Wednesday 13 September 2023

Fredericton council delays moving controversial development forward without more details

 

Fredericton will impose 3 new conditions if controversial development goes ahead

Cedar Valley Investments could be required to partner with city on designating some units affordable

The City of Fredericton has imposed new conditions on a proposed housing development that generated more than 150 letters of objection when it was brought to city council last month.

Cedar Valley Investments would be required to limit the number of units it builds to 950 if council approves a proposal to construct seven apartment buildings, 11 townhouses and about two dozen single detached homes between Golf Club Road and Prospect Street. 

The developer would also be required to partner with the city on an anticipated federal housing grant to possibly see affordable units included in the complex.

Cedar Valley Investments would also need to make a plan to lessen the impact of construction on nearby side streets.

The new conditions were contained in a resolution that was put before councillors for first and second reading at Monday night's council meeting, in addition to earlier resolutions to rezone part of the 35-acre property at 464 Golf Club Rd. to allow the proposal.

A concept design showing apartments and homes laid out on a property. Cedar Valley Investments's proposal would see the apartment buildings constructed on the southern two-thirds of the property, with townhouses and detached homes on the northern and eastern sides of the property. (City of Fredericton)

First and second readings for the rezoning were originally to be done on Sept. 11 but were delayed after three hours of public hearings of objections and support from nearby residents. Instead, council asked staff to prepare another report addressing questions and concerns about the project.

On Monday, all councillors but one voted in favour of giving it first and second readings. Coun. Henri Mallet, whose ward includes the property, voted against it.

The proposal will be back before councillors in three weeks for a third and final reading.

Conditions based on feedback

Comments from concerned neighbours prompted the conditions staff newly imposed on the proposal.

That includes the condition that the number of units built be capped at 950, said planning director Ken Forrest.

"It was an attempt to try and address some of the concerns raised that there was some predictability to kind of the maximum densities that we would be looking at as subject to this application," Forrest said.

Ken Forrest speaks inside Fredericton council chambers. Ken Forrest, Fredericton's director of planning, says staff added three new conditions to a proposal to build several apartment buildings, townhouses, and single detached homes off Golf Club Road. (Aidan Cox/CBC)

The staff planning report says the application called for creating 861 units in the areas to be zoned MR-5, but that zoning type would have allowed Cedar Valley Investments to create as many as 1,097 units.

Forrest said there would still be an opportunity for more units to be included in the proposal, but Cedar Valley Investments would have to make a new planning application.

Forrest said other concerns staff tried tackling were about affordability.

He said the city has applied to the federal government's housing accelerator fund, which offers money to municipalities that make efforts to encourage the creation of more housing units.

Forrest said another condition on Cedar Valley Investments would require it to partner with the city — if its application is accepted — to create affordable housing units using money from that fund.

"That creates a relationship with the city and the developer, ultimately if our housing accelerator application is successful, to work to achieve some affordable housing as part of the project."

The third condition was spurred by concerns from residents that construction vehicles might continue to access Angelique Court and Apeldoorn Lane as the property develops.

"We took a look at that and and saw it as a valid concern and have suggested a term and condition that would ensure that the developer work with the city to minimize those impacts on it just on adjacent residential developments," Forrest said.

Desire for more traffic calming measures

Before voting on first and second readings of the motion, Coun. Bruce Grandy asked staff about the most recent report they wrote.

Grandy said he hoped there would be more detail in it about how staff plan to calm traffic on Golf Club Road with the anticipated jump in the number of residents driving in the area.

"I'm very concerned that there wasn't more in detail about what might be suggested to be traffic calming on that street specifically when we have a golf course and a crossing on there, and we're adding up to 950 residents in there," he said.

In response, Dylan Gamble, director of engineering, pointed to a section of the report about a plan to narrow Golf Club Road between Appledoorn Lane and the intersection with Woodstock Road to accommodate bike lanes.

"It's not labelled out there as traffic calming, but it's about encouraging lower speeds," Gamble said.

ABOUT THE AUTHOR


Aidan Cox

Journalist

Aidan Cox is a journalist for the CBC based in Fredericton. He can be reached at aidan.cox@cbc.ca and followed on Twitter @Aidan4jrn.

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4 Comments
 
 
Allan Marven
Looks like they are for-seeing Pollievres housing strategy and want in on the incentive bucks when he take's office. 
 
 
 

Fredericton council delays moving controversial development forward without more details

The development would allow 870 new housing units in the Golf Club Road neighbourhood

Instead council asked staff for more information about the project proposed by Cedar Valley Investments for land abutting Golf Club Road and Prospect Street. 

"I have a lot of questions," Coun. Jason LeJeune said after council heard from more than a dozen people, most opposed to the proposal to build 870 homes on the former farmland.

"I need a lot more detail to contemplate. And I feel like I need more time."

