features an unwelcoming main entrance and produces an uninviting streetscape. Anyone walking along the city sidewalk on Clarendon Street will feel caught in a narrow space – traffic very close on one side and the building looming above on the other. The boulevard on Clarendon Street is very narrow and the street is only about 2 feet from the sidewalk. The property line is only a foot or two from the sidewalk on the other side. The (11?) steps needed to reach the front entrance to the building start at the property line. Dedication of land for street widening on East 33rd Avenue increases the distance between the building and the sidewalk. Consequently, a main entrance on that side of the building would be much more attractive and functional.

d.  The part of the building south of the entrance and facing Clarendon Street looks like the side of a building, not like part of the front.

e.  Locating the entrance with its associated lobby at one end of the building means that the elevator will also be at one end of the building, distant from many of the units. Main entrances should be centrally located.

Jeanette and Joseph Jones


Written by eyeonnorquay

15 March 2019 at 11:17 am

Posted in RM-9A Comment