A small crowd of residents gathered at council’s evening meeting on September 17 to speak to one of three public hearings set for the agenda. Developer Luke Wiebe was back at the table for a third attempt to gain approval for his proposed new multifamily rental development.

After many questions were answered and concerns allayed, council approved the proposal unanimously. Councillor Kevin Stott was not in attendance at the meeting.

Wiebe’s plans to create a second high-density housing development just south of his existing one has been met with much controversy in the past from the neighbouring residents of lots 87, 93, and 103 Fourth Avenue South. Many of their concerns have revolved around the high traffic load being created along a street that acts as a major route for children walking to the elementary and middle schools every day.

As well, the inclusion of multi-level units within a block of single-storey homes has led to concerns over privacy, home values, and the lack of aesthetic appeal such a development might bring to the neighbourhood.

The newest plan, scaled back from the first two, proposes a 50-unit rental development comprised of a pair of two-storey townhouse buildings along the west side of the development, each containing ten suites. A third structure, this one a three-storey apartment building, would be situated in the centre of the easterly portion of the lot and provide 30 new rental units.

This new plan met the requirements of a thorough administrative review that had been conducted of the site, with the inclusion of adequate onsite parking to prevent spillover onto the street and adjacent church parking lot. Wiebe’s new development would be the first in Niverville to meet council’s recently created parking spot rules for developments such as this.

“We have listened to the public and asked for two parking stalls [per unit] and visitor parking as well,” Wiebe told council.

Five residents came forward to address council, once again looking for reassurances on how the proposed infill and construction would affect their neighbourhood. One resident, living immediately south of the lots in question, shared his concerns regarding backyard privacy when faced with two- and three-storey apartments next door.

Others were concerned with sewer capacity and drainage along a street that already sees water backup in times of heavy rainfall. Two emails and one letter of objection to the proposal were also read by council into the public record.

One resident of the multifamily development to the north of the location spoke in favour of the new development. As a single mom on disability, she reiterated the need for lower-cost housing options within the community and was so far pleased with the quality of the rental units provided by Wiebe.

Mayor Myron Dyck told those gathered that council has been working hard at creating a sound development plan for the community going forward. Creating medium- and high-density housing internally allows for more residents to live within easy access to amenities.

“We want to be mindful of land usage in the community and not just deal with urban sprawl,” Dyck said. “It’s very easy to say, don’t do density housing in what is a single-family community and always keep doing it on the perimeter.”

But there comes a point, he says, when residents with homes dating back to the 1940s and 50s can no longer justify putting money back into their aging properties and something new has to occur there. Such was the case with many homes along this stretch of the street.

As well, the lots along this stretch are unusually large which more readily accommodates higher-density options.

“You have to start planning as to what a neighbourhood can do to revitalize,” Dyck added.

The new development will be built in phases beginning with the two townhouses. The lower suites will offer a zero-step entry, appealing to 55-plus tenants. They will be comprised of one-bedroom units, some with an additional den. The upper level will provide two-bedroom suites.

The three-storey apartment block, to be built in a second phase, will offer elevator access to the upper floors. The building will be surrounded on the north and south sides by a 75-foot parking buffer. This, along with a six-foot fence surrounding the development, should help allay concerns regarding privacy for neighbouring homes, Wiebe says.

The property will have two entry and egress areas exiting onto Fourth Avenue South. Wiebe has agreed to install speed bumps within the development to slow traffic.

According to Wiebe, an indoor sprinkler system is not required by code but he agreed to undergo an inspection by the fire chief and follow any recommendations made. Video surveillance will be installed on the property for an added level of security.

Drainage will be addressed through the addition of a gravel-lined moat, keeping excess water from spilling off the property.

Greenspace will be provided on the east and west sides of the property and Wiebe confirmed that play structures could be added if the general demographic of the tenants required it.

“We want to build something here that people are proud of,” Wiebe told council. “I believe the majority of the people living in our [other] complex love where they live… I’ve had a lot of people tell me that they are the nicest rentals in town.”

Increased sewage concerns were addressed by Mayor Dyck. This area is currently undergoing the installation of a larger sewer main that will more than accommodate the additional residents.

But Wiebe had to provide one more assurance before gaining council’s approval. This pertained to the muddy mess and sidewalk blockage which occurred during his previous build.

Wiebe told council that the new development is void of basements, which would alleviate these concerns. As well, he and his crew will make efforts to be more cognizant of their impact on the sidewalk and street during this build.