Six-storey residential block passes hurdle at city hall

A hotly debated proposal for a six-storey residential tower in St. Boniface is moving forward — without some variances to city rules requested by the developer.

After about seven hours of debate, the Riel community committee approved the proposal to add more than 100 housing units.

The vote came after several supporters suggested the original plan for a six-storey, 120-unit development at 470 Des Meurons St. will meet key city housing goals.

“I think it’s really important when you have a four-lane arterial street to then put the (housing) density there … It has access to six different schools, from kindergarten to university …It’s a perfect location to add that density,” said Brent Bellamy, an architect who spoke on behalf of the development.

Bellamy said the homes would be within walking distance to transit routes.

Some opponents of the project urged the city to scale it back, while others expressed concern about the property’s past. That included calls to acknowledge the St. Boniface Industrial School, part of the former residential school’s property overlapped with the site.

About 300 Indigenous children attended the school, which operated from 1890 to 1905, including 87 who died at the school or shortly after leaving it, according to the St. Boniface Historical Society’s website.

A Manitoba government webpage identifies the school as a former Indian residential school. The school is not officially recognized by the Indian Residential School Settlement Agreement, since it did not involve federal funding.

However, Darian McKinney told the committee he does not believe the development would conflict with the school’s history, which he helped research.

“Through our research we have found no evidence of burials or graves being located on the school site. These children would have most likely been buried at the St. Boniface Cathedral cemetery,” McKinney told the committee.

“The atrocities that occurred at the St. Boniface Industrial school and residential schools across this country are a real and dark stain on Canadian history that has a continued effect to this day … (But) I don’t think that this is an argument against any sort of development for residential homes on this site,” said McKinney.

He said studies found the residential school’s central building was not on the property slated to be developed, though one of its small outbuildings likely sat on part of the land.

Brokenhead Ojibway Nation Chief Gordon Bluesky also spoke in support of the project. He said the developer conducted consultations, archival research and ground-penetrating radar investigations to ensure any potential concerns were addressed.

“In my view, the project represents a sensible balance between respecting the past and addressing present needs … The history of the former residential industrial school has been approached with seriousness and due diligence,” said Bluesky.

Freedhome Developments is proposing the project. Company president Jonathon Freed declined an interview request Friday.

During the meeting, he stressed the building is designed to avoid casting shadows over neighbouring homes and prevent excess noise.

He said the structure would meet “a critical housing need” and at least 10 per cent of the housing units would have affordable rents, which would cap some one-bedroom units at $1,100 per month.

However, many nearby residents opposed the project, with nearly all of them calling to reduce its size.

Gilbert Michaud stressed he supports dense residential construction but feels the proposed building would be too large for the area.

“Support zoning for a smaller-scale development that better reflects and respects the characteristics of the surrounding community. Allow the developer to build what is permitted under existing regulations, low-rise residential (of) up to four storeys and nothing more,” said Michaud.

Neil Morgan also called for a smaller development, noting he fears streets around the site could otherwise be forced into time-limited parking arrangements to help address demand.

“It will just jam the street up,” said Morgan. “It’ll be 24 hours a day and 120 apartments. There will be quite a bit of traffic.”

Shortly after 5 p.m., the Riel committee approved a rezoning application for the site, which still requires a final city council vote.

The committee did not grant all of the variances the developer had requested, however, instead following city staff recommendations to reject a few of the changes. That included requiring a front yard of at least 10 feet, instead of no front yard, and allowing up to 108 housing units instead of 120. The city will also require 120 parking spaces, instead of 105, and 11 guest parking spaces, instead of none.

“There’s a balance between (the need for) more housing and … you have to respect existing neighbourhoods,” said Coun. Brian Mayes (St. Vital).

That decision is considered final, unless it is appealed.

joyanne.pursaga@freepress.mb.ca

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