By Jeremy Davis
The City of Winnipeg is seeking input from residents on proposed changes to infill housing development, which is generally defined as housing that is built on empty or underutilized lots that fit with the character of the existing neighbourhood.
Residential infill development is typically in mature neighbourhoods and involves redeveloping existing properties or substantially altering existing buildings. In cities like Winnipeg which have some of the highest percentage of older housing stock, it is crucial to enable infill housing to renew and replace homes at the end of their lifecycle while contributing to the city’s overall densification.
The Winnipeg Regional Real Estate Board actively advocates for infill housing development because it makes the most efficient use of investments already made by building homes in locations where the required infrastructure already exists.
Background
In late 2023, the topic of infill housing suddenly took center stage after the Government of Canada’s then-Minister of Housing wrote to the City of Winnipeg to recommend a bolstering of its application to the federal government’s Housing Accelerator Fund (HAF) by including:
• Legalizing four units as-of-right citywide;
• Legalizing up to four storeys as-of-right within 800 metres of transit; and
• Ensuring that new mid-rise housing zoning reforms targeted for mall sites and commercial corridors allow for as-of-right development to facilitate quick approvals and construction of new rental housing.
Winnipeg’s Mayor, Scott Gillingham, led the charge at City Council to support and approve these changes to ensure the City gains funding from the program, but also because these changes would help increase housing supply in Winnipeg.
The change allowing as-of-right development around mall sites and commercial corridors was largely well-received. However, the announcement of four units as-of-right city-wide and four storeys as-of-right within 800 metres of transit caused concern among residents because of the fear that anyone who owned a residential detached home might see a four-unit infill multiplex suddenly pop-up next door. This concern was largely due to the lack of details available at the time and led to fears among homeowners of a free-for-all when it comes to infill housing development across the city, which traditionally would occur mostly in mature neighbourhoods.
The Mayor reassured residents at the time that a public process would be carried out and that a ‘made-in-Winnipeg’ solution would create some parameters around this change.
In mid-March 2025, the details were finally revealed as the City of Winnipeg launched open houses to gain feedback from residents on the proposed citywide zoning changes to enable more infill housing development. Winnipeg residents were invited to view the plans the City had created which would allow more types of infill housing, create more housing opportunities, and ultimately, contribute to addressing the lack of housing supply in Winnipeg.
After attending one of these open houses, it quickly became clear that a ‘made-in-Winnipeg’ solution was indeed created and specific parameters were produced to enable the development of two-unit, three-unit and four-unit dwellings in many neighbourhoods, and taller four-unit homes up to 39 feet tall, on certain lots within 800 metre walking distance of a frequent transit route.
The proposed requirements would permit two-unit, three-unit and four-unit dwellings ‘as of right’ without a public hearing provided they are developed on lots currently zoned R1 or R2 and meet specific requirements on the width of lots, whether or not they have back lanes, have a front drive, or are located on a corner lot.
Here is the ‘made-in-Winnipeg’ solution for minimum lot widths by infill building type classified by lane, front drive and corner lot:
• Up-Down 2-units with lane: 25 ft.
• Side by Side 2-units with lane: 40 ft.
• Up-Down 2-units on a corner lot: 35 ft.
• Side by Side 2-units with a front drive: 50 ft.
• 3-units with lane: 35 ft.
• 3-units on a corner lot: 50 ft.
• 3-units with a front drive: 60 ft.
• 4-units with lane or on a corner lot: 50 ft.
• 4-units with a front drive: 60 ft.
Feedback requested from residents
The City is seeking input from residents on these proposed changes and will accept feedback until April 28, 2025. Once the period of feedback concludes, the City will move on toward finalizing the rules on 2-unit, 3-unit and 4-unit dwellings before a public hearing process will be conducted in front of Winnipeg City Council in late Spring 2025.
All Winnipeg homeowners are encouraged to get involved in the process and provide their feedback on these important citywide zoning changes.
For more information on the City’s proposed zoning changes to accommodate infill housing, to view the presentation materials for the open houses, and to find out how you can provide your feedback, please visit the website at https://www.winnipeg.ca/building-development/housing/housing-accelerator-fund/infill-housing or scan the QR code below.