City’s proposed zoning rules on new housing ‘strike a balance’

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This article was published 11/03/2025 (205 days ago), so information in it may no longer be current.

New rules have been proposed to govern a sweeping zoning change that aims to attract more homes to most Winnipeg neighbourhoods.

The rules would set minimum standards on a change that would allow up to four housing units to be built on a single lot in most residential areas.

Some changes should ease concerns that large homes could be crammed into small lots, while others could still use additional fine-tuning, one city councillor said.

“I think my fear was that this would be an attempt to just densify at any cost. I don’t think it’s that… I think they are trying to strike a balance here,” said Coun. Brian Mayes (St. Vital).

The new rules would permit such projects by removing the requirement to complete a potentially time-consuming city application process and public hearing to get them approved.

City council directed staff to create the rules to guide the controversial change in late 2023. Initially, supporters stressed the changes would attract much-needed homes, while opponents feared they would put green space, trees and other neighbourhood amenities at risk.

Mayes said he’ll keep an open mind on the exact rules. At first glance, he welcomed a maximum height limit of 39 feet for fourplexes built within 800 metres of high frequency transit stops, which was previously set at “up to 48 feet.”

“I think that’s reflecting some input from the public and from councillors,” said Mayes.

However, he said minimum lot widths could require some adjustments and he remains concerned about the loss of public hearings for many individual projects.

“It’s a big loss of democracy, right? This is taking away people’s right to a public hearing and they should know that,” said Mayes.

The zoning change aims to make it easier to add duplexes, triplexes and fourplexes to neighbourhoods with primarily single-detached homes, a city public consultation document notes.

The specific rules include one requirement that three-unit and four-unit structures must use paved back lanes for access, if they are present. Lots with a back lane must be at least 25 feet wide for two-unit builds, 35 feet wide for three units and 50 feet wide for four units, among other restrictions.

Coun. John Orlikow (River Heights- Fort Garry) said it’s important the restrictions ensure new builds match the neighbourhood.

“Putting a 45-foot building between two bungalows, to me, that was way too much,” said Orlikow.

He expressed concern about the loss of some public hearings.

Mayor Scott Gillingham said he supports the new plan to implement the zoning change, deeming it a “made-in-Winnipeg” approach.

“I really appreciate where we have landed. I think that the combination of the minimum lot width with… changes to the current maximum height limit, with the back lane surfacing requirement … will address many of the concerns (from) members of our community and councillors,” said Gillingham.

The mayor noted the city is required to complete the zoning change to secure millions in federal funding for housing, sewage treatment and transit that have been earmarked for the city.

Winnipeg’s planning, property and development director said changes were made to respond to community feedback, including lower maximum height and minimum lot widths.

“Part of the impacts are traffic and privacy and shadows. Those are the reasons that the lot width (minimum will)… try to minimize those impacts,” said Hazel Borys. “However, it is a trade-off because the three things that reduce affordable housing very quickly are minimum lot sizes, high minimum parking requirements and slow approval processes.”

The director said increased housing density would produce several benefits, such as raising the city’s per-acre property value.

“Because it’s reducing costs and increasing the productivity of the land, it will, in the long run, help stabilize city budgets,” she said.

Mayes is calling for more public meetings on the changes, stressing people must be made aware that the rules will affect not only mature neighbourhoods, but also newer communities, such as Waverley West and Sage Creek.

So far, the city has planned three public information sessions, including virtual meetings at 7 p.m. March 17, as well as 4 p.m. and 7 p.m. March 18. Residents can email infillhousing@winnipeg.ca to register. Questions can also be sent to that email from March 17 to April 28.

An in-person open house will take place from 4 p.m. to 7 p.m. March 19 at the RBC Convention Centre at 375 York Ave.

A public hearing for city council to hear feedback and vote on the rules is expected in late spring.

joyanne.pursaga@freepress.mb.ca

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