Marathon Winnipeg council hearing on zoning changes could last days, councillor says

A hearing at Winnipeg city council next week could be the last chance for Winnipeggers who want input on new rules that are intended to speed up housing construction and would allow buildings with up to four units on housing lots across the city.

The hearing, set to start on Monday, is part of changes the City of Winnipeg agreed to make in 2023 in exchange for $122.4 million from the federal government's housing accelerator fund.

To qualify, the city agreed to change its bylaws. It also must approve building permits for 14,000 units by next year.

Part of that includes allowing as-of-right construction of buildings with up to four units anywhere in the city, and allowing for buildings within 800 metres of frequent transit that are up to four storeys, without the need for a public hearing.

Mayor Scott Gillingham has said the changes will lead to more affordable housing in Winnipeg, but critics argue the city is giving up the right of residents to voice their concerns about developments in their neighbourhood. 

Aaron Moore, a political science professor at the University of Winnipeg, said he expects most of the people who come out to Monday's hearing will be opposed to the changes, although he questions how many people know that the changes are happening, or what effect the changes may have.

"I don't know that this suddenly changes the economic sense for the development industry, just because it sort of eases the process for them a bit," said Moore.

He said there are other factors holding back construction, like the cost of materials and labour shortages, but the federal money could also help pay for infrastructure — something the city desperately needs.

"The city is in a very, very bad fiscal situation. The mayor knows that, and this is some needed funds to help deal with that infrastructure issue we have," said Moore.

A report on the city's website says 1,000 people have participated in open houses and virtual sessions on the zoning changes, with mixed feedback from residents. Some support the changes, while others raised concerns about traffic, parking, infrastructure, and neighbourhood impacts, the report said.

"If approved, these changes can help Winnipeg grow in a more sustainable, inclusive, and affordable way," James Veitch, the city's manager of urban planning and design, wrote in the report.

Kelly Ryback, a St. James resident who frequently appears at development hearings and has previously run for city council, says he plans to attend next Monday's hearing.

He worries the new rules will allow tall buildings to be built too close to sidewalks or to smaller properties.

"Today, I buy a house and my neighbour has a bungalow, and two years later, a three-storey triplex goes up, then that changes what I bought, and I'm going to be impacted by that," he said.

The hearing was supposed to happen in March, but councillors pushed it back to allow for more public consultation.

St. Vital Coun. Brian Mayes says he has heard concerns about the new zoning plan from many people in his ward.

"Hard to know if it'll be 100 people in delegation or 200" at Monday's hearing, he said.

A hearing last November on zoning changes around shopping malls and commercial corridors lasted past midnight, before councillors adjourned to another day.

"We're expecting a lot more people to come and talk on this one than on malls and corridors," said Mayes. "And of course, councillors can ask questions. So this could stretch out over several days."