Council for the Rural Municipality of Hanover has listened to residents of New Bothwell and has turned down a rezoning request.
Kleefeld Construction proposed the purchase of four lots along Feathertail Way, with the intention of constructing up/down style duplexes for rental purposes. According to Hanover Planning Manager Jeremy Neufeld, three of the lots are 46 feet wide and one is approximately 50 feet wide. Their zoning bylaw requires a minimum of 65 feet in site width. In addition to requesting the land be rezoned from Residential-Single Unit Zone (RS) to Residential-Two Unit Zone (RT), the applicant also requested that Council consider approving the reduced site width to accommodate the proposed development.
Prior to the public hearing, Hanover Administration had already expressed some concern with the proposal, noting the existing neighbourhood is predominantly single-family. Neufeld says that for those who built within this neighbourhood, there is a legitimate concern that this proposed change in density is contrary to what was expected when they purchased their properties.
In addition, Neufeld says Administration is concerned about the impact of the reduced site width. To accommodate the required onsite parking, the driveways would need to be widened significantly, leaving little to no front yard space. He notes that beyond the aesthetic impact, this would have a potential drainage implication as they would lose permeable soil for absorption.
The municipality received multiple letters of opposition. One of those letters came from another home builder, which indicated that they purchased lots in that development under the assumption that it would remain single-family. The letter suggested that a change to multi-family would impact property values, increase density and congestion and alter the character of the neighbourhood.
Another neighbour noted that their application for a secondary suite was denied because the area was supposed to stay single-family. Approving this request would be a "slap in the face."
Other letters confirmed the opinion of Hanover Administration, which said that many homeowners purchased their property because it was zoned single-family. There were also concerns over increased traffic, and how this would impact the safety of the area.
Dave Siemens of Kleefeld Construction appeared before Council at the public hearing. He noted the great shortage of these types of homes on the market. However, Siemens also stressed the importance of not only respecting the neighbours but also wanting to be respected by them.
"We are very concerned about appearance and neighbour concerns," says Siemens. "I definitely understand the concerns of just having renters there."
Following Siemens' comments, several neighbours voiced their concerns. These concerns were similar to those received by letter in advance, ranging from increased traffic, decreased property value, rental units lacking a pride of ownership, and the fact that neighbouring homeowners purchased their properties under the impression that they would remain single-family.
Council was unanimous in denying both the rezoning request and the request to vary the lot width. Councillor Travis Doerksen told those present that Kleefeld Construction is a reputable business that does good work in the municipality. However, he noted that the concerns of neighbours are real. Doerksen says though he is not opposed to development, there is a better place for this type of housing option.
Councillor Ed Penner also noted that because that area is zoned single-family, he could not support duplexes being built there. And Councillor Roberto Hiebert noted that congestion would be an issue, if Council gave the green light.
Following Council's decision, Siemens told Council, "Thank you, I respect your decision."