(File Photo)

By Sheldon Spackman

CITY COUNCIL

Rezoning in the works for six legal-non-conforming properties in Normandeau

Jun 1, 2020 | 4:56 PM

Red Deer city council has given first reading to a land use bylaw amendment that aims to resolve long-standing zoning concerns along 59 Avenue in the Normandeau neighbourhood.

At the Nov. 25, 2019 council meeting, City officials say council accepted the 59 Avenue Planning Study, which endorsed an option to rezone six legal, non-conforming properties along the east side of 59 Avenue north of 67 Street into compliance (R1A to R2), with a density cap to limit development to the current number of units.

City administration’s rationale for their recommendation noted the amendments provide an opportunity for legal non-conforming buildings to be rezoned to their appropriate designation while limiting the density of future development to ensure it is context-sensitive.

They are also said to support infill and intensification that is appropriate and sensitive to the surrounding development, and is the preferred option endorsed by council.

City administration also point out the recommended option aligns with the majority of public feedback as well.

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In addition, if the affected properties became significantly damaged and needed to be rebuilt, officials say the landowner would have the opportunity to rebuild the existing development under the R2 District; with similar traffic and parking is expected.

Councillor Vesna Higham says it’s a unique, hybrid solution for the area.

“It brings the legal non-conforming units into full conforming status,” Higham acknowledged during Monday’s council meeting. “It protects the existing residents from density overload which is what we heard very strongly from residents in that community. It strikes that appropriate balance between those concerns.”

“I certainly do see it as a win-win,” added Councillor Ken Johnston. “It’s a win for the investment community, the community of neighbours if you will, and I look forward to public comments as we go forward.”

Councillor Lawrence Lee says the bylaw will not only allow for certainty for the current residences that exist there, but also for those wanting to invest and revitalize with infill in that area.

“Recognizing and seeing in the comments those concerns around the lane in the back, I do hope though the future for those residents is that they find some way to have agreement on local area improvement to have that laneway paved, because realistically, that is their only primary roadway in and out of their residences.”

Mayor Tara Veer says she’s especially pleased with the density cap along 59 Ave. to limit development to the current number of units there.

“For many years we’ve been in a position to having to respond to the specific growing density in that area and the pressure it has put on the adjacent neighbourhood,” says Veer. “Over time, it has changed from predominantly residential, to now there is substantial commercial pressure to the west, and of course the traffic levels at that intersection has increased as our city has grown. So I think we have a responsibility to address that just because of those ancillary pressures that developers have put on the neighbourhood.”

Council did have four other options to consider for the area. They included leaving the development and zoning as-is, create a density overlay district, rezone six legal non-conforming properties into compliance, and rezone the entire east block of 59 Avenue from 67 Street to Nash Street.

City officials say 59 Avenue has been contemplated as an area for review since 2008.

Over the years, various applications requesting zoning changes for multiple properties along the east side of 59 Avenue (between 69 Street Drive and 67 Street) have been brought forward to administration.

In order to establish a long term direction for the area, council passed a resolution on July 23, 2018 requesting administration complete a formal review of the overall zoning, parking, and traffic along 59 Avenue.

The bylaw will be advertised for two consecutive weeks with a public hearing to be held on June 29.