| Proposed new developments on 4th Street S.W. are threatening the area’s urban village character, according to the Cliff Bungalow-Mission Community Association (CBMCA).
Familiar small businesses such as The Kremlin, Burger Inn and The Flower Cottage may be replaced by a commercial-residential development featuring a five-storey building and two 10-storey towers. Down the street, Shoppers Drug Mart may be moving into a new development across the street from the Super Drug Mart – bringing the number of the drugstores operating in the vicinity to six.
A large part of the problem is the Areas Redevelopment Plan for Mission, which is currently being reviewed – the plan has not been revised since 1982, and does not offer the same protection for the character and heritage of the neighbourhood as found in the Cliff Bungalow Area Redevelopment Plan, which was finalized in 1993 – Mission is on the east side of 4th Street, and Cliff Bungalow is on the west.
CBMCA development director Marika Styba says large-scale developments and big-box chains aren’t suitable for the community, which includes several small businesses as well as older homes and apartment buildings.
She was surprised to learn that Shoppers Drug Mart might take over the main floor of the Setter Development Inc. project at 24th Avenue because she says the association had been assured there would be no "big box" retail. In fact, she adds, the association had supported the development plan because they felt the size and design was sensitive to the surrounding residents and businesses.
"We didn’t want any large, big box chains," Styba says, adding that they belong in areas such as Westhills. "We already have five different drugstores on 4th Street.... This is just ridiculous."
A Setter Development spokesperson says nothing is finalized, and no details on the new store are available.
Darlene Morton, who has worked for Super Drug Mart on 4th Street since shortly after it opened more than 23 years ago, says the arrival of Shoppers Drug Mart would definitely have an impact on business– at least in the beginning. She predicts that some of Super Drug Mart’s customers would cross the street to buy sale items.
"I’m concerned... because I guess my heart is for us because we’re locally owned," she says. "It just doesn’t seem right to me."
She questions why Shoppers, which already has a store on 8th Street S.W., needs another one. "I don’t really see what the point is," Morton adds. "Is it a greed thing?"
Hillhurst-Sunnyside faced a similar situation last year when, despite the objections of the community, the city approved a new Shoppers Drug Mart across the street from Telstar Drugs on Kensington Road.
The other proposed development that has raised alarm bells at the CBMCA is Ingersoll 10, located between 20th and 21st Avenues, where billboards give a good indication of the plans for one five-storey and two 10-storey towers. Styba says the association plans to appeal the development, and the main objection is that the size is uncharacteristic of the historic neighbourhood.
"They want to run one block solid to the other – it’s huge. It’s going to change the way 4th Street looks," she explains.
The association is also concerned about increased traffic and the loss of existing businesses.
Some of the businesses are still waiting to get the details on what will happen, while others already have plans to relocate in the area – Burger Inn is moving sometime in the spring. However, at least one business will likely close for good.
"As far as we know, we’re pretty much up a creek," says Nina Moreau, one of the sisters who owns The Kremlin. "As soon as the sign went up, that just put the nail into our coffin."
She adds that even if they could afford to lease space in the new building – which is rumoured to be about double what they pay now – they can’t afford to start over.
"We thought that our second year in business would be where we would be able to take a little bit of a wage... but it doesn’t look like it. We fear it’s time to cut our losses and lick our wounds."
Styba says the association encourages residents and businesses to become involved in community issues. For more information contact the CBMCA at 245-6001, or visit www.cliffbungalowmission.ca. |
