Region of Queens councillors changed the region’s land use bylaw on Tuesday to greenlight a plan to turn 194 Main St. in Liverpool into apartments. (Rick Conrad / File)

The Region of Queens has cleared the way for a developer to turn the old Stedmans building in downtown Liverpool into apartments.

Councillors voted unanimously on Tuesday evening to change the region’s land use bylaw to remove the requirement for more than half of a property’s ground floor to be commercial space.

Developer Eric Fry originally wanted to build 16 apartments, with indoor parking and storage at 194 Main St. 

When councillors rejected that plan in July, he returned with a new proposal that would include two small commercial units on the ground floor, in addition to 14 apartments.

The region’s planning advisory committee initially wanted to amend the bylaw to include a prohibition against a building owner using commercial space as an office. 

But after a public hearing on the proposed bylaw changes on Nov. 12, the municipality’s lawyer told them they didn’t have the authority to dictate who uses a property.

On Tuesday evening, councillors voted for no restrictions on how the commercial areas can be used.

Under the new bylaw, ground-floor dwellings need to be at the back of the building behind the commercial space.

That commercial space must be a minimum of 12 feet deep and 300 square feet.

• READ THE STAFF REPORT ON THE NEW BYLAW HERE

District 3 Coun. Courtney Wentzell, whose area includes downtown Liverpool, said he had mixed feelings about the changes.

“I have talked to some residents and some business owners and I do understand the aspect of maintaining commercial space,” he told his fellow councillors.

“And I know with the new businesses coming into town, many new businesses, there’s been a concerted effort to maintain Main Street as a commercial zone. I get that, … but I also look at that Stedman’s building with the rats playing outside and the trees growing through the roof, and I got to say that the commitment of somebody that actually wants to put money into that building and what’s the alternative, that we let it rot and let it fall down, or we tear it down?”

Denaige McDonnell, who lives on Main Street, spoke against the changes at the public hearing.

She told QCCR on Tuesday evening that council’s decision was shortsighted, especially without a comprehensive plan for the downtown.

“When we’re talking about bylaws that affect an entire region, I think that it’s flawed thinking to make a decision when it’s based on a single building,” she said.

“It seems that things really are being dealt with, I guess, maybe on a transactional basis and not having a holistic view of the overall system quite so much. … And so I would like to see a little bit more strategy around how we get those buildings up to a standard where they can be used. I think that what we’re doing here is sort of like, well, any use is better than commercial use, but we’re not going to the systemic root of the problem.”

Mayor Scott Christian said he understands those concerns and agrees that a strategic plan for the downtown is needed. But he said the region can’t wait for that process to happen.

“I’m really pleased to see that amendment to our land use bylaw because we weren’t fostering an environment that was business friendly,” he said in an interview.

“So I’m excited to see how the business community responds to a new bylaw infrastructure. And I agree that only changing the bylaw is not a magic bullet to revitalize downtown. We need a good strategy. But I think that providing for more flexibility in our bylaw in a way that’s quite innovative, you don’t see a lot of downtowns and small towns that have this level of flexibility. And so I’m hoping that it sets us apart and creates an environment where we can then pursue a robust strategy to revitalize downtown.”

The new land use bylaw hasn’t gone into effect yet.

People have 14 days to appeal council’s decision to the Nova Scotia Regulatory and Appeals Board.

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

Eric Fry speaks during a public hearing Wednesday on proposed changes to the Region of Queens land use bylaw. (Region of Queens YouTube)

It will take a little longer to find out if the old Stedman’s building on Main Street in Liverpool will have a new life as an apartment complex.

The Region of Queens held a public hearing on Wednesday on proposed changes to the municipality’s land use bylaw that would allow for more residential space on the ground floor of buildings in the downtown commercial district.

At their meeting afterward, councillors voted to seek legal advice on whether they have the authority to make one of those changes.

Developer Eric Fry wants to turn 194 Main St. into 18 residential units, four of which would be “hotel suites”, and two main-level commercial units of 300 square feet each.

