PAGE .Al, THE HERALD, Wednesday, August 28, 1974

- Municipial Council,

‘There was only one disenting
volce heard dt a public hearing

held last week to hear protests.’

or comments in regard te a
proposed construction project
_on Walsh Avenue which would
see 15 units come on the market
at a price which can be afforded
by the lower income group of
Terrace. The matter will now
come up before the next
meeting of- the Districl of
Terrace Council for a final

decision probably on Tuesday

. September 3.

During the ‘course of the
meeting Mr. G.W, Buchanan,
Assistant Administrator
representing the District of
Terrace outlined the project
from the municipality's point of
view as follows:- -

Prior to commencing with
this report I would point out that
my remarks will be primarily

directed to the concept’ of.

Condominium. Development as

viewed irom the Municipality's .

point of view. Further details
as ta the proposed specific
project and terms of Land Use
Contract By-law -Project
No. ADP-02-4029 will be
provided by Mr, C.M. ‘Gale,
Approving Officer and
Municipal Engineer for th

District of Terrace. -

A condominium may for this
report's practical. purposes be
defined as a building containing
three or more dwelling units
intended for individual
ownership and occupation, each
having separate entrances and
yard areas.

The District's primary in-
terest inthe condominium
development concept is to fulfill
the responsibility of providing

reasonably priced (affordable) -
housing accommodation {o |

existing and prospective
residents of the municipality, in
the most economic manner

pessible. Regardless of this:

so
wh
7
4
‘

poo

fact, and in view of the current -
economic conditions, a con-
dominium unit may very well

be the only means by which

people in the middle and upper
middle income brackets will

ever acquire. any equity in a

housing unit and-or eventually

avail themselves of the means

whereby they may acquire
single family accommodation.

__ Arecently published report of
the Economie Council . of
Canada reveals that housing
costs in Canada increased by 42
percen| between the years 1952
and197L. It should also be noted
thal there has been a sub-
stantial increase in said cosls
since 1971. The report, further
states that the increase can be
attributed to the «following ™
factors on a percentage basis:
1, Construction costs (material
and labour) - 42 percent,

2, Property taxation - 17 per-
cent,

3, Land costs - 20 percent

4, Mortgage interest - 17 per-
cent,

100 percent of lotal cost in-
crease .

The condominium develop-
ment concept counteracts the
individual factors contributing
to (he overall increase ta same
degree in that: .

(a) Lesa properly is required

. (20 Foot lot was opposed to.

normal 50 to 60 foot lot), ‘The
decrease in lot size also im-
proves the economic position of
the municipality due to better
utilization of existing services
or reduced overalllength of new
services approximately '225 feet
of serviced frontage as opposed
ot approximately G00 feet of
serviced frontage for an
equivalent amount af convential
housing), The concentration of
housing also ‘improves the tax
assessment factar on a specific
property almost three fold, in
that the units are more com-
pact. . ;

to decide

. condominium
‘generally lawer in comparison

(a) Less property ig required

(20 foot lot as opposed to normal
50 to 60 foot lot); ‘The decrease:
in lat size also improves the
econamie position of - the
municipality due to betler
utilization of existing services
or reduced averall length of new, .
services required to be provided
(Le. 10 condominium units
require approximately 225 feet
of serviced frontage as opposed
to ‘approximately 600 feet of
serviced ‘frontage for aa
equivalent amount of coavential
housing(. The concentration of
‘housing also improves the lax
assessment factor on a specific
property almost three fold, in
that the units aré more com:
pact. oo,
“(b) The ~ increased ~ tax
assessment factor and the -
reduced servicing cost to the
municipality when combined,
with the reduced land area
needed to accommodate each
individual unit result in a direct
property tax saving to the
awner of the condominium unit
when the property tax position
is compared directly to thal of a
convential single family

dwelling unit.

(c}' Land acquisition costs
are also reduced directly in

-- proportion’ to the. amount of

property required for the in-
dividual. unit . (approximately
one-third of. that necessary for
convential housing). :

(d) ‘Construction costs’ for
units: . are

to the convential housing unit,
resulling in a reduced price to

‘the purchaser. ‘The reason for

the reduced construction costs
are the result of basic design
and convenience of location, as
a contractor is able to construct
numerces units in the same
location utilizing. common
walls, roof system, and foun-
daliou, thereby reducing labour

and material costs for actual

(supervision) and equipment
costs, elc. due lo construction of
many units on a common site
also contribute to the economic
factor, .

te) Mortgage interest cosls of

course cannot be reduced by the |
. development concept; however

an overall reduction in the price
of the housing unit does assist
the purchaser in combating this.
problem. It should also be noted
that.the condominium. project
proposed by By-law . Project
No, ADP-02-4029 complies with _
the standard required for
eligibility under C.M.H.C.°
Assisted) Home Ownership

- Policy.

