A developer says town council’s decision to increase space between future home construction might mean additional costs for Cochrane homebuyers.
Alan Boucher of Melcor said he is disappointed with the outcome of the last council session, which resulted in a 5-2 vote in favour of increasing the side-yard setbacks by one-foot between homes on single-family residential lots (R-1 districts).
“It downloads the cost onto us and ties our hands from doing some of these neat and innovative things we’ve been doing,” explained Boucher.
Mayor Ivan Brooker and Coun. Ross Watson voted in opposition, citing such concerns as not being able to provide a better housing product (by building narrower homes) and for restricting the range of products.
Boucher said he felt a “more collaborative approach” between the town and the development community could have resulted in a better outcome, although he said Melcor is “very grateful” that council will grandfather in all existing, approved subdivision applications done prior to Jan. 1, 2017.
He countered Coun. Jeff Toews’ stance that increasing side-yard setbacks was a measure of fire safety by posing that other solutions would prove more efficient – such as builder-installed sprinkler systems and using more fire-resistant exterior products, such as Hardi board rather than vinyl siding.
He also said the new setbacks will restrict choice for buyers. Traditionally Sunset builders have offered clients the option to build smaller homes, but the vast majority choose to maximize their square footage and opt for less space between homes and smaller decks.
Boucher said increased side-yard setbacks would result in roughly $8,000 to $10,000 in added costs per home. He added the end result will be homebuilders will have to offer fewer features to avoid offloading the higher costs onto customers rather than price themselves out of the market. Sunset builders have traditionally been able to offer exterior finishes and upgraded products for lower costs.
Coun. Toews said he is confident developers’ margins are large enough that they can afford the added costs and it’s up to the individual developer and their builders to find ways to off-set added costs.
Boucher said Melcor strives to build neighbourhoods and homes that are a cut above their competitors and that they work with the IBI Group for architectural controls, who go through every home in order to avoid the “cookie cutter” stereotype sometimes attached to new development communities.
According to Drew Hyndman, senior manager of development services for the town, council has instructed administration to investigate other setback options, including minimum lot width and lot coverage to bring back to council for further discussion.
Hyndman said the town works collaboratively with the development community through the Cochrane Development Liaison Group, which meets monthly.
Melcor is the sole operating developer in Sunset Ridge, which is the most heavily populated community in Cochrane. Sunset Ridge has completed 20 of its 30 phases. Once the final phases are completed they will add 1,600 homes to the community.
