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Planning, Property and Development

Corydon-Osborne Area Plan Implementation

The Corydon-Osborne Area Plan, adopted by Council on December 10, 2014, identified zoning adjustments needed to help implement the Plan. The City of Winnipeg has drafted recommended zoning adjustments, and invites you to learn about them. They include:

  • Planned Development Overlay (PDO) and design review for new development
  • Property rezonings to align with the Plan
  • Transit Oriented Development (TOD) Zoning District

 

Project Timeline

Timeline

Timeline

Background

The Corydon-Osborne Plan
The Corydon-Osborne Plan was developed between 2011-2014 through consultation with area residents, local business owners, other community stakeholders, and members of the public.

This included public open houses, public meetings, and focus groups.

Feedback gathered was used to develop the content of the Plan, including land uses, context-appropriate built form & development, design guidelines, pedestrian & cycling connections, public spaces, streetscaping, and other elements.

The Plan is a vision to guide future growth and change in the area while applying principles from OurWinnipeg, the City's long range development plan. The Plan also outlines the City's commitments and priorities over next 20 years for land use, transportation, services and parks and open space in the area.

The Corydon-Osborne Policy Map (shown in the "Maps" tab) was adopted by Council on December 10, 2014. The map is conceptual only. Adjustments for clarity of streets and boundaries are being proposed. Please see the "Proposed Corydon-Osborne PDO map", also shown in the "Maps" tab, to see the accurate streets and boundaries that are proposed to be applied to the Corydon-Osborne Policy Map.

What’s Being Proposed?
The Corydon-Osborne Area Plan identified zoning adjustments needed to help implement the Plan. The City of Winnipeg has drafted recommended zoning adjustments. They include:

  • Planned Development Overlay (PDO) and design review
  • Property rezonings to align with the Plan
  • Transit Oriented Development (TOD) zoning district

Documents

Document Name Date Type
Workshop Presentation June 21st June 23, 2016 Workshop Presentation
June 21st Meeting Notice June 13, 2016 Community Letter
Understanding the Proposed R2 Rezoning April 27, 2016 Public Information
Consultation Update Email April 19, 2016 Email
Open House for Plan Implementation Boards February 24, 2016 Open House Boards
Corydon-Osborne Draft Proposed PDO February 24, 2016 Draft Regulation
Rezoning - Letter to Property Owners February 24, 2016 Community Letter
Metro Winnipeg ad for the Open House February 24, 2016 Advertisement
Souwester ad for the Open House February 24, 2016 Advertisement

Engage

A meeting is scheduled to review the feedback that was received at the open house that was held on March 9, 2016, and to discuss and receive further feedback from the community on new options regarding the proposed rezonings. The meeting will begin with an overview presentation by City staff followed by a facilitated discussion. Please consider attending. Meeting details are:

Tuesday, June 21, 2016
6:30 – 8:30 pm
Earl Grey Community Centre
360 Cockburn Street

The meeting is open to all, but please RSVP so that we can set up for the number of attendees: ppdcorydon@winnipeg.ca or call 204-986-2636.

Those who may require alternate formats or ASL interpretation in order participate should contact us  by June 14, 2016, at the email address above.

By way of background, the Corydon-Osborne Area Plan (By-law 99/2014) was adopted by City Council on December 10, 2014 and sets out planning policies for managing growth and change within this area over time. The Plan can be viewed at
www.winnipeg.ca/ppd/planning_secondary_adopted_CorydonOsborne.stm.

On March 9, 2016, the City of Winnipeg held an open house to review proposed zoning changes for achieving the policy objectives contained in the Corydon-Osborne Area Plan. Community members provided feedback on presentation boards and via a survey at the open house and on-line. The feedback received identified areas where more discussion is needed. Specifically, the City heard from members of the community that there was a need to re-examine the proposed change from "R1" to "R2" zoning.

Frequently Asked Questions

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FAQs for June 21 Public Engagement

Public Engagement
What is the purpose of the June 21 workshop?

The purpose of the meeting on June 21 is to continue engaging with members of the community on the implementation of the Corydon-Osborne Area Plan which was adopted by Council on December 10, 2014.

Engagement regarding the Corydon-Osborne Area Plan started on March 9 at a public open house and online survey.  

