City council denies apartment project as airport ‘adamantly’ against

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An apartment proposed for Albert Park has been rejected by Regina city council, after the airport authority voiced major concerns over noise.

Wave Developments was looking to build a cluster of three-storey apartment buildings with 18 total units and on-site parking at 4125 and 4129 Queen Street.

The project needed discretionary approval from city council due to its height and density, slightly above the allowed limits for the low-density zone.

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A tie vote among council last week resulted in the denial of the application. Couns. Dan Rashovich (Ward 1), George Tsiklis (Ward 2), David Froh (Ward 3), Mark Burton (Ward 4) and Clark Bezo (Ward 10) voted against.

Council originally heard the proposal in October, but delayed a decision after Regina Airport Authority CEO James Bogusz voiced concerns, resulting in a request for administration to report on land-use policies around the airport.

Coun. Shanon Zachidniak (Ward 8) revived the ask, report still pending, arguing that the developer had been waiting nearly a year for a decision.

Bogusz spoke to council again last week, stating the airport authority is “adamantly opposed” to the build due to its proximity and potential impact on airport operations.

The mid-rise apartments would be in the line with the south landing strip and could result in more noise complaints, leading to potential runway restrictions in the future, according to Bogusz.

He said this location has a Noise Exposure Forecast of 25, on the measurement system used by Transport Canada to gauge aircraft noise. The federal regulator advises that residential development in any area likely to experience a NEF level higher than 30 not proceed and that levels above 25 will “likely produce” complaints.

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He said the proposal is a pointed example of the broader issues the airport has with “offensive” zoning changes passed last year to promote higher-density residential development in service of Regina’s $35-million deal with the federal Housing Accelerator Fund (HAF).

Bogusz said the city had not consulted the airport before imposing the new blanket height and density limits last spring as a way to cut red tape for developers.

“We have never been in agreement,” said Bogusz. “This is totally incompatible. It will — not might, it will — lead eventually to eroding the ability for the airport to operate unfettered.”

He urged council to wait for the report commissioned in October before approving the Queen Street build because he feels it may support an argument to repeal some HAF-driven zoning in the airport’s radius.

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City manager Niki Anderson countered that administration was in support of the project as it works toward the city’s goals to see infill builds in established neighbourhoods.

She asked council to “challenge the conclusions being made” by Bogusz and refrain from making a decision based on a potential future policy or a report not yet seen.

Anderson noted Regina currently has a historically low rental vacancy rate of 2.7 per cent, plus a growing need for rentals according to a recent housing needs assessment.

“Just as the airport has to consider growth, so too does the city,” said Anderson.

Under current zoning bylaws, Wave Developments could pursue a 12-unit or 16-unit development without parking without council’s approval.

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