Sundre residents living on 12th Avenue NE are not happy with a proposal from the Town of Sundre to rezone the land for the construction of eight duplexes.
An application has been made to amend the town's Land Use Bylaw to rezone Lot 8, Block 17, Plan 9912954, at the corner of 12th Avenue NE and Centre Street N, from low density residential to general residential district.
It is proposed that eight duplexes would be built on the site for a total of 16 dwelling units.
Six adjacent landowners wrote letters in opposition to the amendment.
However, town officials are in support of the amendment because it supports the Municipal Development Plan (MDP), which was adopted by council in September.
During the council meeting on June 2, council passed first reading of the amendment. Mayor Terry Leslie was not part of the discussion as he is an adjacent landowner himself.
A public hearing will take place during the council meeting on June 16.
“We will not support it being zoned R-2. We do not like the fact that it is zoned R-1, as we were told when we bought our property that that area was a green space and it would remain a green space,” reads a letter from an adjacent landowner.
“Builders have taken black dirt from this area to landscape the lawns of the new housing in this area, which has left it not so much a green space, but has left hills that the children in the area enjoy riding their bikes on. Why take that away from them?”
Town officials reviewed past amendments to the Land Use Bylaw and determined that the area was amended from urban reserve to low density residential in March of 1998.
Another adjacent landowner said they believe the duplexes would “devalue” the neighbouring properties.
“If this area is to be developed, it would be unfair to see units that are not equal to the value of the existing, adjacent properties,” reads the letter. “If our properties are devalued as a result of this change in designation, will our property taxes be reduced?”
Town officials believe otherwise.
“Based on these comments, administration contacted our assessor, Wild Rose Assessors, who indicated that when duplexes are owner occupied they do not have an impact on neighbouring property values,” reads a report to council from Erin O'Neill and Denica Crosbie from the planning and development department.
“Should the developer choose to build all the duplexes and rent them out, there may be a reduction in property values. However, as explained to us by the developer, it is the intent to sell the duplexes, so as to be owner occupied.”
Another adjacent landowner expressed concerns that the development would cause an increase in noise and traffic.
“With designated parking for one car per unit shown in this proposal we would like to know where the extra parking spaces will come from. Most families have at least two vehicles,” they wrote to town officials.
“We have valued the view of the hill from our back deck, watching the wildlife in this particular area for many years now, and it would be a real shame to have that scenic view replaced by a row of two-storey duplexes.”
Town officials said they have confirmed with the developer that each duplex would have two parking stalls.
“If the town wants to develop more property for real estate, which would increase our population, the priority should be on replacing our current hospital, and building a second bridge to move the traffic and look after the health-care needs of an increasing population,” argued another adjacent landowner. “Please let's get our priorities straight.”
Another adjacent landowner requested that if the application is approved, town officials enforce controlled hours of operation and other restrictions during construction of the duplexes.
“We have lived in our area for seven years and things have definitely sped up and changed from the quiet country atmosphere we came to enjoy and live in when we moved out of the big city,” said another adjacent landowner.
Residents also expressed concerns with grading and drainage issues.
Town officials noted that according to the MDP, a goal is to “facilitate a community that can accommodate a wide variety of lifestyles, ages and incomes”.
Also according to the MDP: “the town shall require a mix of housing types and forms in all new residential areas and avoid excessive concentration of single type housing”.
The application was circulated to all of the town's internal and external stakeholders, and all property owners within 90 metres of the site. Officials received comments from Canada Post, ATCO Pipelines, BSEI Engineering and the town's operations and community services departments, and there were no concerns expressed.
