City staff have recommended that council defeat a proposed zoning application for a Whistle Bend property.

It would allow for townhouses on what would otherwise be a lot for apartment housing at 11 Tarahne Way.

The recommendation on the zoning change was brought forward at Monday’s council meeting as part of a report on the public hearing about the zoning application.

Property owner Randy Audette applied for the change to allow a townhouse development that would see a density of 36 to 40 units per hectare. The current zoning allows for 50 units per hectare.

At a previous meeting, Audette argued that his plans for three-bedroom units could result in more bedrooms and thus would mean a higher density than an apartment building of two-bedroom units.

He also argued that apartment-style units – whether they be condos or rented apartments - aren’t marketable in Whistle Bend.

He has provided the city with site plans showing 36 townhouses on the site.

However, as city planner Mike Ellis informed council in bringing forward the report Monday night: “This site plan has had preliminary review, and it is uncertain if it is feasible as proposed as there are several regulations not being met that will require revision.

“Based on what has been developed elsewhere in Whistle Bend, it is likely that a townhouse development at 11 Tarahne Way would yield 25 to 35 units.”

Steve Roddick was the only person to speak at the public hearing, voicing his opposition to the proposed rezoning.

Roddick took issue with reducing the density, stating that would have an impact on transit and commercial areas of the neighbourhood.

He also questioned whether the development could even go ahead, given “disparity between the administrative review and the proposal.”

Reducing density overall could also eventually lead to the development of natural spaces further from city services.

“Additionally, it was noted that a variety of housing types creates a more complete community,” Ellis noted in his report.

“While approving the application would result in new construction in 2018, it would likely result in about 15 to 25 fewer dwelling units being constructed in Whistle Bend,” the report said.

“It is important to provide the maximum number of units possible in Whistle Bend to preserve the integrity of the neighbourhood plan, and to protect the city’s larger wilderness areas from eventual urban sprawl for as long as possible.”

Ellis went on to highlight the city’s Official Community Plan in stressing the importance of promoting more compact development in the city.

“Additionally, townhouses and apartments provide for different housing needs,” he said.

“Specifically, higher density housing can provide more affordable and/or smaller units than townhouse developments.”

Ellis then went on to note that the Yukon government’s $150-million continuing care facility is being built next-door, and apartment-style housing may be in demand by new employees of the facility.

(As the Star reported Monday, the tight housing market has seen the Department of Health and Social Services encourage its employees to considering renting premises to facility employees relocating here with no place to live. Job recruitment is continuing.)

Ellis went on in the report: “Developing a variety of housing types in Whistle Bend allows for residents of all demographics, such as age or income level, to live in the neighbourhood.

“Having numerous housing options also allows people to ‘age in place’ and remain in the neighbourhood as their housing needs change over time.”

With that, Ellis said there’s been no information presented supporting the density being increased on the lot.

With that, he put forward the recommendation that council defeat the rezoning at second reading.

The recommendation, though, raised a few questions of council.

Coun. Roslyn Woodcock wondered how long the property had been for sale before Audette signed a sales agreement. Ellis noted it had been available for six years without a buyer.

Coun. Rob Fendrick also wondered about the possibility of job losses for Audette’s staff if the project doesn’t go ahead.

While Ellis noted he couldn’t speak directly to it, he did confirm there is in general a lack of land available for development. Lots in Phase 4 of the neighbourhood are not slated to be available until the spring or summer of 2019.

Meanwhile, Mayor Dan Curtis spoke in support of the recommendation. He highlighted the overall vision for Whistle Bend and the need for a range of housing.

Council will vote on whether to defeat the rezoning at next week’s meeting.