At the June 21 meeting, the public will have an opportunity to:

  • Review what has been heard from the community so far.
  • Learn about and discuss alternate options for zoning changes for the Lower Density and Medium Density Residential Areas identified in the Neighbourhood Plan. These specific options have been developed in response to concerns raised by members of the community following the March 9 open house and online surveys.
  • Provide feedback on the proposed options.

Date added: June 6, 2016

What did we hear from the community in March about the proposed zoning changes?

At the March open house and through the online survey, a number of proposed zoning changes were presented. These zoning changes were intended to ensure future development and redevelopment in the area will meet the objectives of the Corydon-Osborne Area Plan.

These changes included:

  1. Creating a Planned Development Overlay (PDO) and associated design review.
  2. Rezoning of R1 properties to R2.
  3. Establishing a TOD Zoning district.

We received a total of 167 completed surveys. The surveys were submitted at the March open house as well as submitted electronically following the event.

The March open house was held Gladstone School and more than 50 community members attended. Attendees were also invited to leave their feedback directly on the display boards.

The community concerns we heard cover four key areas:

  • Rezoning of the Lower and Medium Density Area to from R1 to R2.
  • Potential impact on green space, parking, etc., from increased density in the Lower and Medium Density Areas.
  • Design and protection of neighbourhood character.
  • Public awareness of the development review process and public engagement.

Date added: June 6, 2016

What will the format of the June 21 workshop be?

At the workshop, City staff will present about the feedback we received from the community in response to the changes proposed at the March open house.

We will also present our new options that have been developed with consideration given to the community’s feedback.

Following the presentation, facilitated round table discussions about the new options will provide an opportunity for participants to ask questions, discuss pros and cons, and to document their feedback.

Date added: June 6, 2016

Will any new information beyond what is on the city website be presented at the workshop?

Information about new options will be presented at the meeting and will be made available on the project website shortly after the meeting.

A survey will also be used at the workshop to collect feedback. This survey will also be available online following the workshop.

Date added: June 6, 2016

Zoning
Where did the idea to change zoning from R1 to R2 come from?

Winnipeg’s population is growing. The City’s Complete Communities Direction Strategy identifies the need to strike a balance between growth in new outlying communities and growth within existing mature communities.

The Corydon area is a mature community. All mature communities in the city are identified by the Complete Communities Direction Strategy for modest increases in density. The Corydon area was first identified for a community plan about 10 years ago and is one of the first to undergo a planning process.

The Corydon-Osborne Area Plan identifies the need to support modest increases in density where appropriate. This includes zoning to support two-family residential in the Lower Density and Medium Density Residential Areas.

Date added: June 6, 2016

Why has the city targeted this area and why do they want to rezone 950 properties?

The Corydon-Osborne area was previously identified in the City’s Complete Communities Direction Strategy as a community that required further planning to maintain the area’s character while proposing zoning to support two-family residential housing in the Lower Density and Medium Density Residential Areas.

Inclusion of design guidelines was intended to ensure two-family residences have a similar look-and-feel as single-family residential (similar lot coverage, yard sizes, buildings heights, rooflines, character etc.). For this reason, the Corydon-Osborne Area Plan proposed eliminating the requirement to rezone a property in these areas when a two-family residential property is being considered.

Date added: June 6, 2016

What are the potential benefits/negative impacts to home owners in the area, the city and developers?

Benefits and potential impacts include:

Population changes
Population in the Earl Grey Neighbourhood has declined 31% since 1971, mostly due to decreased household size. Two-family residential housing can assist some properties in returning the area to earlier population levels and densities that the neighbourhood was originally built to support. An additional benefit to increasing population in the area is that it can improve the viability of local businesses.

Housing access
Since 2000, housing prices been increasing in the area and it has been becoming less accessible for some families to purchase a single family home. Two-family homes can offer an affordable entry point for families.

Income options
Homeowners can benefit from the option to convert a home or build a duplex as a source of income or as a mortgage helper.

Housing Diversity
The neighbourhood has always exhibited a mix of single family, two-family and multi-family residential. From a city and neighbourhood perspective, this is positive. It provides options for different generations and demographics. More housing options provides for more flexibility for older members of the community who may be looking to downsize and stay in the community.

