Arborist/tree preservation report
An arborist/tree preservation report provides information about trees on private and public lands (such as the boulevard, park and natural area) affected by a development application. The report should:
- Show trees to preserve and protect
- Show proposed tree removals
- Outline specific tree protection methods/treatments before, during and after site construction
- Includes (but not limited to) the provision of space for tree roots and crowns to grow to maturity.
When an arborist/tree preservation report is needed
A report is needed if trees are affected by the following applications:
- Rezoning
- Subdivision
- Plan approval
- Conditional use
- Variance
- Non-conforming approach
A report is needed when trees on public or private land are affected by a development application. A qualified arborist should prepare the report. An arborist is a tree care professional who has previous experience in tree protection/preservation and holds one or more of the following designations:
- Certified arborist by the International Society of Arboriculture
- Consulting arborist registered with the American Society of Consulting Arborists
- Registered Professional Forester
Why an arborist/tree preservation report may be needed
Section 7 – Parks, Places and Open Spaces of the City of Winnipeg’s land use strategy Complete Communities states:
“Public input indicates that Winnipeggers place significant value on our City’s trees. This ‘urban forest’ extends beyond purely natural habitats to include planted environments such as street trees, trees on private properties and in parks.”
Direction 3 in section 7 of Complete Communities commits to “the establishment of an urban forest management plan, continuing to preserve and expand our urban forest.”
Regarding to the preservation of trees on private property, section 191. of the Winnipeg Zoning By-law 200/2006 Preservation of Existing Trees-Incentive says: “The owner shall receive credit against the amount of landscaping material otherwise required by section 190 for each healthy mature tree over 2.5 inches diameter at breast height (DBH) preserved on site. The credit for preserved trees is determined based on the size of the preserved tree, as shown in table 5-16 below. Credit for preserved trees must not result in any reduction of trees planted in street frontage landscaping unless the preserved trees are located within 20 feet of the front lot line.”
*Based on these policies and to protect the city’s urban tree canopy, the City may an arborist/tree preservation report when reviewing development applications.
Report requirements
An arborist/ tree preservation report must include the following information:
- Existing tree species, location, size and condition
- Associated significant vegetation worthy of protection per the Ecologically Significant Land Strategy
- Recommendations for tree protection
- Tree preservation and protection measures (before, during and after construction) for all trees that are to be preserved on site
- All trees proposed for removal
- Tree pruning (crown and roots), as applicable
- Appraised value of City owned trees affected by the application. This valuation will be conducted by the City of Winnipeg Urban Forestry Branch per the City's Tree Removal Guidelines
- Schedule for site inspection and status. An arborist with report to the City throughout construction
Evaluation
The report will be evaluated by the Urban Forestry Branch and Naturalist Services Branch, as applicable.
Assessments to be included in the report:
- Species
- Size (diameter at breast height in cm)
- Condition Rating
- Perfect tree or quality specimen (100 percent)
- Excellent (90 percent)
- Very good (80 percent)
- Above average (70 percent)
- Good or average (60 percent)
- Below average (50 percent)
- Fair (40 percent)
- Poor (30 percent)
- Very poor (20 percent)
- Location
- Offset from edge of tree trunk to development and construction envelope and tree protection zone
- Methods to protect root zone
- Value of tree (appraised and significance)
Examples and references
- https://winnipeg.ca/publicworks/parksOpenSpace/UrbanForestry/Tree Planting.stm
- https://winnipeg.ca/publicworks/parksOpenSpace/UrbanForestry/PDF/ Boulevard_Tree_Planting_Guidelines_as_Required_under_DA's.pdf
- Council of Tree and Landscape Appraisers. Guide for Plant Appraisal, 9th or most recent edition. 2000 or most recent. International Society of Arboriculture.
Building elevations
This is a technical document that shows the outside view of a building for each building face, indicating height and exterior finishes.
When are building elevations needed?
Building elevations are often needed for development applications and plan approval.
