Residents riled by proposed four-storey zoning

A proposed housing and retail development on Corydon Avenue has drawn opposition from nearby residents, but the project’s architect says there will be more to come.

The four-storey development would replace a single-storey building at 1460 Corydon Ave., between Queenston and Niagara streets.

The building originally housed a TD Bank branch.

On Monday, councillors on the city centre community committee will be asked to rezone the site to allow the proposed building with a bakery and cafe on the main floor and a 20-unit residential development on the upper three floors.

But residents who have formed Stop 1460 Corydon Avenue want to see the development scuttled or modified to no more than two storeys, matching other buildings in the immediate area.

Architect Pedro Chagas said it won’t be the last proposal for a taller development on Corydon or other major arteries in mature communities, because the goal of the city’s Our Winnipeg 2045 planning document includes a policy direction aimed at increasing residential capacity in those areas by up to 50 per cent in the next two decades.

Chagas said he was involved in the construction of a similar building down the street at 1100 Corydon, which has a Stella’s Cafe and Bakery and Kevin’s Bistro at ground level.

“My hope is this will be a forum to show people what can be done and not be scared by it,” he said Friday. “We are excited.”

Queenston Street resident Al Fillingham said while people living in the area received notice of Monday’s meeting two weeks ago, the developer has been working with the city’s planning department for a year.

“It appears the entire process is stacked very much for the developers and not for the residents,” he said.

“This isn’t about opposing development. This is about what goes there fits the area and doesn’t affect the quality of life there.”

Fillingham and Robert Lucky, another Queenston resident, said they are both concerned the tall building will cast a large shadow across nearby homes in the morning and backyard privacy will be lost.

“I have no doubt this redevelopment will devalue my property,” said Lucky, who worked as a real estate appraiser for 40 years and was a city assessment officer for 12 years.

He also noted the plan includes only 23 parking spots to serve the ground-floor business and the 20 living units.

“I can guarantee the parking issue alone could become a serious issue on both back lanes on either side of Brock Corydon School, resulting in many angry calls to the school and our councillor,” he said.

Chagas, who lives only a few doors away from the proposed development, said he has listened to area residents; the balconies will be fully recessed, and sight lines will be directed away from backyards.

He also said the upper storey won’t be as wide as the lower three in order to allow more sunlight to reach nearby homes.

“I’m 60 and I don’t want to leave River Heights,” he said. “But, if we don’t build residential and commercial, we will have to move.

“We need to educate people on what’s coming in the next 20 years.”

kevin.rollason@freepress.mb.ca