An unusually large turnout of 30 to 40 people came out to the Land Sciences building atrium at Olds College Jan. 16 for an open house regarding proposed plans for the Miller Meadows subdivision.
The crowd was largely skeptical of the proposal, concerned about population density, higher traffic volumes and whether there was sufficient infrastructure to handle sewer and water services in the new area.
Doug Bender, president of Enzo Developments Inc., the Okotoks and High River-based developer planning to create the new subdivision, fielded questions from the crowd along with Scott Chant, the town's director of operations.
It was a lengthy event. It was slated to last from 4:30 to 7:30 p.m., but at by 8 p.m., Bender was still discussing the concept with people.
The 40-acre parel of land is in the south end of town, off 57th Avenue, bordered by 60th Street and 53rd Avenue.
Enzo Developments does not plan to construct housing; merely develop the area via a plan approved by council, so contractors can then buy the lots and build housing themselves.
The Enzo Developments Inc. plan calls for the area to be developed in three phases, with about 100 living units in each. There would be a mixture of R1 (single family home lots), R2 lots (for developments like duplexes) and R3 lots, which allows for condo or apartment buildings.
Bender is hopeful the first phase will sell out in five years. However, he conceded it's a tough economy right now in Alberta, so that could take longer. Construction of succeeding phases would have to wait in that case.
Bender told the Albertan that if all goes well, his company hopes to begin work on the land by mid-summer.
A plan for a much larger Miller Meadows subdivision back in 2008 never came to fruition.
Two different versions of a revived plan for a much smaller version have been turned down twice by council — as recently as last fall — after residents said the proposed population density was too high.
Brian Gilmour, who lives on Park Meadows Crescent, just west of the proposed subdivision was among the most skeptical in the crowd during the Jan. 16 event. He asked the vast majority of questions.
Essentially, Gilmour was concerned about the possibility that the area allotted for R3 structures (multi-family housing) would result in too many people in one small area, especially if the apartment buildings or condos permitted could be three or four storeys high. He said that would be too high.
During an interview with the Albertan, Gilmour said he objected to the possibility of large multi-story buildings not only out of concern for the resulting population density but also because he fears at least some of the housing could become rented homes or apartments.
"It's easy to see that in a small footprint, so where there might be three or four, say maybe five R1 units, so you know, single-family units, now suddenly you have a 40-unit structure type-thing," he said.
When asked what the problem with rented housing is, Gilmour said, "nothing specifically. It's like, how long do people look after their building? What happens with....aesthetics. If you don't own something, how well do people look after it in general?"
Shane Johnstone, who lives just north of the proposed development, voiced concerns not only about density, but in an interview, expressed fear the development could lead to more crime if it includes low income housing.
He's already concerned about activity along 53rd Street.
"There's drugs and all that stuff. That's why those blockades, blocks are in the back alley; is because they're racing up and down the back alley," Johnstone said.
After the formal part of the meeting ended, Gilmour met one on one with Bender. He said as a result of that discussion, he's guardedly hopeful his concerns will be addressed.
"They're talking building three to seven to 10-unit structures that are more like townhouse-type things. So that's a more traditional development to me; much more acceptable," Gilmour said.
Bender confirmed he's open to modifying the plan to address Gilmour's concerns.
During the open house, Bender said there's a need for a mix of housing types in order to ensure that housing is affordable. He said if the neighbourhood were all single family homes, the price required for each home in order to recoup investment and make a profit would be too high for most people -- at least $450,000.
People who work in fast food jobs or as labourers in the marijuana production industry deserve the chance to buy their own home as much as those who have higher incomes, he indicated.
Chant agreed the turnout to the open house was unusually high. However, he said after plans for the area were turned down for a second time, planning staff suggested the developer knock on doors to ensure more people attend.
"That goes a long way for easing council's comfort in knowing that these residents have had a chance to look at this," he said.
Chant said Enzo Developments' revised proposal, incorporating input from the Jan. 16 open house, will likely come back before council in late February or early March.
He predicted if all goes smoothly, the first basements for the first phase of the new subdivision could be poured sometime in 2020.
Bender said he was not surprised by the concerns expressed by some in the crowd "because in general, people don't want change and they're always fearful of what that change might be to impact them."
"It is very important to take into consideration the neighbours but at some point in time we still have to move forward. And will we satisfy absolutely everybody's wants or needs or that? Well, that's virtually impossible," Bender added.
"I know in the past, somebody said, 'we just want to leave it as a park.' Well, if that person wants it as a park, then come see us, we'll sell them the land and then they can have their park. But is that practical?"
Bender said he can't prevent people from renting out homes. He said residents in other areas in town could do so if they wish.