In summation, it is the con-
tention of the District that
condominium development is
not only desirable from the
Municipality's point of view, but
necessary if residents are lo be
afforded the convenience of

_reasonably priced, individually

owned — residential | .ac-
commodation. It is also un-
derstood that there are some
abvious problems. associated
with condominium develop!
ment, relating to exterior

maintance and olher personal ©

problems associated with in-
dividual ownership of dwelling

“units within a cormmon building.

The disadvantages ‘of the
condominium however, when
weighted against the need for
reasonably priced housing *
accommodation in a rapidly
growing community, faced with
the modern economic problems
of.inflation and increased costs
in general, must, of necessity,

be considered of minor
significance only. so
L would also point out that the

condominium concept although

relatively new to Terrace, has

_ been adopted by other countries

and other. communities in

Canada due to the ability of said
concept to compele as an
economic means of housing
under adverse economic con-
ditions; and that the District of
Terrace has
recognized this ability in that
condominium development has
been provided for in the Hidber
(D.L, 363 development); and
was recently introduced as a
Zoning Classification in the
District's Zoning By-law.
Following Mr. Buchanan's

representation Mr. Chuck Gale, -

City Engineer outlined the
specifics of the land use con-

-tract and details ofthe technical

aspect of the proposed project
as follows:- .
. The Specific Land Use
Contract on which this public
hearing is being heldis between
the District af Terrace and
Walsh Avenue Enterprises Lid.
The development in question
is located at 4717 Walsh Avenue.
The Development consists of
a 16 unit garden apartment.

The building will be two stories -

high and approximately 300 feet
long. Each individual dwelling
unit will
proximately 110¢ square feet
divided into 3 bedrooms. two
bathrooms, living roam; dining
area, kitchen, laundry. room

etc. : ‘ .
Lot sizes. will be ap-

proximately 134 feet by twenty .
feet and willbe fully Jandscaped
and fenced with paved parking

areas.

Building will have a
minimum setback .from the
property line of 40 feet.

The estimated sellingprice of '

these units will be $28,000 with
CMHC Home ownership
assistance and preferred {in-
terest rales. mo,
All units will be fully serviced

‘with underground services to

each individual -unit. The

‘contract in question requires

the developer to construct that

previously -

~ pontract by

consist of | ap-

n_ Apartment project

‘portion of-Davis Avenue in front

-of this development to a crushed
_gravel standard and lo extend
- the water and sewer mains to

the - east property line of the
development. ‘Roof drainage
will.be conducted to the city
drainage system. :

- The municipalities interests
have been secured by two
means:

1st«- The developer will be
required to post security or
complete construction prior to
the subdivision being approved -
and ¢

“ond - In the event that the
developer does not complete the
31-August 1975 they
will forfeil the zoning provided
for within the contract. —

It is pointed out to the’ Board

that the Jand in question is.

presently. zoned for a 60 unit
apartment. The proposed
development will reduce his
density to approximately 25
percent of the present zooning. .

“The ultimate density on this

total parcel. will be ap-
proximately 60 percent of the

* present zoning.

-- Under ©
~ «development concept the traffic

the ~ proposed
én Davis Avenue will be_sub-
stantially reduced:, re Davis
Ave. Will service 15 units as
opposed to 60 units.

“The proposed development
conforms to the municipalities
plans in. that, it jeads to the

eventual development of Davis .

Avenue and a through street
between Sparks and Eby. .

Snow removal has been
provided for within
development by increasing the
minimum set back distance to
40 feet, and disallowing any
parking within 25 feet of the

this ~

property line, This there will be
“a distance of approximately 38
feet between the edge af the
road and the nearest car in
which to place sncw. This is
equivalent to
situation in Ri areas.

1 might point out in passing

RECREATION
_ VEHICLES

- that this 1g substantially better’

the present -

Terrace international
Truck Equip. Ltd.

Rick Giroday

Saies Representative

thal what’ presently exists in
some trailer courta and streets
in town. 7

The proposed development is
in accordance will all ap-
propriate By-laws.

- HEW
BS &.
. USED.
TRUCKS

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