A medium density development proposed for an area along Turner Creek will do more to protect greenspace and trails in the area than single-family residential.
This was one of the points shared by Salmon Arm council when voting to support an application to rezone 1730 9th Ave. NE, 1470 TCH NE and 1671 2nd Ave. NE (east of Hilltop Inn) to a CD-22 Comprehensive Development Zone, to accommodate a medium-density development project.
The applicant, Providential Developments Inc., is proposing 354 residential units – 140 assisted living, 188 apartments and 26 townhomes.
Final reading/approval is subject to the dedication or registration of statutory right of way dedicating a trail connection of the Turner Creek Trail through 1730 9th Avenue NE and 1470 Trans-Canada Highway NE, and a trail connection from 2nd Avenue NE to the TCH Frontage Road, in close alignment with the existing trail system; as well as the submission of a traffic impact analysis.
Staff reported the proposed use complies with the area's medium density designation and density bonus provisions in the Official Community Plan.
Included with the proposed CD zone is an increased maximum principle building height of 25 metres, up from 13. Staff explained this is to accommodate development of the independent living building on challenging topography.
Council gave three readings to the application at its well-attended Nov. 25 meeting. Prior to the readings, Mayor Alan Harrison explained a public hearing was prohibited by provincial legislation. This was followed with lengthy discussion, beginning with Coun. Sylvia Lindgren asking about connections to downtown other than trails.
"I know there’s a trail system, but that doesn’t get plowed in the winter so that leaves a lot of months in the year when that trail is probably not very accessible and it’s a pretty steep hill up the highway or across to McGuire Lake," said Lindgren, asking about options for sidewalk and transit. City engineering and public works director Rob Niewenhuizen said there would be two public access points to the area, one running onto 9th Avenue NE and the other onto 2nd Avenue NE.
"In regards to sidewalks, there are connections on 20th off of the trails, and there are proposals within the development for accessing that," said Niewenhuizen. "There’s obviously a shortfall on sidewalks on 9th, and obviously there’s a tunnel going underneath the highway so development will be able to access that."
Lindgren said if the project goes ahead, public transportation/access would be important.
The site plan also includes road access to Highway 1, but for emergency use only.
Coun. Kevin Flynn said he's seen two or three attempts to do something with the property, noting there are significant issues to be dealt with in the development permit application.
"The fact is, this is a good spot for higher densities…," said Flynn, stressing "higher density, contrary to what I think people believe… allows us to protect more greenspace, more trails and everything else than single family."
Lindgren shared other concerns, including increased vehicle traffic and potential impact on the riparian area, noting "that’s regulated by the province and I suspect will be respected by the development process if it goes ahead."
Recognizing attending members of the public, Mayor Alan Harrison proceeded to address a variety of concerns, including environmental. While it is an environmentally sensitive area, Harrison shared Flynn's point on the advantages of going to higher density.
"One of the advantages of going to higher density in a hilly area is that where you cannot build, which is on the hilly parts, the trees can be maintained," said Harrison. "In Salmon Arm right now, single-family houses are being built on all kinds of terrain and you see that with the huge retaining walls. So while it seems backwards to think this way, the environmental aspect is actually more positive with higher density…"
Harrison also noted the proposed development would bring higher density closer to the downtown, as opposed to urban sprawl.
Regarding traffic, Harrison agreed it would be an issue.
"The north portion of this property is the piece that’s to be developed first, "said Harrison. "Makes sense. It’s flat and it’s the easiest and that’s always the way it goes. The south part, the road access which is off of 2nd, we’ve all walked down there and there’s going to have to be some work done to make that work.
"I know residents in that are a are concerned about traffic because right now they’re in a quiet little subdivision and if traffic from this development on the north side goes through that road it’s going to change the traffic in their subdivision… what we do have to do is make sure it’s as safe as possible…"
Harrison concluded the proposal was the best he'd seen for the property.
