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The City of Winnipeg DOWNTOWN RESIDENTIAL DEVELOPMENT STRATEGY Housing Development Division Planning, Property and Development Department 2011
The City of Winnipeg
DOWNTOWN RESIDENTIAL DEVELOPMENT STRATEGYHousing Development DivisionPlanning, Property and Development Department
2011
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TABLE OF CONTENTS
Summary .............................................................................................. 4 The Downtown Residential Development Strategy Vision ................................................................................................. 4 Goals ................................................................................................. 4 Measures of Success ........................................................................ 4 Strategies ........................................................................................... 5
Introduction: ....................................................................................... 6 The Downtown Today ........................................................................ 7 Challenges and Opportunities for Downtown Living ...................... 13 A Vision for Downtown Housing ..................................................... 14 A Look at Downtown Growth by Possibilities by Neighbourhood Group ....................................................................................... 16 Broadway-Assiniboine ..................................................................... 18 Central Park ..................................................................................... 19 China Town / Civic Centre / DT portion of Centennial .................... 20 Colony / Legislature ........................................................................ 21 Exchange District / DT portion of West Alexander .......................... 22 Portage-Ellice / South Portage / Portage & Main / The Forks ........ 23 Downtown Portion of South Point Douglas / Logan CPR ............... 24
List of Tables Table 1: Downtown and City of Winnipeg Population, 2001, 2006 and 2010 ............................................................................. 11Table 2: Downtown and City of Winnipeg Median incomes, 2000 and 2005 .................................................................... 12Table 3: Projected Distribution of New Dwelling Units Created ............ 17 in Downtown Winnipeg 2006-2020
List of FiguresFigure 1: Boundaries of Downtown Residential Development Strategy Area ........................................................................ 9Figure 2: Downtown Population by Neighbourhood............................. 10Figure 3: Downtown and City of Winnipeg Household Income (2005) .. 12Figure 4: Household Income by Neighbourhood (2005) ...................... 12
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VisionThe Downtown Residential Development Strategy envisions a downtown that
• isvibrant;• hasneighbourhoodswithdistinctcharacter;• iswalkable;• isasourceofcivicpride.
Goals1. ToincreasethepopulationoftheDowntown2. Tocreatedenseresidentialclusters.3. Topromoteresidentialbuildingsandneighbourhoodsinordertodevelop
aDowntownthatreflectstheincomediversityofthewholeofthecityofWinnipeg.
4. Tocontinuetosupportexistingdowntownneighbourhoods.
Measures of Success1. Anetincreaseintotaldowntownpopulation
Data:Estimatedbasedonratioofpeopleperunitfornew development(CityofWinnipeg;annually);Censusdata(Statistics Canada;everyfiveyears)
2. Anincreaseinthemunicipalpropertytaxbase(priortocalculationoftax-relatedfinancialincentives)
3. Decreasingoreliminationoftheneedforfinancialincentivestomeettheforecastednumberofnewunits
The Downtown Residential Development Strategy
Summary
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Strategies1. Enhancethequalityofdowntownresidentiallife;2. Improveaccesstoandfrom,andmobilitywithintheDowntown;3. Developastrongplanningframeworkfordowntownresidential
development;4. EnhanceandensureresponsiveandintegratedCityservicesrelatedto
downtownresidentialdevelopment;5. Adaptanddevelopkeytoolstoencouragedesireddevelopment;and6. Promotedowntownlivingwithdevelopersandpotentialresidents.
Summary
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The intent of the Downtown Residential Development Strategy (‘Strategy’ or DRDS)
is to outline the scope and strategies for downtown residential development. It is
accompanied by the Downtown Residential Development Action Plan which identifies
a variety of specific action items with implementation time frames that support the
strategies identified in the DRDS. Both documents continue the efforts to create a
Downtown that is growing in residential population, and is vibrant, safe, sustainable,
as well as a source of civic pride. The DRDS draws on the Downtown’s historic role
as the social, physical, economic, and cultural hub of Winnipeg. Looking towards the
next five years, the Strategy’s overarching goal is to promote downtown living as a
viable lifestyle choice for a number of market segments that is competitive with other
location choices. It lays out an action plan to encourage the on-going development of
the Downtown as an attractive and desirable place to live.
