Parks Canada has approved variances for a 144-unit apartment complex at the south entrance of Jasper, 801 Connaught Drive.
After their July 17 meeting, Jasper’s Planning and Development Advisory Committee (PDAC) recommended, and the park superintendent subsequently approved, the granting of three variances: a significant roof height variance; a 21 per cent reduction in required parking (125 stalls from 159); and a variance to allow for 15 per cent smaller units than prescribed in Jasper’s Multi-Unit Dwelling district (R3b).
At 17.4 metres (four-storeys) high, the proposed apartment complex would tower above any building currently in Jasper. The 76.38 metres-square “micro” dwellings would be Jasper’s smallest apartment units.
PDAC chairperson John Gamblin said he is not allowed to discuss the details of the (public) meeting with the media, however, a letter from the Jasper Field Unit Superintendent to a resident opposed to the variance requests shed some light on the decision.
“The height variations were considered due to the proposed increased density and unusual site configuration,” Alan Fehr wrote. “The parking stall reduction was approved with the condition that the proponent work with the Municipality of Jasper to establish additional off-site parking.”
The details of that work were unclear, however, typically, to mitigate parking shortfalls, developers are required to buy into Jasper’s Parking Authority. The value of each parking stall was $7,699 in 2017 ($7,699 x 34 stalls = $261,766).
Helen Schwarz is one of the residents opposed to the variances. Schwarz lives directly across the street from where the complex would be built. She is distressed that the building will be unsightly, overcrowded, increase parking issues on adjacent streets and impact neighbourhood aesthetics.
“Whatever is built can not be undone,” Schwarz said. “Who has said we even need that many apartments?”
The Jasper Community Housing Corporation and Parks Canada, that’s who. In its advertisements for proposals to develop the 1.01 hectare lot, Parks Canada indicated the land must be used for a minimum of 41, and a maximum of 122 rental units. In 2019, the asking price for the land release was $5.5 million.
In his letter to the Schwarzs, Superintendent Fehr pointed to the Jasper Community Housing Corporation’s (JCHC) 2017 recommendations to incorporate “micro” units in proposed developments at 801 Connaught (Parcel GB). He also quoted JNP’s Town of Jasper Land Use Policy which states variances will only be considered to achieve the high density requested by the JCHC.
His letter said that variances must be considered against a criteria under Section 5.7(c) of the policy. The criteria is that the proposed development “would not unduly interfere with the amenities of the area or the use, enjoyment, safety aesthetics, or value of neighbouring properties.”
But the enjoyment, safety, aesthetics and value of neighbouring properties is exactly what it will interfere with, Schwarz feels.
“I just can’t believe it, it makes me absolutely sick,” she said.
Schwarz is worried a large rental complex will have many of the same problems that plague other large apartment dwellings in Jasper, including unsightly, cluttered parking lots and potential disturbances to the peace—not to mention to local sightlines.
“It will block one of the best views,” she said.
Murdock Bowen is one of the stakeholders in the development. Reached by telephone, Bowen said the high-density housing is what the community has said it wants.
“It’s in demand,” Bowen said.
He added that due to the slope of the land, the facade will look much smaller than 17 metres high. Finally, he waved off parking concerns.
“Parking anywhere in Jasper is a nightmare,” he said.
Meanwhile, that’s the language Connaught Drive residents are using to describe their feelings about the proposal.
“Why didn’t they get the public’s opinion on this?” Schwarz asked. “I know why, because they wouldn’t want to hear the fuss.”
Bob Covey //thejasperlocal@gmail.com
