Wolfville zoning issue stirs controversy

By Wendy Elliott

The Advertiser/NovaNewsNow.com

A tie vote at the April 8 Wolfville planning meeting means the controversial residential zoning issue will be on the agenda again on Tuesday, April 22.

Round two is set for the Wolfville School gym at 7 p.m.

Mayor Bob Stead says he has heard last week’s public meeting described as a ‘verbal stoning’ and he is concerned that volunteers will, as a result, not want to serve on town committees.

Certainly more than 200 people in an acrimonious mood crammed into the Irving Centre to deliver a strong message to the town's planning advisory committee. That message was “preserve RI zoning.”

The session to examine draft three of the new Municipal Planning Strategy (MPS) got off to a poor start without amplification. People could not hear chairman Deputy Mayor Bob Wrye or be heard in a building that architect Peter Jucker described as probably the most sophisticated in the Valley.

Lawyer Doug Lutz started off sternly questioning the numerical validity of the original community opinion sampling in comparison to the RI group's petition signed by 320 people.

He said the committee should not confuse sustainability with density, then he received applause for stating that Wolfville is not like towns such Okotoks or Whistler that are beset by newcomers. Lutz stated that with a 0.5 growth rate increasing density is not called for.

Green party candidate Janet Eaton defended the sustainability perspective, which is backed up by the Canadian Federation of Municipalities, in the face of Peak Oil.

Another lawyer, Bob Lutes, suggested that the element missing from the planning document is mitigation of the impact of the university students who double Wolfville's population each fall.

Natural resistance to density

Lutes explained that single-family homeowners have a natural resistance to greater density because, all too often, rental properties are not maintained, while noise and garbage abound.

Alan Baker said it is important for Wolfville to retain its character and that character is what keeps people here all their lives and prompts others to move here.

Planner Karen Dempsey, who has been working on the new MPS for two years, noted that western Canada planning models for sustainability were used because "they were ahead in the planning game." Okotoks, Alberta, for example, brought in sustainability planning documents a decade ago.

She added that there is not another town in Nova Scotia with an RI zone. According to Dempsey, Windsor, Mahone Bay and Chester all have zoning that is not as restrictive as Wolfville.

Then Wrye tried to broker some flexibility, but the crowd wouldn't budge. In fact, when he asked for trust, laughter rang out.

New resident Keith Irving, who has been following the MPS review closely, called on the audience to support sustainability when it comes to the green fields in the far east and west of town. It's the next thousand units you should be more stringent with, he said.

Landlord Mark Poirier, who raises his family in RI, stated that he does not want to be in a defensive position with a neighbour parking a 10-ton truck. He said RI property owners paid a premium and bought into the single-family zone for a reason.

Look at RIA zone

Poirier went on to describe how he had to hire security for a pig roast held by the university's rugby team on Prospect Street. The former Acadia football player said he is barely making a living while renting to students, however, he commented that anyone looking for affordable housing should look in the RIA zone.

George Townsend asked the committee who had requested the demise of RI zoning. When Wrye said, no one had, clapping broke out. Then Poirier observed that six of the eight committee members had nothing to risk based on where they live.

Marsh Hawk Dr. resident Neil Balcolm detailed how single-family homes on his RIA street have turned into student rentals owned by absentee landlords. He said that if the rest of the town is rezoned "we are in for a very sad change in this town."

Ironically the same night police were called to three parties on Marsh Hawk Drive that had attracted 300 people.

Volunteer Andy Nette made a motion to proceed with the wish of the audience. Glynn Bissix, David Mangle and Liz Groot spoke in favour of sustainability principles.

Groot suggested that perhaps tenant issues, like those on Marsh Hawk Drive, are really policing problems and Mangle said that the committee has to represent all residents of Wolfville.

At that, Carson MacDonald burst out, "we are representative of this town."

Attempting to draw the meeting to a close three hours after it started, Wrye said this was one of the most difficult questions the committee has had to deal with in 25 years. Sustainability is a good idea, he noted, yet we have no housing crisis.

Nette, Wrye, Betty Mattson and Glen Hancock agreed to preserve RI, while Bissix, Mangle, Groot and Mayor Bob Stead voted for the negative. The vote was defeated after it tied four - four.

Since one member of the committee, Dwight Grant, was absent, Wrye said the subject of residential zoning will be revisited.