SUNDRE — Although COVID-19 related complications have created some hurdles, the health crisis has not stopped local growth.
The number of building permits approved in 2020, along with the estimated value of development, was up compared with 2019 despite the pandemic.
“There was an actual increase in the value of development or construction,” said Mike Marko, the municipality’s director of planning and economic development.
“The estimated value of construction increased from about $3.796 million in 2019 to $3.86 million in 2020,” Marko said on Tuesday, Jan. 12 during a teleconference with his colleague Betty Ann Fountain, senior development officer.
Last year, the municipality approved 42 residential and commercial building permits, up from 33 in 2019, he said.
“The key here though, is the value of those permits,” he added.
“It’s a good way of measuring how much investment is being put into the community.”
The difference between 2019 and 2020 was an increase of about $72,000. Although modest, the fact there was any growth amidst the unfolding pandemic is encouraging, he said.
“Given the situation — given the fact that there was an air of uncertainty in people’s thinking due to the COVID pandemic — I think that’s pretty good,” he said.
Before a building permit is issued, a development permit must first be approved.
“Following the development permit, in most cases, you’re going to require a building permit to deal with the technical aspects,” he said.
“That is the final permit to allow the development to occur physically.”
For the most part, the 42 projects approved in 2020 have been, or are in the process of, being completed, he said.
“It depends on the size and scope of the project as well. If the building permit is issued, the chances are that there’s going to be a follow-through that that development is going to be complete,” he said.
“Of the 42 building permits that were issued in 2020, we’re looking at a completion of almost all of those.”
Further elaborating, Fountain said that under the Safety Codes Act as well as the Alberta Building Code, an applicant has one year to finish a project after the building permit is approved, although extensions are possible, depending on circumstances.
While minor residential projects, such as a deck or shed, are not typically expected to take a full year to finish, a commercial or industrial development might take at least that long — sometimes longer — to complete to the final stage where occupancy is granted, she said.
So even though all of the 42 development permits in 2020 were considered completed, that doesn’t necessarily translate to all of the building permits being totally finished yet, she said, citing as an example the new Esso gas station and convenience store coupled with an adjacent McDonald’s on the west side of town south of Highway 27. While the gas station and store are open for business, work to finish the new fast food franchise’s interior remains ongoing, she said.
“We’re anticipating early spring,” she said, adding the official open date will be announced by the owners.
Anticipated developments in the years ahead
With council recently approving a site-specific exemption for the height of a proposed four-storey, pitched roof rental apartment complex that would include a commercial space, the next step has been taken toward another major development that will add new, affordable housing options. Next, the project’s developer will need to go through the process of applying for development and building permits.
“We are anticipating that that’s going to happen in 2021. That’s the permitting process. Doesn’t necessarily mean it (the project) is going to be completed in 2021,” said Marko.
“It’s developer driven, in terms of the timing,” he added.
The site of the proposed apartment building, located at 116 — 3rd Street SW, will require proper engineering drawings to be prepared and submitted before the development permit can be approved, he said.
Additionally, although the construction of the new gas station, convenience store and fast food restaurant started last year, the project is expected to be finished in the coming months, he said.
“It’s up to McDonald’s to announce when they’re going to officially open.”
Without being able to delve deeply into details, Marko also said the municipality is anticipating further commercial development in that area along the Main Avenue corridor on the southwest side of town.
Looking further down the proverbial road, the municipality’s long-range planning also includes the potential for a substantial residential development in an area called Sundre Hills, located on a quarter section of land owned by the town on the west side of Centre Street North, essentially across the road from the wastewater treatment lagoon. The land was previously approved to accommodate a bare land residential condo project, but the developer has yet to move forward on detailed engineering to get approval for the construction of the subdivision, he said.
“Those technical conditions are still a work in progress with the developer.”
But the proposed condominium community represents only a small portion of the overall quarter section. The municipality is working with the developer to prepare an area structure plan for the land that would pave the way for an entire residential community with commercial components that could eventually open the area up for growth of the town’s population by several thousand people. Although no active applications are underway, discussions continue to take place, he said.
There is also potential for additional residential expansion in the northeast subdivision south of the lagoon, and Marko said the municipality has also been engaged in discussions with that landowner as well.
Collaborating with neighbouring municipalities is also an important part of the development equation, and Marko said the town has been coordinating with Mountain View County on finalizing an inter-municipal development plan, which is expected to happen later this year.