Fourplex proposal moves to public notice

Sparwood council has authorized public notice for zoning variances connected to proposed fourplexes on six lots along Elder Drive.

Council voted July 21 to notify affected property owners of its intent to consider Development Variance Permit DVP2026-001 for properties between 1501 and 1523 Elder Drive.

The decision starts the notification and informal hearing process. It does not approve the permit or the proposed development.

The applicant is proposing fourplexes containing one- or two-bedroom units.

The first variance would reduce the minimum floor area for a townhouse from 78.97 square metres to 60.4 square metres on all six lots.

A second variance would reduce the minimum lot area per townhouse unit from 180 square metres to 175 square metres on two of the lots.

Director of Planning and Development Patrick Sorfleet said the properties are zoned R3 high-density residential and are designated for multi-family development in the Official Community Plan.

The R3 zone permits development ranging from duplexes to apartment buildings.

Sorfleet said the applicant’s stated rationale is to provide a more affordable housing option by constructing smaller units and increasing the number of homes on each site.

He said the lots were originally expected to contain duplexes, but the developer concluded that fourplexes would provide better economies of scale.

The application does not seek changes to building height, setbacks, site coverage, parking requirements or permitted uses.

Councillor Steve Kallies asked whether the additional units would affect parking standards.

Sorfleet said no parking variance has been requested and the development would have to meet the District’s existing requirements.

Sorfleet also told council minimum unit sizes are used less frequently in modern zoning bylaws. He said staff expects to recommend removing that measure from high-density zones during the District’s broader zoning bylaw review.

An informal hearing will be scheduled after the notification process, allowing affected residents to comment before council considers the permit.