Steinbach approves apartment building despite opposition

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This article was published 25/03/2024 (416 days ago), so information in it may no longer be current.

A proposed 32-unit, three storey apartment building to be placed on two single family lots on Home Street was approved in a split vote by Steinbach council on Tuesday, despite the plan not meshing with the Official Community Plan, requiring a zoning change to residential medium density and consistent opposition from neighbours in attendance.

Mayor Earl Funk, and Councillors Susan Penner, Bill Hiebert and Jac Siemens supported the project after listening to nearly two hours of opposition, reviewing letters and receiving a 43 signature petition opposing the move.

Proposed by Kingdom Home Building, the project will be built on 268 and 274 Home Street. It will include underground parking, a furnished guest suite, common amenity room, coffee bar and high end finishings.

Yet Luke Wiebe of Kingdom Home Building spent far more time talking about the benefits of infill housing in general than the specifics of the project.

In a lengthy presentation to council he advocated for infill housing and said that location, despite not being zoned correctly or even in the transitional zone, was a fit for the neighbourhood.

He touted the walking distance to the downtown core, brought examples of other multi-family developments only a block away and told the city how much more money they’d bring in from taxes without having to service new infrastructure.

He gave as an example two lots on First Street which before his company developed multi-unit buildings produced $7,689 in tax revenue. Those properties now with four multi-unit buildings produce $67,525 in tax revenue, a 778 percent increase.

Wiebe said infill housing provides financial stability, neighbourhood vitality, multigenerational living, environmental sustainability, and health.

He also demonstrated that surrounding property values do not suffer from the addition of a multi-unit apartment, presenting a dozen examples.

Wiebe pledged that this project would be a benefit, touting his experience of being directly involved with 200 new residential units in the past five years.

“We strive to be leaders in the industry in quality, design and resident living experience,” he said. “I want to help build communities I’d be proud to call home.”

That didn’t sway neighbours of the proposed apartment building.

Multiple letters were received by council from nearby residents opposing the decision.

Aralin Warkentin, a Hospital Street resident pointed out the mature trees and character of homes is why they moved there nine years ago. She pointed to new construction in the area as a sign of things changing, but added they understand why the new events centre and hospital expansion is important.

“This new proposed apartment building brings no value to the neighbourhood,” she said. “It would significantly add traffic to an already busy area, tear down our beautiful trees, add more artificial bright lights and change our homey community.”

Home Street resident Ben Bobrowski agreed, saying among other things he fears losing a 100-year-old tree that sits on the property line between his home and the proposed apartment.

Louis and Melissa Plett from Hospital Street said in a letter and at the public hearing that it’s increasingly difficult finding affordable single family dwellings, something this neighbourhood is known for.

The loss of privacy in backyards next to the three-storey building was also highlighted as a concern.

Kenton Dyck of Hospital Street told council the development doesn’t fit the area, which is not in the transitional zone.

“This is not an area that’s run down and is in desperate need of infill development,” he said.

Sheila Rutiger of Hanover Street mourned changes she’s seen. “We feel that our neighbourhood is slowly being taken away from us,” she said.

Hospital Street resident Jennifer Bergen told council they too purchased a home in the neighbourhood because of its community atmosphere. “It’s just not a good fit for this neighbourhood,” she said.

In favour

There was support for the project as well, but notably none came from the neighbourhood itself.

Most of the support pointed to the general benefits of infill development, and avoided specific arguments for that apartment at that location. “Rezoning these properties to allow for multi-family development represents a strategic investment in the future of our city, fostering economic growth, social inclusivity, and environmental sustainability,” Chris Krahn of Third Street wrote to council.

Gary Snider criticized people for wanting the development somewhere else, despite the irony of living on Wilson Street himself, nowhere near the development he supports.

“While change is hard it is essential to the health of the community,” he said.

Joe Wiebe, developer Luke Wiebe’s father, also spoke to council advocating for the project and praising council for keeping the downtown thriving.

Walnut Street resident Harry Wilkins also supported the project, saying infill development is good for the city.

The majority of council sided with those from outside the neighbourhood.

Coun. Susan Penner made the motion to approve the rezoning.

While she said she sympathizes with neighbours, Penner said it’s the right fit.

“Although it’s not in the transition zone it is very close,” she said, pointing out it’s right across the street from the hospital and not far from the new events centre.

“This is a really good location for a project like this,” she added, explaining that it’s on the corner of a street.

“I’m not minimizing how hard this is maybe for the neighbourhood,” she said. “Having said that I just think big picture, the community, for that area, for the downtown, for the hospital, I think the benefits outweigh the costs.”

Coun. Jac Siemens seconded the motion, saying that although it’s not in the transitional zone, “it’s in it’s own transitional zone” between the hospital and residential.

He said the project is in line with their Official Community Plan even though that plan does not call for development like this on this street.

Coun. Bill Hiebert agreed, admitting it’s tough to see change.

Mayor Earl Funk also spoke of how tough a decision this was, saying he based his decision in part on his positive experience living near multi-family on Lumber Avenue. “I think it’s a good fit for the area,” he said.

Councillors opposed

Councillors Michael Zwaagstra, Jake Hiebert and Damian Penner were opposed.

Zwaagstra told his peers on council that the purpose of a public hearing is to hear from the applicant and those in the neighbourhood, while also minimizing the importance of support for the project from outside the area.

“Anyone can speak during a public hearing, but the people we’re really interested in hearing from are people who actually live in the area,” he said.

“This is not a random area, this is a well established area,” he said. “It’s not in the transitional zone. Yes, it’s reasonably close to the transitional zone but it’s not (in it) and the people in this area would like it to continue as single family homes.”

He said he understands multi-family homes are good for the city.

“But so are single family homes,” he said. “I like single family homes. I live in one. I intend to continue living in a single family home here as long as I can.”

The project will come back to city council as the developer will need to apply for a variance to provide underground parking. The zoning allows for three storeys but the parking level would count as one, which means a variance is needed for the now four-storey building.