Sylvan Lake council adopts PUD density change for Sylvan East amid resident concern

At a special July 31 meeting, the Sylvan Lake City Council voted 4–1 to adopt Ordinance 372, a text amendment to the city’s Planned Unit Development (PUD) rules that raises the residential density cap for the Sylvan East site from 5 to 7.25 units per acre. The change also clarifies multifamily and townhome definitions, increases required open space, and caps parking at 25 percent.

The amendment stems from a Master Plan update and a Planning Commission recommendation after review of a previously approved commercial site. City Manager Martin told the council the PUD amendment is intended to give the city a negotiation tool to seek a more walkable, mixed-use development than a flat commercial project and that the Planning Commission held a public hearing before forwarding the text change to council.

Supporters, including developer and resident Steve Friedman, said a PUD would allow more creative, higher‑quality development than the commercial site plan already in place. Friedman said the PUD “would allow for much better product quality for the city” and that investor pressure is pushing for a timely decision.

Several nearby residents urged delay and said the change would alter neighborhood character. MaryAnn Smith, who attended multiple Planning Commission meetings, said many residents did not see the notification and were concerned the higher density would “bring in a large volume of people” and affect property values. Allie Griffith and Jessica Dipple said they feared three‑story buildings and loss of the area’s character; Kim Robinson said she learned of the meeting through neighborhood platforms rather than city notices.

Council debate split along lines of process and outreach. Councilmember Segal moved to table the ordinance to the September regular meeting to allow wider public notice; Buchanan seconded. The motion to table received two votes in favor (Buchanan, Segal) and three opposed (Zubrzycki, Clarke, Cowper) and therefore failed. Council then voted 4–1 to adopt the ordinance (Yes: Buchanan, Clarke, Cowper, Zubrzycki; No: Segal). Zubrzycki left the meeting at 6:21 p.m.

City Manager Martin clarified that the previously approved commercial site plan remains valid and that the PUD amendment does not automatically authorize a specific project; any future proposal would return to the Planning Commission and City Council and be subject to public hearings and a written development agreement. Martin also noted the city’s R3 standard is 7.25 units per acre and that the city’s 30‑foot height restriction is measured midway between roof peak and eave rather than to the ridge peak.

The council’s adoption means developers may use PUD provisions to propose residential or mixed‑use plans for Sylvan East; any specific development would require separate site‑specific review and public hearings. The Planning Commission and City Council will review future proposals and any negotiated development agreement.