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Silver Valley suburb plan gets first reading

Council has concerns exist about density of proposal.
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Council doesn't like the density in a proposal to build another 179 homes in Silver Valley.

A proposal to build another 179 homes in a northern corner of Silver Valley got first reading Monday, but council wants to see some adjustments if the proposal goes any further.

Morningstar Homes wants to build homes and townhouses at 14155 Marc Road, in the northwest corner of the suburb at the north end of 232nd Street. The proposal is to build 139 single family and another 40 townhomes on two sites that total 2.2 acres.

“I think it’s really too much, way too much,” said Coun. Craig Speirs. “It’s just not doable.”

The slopes are too steep for development, he added.

“I think it’s too dense and premature,” said Coun. Gordy Robson.

Planning director Christine Carter told council that the housing project would meet housing densities set out in the official community plan, but that the OCP also calls for decreasing densities as the distance increases from the centre of Blaney Hamlet and if the development site borders rural land.

The Blaney Hamlet, centred on 232nd Street and Silver Valley Road, is one of the four communities identified when the Silver Valley area plan was written in 2002.

Carter also told council there are now 523 housing units in the Blaney Hamlet area when the original plan called for only 460.

That’s more than intended. But at the time the plan was written, numbers weren’t the main focus, Carter said.

A staff report also questions whether the project meets the environmental goals of the Silver Valley plan in which the “land is to inform development,” and housing is built to conform to the natural terrain “and to avoid wholesale regrading or blasting to enlarge development envelopes.”

Slopes of more than 25 per cent shouldn’t be disturbed or built on, the report adds.

Mayor Nicole Read said she’d support getting the project to second reading, but wants it revised to create more space and wants the application to include a significant recreation feature.

“I don’t like the density. I think the density is far too great for this eco-cluster.”

A previous application for the area in 2009 proposed 137 homes on a smaller footprint.

She’s also concerned about the effect on traffic.

There is currently only one mini-park in the area for kids to play in and the area is built out, she said.

“Most kids play in the streets.

“So there’s a long way to go before this application gets passed.”

Coun. Tyler Shymkiw argued that the proposal should go to second reading.

“To me, it makes very little sense to turn down another OCP-compliant application at first reading before we even have the information.”

Council can’t just ignore policy and reject it at first reading, he said.

Under council’s current policy, developers can make proposals to council with only basic outlines of projects, absent technical studies.

If council wants more information, it can move a project to second reading and require the studies before making a final decision.

If the development proceeds, the developer will have to pay $5,100 for each single family house as part of the city’s new community amenity contribution that collects money to pay for parks and recreation.

The project would also  have to use fire-resistant materials because the area is within the wildfire development permit area.

Council also heard that 232nd Street, which leads out of the Silver Valley, will get sidewalks and street lights installed in 2017.