A man, seen from the shoulders up, slightly turned to the side. Dave McKay, the architectural lead on the project, said low-rise townhouses, tree lines and parks will act as buffers to the new low-density housing and the existing residential neighborhood. (City of Fredericton livestream)

The planning advisory committee had been unanimously against the development, but city staff recommended council consider giving the rezoning first and second reading.

This past spring, Cedar Valley Investments purchased the 35-acre parcel of land for $6 million and has applied to have roughly two-thirds of it rezoned to allow buildings as tall as eight storeys. The development would also include single-family homes, including townhouses.

In addition to those who spoke Monday night, numerous letters and a petition were sent to the city in opposition. A handful were in support.

Louie Youssef, president of Cedar Valley Investments, did not attend the meeting but his wife and three experts on the project were there.

Dave McKay, the architectural lead, said low-rise townhouses, tree lines and parks will act as buffers to the new low-density housing and the existing residential neighbourhood.

He also spoke about the promotion of a healthy, active community through a multipurpose trail connecting the new development and surrounding neighbourhoods to a large park. He said access to services would be available through a commercial element of the plan along Prospect Street, for which specific vendors would not be confirmed until after construction.

According to the planning report from city planner Matthew Robinson, the developer has not provided any provision for supportive or affordable housing in the complex.

A concept design showing apartments and homes laid out on a property. Cedar Valley Investments's proposal would see apartment buildings constructed on the southern two-thirds of the property, with townhouses and detached homes on the northern and eastern sides of the property. (City of Fredericton)

When asked about affordable housing during the meeting, McKay said that "the denser these developments, the cheaper it is to build and therefore … the cost can stay down."

Residents from the area were skeptical and had concerns about increased traffic in a likely car-dependent development and insufficient infrastructure and services.

Lindsay Bowman, from the Golf Club Road neighbourhood, tried to appeal to the vision that councillors have for the city  and that some expressed during their election campaigns.

"You spoke so eloquently about the opportunities that Fredericton has," she told council. "And I don't think this proposal is living up to your vision.

"This isn't where any of you imagined putting 1,000 new citizens and families in Fredericton. … I'm going to be honest, it's not a walkable community. We have no services. We have a church and we have a golf course in our neighborhood."

A woman in a patterned blazer with blond hair in a bun speaking into a microphone Lindsay Bowman, a resident of the Golf Club Road neighbourhood, said it's a long uphill walk to get to services, and new residens would need vehicles since there’s no public transit. (City of Fredericton livestream)

Bowman said the community is a long uphill walk in either direction to get to services, adding that every new resident or family would need a vehicle since there's no public transit. 

She said that she isn't confident that services will come if the development is built.

"I have unique knowledge as a business owner in Fredericton, that business owners aren't willing to invest in infrastructure and overhead and this sort of thing on the hope that we can drive people to this community. The numbers won't be there," said Bowman.

"I think we're giving a lot of deference to these hopes and prayers that this will all work out. And it hasn't worked out in other neighbourhoods. And I don't want to see it happen in mine."

A resident of another Cedar Valley property and a Cedar Valley employee spoke in favour of the project. 

Following the presentations from the public, Coun. LeJeune moved that before third reading and the Oct. 23 meeting, the planning and development department provide an administrative report with more information about such things as public transit for the area, traffic mitigation and potential timelines for the public park amenities.

Coun. Bruce Grandy then moved an amendment that first and second readings, which were intended to happen Monday night, be deferred until Oct.  23 with third reading to take place at the following council meeting.

The amended motion was approved, and the administrative report will be available to the public on the Friday before the Oct.  23 meeting.

ABOUT THE AUTHOR


Hannah Rudderham is a reporter with CBC New Brunswick. She grew up in Cape Breton, N.S., and moved to Fredericton in 2018. You can send story tips to hannah.rudderham@cbc.ca.

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22 Comments 
 
 
 
 
David Amos
Content Deactivated
Fat Fred City could always use another trailer park
 
 
 
 
Graham McCormack 
Citizen X - The City needs more housing, where do they expect people to live!

Citizen X - No you can't build it there, that will inconvenience me.

 
David Amos
Reply to Graham McCormack 
Citizen Y can't afford to live there anyway 
 
 
 
 
 

Saturday, 19 August 2023

Controversial development gets nod from Fredericton city staff, but not planning committee

 
 
 
 

Controversial development gets nod from Fredericton city staff, but not planning committee

Cedar Valley Investments wants to build apartments comprising 870 units

Fredericton's planning advisory committee voted unanimously on Wednesday night to recommend city council reject a rezoning application that would allow the construction of at least 870 new housing units on a former farm lot in the city's southwestern corner.

"To see a seven [to] zero vote is very disappointing," said Louie Youssef, president of Cedar Valley Investments, which is behind the proposal.

This past spring, Cedar Valley Investments purchased the 35-acre parcel of land for $6 million, and has since applied to have roughly two-thirds of it rezoned to allow apartment buildings as tall as eight storeys.

The northern end of the property abuts Golf Club Road, while the southern end lies along Prospect Street.

