ATTEND THE DEVELOPER OPEN HOUSE:
THURSDAY, APRIL 13, 6:00-8:00PM AT HSCA HEARTH ROOM
Have your say:
RUSSELL RED IS A 6 Story, 20 metre, 79 unit residential building proposed for Sunnyside.
We would like to inform you of a development proposal in the Sunnyside neighbourhood that is seeking approval for rezoning of the properties 916-926 2nd Ave NW in Sunnyside (East of Vendome). We are not adverse to new medium density developments within Sunnyside, but ask that developers adhere to the established planning document for our community: the Hillhurst/Sunnyside Area Redevelopment Plan (ARP).
THE PROPOSAL:
Russell Real Estate Development (Russell RED) is proposing a 6 storey (20m), 79 unit residential building with 63 underground parking stalls and a Floor Area Ratio (FAR) of 3.5. The application for rezoning has been submitted to the city by Jennifer Dobbin (Planning Consultant) and seeks to rezone 916-926 2nd Ave NW from its current zoning of M-CGd72 to M-H1. (File Number: LOC2017-0091) (https://developmentmap.calgary.ca/#map)
TRANSIT ORIENTED DEVELOPMENT (TOD) POLICY GUIDELINES:
HILLHURST/SUNNYSIDE REDEVELOPMENT PLAN (ARP):
KEY HILLHURST/SUNNYSIDE ARP POLICIES IMPACTING THE PROPOSAL:
THE PROPOSAL:
Russell Real Estate Development (Russell RED) is proposing a 6 storey (20m), 79 unit residential building with 63 underground parking stalls and a Floor Area Ratio (FAR) of 3.5. The application for rezoning has been submitted to the city by Jennifer Dobbin (Planning Consultant) and seeks to rezone 916-926 2nd Ave NW from its current zoning of M-CGd72 to M-H1. (File Number: LOC2017-0091) (https://developmentmap.calgary.ca/#map)
TRANSIT ORIENTED DEVELOPMENT (TOD) POLICY GUIDELINES:
- The proposal references the Transit Orientated Development (TOD) Policy Guidelines that provide guidance for the development of areas within 600 metres (5-10 minute walk zone) of existing LRT or BRT Transit Stations. (http://russellred.com/2ave/wp-content/uploads/2017/03/March-PC-Placemat.pdf)
HILLHURST/SUNNYSIDE REDEVELOPMENT PLAN (ARP):
- The ARP is the current governing Planning document for Hillhurst/Sunnyside and incorporates the TOD policies and principles within the document in Part II Transit Oriented Development Area.
- Significant time and resources have been invested in the development and amendments of the Hillhurst/Sunnyside ARP since 1988, specifically within the last 10 years. The ARP incorporated the TOD policies to align with the City of Calgary planning objectives while recognizing the heritage/uniqueness of Hillhurst/Sunnyside. This particular proposal will result in a development that is outside of the ARP principles. (https://d3aencwbm6zmht.cloudfront.net/asset/399111/hillhurst-sunnyside-arp.pdf)
KEY HILLHURST/SUNNYSIDE ARP POLICIES IMPACTING THE PROPOSAL:
- Current Height Maximum for designated area: 16 metres (for new medium density developments)
- Current Floor Area Ratio (FAR) maximum for designated area: 2.5 metres (see table below for comparison of other local developments)
- The Russell RED development exceeds both the current designated height maximum and the FAR maximum resulting in the need to rezone the properties to Dc-MH-1.
- Rezoning of the properties to DC-MH-1 allows Russell RED, or other potential future developers, to reference the precedent of this property and build to MH-1 maximum height of 26m and FAR of 4.0 on future parcels within the area.
- Should re-zoning be granted for these properties, a significant proportion of West Sunnyside (shaded yellow below), could potentially seek to be redeveloped to a maximum height of 26m and a FAR of 4.0.
Russell REDSTREETSCAPE:
WHAT IS OUR MESSAGE?
HOW CAN I HELP?
cc your message to: 2. HSCA Community Planning Coordinator Lisa Chong: [email protected] AND 3. Councillor Druh Farrell's office: c/o Dale Calkins at [email protected] |