Thanks for the insight sir! Neat stuff to read.We plan to respond to all comments on a report to the City, but since you brought it up, I'm happy to dedicate a special response to this one.
This idea of not following the ARP policies is flawed.
Anyone, developer, consultant or resident can apply to amend an ARP. This is the rule which we are following. The ARP fails to provide an economic mechanism to implement its vision. It explicitly says that developers should bear with the costs which may be done through direct control zoning, but doesn't say if the DC2 can increase the FAR, height or both. The ARP also fails to recognize that 78 Avenue is a pedestrian gateway. It only talks about vehicular gateways. This is the 2014 Planning mindset. We really question this approach.
Most importantly, the new City Plan approved last year takes precedence over any ARP. While the ARP restricts the height to four storeys, the City Plan designates the UofA area a Principal Node and 114 Street a Secondary Corridor. These designations open up opportunities for a range of building forms much more intense than four-storey buildings.
And before I forget, only firetrucks can back onto the plaza in case of an emergency. I doubt there would be kids playing there in case of a fire. Just saying...