Meadows public hearing: multi-use developments solve one problem but create another

By Cal Braid
Taber Times
Local Journalism Initiative Reporter

Taber town council held a public hearing on Nov. 10 in order to make a decision about approving a new four-unit residential development in the Meadows.

  The Town implemented Direct Control District-4 to permit and regulate a manufactured housing community like the Meadows, but a multi-unit complex is not in line with what the district was originally designed for.

 The lot at 2 Meadows Cres. is about one and a half times the size of standard lots in the area, which were designed to have one dwelling unit on them. The new development’s size would be a significant increase to the density of the area, the agenda said.

 The proposed multi-unit development is 52 per cent higher than the 4.5 metre allowable maximum height for permitted use dwellings. The plans for the multi-unit call for a parking variance because the standards require two stalls for each unit and there are four units which would require eight stalls. The developer has provided for seven stalls.

 Before the hearing began, Coun. Antoniuk recused himself from the discussion due to a conflict of interest. He said his employer was involved in the matter.

 Development Officer Celina Newberry read a letter of objection to the development which suggested that increased traffic on roads without sidewalks could be hazardous for children and seniors walking in the area. In addition, a taller building would diminish the privacy of smaller homes in the community. The letter said the multi-unit would also detract from the aesthetic of the neighbourhood. At least 20 residents and/or property owners were named as signees of the letter.

 After hearing the letter, local developer Sid Tams stood up to speak on behalf of the project. He said he was developing Prairie Lake Estates as well as participating in building homes at the Meadows. He has built nine duplexes, a six-plex and a four-plex in Taber.

 “I rent them and I sell them, and I can tell you this,” he said. “We’re just completing two duplexes across the street from where this application is. I received not less than 55 applications to rent this weekend as it went out on social media. Fifty-five.”

 “There is a need for this type of housing,” Tams said, and then addressed the NIMBY (not in my backyard) aspect of it, which he said has always been a problem with development. While he said he understood the concerns of the neighbours and didn’t want to cause a problem, he noted that he had four other corner lots in the area that he would like to develop.

 “I’m sitting here listening to neighbours, and I spent $50,000 doing something that the administration of the Town of Taber assured me was going to be okay, so I went forth and did it,” he said. “However, due to the letter, I’m probably going to rescind it, because I don’t want to be that guy in the neighbourhood. But I will come back here and apply for four more duplexes in the NW corner where this is not an issue. I just don’t want to upset the applecart.”

 Mayor Prokop agreed with Tams’ position to some extent by affirming that the neighbourhood was designed for affordable housing and that council had made some exceptions to accommodate the project.

 “Flexibility was part of a theme,” Prokop said. “I think we’re missing the boat in some ways by not being accommodating enough.”

 Coun. Firth interjected with, “Point of order. I don’t know if this is the most appropriate portion for this discussion as this is a public hearing. This is to receive information from the public – not really to share our opinions.”

 “Fair enough,” the mayor replied. “Okay, thank you.”

 Coun. Sorensen moved to accept for information the input received in the hearing, and council carried it unanimously. The decision will be reported after the next council meeting.