Future Development of Cliffe Street & Brown Boulevard

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Background and overview of the project:

Fredericton’s Growth Strategy, adopted in 2017, identified four New Neighborhoods to accommodate approximately 75% of the city’s growth, including in the Northeast area.

With more than 3,000 new residents last year, the City of Fredericton continues to look for opportunities to support the construction of more housing and create a community that works for everyone.

The Northeast New Neighbourhood Area, located around Cliffe Street and Brown Boulevard, is one of the fastest growing parts of the city, and a new reservoir is being installed to meet community needs.

The new reservoir will provide clean and safe water and maintain reliable fire protection for current and future residents. It will also support future development on nearby City-owned lands in the area.

To make this possible, the City of Fredericton is proposing a mix of residential and commercial uses through rezoning and municipal plan amendments. These changes support the City’s Growth Strategy and lay the foundation for a vibrant, and well-connected neighbourhood.

Learn more about the proposal and growth in the Northeast area by attending the open house or submitting a question below.

Open house details:

  • Session 1: Monday February 2nd from 12:00pm – 2:00pm
  • Session 2: Monday February 2nd from 5:00pm to 7:00pm
  • Both sessions will be held at Willie O’Ree Place, Community Rooms 2 & 3 (605 Cliffe St, Fredericton, NB.)

Project specifics:

zzap Consulting Inc. (zzap), on behalf of the City of Fredericton, has submitted a Municipal Plan amendment and rezoning request, related to the further development on City-owned lands in order to permit a comprehensive mixed-use development along Cliffe Street, Brown Boulevard, and Two Nations Crossing (PIDs: 75563809, 75569996, & 75569970).

The Municipal Plan amendment and rezoning request is to:

  • Adjust the growth boundary to accommodate the development
  • Redesignate the lands into ‘Commercial Centres and Corridors’ and ‘New Neighbourhoods’
  • Rezone the lands into:
    • ‘Mixed-Use Zone 2’ (MX-2) - i.e. ground floor commercial with residential above
    • ‘Multi-Residential Zone 2’ (MR-2) - i.e. townhouses, stacked townhouses, and/or apartment buildings up to 4 storeys
    • ‘Residential Zone 5’ (R-5) - i.e. single detached, semi-detached, and/or townhouse buildings
    • ‘Residential Zone 1’ (R-1) - i.e. single detached
    • Commercial Corridor Zone 2’ (COR-2) - i.e. wide range of commercial uses

To learn more about the uses allowed with each zone please view the City of Fredericton’s zoning by-law.

Additional opportunities for engagement:

The following opportunities for residents to provide input and feedback are available:

  • Planning Advisory Committee (PAC): Wednesday, February 18th at 7pm at Fredericton City Hall. To learn more about sharing feedback at PAC reach out to planning@fredericton.ca
  • Regular Meeting of Fredericton City Council: Monday, March 9th at 7:30pm at Fredericton City Hall. To learn more about sharing feedback at City Council meetings reach out to cityclerk@fredericton.ca

Background and overview of the project:

Fredericton’s Growth Strategy, adopted in 2017, identified four New Neighborhoods to accommodate approximately 75% of the city’s growth, including in the Northeast area.

With more than 3,000 new residents last year, the City of Fredericton continues to look for opportunities to support the construction of more housing and create a community that works for everyone.

The Northeast New Neighbourhood Area, located around Cliffe Street and Brown Boulevard, is one of the fastest growing parts of the city, and a new reservoir is being installed to meet community needs.

The new reservoir will provide clean and safe water and maintain reliable fire protection for current and future residents. It will also support future development on nearby City-owned lands in the area.

To make this possible, the City of Fredericton is proposing a mix of residential and commercial uses through rezoning and municipal plan amendments. These changes support the City’s Growth Strategy and lay the foundation for a vibrant, and well-connected neighbourhood.

Learn more about the proposal and growth in the Northeast area by attending the open house or submitting a question below.

