Last night's (November 6) City Council meeting included a presentation and public hearing on a proposed Land Use Bylaw amendment that could result in the rezoning of a residential lot on the north edge of downtown for commercial use.

309 Main Street North sits on the intersection of Main Street and 2nd Avenue. The lot is owned by Dr. Kyla Miller, who also owns Central Health Chiropractic and Wellness Centre. Miller applied for the land use amendment in the hopes that the lot could be redeveloped into a two story commercial building that would give her growing practice more room and add additional commercial space to Airdrie. The Land Use Bylaw amendment would create a Direct Control district that would establish specific development parameters for the property, and only allow a two-story health service building with space that could also be used for offices, retail or restaurants.

Council heard a presentation from City Planner Karl Mielke, who provided background on the project and plans for proposed commercial property. A similar application was brought forward by Central Health in March of 2016 to have the lot rezoned. At that time, Council defeated the application because there was insufficient consultation with local residents and the application was premature because a rewrite of the Downtown Plan had not been completed.

Since then, the applicant held a number of one-on-one meetings with adjacent landowners and hired a number of professionals to refine various aspects of the design, which included a geotechnical study to look at the impact of the underground parkade on the water table in that area, and a traffic impact analysis. The designs were refined and presented at a public open house in July, which garnered additional feedback on the designs.

Mielke highlighted design features of the building, which would offer four units on the first floor and four on the top floor for a total of eight units. The building would be designed to have a more commercial feel to the east and more residential feel to the west, as it interfaces with both residential and commercially zoned areas. A planted side yard would sit along the west side to ensure privacy for neighboring residents. The property would also include a small public plaza and one wall dedicated for a public art mural on the north side. The property would also have nine staff-only parking stalls along the north side, and an underground parkade with 27 stalls.

Mielke also showed how the development would be in line with a greater request from the community to see downtown become more vibrant and exciting. Mielke's report attached to the meeting's agenda contended that "the development of a two-story health service building is an important piece of community-building that will generate vibrancy and activity in the north end of the downtown with essential health practitioner services, retail units and restaurant/cafe opportunities right along Main Street." It was Mielke's recommendation that staff give the amendment three readings.

Councillor Al Jones said he supported the proposal, but expressed much concern over the amount of parking, particularly since parking in that area is already limited, especially on days when the Provincial Court is in session.

From there, Council held a public hearing on the matter. Twelve people, including Dr. Miller, a variety of people involved in the project, patients of Central Health, and one neighbor directly adjacent to the property spoke in support of the project. Additionally, 25 letters of support were submitted to the City. In an interview today (November 7), Dr. Miller said she believes the voices in support speak volumes.

"Everyone of those 25 letters of support were from members and residents of Airdrie. They were not my friends and family, they are people who live here and have invested interest in this project for themselves and for their families."

Eleven residents of Old Town that would be affected by the development spoke in opposition of the project, citing concerns over safety, traffic, noise, parking, and construction debris. Rick Smith was the first to voice his opposition, and in an interview this morning said the heart of the matter is the proposed development would fundamentally change the feel and historic character of the neighbourhood where he resides.

"We have built the homes here or bought the homes here, and we did not buy them with the idea that there would be commercial sitting on our doorstep."

Smith said despite how the rest of the city feels about the project, those that would have the new building in their backyard are firmly against it.

"I walked around the neighbourhood in the areas that are adjacent to where this is going to occur. There were 42 people that signed a petition saying we're opposed to this, and they were definitely opposed to it. It wasn't just a, 'Mmm, maybe,' it was, 'Yes, we don't want this.'"

That petition, along with a number of letters, were submitted to the City in opposition of the amendment. In total, 49 unique submissions were made in opposition.

Dr. Miller said she is sensitive to the concerns of her neighbours, and as a business owner in that area has some of the same concerns.

"I really want them to recognize that these are all concerns to me too, because I still and my neighbors still need to be able to conduct a business and be able to treat and care for our patients and for our clients."

At the end of the meeting, Council decided to adjourn without closing the public hearing to give Councillors more time to come to the right decision. Dr. Miller said because it is a sensitive issue, that is the best course of action short of passing the amendment.

Council will make a decision on the matter when they meet on November 20.

 

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