Why building elevations may be needed
The Complete Communities Direction Strategy is the City's guide to land use and planning. Its policies support context-sensitive development. They allow the City to ask for more information, including building elevations. Complete Communities ensures development aligns with the City’s long-term vision for growth. Key policies include:
- Promoting the form of buildings and spaces sensitive to the community context
- Addressing the transition between new and existing developments
- Encouraging a consistent, design-led approach to build or reinforce unique neighbourhood character
- Promoting well-designed buildings, high-quality streetscapes, and attractive parks and public spaces
- Promoting design solutions that contribute to high-quality living environments
- Recognizing Winnipeg’s unique physical attributes to integrate new development into the existing urban fabric
Required contents
Building elevations are needed to help the analysis and decision-making process. When proposed massing has been agreed upon, final elevations must be prepared by a design professional such as an architect or engineer. Elevations must be prepared to the following standards:
- Drawings must contain a title block with information such as:
- address
- legal description (plan; block; lot) uses
- project name
- Elevations must be drawn to scale and show all elevations of the proposed development (dimensioned & in context) taken along the property lines
- Drawings must show development in context of adjacent properties and right-of-way(s)
- Elevations will identify floor levels on each storey, as well as heights of the proposed buildings in both metric and imperial measurements
- Drawings will show labeled exterior building design features and materials, including window type, entrances, canopies, balconies, roof line, rooftop equipment etc.
- A sample board of select exterior materials may be needed
- Colour elevations may be needed
- Clear and legible drawings submitted must be on the same sized paper and contained on each page (one elevation should not span two pages)
- Drawings must be sorted into 5 paper sets: sets should be folded to a size no larger than 8-½” x 14” (21.5 x 35.5 cm). Each set must be stapled or taped together sets may be accordion-pleated
- One digital copy of building elevations must be submitted
Colour renderings
A colour rendering is a three-dimensional colour representation of a proposed development. It illustrates details, materials, shadows, and textures.
When colour renderings are needed
Colour renderings are often required for development applications and for plan approval.
Why colour renderings may be needed
The Complete Communities Direction Strategy is the City of Winnipeg guide to land use and planning. Complete Communities contains numerous policies that support context sensitive development. These policies enable the Urban Planning Division to request additional materials, including building elevations that assist in conducting analysis of a proposed development project, to ensure it aligns with the City’s long-term vision for growth and development. Some key policies include:
- Promoting the form of buildings and spaces sensitive to the community context
- Addressing the transition between new and existing developments
- Encouraging a consistent, design-led approach to build or reinforce unique neighbourhood character
- Promoting well-designed buildings, high-quality streetscapes, and attractive parks and public spaces
- Promoting design solutions that contribute to high-quality living environments
- Recognizing Winnipeg’s unique physical attributes to integrate new development into the existing urban fabric
Requirements for colour renderings
Colour renderings are needed to assist in the analysis and decision-making process. When proposed massing has been agreed upon, colour renderings should be submitted with building elevations.
- Drawings must contain a title block with information such as address, uses, and project name
- Drawings must show development in context of adjacent properties and right-of-way(s)
- A sample board of select exterior materials may be needed
- All drawings submitted must be on the same sized paper and contained on each page (one plan should not span two pages)
- A colour rendering must be submitted with plans and elevations as part of five paper sets:
- Sets should be folded to a size no larger than 11” x 17” (27.9 x 43.1 cm)
- Each set must be stapled or taped together
- Sets may be accordion-pleated
- One digital copy must be submitted
Digital graphic requirements
A digital graphic is a PDF image that shows the visual representation of a proposed development. It illustrates a proposed site development, massing and colour.
When is a digital graphic needed?
The City needs this type of image when placing an advertisement illustrating the character of the proposed development when a public notice and/or public hearing is required.
Why a digital graphic may be needed
Complete Communities, Section 12 – Urban Design:
Key Direction: Respond to Winnipeg’s dynamic urban character and create a legacy of high-quality public and private places to ensure its competitive position as a functional, livable and memorable city.
- The City will encourage a consistent, design-led approach in order to build or reinforce unique neighbourhood character by promoting well designed buildings, high quality streetscapes, and attractive parks and public spaces.