Balance in housing types
While zoning support for two-family residential may result in some conversions and new construction, it often doesn’t result in a high rate of conversion and construction of two-family homes.  An example of this type of community in Winnipeg would be Wolseley.

While Wolseley differs from the Corydon-Osborne area in some ways, it is worth noting that in Wolseley, 89% of properties that have been zoned for two-family since at least the 1980s - are still single-family homes.

Date added: June 6, 2016

Why is the R2 proposed rezoning for the area considered any different from any other area?

Information on this can be found in the Understanding the Proposed R2 Rezoning document. This document explains the differences; however the City has planned a follow up engagement on June 21, 2016 in which alternate options will be discussed.

Date added: June 6, 2016

Character of Neighbourhood
What’s in the plan to ensure the character of the neighbourhood is maintained?

The Corydon-Osborne Area Plan includes design guidelines which address neighbourhood character and compatibility for development. 

The PDO will introduce a mandatory design review process based on the design guidelines for all new development and exterior alterations requiring a building permit, other than single-family residential. 

Date added: June 6, 2016

What is stopping developers/homeowners from applying for a variance to the PDO specific zoning?

Property owners can apply for a variance to any dimensional aspect of the PDO (lot coverage, setbacks), but they are not allowed to vary the number of units that are permitted on a lot. No application can be accepted or considered for development that exceeds the height or density limits in the Plan.

With that said, variances must be consistent with an adopted secondary plan (such as the Corydon-Osborne Area Plan) to be approved. A mandatory design review is still required, regardless of any variances which are granted.

Date added: June 6, 2016

Density
Define density for the purpose of how it is being used in the Plan

Density is the number of dwelling units per lot, or a ratio of dwelling units per square feet of lot area.

Date added: June 6, 2016

Survey
When will the detailed survey results be released?

The detailed survey results will be included in the public engagement report, which will be included in the administrative report for the public hearing(s) on the proposed rezonings, PDO, etc.

Date added: June 6, 2016

Other
How can I get more information and share my feedback?

There are a number of ways you can engage with the City on this project. Engagement options include:

Public Workshop
You can attend the public workshop on Tuesday, June 21 at the Earl Grey Community Centre, between 6:30 p.m. and 8:30 p.m. There will be an opportunity to receive information, ask questions and submit feedback to the City on the proposal.

Webpage
You can access the project page on the City’s webpage at winnipeg.ca/PPD/Corydon.

This webpage provides information on the proposed rezonings, the PDO, and the Corydon-Osborne Area Plan, including neighbourhood design guidelines. There is also a link where you can submit feedback to the City.

Register
You can register with your e-mail address to receive updates on the project, including a notification of when the public hearing is scheduled. To register, go to the engage tab on the project home page: winnipeg.ca/PPD/Corydon.

Email
You can contact us by email at ppdcorydon@winnipeg.ca with any questions or concerns  you may have.

Date added: June 6, 2016

FAQs Corydon-Osborne Planned Development Overlay (PDO)

What is a Planned Development Overlay?

A Planned Development Overlay (PDO) is a zoning tool that modifies land uses and/or development standards in an area. It is applied in unique or special circumstances, in order to achieve local planning objectives in specially designated areas.

Date added: February 24, 2016

What is included in the PDO for Corydon-Osborne?

The PDO has a section for each area defined in the Corydon-Osborne Area Plan (i.e. Mid Rise Mixed Use Area, Lower Density Residential Area, etc.). The regulations are specific to each of these areas and are intended to implement the policies of the Plan. In general, the PDO modifies regulations dealing with land use, dimensional standards, signage, and parking. In addition, the PDO requires plan approval for any new development other than single-family.

Date added: February 24, 2016

Why have a Planned Development Overlay for the Corydon-Osborne Plan area?

The Corydon-Osborne Neighbourhood Plan included a recommendation that the City create a PDO for the Corydon-Osborne Plan Area.

Date added: February 24, 2016

Does the Area currently have a PDO?

Yes, a portion of the area currently has a PDO. It covers Corydon Avenue and Osborne Street and it is located in Schedule G of the Winnipeg Zoning By-law (By-law 200/2006). As part of this project, the City proposes to replace this PDO with the new proposed PDO that covers the whole Corydon-Osborne Plan Area. This will provide one set of clear regulations governing the whole Plan Area.

