Neighbours fight seven-storey residential block in St. Boniface

Some St. Boniface residents are fighting to reduce the size of a new housing project, over concerns it would be too tall, create too much traffic and put a century-old tree at risk.

Last month, city council approved the seven-storey, 72-foot (21.9-metre tall) multi-family project, which would create 115 units on a vacant property at the southwest corner of Aubert and St. Joseph streets in North St. Boniface.

While the developer and city staff deem the project a good fit for the neighbourhood, about 30 residents are appealing the decision.

Tom Scott, one of the appellants, said the structure would be too tall to fit the character of the area.

“The project is too big… If this one was 55 feet (16.8 metres tall) and didn’t take up so much space, it would be (OK),” said Scott.

He said city planners did cap other nearby properties to a maximum of 55 feet (16.8 metres), including a nearby development at 175 Aubert St.

The development would also attract more traffic and decrease pedestrian safety, while its construction could put a cottonwood tree, which is believed to be more than 100 years old, at risk.

“(The tree) adds to the site. It gives some privacy, shade… This one tree probably gives as much to the environment (as many smaller) trees that the city is now planting,” said Scott.

The tree is located at an adjacent property at 760 Tache Ave.

Scott stressed the residents don’t oppose adding new homes in general.

“We are not against densification or housing. We just don’t feel that it has to be all pushed in, with yard space and green space… sacrificed,” he said.

The project planner said measures are being taken to respond to community feedback.

“Part of our planning process is to proactively address these concerns before even making an application (to the city) and to mitigate potential impacts,” said Brendan Salakoh, a planner and partner at Landmark Planning and Design.

He said an arborist was hired to assess the mature tree.

City council also attached a condition to its approval of the project, which requires the developer to ensure a certified arborist oversees tree protection throughout the construction process.

“It’s essentially an extra layer of protection there and it’s something that we’re happy to have on the approval as a condition,” said Salakoh.

He noted the city has designated the area for high housing density.

“This (height) is on the higher end, but it is in line with other development in the area. There’s several (projects) that have been over 60 feet (18.3 metres) recently approved and built,” he said. “At 72 feet (21.9 metres) as our (maximum), we’re within the range of … many buildings in North St. Boniface.”

The area in question does not have a formal height limit for buildings and a nearby structure at 780 Tache Ave. is 71 feet (21.6 metres) tall, the city confirmed.

City planners are recommending the appeal be denied so the proposal can move forward, noting it would add much-needed housing.

“The proposal adds 115 residential units. This supports the city’s intensification target, which sets that a minimum of 50 per cent of all new dwelling units are to be accommodated within existing built-up areas of the city,” wrote city spokesman Kalen Qually, in an email.

St. Boniface Coun. Matt Allard, whose ward includes the site, declined to comment Friday, noting the appeal process is quasi-judicial.

The city’s appeals committee is set to cast a final vote on Wednesday.

joyanne.pursaga@freepress.mb.ca

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