Halifax neighbourhood unites against proposed development

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A steep, narrow street that abuts a busy thoroughfare near a sharp curve hardly seems the right location for a four-storey development.

That’s the consensus of residents of Maplewood Drive, which snakes uphill from Herring Cove Road in Halifax. They expressed their opposition to a proposal for a 24-to-40-unit building at 1 and 3 Maplewood Dr. during a public hearing at Halifax regional council Tuesday.

“This proposal is way too big for this area and will bring with it foreseeable safety issues,” said Paul Dellapinna, whose property borders the empty lots. “A building of this size on this site would be a detriment to our community.

“Affordable housing is greatly needed in our city. This project will destroy our community of affordable homes by making the area unsafe and unlivable.”

The Maplewood lots are among 31 sites in the suburban area (outside peninsular Halifax) – each a multi-storey build – that are under consideration for development.

“There was some support for taking action on the housing crisis and the need to improve housing affordability in the municipality,” Kathleen Fralic, HRM principal planner, told council.

The sites had to meet a set of criteria. They must be smaller than two hectares, be within 800 metres of a proposed rapid transit route or within 1,200 metres of a proposed rapid transit terminal, no more than 800 metres from a post-secondary institution campus, identified by the Provincial Land for Housing Program or a housing non-profit, not be located within a coastal or watercourse setback and must not result in the demolition of an existing multi-unit dwelling.

“Meeting these criteria only identifies sites for consideration and does not mean that they were recommended for approval,” Fralic said.

Fralic added that the municipality received over 100 site-specific requests in the suburban area and 92 more during the public engagement period last year. Several met the established criteria but couldn’t be considered for approval because they weren’t included in public engagement.

A six-storey development proposed for 2882 Joseph Howe Dr. would be adjacent to a plot of land that was once the site of a zoo.

Halifax resident Bill Campbell provided some history of Downs’ Zoological Gardens during the public hearing. The zoo, which was operational for 19 years before closing in 1868 and covered about 100 hectares at one point, is immortalized in a monument on the site.

“It’s a favourite day trip for local residents,” Campbell said. “My concern is that excavation for construction may damage the historic value of the property and all this knowledge will be lost.”

Fralic said feedback included general support for action on the housing crisis and the need to improve housing affordability, but site-specific concerns included losing community character and infrastructure impact, like roads, schools, transit, water and sewer.

She added that the municipality received about 200 pieces of correspondence and one petition.

Coun. Patty Cuttell (Spryfield-Sambro Loop) tabled the petition from Maplewood Drive residents to council before the public hearing.

“It looks like just about every house on Maplewood Drive is in this petition and the petition is an objection to the proposal at 1 and 3 Maplewood Dr.,” Cuttell said.

“They feel this is inappropriate for a neighborhood of 17 homes on a very steep street and the remedy being sought is that staff should do a site visit to determine what is appropriate development for the site that will maintain the community and safety for residents.”

Final policy and regulations will be sent to the province for approval.

Maplewood Drive resident Paul Dixon said he supports “increased density and affordable housing” but calls the proposed development “totally inappropriate.”

“Maplewood Drive is a very short street with 17 homes, very old homes, and you’re going to add 24 to 40 units? That’s not some additional density. That’s tripling the density,” Dixon said.

“Maplewood Drive is really steep. We’ve got blind curves at both ends. We got narrow retaining walls on each side. We have no sidewalks. We’re a tiny street with small, affordable lots.

“We’re asking for city staff to actually do a site visit, because it’s obvious they’ve never seen the property.”