Required contents
A PDF file at a size and scale (typically 8 ½” x 11”) to clearly illustrate the character of the proposed development for inclusion in an advertisement.
The exact subject matter of the digital graphic will be determined by the City depending on the proposal. This may include a rendered site plan for large developments, a 3-D illustration of the proposed building(s), etc.
Evaluation
A digital graphic should provide a visual representation of the proposed project. The content of the graphic will be evaluated by the City according to:
- A colour-rendered site plan, illustrating building footprints, internal roadways, parking, landscaping, and other pertinent items as required
- A 3-D colour rendering or colour elevations of the proposed building(s) or renovations to existing buildings on the subject site
- Any other representation of the development proposal as required by the City
Noise impact study
A noise impact study details the impact of noise generated by a proposed development on the surrounding environment.
A noise impact report may also be used to show the impact of noise from the surrounding environment on the proposed development.
Noise impact studies should include recommendations for mitigation techniques to reduce any negative impacts.
When is a noise impact study needed?
A noise impact study may be needed when:
- Undertaking residential development close to rail operations
- Undertaking development close to land designated for manufacturing purposes where a variance, rezoning, conditional use, subdivision is required
- The City needs to assess the potential for nuisance that could arise from a proposed land use
- The proponent must implement any required mitigation measures identified in the noise impact study
Why a noise impact study may be required
Development next to or near employment districts should be appropriately designed, buffered and/or separated from potentially disruptive land uses. This will mitigate adverse effects including those from noise.
A noise impact study may be needed when sensitive land uses such as residences, educational and health facilities are proposed near potentially disruptive uses such as:
- airports
- rail corridors and yards
- waste management facilities
- heavy manufacturing uses
A noise impact study may also be needed when a new use is being proposed. This may impose a negative noise impact on existing land uses besides the proposed development.
A noise impact study will be used to identify impacts and develop mitigation strategies to limit potential nuisance.
Applicants may have to prepare studies aligned with municipal, provincial and federal guidelines.
Required contents
During pre-application consultation, the City will work with the applicant’s consultant to determine if such a report is needed.
If a noise impact study is needed, the size of the study will be based on the nature of the proposed application and the context of the study area.
The study should include:
- Identification and analysis of noise impacts from proposed development on adjacent streets, parks and properties
- Identification and analysis of noise impacts from the immediate surrounding area, including:
- Operations of airports
- Transportation/rail corridors and yards
- Waste management facilities
- Heavy industries
- Noise generating uses on the proposed development
- Recommendations for noise mitigation including adjustments to site plans and architectural designs, as necessary to follow relevant regulations and standards
*Note: The City may wish to hire an outside consultant to review selected technical reports submitted in support of a development application if there is no in-house expertise available.
Parking analysis
If a proposal does not meet the parking requirements as per the City of Winnipeg By-law 200/2006, a parking analysis may be requested. The analysis needs to show that a lower amount of parking is adequate to meet the needs of the proposed use or combination of uses.
When submitted as part of a development application, a parking analysis helps the City staff figure out the appropriate parking requirements of the proposed development. It also helps to explain differences between the parking requirements and available parking supply.
When submitted as part of a Parking Management Plan, the parking analysis addresses parking availability by identifying the future users of a facility (i.e. staff, tenants, customers, deliveries) and planning for their respective needs. A Parking Management Plan can help to ensure that on-site parking supply is adequate, identify and promote alternative transport modes and prevent traffic or parking congestion on surrounding streets or public lanes. Building management is responsible for implementing the strategies outlined in a Parking Management Plan.
When a parking analysis is needed
A parking analysis may be submitted for any development application when a concession on the required amount of parking is proposed.
As an alternative to a parking variance, a parking analysis is required as part of a Parking Management Plan.
Why a parking analysis may be needed
In 2011, City Council adopted policies including OurWinnipeg and the Complete Communities Direction Strategy, which outline policy aimed at reducing car dependency. Provisions encourage the use of alternative transport modes such as walking, cycling, and public transit. These modes play a crucial role in meeting our future transport requirements. They are an essential part of a parking analysis.
