(rdnewsNOW file photo)

By Ashley Lavallee-Koenig

DENSITY CAP REMOVED

City council sets the stage for residential developments in Bower

Jun 25, 2024 | 10:47 AM

City council has voted to remove the density cap on two parcels of land in the Bower neighbourhood to allow for residential developments.

The proposed developments are for 16-unit townhouses on each lot (eight units with basement suites), for a total addition of 32 units to the neighbourhood. One is planned for 86 and 108 Bell Street, and the other for 100 and 104 Boyce Street. Both proposals were considered as separate agenda items at council.

Initial consultation with the public revealed concerns around increased traffic and noise, as the area only has three main exit and entry points, as well as parking availability, property values, and general quality of life. A public hearing was held on June 24 so the public could give further comment before council cast their votes.

Speaking to the Bell Street development, resident Audrey Corosky said “Bower is a special community. We fought for that development not to go in last time… we continue to fight because Bower is a very nice subdivision and we’d like to keep it that way.”

Corosky and another speaker, Eldon Riley, have been residents in Bower since a similar proposition was made in 1999, which council defeated at the time. Orlando Toews, a senior planner with the City, said that at the time the City had a different municipal development plan, a smaller population, and different attitudes about density and housing types.

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Speaking to the Boyce Street proposal, resident Kevin Chiliveck expressed doubt about claims that increasing density would have an impact on rent prices. “Increasing the density inside does nothing to change how people get into and out of the area. Gentle density increase will not bring rents down. It won’t effect the rent,” he said. “The area in question here is, unfortunately, a very small available space.”

Greg Wallace, who attended as a representative of the developer said, “I want to emphasize that this product we’re proposing is meant for that missing middle. The families that have been priced out of the housing market potentially, it gives them a space to bring their families.”

With the exception of Councillor Kraymer Barnstable, who removed himself from the discussion and the vote for pecuniary interests, the removal of the density cap on the 86 and 108 Bell Street parcel passed its second and third reading unanimously.

The motion to remove the density cap on the 100 and 104 Boyce Street parcel passed 6-2 on both second and third reading with Councillors Vesna Higham and Dianne Wyntjes opposed.

“It’s a smaller parcel, it has more negative impact from some of the negative influences like foot traffic, etcetera, that are already existing, it’s along a bus route, a busy corridor, and with the new amenities in that park,” Coun. Higham explained, “I will not be supporting this one.”

Bower currently sits at density of 9.73 dwellings per net developable hectare. The average density across the city is 12.59, and new neighbourhoods will have a density of 17.00, as per section 10.2 of the Municipal Development Plan. In response to a question from Coun. Barnstable, Toews explained that the addition of 32 units would increase density a bit, but that it would still be below 12.59.

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