Plans for a housing development called Adriatic Gardens which will see up to 17 townhouses and 62 condominiums phased in over the next number of years passed another hurdle with Yorkton Council at its regular meeting March 25.
Council gave unanimous second and third readings to amendments to its Municipal Development Plan Bylaw and its Zoning Bylaw to facilitate the project slated for Morrison Drive.
Council had previously approved a conditional purchase offer for lands being 297, 309 and 321 Morrison Drive.
Municipal Development Plan currently prescribes the use of the lands to be Parks and Recreation.
The Municipal Development Plan Bylaw amendment, "is to accommodate residential development, consisting of a three phase, four storey apartment complex. The building, once complete, would provide for 62 apartment-style condominium units and 17 townhouse units," explained City Planner Michael Eger.
Following Council's passing first reading of the two amendments in October 2012, "Planning Services conducted a public open house for the project at the Gloria Hayden Community Centre on February 13, 2013 with the developer in attendance. Invitations to the open house were sent to all property owners within 150 metres of the affected lands, and additional notice was provided to residences within the Riverside Meadows (Phase I) and Riverside Grove neighbourhoods. Notice of the Public Hearing was circulated to all property owners who received an open house invitation. The bylaw has also been advertised in the local newspaper, on the City website and at City Hall," said Eger.
"Approximately 25 residents attended the meeting, which was open for a 3 hour period from 5:00 to 8:00 pm. Attendees had access to several plans and drawings, including the most recent set of working plans, provided by the developer. Planning Services had prepared a brief survey to gauge public opinion on the general state of housing in Yorkton and specifically on the proposed development."
The City did receive letters of objection to the proposal, and Doug Falconer was in Council Chambers to verbally address his concerns.
"When we purchased our property on Morrison Drive in 2004, the builder informed us that he had been told the area across the street would always be green space. We never received that guarantee in writing, but a neighbour adjacent to our property has informed me that he was told the same thing when he purchased his lot. This is why we chose this property to raise our family," he said.
While the loss of green space was an issue, Falconer said he had other concerns as well.
It's also been proven time and again that single-family dwellings lose property value when a high-density residential unit is built adjacent to them, he told Council.
By both M.C. Knoll and St. Michael's Schools Falconer also suggested the land would be better saved for their use.
"This plan does not address the growth of M. C. Knoll School and St. Michael's School. Bothe schools have large enrollments, and those numbers are going up every year due to the number of single family residential dwellings being built in the area. More portable classrooms will eventually be built onto both schools, taking away valuable playground space," he explained in a letter to Council
Eger said most of the concerns were addressable. He noted before the project would proceed, a development and building permit would need to be issued and in order to get the permits concerns can be addressed in the plan.
"Planning Services believes that those opposed to the development were in belief that the lands were protected as green space, and that development would not occur on these lands. While these lands were never registered as municipal reserve and have been kept as generic, developable parcels, Planning Services believes that these residents have valid concerns and concede that is entirely possible that the City did not wish to develop these lands at various points since they were subdivided," he offered.
"There was also concern expressed over the nature of adding a development of such density across the street from single-detached dwellings, and the negative impact that the development may have on traffic volumes, pedestrian safety, neighbourhood aesthetics and property values.
"At the same time, several of the attendees were in favour of the project, as proposed, as they felt the development would offer an attractive design and a suitable alternative to ownership of more conventional single unit dwellings. Others were unsure of whether the development should be approved, and were also concerned about traffic, pedestrian safety and aesthetics."
Eger said ultimately the development is a good one in terms of providing additional housing options in the city.
"The City is faced with a lack of housing availability and affordability as it continues to grow. This is exacerbated by forecasted economic growth in the region and a shortage of readily serviced residential lands. A high density development can mitigate housing shortages and keep prices from escalating too quickly. It is also more efficient for the municipality to make use of its existing land base and water, sanitary and storm sewer utilities. As such, policies in the Municipal Development Plan support higher density residential development in accordance with Smart Growth initiatives," he said.
And the land adjacent to Morrison Drive is a good spot for the housing, said Eger.
"Though this area of the City is well-positioned for multi-unit residential development, a portion of it is situated across from single family homes and should be designed accordingly. The developer is aware this and has revised the site plan to have the lower-height townhouses oriented towards Morrison Drive and the four-storey apartment condominiums towards the southerly community facilities. This change will significantly reduce the impression of the building's mass from the street and provide a more desirable transition to the neighbouring low density developments. The orientation would also mitigate unwanted sun-shadowing and provide more winter sunlight to the areas northeast of the complex. The developer has also committed to increase landscaping on the subject lands and in Morrison Park. Landscaping will soften the building's appearance, creating a visual buffer to the neighbouring properties," he said.
Eger said he appreciates not everyone in the area of the development is on-side with it, but added he believes it will benefit the area.
"Some of the neighbouring residents expressed sentiment that higher density residential development will decrease property values of existing single and two-unit dwellings. Although results may be highly variable through different development scenarios, there is no tangible evidence to substantiate this belief. To the contrary, a 2005 report from the Massachusetts Institute of Technology found that in several instances single-detached dwelling values are unaffected by multi-housing developments. Instead, neighbourhood amenities, such as access to schools and commercial areas, had more of an effect on long-term property values," he said.
"Given the scale and potential impact of the development, it is understood that not all neighbouring property owners will be in support. However, for the reasons stated in this report, the lands are perhaps most suitable for the type of high density residential development."
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