The proposal calls for constructing seven apartment buildings on the southern two-thirds of the property, with those closest to Prospect Street containing commercial units on the ground floor.

The apartment buildings would be built shorter going north along the property, with townhouses and detached homes built on the northern third of the plot.

A concept design showing apartments and homes laid out on a property. Cedar Valley Investments's proposal would see the apartment buildings constructed on the southern two-thirds of the property, with townhouses and detached homes on the northern and eastern sides of the property. (City of Fredericton)

The proposal also includes the construction of a street going through the property from Golf Club Road to Prospect Street.

The property for the proposed development is a sizeable chunk of a neighbourhood primarily made up of high-end detached homes. Many residents have taken issue with the proposal, as was seen in at least 35 letters of opposition and concern they filed with the planning advisory committee ahead of the meeting.

George Filliter has a view of the property from his home on Appledorn Lane, and said his main concern is the anticipated increase in traffic that will come with the addition of thousands of new residents to the neighbourhood.

WATCH | Developer says more housing is needed, but neighbour says the location isn't right: 

Fredericton housing development hits roadblock

Duration 2:02
A proposal to turn former farmland into 870 new housing units gets pushback from Fredericton planning committee.

"I know the proposal has a roundabout at the top of a new road that's going to be built, going on to Prospect Street west, and that's fine for people traveling uptown, but the vast majority of people who work, work downtown," Filliter said.

"I've almost been hit several times by cars driving on [Golf Club] Road as is. The speed limit is not adhered to."

Youssef said there's no denying traffic will increase, but he contends only by "a little bit."

He said the bigger concern he wants neighbours to keep in mind is the housing crisis, which has left people across the country struggling to find a place to live.

A man in a white shirt and glasses talks. George Filliter lives near the property and is concerned about the increase in traffic that will come with thousands of potential new residents. (Pat Richard/CBC)

"And in order to solve that housing crisis, I think the residents who were here complaining about the development... have to realize, and I think they do realize, that the only way to solve the problem is to create more housing," Youssef said.

Another adjacent property owned by Cedar Valley Investments was granted a zoning amendment earlier this year, and work is already underway to construct the 147-unit apartment building.

Infrastructure would follow development, says planner

As outlined in a Fredericton staff report issued to the planning advisory committee, city staff believe the proposal meets the intent of the city's growth strategy and municipal plan, with parts of the report referring to it as a "complete community" with a "logical street layout."

And if the proposal were to go forward, it wouldn't come without upgrades to nearby infrastructure, said Matthew Robinson, a planner with the City of Fredericton.

He said those would include upgrades to sewer and storm water drains, as well as a roundabout along Prospect Street and added transit service to the area.

"So we hope that that kind of gets reflected in future budgetary conversations and … we're hoping to again get that infrastructure to a point that's going to be properly servicing the new and existing residents of these areas," Robinson said.

ABOUT THE AUTHOR


Aidan Cox

Journalist

Aidan Cox is a journalist for the CBC based in Fredericton. He can be reached at aidan.cox@cbc.ca and followed on Twitter @Aidan4jrn.

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housing project
Home » Fredericton Approves $30-Million Residential And Commercial Development

Fredericton Approves $30-Million Residential And Commercial Development

Reading Time: 3 minutes

FREDERICTON — An estimated $30 million mixed-use development has a green light to advance, bringing more than 160 new apartments to a rental market in high demand.

The city’s planning advisory committee voted 8-1 on Wednesday to grant a variance request for the proposal. The two-phase project, located adjacent to Odell Park at 264 Rookwood Avenue, calls for two eight-storey buildings with ground floor commercial space and apartments on the upper levels.

Louie Youssef, president of Cedar Valley Investments, told the committee increased housing is needed to address the city’s low vacancy rate and in turn create affordable housing. While sharing his proposal he said the current rate for his properties is less than 1 per cent.

“To me, how can you have a better location than something that is between two parks, on a walking trail, is on the edge of a residential neighbourhood as per the municipal plan and provides badly needed housing,” Youssef said.

The developer presented a three-dimensional model along with architect Ann Scovil, who highlighted a curved, modern design facing the park. Plans show the parking lot hidden from the road by the two buildings.

The first phase of the project is one of the 8-storey buildings, with more than 11,600 square feet of commercial space. The residential floors will have 28 one-bedroom units, 42 three-bedroom units and 42 two-bedroom units from 690 to 1160 square feet. There are also plans for underground and exterior parking.

 

Image: Alexandre Silberman/Huddle.

Phase two of the development includes 12,690 square feet in commercial space with 28 one-bedroom apartments and 63 units of two bedrooms or greater.

The project has not been completely priced, but Youssef estimated the units may rent at about $1,200-1,800 per month.

The urban core is experiencing low vacancy rates and planning committee members noted a major lack of sufficient residential housing and apartments. The vacancy rate in 2019 was 1.4 percent, down from 2.1 percent in 2018.

