Brock Hale, president of the Harlow Neighbourhood Association, speaks to council during a public presentation surrounding a bylaw change to rezone a plot of land from low density to medium density to allow the development of semi-detached duplexes that would include basement suites.--NEWS PHOTO BRENDAN MILLER
bmiller@medicinehatnews.com
Medicine Hat city councillors approved a rezoning application that will allow development of new multi-dwelling homes in Harlow after hearing concerns from neighbours during a public meeting Monday.
Councillors voted unanimously to the rezoning changes following a public presentation, second and third readings and a brief closed session during its first public meeting back in the new year.
The approval rezones a plot of land approximately one acre in from low density residential to medium density residential at 1064 First Street SW.
During a public meeting various neighbours shared concerns with the proposed development, mainly with the height of buildings and increased traffic and parking in the area.
However, a handful of residents spoke in favour of the bylaw changes, and all speakers agreed they would like the city to develop something on that land as long as it meets certain conditions.
“We are not here to obstruct progress, we are here to ask for clear rules, enforceable height limits, transparency and meaningful neighbourhood involvement,” said Brock Hale, president of the Harlow Neighbourhood Association. “Five minutes is not enough to resolve all of this, but it is enough to ask council to slow down, be precise and ensure nothing important is forgotten.”
Neighbours say ideally they would like to see single-family houses developed on the plot of land, however it was clarified there is no such zoning that allows for just single-family detached housing.
“There is no land use currently within the City of Medicine Hat that allows only single families,” said Coun. Bill Cocks. “The lowest density is low density, and duplexes are permitted uses (within that).
Neighbours said they would like to see development on the plot of land, however they would like the builder to be limited to construction of a maximum of two-stories, citing privacy concerns and sunlight issues that could result from a taller building.
Rezoning the area to medium development potentially allows future developers to build apartments up to four stories tall. However, councillors addressed public concerns before voting to rezone the area, suggesting it is finding a balance to promote more development in the city.
“I appreciate your perspective, this is where you live, this is important,” said Coun. Stewart Young. “I think it is a reasonable middle ground where it’s a unique property.
“We’re saying medium density because of the building that we want there, but the height in medium density is too high, it’s 12 metres, and so we want to reduce that and so I think we’re meeting a good middle ground.”
Additionally, developer New Tab Homes has already expressed interest in seeking to align with the community’s statutory planning documents and is looking to build the semi-detached houses that will include basement suites, as it has become a popular build form in recent years and provides the homeowner the ability to generate additional income by renting space.
Four sites along Southland Drive, 5366/5368, 5377/5379, 5271/5373, as well as 308/310 Somerside Crescent, were also rezoned Monday following am 8-1 vote. Cocks voted against.
The city’s Municipal Planning Commission approved the rezoning development permits at the beginning of December, emphasizing the importance of maintaining appropriate transition and considering growth in neighbourhoods.
The city received seven written submissions from neighbours citing concerns.
This rezoning approval does not approve any future development from the developer, which will now need to seek subsequent development permits from the city before any construction can begin.
