Dozens show to oppose rezone

By Collin Gallant on November 15, 2018.

cgallant@medicinehatnews.com @CollinGallant

More than 60 Connaught area residents opposed the potential for condo construction on a greenspace near their community at Wednesday’s municipal planning commission, and heard their chance to formally voice opinions will occur next month.

The city’s land and properties department is applying to change the zoning for 352 Primrose Drive, near one entrance of the horseshoe-shaped community, in hopes to sell it for medium-density housing development.

It has argued that change is line with a council priority to sell surplus land and add population density in existing neighbourhoods.

Neighbours however, say it’s too close to major roads, plans to build there in the past have been abandoned and, generally, it’s a beautiful parkspace that should remain so.

“This parcel is part of a beautiful park, not excess land … and no matter how you play with definitions it’s no less of a park,” said Barb Taylor.

She has lived in the area since 1972, and greenspaces have benefits to home values, as well as health and well-being.

Council’s priorities should not be “about putting condo developments in 40-year-old parks to raise the tax base,” said Taylor.

The crowd, which was also bolstered by those interested in a redevelopment plan for Riverside, was the largest in memory before a planning commission meeting.

Chair, Coun. Brian Varga, told them the commission’s role was to pass the item on to council for a decision, which now could be voted on following a public hearing Dec. 17.

“I’m hoping that people will come and say what they will to council as well,” Varga told the audience.

Land department officials have stated the proposal is in line with council priority, and council would have the final say on the project.

Planning staff cited a potential for a developed site to generate between $150,000 and $200,000 annually in tax revenue.

The commission did take the unusual step of allowing three speakers some latitude in presenting the dissenting case.

Robin Cowan has been arranging opposition to the plan, and predicted larger numbers at council when the issue arises.

“We got the opinion fairly across today,” he said after Wednesday’s meeting. “I thought they had enough in front of them to give them reason to decline it. But they’ve passed it on.”

Currently the land is zoned as “open space,” suitable for government use or structures, but as a medium-density zone it could be made into multiple-unit housing, such as a bareland condo complex or townhouses.

A discretionary use of apartments, including condos with internal hallways, would require approval at the planning commission.

Staff also said questions about traffic, water table and a host of other concerns from neighbours would be dealt with after land-zoning change, at the permitting stage.

Planning staff told the commission members that the land is well-suited for development, served by a major roadway nearby, transit stops and close to other medium-density housing and with a buffer to single-family homes.

Located across from pond on College Drive, it directly neighbours a retirement home and townhouse complex. Single homes are directly along the main road with apartment blocks at either end.

Public member Pete Vanderham said the residents are clearly opposed, but confusion over land designations, such as park, open space, left no certainty for residents.

“This is going to keep rearing it’s ugly head,” said Vanderham.

The community was informed of the potential change on Sept. 6 with about 100 neighbours attended.

Top concerns according to a report were the recent installation of sod and sprinklers being torn out (the field was used as trailer parking when the community’s underground utilities were replaced several years ago).

Other concerns expressed were the loss of open space in the area and traffic or density concerns.

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