On Jan. 25, Cochrane town council discussed proposed Bylaw 02/2016 – Land Use Bylaw Amendment – Residential Lot Access.
The bylaw related to residential rear lanes and front lot access.
According to the council report “the need for this proposed amendment of the Land Use Bylaw arose through discussions with the development community regarding confusion over the town’s direction of residential lots having both rear lane and front drive access.”
“Communities in Cochrane are developing with large pockets of residential lots that provide dual access – meaning front drive garage homes are constructed on lots that are provided with (rear) lane access,” said Robyn Rechenmacher, a planner with the town, during a presentation at council.
“This style development affects the use and functionality of the rear lane and greatly affects the streetscape of the neighbourhood. Further, these dual access lots do not meet the intent of the land use bylaw nor the integrated neighbourhood design guidelines.”
Rechenmacher went on to explain the rear lanes in residential neighbourhoods are meant to: provide vehicular access, eliminate the need for front driveways, facilitate waste and recycling collection, enhance the building relationship to the street, and make a safer and “pedestrian-safe” streetscape. Homes with dual access reduce the function of the rear lane or remove it altogether.
She also pointed out the difference in landscaping with homes that have a rear lane and no front drive access and homes that have both. The former had more space to properly landscape and add to the neighbourhood’s streetscape.
Mayor Ivan Brooker didn’t support the bylaw as it allowed for less parking options for residences, meaning more vehicles parked in the streets.
“The (problem) we’re trying to solve right now is less congestion in the streets, this is sort of defeating the purpose,” Mayor Brooker said.
Coun. Ross Watson called for a motion to give the bylaw its first reading and to establish a public hearing for the bylaw on Feb. 22 at 6:00 p.m.
“I understand the mayor’s rationale, and it makes sense, but when I think about neighbourhoods that I’ve been in that have (rear) lane access and no front drive garages and there is a lot more foliage. I actually find them more pleasant to walk down,” Watson explained.
Coun. Jeff Toews agreed with Brooker in preferring dual access lots as opposed to front access or rear access only.
“This gives an opportunity for people to keep vehicles off the main road and to keep the roads looking nicer,” said Toews.
He stated he would be in favour of bringing the bylaw back for a first reading when it states where dual access would be allowed in order to control which lots have it.
Coun. Tara McFadden stated she disagreed with Coun. Toews and Mayor Brooker.
“I think this is a really good tool to improve our streetscapes. I think the back lanes are a really incredible tool to make our streetscapes more active and enjoyable to walk down,” McFadden explained.
She mentioned rear lanes can help remove vehicles from the street and that there are other options to improve the streetscape instead of using a front drive garage.
McFadden also noted the debate nicely demonstrated the diversity of opinions on council.
“I’d like to send this bylaw back so it encourages people (and) gives people the tools that permit the construction of both a rear lane access and front drive garage. If somebody wants to build extra space and extra parking I’m totally behind that,” said Coun. Morgan Nagel weighing in on the debate.
Nagel explained that garages serve multiple functions, aside from parking, such as being workshops or a place to hang out.
Watson’s motion to give the bylaw its first reading and to set a public hearing for the bylaw was defeated.
Toews made a motion for the town’s administration to bring the bylaw back once it included some options that allowed dual access lots within certain areas of town. The motion was carried unanimously.
