Residents determined to preserve the historic character of the city's oldest neighbourhoods packed a public meeting on Wednesday.
Extra tables and chairs had to be pulled out at Festival Hall, where about 100 residents gathered, to provide their input and criticisms of proposed changes to how Red Deer neighbourhoods grow.
Much of the discussion revolved around changes to the Zoning Bylaw that could ease restrictions on backyard suites and other secondary living spaces, as well as the possibility that four housing units could be developed on residential lots without needing rezoning approvals or public consultation.
The four-unit-as-of-right requirement is linked to the city's successful application for a $12-million Housing Affordability Fund 2 (HAF2) grant. To receive the money, a number of conditions to allow greater density must be met.
Waskasoo Community Association president Brenda Garrett said she was "absolutely pleased, but not exactly surprised" at the big turnout for what is becoming a contentious vision of how the city will grow.
"People down here are really proud of their neighbourhood and feel a real sense of place," said Garrett.
Waskasoo residents' determination to preserve the character of their neighbourhood is driving concerns that the city's "gentle density" plans could lead to backyard suites that are too big, both in footprint and height.
An application for a backyard suite that was nearly five times the size allowed under the existing bylaw was turned down by the city's municipal planning commission. But that and several other requests for significant relaxations galvanized those who saw the door edging open to what they see as excessive development.
Garrett said there also was support for a requirement that the property owner must live on the lot where a garden suite is built.
Residents attending the meeting were divided up into tables of eight or so who gave their input to a facilitator who recorded their views to be included in a report summing up community feedback.
Garrett said there was little support for the four-unit-as-a-right concept at her table, although some left the door open for them being a discretionary use, meaning they would be subject to scrutiny and not rubber-stamped.
Four-unit-as-a-right regulations would mean that property owners could choose to build up to four residential units on eligible lots without needing rezoning approvals or public consultation. Options could include a four-plex, duplex with suites, or a main house with both basement and backyard suites.
Garrett said most residents believe it will just lead to a steady parade of developer-led four-plex applications that residents will have no power to stop.
Also linked to HAF2 funding is a condition that encourages up to eight housing units on lots within 800 metres of a transit corridor, which in Red Deer applies to Gaetz Avenue. All of Parkvale and The Pines and large portions of Waskasoo, Woodlea, Riverside Meadows, Kentwood, Normandeau and several other neighbourhoods would fall within that circle where regulations could be changed to allow more density, higher building and lower parking requirements.
Parkvale Community Association Len Carlson questioned the value of gathering input that had already provided by residents and neighbourhood associations to the city, including in a recent letter by the three historic neighbourhood community associations that was sharply critical of the city's approach.
"To me, it was contrived and leading us to certain conclusions that we had already come to," said Carlson.
Some residents were dismayed that more information was not provided on proposed changes and their implications.
"(City staff) were telling us nothing new," he said.
"I guess what we were looking for was more of a question and answer session. I think that's where a lot of discontent at the beginning (of the meeting) came from."
Parkvale resident Dawna Allard said that at her table, the general consensus was that the size of garden suites or granny flats had to be limited to maintain the character of their neighbourhood.
Some of the proposals that have already come forward have gone well past the granny flat concept was a view many shared.
"These aren't granny flats. These are second homes. That's what I was hearing."
Allard said others voiced concerns that there was no provision for opt-out clauses from new development regulations for the city's character neighbourhoods.
A pair of open houses focused on HAF2 are set for Westerner Park Heartland Room from 5-7 p.m. on Monday and Wednesday.
Search Housing Accelerator Fund or go to: engage.reddeer.ca/growing-red-deer-together for information on public information events or to respond to a survey.
