A "gentle " density increase on two properties in the Bower neighbourhood was supported by most of Red Deer city council on Monday.
Red Deer has a vacancy rate of 0.5 per cent, leaving many families in the city struggling to find housing, said Coun. Chad Krahn. "We've heard loud and clear from the community that housing is important, so that is why I will be supporting" a removal of the density cap on two Bower properties, he added.
Greg Wallace, owner of two apartment sites on Boyce and Bell Streets that each contain two apartment buildings, told council he wants to build a third housing development on each of the two lots. His proposal, which must still go to a the development permit stage, is for eight townhouses with basement suites to be built on each of the parcels. This would add up to 16 new housing units each on Bell and on Boyce.
Wallace, who hails from Chilliwack, B.C., said he's very familiar with housing challenges. He wants to build a total of 32 more affordable housing units for local families "who have been priced out of the market."
Most of council voted to remove the density caps on the Bower properties (although Coun. Vesna Higham and Coun. Dianne Wyntjes voted against the Boyce Street application and Coun. Cindy Jefferies was absent).
Several councillors noted the Bower neighbourhood has one of the lowest density rates in all of Red Deer — 9.73 units per hectare. This compares to the average of 12.59 units in Red Deer and a standard of 17 units per hectare for new neighbourhoods.
The city's planning department supported removing the density caps on 86 and 104 Bell St. and 100 and 105 Boyce St. Increasing density in existing neighbourhoods is one of the goals cited in the city's strategic plan, said senior planner Orlando Toews, who added the Municipal Development Plan also favours effective use of land, including infill development where possible.
Eldon Riley, who lives near the Boyce Street property, behind Value Village, said a previous application to remove density caps on these two properties was denied in1999 and should be nixed again. He voiced concerns about parking, noise, traffic and other quality of life issues. These proposed development would remove virtually all green space and leave inadequate on-site parking for both apartment complexes, said Riley. Increasing traffic and trailers left in the street and more disturbances from noisy tenants were other concerns.
But Toews noted many things have changed in the city since 1999 — most notably, a shortage of local hosing options for many families since the city's population grew to about 109,000. More housing types are needed in this community, Toews added, noting the City of Red Deer’s new land Use Bylaw supports “gentle density.”
Bower resident Audrey Corosky worried about more traffic contributing to the "drag strip" action that sometimes happens on Bell Street.
A couple of other residents noted the Bower neighbourhood has only three access points — including the one on Boyce Street, where the additional housing development would go. They told council that corner is already very congested, with vehicles regularly travelling in the lane between this property and Value Village. Buses stop near that corner with high school students getting on and off, and there is also some homeless foot traffic.
But Toews told council these and other concerns can be dealt with at the development permit stage.
While Wyntjes and Higham voted against removing the Boyce Street density cap, Coun. Lawrence Lee and Coun. Victor Doerksen were among those who resolved to trust the process and rely on experts at the development permit stage to determine what's an appropriate sized development at the Boyce Street site.
Mayor Ken Johnston added that city planners can always make some modifications, such as moving the bus stop or adjusting the traffic lights and egresses.
Council was unanimous in removing the density cap on the Bell Street site.