INNISFAIL- An approved land designation change at the Bella Vista subdivision is aiming to increase housing diversity with a determined eye of providing future affordable housing along Innisfail's westside.
The move to increase housing density on two blocks of land at the privately-owned Bella Vista subdivision, located on the west side of Highway 54, complements parts of the development vision of the well-publicized Napoleon Lake South housing project on town-owned land immediately across the highway that is also aimed at easing current housing pressure on the municipality.
“We know how important having more affordable housing is right now because we really don't have much in this community for that,” said Innisfail mayor Jean Barclay following a public hearing on March 24 into Bella Vista’s land designation application. “Like I said before, there's so many people who are not purchasing or living here because there's nothing for them.
“I get feedback from business owners all the time that they need places for their employers to live and that's how we grow.”
On March 24, town council unanimously approved three readings to a bylaw to amend the Bella Vista Area Structure Plan that allows a higher housing density for two blocks of unsubdivided land totalling 2.76 hectares (6.83 acres) or 5.4 per cent of the total developable area within the quarter-section subdivision.
Gordon Shaw, manager of community development services, who introduced Bella Vista’s application to council, said the subject land of almost seven acres is currently vacant and subdivided from the overall parcel and is not serviced.
He said the land is zoned as a Reserved for Future Development District, and to develop it, the owner requires amendments to the Land Use Bylaw, a subdivision application to have it subdivided, and development and building permit applications.
Shaw said his office views this amendment as an “administrative type matter” as there is no current development proposals associated with the amendment.
“What it does give is greater flexibility to the landowner to develop different typologies within the two blocks under consideration,” said Shaw. “There would be a long way to go before we would see development happen on this these two blocks.
“There's a lot of infrastructure that would have to be put in and based on our earlier discussions with the landowner there is no preference at this time to move forward with any type of development on the lands themselves,” he added.
“They simply seek an amendment that would allow for greater flexibility in the future and also aligning with our Municipal Development Plan and and housing policy,” said Shaw, adding it was not a “unique” type of move by the landowner, “It's not unique, but it's the type of amendment that could set up for future development happening within these two blocks.”
The change of land designation on the Bella Vista lands moves from residential multi-family (R-3) to residential high-density (R-4).
The R-4 district allows for increased height for apartment buildings (six storeys) compared to four storeys in the R-3 district.
As well, the R-4 district allows for greater parcel coverage of between 60 to 70 per cent compared to the R-3 district, which is 40 per cent.
Council was told the differences between the two land use districts result in a higher density under the existing area structure plan with a total number of dwelling units between 75 to 246 on these two blocks compared to 109 units in the existing plan.
“The R-4 district will allow more units to be built at a lower price point, increasing affordability for Innisfail residents,” said Jackson Kostiuk, a planner for Invistec Consulting Ltd. that worked with Bella Vista on the application.
Kostiuk noted the town's 2023 Housing Needs Assessment identified affordable housing as one of the three significant areas of housing need.
He said 70 per cent of homes in Innisfail are single, detached and semi-detached dwellings, and the proportion of apartments has decreased since 2006.
“Increasing housing diversity will lead to more affordable housing options and provide residents and newcomers to the town with greater housing choices,” said Kostiuk.
Audrey Jeske, a current resident of the Bella Vista subdivision, wanted to know whether changing the zoning to one with a higher density would impact property values.
“At this point, it won't affect property values because there's nothing proposed,” said Shaw. “There's no construction activity contemplated on these two blocks,” said Shaw. “It is basically to allow them flexibility in the future, should a developer come along and want to develop the properties.”
