A new multi-use development is coming to Cumberland’s downtown core despite concerns about a lack of parking.
Wayne Rideout of Rideout Construction Ltd. has submitted an application for a four-story commercial and residential building at 2727 Dunsmuir Ave. The building will include 24 self-contained studio apartments with two larger units and commercial space on the ground floor.
The project was given the go-ahead by Cumberland Council at Monday’s meeting, but discussion was largely surrounding Rideout’s application for a parking variance.
Out of a required 31 parking spaces, only seven were included in the development proposal, including five residential parking spaces, one accessible stall and one electric vehicle charging station.
“The zoning bylaw has required parking that is based on the use and the density of development of a piece of land,” said Cleo Corbett, senior planner. “Any development that comes through the door in Cumberland [in this zoning] has the choice of whether to provide the required parking on site or to pay cash in lieu for the required parking or a combination of the two.”
Council granted the development variance permit to remove the requirement for one loading space, but did not grant the variance for the missing of 24 stalls. Therefore, the development company is still required to pay money in lieu of the parking spaces.
Rideout Construction will pay $3,800 for each of the 24 stalls prior to the issuance of a development permit – a total of $91,200.
Corbett says accepting money in lieu of parking spaces is commonly found in bylaws across the country because it offers flexibility in high-density areas or where there are land restrictions.
Rideout said the proposal meets the Village’s official community plan and they have been careful to follow the Village’s guidelines throughout the planning process. However, there just isn’t enough room on the lot for more parking.
Coun. Vickey Brown said the funds paid in lieu will be essential to help mitigate the parking challenges, such as adding angled parking on the street or adding time limits to stalls. But she says Cumberland already has a lack of parking and the small number of spaces in this proposal could cause problems.
“Cumberland has very little parking to begin with. We have two parking lots in the entire Village, maybe three. We’re starting in a different position and that makes it challenging to give up,” she said.
This sentiment was echoed in a number of letters the Village received opposing the small amount of parking.
“The proposed amount of parking spaces for the amount of residences is simply not adequate, and will result in a burdensome amount of vehicles being parked in the area around the building,” wrote Jacob Galbraith and Christopher Matthews in a letter to council. “As the commercial side of the Village continues to grow we should be finding ways to solve the issue of having adequate parking for our visitors and citizens.”
However, aside from the concerns about parking, the feedback from the public on the project has been positive overall.
Rideout says the need for residential units in the community continues to grow and he hopes to provide a new affordable option in the community.
“While we recognize this does not suit everybody’s vision of what’s required and what suits affordable housing requirements, this project should go a long way to provide some of the much-needed shelter for young and old,” he said. “This would also be a great benefit to those who currently work in the Village and are unable to find convenient, local, affordable accommodation. It’s an ideal central location – walkable for any and all Cumberland has to offer.”
Rideout says he has based the suites’ affordability on provincial minimum wage standards. He adds this development is in line with the Village’s goal of densifying the downtown core.
