Council to hear request to amend Copperwood plan

By Al Beeber - Lethbridge Herald on September 3, 2022.

Herald photo by Al Beeber Council will consider an amendment to the Copperwood subdivision Stage 2 plan that will allow a developer to introduce a mixed use site that include structures with businesses on the main floor and residential units above.

LETHBRIDGE HERALDabeeber@lethbridgeherald.com

Lethbridge city council this month will consider a recommendation from its Civic Works Standing Policy Committee to approve an amendment to the Copperwood subdivision Stage 2 outline plan.

The SPC unanimously approved the recommendation from senior subdivision planner Janet Gutsell at Thursday’s meeting.

The Civic Works SPC consists of chair and Deputy Mayor Belinda Crowson, vice-chair and councillor Nick Paladino who was absent Thursday and councillors John Middleton-Hope and Ryan Parker.

The purpose of the amendment is to introduce a mixed use site which allows for commercial units on the main floor with residences above.

The changes, says the proposal made by Stantec Consulting Ltd. on behalf of developer Daytona Urban Development Corp. will allow for small-scale commercial opportunities in the mainly residential neighbourhood.

The amendment area consists of 61.74 hectares or 152.56 acres of developed and undeveloped land in Copperwood.

The SPC was told that the types of businesses allowed will be limited in scope.

The report, prepared by Stantec, states “to accommodate a variety of market sectors and lifestyles, a mixture of housing alternatives is offered within the outline plan area. The community is primarily low-density single-detached housing and medium-density multi-family sites.”

The type of businesses allowed if the plan is approved would include such things as child care, personal services, physical fitness, accountants and convenience goods.

The report says “this mixed use node will aid in strengthening the vibrancy and success of the area.”

The proposal from Gutsell says changes to the plan will allow for more flexibility in selling and leasing units in the development.

The amendment, says Gutsell’s report, aligns with two elements contained within the 2022 city council action plan including:

1) activity encourage the development and diversification of the local economy;

2) Strive to enhance and sustain a quality built environment.

The SPC was told high-traffic businesses such as liquor or cannabis stores would not be allowed and that two professionals have indicated their interest in setting up residency and businesses there.

The SPC was told small home-based commercial operations would allow Copperwood residents to access businesses within walking distances of their own homes.

Affordability and the desire for complete communities were among the reasons for the proposed amendment.

While such mixed use would be new to Copperwood, both Crowson and John Middleton-Hope pointed out that dual-purpose buildings have a long history, including as the chair noted, in the early days of development of downtown Lethbridge.

Stantec said an open house was held July 26 and residents within a 250-metre area were notified through mailout, much beyond the 60-metre buffer that is mandatory.

The open house had little response, a Stantec representative acknowledged and said it would commit to conducting a second before Sept. 27 when a comprehensive plan could come before council in its entirety.

Concerns were raised about the amendment by a resident of Copperwood who spoke to SPC after planners and representatives of the developer.

That resident said he and other residents weren’t notified about the amendment and had numerous concerns about the potential uses of the home/business structures. Concerns include that a builder could rent out both the top and bottom units and not actually live there. He also expressed concerns about heavier traffic in the neighbourhood, which the developer dispelled by citing the types of businesses which would, by their nature, generate minimal traffic in the area.

Approving the amendment is only the first step in the mixed-use plan from going ahead. Council will also have to approve the comprehensive plan.

If approved, the development will be subject to design guidelines and architectural standards, said the Stantec report. Those guidelines will be developed and enforced at the subdivision stage and will be an extension of ones already implemented in the Copperwood Stage 1 plan and those complimenting the Coalbanks Landing vision and community design.

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