Open house details:

  • Session 1: Monday February 2nd from 12:00pm – 2:00pm
  • Session 2: Monday February 2nd from 5:00pm to 7:00pm
  • Both sessions will be held at Willie O’Ree Place, Community Rooms 2 & 3 (605 Cliffe St, Fredericton, NB.)

Project specifics:

zzap Consulting Inc. (zzap), on behalf of the City of Fredericton, has submitted a Municipal Plan amendment and rezoning request, related to the further development on City-owned lands in order to permit a comprehensive mixed-use development along Cliffe Street, Brown Boulevard, and Two Nations Crossing (PIDs: 75563809, 75569996, & 75569970).

The Municipal Plan amendment and rezoning request is to:

  • Adjust the growth boundary to accommodate the development
  • Redesignate the lands into ‘Commercial Centres and Corridors’ and ‘New Neighbourhoods’
  • Rezone the lands into:
    • ‘Mixed-Use Zone 2’ (MX-2) - i.e. ground floor commercial with residential above
    • ‘Multi-Residential Zone 2’ (MR-2) - i.e. townhouses, stacked townhouses, and/or apartment buildings up to 4 storeys
    • ‘Residential Zone 5’ (R-5) - i.e. single detached, semi-detached, and/or townhouse buildings
    • ‘Residential Zone 1’ (R-1) - i.e. single detached
    • Commercial Corridor Zone 2’ (COR-2) - i.e. wide range of commercial uses

To learn more about the uses allowed with each zone please view the City of Fredericton’s zoning by-law.

Additional opportunities for engagement:

The following opportunities for residents to provide input and feedback are available:

  • Planning Advisory Committee (PAC): Wednesday, February 18th at 7pm at Fredericton City Hall. To learn more about sharing feedback at PAC reach out to planning@fredericton.ca
  • Regular Meeting of Fredericton City Council: Monday, March 9th at 7:30pm at Fredericton City Hall. To learn more about sharing feedback at City Council meetings reach out to cityclerk@fredericton.ca
CLOSED: This discussion has concluded.
  • Share How about using the old Carleton/Cliffe Street bridge piers to build an active transportation bridge? You could be downtown in about 5 minutes on a bike or scooter. On foot it would take 15 minutes. That would go a long way to relieving car congestion headed for the Westmorland Street bridge. on Facebook Share How about using the old Carleton/Cliffe Street bridge piers to build an active transportation bridge? You could be downtown in about 5 minutes on a bike or scooter. On foot it would take 15 minutes. That would go a long way to relieving car congestion headed for the Westmorland Street bridge. on Twitter Share How about using the old Carleton/Cliffe Street bridge piers to build an active transportation bridge? You could be downtown in about 5 minutes on a bike or scooter. On foot it would take 15 minutes. That would go a long way to relieving car congestion headed for the Westmorland Street bridge. on Linkedin Email How about using the old Carleton/Cliffe Street bridge piers to build an active transportation bridge? You could be downtown in about 5 minutes on a bike or scooter. On foot it would take 15 minutes. That would go a long way to relieving car congestion headed for the Westmorland Street bridge. link

    How about using the old Carleton/Cliffe Street bridge piers to build an active transportation bridge? You could be downtown in about 5 minutes on a bike or scooter. On foot it would take 15 minutes. That would go a long way to relieving car congestion headed for the Westmorland Street bridge.

    Ray asked 25 days ago

    Thanks for the question! It’s a great idea and one we have explored. The last time it was studied we found 2 issues. The first is that the foundations are old, and there are structural integrity issues that would be very challenging to bring up to modern design standards. The other issue is that the span distance is quite large, and to build a bridge on it, we would need it to have a large and expensive superstructure (the trusses you see above the deck). When you do the accounting on rebuilding on the old piers VS building a new pedestrian bridge, you find that it is less expensive to start from scratch. That being said, it is still a great idea and you're right that it aligns with our greater objectives, and we will continue to explore options!

