Residents oppose condo development

A group of Okotoks residents are disappointed the Town denied their appeal of a planned multi-family development in the downtown-area.

The municipal planning commission approved a multi-family housing development by Sahota S B Investments Inc. at 103 McRae Street across from the Okotoks Provincial Court in April, but neighbours filed an appeal after several normal building restrictions and rules were relaxed for the project. Other variances include architectural guidelines and building height to allow for three storeys instead of two.

Oak Avenue resident Gordon White is opposed a move to more than double the number of units in the building and a lack of parking in the area. He represented 160 area residents at a June 8 appeal hearing.

“When the appeal came up we felt the planning department had given too many variances to the developers,” said White. “We appealed on those grounds and we thought we had a really strong case.”

Neighbours were concerned with the number of units in the development, which was changed from 12 to 32. The minimum size for units was also dropped by half, from 279 square metres to 110.4 square metres.

“It's almost three times as much,” said White. “We felt it would be very jammed and crowded.”

Residents were concerned there wouldn't be enough parking on-site for 32 units. White said parking in the neighbourhood is already difficult, particularly when the court is in session.

“A lot of the time you can't get a parking spot within a block and a half,” he said.

He said they community is worried the appeal decision and development permit will set a precedent for future development in the area, which he said would be to the detriment of Okotoks' historical district.

The modern-looking multi-family development will be out of place, he said.

“We feel it's taking some of our history our culture out of the area,” said White. “That's one of the small things that should be preserved. I don't think the Town has given enough concern over the history that's left.”

He questioned the purpose of zoning guidelines if the Town has the ability to work against its own policies and grant permits for developments that don't fit land districts.

“The community itself feels really let down,” said White. “Why should the Town even bother having guidelines if they're not going to uphold them?”

In all, he said residents feel the development won't fit the neighbourhood and their quality of life will lower with the addition of multi-family units and increased vehicles on the street.

Wendy Cardiff, Okotoks development planner, said there is no other land currently available in town that would suit a multi-unit development.

“There is nothing left in the outlying areas, no lands left in town that are vacant, developers are looking to infill development in older areas,” said Cardiff.

The lot at 103 McRae Street has been vacant since 2008, she said. This development was granted variances to allow discretionary use in the residential zone, which would permit the multi-unit building.

Okotoks resident Sandra Hawker is pleased to see condo-style developments coming into town. She said she's been looking to downsize as she nears retirement, but may be forced to move to Calgary without options like the proposed development on McRae Street.

“I don't want to move to Calgary, but it's the only place with nice condos at affordable prices right now,” said Hawker. “I understand the concerns of the people on that street, but I'm not opposed to the development at all.”

McRae Street resident Elizabeth Welton said she's not opposed to having a multi-unit dwelling built in the field, but she said the process should have been handled differently.

The number of variances are concerning, she said, specifically the number of units without sufficient parking.

“They claim it's for walkability, but that's ridiculous,” said Welton. “You can't walk to the grocery store from here, you can't walk to work from here. We don't have transit. People will need cars.”

Of more concern though, she said, was the fact two of the men originally involved in the development project were charged on June 10 with fraud and theft in the amount of $33 million from a proposed resort development in Crowsnest Pass.

William Bradley and Colin Becker, both of Calgary, were officers and directors of Bridgecreek Development Corporation between 2006 and 2007. The company has been under investigation since 2012 for its use of investor funds.

Sahota S B Investments owner Sam Sahota said Bradley and Becker are not involved in the project and he has not had any business relationship with them for more than two years.

Sahota has owned the property since 2008.

Though Bradley spoke on his behalf at the subdivision appeal board hearing, Sahota said he was only hired to speak during the meeting and is not involved in the project.