Objective: A parking analysis estimates the parking demand generated by a development, identifies development users and alternative transport modes, and establishes the number of onsite parking spaces that can be provided. The parking analysis helps justify the requested variance and/or amendment to the Zoning By-law 200/2006.
Format: A parking analysis is prepared by a professional traffic engineer or parking consultant. It includes enough details to inform decisions about the provision of an appropriate supply of parking for a development.
Process: A parking analysis, when required as part of a Parking Management Plan, is to be submitted with the development application. A parking analysis may also be requested as part of a variance and/or amendment to the Zoning By-law 200/2006. The applicant is encouraged to discuss the need for the plan and its contents with the City before preparing a Parking Management Plan.
Principles: A parking analysis must establish parking rates for different land uses, and be supported by local data or experience. It recognizes the general principle that the parking demand generated by development or re-development should generally be satisfied on-site. It should also identify opportunities for providing and encouraging alternative transport modes.
Required contents for a parking analysis
The contents of a parking analysis will vary depending on the nature and size of the development. A parking analysis can be as simple or as detailed as required to suit the needs of a particular development. The analysis should also consider:
- Development location, type, size, density, and users
- Parking facility design and operation considerations including improved design to better integrate cycling and pedestrian facilities and improving the quality of service experienced by users
- Hours of parking demand
- Availability of alternative transport modes such as active transportation, transit, and ride-sharing
- Surrounding land-use mix
- Improving user information and marketing, including information about parking availability and alternative parking options. This is useful if there is a perceived parking shortage and space is available elsewhere on the site or in the area.
- Opportunities for shared and reciprocal parking arrangements with adjacent landowners supplemented with signed lease agreements for those spaces
- Providing spaces for persons with a disability, loading spaces, and drop off/pick up spaces
- Strategies for managing overflow when parking facilities are full for example, special events or peak shopping periods
Evaluation
A parking analysis, as part of a Parking Management Plan, is reviewed by the Director of Planning, Property & Development Department. If the Director concludes the proposed Parking Management Plan will provide parking adequate to meet the needs of the proposed use, or combination of uses, and will prevent traffic or parking congestion on surrounding streets and public lanes, the Director may reduce the amount of required off-street parking required. As transport and land use conditions change over time, the applicant may no longer be able to meet the conditions of the Parking Management Plan. At that point, the property owner must inform the City of any changes to the plan. The Parking Management Plan may need to be updated.
A parking analysis that forms part of a variance and/or amendment to the Zoning By-law 200/2006 may be requested as part of the development application and will be evaluated alongside that application.
Residential Density Bonus Pilot Program
On December 14, 2023, the City of Winnipeg approved a Residential Density Bonus Pilot Program. More density may be supported in exchange for affordable housing in new rental projects.
General principles
- The density bonus is voluntary, and must allow win/win conditions for developers and the community
- The level of a developer's contribution must be reasonable and not affect the viability of the project
- The density bonus granted must be supported by public infrastructure (i.e. water, sewer systems, roads) and not require City contributions for upgrades
- The areas (or districts) where density bonuses are applicable must be clearly defined and supported by existing policy
Minimum criteria
- For projects located along a designated corridor (as per Complete Communities 2.0)
- For sites in the residential multi-family large (RMF-L) and residential mixed use (RMU) zoning districts, a minimum of 50 percent of units exceeding 121 dwelling units/acre should be affordable
- For sites in the transit-oriented development (TOD) zoning district, a minimum of 50 percent of units exceeding 218 dwelling units/acre should be affordable
- Affordable units should be rented equal to, or below, provincial affordability rates
- The duration of affordability should be no less than 20 years
Consideration could be given for projects outside of these areas, on a case-by-case basis where it can be demonstrated all other objectives and policies of Complete Communities 2.0 and OurWinnipeg 2045 are being met.
When is a density bonus request form needed?
A density bonus request form (XLSX, 68KB) may be needed for any development application when additional density is being requested beyond what is normally permitted by the City of Winnipeg By-law No. 200/2006.