  • Share In the new Cliffe area proposal, how will the City ensure that housing is included for residents who fall into the ‘missing middle’ — especially single seniors and others who are neither low‑income nor high‑income, but who are currently not being served by Fredericton’s housing market Most of us can't appartments over 1500. on Facebook Share In the new Cliffe area proposal, how will the City ensure that housing is included for residents who fall into the ‘missing middle’ — especially single seniors and others who are neither low‑income nor high‑income, but who are currently not being served by Fredericton’s housing market Most of us can't appartments over 1500. on Twitter Share In the new Cliffe area proposal, how will the City ensure that housing is included for residents who fall into the ‘missing middle’ — especially single seniors and others who are neither low‑income nor high‑income, but who are currently not being served by Fredericton’s housing market Most of us can't appartments over 1500. on Linkedin Email In the new Cliffe area proposal, how will the City ensure that housing is included for residents who fall into the ‘missing middle’ — especially single seniors and others who are neither low‑income nor high‑income, but who are currently not being served by Fredericton’s housing market Most of us can't appartments over 1500. link

    In the new Cliffe area proposal, how will the City ensure that housing is included for residents who fall into the ‘missing middle’ — especially single seniors and others who are neither low‑income nor high‑income, but who are currently not being served by Fredericton’s housing market Most of us can't appartments over 1500.

    Vera asked 24 days ago

    The missing middle generally refers to housing type/form – those being multi-residential to provide more density but still within a more low-rise form (i.e. townhouses, stacked townhouses, multi-plexes, low-rise apartment buildings). The applicant has proposed a rezoning and plan amendment that looks to provide a compatible mix of housing forms and uses. This mix of housing forms provides for greater height and density along the main roads (Cliffe Street and Brown Boulevard) and then transitioning down to more low-rise housing forms (singles, semis, and/or townhouses). This mix of housing forms aligns with the New Neighbourhood policies of the Municipal Plan and provides forms of missing middle housing. As the land in question is City-owned, as part of the disposal (sale) process, the City would have the opportunity to work with various partners and developers to potential include a portion for affordable and/or attainable housing.

  • Share Considering 1) the aim to have concentrated growth hubs, 2) the proximity to reasonable transportation infrastructure and amenities, and 3) how high-density is critical for sustainable and cost-effective city operations, why is the re-zoning proposal for this neighbourhood limited to 4 storeys? Why not aim for greater size? Further, given the cities population projection estimates, desire for higher density, and population concern with traffic, is the city implementing neighbourhood placement and density allocation that aligns with long-term public transportation options such as rapid bus lanes, bike lanes, and potential rail? how is the city integrating long-term public transportation options into current land-use and neighbourhood hub planning? I'm thinking of placement and density planning that aligns such as rapid bus lanes, bike lanes, and potential rail. on Facebook Share Considering 1) the aim to have concentrated growth hubs, 2) the proximity to reasonable transportation infrastructure and amenities, and 3) how high-density is critical for sustainable and cost-effective city operations, why is the re-zoning proposal for this neighbourhood limited to 4 storeys? Why not aim for greater size? Further, given the cities population projection estimates, desire for higher density, and population concern with traffic, is the city implementing neighbourhood placement and density allocation that aligns with long-term public transportation options such as rapid bus lanes, bike lanes, and potential rail? how is the city integrating long-term public transportation options into current land-use and neighbourhood hub planning? I'm thinking of placement and density planning that aligns such as rapid bus lanes, bike lanes, and potential rail. on Twitter Share Considering 1) the aim to have concentrated growth hubs, 2) the proximity to reasonable transportation infrastructure and amenities, and 3) how high-density is critical for sustainable and cost-effective city operations, why is the re-zoning proposal for this neighbourhood limited to 4 storeys? Why not aim for greater size? Further, given the cities population projection estimates, desire for higher density, and population concern with traffic, is the city implementing neighbourhood placement and density allocation that aligns with long-term public transportation options such as rapid bus lanes, bike lanes, and potential rail? how is the city integrating long-term public transportation options into current land-use and neighbourhood hub planning? I'm thinking of placement and density planning that aligns such as rapid bus lanes, bike lanes, and potential rail. on Linkedin Email Considering 1) the aim to have concentrated growth hubs, 2) the proximity to reasonable transportation infrastructure and amenities, and 3) how high-density is critical for sustainable and cost-effective city operations, why is the re-zoning proposal for this neighbourhood limited to 4 storeys? Why not aim for greater size? Further, given the cities population projection estimates, desire for higher density, and population concern with traffic, is the city implementing neighbourhood placement and density allocation that aligns with long-term public transportation options such as rapid bus lanes, bike lanes, and potential rail? how is the city integrating long-term public transportation options into current land-use and neighbourhood hub planning? I'm thinking of placement and density planning that aligns such as rapid bus lanes, bike lanes, and potential rail. link

