Winnipeg mayor wants fewer hoops for high-density developments

Fourplexes and mid-rise apartments could become more common across Winnipeg if the city adopts zoning changes Mayor Scott Gillingham says it needs to make in order to qualify for millions in federal housing dollars.

The new rules would allow "as-of-right" construction of up to four units per lot in all residential areas, and up to four storeys anywhere within 800 metres of frequent transit routes.

"There's a very good likelihood that the City of Winnipeg would receive significant funding if we agree to these conditions," Gillingham told reporters Thursday.

The city has asked for $192 million from the federal Housing Accelerator Fund. 

Federal Housing Minister Sean Fraser responded in a letter, spelling out the conditions for approving that funding.

Along with the rules on the number of units and building height, the changes would allow new rental construction around any malls or commercial corridors. 

Gillingham had proposed similar changes during the election campaign last year, but the federal conditions would permit construction "as-of-right," meaning that developments would not need to go through the public hearing process involved in rezoning and variance applications.

"If we don't agree to these conditions, I'm not sure about the likelihood of funding, or the timing of any funding in the Housing Accelerator [Fund]," Gillingham said.

The federal government has made similar demands of cities across Canada, many of which have already made the changes, including Kelowna, Calgary and Halifax.

Gillingham says the money would fund the construction of more than 5,700 units over three years. With the proposed zoning changes, the city would add a total of 15,000 units of new housing over 10 years, he said.

'Wild West of development'

While developers and housing advocates have called for an end to exclusionary zoning rules, the proposal raises concerns for one city councillor whose ward has seen significant infill development in recent years.

"I don't think we just need to roll over for the federal government," St. Vital Coun. Brian Mayes said in an interview.

"I think this is really just giving pretty broad rights to developers and ignoring the public."

Mayes told CBC News the mayor's proposal lacks detail, such as what qualifies as a frequent transit corridor. 

The city recently went through an extensive public consultation process to develop its own infill guidelines, which Mayes says the federal zoning amendments would render pointless.

Past city practices, in which lot splits have been approved in some neighbourhoods and not in others, lead Mayes to worry the new rules will not be followed fairly.

"Some parts of the city have been hit much harder than others. We've been applying different standards."

Ray Hesslein, chair of the Glenwood Neighborhood Association Planning Committee, says his neighbourhood has experienced the consequences of what he called the "Wild West of development."

"We have essentially a random mix of much taller homes, the new ones that are being built, next to older low homes and as a result, a lot of the older low homes have big walls now sitting right next to their home," he said.

"They have no sun in their yards. We're losing huge numbers of trees because the amount of surface area being used by housing  is much greater than it was."

Limits on development

Critics of exclusionary zoning have said it limits the housing supply.

Lanny McInnes, president and CEO of the Manitoba Home Builders Association, says the association worked with the city on its Housing Accelerator Fund Application. 

While the changes the federal government is calling for would not eliminate the need for a hearing in all cases, they "would provide greater certainty when a developer is looking at investing in and building a project," he said.

Any proposed changes to the city's zoning regulations would need council approval, and require a public hearing process to amend the Winnipeg Zoning By-law.

Gillingham will bring forward a motion calling for the zoning changes at the next Executive Policy Committee meeting on Nov. 14.