Duane Hicks
As town council mulls over whether or not to embark on a new subdivision this fall, local residents have provided it with a few points to ponder.
A public meeting was held Thursday night at the Civic Centre to gather input on the proposed 27-lot Erin Crescent subdivision and while the small group on hand seemed amiable to the idea, they also made several requests as to what they’d like to see if the project gets the go-ahead.
A first request was that the zoning for the subdivision remain R1 (single family detached dwellings only) and not be R2 (single homes, duplexes, townhouses, and apartments).
Several residents noted the R2 zoning, and the possible variety of housing that might result, wouldn’t “jibe” with single dwelling homes in that part of town and so “devalue” the neighbourhood.
Resident Joanna McQuarrie said she felt the majority of people living on and near Kaitlyn Drive would like the R1 zoning “just because that’s the kind of neighbourhood it is now.”
Chief Building Official and municipal planner Tyson Dennis said he feels having it zoned as R2 would allow for more options for development, such as townhouses, apartments, duplexes, triplexes, and quadplexes that might be marketed to retirees and families alike.
“Somebody could buy an entire side of Erin Crescent and put an entire retirement home up essentially,” he noted, adding it’s possible just the larger of the 27 lots might be zoned R2 and the rest as R1.
While duplexes have not been common here, four or five have been built in Emo in recent years, noted Dennis.
“It’s cost-effective,” he remarked. “You have two homes on half the property.”
In response to a question about low-income housing, Dennis clarified the town owns the land, not the Rainy River District Social Services Administration Board (DSSAB).
“I can’t see them [DSSAB] coming to the table to buy a $60,000 lot times four to get something,” he said.
Lots prices can’t be determined until the project has been tendered, but estimated costs put them at $59,000 for a 690 sq. metre lot to $127,000 for the largest ones (1,440 sq. metres).
Those who buy a lot must begin building on it within five years.
Operations and Facilities manager Travis Rob reiterated that at those prices, it’s unlikely anyone would buy lots for a geared-to-income housing project, but instead likely would be a high-end townhome development like the new one on Front Street.
A second request by area residents was to have the option of buying a lot abutting their current property and not have to build a house on it, but instead maybe put a garage on it or use it as an extended yard.
Fort Frances CAO Doug Brown noted that because the town has to run water and sewer to each lot, costing money, it’s good to know ahead of time that someone may want to buy a lot and not build a home on it.
A third request was for the town to consider leaving some open space for neighbourhood children to play in safely.
“Is there allowance for a green space?” asked Patcin Avenue resident John Dutton.
He noted Kaitlyn Drive has been in existence for about 20 years and there’s now a second generation living there.
“There’s young kids,” Dutton said. “The streets are filled with children all of the time.
“Most of the green space is down Sixth Street.”
Dutton suggested the town might opt to not service a pair of lots and leave them as green space.
After all, part of the land already is being used recreationally.
“On any given night in the summertime, I can hear people playing horseshoes back there,” said Dutton.
“There’s all kinds of stuff happening in that area.
“If there’s a designated space in this development, it would certainly make it more attractive,” he added.
In general, the residents at Thursday’s meeting supported the proposed subdivision.
“I think there would be people willing to build,” said McQuarrie.
“There’s a lot of people that are coming back, young people moving to town that are looking for houses,” she added.
“There’s nowhere to build and so then you’re looking at renovating.
“I think it does give people an option, especially if they’re moving their families here from the city,” McQuarrie reasoned.
“They might want new homes.”
McQuarrie later added she didn’t think the town would have trouble selling the lots.
Input from Thursday’s meeting will be included in Dennis’ report to the town’s Planning and Development executive committee next week.
That committee then is expected to discuss the proposed subdivision and make a recommendation to council in time for its Aug. 21 meeting.
“It will be a real discussion at the council table,” predicted Mayor Roy Avis, noting that at this time, his main concern is whether or not the lot prices will be too high to attract prospective buyers.
If council agrees to go ahead with the subdivision, the project could be put to tender in September in order to get sewer and water lines in the ground before freeze-up.
Lots could go up for sale as early as January.
Utilities then would be installed in the spring and lot owners could start building next summer.
Curb, gutter, and asphalt work could be done in the fall.
