Development application LOC2023-0244

19th St. NW, between 3rd and 4th Avenues, West Hillhurst

 

Dear concerned residents and community members,

I am writing this petition to express concern over the proposed rezoning plans and subsequent buildings which may be allowed on 19th St. NW, between 3rd and 4th Avenues. The rezoning will have detrimental impacts on our community and we urge decision makers to consider the negative impacts.

On the City of Calgary's web site, H-GO must be 600 m from an LRT platform.  When writing this document, was the 19th St. hill anticipated?  Have you walked the icy hill to the Lion's Park station in -30, or driven it in similar circumstances?  Is it unsafe.

The City's document also states that to be able to get rezoning for a property or properties  "Amenities must be close by"...  a grocery store?  No.

Property Owners' Proposal Page 1 "affordable rental options for Canadians of all ages, wages and stages"  Elderly and disabled?  Not an option for those who cannot climb stairs.  Further on page 1 "easy access to amenities and daily needs".  The same argument as above, where is the access to a grocery store, the primary daily need of most people. 

The Proposal page 2 "provision of alternative mobility storage".  Ever see scooters, skate boards and other mobility options at -30?  Calgary has a long winter.  The future residents of the proposed building will have automobiles, and there will be no place to park them. 

Proposal page 3, sentence 1 "the character and scale of surrounding area development".  The proposed buildings are not in the character of West Hillhurst or the scale of the surrounding area. 

Page 3 Rear Lane Access.  I disagree with the entire segment "the project site has rear lane access for all vehicle movements...creating an uninterrupted and pedestrian-friendly streetscape.  Site with direct land access minimize the impact of vehicles on adjacent streets and sidewalks".  Someone was wearing rose coloured glasses when writing this segment.

Still on page 3 "essentially everything future residents will need to conduct their days within a short walk of their homes".  No grocery store in West Hillhurst and an LRT station up the infamous 19th St. hill. 

Proposal gives nearby multi-unit development references:  all multiuse, not H-GO.

Page 4 Application outreach:  A number of retired and seniors could not participate in the first meeting due to a lack of familiarity with Zoom or  equipment and associated training.  Outreach should be in person at community meetings!!

Significant Petition Issues

1. Destruction of Community Character:
West Hillhurst is a vibrant neighbourhood with a unique character that has been nurtured over the years. The proposed rezoning plans threaten to disrupt this character by allowing high-density developments that do not align with the existing architectural style and scale of our community. This will result in an irreversible loss of charm and identity.

2. Impact on Parking Availability and Increased Traffic Congestion :
The current infrastructure in West Hillhurst is struggling to cope with traffic and parking demands. The proposed rezoning will exacerbate this situation, leading to increased congestion on streets and laneways, and reduced safety for pedestrians.  The proposed 36 unit building has parking for 18 vehicles.  If 100 people are living in the building they could have 150 cars (no visitor parking).  Permits may be available for housing in the immediate area of the proposed complex, so where will all the other cars park?  How will existing businesses on 19th Street from 3rd Ave. south have sufficient parking for their clients?  19th Street is a snow route and is also regularly cleaned in the summer.  Where will the cars park?

3. Strain on Local Services:
Our schools, healthcare facilities, parks, and other essential services are already under pressure due to recent population growth. The rezoning plans fail to address how these additional developments will be adequately supported by local services without compromising their quality or accessibility.

The City's census numbers for West Hillhurst are inaccurate. For instance, residents of seniors lodges (5) have not been counted. The City has declared the population is dwindling as one of their justifications for densification....based on incorrect census numbers. 

4. Negative Impact on Property Values:
Rezoning often leads to unpredictable changes in property values within affected areas. It is crucial to consider impacts.  Examples are loss of privacy, safety issues, construction noise, overshadowing from taller buildings which will lead to a decline in property values. Property values would continue to fall as current long time residents relocate and their homes are purchased by developers.  Adjacent properties to the proposed development have been for sale and did not sell.  Degentrification will be taking place if this rezoning and this project are approved as it will be driving long term residents of West Hillhurst out of their homes.  

5. Environmental Concerns:
High-density developments can strain natural resources such as water supply systems while increasing energy consumption within a given area. It is vital to prioritize sustainable development practices that minimize environmental impact rather than approving projects solely driven by profit. 

This project removes existing green space -- another hit for the bee population as well as birds in the area, with older lilac and other blooming trees and flowers removed.  Below is direct quote from a concerned resident:

"Although I am a resident who will be forced to find a new home if this development occurs, I want to spend my time giving thoughts for the countless beings without a voice who would ultimately be harder hit than myself: the animals and ecosystem in this location. Anyone who lives in this area knows there are some special old growth trees, bushes and many well preserved flowering species which support an abundant array of life. These properties are nesting locations and feeding locations for year round bird species such as: Northern flickers, house finches, house sparrows, downy woodpeckers, hairy woodpeckers, black billed magpies, black capped chickadees, red-breasted nuthatches, white breasted nuthatches, crows and common ravens. These properties are also homes and feeding grounds for migratory birds such as song sparrows, white crowned sparrow, chipping sparrows, purple finches, pine Siskins, and multi species of warblers. We have even had hawk sightings in the area. Additionally, the old growth trees support the homes of a red squirrel, black squirrel and eastern grey squirrel family. We also see a white tailed jackrabbit (native prairie hare) frequenting a water dish and a particular lilac bush night after night. We also see a skunk making his rounds every few days. We ask that the city does consider all of these interconnected lives in this vibrant ecosystem, one of the few areas which has retained plenty of old growth and pollinating plants in this neighbourhood.

6.  Health and Safety

The proposed building has below ground units.  Radon has been found in the block, in amounts that required remediation.  People living in basements are the most likely to be impacted by radon.

The back lane running N/S west of 19th St. and E/W between 3rd and 4th avenues is one of a few paved laneways and is used by many residents and children: riding bikes, playing basketball, hockey, walking dogs or just walking from one place to another.  The proposed rezoning and buildings will dramatically change traffic patterns and safety for all of us currently using the paved laneway.

7.  Communication

Communication from the builder to impacted residents has been almost non-existent.  A video call (Zoom) was set up early on -- many in the neighbourhood do not use Zoom. 

The City of Calgary sent resident feedback to the builders Nov. 7, 2023.  Four months later we have heard nothing.

We urge the authorities to reconsider the rezoning plan.  Any future development should be conducted in a manner that respects our community's character, addresses noted challenges, and ensures sustainable growth for the benefit of all residents and not just the balance sheets of the builders and the City.

Susan Kober
2015 - 4 Ave. NW
Calgary, Alberta T2N 0N4