It was an interesting public hearing. Item 8.18 was the land use for Truman Home's Memorial Drive project. A project that exceeded the height/density of the ARP for the location, but they had a really solid presentation and rationale, and a very attractive building. End result is they got their zoning approval (although Councillor Farrell opposed it).



This item is next, conforms entirely with the ARP, but when council saw the building (I think the image was just shown out of curiosity) they did not care for it. End result is , well from the minutes:



2.Give first reading only to the proposed Bylaw 291D2017; and



3.Withhold second and third readings pending the tentative approval of a DevelopmentPermit by Calgary Planning Commission, with particular regard to the following:

a.Improved and more sensitive transition to low-density residential and M-CG designated parcels,

b.Mitigation of overlooking issues to adjacent parcels,

c.Improved material differentiation and durability, in accordance with the Hillhurst/Sunnyside Area Redevelopment Plan, and

d.Facade articulation and grade-level interfaces that promote the pedestrian-scale vision of the Hillhurst/Sunnyside Area Redevelopment Plan.



I see several angles/points of view from this. Frustrating for the community, because it shows that the ARP seems to be kind of meaningless. Frustrating for developers as well, because it shows that despite conforming with all the rules, you still won't get your approval, while your competition can get extra height and density. Lesson is, have a well prepared presentation and above average building I guess.



The plus side is, it should push for better designed buildings. The downside is, you can bet these units will now have a higher price to cover this extra cost.



And, the fact that council (often) ties land use decisions to DP is just crazy, unless they do a directly tied to plans Direct Control bylaw. All they have done in this circumstance is ensure the applicant go out and design a fancy DP. They get their 2nd and 3rd reading. Applicant can then promptly cancel the "fancy" DP and re-apply for the old design. Technically, it is discretionairy, so it could be refused by CPC/Administration (I am not even sure if a conforming DP needs to go to CPC?...). But, do you think a fully conforming DP's refusal would stand up at SDAP "because it is too ugly"? It would be interesting to see.