Steinbach City Hall was a lively place Tuesday evening as around 40 people attended two public hearings at the regular City Council meeting. Of the 2 hour and 14 minute meeting, the hearings lasted approximately two hours as council heard from the public on the City’s proposed Official Community Plan and Zoning Bylaw, both of which are required by the province to be updated every five years.
Discussion focuses on The INN
Most of the discussion centred around The INN, a proposed transitional housing project at 447 Main Street. The hearings included a variety of public presentations, with Mayor Earl Funk at times reminding speakers to stay focused on the purpose of the hearings.
Kari Schulz, senior planner with WPS, presented both revised plans at the start of each hearing. During the hearing on the updated Zoning Bylaw, Mayor Funk asked presenters to clarify which parts of the plan they supported or opposed and to explain their reasoning.
The INN's mission and concerns
Leona Doerksen, chairperson of the board for The INN, spoke about the organization’s mission, emphasizing that it provides case management and wraparound care until permanent housing solutions are found.
“We are residential, we are social services. But we are not an emergency shelter,” Doerksen said.
Following her presentation, Mayor Funk suggested that she provide City staff with a site plan and further details on The INN’s operations.
Zoning Bylaw changes explained
Before the end of the hearing, Schulz explained how the Zoning Bylaw changes could affect plans for The INN.
“Currently, as a permitted use, it would be easier to come by and get your development permit as it would be permitted. The difference with a conditional use, it basically adds an extra step to the process. You would apply to the City for a conditional use permit, the City would review it, they would have a public hearing where people, such as yourself, could come forward and make representation to either support it or object to it. It also gives council the opportunity to provide conditions for the development so that it meets standards for the area,” Schulz said, adding that the conditional use process does not prohibit the project from moving forward.
Concerns about classification and conditional use
Doerksen objected to The INN being classified as an emergency shelter, arguing that the label could affect funding opportunities.
“The issue, of course, that we were objecting to this evening was twofold. One, that we would be defined as an emergency shelter, which really puts us in a bad place in terms of receiving public funding because our governments are very clear, they're not funding emergency shelters anymore because they know it's not a good investment for their dollars. They are asking for transitional housing with wraparound care that gives people a place to live until permanent housing is found, and so that's what we are,” Doerksen said.
She also expressed concern that the conditional use permit process could be applied based on the people who would reside in The INN rather than the land use itself.
Lisa Clark, a board member of The INN, echoed those concerns, arguing that conditional use permits are typically applied based on building impact, such as sightlines, noise, or traffic, rather than the nature of its occupants.
“In my mind, it's very troublesome to invite residents of the community to come into your city building and be able to voice discrimination,” Clark said. “I've heard comments like 'we don't want addicts in our town'... By opening our government buildings and allowing people to come in and show discrimination, not towards a building, but towards the people who will be living in the building, is very concerning to me.”
Community voices differing opinions
Bryan Bartel, a local business owner, spoke in favour of open dialogue regarding projects like The INN.
“I think open dialogue and going through a process of approval for a homeless shelter or a transitional home included, I think it includes the whole community, we all get to speak into it. I think that’s a healthy thing. I think for a lot of these emergency shelters and things like that, they need community acceptance and assistance to be successful. So I think this is a healthy process,” Bartel said.
Brad Unger, a former board member for The INN and a resident of the area where the project is proposed, supported the conditional use permit process as a way for community members to voice concerns.
“I think that shows your willingness to listen to the community and that we can share some concerns whenever there’s certain developments that would concern individuals in our neighbourhood. So I really appreciate that,” Unger said.
Transitional housing not defined in bylaw
During the hearing, Councillor Susan Penner asked City Planner Lacey Gaudet whether transitional housing is addressed in the revised Zoning Bylaw. Gaudet responded that it is not specifically mentioned and that further review would be needed to determine where such a project would fit.
Mayor Funk acknowledged the need to support those experiencing homelessness while keeping the focus of the hearing on the Zoning Bylaw and whether a conditional use permit is appropriate.
Next steps for Official Community Plan and Zoning Bylaw
City Council unanimously approved first and second reading of both the Official Community Plan and the Zoning Bylaw. The Official Community Plan now awaits a decision from the provincial minister.
For the Zoning Bylaw, if at least 25 objections were filed before the public hearing ended, the City must notify objectors of Council’s approval of the second reading. If objections continue, the City must submit them to the municipal board.
A final council vote on both documents will take place once provincial approvals are complete.