ANTIGONISH, N.S. - The Town of Antigonish has a new Municipal Planning Strategy (MPS) and Land-Use Bylaw (LUB).
Council adopted the documents during their most recent monthly meeting, which took place Jan. 20 in town hall chambers.
Mayor Laurie Boucher used the word “relieved” when talking to reporters after the session about their adoption.
“It has been a lengthy process,” she said.
Boucher explained the MPS and LUB were developed from feedback received from residents during community consultations hosted during this council term.
“If you look back on some of the reports (from those consultations), the priorities that are stated in this MPS are directly taken from our engagement sessions,” she said.
“Council is very proud that. When we first came in we said that we wanted to listen to the constituents and make sure that their wishes come through in the things that we are accomplishing.
“I think, if you look back on the last three-and-a-half years, you will see that we tick quite a few of those boxes off,” Boucher added.
She explained the documents focus on increasing the diversity of housing, particularly affordable options.
“We really believe that’s supply and demand – the more supply we have, the better that it will be for everybody,” Boucher said.
She added they also reflect a concentration on establishing mixed-use area to encourage downtown development, along with improving active transportation and accessibility.
“The town is growing and we need to make room for growing,” Boucher said.
She added it is about “really encouraging good development in our community.”
Public hearing
A few days before they voted to implement the new MPS and LUB, council hosted the required public hearing, where residents could hear about their contents, along with having an opportunity to provide their opinions.
Paul Dec, senior planner with the Eastern District Planning Commission (EDPC), provided an overview of the documents.
He noted their development took place over more than 18 months.
Dec explained, since the Town of Antigonish adopted its first MPS in 1994, there have been 63 amendments.
Although those changes have been effective in helping keep it up to date, he noted having a new one will make it “a little simpler to navigate.”
Dec provided an overview of the strategic principles involved including affordable housing, active transportation, mixed-use neighbourhoods, environmental, recreation, arts and culture; economic development, accessibility and equity; and partner collaboration.
When it comes to the new LUB, one of the focuses is higher-order residential development, including bringing more density to areas such as Hawthorne Street and Highland Drive.
Dec said one of the “biggest shifts” is move from in-fill development with the elimination of flag lots, which are often referred to as land-locked.
He explained the most significant challenges stemming from those include municipal servicing and emergency access.
There are also other factors, such as loss of privacy for neighbours, which come with flag lots.
As for alternatives, the LUB now includes an accessary dwelling unit option, which are often referred to as garden, garage or ‘granny’ suites.
Unlike flag lots, these have to be constructed by the same owner of the property, while floor space and number of bedrooms are also capped.
In keeping with the effort to provide more affordable housing options, there are also urban cottage and carriage court row house opportunities.
The urban cottages have spatial requirements, including dedicated parking and common areas, along with privacy measures, such as shrubbery, while the carriage cottage row houses have “very strict design guidelines.”
For four-unit developments, which can be constructed in any residential neighbourhood, there has to be site-plan approval.
Dec noted there are mechanisms that provide checks and balances for neighbouring properties.
To construct six units, there needs to be a development agreement and council approval.
There can also be studio, daycare, office, personal services and medical clinic (a new one) developments in residential areas.
There is also a new second home-based category, allowing for more floor area and the ability to have employees.
As for mixed-use zones, they will be established in areas such as the downtown center and James Street.
Raising concerns
After the presentation, residents could ask Dec questions or voice their concerns or support for the then proposed documents.
Dave MacFarlane of Lower Hawthorne Street said he was “concerned about what is going to happen” with the new high-order residential development zone.
“I don’t think you have put any thought to us,” he added.
MacFarlane noted he doesn’t see any protection for neighbours who may be opposed to a multi-unit development.
Dec explained the new LUB includes “more intense” landscaping and buffering rules for such developments, along with a right to appeal for neighbours.
When it comes to the selection of Hawthorne Street as a high-order area, the developer said it has one of the highest capacity water and sewer systems.
MacFarlane noted he was not opposed to the documents but he was concerned about the “possible impact.”
Church Street resident Allan Armsworthy, a former member of the town’s planning advisory committee, in voicing his support, said the documents were “well thought out.”
“It isn’t perfect; nothing is perfect,” he said, describing the documents as “fluid.”
“It is nice to be brought into the 21st century,” Armsworthy added.
After both the public hearing and the subsequent adoption, Boucher said council is “not expecting it to be carved in stone,” when it comes to documents of this size and depth.
“We are expecting a few things to come up, here and there, that may have to be amended,” she added.
