Editor:
I would like to voice my opposition to the Marina Gardens proposal as submitted. My opposition is based on four basic concerns: density, traffic and parking, public open spaces, and building form and character.
. Density: The developer's rational to increase the maximum allowable density from 42 units/Ha to 45.2 units/Ha is flawed and morally wrong. In previous Marina Garden Estates development phases, conscious business decisions were made to reduce densities. Now they are attempting to transfer unused densities to average out to maximum allowable densities for the overall neighbourhood. Now is not the time to make-up for previous business choices to increase profits.
. Traffic and parking: Traffic increases cannot be avoided with any type of development, but I feel the existing traffic study is flawed and traffic volumes have been significantly underestimated. With only two ways in/out of Marina Garden Estates, upgrading of Ferry Road/River Road must be undertaken, including signalization. The proposed narrow townhouses with tandem parking will only compound on-site parking issues, especially without significant setbacks allowing enough depth for parking on driveway aprons.
. Public open spaces: A development geared to a ranging demographic, from young families to retirees, requires public passive areas. Small (strata controlled) parks and/or playground areas within townhouse pockets will not meet the requirements of the wide range of ages targeted.
. Building form and character: The proposed townhouse portion of the development, 388 with tandem parking and 192 with side-by-side parking, is totally out of character with the existing neighbour-hood, which ironically was established by the same developer.
The four-storey apartment building is totally out of character and would be better suited in the Ladner town core.
I am not anti-development, but pro-smart development, which I do not feel this application is. When I moved to this neighbourhood from North Delta seven years ago, I was well aware of the future build-out, but I truly expected future development to complement the existing neighbourhood, which this proposal does not.
This proposal does have some merit and can be saved if the developer re-considered this application and worked with the neighbourhood. The Marina Garden Estates neighbourhood is truly a gem of not only Delta, but of the Lower Mainland, and I hope Delta council will do everything in its power to ensure it remains so.