    Considering 1) the aim to have concentrated growth hubs, 2) the proximity to reasonable transportation infrastructure and amenities, and 3) how high-density is critical for sustainable and cost-effective city operations, why is the re-zoning proposal for this neighbourhood limited to 4 storeys? Why not aim for greater size? Further, given the cities population projection estimates, desire for higher density, and population concern with traffic, is the city implementing neighbourhood placement and density allocation that aligns with long-term public transportation options such as rapid bus lanes, bike lanes, and potential rail? how is the city integrating long-term public transportation options into current land-use and neighbourhood hub planning? I'm thinking of placement and density planning that aligns such as rapid bus lanes, bike lanes, and potential rail.

    justafellow asked 24 days ago

    The applicant has proposed a rezoning and plan amendment that looks to provide a compatible mix of housing forms and uses. This mix of housing forms provides for greater height and density along the main roads (Cliffe Street and Brown Boulevard) and then transitioning down to more low-rise housing forms (singles, semis, and/or townhouses). This mix of housing forms aligns with the New Neighbourhood policies of the Municipal Plan.

  • Share Where exactly are you planning to put the reservoir and will the community have access to it. on Facebook Share Where exactly are you planning to put the reservoir and will the community have access to it. on Twitter Share Where exactly are you planning to put the reservoir and will the community have access to it. on Linkedin Email Where exactly are you planning to put the reservoir and will the community have access to it. link

    Where exactly are you planning to put the reservoir and will the community have access to it.

    Bob asked about 1 month ago

    Thank you for your question! The new reservoir will provide clean and safe water and maintain reliable fire protection for current and future residents. It will also support future development on nearby City-owned lands in the area.

  • Share How exactly are the schools supposed to support a major influx of students with the addition of this new neighbourhood? They would be in the Devon Middle and Leo Hayes High catchment area. Leo Hayes already has a huge student population and Devon has been beyond capacity for years. on Facebook Share How exactly are the schools supposed to support a major influx of students with the addition of this new neighbourhood? They would be in the Devon Middle and Leo Hayes High catchment area. Leo Hayes already has a huge student population and Devon has been beyond capacity for years. on Twitter Share How exactly are the schools supposed to support a major influx of students with the addition of this new neighbourhood? They would be in the Devon Middle and Leo Hayes High catchment area. Leo Hayes already has a huge student population and Devon has been beyond capacity for years. on Linkedin Email How exactly are the schools supposed to support a major influx of students with the addition of this new neighbourhood? They would be in the Devon Middle and Leo Hayes High catchment area. Leo Hayes already has a huge student population and Devon has been beyond capacity for years. link

    How exactly are the schools supposed to support a major influx of students with the addition of this new neighbourhood? They would be in the Devon Middle and Leo Hayes High catchment area. Leo Hayes already has a huge student population and Devon has been beyond capacity for years.

    Concerned Parent asked about 1 month ago

    Thank your for your question! The City works closely with the School Boards and Province as they plan for future school sites, potential school expansions, enrollment and catchment areas, and accommodating for population growth. The City has population projections that are shared with the School Boards and Province, which help inform their future school planning. 

