Rezoning approved for Coaldale Residential Care Facility

Posted on September 30, 2024 by Sunny South News

By Nikki Jamieson
Sunny South News

A rezoning application from a youth housing charitable organization has been approved.

A public hearing was held during Coaldale town council’s regular Sept. 16 meeting for a potential land use amendment, which would allow for a residential care facility.

Land Use Bylaw Amendment 897-P-09-24 would rezone property located at 2008 – 14 Avenue from Urban Reserve (UR) to Direct Control (DC), for the purpose of establishing a residential care facility on it. According to town administration, a residential care facility is a residential use, similar in use to a single-family dwelling. 

The applicant would lease the property from the current owners, Live Electric, and the proposal would see the continuation of the residential nature of the property, eventually allowing for its possible conversion for its final Commercial/Industrial use when it is needed for the eventual expansion of the Live Electric site.

“The home on the site is relatively new, and in very good condition, and as such, there’s no immediate need or economic incentive to see to it’s demolition,” said Cam Mills, director of growth and investment for the town. “It’s reasonable to assume that some type of residential style use will remain on the property for the near term.”

Town administration believes that this would align with the requirements of the ASP’s long-term vision for the area, and by applying the DC zoning, the residential care facility can be established without the need for a more permanent residential zoning, helping to ensure the long-term vision for the area.

The applicant, Closer to Home Community Services, is a charitable organization providing care for youth in need of housing. They’ve been awarded a contract by the provincial government to establish this type of facility, as there are children in need within the region that require this type of care. They view Coaldale as a great location for this facility given it’s low crime rate, excellent schools, and community nature.

The facility would house up to six children under the age of 12, with the exception of when an older youth has neurodiversity, such as Autism or sensory issues, that may benefit from being raised among younger children, and be cared for by two adults, or two employees, who would be on site at all times.

From a town planning perspective, the use is in line with residential use in terms of overall intensity. Mills said the difference between the proposal and a single family home is very limited in the sense that there are two adults and six children living at the site. 

Aspects such as traffic, noise, and characteristics of the use of the property, etc. closely align with common residential standards. No waivers required for the proposal, and there is more than sufficient off-street parking available. The home is large enough to accommodate the use and it’s lot is very large for residential purposes, being approximately eight-times the size of the average lot in the Cottonwood neighborhood. There are no proposed changes to the building included in the application that would indicate the need for a development permit.

Mills said Closer to Home had originally applied to change the use of a home in the Waterfront neighborhood, but that application was ultimately denied as it was deemed not suited to the area. Feedback from the public hearing and meeting indicated that for this type of use to be attainable in Coaldale, it needs to be a property in a less established area on the edge of town.

Speaking in favour of the application, representatives from Closer to Home said that they currently one home in Airdire and four in Calgary, and stressed that they were committed to fitting with community standards, have maintenance team and contractors for property upkeep, practice mandatory safe driving and respectful parking, and their leadership is available 24/7.

“We chose Coaldale because it has the best of what a community can offer: parent who model good values, neighbors you can depend on, and in the end, these kids are why we’re here, and it’s true to take a community to raise strong, self-assured and safe kids,” Kandi Santerno, senior manager of in care services for Closer to Home.

No one in the gallery spoke to or for the bylaw. One letter in the agenda package was from a nearby resident, Virginia Birss, who had concerns regarding safety, given the location’s proximity to the highway, traffic, and nearby storm and drainage ponds, along with concerns over the potential for unwanted activities and criminal behaviour at the site.

Following the public hearing, council unanimously passed all three reading of Bylaw 897-09-24, to rezone 2008 14 avenue from UR to DC, and unanimously passed a motion to direct administration to issue a permit for the establishment of a Residential Care Facility with conditions as deemed required.