Winnipeggers eager to speak at city hall on proposed residential zoning changes
A hearing began Monday morning to consider the changes, which would allow up to four housing units to be built on a single lot in most residential areas, and permit fourplexes up to 12 metres tall within 800 metres of high-frequency transit stops.
The changes would remove requirements to complete a potentially time-consuming city application process and public hearing to get such proposals approved.
Winnipegger Stuart Thompson said he fears the changes will have unwanted side effects.
'I recognize that we need the housing, but the main concern is the lack of a voice that we'll have after this goes through (due to the removal of required public hearings on many projects). These changes are going to be permanent,' Thompson said in an interview.
'I recognize that we need the housing, but the main concern is the lack of a voice that we'll have after this goes through (due to the removal of required public hearings on many projects).'– Winnipegger Stuart Thompson
He said lot sizes near his home are typically about 40 feet wide. Under the new rules, building a triplex next door with limited side yards would create several problems, he said.
'It's going to be like looking at a giant stucco wall. If there are any windows along that wall, then they're looking down on me in my backyard. I've got no privacy. The height of the house will be creating excessive shade. I won't be able to plant anything in my yard. It's those types of impacts I really don't think they're seeing,' he said.
By contrast, Michael Hems said he believes the major zoning changes would be a step in the right direction.
'We don't have the money to support our infrastructure that we already have (in Winnipeg), so we should really start thinking about stopping our outward sprawl,' Hems told the Free Press.
The South Osborne resident said his neighbourhood offers a local example of 'density done right.'
'We just need to look into our mature communities and see these are streets that we can use as a model — a real good mix of housing for all types of people,' he said.
'I think these are moderate changes but changes that will get us in a better direction and allow a bit more flexibility for accommodating the housing needs of people in Winnipeg.'– Dylon Martin, spokesperson for pro-infill group Yes in My Backyard Winnipeg
Dylon Martin, a spokesperson for the pro-infill group Yes in My Backyard Winnipeg, agreed.
'I think these are moderate changes but changes that will get us in a better direction and allow a bit more flexibility for accommodating the housing needs of people in Winnipeg,' said Martin.
The city's official proponent for the change noted the major shift is aimed at streamlining construction to get homes built faster.
'The zoning changes… (aim to) make it easier to build housing in more locations. It is one tool out of many to address the housing supply in our country,' said John Kiernan, a former Winnipeg planning, property and development director, who now acts as a project co-ordinator for the city.
Kiernan said the new zoning rules include restrictions that aim to balance the nationally imposed changes with local needs, including ensuring minimum sewage capacity and lot sizes for projects, as well as setting maximum building heights.
'It's very difficult to find housing in Winnipeg right now. There's a lot of pressure…. We need more housing built as quickly as possible.'– Mayor Scott Gillingham
Mayor Scott Gillingham said he'll keep an 'open mind' on the hearing's outcome but the city must work to attract more home construction.
'It's very difficult to find housing in Winnipeg right now. There's a lot of pressure…. We need more housing built as quickly as possible,' said Gillingham.
The city is also required to make significant zoning changes to qualify for hundreds of millions of dollars of federal funding earmarked for Winnipeg, he noted.
'The federal government has put conditions on funding envelopes that they made available (to) the City of Winnipeg. Those include Housing Accelerator Funds, Canada Housing Infrastructure Funds and transit funds. The City of Winnipeg currently is in line for over $450 million worth of federal funding, but it's all subject to the city making the changes that… are being proposed in this hearing by our public service,' said Gillingham.
During a recent Federation of Canadian Municipalities conference, Prime Minister Mark Carney gave 'no indication' his government would remove any of the funding conditions, the mayor said.
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Coun. Brian Mayes, who has expressed concerns about the loss of public feedback, said some positive adjustments have been made to the new rules.
'I think the document's come a long way from where we started. That doesn't mean I'm satisfied with where it is,' said Mayes (St. Vital).
The councillor said he'd still like the city to require lots without back lanes to allow triplexes and fourplexes only if they are at least 20 metres wide, partly to allow more parking space.
City staff recently made one change to the zoning proposal, which will prevent three- and four-unit builds on many residential lots that abut a river, following complaints that denser construction would reduce public access to waterways.
The hearing was adjourned at about 5:15 Monday afternoon. It will resume Tuesday morning.
joyanne.pursaga@freepresss.mb.ca
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Joyanne PursagaReporter
Joyanne is city hall reporter for the Winnipeg Free Press. A reporter since 2004, she began covering politics exclusively in 2012, writing on city hall and the Manitoba Legislature for the Winnipeg Sun before joining the Free Press in early 2020. Read more about Joyanne.
Every piece of reporting Joyanne produces is reviewed by an editing team before it is posted online or published in print — part of the Free Press's tradition, since 1872, of producing reliable independent journalism. Read more about Free Press's history and mandate, and learn how our newsroom operates.
Our newsroom depends on a growing audience of readers to power our journalism. If you are not a paid reader, please consider becoming a subscriber.
Our newsroom depends on its audience of readers to power our journalism. Thank you for your support.
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