Workers install floor joists on a new duplex being built on 12th Street, S.E. New fgures from the city's planning department show that while new single-family home construction in Medicine Hat has dropped steeply, other sectors have held steady or improved. -- News Photo Collin Gallant, Thursday, Noveber, 17, 2016
cgallant@medicinehatnews.com@CollinGallant
City planners are proposing a batch of changes that could make it easier to build secondary suites, infill housing developments and what’s allowed in “live-work” residences, but planning commission members wonder how small is too small.
At the municipal planning committee meeting Thursday, staff argued that several main changes are needed as it’s become standard practice to approve “variances” to existing rules when developers present plans.
The complete package is being considered as a first step toward the larger overhaul of the Municipal Development Plan that will be presented in August. They also fit with council directive to encourage population densification and redevelopment in aging neighbourhoods, and, say planners, boost sector activity in a depressed economy.
But commission members spent close to 40 minutes discussing lot coverage, setbacks and the potential for duplexes on 25-foot-wide lots.
Public member Frank Devine said substantial new housing on small lots, and, if allowed in mature neighbourhoods, could spread to newer communities.
“This is a nice place to live; let’s keep it that way,” said Devine.
Planner Jim Genge stated that lots with 25-foot frontages exist mainly in the North Flats community and currently, a single-family lot can’t be legally created anywhere in the city.
“We’re targeting a reasonable set of regulations for small lot developments in mature neighbourhoods,” said Genge.
“In this economic climate, we can support the building industry and support for new building trends.”
The package of changes now moves to council for a public hearing and potential approval in August.
It includes changes in areas that the Genge said have become murky because building trends have changed – applicants typically ask that standards be relaxed via a “variance” – which are often granted.
As well, changes to the land-use bylaw are needed in relation to the new Municipal Government Act and the building codes.
The list of potential changes are in the still-pending update of the city’s overarching Municipal Development Plan, but are being moved ahead of that long-range document to support a flagging construction sector during the COVID pandemic, said Genge.
“We’re trying to achieve what staff has been dealing with,” said vice-chair, Coun. Darren Hirsch, saying new rules would keep developers from jumping through the same hoops over and over. “Of course there are always exceptions, but overall I’m comfortable with the changes.”
Specific changes would allow taller garages (to accommodate loft and living spaces), lay down new commercial uses for live-work developments, and relax setback and some lot coverage standards for residential projects.
It would also allow shipping containers in all zones in the city, but at the discretion of planning staff.
Currently a development permit is required, even when construction companies or residents need temporary storage for 30-day periods. Going forward, a container could remain on a residential lot if it blends in with typical residential area.
“We do have local companies that take a shipping container and make it look like a shed, but right now, shipping containers are prohibited,” said Genge.
Back yard suites would be allowed on lots with frontage of 10 metres, down from the current 15 metres.
Rear setbacks for cluster housing would change from 6 metres to 1.5 metres, more akin to a setback for a residential garage.
Allowable heights would also change back to being considered in “storeys” (three in residential areas) rather than by measurements, which are often challenged by applicants.
Developers ofter approach the office requesting variances, which are typically granted, said Genge.
“We’re providing the ability to do these things with some guiding rules in place,” said Genge. “We’ve introduced some parameters such as parking requirements or access to work with.”
