ST. PAUL - It was standing room only during a recent public hearing held by the Town of St. Paul on Jan. 8. And while several residents showed up to speak out against the potential creation of a transitional housing project in a residential area, the intent of the proposed changes to the Land Use Bylaw (LUB) are being done for an entirely separate project that could see a multi-million dollar rebuild of a senior housing complex in St. Paul.
Before opening the floor for residents to speak, the Town’s Director of Planning and Legislative Services Aline Brousseau and CAO Steven Jeffery offered some background information on the proposed change to the LUB.
The proposed amendment to the LUB came about following a Nov. 10 meeting where it was brought to administration's attention that the LUB “could be streamlined to facilitate a grant proposal.” The grant proposal is for funding for a rebuild for the seniors’ lodge and units currently known as Sunnyside Manor and Heritage Homes.
The proposed complex would be on the same land occupied by Heritage Homes and Sunnyside. The LUB change would see “Supportive Living Facilities” changed from discretionary use to permitted use within areas zones as Institutional Districts.
In a question-and-answer portion presented during the public hearing, it was noted that the proposed change could affect other files, such as an application that was received by the Town of St. Paul for the rezoning of lands at 5130-45th Ave by the Mannawanis Native Friendship Centre.
While it was noted several times throughout the public hearing that the Mannawanis file was entirely separate from the LUB amendment before council that evening, most residents in attendance stated it was not the Sunnyside Manor rebuild they were opposed to, but rather the potential for a transitional housing project in their neighbourhood at 5130-45th Ave.
Mayor Maureen Miller stated many times throughout the public hearing that residents who were concerned about the Mannawanis project would have to return to a future public hearing to be heard on that specific file, and the concerns expressed on Monday night would not follow to the other file if a rezoning application were made for the Mannawanis project.
The reason the changes were being made to the LUB in relation to the Sunnyside Manor rebuild is due to government funding that could be accessed for the project – which could be in the $50 million range. The mayor explained that the province prefers to see the proposed project as a sure thing, which means it would have to be in an area where supportive living facilities are a permitted use, rather than discretionary.
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Throughout St. Paul, there are 29 properties zones as Institutional Districts. Many of these properties are schools and churches, although some are office buildings and other types of properties. The property at 5130-45th Ave is not zoned as an Institutional District and would have to be rezoned in order for a transitional housing project to be located on the property.
A separate bylaw will be needed in order to rezone the land for the Mannawanis project, which would result in an entirely separate public hearing, heard those in attendance. According to Brousseau, a public hearing is anticipated to be held on Feb. 12, if the process continues to move along as planned.
Among the residents who spoke during the public hearing were Melvin and Dolores Faryna, who live next to the 5130-45th property. They noted that when the property was a youth home, they experienced a variety of issues and property damage.
Another area resident Monique Jaman spoke during the public hearing. She noted that she was concerned about the changes to the LUB since moving supportive living facilities from discretionary to permitted uses will remove the need for public input when other projects are proposed in Institutional Districts.
She noted that if funding was not renewed for a transitional housing project planned for her neighbourhood, then another project could be established without the neighborhood being made aware, and she was concerned about the future implications the change to the LUB could have.
Brousseau noted that any conditions imposed on the property would still be imposed in the future, such as fencing requirements and other safety guidelines.
Coun. Nathan Taylor also pointed out that council has denied rezoning applications in the past when it felt the rezoning did not fit well with the area.
Resident Nathan Rosychuk also took time to speak, asking council what the implications would be if the current LUB change proposed was not approved that night.
Miller noted that the grant for the senior housing rebuild could be denied. Also, the Mannawanis project would still be at the same stage and would neither move forward nor backwards.
“If this [LUB change] goes through they [the Mannawanis Native Friendship Centre] have one less step,” stated Rosychuk. While a rezoning would still have to take place, creating a transitional housing project on the site once it is rezoned would be permitted, instead of discretionary, removing a step from the process.
Several other residents also spoke briefly, stating they were not opposed to the Sunnyside Manor rebuild, but they were opposed to a transitional housing project in a residential area.
When asked why the Town couldn’t simply make the needed changes for the Sunnyside Manor and Heritage Homes properties specifically, Brousseau explained that “spot zoning” is not a best practice for planning purposes. The best practice is full zoning.
The public hearing was closed at about 8:20 p.m., with council then discussing how to move forward. While there was some appetite to table second reading of the LUB changes, council ultimately agreed to proceed forward, since delaying the process could put potential grant funding at risk for the seniors' complex.
Coun. Ron Boisvert made a motion for second reading of the bylaw, which was carried. A motion for third reading was made by Coun. Nathan Taylor, which was also carried.
