Multi-family project proposals popping up all over town

Interest in multi-family projects in Medicine Hat is rising in 2024, just as complaints about housing supply and high rent spike as well.

Three applications before Wednesday’s municipal planning commission would rezone land to ease projects ahead or open new land for condo or apartment construction.

Another is already headed to a public hearing, and two others proposed last year appear ready to move ahead as well.

That’s after a slow year in 2023 in all residential construction activity, but acutely bad for multiple-unit projects. Only 15 such units were added last year, down from 98 in 2022.

John Popoff joined the city last month as manager of planning and development services. He told the News on Wednesday that interest in larger housing is “trending upwards.”

“It’s definitely a needed housing type within the municipality and, generally speaking, we’re short of housing across the country,” said Popoff. “We’ve received quite a few inquires from outside the city and local realtors, as well as bringing clients in clients to look and vacant lots and opportunities for infill in the city.”

The largest zoning application heard Wednesday would see an entire half block of land at Second Street S.E. near Maple Avenue rezoned for medium-density residential projects, then marketed by the city’s land department.

That aligns with longstanding city development goals of adding residential population in central areas, as well as encouraging more intense development along existing major arteries, say planning staff.

Once proposed as a potential site for an events centre to replace the Medicine Hat Arena, the parcel sits across from the remand centre and near the Medicine Hat police station. It has served as a largely unpaved parking lot for decades, but planners say a new proposal would require onsite parking, and a new agreement with police for casual parking spots is in place.

Commission member Coun. Shila Sharps said that with the police parking issue solved, the large lot should be sold and developed.

“I’m very excited to see it developed,” she said. “It seems like a win-win.”

Last summer, the city acquired and demolished the last remaining house on the block, which also features an abandoned gas well. If rezoned, a five-storey building could be built on the site.

Another application would allow a portion of the former CAPE School building at Balmoral Street and Allowance Avenue to become “neighbourhood commercial” zone, allowing it to operate as a daycare.

The planned apartment conversation is proposed by local firm PH McNally and Associates, with seven to 12 units planned in the historic portion of the 1910-era brick school house.

Applicant Joel McNally told the News that adding a long-term tenant in the newer portion will help move the entire project forward.

Another application Wednesday would see a slim, privately owned lot kitty corner from St. Patrick’s Church in Riverside become a medium-density residential zone to align with a larger vacant lot next to it.

Planners explained there is no current zoning, so “any proposal put forth could not be approved,” according to staff.

The former road allowance is part of a utility right-of-way and features a row of large trees. It likely wouldn’t be developed, say planners, but if the lots are consolidated, the setback for a new building would change to the point of the existing roadway, rather than the previous property line.

“It makes a larger parcel of land developable,” said planning manager Robert Sissons, who also explained why the 25-foot-wide lot had no previous zoning attached to it.

“Historically, (Second Avenue) leading (north) from Finlay Bridge was the TransCanada Highway,” he said. “It wouldn’t have had any zoning designation.”

Other multiple unit projects before the planning department are:

— A rezoning application and public hearing next month to change a large lot on Paul Stober Way to allow apartments on a highway commercial lot between two hotels in Southlands;

— Land marketed by the city at First Street S.W. near Harlow was recently subject to a call for public input as Span West Building Corp., which proposes to buy and build two four-storey condominium blocks on the 0.9-acre site;

— Land near Lion’s Park entrance on Second Street S.E. recently requested a variance to allow an additional storey on a multifamily project next to Luther Manor.

All rezoning applications require a public hearing and approval at city council.