Fry bought the 30,000-square-foot building earlier this year and has been trying to get municipal approval for his apartment proposal since February. His original plan was for 16 residential units, indoor parking, storage and no commercial space. Councillors refused to change the bylaw to allow that to proceed.

After Fry listed his property for sale, the region’s planning advisory committee agreed to consider a revised a proposal and return it council.

• READ MORE ABOUT 194 MAIN ST. HERE

Municipal rules require that at least half of a building’s ground floor must be commercial space.

On Wednesday, Fry spoke briefly in support of the bylaw changes. Four Liverpool residents spoke against them.

Tara Druzina said she wasn’t sure whether councillors had the authority under the Municipal Government Act to dictate who uses space in a building. A proposed change would forbid the owner or property manager from using one of the commercial spaces as an office.

“Municipalities regulate land-use types and their characteristics, but discriminating against and between identical uses based on ownership arrangements may exceed municipal jurisdiction,” she told councillors.

Denaige McDonnell said she was concerned that councillors were missing the mark in trying to change the bylaw.

“A common argument for expanding residential use is that there isn’t enough demand for commercial space, but deeper issues are at play here,” she said.

“
Many of our commercial buildings simply do not meet current building code, accessibility, or safety standards that are required for occupancy or for commercial use. And really what that’s telling us is that it’s not a demand problem, but it’s a readiness problem.”

McDonnell said the region is trying to change its bylaw to appease one property owner without having a comprehensive commercial plan.

“Structural changes like this need to be informed by clear, data-driven, county-wide strategy, not as reactions to individual development proposals.

“This proposed bylaw change may offer a short-term perception of flexibility and reward a single proponent, but it comes at a long-term strategic cost. Our commercial spaces are a very valuable part of our community. 
They are our most valuable assets for the future, and they deserve to be protected, planned and leveraged as part of a larger vision for economic sustainability.”

Susan McGibbon said she was worried the process is moving too quickly without a proper assessment of business in downtown Liverpool. 

“I’m not saying that is your fault, council. This goes way back. 
There’s been no development of an economic plan for the downtown for a very long time. So there’s no research, there’s no data, and there’s been little to no expertise in the understanding of commercial and retail in the downtown.”

Paul Deveau pointed out that during public consultations in the spring, residents and business owners said that there needed to be a downtown plan that protects commercial space while adding more housing.

“But here we are a few months later, and you’re again trying to amend a bylaw without a comprehensive plan.” 

Later in the meeting, councillors decided that they couldn’t make a decision on the proposed changes until they got legal advice.

Mayor Scott Christian asked whether staff sought advice on the wording around what landlords can do with the commercial space. 

Staff conceded they had not.

Council asked staff to have that information ready for their next meeting on Nov. 25.

Until then, the land use bylaw remains unchanged. Any substantive changes would likely restart the process and require council to have another public hearing.

Once councillors voted for a legal opinion, Christian called a break and met with Fry in his office for about 15 minutes.

Afterward, Fry told QCCR that he appreciated residents’ comments and their passion for the downtown. He said he understands that council has to make sure they have authority to make the changes.

“It’s unfortunate that this wasn’t flushed out as maybe as thoughtfully as it should have been. So, I understand there is a process to remedy, so we’ll have to wait until we hear what those next steps are.” 

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

Region of Queens Deputy Mayor Maddie Charlton wants a ‘comprehensive review’ of the municipal planning strategy and land use bylaw. (Rick Conrad)

Region of Queens councillors are considering an overhaul of the rules that govern what people and businesses do with their properties.

Regional council voted unanimously on Tuesday evening in favour of Deputy Mayor Maddie Charlton’s motion for a “comprehensive review” of the municipal planning strategy and land use bylaw “with particular focus on commercial uses and allowances within residential zones, regulation and permitting of short-term rentals, the keeping of livestock within residential and rural zones, light pollution mitigation and related dark sky considerations, coastal protection measures and climate resilient land use provisions, and minimum property standards.”

