VOTE NO to:

A Land Use Amendment Application has been made by Sarina Homes (the Developer) to the City of Calgary for the westerly portion of the 1900 block on the north side of 33rd Ave SW (1918-1940 33rd Avenue SW, being 50 percent of the block’s total frontage) to change the Land Use designation from R-C2 (Residential Contextual one/Two Dwelling District) to MU -1(Mixed Use) f4.0h26 to provide for the development of a six-storey mixed use building with approximately 120 apartment units and main floor commercial (the Proposed Development) (see City Land Use application LOC2022-0131):

 

WHEREAS, the Proposed Development is inconsistent with existing land-use zoning, policies and plans (including existing maximum height restrictions) that are intended to guide and regulate development in the Marda Loop area;

AND WHEREAS, the Proposed Development is outside the established Marda Loop Commercial precinct as established by the Marda Loop Area Redevelopment Plan, the Marda Loop Business Improvement Area, the South Calgary / Altadore Area Redevelopment Plan, and the Marda Loop Streetscape Master Plan; 

AND WHEREAS, the proponent has not demonstrated how the Proposed Development complies with existing land-use zoning, policies and plans;

AND WHEREAS, the Developer has engaged in a perfunctory community engagement process without oversight from the City Administration;

AND WHEREAS, the Developer has presented conceptual proposals without recognizing or making changes to respond to resident concerns;

AND WHEREAS, the Developer has failed to provide technical information for public review, including: site plans, traffic impact study, infrastructure impact study, and building mass and height analysis; 

AND WHEREAS, the Proposed Development is seen as being inconsistent with the overall vision and spirit of the community’s local redevelopment plan;

AND WHEREAS, the Proposed  Development  adds to the infrastructure deficit in the area (including, but not limited to, poor roadway and sidewalk conditions, traffic congestion, parking challenges, pedestrian and cyclist safety, insufficient public transit, insufficient green space, aged utility services and insufficient community facilities such as community centres) without a developer amenity contribution;

AND WHEREAS, the City has approved similar developments in the Marda Loop area which has resulted in rapid densification without adequate consideration of impacts and cost;

AND WHEREAS, the Proposed Development is one of many recent developments in the area where decisions have been made on an ad hoc basis without the benefit of a new Area Structure Plan that reflects the community aspirations and goals:

 

Notes for Submissions to Calgary City Council

The following points summarize some of the key reasons for objecting to the proposed “1900” Sarina Development on 33rd Ave SW at 19 St SW. This is a generic list and you are encouraged to “personalize it” to reflect your concerns.

The land use is not an appropriate use:

The proposed project is outside the established commercial area which is underdeveloped (vacant sites and underutilize sites).

The community norm for commercial building height is a maximum of four stories not six.

The building is too high (6 Stories) given its close proximity to low density residential developments (sunlight access, shadowing, passive and active solar access, impedes backyard gardening, loss of privacy in rear yards).
The building form and scale is inconsistent with the residential area (large blank vertical walls, obtrusive structure, visual blight, blocks views from existing buildings).

Too many units (140+) proposed plus ground floor commercial. High density is not supported by public transit (no Ctrain), insufficient community facilities, and over-crowded local schools. The community norm is lower density (3.0 FAR).
The community plan envisions the density of buildings to taper off as 33 Ave SW moves east away from Crowchild Trail.

The proposed project is outside the boundaries of the Marda Loop Area Redevelopment Plan. This Plan should not be amended to include this specific application. Policy should be examined in a comprehensive way that reflects the overall needs of the community as a whole, not in response to an individual developer’s application.
Concern about the quality of construction. (Other projects show deterioration after only a few years).

Transportation Impacts

33 & 34 Ave SW are already congested with on street parking, no snow removal, illegal parking in crosswalks and bus lanes, and a very poor pedestrian environment (dusty streets and sidewalks, street furniture which is dilapidated, unmaintained and dirty)
Parking access to the proposed building is from the lane. The lane will become a street. Visitor parking and delivery spaces are off the lane.

Infrastructure improvements (Main Streets) have not been approved on 33 Ave SW east of 19 St SW where the proposed development site is situated.

Public Consultation Concerns

The consultation process did not reflect the views of residents.

Only token changes were made to the original application.

No oversight of the consultation by the City.

Rush to seek approval.

Alternate Uses

Leave as single and semi-detached dwelling units as per the current zoning

Townhouses and row house

Lower density apartments

Lower building height

Many residents of the community support a new Local Area Plan so there is clarity and consistency as Marda Loop continues to develop. Approving individual land use amendment applications without a plan for Marda Loop is concerning and negatively impacting the community.

 

 
 
 

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