Concerns over traffic, and a bid by the developer to add a second story to the development, led the city's planning committee to delay a decision Monday on a 40-unit development slated for Auger Avenue.
The development by Dalron would have seen the former St. Bernadette School – which closed in 2015 – demolished and replaced with townhouses.
But there's significant opposition to the plan, with several letters and phone calls to the city, and a few of the residents attended the public meeting.
Dalron's Jaz Perry said he could address one of the concerns off the bat – it wouldn't be social housing units, it would be market-value residences that would sell for about $350,000 each.
“This is not a social housing development,” Perry said.
Drainage issues have been addressed, he said, and while a complete traffic study hasn't been done, a traffic expert they consulted gave a rough estimate of what neighbours can expect.
A school of 300 students, Perry said, generates about 100 car trips in the morning, and 60-70 after school. Their townhouses would lead to 25 at same time periods.
Plus he said a lot of owners will be seniors who are retired, reducing the number of trips.
The development would also generate $390,000 in development charges for the city, add about $175,000 in new tax revenue, conforms with city and provincial goals for intensification and infilling, and would eliminate a vacant building and lot in a residential area, which tends to attract crime.
“We're discouraging that type of behaviour and adding some safety to the neighbourhood.” Perry said. “And we're using an existing lot and existing infrastructure.”
It was Dalron's Kristi Arnold who discussed added the second story to some of the units.
“We're looking for a one-story with a loft option,” Arnold said, adding that about half of the units would likely end up as bungalofts.
A bungaloft is like a bungalow, with added living space on a top floor. They're not technically two-stories high, but are considered that way for planning purposes.
“It adds a bit of living area,” she said.
But the bungalofts were a concern among some residents, who would have the higher structures looking down on them in their back yard.
Other residents were concerned where the garbage generated by the new residents would be stored. But the single major issue was traffic, with Auger residents talking about how difficult it already is to get out of their driveways. One described it as “playing Russian roulette with your life.”
Auger resident Gerry Houle said he doesn't understand how adding 40 units to the street won't impact traffic.
“This street is so busy already,” Houle said, a situation made worse in winter when snowbanks get high.
“During the day, it's almost impossible to get out of your driveway,” said another resident, Richard Bazinet
“Auger already has a traffic issue,” agreed Ward 12 Coun. Joscelyne Landry-Altmann. “We've talked about Auger for a very long time.”
Jason Ferrigan, the city's director of planning services, said the roadway is at the top of the list for traffic calming measures, tied with a section of Riverside Drive.
The city spends $165,000 a year on traffic calming, and does as much as it can with that amount.
“So Auger Avenue is on the radar screen for traffic calming,” Ferrigan said, but when and what will be done still hasn't been determined.
Ward 8 Coun. Al Sizer, the ward councillor for the area, said the plan has stressed out a lot of residents, and suggested waiting until they have more information on traffic calming before making a decision.
“There's a lot of angst among residents,” Sizer said.
He suggested that a full traffic impact study be completed, as well, before plans are finalized.
“There are a lot of concerns out there,” he said. “We should be going back to the drawing board.”
In the end, the planning committee deferred a decision — basically keeping the public hearing on the plan open – until they can gather more information to address concerns of residents in the area.