That need comes as the capital city is experiencing a substantial rise in population growth competing with increases in commercial and residential development. Fredericton set a record for building permits with $170-million issued in 2019.

The city’s planning report for the Rookwood Avenue project notes a projected 50 per cent increase in Fredericton’s population in the next 20 years.

Youssef told Huddle after the meeting he received five rental inquiries for the unbuilt project the day of the meeting alone. He sees the ground-floor commercial space to be ideal for a technology company, professional firm or retail.

“I think that higher density is what needs to happen for a number of reasons to help with the vacancy rate, and it’s also the most environmentally-friendly way to build from a footprint perspective,” Youssef said.

About a dozen people turned out to hear discussion on the project.

Two residents of the nearby Sunshine Gardens neighbourhood shared concerns about the density of the project and potential impact on the area. Both said they recently heard about the project, as only those residing within the immediate vicinity of the site were notified under city practices.

Patricia Fields is concerned about increased traffic on area streets and a lack of parking, especially with summertime construction.

“I feel the neighbourhood deserves more notice and an opportunity to understand better,” she said.

Lynn Fullerton is worried the buildings could look like a “big wall” coming out of Odell Park. The proposal would be twice the height of the tallest current structure in the area.

“The massing of this I think is grossly oversized and doesn’t do anything for sightlights or visuals,” Fullerton said.

Following public comment, the committee approved variances allowing for 66 additional units, less parking spaces, a three-metre increase in building height and a side-yard setback.

The variances don’t require the appoval of council. With no remaining obstacles, Youssef said he hopes to start break ground on Phase I this spring with construction expected to take 18-24 months.

“We’re going to move along as fast as we can,” he said.

 
 
 
 
  • City Stories: Louie Youssef didn't set out to be in the business of apartment buildings. Learn more about how local development company - Cedar Valley Investments - was born from a simple love of building. We catch up and chat with Mr. Youssef in this latest City Story profile.
    (📸: Cedar Valley Investment’s next project will be a two-building apartment complex at the corner of Rookwood Avenue and Waggoner’s Lane. The first phase of construction is due to begin in April 2021.)

    175 comments


    Julia Kerr
    City of Fredericton Government We have a housing crisis for low income people and vulnerable populations in Fredericton! A heart warming article on how profitable landlords are becoming is beyond tone deaf. Just yesterday a cashier downtown told me shes seeing new faces on the street every day. #AffordableHousing is what our economy and our people need, not more 1300-3000/month apartments.


    Julia Kerr
    Julia Kerr they don't have a single good review as of the time of the post. 7 1-star reviews on Google, even the people affording these units are complaining about the upkeep and services.
    Whose paying for this advertisement?
    cedar valley investments fredericton - Google Search
    GOOGLE.COM
    cedar valley investments fredericton - Google Search
    cedar valley investments fredericton - Google Search

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  • Bri Bu
    Julia Kerr you are right. Same in other provinces as well. 😞


  • Anita Morrison
    Julia Kerr there isn't a reaction strong enough to like this comment!!!!!!


  • Holly Esse
    Rental Management Agencies need to be made illegal in NB

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  • Helen Graham
    Julia Kerr Your right on the mark.. land lords dont care..


  • John MacDermid
    Julia Kerr Please see my comment elsewhere in this thread. I welcome your thoughts.


  • Anna Marie Perez
    I lived with cedar valley and ever since I tell everyone I can about their lack of care for their tenants. I lived in one of their buildings for 2 years in 2 separate units as well as my friend living in another unit in the same building and they never actually sent maintenance. I lived without screens in my windows; as well as mold in my pantry and wires sticking out of my wall when I moved in. My friend in the same building lived in a room where they refused to fix a leak in the ceiling for over a year. Cedar Valley is not a company Fredericton should be supporting, their blatant disregard for their tenants is impossible to miss and this just proves to me more that the city government doesn't care about its residents.








  • Jenny Jenny
    This post is disgusting and tone def honestly. How about shining the spotlight on those losing their homes due to " renovictions " and high rent increases or even better do something about it and help the people in your city. I think those on the verge…
    See more

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    John MacDermid
    Hi Folks,
    Some points to consider on this development, affordable housing, and the ‘system’. I am speaking as a councillor, not for council.…
    See more

    Julia Kerr
    John MacDermid This whole conversation is happening because the city has chosen to publicly endorse a landlord in an insensitive positivity puff piece celebrating a controversial luxury apartment development while unemployment has risen and subsidized …
    See more

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    • Edited
    Sarah May
    This is pretty tone-deaf...


    Graham McAteer
    At least they didn't demolish affordable housing or heritage buildings to build this amazon package of a building.


  • John MacDermid
    Sarah May Please see my comment elsewhere in this thread. I welcome your thoughts.

    Most Relevant is selected, so some replies may have been filtered out.







