Tantramar council voted unanimously on Tuesday to go ahead with a process to consider rezoning a property owned by John Lafford, and amending the town’s R3 zone to allow for buildings up to 65 feet high. Council set the date for a public hearing on both matters for June 27, 3pm, during its Committee of the Whole meeting.
The property in question is at 131 Main Street, a large historic white building that has served a commercial space and ad hoc apartments over the years. In 2014, under different ownership and a different council, it was turned down for rezoning that would have allowed for a three-storey, 18-unit apartment building in the rear part of the lot. Lafford’s proposal is for a six-storey, 71-unit building with one level of underground parking, on the same spot.
Despite previous failed rezoning attempts, Lafford is confident this time will go differently, mostly because of the state of the rental housing market. “There’s no housing, zero supply,” says Lafford. “I feel very strong and very confident that we’re going to get the nod from the council just based on that alone, without any bias of what developer, and who’s doing what, where, and how.”
Before Tantramar council voted on whether or not to consider Lafford’s two applications on Tuesday, they heard a presentation from the owner of a neighbouring building, Alexandrya Eaton, who told council she has concerns about the scale and location of Lafford’s proposal.
“This has always been a very quiet part of town and a historic area, with lots of surrounding natural green space,” said Eaton. “We take great pride in maintaining our property. It is therefore of grave concern that a six-storey building, which would make it the highest building in town—and with underground parking so effectively seven storeys visible from the waterfowl park in the back—could be built just ten feet from our property line.”
Eaton described issues with current residents of 131 Main crossing her property as a shortcut to Mount Allison, and recent graffiti on her property. Lafford says that there are currently about 15 people renting rooms in the historic building which fronts on Main Street, mostly students making use of the meal plan at Mount Allison. He has not asked to change the zoning for that building, which he hopes to eventually convert into a hotel.
But Eaton’s concerns extend beyond the current use of 131 Main. She told council there would be safety issues with the new development, with the increased traffic coming from 71 new apartment units, and potentially difficult emergency access for the proposed building. She was particularly concerned about the height and scale of the building, which she says could alter views and sightlines for the worse.
“This proposed concrete building will be visible from every viewpoint in town,” said Eaton. “It will tower a full three storeys above the tree line, effectively changing the landscape. And it will be visible from every view of the Waterfowl Park, causing considerable noise and light pollution, and posing serious threats to wildlife and waterfowl.”
So far the only rendering of the building available is a preliminary drawing with no context showing how it fits in to its surroundings. Lafford says that he will have more drawings available in time for the public hearing on the proposal.
“There are other lots in town that are better suited to this kind of development,” Eaton told council. “We do not need a luxury high rise apartment building. What we need are small affordable single family dwellings suitable for young families and senior citizens.”
Lafford does own other lots in town, including a small lot on Main Street where he recently tore down a small apartment building due to its age and condition. He says he wants to build on the 131 Main property because, “I think it’s a great place for somebody to live. It’s beautiful. You’re going to be on a walking trail, a national walking trail that gets recognized all over. Why not? Why not promote Sackville with a really great place to come and live?”
But Eaton is concerned about the views from the very same walking trail. ”The beauty, historic charm, and nature that draw people to our small town are in jeopardy,” she told council. “The views and sightlines from the Swan Pond and Waterfowl Park should not be underestimated.”
Lafford dismissed concerns about views from the Waterfowl Park, and focussing instead on the views from the apartment windows that he hopes to build. “On the backside you’re getting 30 to 35 units of beautiful view,” says Lafford. “You’re actually enhancing somebody’s life. I don’t see where the argument is. I personally don’t see it.”
With two applications to be considered by council, there is always the potential for the rezoning to be approved but not the increase in allowable height. Lafford says the extra storey made possible by the extension to 65 feet will help make his concrete structure feasible. “You need scale in order to do what we’re going to do there,” explains Lafford.
Lafford says he decided to go with a concrete build because for the past number of years his company has been building concrete buildings in Moncton, and his company also owns its own concrete form business. Concrete buildings are generally considered safer and less combustible than wooden structures, but they also have a higher carbon footprint because the process to form concrete releases greenhouse gasses.
Lafford feels strongly that the opposition to his proposal comes from a predictable group, who he says are focussed on the negative. And besides, he says, if someone else wanted to buy 131 Main, they could have.
“That building sat vacant for a year and a half,” says Lafford. “That beautiful property was starting to look bad. And that was in jeopardy of a bunch of things happening to it, right?”
Of course, not just anyone could have afforded the heritage property. Lafford purchased 131 Main last spring for $780,000, just slightly more than its previous sale price in 2009, but well below its listed asking price of $1.2 million.
The building had been vacant since the previous February, when a number of people were evicted from the property by court order in relation to zoning and building safety violations. Since taking ownership, Lafford says he has invested in sprinkler and fire alarm systems to make the building safe as a rooming house, which is allowed under Sackville’s unique Residential Historic Commercial zone.
Lafford is not particularly worried about the upcoming public hearing on the project. He feels as a resident of Sackville for his whole life, he has a sense of the place. “I’m not saying I know Sackville 100%,” says Lafford. “And I’m not going to speak on behalf of everybody… But I’m very confident, when we do make decisions like this and put things forward, that I’m not just representing myself. I think there’s a good group of people that would support things that we’re trying to do here.”
The public hearing on the project is scheduled for June 27 at 3pm at Sackville town hall.
Proposed bylaw amendments can be viewed in advance at Sackville town hall, and feedback can be submitted in advance to Plan 360 planner Lori Bickford, via email or in person to 112C Main Street in Sackville.