Date added: February 24, 2016

Will there be a public hearing?

Yes, the new PDO requires a public hearing at City Centre Community Committee. An amendment to remove the existing PDOs affecting Corydon Avenue and Osborne Street also requires a public hearing, and will be heard at the same Community Committee meeting.

Date added: February 24, 2016

When will the public hearing take place?

The City anticipates that the public hearings will take place in spring 2016.

Date added: February 24, 2016

FAQs for Property Rezonings

How will the proposed “R2” zoning in the Corydon area be different than the standard “R2” zoning that is found elsewhere in the city?

In the Winnipeg Zoning By-Law, the Residential Two-Family (“R2”) district is intended to accommodate the development of single and two-family units, and where appropriate limited multi-family units in lower density areas.

The “R2” zoning being proposed for the Corydon area is different from standard “R2” zoning that is found elsewhere in the city.

The major difference is that in the Corydon-Osborne plan area, the zoning includes a Planned Development Overlay (PDO). A PDO specifically tailors zoning regulations for an area, and overrides some aspects of the underlying zoning.

In the case of the Corydon area, the PDO includes some specific provisions governing what can get built and how, which are different from what is normally allowed with standard “R2” zoning.

Design guidelines
All areas of the Corydon-Osborne Plan
Standard “R2” zoning does not have design guidelines that address the form, design, and placement of buildings.  The PDO for the Corydon area includes design guidelines that would apply to all development other than single family housing. The guidelines would apply to all new or renovated two-family residential (duplexes) and multi-family residential development.

Density
Lower Density Residential Area

  • Standard “R2” zoning allows up to medium density multi-family residential as a conditional use.  In the PDO for the Corydon area, only single-family or two-family residential (duplex) would be permitted in the “R2” district. 
  • On corner lots, small density multi-family would be permitted only through a conditional use approval, which requires a public hearing.  Small multifamily in the PDO is defined as 1 unit per 1,250 square feet of lot area.  This would equate to a triplex on a lot that is 33’ x 120’ and a fourplex on a lot that is 50’ x 120’.

Medium Density Residential Area

  • Standard “R2” zoning allows up to medium density multi-family residential as a conditional use.  In the PDO for the Corydon area, small density multi-family development would be permitted only through conditional use approval, which requires a public hearing.  Small multifamily in the PDO is defined as 1 unit per 1,250 square feet of lot area.  This would equate to a triplex on a lot that is 33’ x 120’ and a fourplex on a lot that is 50’ x 120’.
  • On corner lots, medium density multi-family development would be permitted only through a conditional use approval, which requires a public hearing. Medium multifamily in the PDO is defined as 1 unit per 800 square feet of lot area.  This would equate to 4-5 units on a lot that is 33’ x 120’ and 7 units on a lot that is 50’ x 120’. 

Higher Density Residential Area
Standard “R2” zoning allows up to medium density multi-family residential as a conditional use.  In the PDO for the Corydon area, it is the same: medium density multi-family would be permitted through a conditional use approval, which requires a public hearing.  Medium multifamily in the PDO is defined as 1 unit per 800 square feet of lot area.  This would equate to 4-5 units on a lot that is 33’ x 120’ and 7 units on a lot that is 50’ x 120’. 

Lot coverage
Lower Density Residential Area
Standard “R2” zoning does not have a maximum lot coverage requirement.  In the Corydon PDO, there would be a maximum lot coverage requirement of 45%. This lot coverage requirement is the same as what is found in the “R1” district (the district intended for single family homes).

Medium Density Residential Area
Standard “R2” zoning does not have a maximum lot coverage requirement.  In the Corydon PDO, there would be a maximum lot coverage requirement of 45% for single-family and two-family residential development.  Multifamily residential development would not include a lot coverage requirement.

Higher Density Residential
Standard “R2” zoning does not have a maximum lot coverage requirement.  In the Corydon PDO, there would be a maximum lot coverage requirement of 45% for single-family and two-family residential development.  Multifamily residential development would not include a lot coverage requirement

Height
Lower Density Residential Area
The building height in the Corydon PDO for the Lower Density Residential Areas would be 35 feet and 3 storeys. This is the same height permitted in standard “R2” zoning.

