Resident Raises Safety Concerns About New Convenience Store

A decision to allow what appears to be a popular convenience store development ran into some opposition as one resident pointed out safety concerns he sees the development creating.

Appearing before Council on April 25th via the Internet area resident Brent Bazin asked Council not to approve the amendment to the zoning bylaw due to additional traffic in a residential area, safety concerns and the financial impact the store would have to real estate values on the south side of Warner Street just across the back lane north of Bradley Street.

In a presentation which had technical glitches making it difficult at times to understand Bazin nevertheless stated his case.

“Since the multi-residential building south of Bradley (on 11th SW) and the added curb-side mailboxes along with other activity there has been a huge increase in traffic. Foot traffic and vehicle traffic, any further commercial activity would further compound this activity,” he said.

Traffic parked on Bradley Street right across from the proposed convenience store - MJ Independent photo

“Has City Council considered monitoring the traffic between Bradley Street and 11th (Avenue SW) such as a (traffic) counter to make a better decision before approving the changes?” he asked.

Bazin pointed out what he saw as inadequate pedestrian infrastructure - sidewalks - and the safety problems associated with it. He pointed to a lack of a sidewalk on the east side of 11th Ave SW from Warner Street to Bradley Street as a major safety concern.

“There currently is not a stop sign that would benefit them to cross from west to east to that convenience store,” he said.

The lack of stop signs at the corner on 11th Avenue SW is a major concern for Bazin.

While out taking additional photographs for this story Bazin, noticed us out and came over to point out to MJ Independent what he saw as a need for a three way stop at the intersection of Bradley St and 11th Ave SW.

He said the traffic was picking up speed down the street and with children from multi-family dwellings on the west side of 11th Ave SW crossing to the proposed convenience store on the east side of the street needed stop signs at the intersection as a safety precaution.

As a note MJ Independent did see vehicles on 11th SW heading north accelerating through the intersection.

“There are already dangerous speeds witnessed on 11th Avenue and without any controls at that intersection there are serious concerns this will be added traffic safety issues for those children,” he said.

Bazin said despite there being designated parking in the back of the store (along the alleyway) human nature will have them actually parking along the curb of 11th Avenue SW or Bradley Street to be closer to the proposed store’s entrance.

If people do park in the back of the store where the parking is proposed there will be safety concerns when people utilize the alley at the same time people are trying to navigate into the proposed store’s parking lot.

Bazin said the City had informed him “there were no architectural controls” in the bylaw that would take into account the traffic and safety of residents.

“If this project is approved would Council consider putting these requirements into place?” he asked.

He said that the proposed new store would have a major impact on the property values of people living on Warner Street as they had bought property in what they saw as a residential neighbourhood that would have unexpected commercial zoning added.

“The owners of the neighbouring properties are going to see a drop in real estate values due to the re-zoning of the neighbourhood to commercial….like myself the property I invested in in good faith knowing the property north of Bradley Street was zoned residential,” he said.

Developer Responds

Derrick Muth of NewRock Developments - who are designing and building the proposed store - said given the company’s long-time commitment to development the area (since 2013) and their future presence there that they are highly sensitive to the issue.

“The design and functionality are extremely important,” he said, adding that NewRock is committed to a lot more development of residential properties on Bradley Street.

Muth said the area was initially zoned for R2 and R3 developments, which are not being built, meaning the traffic is actually less than the area was initially designed for.

“I do not know if that this is going to increase traffic,” he said. “It is zoned for more density than what is being built there. A traffic study was done in 2012 prior to the land being developed.”

Regarding the safety of the proposed store he said the design is pedestrian centric and will include the addition of sidewalks to make the area pedestrian friendly.

“There will be a sidewalk on 11th (Avenue SW). It will be a lot more friendly for pedestrian traffic.”

The zoning bylaw amendment was unanimously supported 6 - 0 through all three readings meaning the store can proceed. Mayor Fraser Tolmie was away.