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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
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

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

Based on feedback received to date through the open house, emails and surveys, the Public Service has determined that for the proposed rezoning from “R1” to “R2” in the Lower Density Residential Area, additional engagement will be carried out prior to the scheduling of a public hearing. This will include a workshop focused on the rezonings, including options. There will also be tools to engage online.

It is anticipated that this next step of public engagement will take place in June 2016. The City will notify residents in the Lower Density Residential Area by mail once we have confirmed details.

For more information, please see “Consultation Update Email”, found in the “Documents” tab on this webpage.

Email updates

Sign up for Email Updates on this Project

Contact us

Questions? Comments? Email us at ppdcorydon@winnipeg.ca

Frequently Asked Questions

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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: April 27, 2016