  • Dawna Estabrooks
    Looks like a beautiful building for people who can afford it. Why are no apartments being built for the average income person or senior?


    Jacqui Pierce
    Dawna Estabrooks ....precisely!


  • Holly Esse
    exactly! We need hundreds of affordable apartment buildings


  • Andre Pelletier
    Because there is no profit to be made at the lower end.


  • John MacDermid
    Dawna Estabrooks Please see my comment elsewhere in this thread. I welcome your thoughts.


  • Ashley Cole
    You guys should be pushing the city to offer a land grant for co-ops. IMO they should have granted the land to a cooperative instead of allowing these landlords with bad track records to buy it and develop it for profit.
    One of the only good things about Fredericton was cheap rent...








  • Mark Hazlett
    Such an out of touch group at City of Fredericton Government In addition to all the comments here; no plan for increased traffic with these buildings and FREX development. A safety nightmare for all the wrong children walking to school every day


    Holly Esse
    Mark Hazlett since people are finding it difficult to find apartments that allow children, I guess they do not need to be concerned about child safety

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  • John MacDermid
    Mark Hazlett Please see my comment elsewhere in this thread. I welcome your thoughts.


  • Ashley Cole
    Push for housing cooperatives.








  • Lori Daniels
    And for young adults starting out on their own it's almost impossible to find something they can afford!

    Matt Wilson
    Tone def government officials tout the success of landlords... man.


    John MacDermid
    Matt Wilson Please see my comment elsewhere in this thread. I welcome your thoughts.

    Most Relevant is selected, so some replies may have been filtered out.







  • Daniel Tichonov Chalita
    What the province and city need to do is stop that double property tax BS which will allow landlord drop rents.
    With cost of materials increasing by 300% and labour by at least 150% every maintenance job becomes more than double the price plus the property tax which is ridiculously high, it makes it supper hard for landlords maintain a building/house on affordable rents.
    However this article is a success story so really congratulations on your success 👏🏽


    Holly Esse
    Daniel Tichonov that will just make NB even more attractive to people outside of NB that are buying up everything to make huge profits at the expense of NBers. What they need to do is remove the second tax for affordable housing and put a heavy tax on …
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  • Eric Tucker
    Daniel Tichonov it's cute you think they'd lower rent rather than just pocket the savings if the double tax was eliminated.


  • Richard Beauregard-Long
    Have you ever heard of a landlord dropping rent?


  • Mike Nason
    What this province (or municipalities) needs actually is rent control. And better tenants rights.


  • John MacDermid
    Daniel Tichonov Please see my comment elsewhere in this thread. I welcome your thoughts. I don’t get into the property tax issue, but you are right, the double tax on rental properties needs to be eliminated. That is wholly up to the province to change, the city has no say in it.


  • Ashley Cole
    Daniel, what are you a City of Fredericton worker? Was this your puff piece you’re trying to defend? What are you a first or second year student intern? Do you have inside knowledge can you confirm that that’s whose idea it was to post such an intentio…
    See more

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  • Katrina MacLeod
    Not the time, City Of Fredericton!


    Fiona Sinclair
    Katrina MacLeod I thought the same. Great story, great project, bad timing 🙁


  • Holly Esse
    yes, the time is after we have a high vacancy rate in affordable housing


  • John MacDermid
    Katrina MacLeod Please see my comment elsewhere in this thread. I welcome your thoughts.








  • Benjamin Byword
    What percentage of units will be priced to be available to low-income households?

    Julia Kerr
    City of Fredericton Government Our city's low-income renters and homeless population deserve at least as strong a public advocate as this luxury apartment building.

    Bonnie Leigh Wilson
    That building looks pretty fancy. Probably out of ALOT of peoples budgets. 😕

    Jeff Macleod
    Congrats to the people taking the risks, this landlord has other units that house university students and others on a fixed income. There is no simple solution to fix housing issues, this is a piece.

    Janice Harvey
    This is too big right next to the park. Nothing like fitting in with the environment...


  • Marie Thérèse
    I live in a 1 bedroom in one of their new buildings. My unit has a patio, 2 heat pumps, fu size stainless steel appliances, huge cabinets, underground parking and in unit laundry. It's also very energy efficient - adding what I used to pay for laundry to my old power bill, I still pay less now. It's also the most secure building I've lived in - it actually has cameras in useful places (facing each end of the hallways on each floor, exits, facing the mail area...) and uses only keys marked as not to be copied.
    I take much more issue with my old landlord: she was charging half of what I currently pay for a bachelor 1/4 of the size, in a building with no elevator, that has a mold issue, that was not well insulated at all, that had the laundry in the very sketchy unfinished basement, no counter, 1 small cabinet and a very small closet, and the bathroom was across a public hallway, that only had a bathtub and did not even have a working heater in it, did not even have locks on the mailbox, let alone to enter the building... I forgot to lock my bathroom door one night, and came back an hour later to someone shooting up drugs in there.
    After that experience, honestly I would expect to pay a lot more than what I pay for what I have now. I've seen more expensive units that did not allow cats but also did not offer all the bells and whistles this unit offers. I lived in one of them.
    While yes, its expensive, its definitely not overpriced for what you get, from my experience anyway.


