Building up housing stock in capital

New development in Charlottetown of more than 542 units headed to public meeting

A proposed housing development with more than 542 total units is going to a public meeting in Charlottetown.

The proposal for four lots between 257 and 269 Mount Edward Rd. went before Charlottetown’s planning board on May 1.

Staff recommended that the planning board recommend council approve a public meeting for the development that would add four apartment buildings and four stacked townhouses.

Council voted on May 8 to send the proposal to a public meeting.

During the meeting, Coun. Bob Doiron said the project would be a major development, questioning the standard practice of only notifying area residents within 100 metres of a proposed development.

“Only to have (within) 100 metres to be involved, that’s barely three houses up each way,” he said.

“Everybody’s going to be affected on Mount Edward Road and Brackley Point Road, so I’m just asking to come up with something better than the 100 metres.”

ENGAGEMENT

City planner Laurel Thompson explained the zoning and development bylaw and Planning Act both outline the process for notifying neighbours about developments.

The bylaw specifies the 100-metre requirement, while the Planning Act only notes councils must “give an opportunity to residents and other interested persons to make representations” with at least seven days' notice in a locally circulating newspaper.

Coun. Julie Mccabe agreed with Doiron that the city should give more opportunities for public engagement and try to reach people who may not see newspaper notices.

“We’re a world of technology. We have to be able to do better.”

Deputy Mayor Alanna Jankov said it is important to follow protocols or else the city opens itself up to Island Regulatory and Appeals Commission (IRAC) appeals.

Coun. Mitchell Tweel also suggested that council needs to look at growing infrastructure and sidewalk needs in the area, particularly the stretch between Belvedere Avenue and the Route 1 bypass.

“If we’re going to be planning a development of this magnitude, I also think we need to look at the required infrastructure, public works, water and sewer, all of those prerequisites,” he said.

COMPLEX PROPOSAL

The May 1 planning board report said the proposal is complex and involves a proposed development concept plan, rezoning, a future land use map amendment and a lot of consolidation.

The project would also involve an official plan amendment.

The project will have to go to a public meeting because it involves the approval of a development concept plan, which is treated the same as an amendment to the zoning and development bylaw, the report said.

The applicant is also proposing to subdivide the area for the apartments into four large lots. Subdivisions require 10 per cent of the area to be dedicated to parkland, which is included in the applicant’s proposal, the report said.

“Parks and recreation has assessed the proposed parkland and has agreed to accept the land parcel that is shown on the site plan.”

BIG PICTURE

Looking at how the new housing would fit the neighbourhood and planning principles, the report said the location is within walking distance of bus routes, the Confederation Trail, shopping and amenities.

The proposal also suggests the ground floor of the apartment buildings be used for commercial space, the report said.

“Staff concurs with this assessment as it contributes to the walkability of the neighbourhood.”

On a larger scale, the proposal also fits the city’s draft official plan, which designates the location as a “node” for growth.

The draft official plan describes nodes as intersections of two or more “corridors,” which are the busiest areas of the city outside the downtown core.

“If the new official plan were approved, it would support the project as proposed,” the report said.