Potential look of independent seniors living community on 4240 59 St by East Lincoln Properties. (Red Deer city council April 3 meeting agenda p. 83)

By Alessia Proietti

Bylaw amendments

Waskasoo residents voice opposition to multi-storey seniors living accommodation in area

Apr 5, 2023 | 2:57 PM

Various Red Deerians filled council chambers donning red on Monday in opposition of a seniors living community that they say would impact the Waskasoo neighbourhood.

Council gave first reading to a land use bylaw amendment to rezone a privately owned 1.6 hectare parcel (4240 59 St) in Waskasoo from a Public Service (PS) District to the Residential (Multiple Family) District (R3) to pursue a multi-family residential development. They also gave first reading to an amendment to the Waskasoo Area Redevelopment Plan (ARP) to accommodate the future proposed development.

“We’re concerned about the environment, we’re concerned about traffic and we want responsible development in the city and that is the wrong place to build a high rise apartment,” said John Bouw, Waskasoo Community Association (WCA) President, who believes the land should remain a green space.

THE PROPOSITION

Directly across the Red Deer River, the parcel was originally part of Glenmere Farms and then part of the A-20 Army Camp during World War II. It is located currently on the same land west of Gateway Christian School, and is in proximity to the Parkland School, Camille J. Lerouge School, Lindsay Thurber Comprehensive High School, Festival Hall and the Memorial Centre.

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The land is along the only road leading to the Kerry Wood Nature Centre and is near the Gaetz Lake Sanctuary.

Map of Waskasoo neighbourhood showing 4240 59 Street parcel of land within the red border. (Red Deer city council April 3 meeting agenda p. 126)

The land was under the Chinook’s Edge School Division and sold to East Lincoln Properties Corporation in 2020.

Under the current PS zone, City officials say the landowner can build an Assisted Living Facility as a discretionary use, which would provide live-in accommodation for people with chronic or declining conditions requiring professional care or ongoing medical care as, for example, Revera Aspen Ridge & Inglewood.

However, East Lincoln Properties says they want to build a seniors, aged 55 and over, independent living accommodation. The roughly 60-unit property, to be named Riverglen Village, would be spread over two buildings, a three-storey and four-storey build, covering around 23 per cent of the site, not including parking. They say there would be no shadow casting created by the building.

RESIDENT FEEDBACK

Out of 162 landowners in the Waskasoo neighbourhood, roughly 75 submitted letters of opposition in 2022, among other means of communication. The Red Deer River Naturalists also voiced opposition. Residents listed various reasons of dissent, primarily regarding traffic and environmental concerns.

The Waskasoo ARP was adopted on February 1, 2016, to provide guidance for redevelopment in the neighbourhood. The document states the lot shall remain a PS zone and that developers must build in a way that fits the environmental character area, containing an “undeveloped lot”, and submit additional studies on aspects like traffic. The amendment would allow council to redesignate the land’s zoning.

The WCA claims the area is already at high density next to various schools and amenities. According to the ARP, roughly 62 per cent of the residential land use in the area is taken up by multi-family dwelling units.

“This is heavily used by the schools and the neighbourhood itself for children to play, and grow up and develop,” said resident Eric Touche at the meeting. “If you’re going to do anything, put a soccer field there. No more high-rises; look around our neighbourhood, it’s tiny and it’s surrounded by apartment buildings.”

Some Waskasoo neighbourhood residents at Red Deer’s city council meeting on Monday in council chambers. (Chris Olsen)

City administration confirmed that 45 St is classified as a collector road and is therefore not currently used over capacity, nor would it be if the property were to be built at the location. They say traffic congestion is mainly focused around 8 a.m. and 3 p.m. during school and work transit hours.

Regarding the environment, the WCA says it is an important wildlife corridor and an open walking area to access trails.

East Lincoln Properties said in one of their reports that seniors housing is one of the highest demand housing types in the country and province with minimal vacancies. They state the demographic generally does not require as much parking, has a more spread out traffic pattern and is usually not involved in school drop off or pick up. An addition of an amenity in the building, such as a coffee shop or small store, would reduce the need as well for residents to drive out, they say.

Due to the item’s popularity, council will be holding a Public Hearing during a Special Council Meeting on May 3, 2023 at 5:00 p.m.