Fredericton council hears arguments for and against allowing 4-unit homes across city
Millions of dollars in federal funding at stake if council votes against proposed changes
A proposal to make it easier to divide most homes across Fredericton into four units drew a crowd of more than 70 people to city hall, where some endorsed it as a key to helping solve the housing crisis, and others voiced concerns about harming the character of their neighbourhoods.
The proposal by city staff would allow most homes to be renovated to create three secondary dwelling units for a total of four units, subject to lot size and parking space requirements.
The city agreed to make the zoning changes as a condition of receiving $10.3 million from the federal Housing Accelerator Fund.
It's a specific condition that many Canadian municipalities have accepted in order to receive a share of the $4 billion fund, though some have rejected it.
On Monday, Fredericton councillors heard from city staff, as well as from members of the public, during a hearing on the proposal that lasted more than two hours.
Senior city planner Tony Dakiv said Fredericton was taking a more cautious approach to the condition that Ottawa put on the funding.
Dakiv said the proposed amendments would not permit a homeowner to raze a property to make way for a brand new four-plex.
Rather, it would only allow for the creation of up to three units, in addition to the primary dwelling unit, within a home.
"Achieving the required density solely through [secondary dwelling units] will help maintain neighbourhood character by adding dwelling units in a less intrusive way," Dakiv said.
An example of what would be permitted would be a home with a primary dwelling unit, a secondary unit on the ground floor, a basement unit, and an in-law suite in the backyard.
Opponents list concerns
Opposition to the changes was characterized in terms of preserving the character of neighbourhoods, concerns about speculative investors, and a resistance to Ottawa forcing its will on a smaller city.
"The proposal to introduce four-unit dwellings on every residential property is a sweeping change," said real estate agent Pam Doak.
"It is a change that while well-intentioned, fails to recognize the unique characteristics of our neighbourhoods."
Don Fitzgerald also stood before council to argue that staff should have stuck to their earlier plan that would have seen the change only apply to homes within the city's core.
A staff report noted that while this was Fredericton's original plan, Ottawa insisted the amendment be applied to all homes that are serviced by water and sewer infrastructure across the city.
"We do not need Ottawa to tell us how to plan our city, and we wouldn't be alone in saying 'no' to this," said Fitzgerald, noting that Windsor and Oakville, Ont., turned down the same funding over the issue.
Sandra Brown said she's concerned the changes could make her neighbourhood even more attractive to investors looking to make a profit off of single detached homes.
"There is a constant turnover [of tenants] in these houses," she said.
"The driveways are full, their cars are parked on the streets and on the lawns. Garbage day is ignored, the bins are full, and the raccoons are feasting on them."
Part of the solution to housing crisis, some say
Representatives from a handful of community non-profits attended Monday's meeting to speak in favour of the proposed changes, including Habitat for Humanity CEO Perry Kendall.
Kendall said the Housing Accelerator Fund has already helped his organization get work started on 10 affordable homes that are being built on Cuffman Street on the north side.
Fredericton's agreement to allow four-unit homes by right helped make those homes possible, and future funding is expected to help build another 10 homes near Cliffe Street.
The zone amendment "is also a valuable and viable solution to increasing necessary housing as has been done in many many small medium and large cities across Canada already," he said.
Oliver Dueck told councillors the proposed changes would promote density in areas where services already exist, rather than on the outskirts of the city, where many of Fredericton's newer apartment blocks have gone up.
The result could see transit usage increase, allowing people to ditch their cars and lowering the city's greenhouse gas emissions.
"While allowing four units in all residential zones will not by itself solve the housing crisis, it's one of the tools that helps, and we need to use every tool available right now," he said.
Millions on the line
The City of Fredericton has already received about $5 million under the Housing Accelerator Fund, with the other half expected to be doled out annually over the next two years, said Fredericton planning director Ken Forrest.
However, if councillors ultimately vote down the proposed zoning bylaw amendments, those future payments would be frozen, and a question remains about whether Ottawa would look to recoup the money it already gave the city.
"I can't speculate on what their reaction would be," Forrest said when asked whether Ottawa would claw back funding.
"But the city's requirement is to implement all of its initiatives because that was the basis of the funding that we received."
Forrest said the Canada Housing Infrastructure Fund is another billion-dollar federal program Fredericton is looking to tap into.
Forrest said the city has made applications to that fund, and whether they're approved will also hinge on council passing the four-unit zoning bylaw amendment.
"So, you know, you add that up, you're, you know, you're well into the tens of millions of dollars."
Councillors held back their opinions Monday night, instead only asking city staff questions about the proposed changes.
Councillors approved a motion by Coun. Jason Lejeune requesting staff submit a report that examines the financial implications if the amendment isn't approved.
Councillors also approved a motion by Coun. Greg Ericson asking staff to prepare a report analyzing the merits of having a rental registry to track rental units, as well as whether the city has the capacity to conduct inspections of them.
In order to give staff time to prepare and share the reports, councillors also agreed to defer their final vote on the proposed amendments to the regular council meeting on April 14.
ABOUT THE AUTHOR
