Two Fairview Developments Approved; Developers to Pay Bonus Density to City
HALIFAX — Halifax Regional Council has approved two major developments in the Dutch Village Road area of Fairview. The approvals mark a major milestone in the city’s attempt to make the rental market more affordable. The Fairview projects were the first two to include a density bonus outside of the Centre Plan and Downtown Halifax regions.
Halifax’s Deputy Mayor Sam Austin told Huddle that density bonusing inside the Centre Plan region of the city has generated $4.5 million so far for the municipality. Regional Council voted to approve the density bonus expansion to other areas of needed population density on March 21.
WM Fares will build a six-story building with 90 units on Westerwald Street, while United Gulf Developments will create a six-story structure with 119 units on the southeast corner of Main Avenue.
Upland Planning + Design Studio represented United Gulf’s interests at the public meeting held on April 4. In a follow-up interview with Huddle, Ian Watson, a senior planner with Upland, said it’s not clear how much money the developer will have to pay into the density bonus.
He did say, however, it will be “substantial.”
The density bonus is based on a complex mathematical formula. A building of more than 2,000 square feet will have 20 per cent of the floor area subject to a calculation involving $213 per square metre.
More importantly for the public, a minimum of 60 per cent of the density bonus must go towards affordable housing initiatives. The other 40 per cent can be used by the developer for projects like public art or green space improvements.
‘A big bustling ghetto of small businesses’
Like any major residential developments in Halifax, the Fairview projects did not get approved without some controversy. Several residents spoke out at the April 4 meeting against the project.
Lisa Comeau believes the new apartments will not be affordable for most people. She also brought up safety concerns over increased traffic. Other residents echoed the same concern.
“These buildings may be increasing the housing pool, but the rents are prohibitive,” said Comeau. “For most people, they add more stress, noise, and traffic to an area that is already stressed. Please don’t change the zoning for this area. Please don’t approve this development.”
Harry Smith argued that the area is already dangerous for children. His son was recently involved in a near-miss incident.
“There’s no sidewalks on most of the streets,” Smith warned. “And just the other day my son was almost hit by a truck. So, with all this development coming in, I really urge you to think of safety. Often when I leave my driveway I can barely see out around cars that are parked.”
The most outspoken critic of the developments was Fairview resident Darlene Loke. Because the areas for the projects would be rezoned as C2-C, she was worried that it would bring more commercial businesses into the residential area.
“Why do we need more commercial?” she asked rhetorically. “Why can’t we have one peaceful community of residential only? Honestly, what are you doing to the area? It’s just going to become a big, bustling ghetto of small businesses. And I have to say, I’m really not interested in seeing any more pizza joints open up in my area.
“Honestly, if you go along Dutch Village Road it’s all pizza joints. How respectful is that to us? I could see if you wanted to have a few nice restaurants or something, but that’s not what I’m seeing. I’m seeing takeout joints and pizza joints.”
Traffic concerns
Loke also echoed safety concerns about traffic congestion, saying it’s already hazardous.
“It’s really scary; the bikers and the young people with their fast cars going up the street. I’m terrified. I had to learn how to back into my driveway. It’s kind of silly, at my age. I don’t do a lot of backing into parking spots, but I had to learn to back into my driveway so I could see if somebody was going to kill me on the way out of my driveway.”
One criticism brought forward during the meeting was that the traffic study was done back in 2020, when people were locked away at home because of the pandemic and heavy public health restrictions. Residents questioned how a pandemic traffic study can be accurate in 2023.
Municipal staff member Dali Salih informed council and the public that traffic studies are heavily reviewed once they are completed.
“When a traffic impact assessment is submitted, that’s reviewed not only by our development engineers but also our traffic and right-of-way services to look into the streets bylaw,” said Salih.
“Even though the study was submitted as part of the package in May of 2020, it was reviewed, and it was deemed to be to be acceptable.”
Unanimous council support
Despite the pushback, the projects were approved with unanimous council support. Coun. David Hendsbee noted that, like many proposed developments in Halifax, there is friction between the old suburban sprawl and the new need for urban density.
“Because of the growing population base, we have to find more growth in density somewhere,” he told the public. “I guess some people are against urban [development] in rural areas. If you can’t go out, you got to go up. That’s going to happen here. I just hope that the comments and concerns expressed by the residents are being taken by the developer…”
Coun. Patty Cuttell echoed similar sentiments, noting the need for more density in key parts of the city, while expressing sympathy for the concerned residents who are witnessing their neighbourhoods go through change. She felt that there could have been more community engagement beforehand.
“When you add density and you add people, you have to make sure you have the amenities in the community to continue to provide the quality of life,” said Morris. “I completely understand where the residents are coming from with their concerns and their frustration and seeing their community transform without ever really having a chance to participate in shaping what that looks like.”
Derek Montague is a Huddle reporter in Halifax. Send him your feedback and story ideas: [email protected].