Quote:
Originally Posted by Bunk
City Council approves new ARPs (which are now being done several communities bundled together). The Guidebook only applies once a new ARP is in place.
The policy in 2.8 is meant to provide guidance. Zone A is where that moderate intensity, due to the general community characteristics, is most appropriate. But the policy also lays out where exceptions are appropriate based on certain characteristics. All this is applied when the ARP is being crafted in consultation with communities, and is meant to enable considering specific street or community contexts.
For example, in Mount Royal, it is not a typical inner city community in some respects - the street and lot configuration is atypical, and as such it very well might be that lower intensity policy could apply. Again, in the end, Council has purview of ARP approval, and its approval usually requires a pretty high degree of community buy in through the consultation process.
I would also say that in any event the land value of Mount Royal, regardless of policy is very, very unlikely to yield redevelopment of say row houses. It just does not make any economic sense to buy a $2-$3 million property and subdivide for row. There is a reason you virtually never see anyone attempt a zoning change for that - like you do on ubiquitous $650k 50ft corner lots, which is what is actually typical of Zone A and B.
Sorry if that is not a entirely clear explanation, but that is the best I can probably explain it.
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Not super clear, but perhaps I am just slow this morning, thank you for the effort. The exceptions you refer to I think are noted on page 48 and when I apply them to Mount Royal, I get moderate density within 600m of a bus stop.
So, I THINK those exceptions don't stop density there.
What I think you're saying is the final blockage to moderate density in a Mount Royal revised ARP, is the fact it wouldn't have community support, and therefore, Council wouldn't approve it.
So.. is this a fair yes or no question then perhaps:
If the guidebook was approved by Council, would council approve a modified ARP for Mount Royal that calls for ONLY single family homes on the existing size lots within 600m of bus stops if that is what the community supported?
Again, as a pleb, not living in Mount Royal, I don't know how I feel, but this answer helps me work through the misinformation.