    Holly Esse
    Marie Thérèse you may be getting excellent value for your money. The problem is that a large proportion of the population does not have enough money to pay that much for rent.


  • Marie Thérèse
    Holly Esse and CV has non "luxury" apartments available as well. Getting people who can afford it out of the cheaper apartments clears out cheaper apartments for people who can't.
    I was on the bus writing this but my point is that I have more of an issue whe someone is charging way more than what is being provided should be priced at than when someone is actually providing a lot more than that amount would normally get you and lowering your power bill 🤷‍♀️

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  • No photo description available.

    Ryan Campbell
    Where's the story on the 50% increase of rent that happened recently and is probably not the last lol also this company needs to focus more on their existing buildings that need work. Just moved out of one that had $150 rent increase and nothing done. Instead 2 years of construction noise right beside it for a new building 😅


  • Linda Carr
    Affordable housing is not just a Fredericton problem. It is everywhere. I hope the government will deal with this problem.......soon.


  • Kathrine Alexandria
    The mock up in this photo literally looks like an Amazon Basics branded building.

    مارك انثوني
    It's too bad he couldn't build some affordable housing. The last thing this city needs is another high-end appartment/condo complex.

    Jaden Fitzherbert
    oh fun! this is the rental company that has put 3 high end buildings in my area in the last few years - all of which have rent starting at $1500 (give or take).
    Meanwhile their "affordable" housing is mostly a rundown mess.
    I'm super looking forward to when I am eventually priced out of my current apartment because these landlords keep driving the rest of the rent up with their luxury buildings.
    I guess the poors don't deserve things like secure buildings and in unit laundry. 🤷‍♀️


  • Mike Nason
    What's fredericton love? Landlords!


    John MacDermid
    Mike Nason Please see my comment elsewhere in this thread. I welcome your thoughts.








  • Jane Breau
    The taxation on rental units is out of wack. I was paying far less tax for a property worth 3 times more in Toronto than the rental unit I purchased here.


    Kram Seriuqs
    The property tax rate here in Fredericton is terrible in comparison to other jurisdictions outside NB. Then add the double tax on top and there's no wonder the rental rate is so high.
    The double tax is a disincentive for rental development on a small scale, what you're left with is overpriced no rent control conglomerates who can charge whatever they'd like.
    The Province of Ontario by comparison has frozen rental increases for 2021, you by law can not increase rent in 2021.

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  • Jennifer Jamieson
    I am hoping the city is requiring the building to be mixed use.


  • Courtney Mosher
    Sure, more apartments for high income citizens, let’s make room for some more homeless people outside. This city sickens me.


  • Mark Moffitt
    Hard work pays off! Kudos Youssef boys!!!


  • Deborah Carhart
    Could you explain this picture of Amazon?


  • Brittany MacLaggan
    Great job Youssefs! It’s going to be beautiful!🖤


  • Shannon Kelli O'Toole
    Make affordable housing a priority


    John MacDermid
    Shannon Kelli Please see my comment elsewhere in this thread. I welcome your thoughts.

    Most Relevant is selected, so some replies may have been filtered out.







  • Holly Esse
    Make apartment rental agencies illegal in NB!!


  • Lela A Bothwell
    cool so is Mr. Youssef a lawyer here in Freddy,


  • Nicholas Wilson
    Lots of good people building nice apartments I'm sure but, what ABOUT THE NB HOUSING PROBLEM PROJECT!?


  • Celine Gorham
    Please invest in and encourage developers to build #AffordableHousing here in Fredericton. We have a housing crisis for low income/vulnerable folks here and the vacancy rate for affordable accommodations is devastatingly low. We desperately need housing, not expensive condos or apartments that cost over 1,300$/month.

    Heather Lunergan
    I live in one of the older (decent, for which I'm glad) affordable buildings in Rabbit town. And my rent has gone up $80 a month in 2 years (it is now 57% of my monthly income). NB Power needs $80 a month, and without cable, I can stay connected via internet for "just" $110 a month (oh, my cell phone won't work without wifi). My income has gone up by $38/month in those 2 years, so guess what I scrimp on?

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  • Holly Esse
    Canadians whose families have lived in NB for generations are becoming homeless because of unaffordable rents and housing costs ..... Apparently the city council and provincial gov. intends to replace NBers with wealthy from other places (Ontario, BC, etc) and I assume we are to quietly die because there is no where for us to go ...... how many homeless seniors, homeless people with disabilities, and homeless people of all other demographics do we need to have ..... how many people will need to die this winter before this city council and the province starts to care about NBers?

