BARRHEAD – Higher density housing in Beaver Brook Estates is not a done deal.
That is what Town of Barrhead councillors said during their Sept. 10 meeting in which they voted 6-0 to approve recommendations by the Municipal Planning Commission (MPC) to move forward with rezoning or redistricting six lots in the subdivision on 61st Street from R1 to R3.
R1 residential allows for low-density housing, such as single detached dwellings, while R3 provides various housing options, such as duplexes, triplexes, fourplexes, and row houses.
Later in the meeting, councillors also unanimously gave the first reading to revise the Beaver Brook Estates area structure plan. Councillors also set a public hearing for Oct. 8 at 5:30 p.m. in Town of Barrhead council chambers.
Coun. Dave Sawatzky was absent.
Council first considered the issue at their July 9 meeting when they approved the amended land-use bylaw's first reading. The municipality hosted the accompanying public hearing on the bylaw on Aug.13, with over 20 people attending, with most speakers opposed to the amendment. Councillors then tabled further readings of the bylaw following an in-camera session at the council meeting held immediately after the public hearing until the MPC reviewed the bylaw.
As mentioned, the committee, in its report included in the public agenda package, recommended rezoning the lots. They also suggested that council amend the Beaver Brook Area-Structure Plan so it matches the proposed changes to the land-use bylaw, and if the two bylaws receive third reading, the town should implement architectural controls for the redistricted area.
Coun. Rod Klumph said that while he initially supported the redistricting of the lots, he was no longer sure after hearing residents' comments at the public hearing.
"It seems like a knee-jerk reaction to the housing crisis, in forces we can't control, including the federal government," he said.
Klumph added that more and more town or urban residents are being asked to live in higher-density areas to protect arable land for food production.
"We have these big goals, but in the meanwhile, we have people in Beaver Brook that have fears," he said. "I think if we are going to do things like when [the council of the time] set up the area structure plan, we have a real plan for Barrhead."
Some of the concerns expressed by residents at the public hearing included lowering property values, increased traffic and noise, and the fact that it would change the character of the subdivision by having a more transient population, as the higher-density housing would likely be rental units.
After listening to the comments at the public hearing, Klumph said he now opposed the rezoning.
"As an elected representative, I have to listen and act on those concerns," he said. "The town does not hire me. I am elected to represent them."
Klumph added that if council approved first reading of the area structure plan, they effectively approved the rezoning. He then challenged his fellow councillors to change his mind.
Councillors Ty Assaf and Don Smith disagreed, saying that giving the structure plan and adopting the MPC recommendations was just the start of the process.
"There is going to be a public information session where residents' concerns will be answered, and after that, there will be a public hearing," Assaf said. "Where even more people can bring their concerns forward after the public information session. We are not just trying to pass it."
Smith agreed, saying he has yet to make up his mind. He said the first reading of a bylaw must get something on the floor so the public consultation and debate can begin.
"[The bylaws] can be shut down at second or third readings pretty easily," he said.
Coun. Dausen Kluin agreed with Assaf and Smith, saying this was only the start of the process.
He added that if council eventually decides to move forward with rezoning the lots, he likes the MPC's recommendation that the municipality retain "architectural control".
"That way, people can't build whatever they want; it has to fit in with the neighbourhood's character," he said.
Klumph said he understood why municipalities are considering increasing the number of higher-density zones, reiterating the nation's housing shortage.
"More people are moving into Canada through immigration, concerns over urban sprawl, and things have changed in our area, but is there anything else you can add to the list?" he asked.
Smith added that the economics of the community had changed, noting that only a few people could afford $300,000 to $500,000 single-family homes and pointing to new construction in Beaver Brook. "There is barely one built a year," he said.
The MPC also pointed this out in its report to the council, noting that only 16 lots of Phase Three in Beaver Brook have been sold.
"What we are trying to do as a council is to change the [Beaver Brook area structure plan] to allow [for higher density housing] that maybe some families in our community that will be affordable," Smith said. "If we don't change it, we won't have affordable housing, but that doesn't mean it has to be those six lots. That is what we are trying to figure out, and we can't have that discussion until we pass the first reading."
Assaf agreed, noting the municipality had very few levers to pull, saying Beaver Brook is the only residential property the municipality owns.
Mayor Dave McKenzie said although the municipality will host an information session in early October, he said the MPC's report answers and dispels many of the concerns people raised during the public hearing.
Klumph agreed, saying he believed many comments opposing the rezoning were from fear.
He added he lives on a street with various housing types and is zoned R3.
"You name, it we got it," he said. "The fear is legitimate, but in my experience, I don't see the things they are concerned about are not happening. I don't hear the noise. The apartments that I lived near were perfect neighbours. Certainly, there are bad eggs in our community, but they can live anywhere."
