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Chamber supports housing proposal
Opposed neighbours fill council chamber at council meeting
St. Albert's chamber of commerce is throwing its support behind a proposed affordable housing project in Akinsdale.
A 58-unit townhouse development slated for 70 Arlington Dr. has generated stiff opposition from area residents but the chamber says the site is a good fit and St. Albert needs the housing.
“Business needs staffing and not every person that works for our companies can afford a 4,000-sq.-ft. house with triple-car garage,” said chamber chair Mike Howes.
“We just think it's a good thing. We need it. No matter where it goes it's going to receive some opposition,” he said.
The chamber met this week to discuss the issue and expects to have an official letter of support to city council next week, Howes said.
“There's so many kids that grow up here and they can't live here for several years until they can afford to come back,” he said.
City councillors are keeping an open mind about the project despite vocal opponents who filled the chamber gallery during Tuesday's regular meeting.
Council gave the project first reading, a process that involves publicly receiving a report outlining the proposal, which is a partnership between Habitat For Humanity and Apollo Developments.
A public hearing is scheduled for March 15 at 5 p.m.
The issue pits the legitimate concerns of the neighbourhood against the needs of St. Albert as a whole, leaving council with a difficult decision, said Coun. Lorie Garritty.
“This will be one of the more difficult decisions that we have to make just because of the vocal opposition to it from local residents,” he said.
“I certainly think it's our responsibility to look at this from a citywide perspective, taking into account the local neighbourhood perspective as well. There's a balance there.”
While the controversial issue has prompted an outpouring of negative sentiment in newspaper opinion pages, communication to councillors via letters and emails has been more balanced, Garritty said. He's hoping the upcoming public hearing reflects this.
“I hope that there's more people that come out to speak publicly that are in favour of it. I think it's important to have that balance,” he said.
Mayor Nolan Crouse expects the city will have to open up a second room for the public hearing, which allows anyone a chance to speak as long as they register first.
Crouse has said the city is under pressure to bring in more property tax revenue from its existing footprint, but he wants answers to technical issues like parking and vehicle access before making up his mind about the Habitat project. On Thursday he said he's still in listening mode.
“We're getting people on both sides of it. I'm just listening to it all,” he said.
Vocal opposition
During Tuesday's meeting, five residents spoke against the project and only one in favour. Among the concerns raised were increased traffic, excess overflow street parking, reduced property values, the loss of green space and the number of units proposed for the three-acre site.
“This is just too large,” said resident Christine Grenier. “I am not against Habitat For Humanity. I am against a 58-unit complex that will be placed on that small parcel of land.”
Residents say Arlington Drive is already busy and dangerous to cross. They also feel the development would provide too little parking for its residents and visitors, which would lead to excess street parking.
The usual guideline for medium-density developments is two parking stalls per unit plus a visitor stall for every three units. By this standard, a 58-unit complex would have 135 stalls. The Habitat proposal calls for 114 stalls, which would provide 12 stalls for visitors and an average of 1.75 stalls per unit.
Doug Shoults, the lone resident to speak in favour of the project, said, “St. Albert is one large community and we need to grow as a community, with all people from all walks of life.”
Coun. Roger Lemieux said about 70 per cent of the emails he's getting are against the proposal.
Lemieux said he won't make up his mind about this proposal until he gets a clearer picture of the facts, particularly around parking and the number of units. While he feels for residents' concerns, he also feels the city needs to make good on its promise to address an affordable housing shortage.
“If we don't look at that soon, then we're kind of going backwards,” Lemieux said.
Upcoming election not a factor
Coun. James Burrows said his vote will be decided by the empirical evidence placed before council. However, Burrows threw cold water on the common complaint that the multi-family development will dampen property values.
“I live in the most densified neighbourhood in St. Albert … Grandin,” Burrows said. “I bought my house in 1995 for $116,000. It's now worth two times and a half what I bought it for. Some of the objections … are just not correct.”
Like the other councillors, Burrows said he'll be undeterred by fear of losing votes during next fall's civic election.
“I make my decisions based on what's the best thing for the City of St. Albert, today and in the future,” he said.
He suggested fear of change was at the root of much of the resistance brewing in Akinsdale.
“Nothing stays the same in life. I think it's human nature that people hate change, unfortunately,” Burrows said.
The land in question is owned by St. Albert Protestant Schools. The district has a deal to sell the land to Habitat For Humanity for $840,000, pending successful re-zoning. The City of St. Albert has donated the same amount to Habitat to buy the land.
The development would include 15 units that Habitat would fill through its application process. This requires that homeowners participate in the building of their home. The remaining 43 units would be sold by Apollo Developments at 20 per cent below market value, with a non-payable second mortgage from Habitat.
All the homes would be build by Apollo to the “lockup” stage then completed by Habitat volunteers.
Arlington Drive history
Read more about the history of 70 Arlington Dr.
Comments
Once you become a senior, you may as well get out of town, for all they care. Remember that they're the ones who were opposed to a seniors complex on the very land where Habitat now wishes to build.
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Message ID: 329028
Post On: March 23, 2010
Posted by User #: Fred Trotter
Posted by IP:
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Before anyone gets too excited about this outpouring of "good will" by the Chamber of Commerce, keep in mind that they're only looking for cheap labour.
Once you become a senior, you may as well get out of town, for all they care. Remember that they're the ones who were opposed to a seniors complex on the very land where Habitat now wishes to build.
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Message ID: 328953
Post On: February 24, 2010
Posted by User #: ToniS
Posted by IP:
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Mike Howe, I didn't see any 4000 sq ft homes with triple car garages in Akinsdale. They looked like normal homes, mostly bungalows from the 1970s, that you could raise a family in. These days they're probably considered starter homes. There were also plenty of apartment / condo complexes that would be pretty affordable. I don't understand why the Chamber of Commerce would weigh in on this. The issue is about the density of the proposal, not about business staffing issues. Do you realize that Habitat for Humanity clients must be employed before they apply for a home? That means you won't have a larger pool of workers for businesses to draw from. Do you also realize that not all the low income people in St. Albert that may apply may qualify for a Habitat mortgage partnership, depending on debt levels and income? If there aren't enough takers in St. Albert, they will take applicants from Edmonton or other areas, so you're increasing the pool of low income housing without actually solving anything. What you're getting is a social agency cherry picking future inhabitants. I live in Edmonton near Abbottsfield and have seen firsthand the issues that arise when you build low income housing complexes that are too dense, and the 70 Arlington proposal makes the Abbottsfield townhomes look like those 4000 sq ft houses in comparison. How many kids can play in a backyard that is four feet deep? The average patio is at least twice that size. How much sunshine will they get in that backyard with the six foot high fence right at the four foot mark? How many children would you want to raise in 1200 sq ft with no basement? You would have more room in a condo style apartment because you wouldn't have to give up space for the utility room and staircase. You would also have better security. There are condos advertised in Akinsdale for under $140,000. What makes these tiny townhomes worth $200,000? If you take out the rhetoric about affordable housing and look at this proposal and what it doesn't do for future homeowners, you wouldn't support this. If you look at what it does for Habitat for Humanity and Apollo Developments and how it will fill their pockets, well, silly me, you are the voice of business, aren't you? And really, HfH and Apollo Developments are businesses, aren't they?