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  • Zatoon Peace
    Affordable Housing goal can not be achieved without the federal, provincial and individual involvement. Rent to own is a model to solve the problem permanently. Put individuals in single room occupancy style, and invest the $1000/month of their income in building modest homes for a growing families. Individuals, Federal and Provincial contribution will make a total of $36,000/year and $108,000 in 3 years. After 3 years the individual occupy the newly build residence, and pay rent, $1000/month, until the rest of the amount is restored in Federal and Provincial Housing fund. When that individual will leave single room occupancy resident, that room can be used by the next person for 3 years waiting in line. It is simple and straight solution not a rocket science.


    Heather Lunergan
    Zatoon Peace Um, if one is 70 years old with a monthly income of $1600, how would that work? And what would one do with 60 years of furniture, cookware, clothes and how would we eat, stay warm and communicate with the world?








  • Aditya Rao
    Hi everyone - I've seen a few people on this thread post the link to our newly formed New Brunswick Coalition for Tenants Rights - https://nbtenants.ca/ Thanks for spreading the word!
    If you are a tenant, we would love for you to join us. Please sig…
    See more
    NB Coalition for Tenants Rights
    NBTENANTS.CA
    NB Coalition for Tenants Rights
    NB Coalition for Tenants Rights


  • GIF






  • Aaron Bravener
    Nice to know our priorities are in check. Good job 👍


    Sandy Adshade
    Aaron Bravener yup! I don't know anyone who could afford these places!! I am so grateful for my affordable place and amazing landlord and it is an amazing place in downtown with a big yard and no rent increase in the 4 years I have lived here!


  • John MacDermid
    Aaron Bravener Please see my comment elsewhere in this thread. I welcome your thoughts.










  • NB Coalition for Tenants Rights
    NBTENANTS.CA
    NB Coalition for Tenants Rights
    NB Coalition for Tenants Rights


  • Pete Comeau
    This is a immigrant success story, he’s worked hard for achievements. Good for you Mr Youssef


    Sylvia Christine Paul
    Pete Comeau yousseff has always run slum apartments. I’ve lived in a few of his junky apartments.

    Most Relevant is selected, so some replies may have been filtered out.
 
 
 
 
 

Fredericton’s Ward 11 election race one to watch for people wanting action on housing

When voters in Fredericton’s Ward 11 (East Downtown and Plat/University of New Brunswick) head to the polls on May 10, they will either elect a landlord and developer, a business owner known for his housing advocacy, or a frontline worker.

The three candidates, Louie Youssef, Jason LeJeune and David Wells, all say they want to address the housing affordability crisis in the capital city.

Housing has become a 2021 municipal election issue as falling vacancy rates and soaring rents and renovictions displace people from their homes in New Brunswick’s cities, a situation made worse and more visible during COVID-19.

Louie Youssef. Photo from Louie Youssef for Ward 11 Facebook page.

Louie Youssef is the owner of Cedar Valley Investments Ltd. and perhaps the most visible candidate in Ward 11 with signs on the lawns of many of his properties. He owns more than 400 apartments in the city. His latest developments include new luxury apartment buildings at 264 Rookwood Avenue, 230 Regent Street (available rental units start at $1,600), and 55 Greenfields Drive (available rental units start at $1,500).

According to Youssef’s website, “Louie wants to address the fact that renters pay a higher property tax rate than homeowners. He has been partnering with the New Brunswick government for the past several years to create new affordable and subsidized housing for the people and families on the long waiting list. Louie wants all Frederictonians to be able to live affordably.”

When he claims that renters pay more property tax, Youssef is actually drawing attention to how big rental company owners like himself pay more in property tax than homeowners and landlords living in the building they rent.

That has some raising questions about whether landlords and developers can be effective advocates for affordable housing in Fredericton.

Youssef disagrees and says landlords and developers should sit on city council: “Why shouldn’t they?”

Youssef argues that developers have specific expertise that make them good city councilors: “Could a developer be considered a valuable asset on council because they have expertise in capital projects, spending, management and business in general? Isn’t the perspective of someone who is self employed and struggled through hardships an important view to have?”

Jacob David Poulin-Litvak was evicted from a downtown Fredericton property Youssef initially bought to extend a parking lot. He thinks developers like Youssef already have too much clout in City Hall.

“If Youssef gets elected as Councillor, he’ll be in conflict of interest on residential tax issues, on development issues and on rental issues in Fredericton. He’ll also be in conflict of interest when it comes to naming Planning Advisory Committee members. His personal interest as a developer and a rental company’s owner will affect his capacity to take decisions that are in the interests of the people at large,” said Poulin-Litvak.

Youssef disagreed: “I’m not sure when being a capitalist in a capitalist society became a crime. I am not just an evil apartment owner, as so many in the media would have us perceived. I am a father of five. I am a husband. I am a caring member of our community who has always given back. I hope our society hasn’t become so cynical that they think an elected citizen can’t abstain from conflicts. I guess in today’s world you’re guilty until proven innocent.”