  • Share Looking at recent Multi-Unit Residential developments in this area, many buildings have very similar colours, styles, and configurations. For the new Northeast neighbourhood development, what has been considered regarding the overall aesthetics—including building diversity, streetscapes, public spaces, landscaping, and architectural character—and are there any specific measures or guidelines to ensure the neighbourhood feels cohesive, vibrant, and distinctive rather than just a collection of similar-looking buildings? on Facebook Share Looking at recent Multi-Unit Residential developments in this area, many buildings have very similar colours, styles, and configurations. For the new Northeast neighbourhood development, what has been considered regarding the overall aesthetics—including building diversity, streetscapes, public spaces, landscaping, and architectural character—and are there any specific measures or guidelines to ensure the neighbourhood feels cohesive, vibrant, and distinctive rather than just a collection of similar-looking buildings? on Twitter Share Looking at recent Multi-Unit Residential developments in this area, many buildings have very similar colours, styles, and configurations. For the new Northeast neighbourhood development, what has been considered regarding the overall aesthetics—including building diversity, streetscapes, public spaces, landscaping, and architectural character—and are there any specific measures or guidelines to ensure the neighbourhood feels cohesive, vibrant, and distinctive rather than just a collection of similar-looking buildings? on Linkedin Email Looking at recent Multi-Unit Residential developments in this area, many buildings have very similar colours, styles, and configurations. For the new Northeast neighbourhood development, what has been considered regarding the overall aesthetics—including building diversity, streetscapes, public spaces, landscaping, and architectural character—and are there any specific measures or guidelines to ensure the neighbourhood feels cohesive, vibrant, and distinctive rather than just a collection of similar-looking buildings? link

    Looking at recent Multi-Unit Residential developments in this area, many buildings have very similar colours, styles, and configurations. For the new Northeast neighbourhood development, what has been considered regarding the overall aesthetics—including building diversity, streetscapes, public spaces, landscaping, and architectural character—and are there any specific measures or guidelines to ensure the neighbourhood feels cohesive, vibrant, and distinctive rather than just a collection of similar-looking buildings?

    Josh Harris asked about 1 month ago

    Thank you for your question! The City’s zoning by-law provides high level design standards, particularly for multi-residential zones, which look to help activate the streetscape, provide prominent entrances, and a human scale. The zoning by-law also has specific landscape standards. When it comes to the overall planning for this area, it looks to provide a clear hierarchy of streets, a mix of housing options and forms, along with other supporting commercial and mixed-uses to create a more complete community. 

  • Share Why not wait til we have a third bridge ? Where is the priority for another bridge in relation to this development? They should be tied together before any more development on northside. on Facebook Share Why not wait til we have a third bridge ? Where is the priority for another bridge in relation to this development? They should be tied together before any more development on northside. on Twitter Share Why not wait til we have a third bridge ? Where is the priority for another bridge in relation to this development? They should be tied together before any more development on northside. on Linkedin Email Why not wait til we have a third bridge ? Where is the priority for another bridge in relation to this development? They should be tied together before any more development on northside. link

    Why not wait til we have a third bridge ? Where is the priority for another bridge in relation to this development? They should be tied together before any more development on northside.

    Jennifer Donovan asked about 1 month ago

    That’s a great question! Projects like bridges and new neighborhoods happed over a decade or more and all happen concurrently. The reason for this is the city is growing everywhere so the city’s transportation study accounted for new growth like the Cliffe extension in its modeling. Based on the results, if the city does not grow and developments like Cliffe didn’t happen the third bridge would not happen, if development does occur as planned than the third bridge would be needed in the next decade. Given the incredible number of possibilities, we do not make small and medium size projects contingent on big projects, rather we look at the likely future of the whole city and plan accordingly. Additionally, development of this area is intended to be phased and gradual over time.

Page last updated: 09 Feb 2026, 06:30 AM