WOLFVILLE, NS - How high is too high?
Wolfville’s town council is weighing the pros and cons of approving policy changes that allow for building heights of up to five storeys within the downtown core.
It’s a topic that received mix reviews in council chambers during a committee of the whole meeting Oct. 3, after Deputy Mayor Carl Oldham tabled a motion calling on council to “direct staff to integrate the issue of height bonusing in the Core Commercial Area up to five storeys subject to refining the draft policy and the guidelines presented to this date.”
Town planner Devin Lake asked council to consider if building heights should be capped at three storeys, or if height bonuses could be negotiated beyond that point through a development agreement process.
Mixed reviews at council
The majority of council seemed open to considering four-storey buildings with the proper guidelines in place, but some expressed concern that five floors could interfere with what they see as a significant pull factor for Wolfville.
“We sometimes have competing interests. We want to have development and we want to have… commercial development, but we also recognize that… part of what brings people (here) and makes people want to live in Wolfville is that small-town charm,” said Coun. Wendy Donovan, echoing similar sentiments articulated by Coun. Wendy Elliott and Coun. Mercedes Brian.
Donovan stressed that many residents like the ambiance in Wolfville, and she believes council could be doing the community a disservice in the long run if they do not take this into account.
“I am not comfortable with bonusing,” she added, noting that the conditions can be difficult to enforce and the negotiations are often time-consuming for staff.
“I think it is a flimsy way to get what you want.”
Oldham, on the other hand, said he’ll be supporting the motion in hopes that it will lead to economic development and growth within the town.
“This is 2017, and I think we’ve got to start moving forward in the Town of Wolfville. We just seem to put roadblocks up all the time,” he said.
Oldham pointed to Railtown as an example of a successful multi-level mixed commercial/residential building in downtown Wolfville.
“People want to live in Wolfville and we need growth, more tax dollars,” he said.
Mayor Jeff Cantwell cautioned that policies that are too strictly defined could potentially result in a loss of flexibility that ultimately has a negative impact within the town.
He said he’s open to the idea of height bonuses, but there would have to be an attractive offer on the table that would clearly benefit the town.
“It’s a balance embracing that future, but respecting that past,” said Cantwell.
The elected officials ultimately voted 4-3 in favour of pushing Oldham’s motion to the Oct. 17 council meeting for a possible decision. Brian, Donovan and Elliott were opposed.
The ongoing MPS review started in 2015.
In a follow-up interview, Lake said the planning department has received a development application for a five-storey building proposed for 292 Main St. A design plan available on Wolfville’s website says the building would include 60 residential units and some affordable housing.
“(It) will be reviewed under the current Municipal Planning Strategy and Downtown Architectural Guidelines,” said Lake, noting that a public meeting was held on the subject Sept. 1 and the next step will see the planning advisory committee reviewing a staff report prepared on the subject.
Citizens circulating a petition
The proposed Main Street development, pitched by Kevin Gildart, has been met with some criticism.
The Citizens of Wolfville committee started circulating a petition in June opposing the development on the basis that the proposal does not meet current MPS, land-use and architectural heritage guidelines, or reflect “the will of the people.”
Committee member Gary McNutt listed building height, historical integrity, parking, traffic flow and the location, across from Willow Park, as the main concerns.
“The environment on that particular site is huge because it is located on a floodplain,” he said Oct. 12.
The group is primarily concerned about the proposed building height of five storeys, he said.
“It doesn’t really reflect the downtown. We’re not in competition with Bayers Lake and others areas of Halifax, or some other urban municipalities around the Maritimes,” he said.
“Wolvfille has a small-town charm that is based on its boutique-looking downtown. It’s very unique from any other town in Nova Scotia.”
The Citizens of Wolfville group’s petition has close to 1,000 signatures and it will eventually be presented to town council, McNutt said.
He added that the committee is not looking to prevent development from occurring within Wolfville, but pushing for “positive and responsible development” in their community.
“It’s unique and we’re trying to preserve that.”