Why a density bonus request form may be needed
City Council has adopted OurWinnipeg 2045 and Complete Communities 2.0 which outline policy to support affordable housing. Complete Communities identifies corridors as areas to focus growth and apply enabling tools, such as density boosting.
Corridors can accommodate greater densityand support parking reductions due to the presence of frequent transit service.
A Pilot Density Bonus Program creates more affordable housing units than would otherwise be available and create more mixed-income developments. This program provides diversity in the private rental market and introduces affordable housing opportunities across more neighbourhoods.
Required contents
A density bonus request form (XLSX, 68KB) may be submitted for any development application when additional density is being requested. For any request, the form must be completed, with all information filled out.
The City may consider proposals that do not meet all of the minimum criteria on a case-by-case basis, provided the principles of the program are still being met. For an application to deviate from minimum criteria of the pilot program, the additional tab "Project Detail" on the density bonus request form is required. A letter explaining the reasons a project cannot meet the criteria should accompany the submission.
The City of Winnipeg maintains the confidentiality of commercial, financial, labour relations, scientific or technical information supplied by the applicant for the Density Bonus Pilot Program, explicitly or implicitly, on a confidential basis and treated consistently as confidential information by them.
Evaluation
The project will be evaluated against the minimum criteria. The request form will be used by the City to consider the request and evaluate the value of the density bonus being offered to the project.
If the request is supported, a density variance can be processed.
Rent monitoring & proof of affordability
Option A
If a project plans to receive funding from a level of government, and can show proof of a method of monitoring that meets the criteria of the pilot program, the City will accept this. A signed letter of comfort from a government partner will be required at the development application. A letter of commitment from a government funder will be required before the approval of the development permit.
Note: CMHC's Mortgage Loan Insurance programs are insurance products, not funding from government. They generally do not meet the minimum affordability criteria of the pilot program.
Option B
If a project does not receive funding as described in Option A, the developer must enter into a Density Monitoring Agreement with Manitoba Housing to benefit from the Density Bonus Program. This agreement will ensure the affordability of the units over the term. The City will facilitate this agreement once the developer meets the program requirements and voluntarily agrees to the terms and obligations of this commitment.
Public consultation program
Public engagement is an important part of the planning and development process. The City strongly recommends you engage the community by facilitating a public consultation before submitting a development application.
When public consultation is needed
The City may request the applicant host a public consultation in cases when there will be significant public interest in a proposed development. The type of public meeting to be conducted (i.e. door-to-door canvassing, open house, or town hall format) is determined by the applicant. The meeting should consider the nature of the proposal and the scope of impact on other properties. If you have questions about what type of public consultation is best for your project, contact the area planner.
Required contents
When submitting a formal application, include a written summary of the results of the public consultation containing at a minimum, the following:
- Number of people consulted, including their addresses
- Copies of all letters and other written communications received
- If an event is held: a list of attendees, including names, addresses and phone numbers (where provided voluntarily)
- If an event is held, how people were notified of the event (newspaper advertisement, flyer in mailbox, etc.)
- A letter of response outlining how all concerns and issues raised by the public were addressed.
Public open house guidelines
If you decide to have an open house, the City of Winnipeg Public Open House Guidelines may be useful.
Street level visualization
A street level visualization provides a representation of a proposed development on an existing street. It can be created through computer modeling or the manipulation of photographs to illustrate how proposed development will look relative to neighbouring developments.
When a street level visualization is needed
- Undertaking any development activity that will impact the visual character of an existing block
- Proposing infill development where a distinct neighbourhood character could be impacted by proposed development
- Applying for rezoning, subdivision, subdivision / rezoning, conditional use applications where the proposed development will be next to existing structures or established use
Why a street level visualization may be needed
- When reviewing development applications, a key factor in the City’s recommendation is whether a proposed application is sensitive to existing neighbourhood context. We want to ensure new development achieves a high quality of design and fit.
