Winnipeg council approves zoning changes in exchange for millions in federal housing funding

Winnipeg city council approved a set of major zoning changes Thursday in order to access millions in federal housing money.

Although Mayor Scott Gillingham brought forward an amended proposal that sought to clarify limits that would be placed on the ability of property owners to build fourplexes and four-storey buildings, councillors who opposed the changes say there are more questions than answers.

Federal Housing Minister Sean Fraser earlier this year made looser zoning rules a condition for approving up to $192 million from the Housing Accelerator Fund

Demands include allowing up to four units per lot and up to four storeys near frequent transit as of right — meaning no public hearing would be needed. 

Gillingham's motion specified building height would be limited to 48 feet, and would apply only to developments of four units.

Approvals would also be subject to lot size specifications, but St. Vital Coun. Brian Mayes says he needs more details.

"I think there was some effort to try and incorporate some of the concerns of councillors," Mayes told reporters before the vote.

"The trouble is, it's still vague. We'll have a lot-size limit. What's that? Is it 25 feet wide? 50 feet wide? We don't know."

The council vote passed, with 13 in support and three against. Opposing votes came from Mayes, Coun. Shawn Dobson (St. James) and Coun. John Orlikow (River Heights-Fort Garry).

Gillingham says the zoning reforms still need to go through a process.

"That will be a rapid rezoning process that will include a public hearing," Gillingham said during a news conference before the vote.

"All those specifics related to lot size and building standards can be ironed out and will be fleshed out then."

That process is expected to start in spring 2025.

Some housing advocates who spoke at the council meeting celebrated the idea.

"Exclusionary zoning has been a nightmare for affordability and the rental housing stock, and has prevented incremental infill intensification and adaptation to changing needs of mature communities," said Dylon Martin, a member of the group Yes In My Backyard Winnipeg.

Opponents worried about the impact the changes could have.

"By this, I would lose the right to be notified if a fourplex is going up beside me. I'd lose the right to influence how that is done. My property value would go down," St. James-Assiniboia resident Kelly Ryback told council before the vote.

Gillingham says the changes are necessary to unlock federal housing funding, which would leverage several times the amount of private investment into housing construction, leading to the creation of thousands of units.

Other cities, such as Halifax and Calgary, have seen their funding applications approved shortly after their city councils made the changes demanded by the federal government, Gillingham said.