The latest plans for the Downie Street affordable housing project, a development between BC Housing, the City of Revelstoke and the Revelstoke Community Housing Society, has left council seeking to strike a balance between Revelstoke’s aesthetic character while responding to Revelstoke’s urgent housing needs.
The project was the focus of a Tuesday, Oct. 7 special council meeting with staff presenting the latest development plans for the project.
Some modern design features like cement panel sidings for the apartments and townhomes had council hesitant to approve, with various members concerned the planned design veered too far from Revelstoke’s Official Community Plan (OCP).
While the project doesn’t fall within the Revelstoke Station Heritage Conservation Area it is part of the Scenic Corridor Development Permit Area. In the Revelstoke OCP, developments in the Scenic Corridor should consider existing character staples established in the downtown area. A focus on materials such as fibre cement panels instead of wood and brick elements had Coun. Tim Palmer unwilling to approve the design.
“There’s lots of good things on this project. But definitely my heart sunk and it certainly brought me back to my childhood living in subsidized housing,” Palmer commented.
While developers have pulled inspiration from the former Mount Begbie Elementary School, Palmer noted that community comments at the time the school was being demolished emphasized the building’s institutional exterior features over character that aligned with more of Revelstoke’s buildings.
“I think it’s regrettable that we’re using [Mount Begbie Elementary School] for the inspiration of more affordable housing,” Palmer said.
Coun. Matt Cherry agreed that the proposed development did not meet his own expectations.
“It’s more than just aesthetics. This looks like the affordable housing projects from the 70s and 80s from where I grew up that did not age well,” Cherry said, explaining that he worried the community would push back on the design if it didn’t better match with Revelstoke’s current builds.
“Is there a way we can fix the exterior aesthetics that’s in keeping with Revelstoke and our OCP?” Palmer asked, highlighting that residents had been active in providing input in the OCP development.
Mayor Gary Sulz agreed that changes could be made to design to better fit with overall town design without delaying the project approval.
“Your comments are not lost on me,” Sulz said, adding that he wanted to navigate away from common affordable housing design characteristics, using Osoyoos’ planned development, with the institutional-looking metal panel exterior, as an example to steer away from.
In a letter to council, Kindred Construction — the company developing the Downie Street housing — noted that materials such as wood and brick would require extensive long-term maintenance in Revelstoke’s climate and proposed elements such as fibre cement panels, shingles and perforated aluminum balcony screens were better suited for the region’s moisture and climate.
“Choosing modern, resilient products ensures these buildings remain safe, attractive and affordable to operate over their full lifespan, benefitting both the Revelstoke Community Housing Society and future residents,” Jeff Waters, on behalf of Kindred Construction wrote, adding that other design choices were focused on updated construction methods and energy efficiency.
Paul Simon, director of development services noted that staff were aware of Kindred Construction’s focus on an energy efficient building envelope and that material differentiations on the sides of the apartment buildings could help meet the requests from council and from Kindred Construction.
“Staff try really hard not to get into the specific details of the design and rather put it back on the proponent,” Simon said.
“There is no one in this room representing the City of Revelstoke that wants to delay the final approval by BC Housing. We want to meet the deadlines as conveyed,” Evan Parliament, city chief administrative officer said. But the proposed builds did not match with Revelstoke, he added.
“To be blunt, what has become Revelstoke is a lack of housing and a lack of affordability across the board,” Coun. Lee Devlin said, adding that current housing projects in town are not keeping pace with the need and the Downie Street project could also be outpaced by the time it opens.
“I’m not necessarily suggesting approve as is. I am simply stressing for the rest of council the absolute need to not increase the cost and to delay this any more than absolutely necessary,” Devlin said.
“This is a massive legacy project,” Parliament said. “Everyone at this table who have to vote on this is going to be living with this look and design.”
Coun. Aaron Orlando, Revelstoke Community Housing Society council representative stressed that RCHS and BC Housing were focused on getting construction started in an effort to secure funding and resources.
“We’re trying to build in the spring. If we go back and go through [approval] again, we’re not going to get there,” Orlando said.
A project representative explained that they were open to feedback from council and staff but also expressed concern about project deadlines.
“This is not a council problem that’s putting us in a harsh timeline, nor is it administration. Administration has bent over backwards to support us on this project,” the representative said, explaining that projects like the Downie Street affordable housing take time.
He added that planning could continue while designers worked with staff to find a building envelope that met council and staff requests.
“The intent of this project is not to be something that is tolerated in the community. We want this to be really welcomed and appreciated,” the representative said.
Council voted unanimously to approve the development permit amendment with the conditions that Kindred Construction work on design alterations to the cement panel sidings for the apartment building and townhomes. Once reviewed, staff can sign off and issue the permit.
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