Concern of 9th Avenue NE residents about a proposed multi-storey apartment complex being a poor fit for the neighbourhood failed to sway city council to vote against amendments for the project.
At its Feb. 26 meeting, council voted in support of official community plan and zoning bylaw amendments required for a proposed six-storey apartment complex of 60 to 80 units, that would be integrated with the Lakeside Bowling Centre at 1881 9th Ave. NE, and extend into the adjacent property at 1821.
The applicants, 1026082 BC Ltd. and A Lakeside Bowling Ltd., and agent IBA Architecture Inc, sought to change the official community plan designation of 1891 from medium density residential to Highway Service/Tourist Commercial, and rezone both properties to a proposed CD-21 Comprehensive Development Zone.
Staff explained the CD-21 zone was created in response to public concerns around permitted uses, including a hotel, under the city’s C-6 zoning previously sought for the site.
“The range of uses permitted in the proposed CD-21 zone… have eliminated potentially problematic uses,” reads a staff report to council.
Council gave third reading to the amendments, with Coun. David Gonella opposed. This was after a public hearing where residents spoke against the proposed development. Concerns raised included increased traffic and issues with parking and road congestion, and the prospect of a six-storey building going up.
“It doesn’t fit in at all with the neighbourhood,” said longtime resident Neil Kenny. “It looks like it’s a big city idea that’s been brought to Salmon Arm and I just don’t think it fits.”
Resident Luke Norrie suggested a medium-density development, such as the Copperview Corner residences across from the RCMP station, would be a better fit.
“Six storeys is going to dwarf the entire landscape for residents, not just for myself but everywhere around,” said Norrie. “It’s going to change the look of the neighbourhood…”
Amanda Norrie and Kevin Smith both raised concerns around access/egress, particularly in an emergency situation.
“We were the second community in Salmon Arm and the second in the regional district to obtain FireSmart recognition, and it’s my job to perform community assessment of the fire hazard…,” said Smith, concerned that 9th is a dead-end street and that increased density may add to the existing “bottleneck” at 2oth Street NE.
In response to some of the concerns, one of the property owners/applicants noted the estimated 60 to 80 residential units may not be the end result, which would later be determined with input from the city staff and further feasibility studies.
Speaking against the amendments, Gonella said he supported adding more affordable housing but not the proposed density.
Read more: Apartment building proposed to go beside Salmon Arm bowling alley
Read more: Salmon Arm Council approves six-storey building with up to 140 rental units
“I do believe this space is an ideal spot to have more affordable housing,” said Gonella. “I’m concerned about the size of this property with the current traffic and how it flows.”
Other councillors spoke in favour, commenting on concessions made by the developer with the creation of the CD-21 zone, the need for density and to build up instead of out.
“My caution would be is we must be careful not to assume that the neighbours who make these applications don’t also care for their neighbourhood,” commented Coun. Louise Wallace Richmond. “I feel strongly the applicant is recognizing our profound need for rental housing, and it’s a high threshold to reach if you’re going to build rental housing – you have to have density to make it work and it’s a piece of property where it would work…
“The status quo isn’t working and if we don’t build up, we’re going to build out, and we don’t want to build out because building out is more expensive…”
Coun. Sylvia Lindgren noted concerns raised during the hearing have been heard by council before.
“It’s the same with every development, and all of the developments we’ve approved I’d say within the last 10 years… I would argue all of them have turned out to be very good developments…,” said Lindgren, noting she’s seen how increased density can benefit a neighbourhood.
“I would argue having an apartment building in a predominantly single-family home neighbourhood is not a negative thing, and while it is a big change, I don’t think it has to turn out to be something that would be unwelcome.”
Mayor Alan Harrison recognized how increased density is generally seen as a positive – at least until it’s happening near your home.
“When it gets close to our houses we’re less supportive. I guess I would feel that way too. I understand,” said Harrison. “In order to increase density and to make it economically viable, you have to have height… you have to go up to make it economical and we’re in a housing crisis, you all know it. We have to try to solve it, and if we don’t the province is going to tell us how to do it like they already are in many of our zones. It’s coming.
“So my suggestion is, we’re going through the official community plan re-look now. Get involved.”
Harrison invited concerned residents to return to council for the related development permit process.