After reviewing the latest outline plan submitted by the developer, CivicWorks, Silverado Development Committee note there have been minimal changes made. The main concerns raised in our initial letter dated May 5, 2017 were: insufficient engagement by the developer, excessive density, and lack of fit with the surrounding area. The developer continues to insufficiently engage the community which is evidenced by the latest proposal which does not address our primary concerns.
The current proposal by the developer includes 724 dwelling units of which 92% (668) are multifamily Townhouses and Apartments. This is a reduction of only 6% multifamily and an overall reduction to the density of 16%. An updated chart comparing the developer’s proposal and what the community deems reasonable is below:
|High Density Plan||Single Family|
With the excessive density still being proposed, our concerns regarding safety of residents, traffic congestion, and parking remain. The original outline plan in the ASP designated this area for single family development and the road network was built in such a way to accommodate a lower amount of traffic. The issues regarding traffic congestion will be exacerbated starting in September when the school opens (located on Silverado Boulevard) and when the 88 townhouses are finished being constructed (south of the development).
There is still a lack of diversification of housing being proposed. Single-detached dwellings should comprise of at least 50% of the developing area, not 8%. Additionally, the developer has changed the landuse at the far west from R-G to R-1, however, this has resulted in no change to the number of houses in that area. This is simply a tactic being used to give the illusion of more variety of landuses in the area.
Analysis of Proposed Changes:
Community Concerns Addressed
- After examining all the proposed changes, the developer has addressed only two of our concerns in part. Specifically, 37 single-detached dwellings have been added which back on to the existing pathway. We are satisfied with this change but note that this provision has only been made on the western part of the development and not to the east. The community has asked for R-1 single-detached dwellings to back on to all existing pathways to allow for adequate transitioning for existing residents.
Furthermore, the developer is proposing an R-G landuse instead of an R-1 landuse. If it is clearly delineated on the plans that single family detached dwellings will be built instead of townhouses, we will be amiable to this change.
- The developer is adding on to the existing pathway by 3.0m; we are satisfied if this is done on the entirety of the existing path.
Items Requiring Change
- Construct a better mixture of R-1, R-G and M-G land uses which would allow for single-detached dwellings, semi-detached dwellings, 2-storey townhouses and 3-storey townhouses. This will reduce density and address many of our concerns.
- As noted above, the proposed R-1 landuse has resulted in no change.
- There still is no playground proposed to accommodate the children with the increased population. A playground should be built east of the wetland area to reduce the size of the M-G parcel which is over 1.0ha.
- The City is requiring the developer to provide lower density districts south of Silverado Ponds Way. The developer has done this on the west part of the development but not to the east. (Point 4)
- The developer has not complied with The City’s request to reduce the size of the M-G parcel to a maximum of 1.0ha. (Point 5)
- The developer states that they have a significant overdedication of S-SPR lands, however, much of this “overdedication” is due to residual parcels and undevelopable portions (distance to the compressor station and wetland areas).
We have not seen the detailed landscaping plans but we would expect the developer to adhere to the specifications laid out by The City of having interface treatment between all parcels. (Point 6)
- The developer has failed to include a third access road to the community. The developer is proposing over 700 units which necessitates three access points. This clearly demonstrates that the area is over-densified, as the developer is unable to fulfill this requirement. This condition establishes that there should be a maximum of 600 dwelling units. (Point 11)
- When examining the new outline plan, a natural revision would be to make the middle S-SPR lands contiguous. This would allow for the stream to be uninterrupted and for wildlife to have a continuous path. (Point 16)
Thank you for taking the time to listen to our concerns. If you require any additional information to ensure our concerns are heard and acknowledged, please contact us.
for Silverado Community Association