Secondary suite approval challenged at Strathmore appeal hearing

By Melissa Crispin-Piche Local Journalism Initiative Reporter

A development permit allowing a secondary suite in Strathmore’s Lakes Estates neighbourhood was brought before the town’s Subdivision and Development Appeal Board (SDAB) on Aug. 20 following concerns raised by area residents.

The appeal centred on Development Permit D26-083 for 52 Lakes Estates Circle. The property is zoned R1 Single Detached Residential District, and a secondary suite is considered a discretionary use under the Town of Strathmore Land Use Bylaw. Jim Goertz spoke on behalf of the neighbourhood association. 

New Urban Custom Homes submitted a development permit application June 10, with payment received June 12, in order to bring the work into compliance. Development Permit D26-083 was subsequently approved July 7. 

It was noted by an adjacent homeowner that building of the suite started before the permit was approved, however, there is no concrete evidence to support this claim.

Residents appealing the approval raised several concerns, including the character of the neighbourhood, parking, snow removal, the potential for additional secondary suites to be approved in Lakes Estates and the possible impact on property values. The written appeal argued the area was intended for single family dwellings and that allowing a secondary suite could change the character of the neighbourhood.

Parking was a significant part of the discussion surrounding the application. Under the Land Use Bylaw, one additional on-site parking stall is required for a secondary suite, and street parking cannot be counted toward that requirement. 

The Development Authority found the application met those requirements. Its report states the property has a three-car garage and three parking pads and that internal departments identified no concerns that would prevent the application from being approved. 

The town also pointed to Strathmore’s history with secondary suites. Council reinstated them as a discretionary use within low density residential districts in 2020 following public consultation. Administration described the change at the time as a way to encourage safe and regulated secondary housing opportunities in the community. 

The permit was approved with conditions requiring the development to comply with the R1 district and Land Use Bylaw, follow the approved plans and parking requirements and limit the property to two dwelling units: the principal residence and one secondary suite. 

The Development Officer concluded the suite would not unduly interfere with neighbouring properties or alter the established character or primary function of the neighbourhood. The report also found sufficient municipal servicing and on-site parking were available, three parking stalls in the garage and three in front of the garage on the driveway pad.

The question about proper installation of frost protection and proper drainage also were brought up with the respondent stating they would make any changes necessary if the suite is approved. 

The Subdivision and Development Appeal Board has the authority to uphold, vary or overturn the Development Authority’s decision. The board’s decision will be presented at a separate meeting with the date yet to be determined.