She said she wants staff to prepare a report in time for the Dec. 9 council meeting “outlining proposed consultation timelines, engagement methods and anticipated resource requirements to support this review process.”

The municipality adopted a new planning strategy and bylaw in 2022 after three and a half years of review and community consultation. Charlton was a member of council for that process.

“We have had some things pop up that are proving to be challenging,” Charlton said, “other things that I think maybe we didn’t think of during that timeframe. … I think we do need to address the issues in our land use bylaw.”

Charlton didn’t offer specifics, but councillors have wrestled since the spring with a request to turn the old Stedman’s building at 194 Main St. into apartments. 

Developer Eric Fry originally wanted the building to be only residential, despite municipal rules that require at least half of a downtown building’s ground floor be for commercial use.

The region is in the process of changing the land use bylaw to allow Fry to include a much smaller commercial footprint.

Charlton, who chairs the municipality’s planning advisory committee, told councillors that some people want more flexibility to open businesses in their houses.

Currently, the land use bylaw essentially prohibits retail and other commercial operations in residential zones, though there are some exceptions for artists and other small home-based businesses.

“I think some of our measures are a bit too strict and they’re restricting economic development in Queens,” Charlton said. 

Mayor Scott Christian said it’s standard practice to review a new bylaw after two years. Plus, he said, residents have raised concerns with parts of the bylaw that he says are “clunky”.

“In this term of council we’re really focusing on making sure we’re striking that balance to foster a business friendly environment, to addressing affordability issues. And I think some provisions within the municipal planning strategy and land use bylaw don’t resonate entirely with the strategic vision and direction that this council wants to take the organization.”

He said council wants professional advice from staff on a “laundry list of items”.

“(The bylaw) doesn’t do enough to give us a strong sense and deliberate approach to managing short-term rentals. It doesn’t strike the right balance in its approach to homesteading. It’s too blunt in its restrictions of the type of commercial activity that can happen in general residential areas.”

In 2022, many residents cried foul over proposed changes to homesteading rules. People who kept chickens or small numbers of other animals on their properties were worried that the bylaw would interfere with their ability to produce food for themselves and others. 

Those concerns overshadowed many of the other significant changes in the comprehensive bylaw overhaul.

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

Region of Queens councillors on Tuesday voted on a revised plan to develop 194 Main St. in Liverpool. (Rick Conrad)

Region of Queens council have changed course to allow a developer to build apartments on Main Street in Liverpool after all.

At their regular meeting on Tuesday morning, councillors voted unanimously to start the process to amend the municipality’s land use bylaw. 

A public hearing will be held on Nov. 12 at 9 a.m. in council chambers about changing the bylaw to allow more ground floor space to be used for residential uses in the downtown commercial zone. 

Currently, no more than half of a building’s ground floor can be used for apartments.

RELATED: READ MORE ABOUT 194 MAIN ST.

Developer Eric Fry approached the region in February to change that rule to allow him to turn all of 194 Main St., commonly known as the old Stedman’s building, into apartments. His original plan was for 16 units, with indoor parking and storage.

In July, councillors rejected changing the bylaw. Fry immediately listed the property for sale. 

He returned to the region’s planning advisory committee in August with a new plan that would include two commercial units on the ground floor of the 30,000-square-foot building, in addition to 14 apartments. 

His latest proposal is for 18 residential units, four of which would be “hotel suites”, and two Main Street-level commercial units of 300 square feet each. One of those would be a laundromat. 

“So given the significant size of the building at 194 Main St., 50 per cent of the ground floor area of the building creates some challenges for the owners of the building,” Director of Land Use Mike MacLeod told councillors. 

MacLeod reminded councillors that if the bylaw is changed, it would apply to all property owners in the downtown commercial zone.

“Any proposed amendments would apply not only to the applicant’s property, but would apply to all other owners of property of commercial buildings who want to convert more than 50 per cent of the ground floor area to residential uses.”

Planning advisory committee members originally discussed recommending a minimum depth of 6 metres for commercial space on the ground floor, but settled on 3.66 metres or 12 feet and a minimum floor area of 27.88 square metres or 300 square feet.

