DC district proposed for downtown church site

Canmore's Distinctive Homes is proposing to build a multi-residential project at the corner of Seventh Avenue and Seventh Street in the community's downtown core that would include affordable housing, but first council has to approve a direct control zone for it.

The direct control zone was in front of council Tuesday night (April 4) for first reading, which passed, and to set a public hearing for April 25 at 6 p.m. at the Civic Centre.

Development planner Marcus Henry presented the land use bylaw amendment needed to create the new district and permit a multi-residential development with up to 40 units.

Henry said current zoning for the four lots would only allow fourplexes to be built on each lot.

“In general, the application aligns with the growth management policies, affordable housing goals and neighbourhood residential goals,” he said.

The direct control district proposed would allow for a minimum of dwelling units of 12 and a maximum of 40. It sets the setbacks for the property in relation to adjacent properties and has some reduced parking requirements for some unit types, but all parking is planned to be underground, with a maximum building height of 14.5 metres.

The proposed building massing, explained Henry, would see two storeys developed along the roadways and four storeys tall at the laneway. It also sets the landscaping requirements, which is at this point are considered to be part of an interior courtyard.

To see images of the proposed new building click here.

It sets out that development abutting residential districts shall minimize impacts and that 10 per cent of the development shall be perpetually affordable housing units.

It also sets the planning commission as the approving authority for the development permit, should one be proposed. It was an issue Mayor John Borrowman questioned, along with the fact that a direct control district is the recommended amendment to the land use bylaw.

“While I appreciate in the bylaw itself the planning commission would be the approving authority, not council, I would also appreciate the rationale,” he said.

Henry said a direct control district reflects that setbacks and other requirements have to be tailored specifically to a site, and that those requirements would not be transferable as a general district like R4 residential, for example.

“You would not see this district again other than in the downtown centre and that reason in particular is why we are not proposing a general district,” said Henry, also pointing out the PAH requirement is particular to the property and the proposed development. “A standard district would not be able to specify those kindof requirements.”

As for the Municipal Planning Commission as the development authority, Henry said that is at the discretion of council to change, but a decision from the commission would be open to appeal, whereas a council decision is not.

Almost all of council was interested in the possibility being proposed with the direct control district.

Councillor Sean Krausert said the proposed district is innovative and he would like to hear from the community at the public hearing.

“I think it is interesting and I am interested in what the public has to say about it,” Krausert said.

Borrowman said council has been looking for housing solutions, especially in the downtown core, and the direct control district provides PAH. He pointed out that the recently approved Municipal Development Plan also sets the stage for developers to be innovative and look at providing affordability through density.

“I am particularly happy to see the inclusion of an obligation in the land use to provide some perpetually affordable housing,” he said.

Coun. Ed Russell expressed concern that a direct control district is being proposed and he is struggling with that.

“It seems like we only passed our land use bylaw a couple of years ago, but everything that comes up is a direct control district,” he said, questioning what other changes might be needed to tailor the zoning. “We are pushing the limits in my mind and as we continue to do this, where does it stop?

“This will wipe out the view at Beamer's and what's next? I am willing to see this go to public hearing, but I am not comfortable with it.”

The current LUB was approved in 2010, and has more than 30 direct control districts already included in it. Council has not been immune to using direct control districts to spot zone municipally owned property – like property along Palliser Trail and 11th Avenue and 17th Street – for its own purposes.