Building containing 185 rental units proposed for Cairns Crescent

The Town of Huntsville planning department has received an application for the creation of a four-story building at 20 Cairns Crescent, which would contain about 185 new rental units.

According to the planning report submitted to Huntsville’s Planning Council at its November 13 meeting, the lands are 2.1 hectares in area, with approximately 48m of frontage on Cairns Crescent and approximately 35m of frontage on Kitchen Road South. The property is surrounded by residential development to the north and east, commercial development to the west, and forest area to the south.

The development would consist of 136 one-bedroom units, eight one-bedroom units with a den, 16 two-bedroom units, 16 two-bedroom units with a den, and about eight [or nine]three-bedroom units for a total of 184 or 185 units.

According to Huntsville planner Kelsea Shadlock, the development would offer both indoor and outdoor amenity space. She said the developer plans to orient the building closer to Cairns Crescent. She said the southern portion at the back of the property, which is sloped, would be left undisturbed. “The building’s positioning requires less grading and site alteration; however, in positioning the building closer to Cairns Crescent, the multiple dwelling is closer to the abutting existing low-density uses,” she explained, adding that the rear of the building would face Cairns Crescent.

According to the planning report brought forward for information only, the applicant is seeking planning exemptions for the following:

• Increase the maximum permitted building height from 11m to 17.2m;
• Increase the maximum permitted residential density from 60 units per gross hectare to 85 units per gross hectare;
• Reduce the minimum required northern interior side yard setback for a multiple dwelling from 6m to 3.2m;
• Reduce the minimum required number of parking spaces from 267 spaces to 231 spaces;
• Reduce the minimum required number of designated accessible parking spaces from 9 spaces to 7 spaces;
• Reduce the minimum required number of loading spaces from 3 spaces to 1 space and
• Permit a driveway associated with a multiple dwelling use within 1.5m of a lot line abutting an Urban Residential – Low (UR1) precinct.

Shadlock said the applicant was asked to consider the positioning of the building and orientation and appearance as well as a tree buffer from Cairns Crescent in order to reduce the impact on abutting dwellings.

Municipal services would service the development.

A “Traffic Impact Study assessed the existing road network and future conditions, and predicted a manageable increase in traffic with the development expected to generate approximately 69 and 72 two-way trips during weekday morning and evening peaks, respectively, without necessitating operational improvements,” notes the planning report. “Looking at the study, it appears the intersection of Kitchen Road South and Main Street was excluded from the scope, as well as an analysis of pedestrian connectivity and consideration of needed upgrades to Kitchen Road South. Staff has requested further consideration of these matters.”

Fifteen letters of objection were submitted to the Town [many after the report was included in the agenda]. Objections included the density, height, visual appearance, reduced setbacks proposed, and surrounding road capacity and conditions, explained Shadlock, who added that all comments were provided to the applicant for further consideration.

“Once updated reports have been received and issues raised in this report have been addressed, and the public comments have been addressed, staff will be in a position to provide a recommendation regarding this application,” explained Shadlock.

Evan Sugden, a professional land use planner with the Biglieri Group Ltd., was before the planning council on behalf of the applicant. He said the application provided much-needed, purpose-built rental housing. He said the applicant has applied to include affordable housing units in the development, and is willing to allocate as much as 25 per cent of the development to affordable units. He also said the building will have a green roof, which will help with stormwater management on site and contribute to sustainable building practises.

Sugden also noted that there is a flat roof version of the building design or a mansard-type roof that would add an additional two metres in height but look more attractive. He told councillors that the exemptions requested would benefit the community through the addition of affordable housing. He said the developer may be willing to contribute to sidewalks in the area.

“We all know there’s a need for any type of rental property in Huntsville. The average price of a home in Huntsville right now is about $700,000, so affordability here is not good. Many hard-working people with good jobs and our local kids have been priced out of the market. Most of those people will be priced out of the market permanently, and that’s the reality,” said Councillor Cory Clarke. “There isn’t a shortage of homes for sale. The problem is that most people can’t afford them. That’s why a development like this needs careful consideration, just as the concerns of the neighbourhood warrant the same amount of consideration.”

Clarke said he’d like to see the developer build on the property, but “one of my concerns is specifically around the height of the building and the density of the development. I think it’s reasonable to say that most people would acknowledge the need for this type of development, but the question here is, how big is too big? Does the density and setbacks reasonably fit on this property and coexist with the area? I have some doubts. Those are questions around this development,” he said, adding that he also questions the exit out onto Kitchen Road S, referring to it as a steep gravel road.

Shadlock said it would be beneficial to have another entrance, which is a requirement. She also noted that the applicant is being asked to include Kitchen Road South in a traffic impact study. Huntsville Mayor Nancy Alcock noted that she believes Kitchen Road South design work is scheduled for 2025, which she said makes the timing perfect.

“We need rentals. There’s people living out of their cars. People with jobs living in their cars, and we need to get them housed, but we do have to think about the people living right in that area,” said Councillor Scott Morrison.

“There is not a housing crisis. There is a rental housing crisis, and it’s desperate,” said Councillor Bob Stone, who chairs the Huntsville Planning Council. “The hospital continues to hire people, and then those people cannot find a place to live, and they go elsewhere. Fairvern needs a new 200 positions filled for the spring of 2026. Staff are currently assessing increasing heights in certain locations around Huntsville. I believe this area will absolutely be on the list for increasing up to five storeys. As far as the proposal goes, a building of this size is incongruent next to single-family dwellings, for sure,” said Stone. He said, however, that the area is a growth area with many commercial and light industrial businesses and also some high-density dwellings. He said the applicant already has a right to go up to three storeys, which would still be an imposing building, “But if we allow another storey, we can insist on some changes to the design while getting an additional 46 desperately needed rental units. For me, the need outweighs the benefit of reducing the height by four metres.”

Stone said he’d like to see the building moved back and over further to allow a larger buffer between it and existing single-family homes. This would also give the building a smaller appearance. He also said he’d also like to see mature trees preserved and a good tree buffer between the building and adjoining residences.

You can find the planning report HERE.

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