The other changes proposed would require that commercial uses extend along the full width of the building facade from its main entrance.

Deputy Mayor Maddie Charlton, who is a member of the committee, said PAC members believe the bylaw needs to be more flexible for property owners in the commercial zone.

“There are buildings of significant sizes that make it really challenging to allow for more residential while protecting the commercial area. And so what this does is it protects the Main Street and surrounding streets in those commercial zones or commercial core zones anywhere.

“We do recognize that there are folks beyond this proposal that have an appetite to decrease the size of commercial space. They could put in more residential space, which we feel like is a win-win.”

Under the proposed amendments, the commercial units could not be used as office space by the building owner or manager.

Mayor Scott Christian said after the meeting that the changes would be good for downtown Liverpool.

“We’re hoping to see that generate more investment, because right now we all know that there’s a lot of vacancy and underutilized spaces in the downtown core and there’s also a lot of space that could be repurposed for residential units, which we know there’s a huge demand for. So we’re hoping that we’ve struck a good balance there.”

Christian said the municipality looked at rules in other areas for guidance on the changes. He pointed to Halifax, which encourages businesses to set up as boutique shops in some buildings.

“Like a fishmonger or a small deli or an ice cream shop or a candy shop or small sort of micro retail models,” he said in an interview. “If property owners take advantage of the opportunity to create really small spaces, that micro retail model,  which I think could be attractive to our residents and our visitors.”

Christian said he understands if some people might believe the process has been tailored to suit one developer. But he says it’s an issue the community had to tackle.

“That was certainly the impetus or the catalyst to have the conversation, but I’m quite excited about where we’re going to land. I think that if the amendment goes through, I think it’s a step in the right direction, in getting more flexible in the way that folks can use those buildings in the downtown core to make it more vibrant, breathe more life, bring more people into the downtown core.”

In a survey conducted by Halifax consultants UPLAND Planning in July, 18 of 30 respondents said they were fully or somewhat supportive of changing the bylaw. 

But 90 per cent of the business owners who responded were against a bylaw change. They said they were concerned about eroding the commercial area.

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

The old Stedman’s building in downtown Liverpool may still be developed into apartments. (Rick Conrad)

There may be a second life for the old Stedman’s building on Main Street in Liverpool after all.

Region of Queens councillors in July rejected developer Eric Fry’s attempt to turn 194 Main St. into 16 apartments.

The region’s land use bylaw limits the amount of residential space on the ground floor of of buildings in the downtown commercial zone to a maximum of 50 per cent.

Fry applied to amend the bylaw so that he could have only apartments in the building, but council rejected it.

He listed the building for sale shortly after council’s decision.

But he has since returned with a new proposal that would include two commercial units on the ground floor, with the rest of the 30,000-square-foot building devoted to 14 apartments, parking and storage space.

That would still require council’s approval and a public hearing.

On Wednesday, Fry said he wasn’t ready to comment on his amended proposal to the region’s planning advisory committee. 

The committee had a look at the new plan at their August meeting.

But Mayor Scott Christian said in a recent interview that the committee wasn’t comfortable making any new recommendations to council.

“And so I think just the devils in the detail from a bylaw, from a policy perspective of how do you get to a place where you land in a spot where you’re making sure that you have the right language to facilitate those policy objectives that we want to see, which is again, maintaining the commercial storefronts in the protected commercial zone while allowing flexibility for developers to repurpose other parts of those buildings for residential purposes.”

Fry said Wednesday that he’s still working with the region on options for the building. He said there may be something new to report in the next few weeks.

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

Architects will spend the next six weeks assessing what kinds of upgrades are needed at the Town Hall Arts and Cultural Centre, which houses the Astor Theatre. File photo by Ed Halverson

The Region of Queens has hired architects to come up with a plan to modernize the historic Astor Theatre in downtown Liverpool.

