On a ground level, it’s unlikely developers or individuals will start building hundreds of fourplexes willy-nilly in established neighbourhoods.
Although my view is but a drop in the South Saskatchewan River, it tested my values sorely as well. Historically, I have been pro-infill but in a limited way: duplexes and new single-family homes, and perhaps the odd small apartment block, were OK. Honking huge buildings, not so much.
But we live in different times.
Home prices are rising. Rents are rising. Taxes are rising. Let’s just say something had to give, and it looks like it’s HAF.
Let me insert here that I really don’t want a fourplex going up next door on my peaceful block of lovely, quiet neighbours, which is the most likely way HAF would affect me and I daresay many others.
Among the arguments against approving HAF zoning was about the ability of city infrastructure to handle more housing — that things like sewer lines could not withstand the onslaught of so many more people taking showers, doing dishes and using the bathroom.
City manager Jeff Jorgensen, however, said it would be OK because the city monitors infrastructure and upgrades as necessary.
Coun. Bev Dubois, who voted against the HAF changes, said she objected to being “held ransom” by the federal government.
By turning down the $41 million in the fund, Saskatoon would also be turning down other future federal infrastructure and transit funds tied to acceptance of the program — and, notably, that would likely not change if the Conservative Party gains power in the next election. So I take her point.
But I also take mayoral candidate Coun. Cynthia Block’s point. She said she changed her mind about HAF, to which she was originally opposed, and decided to vote in favour.
For one thing, $35 million of the funding will flow to affordable housing, and the denial of future project funding was also a factor.
Indeed, short of increasing taxes for transit, as an example, to ridiculous levels, which some people argue we are already paying — or ignoring the housing problem altogether, which is absolutely not on — something else had to be done.
It’s unlikely that Saskatoon will stop growing. War refugees, climate change immigrants and others will continue to flow into Canada, and while we can reduce their numbers via policy (which is of questionable help), this is not going to stop. Saskatoon is still an affordable city by Canadian standards. People will come here.
At the 30,000-foot view, furthermore, Canada needs population growth. Our productivity is terrible; our labour market is shrinking; our folks, me included, are ageing.
On a ground level, it’s unlikely developers or individuals will start building hundreds of fourplexes willy-nilly in established neighbourhoods. We will see some, but it’s much more likely that new neighbourhoods will take the brunt. It’s easier to decide, then, whether you’re willing to move in and put up with that.
On the upside, those units will be less expensive than the traditional home and offer an alternative to apartment life for a large economic segment, including first-time homeowners.
Also, the rapid transit bus system is going to be built and already it’s not ahead of schedule. As a population grows, it needs to move around more efficiently; driving, not to mention parking, isn’t always possible. Building more homes close to transportation options, to that extent, makes sense.
Such are the growing pains of a city ballooning with opportunity and residents.
I may not love every aspect of this policy, but here we are; and what choice did city council have, really?
Joanne Paulson is a lifelong Saskatoon resident, journalist and author who has been covering real estate for more than 25 years.
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