Council Approves Re-Zoning of Contentious First Street Lot
A generated image of a development possible on a First Street SW lot near the entrance, exit of the Trans-Canada Highway. (Image courtesy of City of Medicine Hat)
The future of an empty lot off the Trans-Canada Highway was debated extensively Monday during council’s regular meeting as the contentious property continues to face scrutiny from residents of the Harlow neighbourhood.
Sandwiched between a block with motels, restaurants and car wash nearest the highway and city land, park, a medium density developments along with the Windmill Garden Centre on the other, the First Street southwest property has been the subject of a push and pull debate between city officials and Harlow residents.
The crux of the issues raised by Harlow residents over the past two years has been the density of residential development as well as the height of any proposed building.
“I’m satisfied that most of those (Harlow residents) are speaking in favour,” stated Coun. Bill Cocks following second reading of a rezoning bylaw. “They just wanted to make sure the height restriction is going to be applied. I’m satisfied that has already been taken care of and we will see to it through the land department that any sale of this property honours the motion of council.”
First reading of a zoning bylaw which proposes the land be changed from Mixed Use to Medium Density Residential for 1064 First Street SW was passed on Dec. 15. The previous council had passed a motion in September limiting the height of any development on the property to 10.5 metres.
Cocks also noted that while there were some suggestions during the public hearing from Harlow residents that having single-family dwellings would be preferable, he noted there is currently no city residential zoning which would strictly only allow for such a development.
“Quite frankly, there is no land-use district currently within Medicine Hat that allows only single family,” he stated to council.
Coun. Stu Young, like Cocks before him, thanked Harlow residents for voicing their concerns but also noted a Medium Density Residential rezoning of the property is a good compromise from a previously suggested four-storey development.
“I think this is a reasonable middle ground,” stated Young. “It’s a unique property; we’re saying medium density because of the buildings we want on there but the height in Medium Density is too high – it’s 12 metres so we want to reduce that. . .But we also have to take into consideration developers.”
Harlow residents, largely lead by members of the Hale family, have been voicing concerns regarding developing the property. That opposition has taken the form of public banner being posted on homes bordering the vacant lot to residents purchasing the plans and permits of a former proposed development on the land.
Brock Hale, president of the Harlow Neighbourhood Association, addresses city council during a public hearing on rezoning a First Street SW lot. (Photo Alex McCuaig)
Brock Hale, president of the Harlow Neighbourhood Association, said he welcomed the opportunity to speak on the issue of development of the land. However, he stated during the public hearing the preference is for single family homes.
“If we had a perfect world, we would love single family that matches and fits a single-family neighbourhood. But we understand that may not be what the city, planning and development, are fighting for. So, if I had my choice, that would be what I’m fighting for. That being said I’m willing to understand and listen to other sides of it,” stated Hale.
While a specific development has not yet been proposed, council saw several townhouse, duplex renderings which could be possibly built under the Medium Density zoning while adhering to the 10.5 metre height restriction.