DSRA Architecture of Halifax has experience working on heritage buildings such as the Lunenburg Academy, Province House in Halifax and Halifax City Hall. Councillors approved spending $17,500 from the accumulated budget surplus.

The region owns the Town Hall Arts and Cultural Centre, which houses the Astor. The Astor Theatre Society leases it from the region.

The Astor is limited in what kinds of events it can hold, especially in summer and fall, because it does not have a modern climate control system.

It relies on an oil-fired hot water furnace for heat and windows for ventilation.

The building also needs many upgrades to meet provincial accessibility requirements.

Elise Johnston, who is the region’s former accessibility coordinator and now its manager of capital projects, says hiring the architects will kickstart the process to assess the building’s needs. 

“As we know it can be quite stifling hot, especially in the summer,” she told councillors at a recent meeting.

“It’s very uncomfortable. So it affects their operations. It’s a big project. 
We have looked at a few independent reviews and designs, but then that didn’t take into consideration the accessibility (concerns). So if we’re going to do this, we need to do it in a holistic way.”

Johnston told councillors that the region and the Astor have discussed installing a modern HVAC system before, as well as an accessible lift to get to the second floor and a universal washroom. But those projects were discussed in isolation and not part of one overall plan.

She said hiring the architects will help get the necessary work started, “which would be to look at all the applicable codes, all the top priority needs, get some community engagement, and plan the steps forward. The main question is, what is priority, what can come first? 
How do we phase this over a period of time?”

Eric Goulden, chairman of the Astor Theatre Society, told QCCR that the much-needed upgrades could potentially be a multimillion-dollar project.

“All in all, they’re going about it in the right way,” he said.

“It needs an architect. It’s an old building. It requires a significant amount of work to protect its heritage. All good, all very, very good. And great support from the council.”

District 6 Coun. Stewart Jenkins asked whether the region gets any revenue from ticket sales at the Astor. 

Joanne Veinotte, the region’s director of finance, said a portion of each ticket sold goes into a special capital projects fund for the building.

Jenkins said that because the Astor is such a big part of downtown Liverpool, he’d like the region to develop a five-year plan.

“I think we need to do more to preserve this building and make it a viable building moving forward.”

Johnston said this project is meant to do that and to make it “a more revenue-generating building”.

She told councillors the architects plan to begin work immediately with a report back to council in about six weeks.

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

A traffic study presented to Region of Queens council in July concluded that traffic lights are not needed at the Main and Market intersection in downtown Liverpool. (Rick Conrad)

A Liverpool resident wants the Region of Queens to do a more comprehensive study of safety at a busy downtown intersection.

Paul Deveau says a recent look at traffic at Main and Market streets was insufficient.

“Is the current configuration of this intersection safe?” he told councillors during the public comment portion of Tuesday’s regular council meeting.

“A proper risk assessment survey conducted at this intersection would be done under the worst-case scenario, or optimum or peak usage, when both vehicle and pedestrian traffic are at their highest. It would look at not just volume, but the behaviour of the traffic, such as the percentage of the vehicles not coming to a complete stop or a rolling stop, but also look at pedestrians, and if they’re stopping or looking before crossing.”

The three-way stop is one of the most heavily travelled intersections in Liverpool. And it’s seen its share of collisions and near-misses.

It’s viewed by many as one of the most dangerous areas for pedestrians in downtown Liverpool.

Councillors voted this past February to spend $24,000 on the traffic study after a crosswalk collision in January 2024 sent a 79-year-old woman to hospital.

An earlier study was done in 2015. No significant changes were made at that time.

Consultants CBCL presented their findings to councillors on July 8. They concluded that the intersection could handle current traffic volumes without extra measures like traffic lights.

Paul Deveau spoke to regional council on Tuesday about the Main and Market intersection. (YouTube)

Deveau, who ran as a candidate in the 2024 municipal elections, said he looked at similar studies done in 50 other Canadian municipalities and they were all conducted in either early spring or late fall. He questioned why this study was conducted in February.

