The stage is set for a new subdivision development in Sundre’s northwest boundary.
Council carried a motion during the regular May 14 meeting to amend the land use bylaw to re-designate a portion of a property formerly zoned urban reserve to general residential.
Plans for the roughly 11-acre parcel of land, located on the west side of Centre Street North just past 13th Avenue, include a 56-unit gated community of assorted condominiums that would cater to a variety of demographics from seniors to affordable homes for young families.
The application to amend the land use bylaw was received from Wescott Consulting Group on behalf of landowner Bridgewater Land Sundre 1 Ltd., said Mike Marko, Sundre’s director of planning and economic development, during a presentation to council.
“The applicant’s lands are the two most northerly quarter sections situated between Centre Street on the east and Highway 22 on the west,” he said, adding the zoning change is for a smaller portion immediately adjacent to Centre Street.
“It comprises 4.55 hectares or 11.24 acres.”
The subject lands are part of the municipality’s forecasted residential growth area, and the applicant’s proposal is consistent with growth and residential management policies outlined by the town’s development plan, he said.
“The applicant also submitted a concurrent subdivision application for a bare land condominium plan,” said Marko, adding that matter was included later on council’s agenda.
“The subdivision is to create 56 bare land condominium units for semi-detached and single-detached housing, an internal condominium row, common property for green space, and an access road bordering the north side of the condominium plan that will provide public connection to Centre Street.”
Council faced two decisions — the bylaw amendment as well as the subdivision application, he said.
There was no one attending the meeting to speak against the proposal during the public hearing, and elected officials also heard that no responses had been submitted in opposition to the proposed land use bylaw amendment during a several week period that it had been advertised.
Bob Wescott, land use planner for Wescott Consulting, addressed council on behalf of Bridgewater Lands to offer some additional insight.
“It is our plan to move forward with the preparation of an area structure plan as soon as possible,” said Wescott, adding that a market study was conducted when the land was first annexed about 10 years ago.
“One of the things that certainly came to light initially was there is a need for affordable housing but there’s also a need for housing that will accommodate older citizens of the community.”
Original discussions with municipal staff revolved around smaller footprint homes ranging in size from roughly 700 to 950 square feet, he said.
“Since that time, and through our marketing, we find that there is a demand for some larger units as well,” he said, adding there will likely be a variety of sizes up to a maximum of 32 by 32 square feet, or about 1,030 square feet, plus a double attached garage.
“That may be modified as we go through the development process. One of the reasons for that is that our goal is to include multiple builders — and preferably local — so we need to be flexible in our concepts and designs so that we can allow for the creativity and needs of the builders in the community.”
Additionally, condominium association bylaws will outline certain guidelines including but not limited to regulations such as the appearance of buildings, the size of vehicles that can be stored on site, perimeter fencing, dog control and access, he said.
“When we’re creating a development that has some density to it, we think it’s important that residents that occupy the condominium abide by certain rules,” he said.
“We find that’s important because if you’re going to mix a series of different age categories, it’s beneficial to have some clear guidelines and expectations.”
Having in place such regulations will help to ensure the ability to provide an end result that is compatible with everyone rather than just one specific demographic, he added.
“We are planning on including a gated community. We want to have control within the development. We want to control the landscaping.”
Additionally, the developer is familiar with the municipality’s master infrastructure plan, and the proposed subdivision does not conflict with that plan, he said.
“Our plan would be to start construction as soon as we can. Our goal would be to try to have buildings in the ground late fall. That’s being optimistic,” he said, going on to conclude his address by seeking council’s support.
Coun. Paul Isaac extended an enthusiastic welcome.
“Thank you for sticking with us and we are really looking forward to you building this year,” said Isaac.
Coun. Richard Warnock inquired whether there is an estimated time of completion for all of the 56 units.
“A project could get started and then it goes on forever before it gets completed, which can be an issue for some of the residents that have moved in. Just wondering if there’s a time frame?”
Wescott said marketing studies had indicated a clear demand for seniors as well as affordable housing.
“If our market analysis is accurate, and we think it is, then we don’t envision this to be a long-term project. Our goal is to move as quickly as we can on the 56 units so that we can get those completed,” he said.
Additionally, administration outlined in a report to council that the costs associated with the re-designation, subdivision and development of the land will be shouldered by the developer.
Council unanimously approved the land use bylaw amendment as well as the subdivision application. Before construction can start, the future development depends on 14 conditions being met, including requirements that designs and construction of the wastewater, water and stormwater as well as natural gas distribution systems will be in accordance with the municipality’s guidelines.
More details are available in council’s agenda package for the May 14 meeting, which can be found on the municipality’s website in the “Council Meeting Agendas & Minutes” section under the “Government” tab.