Medium and Higher Density Residential Areas
Standard “R2” zoning permits a maximum building height of 35 feet (approximately 3 storeys).  The Corydon PDO is recommending the same maximum building height of 35 feet, except on corner lots, where a maximum building height of 4 storeys (approximately 45 feet) would be permitted.

Lot area
Lower Density Residential Area
Standard “R2” zoning has a minimum required lot area of 5,000 square feet.  The Corydon PDO is recommending a minimum required lot area of 2,500 square feet.

Secondary Suites
All residential areas of the Corydon-Osborne Area Plan

Standard “R2” zoning allows secondary suites with conditional use approval.  The Corydon PDO is recommending that secondary suites be permitted, and not require conditional use approval. In both standard “R2” zoning and in the Corydon PDO, secondary suites are only allowed in a single family home, and cannot be sold as a separate unit.

Date added: February 27, 2016

Why is the City proposing this rezoning?

The Corydon-Osborne Area Plan, which was adopted by City Council in December 2014, recommends that existing "R1" Residential Single-Family properties in the Plan area be rezoned to "R2" Residential Two-Family to allow two-family residences (duplexes) without requiring rezoning applications, provided that design guidelines are adhered to.

The Corydon-Osborne Area Plan, including the design guidelines, is available by clicking the link found in the "Related Links" tab on this webpage.

Date added: February 24, 2016

Will this rezoning change what I can do on my property?

Single family homes and all other land uses that are allowed under the existing "R1" zoning are also allowed under the proposed "R2" zoning. The main difference between "R1" and "R2" and the reason for the proposed change is that with "R2" zoning, your property will be permitted to have a two-family residence, provided that design guidelines are adhered to.

Under the current regulations, if a property owner wishes to build or convert a property to a two-family residence, they must apply for a rezoning, which is a 6-12 month process that includes application fees and requires approval by City Council.

Date added: February 24, 2016

Will the rezoning effect my property value?

Because assessed value is based on market value and there is no way to accurately predict the market, there is no way to definitively state whether market values will change.

Based on past experience however, the City of Winnipeg Taxation and Assessment Division indicates that they believe that there will be little or no change to market value or assessed value based solely on the change to "R2" zoning.

Date added: February 24, 2016

What properties are being rezoned?

Approximately 950 properties that are currently zoned “R1” Residential Single-Family District in the Corydon-Osborne Plan Area are proposed to be rezoned. The properties are shown on the map on the back of this sheet.

Date added: February 24, 2016

When is my property being rezoned?

It is anticipated that the public hearing to consider the rezonings will occur in spring 2016. If you wish to be notified when the public hearing is scheduled, click the "Engage" tab on this webpage and sign up for email updates, or email ppdcorydon@winnipeg.ca.

In addition, notices of the public hearing will be published in major Winnipeg newspapers approximately 2-3 weeks prior to the public hearing.

Date added: February 24, 2016

What is the Corydon-Osborne Area Plan?

The Corydon-Osborne Area Plan is a vision to guide future growth and change in the area. It helps apply principles from OurWinnipeg, the City’s long range development plan, at the neighbourhood level, such as requiring infill development to take into consideration the specific characteristics of the neighbourhood. The Plan outlines the City's commitments and priorities over next 20 years for land use, transportation, services, and parks and open space in the area. It has been adopted by City Council as a By-law (By-law 99/2014).

Date added: February 24, 2016

What is a Planned Development Overlay?

A Planned Development Overlay (PDO) is a zoning tool that modifies land uses and/or development standards in an area. It is applied in unique or special circumstances, in order to achieve local planning objectives in specially designated areas.

Date added: February 24, 2016

How can I get more information and share my feedback?

The City held a public open house on March 9, 2016 at Gladstone School. Thanks to those who attended and shared their feedback.

Register
You can register with your e-mail address to receive updates on the project, including a notification of when the public hearing is scheduled. To register, click the "Engage" tab on this webpage and sign up for email updates, or email ppdcorydon@winnipeg.ca.

Date added: February 24, 2016

Related Links

  • The Corydon-Osborne Area PDO is based on The Corydon-Osborne Area Plan, adopted by Council on December 10, 2014.
  • The Corydon-Osborne Area Plan aligns with the City's official development plan, OurWinnipeg, adopted by Council on July 20, 2011.
Last update: June 23, 2016