A developer's plan to add nearly 200 more homes to the next phase of Evergreen subdivision has drawn fire from many nearby residents.
More than 60 letters have been received by the city, including a community letter with 32 signatures, on Melcor Development Ltd.'s application to change an Area Neighbourhood Area Structure Plan to allow 199 more dwelling units or about 420 more residents in the next phase of Evergreen being built south of the existing homes.
Under the new proposal, large areas that had been designated for low-density residential, which is the typical single-family detached home configuration, has been changed to narrow-lot homes, duplexes and townhouses. A small commercial area, suitable for a convenience store, would instead be zoned high-density, which could include an apartment building.
Melcor is proposing the changes after a review this year showed there was increased demand for other housing types.
The city's planning department recommends council approve the changes.
"Canada is facing a housing crisis, including Red Deer, which has a rental vacancy rate of 1.5 per cent," say a report to council from senior planner Christi Fidek.
"Housing is increasingly difficult to find in our community which poses a barrier to the economic and residential growth that is needed and desired in our community."
The planning report notes many residents shared similar concerns to the creation of a new high-density site, which would be located next to a pond.
Some feared it was an eyesore, would lower neighbouring property values and was not consistent with nearby development.
Planners said the site was originally planned for neighbourhood commercial, with high-density residential as an alternative.
"The proposed amendments align with the original plan and reflect the current market," says the report.
There is no market assessment evidence to suggest it would hurt nearby property values and the development would be consistent with the intent of the plan and would not change the original character of the plan.
Some expressed concern the changes will make streets less safe for playing children and delay emergency response times. City departments have reviewed the changes and have no safety concerns.
Parking, traffic, noise, light pollution concerns were not seen as anything that is not addressed in city bylaws or different than any other neighbourhood.
City council approved first reading for the NASP changes. It goes to a public hearing on Aug. 5 followed by second and third readings.
Typically, council approves first reading as a formality to allow the public to have a say at a future public hearing.
However, Coun. Dianne Wyntjes felt Evergreen residents had raised too many concerns without adequate response to go ahead.
She asked why the city had not addressed the concerns about the impact of the changes on the environment and wildlife.
Those sorts of issues were addressed when the NASP was developed, said city planning and growth manager Emily Damberger.Emily Damberger. A public engagement session was held, with the developer present, with residents on June 25 to answer questions and address neighbourhood concerns.
"I'm anxious about everything that I read from residents in terms of their feedback," said Wyntjes. "I don't think we've done enough from our side, the administration and the developer working with the community at this point in time."
Coun. Kraymer Barnstable said he can only recall one other time when he was on council when first reading was not supported.
"I was pretty frustrated that time because I think public hearings are a great opportunity to have, not only these comments that are on paper but have people to be able to voice them."
Supporting first reading does not mean council supports the motion, he added.
"I've often said that I love to have the public engagement and have more people in this room to have the conversations.
"As much as there is a lot of angst in these comments (from residents opposed) and a lot of frustration that we read, I think it's really important to move to second and third reading to have those voices and possibly even reach some sort of solutions or conclusions."
Coun. Cindy Jefferies agreed.
"I think we have to weigh the voices of the people who live there as well as the developer, who's obviously an important part of the process. So, let's give it a chance."
Mayor Ken Johnston said the public hearing will also give the applicant an opportunity to respond to concerns.
