A 38-home development that will finish off the New Horizons neighbourhood in northeast Coquitlam will go ahead as planned.
Following a public hearing Monday, during which several nearby residents expressed concerns about traffic, noise and the loss of green space, council granted fourth and final readings to the zoning amendment bylaws, allowing Infinity Properties to build 38 single-family homes on the 12-acre property at 1388 Gabriola Dr.
The property is bisected by the Coquitlam River and the David Avenue connector. Three lots will be developed at the east end of Caliente Place, despite the challenges of a narrow stretch of road in the 3300-block, where a concrete wall on a neighbouring property has essentially turned that portion of Caliente into an alleyway.
Another 35 homes will go along Gabriola Drive, which will be extended east of Anvil Crescent.
"I'm concerned with the increased traffic and resulting congestion," said one resident of the 3300-block of Caliente. "We have a narrow street as a result of previous development...and with the loss of trees we're concerned with the possibility of increased noise. There's already an onslaught of traffic coming down David Avenue and we hear that traffic well into the night."
Another resident of that block suggested council designate that corner of the proposed development as green space until the issue of the narrow road could be resolved.
"It is an unusual situation," said Mayor Richard Stewart of the concrete wall facing Caliente. "If we could have it corrected we would have, but for reasons we can't talk about we can't correct it."
Several Gabriola Drive residents objected to the development because of the expected increase in traffic, particularly since the homes will be built to accommodate basement suites, noting it's already nearly impossible at peak times to turn left from Gabriola on to Pipeline Road. A staff report noted a pedestrian-activated signal for that intersection, already part of the five-year financial plan, would be moved up if the development was approved.
Speaking on behalf of the Burke Mountain Naturalists and Coquitlam RiverWatch, Ian McArthur said members had hoped the property would be purchased by the city back in 2000 so that it could remain "in its natural state or as passive park land."
McArthur asked the city to consider daylighting the storm sewer outlet running from Westwood Plateau for a 350-metre stretch between the west end of Gabriola down to the Coquitlam River, so that garbage and various contaminants could be filtered out before reaching the river.
Infinity's original plans for 51 properties were scaled back after the company received negative feedback on its proposal in 2011.
The plan now dedicates about half the property as park land - the developer is required to dedicate 5% (0.6 acres) for parks but the property will also have a 3.31-acre riparian buffer on both sides of the Coquitlam River, as well as 0.42 acres of park next to David Avenue. The city will also buy 1.92 acres from Infinity, on both sides of the river, for park land.
In approving the bylaw amendments, council members (apart from Coun. Lou Sekora, who voted against) noted the narrow stretch of Caliente Place is a difficult situation but adding the three homes will also provide turn-around space for existing residents, potentially easing the traffic issue.
"In the end this will complete the neighbourhood that was planned years ago," Stewart said. "And it will do that with more than half of the land being made into a park."
Servicing and road construction is expected to start this summer, with home building starting in late fall.