The controversy around developers on council was in the spotlight recently when city council approved a project on the city’s Northside owned by Ward 4 councillor Eric Price. The three-story housing development will add some welcomed affordable housing units. Price abstained from the city council vote on the project, but some felt the decision demonstrated the outsized influence of property developers in a city that in recent decades has been run to maximize construction numbers.

“A city is about more than just a collection of property developments,” says sociologist and former mayoral candidate Matthew Hayes.

“It is not a question of whether developers are good or bad people, it is about whether city council is able to get them to work together to build projects that are inclusive and that add value to the city as a whole. That takes more public engagement and more willingness to work together, instead of at cross-purposes, than has been the case of late,” Hayes said.

“If you build a building with a brick streetscape, you are stripping value off the street for the life of that building. So you need a council willing to push people to work together,” he added.

Jason LeJeune also wants to represent the people of Ward 11.

Jason LeJeune. Photo from Jason LeJeune for Ward 11 Facebook page.

LeJeune owns the Abbey Café and recently owned Isaac’s Way before turning over ownership of the restaurant to its workers. Known in the city for his housing advocacy with the John Howard Society and other housing first initiatives, LeJeune is calling for rent control legislation and more inclusionary zoning for different kinds of dwellings—measures that are also being advocated by tenant organizations, the New Brunswick Coalition for Tenants Rights and ACORN NB.

“I believe we need to advocate for some rent control legislation and a balancing of tenant/landlord rights,” Lejeune said. “We need to incentivize non-profit and co-operative housing developments, we must modernize our zoning by-laws to be more inclusionary of smaller typologies, and we need to complete our municipal Housing Needs Assessment and hire a Housing officer to adopt and implement.”

LeJeune says he decided to run after seeing “a real disconnect between community priorities and municipal priorities. I thought with my strong fiscal background and vast community service, I could bring the organizations together to better our city.”

LeJeune is working with the John Howard Society to manage the Fredericton City Motel Project.

After the Canada Mortgage and Housing Corporation denied a funding application to convert the Fredericton City Motel into 20 affordable housing units, 12 peer-supported living units and a 24-bed emergency shelter, current Ward 11 councillor and mayoral candidate Kate Rogers unsuccessfully moved a motion to provide $900,000 in emergency funding for the project at a city council meeting in March.

Rogers has represented Ward 11 for two terms and is also the chair of Fredericton’s Affordable Housing Committee.

Six councillors running for re-election voted against Rogers’ motion, effectively stopping it: Steven Hicks in Ward 5 (Marysville), Kevin Darrah in Ward 7 (Southwood Park/Lincoln), Stephen Chase in Ward 9 (Bishop Drive/Odell Park), and Henri Mallet in Ward 12 (Silverwood/Garden Creek). Several of these councillors argued that the city needed to “stay in our lane” during council deliberations, noting that housing is a provincial matter.

As in other recent council decisions that proved out of step with the public, a special meeting was held only days later to reverse the decision.

David Wells, a frontline worker, basketball coach and local musician, is also running in Ward 11.

David Wells. Photo from the David Wells for Fredericton City Council – Ward 11 Facebook page.

If elected, Wells said he “would investigate going beyond incentivizing affordable housing and instead mandate a percentage of new housing projects be affordable by way of inclusionary zoning.”

Wells wants action on existing projects and initiatives like Fredericton’s Affordable Housing Committee and the Mayor’s Task Force on Homelessness, as well as attempting to better leverage funding from the National Housing Strategy.

“There has been so much heavy-lifting mentally and organizationally, we need sustained action now to avoid these efforts being squandered,” said Wells.

“I made the decision to run because I want to help my city and its citizens. As a frontline worker dealing with the public on a daily basis, I get to understand issues directly from our citizens, and also how poorly they feel those needs are being addressed, and so I realized there was a need for better representation,” said Wells.

Wells said his decision to run was made easier because he has two children: “I want to help Fredericton be an even better city for them to live in.”

On April 23, the New Brunswick Coalition for Tenants Rights released a platform on what municipalities can do to address the housing crisis. The platform includes recommendations and examples of municipal leadership on housing, including stronger municipal bylaws to enforce better standards in rental units, new economic structures such as housing corporations and rent banks, and a licensing regime for corporate landlords.

To further the public conversation on housing in New Brunswick’s cities, the NB Media Coop is co-organizing an online panel, Social Justice and the City in New Brunswick, on May 5. Panelists Rachel Bryant and Julia Woodhall-Melnik, researchers based at the University of New Brunswick in Saint John, and Valerya Edelman, a Fredericton-based social worker and community organizer, will speak on how social exclusion has shaped our cities and what is being done to give all people access to what a city has to offer.

Fredericton’s three Ward 11 candidates, with their diverse experiences and perspectives on housing, make the election race one to follow.

Tracy Glynn is an organizer with the New Brunswick Coalition for Tenants Rights and researched the Coalition’s municipal platform.

 
 
 
 
 
 
 
 
 
 
 

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