Four-plex in downtown forges on

Miriam Ostermann
Times Associate Editor

 

In the wake of last year’s discussions surrounding water pressure issues and overall quality of infrastructure, town council sanctioned the approval of a development permit for a four-plex on 121 Waddy Lane.
As part of two exceeding variances that required council’s attention on June 17, the fourplex, which is currently zoned R2X, or medium density attached housing, needed the maximum allowable density of 55 dwelling units per hectare to increase to 71.8 units per hectare.
The decision to grant the development permit came seven months after council received letters from Strathmore residents concerned about water pressures and a deteriorating mainline that is scheduled to be replaced in 2017. Residents experienced issues with the pressure and even deemed their fixtures inadequate when used concurrently; however after inspections and testing by EPCOR, councillors were satisfied that the issue, for now, was put to bed.
“I just wanted to reassure the public that we had addressed those water issues that we brought up before,” said Councillor Denise Peterson.
Generally pressures are detected at 60 pounds per square inch (PSI), and the hydrants positioned at Wheatland Lodge and at the intersection at Waddy Lane and Wheatland Trail, were observed to be 50 PSI and 43 litres per second. In November, administration assured council the readings were adequate for domestic consumption. With the project pushing forward, administration approached council regarding the maximum allowable density and changes to the front property line from six metres to four metres. The town had circulated 24 letters to neighbouring residences on May 22, informing them about the issue of the development permit application coming before council for consideration. However, the town received no responses before the regular council meeting two weeks ago.
According to administration, by affording relaxations for the front setback, infill development and redevelopment can be accommodated, while also providing space for the necessary six off-street parking stalls at the back of the property without changing the building design.
“By pulling the building towards the front property line we were able to meet the parking requirement of 1.5 off-street parking stalls per dwelling unit in full,” said Werner Fischer, director of planning and development for the town. “The easiest thing to sacrifice in order to increase density, are the front setbacks, which is why downtown is often typically residential infills. We recognize, that in the past, the town had approved four-plexes on 50 foot lots.”
Two lots were re-designated in November 2014, to R2X, with the intention of building a fourplex on the property.
Projects with the intention of redeveloping the downtown core are supported by the town’s Municipal Development Plan and the Downtown Overlay District. The Downtown Design Review Committee (DDRC), also supported the exterior design and finishing materials.
“We don’t believe that granting the relaxation will unduly affect the amenities of the neighbourhood or the use, enjoyment, or value of neighbouring properties, and we believe the approval is consistent with policy direction provided by the Municipal Development Plan,” Fischer added.
Because the development officer may only grant relaxations up to 25 per cent, council was required to address the issue, and approved the development permit application with conditions attached.