- A street level visualization will allow planners and the public to evaluate the fit of a proposed project within its specific context. Street level visualizations can reduce the subjective nature of design review by illustrating existing and proposed buildings. This helps facilitate comparative analysis to determine whether proposed development is appropriate.
Required contents for a street level visualization
- Two colour copies, drawn to scale
- At minimum, drawings must illustrate the two adjacent properties in both directions from the proposed development
- A brief written explanation of design features that have been used to align the proposed development with the existing neighbourhood. This submission is also an opportunity to provide rationale for any deviation from the existing or historical architectural styles on the subject street.
Example
The proposed building elevation is transposed onto an image of the existing adjacent land uses to show contextual sensitivity.
Sun & shadow study
A sun & shadow study is a document that provides a 3-D visual model and description of the impact of shadows cast by a proposed development on neighbouring properties, parks, and streets. These studies evaluate the impact of shadows at various times of day, throughout the year.
When a sun & shadow study is needed
- Applying for a height variance
- Increasing the allowable height through rezoning
- Undertaking variances to reduce yards that could result in more shadowing of adjacent properties
- Submitting rezoning applications proposing increases in height near shadow sensitive areas such as parks, schoolyards, cemeteries and other open spaces that contribute to the creation of quality urban environments. Excessive shading may adversely affect landscaping and can lessen enjoyment of yards, parks, plazas, streets and other public spaces. The scope of the shadow study should be discussed with the district planner.
Why a sun & shadow study may be needed
The Complete Communities Direction Strategy is the City's guide to land use and planning. Its policies support context-sensitive development. They allow the City to ask for more information, including building elevations. Complete Communities ensures development aligns with the City’s long-term vision for growth. Key policies include:
- Promoting the form of buildings and spaces sensitive to the community context
- Addressing the transition between new and existing developments
- Encouraging a consistent, design-led approach to build or reinforce unique neighbourhood character
- Promoting well-designed buildings, high-quality streetscapes, and attractive parks and public spaces
- Promoting design solutions that contribute to high-quality living environments
- Recognizing Winnipeg’s unique physical attributes to integrate new development into the existing urban fabric
Required contents of a sun & shadow study
Shadow testing of alternative building massing may be needed to assist in the analysis and decision-making process. When proposed massing has been agreed upon, a final Shadow Study will be prepared to the following standards. It should be prepared by a design professional such as an architect or engineer:
- Models will illustrate how properties, streets, and parks besides the proposed developments are impacted by shadows
- Diagrams should be in colour and drawn to a legible scale
Shadow studies will consist of the following parts:
- Illustrations of the existing context
- Illustrations showing the proposed development’s impact within the existing context, relative to as-of-right height and massing as per subject property existing zoning
- Illustrations showing the proposed development’s impact within the existing context and massing per the subject properties proposed new zoning
- Shadow studies should illustrate the direction, extent and duration of light
Test times
- Sun/shadow tests should be done for March 21 and September 21 (equinox) at 9 a.m., 12 p.m., 3 p.m., and 6 p.m.
- More times and dates may be requested to address site specific contexts
Study format
- A letter summarizing impacts of proposed development and any measures that will be taken to mitigate these impacts
- A visual comparative analysis of the various shadow scenarios, illustrating the shadow impact of proposed development on adjacent lands
- Two paper copies of the study
- One digital copy of the shadow study
Evaluation
A shadow study should show that a proposed development (building) will allow for approximately five consecutive hours of full sunlight (between the hours of the test times) to be cast on:
- Surrounding residential properties during spring and fall
- A minimum of 50 percent of community outdoor amenity areas, including but not limited to children’s play areas, school yards, tot lots, and amenity areas associated with commercial and employment areas during spring and fall
- The opposite boulevard including the full width of the sidewalk during spring and fall
- A minimum of 50 percent of public open spaces, parks, and plaza during spring and fall
In addition to surrounding locations and uses, the development proposal will be evaluated on the shadow impacts created within the development site to ensure comfort and use of any proposed outdoor amenity spaces.
A shadow study will be an important part of the assessment of the impact and viability of a proposed development concept. Determining an appropriate shadow impact will be determined on a case-by-case basis.