Development of a controversial apartment building in the 400 block of Marten Street looks set to move ahead, following several appeals from residents upset with what they saw as inadequate on-site parking and concerns over how the Town handled the issue.
Larr Management Corp. has resubmitted a development permit application to Banff’s planning and development department to build a 25-unit apartment complex, with 18 underground parking spaces.
A notice on the site of 431-433 Marten St. lets neighbours know of the plans. Larr Management Corp. is still waiting on a demolition permit for two existing homes on site and the Town’s final stamp of approval.
Randall McKay, Banff’s planning and development manager, said apartment housing is a permitted use in the Cougar Rabbit RCR land use district and there is no obligation to forward the application to the municipal planning commission.
He said there are no requested variances and the proposed development meets requirements of the land use bylaw and design guidelines.
“It is anticipated planning and development will proceed with administrative approval in the next few weeks,” said McKay.
Last year, the municipal planning commission gave the green light for apartment development with a reduction in the number of underground parking stalls from 27 to 18.
The developer took advantage of a policy, known as C-122, which allowed for fewer parking spaces in apartment buildings, to a minimum of 0.6 stalls, under certain criteria such as proximity to downtown and public transit.
That led to appeals by several residents concerned the reduction in parking would lead to parking and traffic chaos in their neighbourhood.
Banff’s development appeal board ruled in favour of the residents and threw out the development permit, essentially killing policy C-122. Soon after, council put the provisions of C-122 into legislation by creating bylaw 380.
The policy, and now the new bylaw, aim to trigger more development of rental housing to deal with Banff’s housing shortfall.
Jason Moberg, was one of the residents who appealed, said there is no spare on-street parking on the 400 block of Marten Street, noting the closest available parking space at 3 a.m. on April 29 was on Cougar Street.
“If the 25-unit apartment with only 18 stalls at 431 Marten were already built, where would those additional cars be parked? Whiskey Creek?” he asked.
Moberg said council and administration ignored site-specific concerns of residents in the area, bypassed the development appeal board’s decision and pushed the project and others through by creating bylaw 380.
“Repealing bylaw 380, and protecting our public good of on-street parking by returning to the required minimum of one stall per apartment, should become an election issue this fall,” he said.
McKay said Larr Management took additional steps to consult with neighbours and conduct community outreach as part of the resubmission process.
“(They went) above and beyond what is currently required under the land use bylaw,” he said.
