90-Unit Apartment Project In North Moncton Moving Forward
MONCTON – A four-storey 90-unit apartment project proposed on Ivy Rd. in Moncton’s north end is moving a step forward after the city’s Planning Advisory Committee approved developer CG Group’s variance application Wednesday.
CG Group had applied for a variance to not have a public entrance facing a public street and a conditional use application to allow a multiple unit dwelling in an R3 zone for 177-179 Ivy Rd.
“The city is growing and as any city grows, several things do get triggered – the need for more residential housing units, the need for more choices in residential units, and certainly the need to upgrade traffic controls,” said Sarah Anderson, a senior urban planner with the city.
The development is on land that’s been zoned for multi-residential use since 2006. It’s close to many amenities and schools.
“It’s also in an area where a lot of people want to live,” Anderson said. “It will help to meet some of the demand for housing in the city.”
The development offers mid-priced, pet-friendly housing. The demographics of the renters are expected to be young professionals and students, and some people who are downsizing.
The development is located in a cul de sac, close to other CG Group properties. CG Group owns two 68-unit apartment buildings and two 16-unit properties on the same road.
A traffic study was undertaken for the development. It recommended that traffic lights are put in place on Ivy and Hildegard streets, and for the city to upgrade the intersection at Hildegard and Mountain Rd., which should happen before the lights are put in.
City staff supported CG Group’s application, with certain conditions including that the developer pays half the cost of installing the traffic light. Meanwhile, the intersection upgrades are on the list for the city to upgrade but the timeline is not known yet, staff said.
The PAC discussed and asked questions about the project for about two hours before making the decision.
Safety And Traffic Concerns
A number of residents spoke up about their concerns, including those related to traffic, safety for children and pets playing outside, increased frequency of speeding vehicles, noise, vehicles parked on the street during snow clearing and in front of neighbours driveways, and an influx of rats.
Jeongwook ‘Max’ Oh, who bought land and built a house seven years ago near the corner of McCoy St. and Ivy Rd., said he’s “really upset” about the development.
“Around that corner, a lot of my daughter’s friends live there. They play a lot but these days, that area is really dangerous. She couldn’t play a lot like before,” he said. “These days there’s a lot of traffic and it’s dangerous. So I’m really serious about that and I’m so upset.”
He said when he bought the land, he was under the impression only a two-storey building would be constructed and not a grouping of taller buildings in the same area.
“I spent a lot of money for that peaceful area, but now it’s not a peaceful area,” he said, adding that he wishes he could stop the development.
Some issues, like speeding, aren’t within the city’s jurisdiction. The RCMP handles those based on calls from residents, said Anderson.
Kelly Patt, a resident in the area, suggested some solutions and wondered when the development will take place. She said traffic is congested even outside of rush hour.
“This is our livelihood. We’re saying 90 minimum cars, if there are two cars for two people in an apartment, we’ve got more,” she said.
She also suggested speedbumps and stop signs because “there are children playing on this road.”
CG Group partner Joe Godbout said the company has a strict policy on tenants who don’t follow rules but said they can be stricter with those who park badly or leave dumpsters uncovered. But he said people speeding is out of the company’s control.
The residential area around Mountain Rd. is already having traffic congestion issues, especially at peak hours, city staff and PAC members acknowledge. The city is already looking into it though the timeline isn’t clear, said Alcide Richard, the city’s director of design and construction.
“Short of stopping all developments, you’re going to have an impact, there’s no way around it. In our view, there are delays. The delays are going to impact someone. But five, or six, or seven minutes more to get to work compared to other cities…you can pretty much get anywhere in Moncton at peak hour between 25 and 30 minutes,” he said, noting that the city is experiencing the “growing pains” of expansion.
When asked by a PAC member if this is the right time for the project given the traffic issues, Godbout said the problem is existing and “needs to be addressed anyway by the city.”
“The timing is never right for any project. If you’re increasing density you’re always going to create that extra traffic,” Godbout said. “If this doesn’t go ahead, are you going to stop all the projects on Ryan Rd. that will affect this traffic as well? What does that say to other developers that want to invest in Moncton?”