Three storey building proposed for 11 Chaffey Street in Brendale Square

At their April 12 meeting, Huntsville Planning Council approved the construction of a mixed-use, three-storey building on vacant land with a civic address of 11 Chaffey Street.

The lot is located next to Cripple Creek and according to planning reports has an area of about 508m² with 16m of frontage on Chaffey Street. The first floor of the building is being proposed for commercial use with four, two-bedroom rental apartments planned for the second and third floors.

Because the lands are within the Brendale Square designation, development in the area is “not generally permitted below the regulatory flood elevation,” noted planning staff. To mitigate potential flood hazards, one of the conditions attached to the approval of the development included ensuring that the minimum elevation of doors, windows, and other openings in the building be constructed above the flood elevation.

Planning representative John Gallagher, who attended the meeting with the applicant, Edward Seagram Junior, said that some of the conditions contingent on approval were contradictory. He argued that the bylaw does allow construction below the flood elevation provided floodproofing takes place.

Because the lands are located near a former landfill, the applicant had to provide a D-4 study. According to planning staff, “Concentrations of methane were found in the soil gases. This condition is unlikely to change, although it is recommended that any building be completed with an engineered geotextile slab seal and some form of passive engineered venting. The author of the report also recommended a further geotechnical investigation of the fill material and subsurface materials. However, adverse impacts are not anticipated and recommendations are included within the conditions.”

Other conditions included a stormwater management report. Gallagher argued that the parking lot is already there and a full report should not be necessary.

He said the building would be good for that spot. “We think it will really frame the perimeter. You know, we’ve got other stuff coming with the potential move of Freshco that we’re going to have to keep an eye on that area, and let’s not see it turn into a food desert and keep the uses high in that area and there’s, you know, potential for that,” said Gallagher.

Seagram said from a business standpoint they are providing four rental units on a property they’ve owned for 30 years. “The only issue is with interest rates being so high, and we already did this D-4 study… we just ask that if this is approved, we’re trying to keep our costs down because if you run the numbers on it, it’s barely viable.” He said it wouldn’t be viable if it weren’t for the fact that they own the land rather than having to purchase it. “The end result is we want to provide this housing and it would help us too because, for example, at Moose Delaney’s, we own that plaza and that could, for example, provide their staff a place to live.” He said it’s a win-win and said he’d appreciate the Town working with them to keep the cost down.

In the end, the council approved the development with the provision that staff would work with the applicant to see where there might be some flexibility to the conditions imposed.

To find the full planning report, click HERE.

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