A majority of city councillors showed support for a proposal to develop the old Bartam Trailer Park on School Draw Avenue during a lengthy government priorities committee meeting on Monday.
Councillors Niels Konge, Robin Williams, Steve Payne, Cynthia Mufandaedza as well as Mayor Rebecca Alty all voiced their support for a new proposal by Mike and Milan Mrdjenovich of Nova Builders Inc. to construct a 65-unit building at 4024 School Draw Avenue, a lot sitting vacant for many years.
Councillors Julian Morse, Shauna Morgan and Stacie Smith opposed the proposal. Rommel Silverio was absent from the meeting.
Because the proposed project is a multi-family dwelling, it requires council's approval as conditionally permitted use, according to the city's zoning bylaw. Council is required to determine "similar use" standards in that the building fits in with the look and feel of the neighbourhood.
The developers took part in Monday's meeting to discuss their planned project. They argued that it will provide a positive contribution to the community and address Yellowknife's housing needs, namely rental apartments. The project includes nine one-bedroom units and 56 two-bedroom units.
"I feel that we're addressing a need for multi-family dwellings (and) there's a lack of them," Milan Mrdjenovich said, noting that the vacancy rate in Yellowknife is at about four per cent.
Nova has owned the property for more than 20 years and Milan said some of the hostility between the neighbours and owners over past proposals can end with a proper development.
"We just want to bring that property to life and put this storied history (between Nova and neighbours) to rest. We want to do a nice development, and we hope that everybody shares the same view as us," he said.
He said the company has sunk about $1.5 million into the development of the property and added that there will be no blasting, which will preserve the rock and landscape.
Council's support for the proposed project came despite some neighours' opposition, including Dave Jones, David Gilday, Cathy Cudmore and Alan Ehrlich. Matthew Grogono was also scheduled to speak but council was unable to connect with him via teleconference. Opponents commonly stated they were against the project because they allege it does not fit into the character of Old Town, and more specifically the Willow Flats neighbourhood.
Coun. Morse opposed the proposal as he agreed it doesn't "complement the character of the neighbourhood." He said something closer to medium-density development would be better.
"When I look at this design I don't see a building that blends in and utilizes natural features and I just don't understand how anybody could objectively look at this and say that they do see that. I don't think that it meets the spirit and intent of the bylaw."
Morse criticized the aesthetics of Nova's buildings in the city.
"I mean what's proposed right now is essentially a box. It's a rectangle. I'm wondering if there's potential for designing the building in a more interesting way so it actually architecturally complements the area," he said at one point. "Really, my concern with it is just that we have a lot of architecture in this city that does not do that, and Nova developments have been central to ... the development of buildings that don't look very good.
"I have to be frank about that with you guys and I just don't like that kind of development coming into Yellowknife."
Konge said the proposal is neither a multi-attached housing development nor a hotel, and based on the zoning bylaw that's something council "should consider." He said he didn't buy the argument that it doesn't fit in with the rest of the neighbourhood as there are various kinds of developments in the area including '70s style warehouses across the street, townhouses, a bar, a boutique hotel, Woodyard shacks and multi-family apartments.
photo screenshot from the May 4 government priorities committee meeting
Konge also said council needs to show more support for development, as laid out in the council's goals and objectives past last year.
"Our last goal was one that's very near and dear to me and that was that we want to see development," he said. "And for me that was important, because I don't think that the council has been clear enough in our actions or words that we are open for business."
Alty said she believes the proposed project's positives greatly outweigh the negatives. It provides for increased density close to the downtown core so to avoid urban sprawl and cut down greenhouse gas emissions; it's located on a transit route; it's fully serviced with water and sewer piping; it replaces housing units lost in fires in recent years; and it adds to the property tax base, the mayor noted.
"I do appreciate that it's difficult to have a change in the neighborhood, but, to take the full community perspective, I do think this is a project that is beneficial for the community as a whole," she said.
The proposed project will go before the regular council meeting for a final vote on May 11 at 7 p.m.