He said that on July 7, as he was sitting outside Main and Mersey Dining Room and Coffee Bar on Main Street, he counted 232 vehicles in about 25 minutes travelling toward the three-way stop. That was higher than the 119 total morning trips observed by the consultants and the 148 total afternoon trips.

“Why do an assessment on traffic in one of the slowest months of the year?” he told councillors.

“It only looked at the traffic volume with the assumption that the people using that intersection would behave in a manner that is predictable and by the letter of the law. This council already knows that they do not. So my question to the council is this, will the council conduct a comprehensive risk assessment on that intersection or stick with the bare minimum and use the current half-measure results to make a decision?”

Mayor Scott Christian said after the meeting that in response to Deveau’s concerns, he’s going to ask for an update on the intersection at Main and Market streets.

“And so I’ll be looking for some further information from staff on that one.”

Deveau told councillors he hopes they take a more robust look at safety in the area.

“So when an accident happens again at this intersection, not if, but when, is this the justification that you want to stand for not making a change? 
Is this what you want to tell the next person whose life could be forever altered or their family, that you did what you could do with the information provided? What if the next person was your family member?”

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

Region of Queens councillors are trying to address concerns about safety at Cameron’s Corner in Liverpool. (Rick Conrad)

Region of Queens councillors want municipal staff to investigate another hazardous intersection in Liverpool.

Coun. Courtney Wentzell brought up complaints from constituents this week about the intersection at Cameron’s Corner.

“It’s an accident waiting to happen that could very well be life-threatening,” Wentzell told his fellow councillors at Tuesday’s regular council meeting.

The intersection is a busy one, at the corner of Main Street and Old Port Mouton Road, which connects with White Point Road. It has one stop sign on Main Street, but the traffic coming from Old Port Mouton Road has the right-of-way.

“People are speeding, coming from Main Street towards Milton,” Wentzell said.

“
They’re not signalling. They’re going way too fast. There’s confusion, people coming from White Point, especially if they don’t live here. 
They don’t know if they should stop, if they should turn left, if they should turn right. They’re not looking to see if somebody is crossing on that crosswalk, the line of sight is absolutely horrific.”

Wentzell said that when he was campaigning in October 2024, he heard lots of concerns about the area. He’s referred those to the police advisory board, but he appealed to councillors to do more to address it.

“I was berated pretty badly here a week, two weeks ago that nothing is taking place. There was a near-miss, a lady was almost struck on that corner, trying to cross the crosswalk.”

Mayor Scott Christian said he finds the intersection challenging too.

“Ever since I moved to this community, that intersection has always kind of concerned me. … I think it would make sense for us to try to do something to address it.”

Councillors voted to refer it to the region’s traffic authority to investigate and return with a staff report with recommendations. They also wanted to know whether the Nova Scotia government would have to be involved since it may include a provincial roadway.

In February, councillors voted to spend about $24,000 on a traffic study at the three-way stop near the post office on Main Street.

Email: rickconradqccr@gmail.com

Listen to the audio version of this story below

Stephanie Sereda, community development co-ordinator for the Region of Queens, organized the Light Up Queens Winter Night Festival. (Rick Conrad photo)

Hundreds of people flocked to the Liverpool waterfront on Saturday evening for the first Light Up Queens Winter Night Festival.

Organize by the Region of Queens, it was a free, all-ages event designed to showcase local culture and to help people shake off the last of the winter doldrums.

Here are some of the sounds from the evening and some of the people enjoying the festivities.

Email: rickconradqccr@gmail.com

Listen by using the play button below. And scroll down for more photos.

Diane Warner, Teresa Whynot, Kayla Mansfield and Michelle Roy cook up some lusknikn and blueberry tea at the Light Up Queens Winter Night Festival. It was one of the many activities or cultural demonstrations at the festival. (Rick Conrad photo)

Dozens of families took a chance to fly a kite on Saturday night with TideKite. People could also make their own kites. (Rick Conrad photo)

Hundreds turned out to the Liverpool waterfront on Saturday for the Light Up Queens Winter Night Festival. (Rick Conrad photo)