by Steve Dills
Sylvan Lake News
Objections from adjacent residents and CN Rail didn’t stop Sylvan Lake’s Municipal Planning Commission (MPC) from recommending approval be given for a 34-unit three storey condominium building planned for the RV campground off 50th Avenue adjacent to 40th to 42nd streets.
The building is the first phase of a three phase project which includes two more buildings bordering the street, one of 60 units and another of 32 units, according to plans presented during Monday night’s MPC meeting.
It’s located in the Waterfront Direct Control District (WDC) of the Land Use Bylaw and the T4 Neighbourhood General District as outlined in the town’s Pattern Book.
The proposal fits the town’s Pattern Book to a T, said planner Kim Starzyk in reviewing a request for decision presented to MPC members. The applicant, IMC Construction Ltd., has worked with town staff to ensure the project meets the town’s requirements. She recommended they give it a favourable recommendation to council with a variety of conditions. Because the project is in a Direct Control district, council has final authority to approve it, which could take place at council’s meeting Monday night.
The proposed building is three storeys high with a fourth storey within the roofline, as permitted within the Waterfront Direct Control District. It will be set right along the front (north) property line and features individual walk up entries as well as a major entryway for access to upper floor units.
According to Starzyk’s report, four front balconies, located on the third and fourth floors encroach onto town property, extending just beyond the front property line.
Parking will be provided at the rear (south) of the development, tucked under the back of the building. “The proposal meets the requirement of the Pattern Book for one parking stall per residential unit for a total of 34 parking stalls. Additional on-street parking will also be available in front of the building.”
The building closely follows the Pattern Book with five different façade treatments.
The report indicated the site currently has 89 large trees, plus an additional tree located on town property “all of which will need to be removed to accommodate the development. Concern has been raised about the community loss of these mature trees. Staff is recommending that due to the fact that there is limited space on site for the addition of landscaping that the developer be responsible for providing at least 50 per cent of the trees that are cut down for future use within the downtown area of the community.” That is included as a condition for the development to proceed.
Starzyk summarized the concerns raised by residents and included those letters in the package. “Concerns have been raised regarding increased traffic issues along 50th Avenue, proposed height and shadowing affects on adjacent parcels, not fitting in with the character of the small developments in the cottage area, the loss of the existing mature trees, decrease in property values, as well as a loss of sight lines for those located south of the development. Several letters have referenced the Waterfront Area Redevelopment Area, but the proposed site is not included within the Waterfront ARP. A loss of the downtown campground was also noted as a concern.” The town received 12 letters of objection, according to the report.
CN Rail’s letter of objection stated concerns with regard to safety, noise and vibration. “CN would ideally like to see a 15 metre setback from the property line as well as a 2 metre high berm,” according to Starzyk’s summary. “These regulations are applied to new subdivisions but can be difficult to apply to all new development on existing parcels adjacent to the rail line. These regulations would limit development within several areas of town along the rail line. Measures are being taken to help mitigate the amount of noise and vibrations with the type of building construction the developer is proposing to use. The building is to be constructed with concrete filled Styrofoam blocks which will act as a double layer of insulation.”
Laverne Asselstine indicated he was sorry to see the loss of the campground in that area, and recognized the “legitimate concerns” of the neighbours. He said the one issue council will have to wrestle with is parking. “You’re going to have parking on both sides of the street in front for ever and a day.”
Doug Borrowman agreed about the parking and questioned, “I don’t know whether we should be overlooking the CN letter? It says quite clearly they’re not in favour.”
Parking does follow the bylaw, replied Lynda Sills Fiedler. “I don’t think we need to worry so much about what CN said. There are houses equally as close developed down the line. I like this development. I think it’s exactly what council was looking for when we proposed the Pattern Book, Waterfront … having people live downtown.”
Parking was also a question for Judy Payne, who was elected chairperson during the meeting. “My biggest bone of contention is there’s no visitor parking. I don’t think we have a condo now that doesn’t have visitor parking. I can see, in the winter, people running cords out from condos across the sidewalk to the street.” She also raised the issue of a more secure fence along the south side of the property, bordering the railway tracks. “What about a noise abatement fence?”
Before debate ended, Joan Barnes requested the developer complete a shadowing study, something staff commented on but didn’t include as a condition.
MPC members then unanimously approved recommending to council that the development be approved with the conditions specified in the report.
Among the conditions were the developer enter into an encroachment agreement with the town “addressing any overhangs which project onto town property” and that stripping and grading of the land or tree removal is granted for the Phase 1 area only (the most easterly 0.658 acres).
Construction on the $5.2 million project is expected to begin this spring with completion in about 15 months, according the the development application. |