Winnipeg’sdevelopmentplanshaveidentifiedtheDowntownasanimportantpartofthecity’simage,influencinghowvisitorsandresidentsexperienceandthinkaboutWinnipeg.OnekeyindicatoridentifiedinPlanWinnipeg2020Visionwas“MorepeopleworkingandlivingintheDowntown.1” Winnipeghasmadegreatstridesinmeetingthisobjective.
TheDRDSaimstotaketheCity’sdowntownresidentialdevelopmentactivitiestothenextlevelbyaligningthemwiththemorerecentlyCouncil-adoptedplans,OurWinnipeg,andCompleteCommunities,aswellasotherkeystrategiesandplans2,developedoremerging.AswasthecasethroughouttheOurWinnipegprocess,thecommonfoundationorfocusisonsustainability.
Sustainabilityprinciplesbecomeeasiertoimplementindenselypopulatedareas,andmorespecifically,instrategicclustersofresidentialdensity.Forexample,morepeopleallowformoreeyesonthestreetwhichincreasescommunitysafety.Whendesignedwithaccessibilityinmind,denserlandusesallowforbetterpublicandactivetransportation,whichincreasesconnectivitybetweenareas.Inaddition,increasedresidentialdensitywillfeedthedowntownretailsectorwhichwillinturnincreasetheresidentialdemand.
1. Plan Winnipeg 2020 Vision (By-law No. 7630/2000). http://winnipeg.ca. p11.2. CentrePlan Development Framework, Portage Avenue Action Strategy, Parking Strategy, Transportation
Master Plan, Warehouse District Secondary Plan, South Point Douglas Secondary Plan, etc
Introduction:
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TheDRDSisonlyonepartofabroadersetofinitiativesrelatingtodowntownrevitalization.Thereareanumberofplansandstrategiesinplaceorindevelopmentthatfocusonimprovingdowntownamenitiesandinfrastructure.SomeoftheseplansandstrategiesarementionedintheaccompanyingActionPlandocument(e.g.theDowntownParkingStrategyandtheTransportationMasterPlancurrentlybeingdevelopedaspartoftheOurWinnipegprocess).Othersarenotexplicitlymentioned(e.g.CentrePlanDevelopmentFramework,theDowntownRetailStrategy,andthePortageAvenueActionStrategy)buthaveinformedthedirectionsandprioritiesoftheDRDS.AstheDowntownevolvesandchangesovertime,itisimportantthatthevariousstrategicplansbesimultaneouslydynamicandintegratedintheirapproachestocreateacoherentandholisticframeworkfordowntownrevitalizationandultimatelyabettercity.
TheDRDSidentifiesfourkeygoalsandsixspecificstrategies.Thesesixstrategiesareinturnsupportedbyalmost50actionitemswithintheActionPlan.Anumberoftheseactionitemsarealreadyinplaceorarepresentlybeingcompleted.Asecondcategoryrepresentsactionsthathavebeenpreviouslyannouncedorwillbeimplementedaspartofotheroperationalplans.Athirdcategoryrepresentsnewinitiatives.ItwasseenasimportanttoincludeallthreecategoriesofactionstoreflectthebroadsetofinitiativesthatarecurrentlyunderwaywithintheDowntown.
RatherthanconsolidatetheresponsibilityforresidentialdevelopmentwithintheDowntownunderasingleentity,itwasrecognizedthatmanyindividualsandorganizations,bothwithinandexternaltotheCity,willneedtoplayaleadershiproleinmovingthisagendaforwardandachievingsuccess.However,tomitigatetheriskofinactionsometimesassociatedwithdiffusedresponsibility,anattemptwasmadeforeachactionitemtonotonlybeasclearaspossibleregardingaconcretedeliverable,buttoalsoidentifyspecificleadsorchampionswhichcouldbeheldaccountablefortheactionsandtheirtimeframes.
The Downtown TodayTheDRDSfocusesonhousingdevelopmentandactionssupportingresidentialgrowthwithintheboundariesestablishedbytheWinnipegDowntownZoningby-law(seeFig.1).3Thatbeingsaid,neighbouringcommunitiescanhaveadirectimpactonthepotentialvibrancyofdowntownliving.TheseresidentialneighbourhoodssurroundingtheDowntownmayinfluenceeitherpositivelyornegativelythepotentialfordowntownresidentialdevelopment.However,whileitisrecognizedthatneighbouringcommunitiesshouldbeconsideredaspartofthediscussiontoidentify
3. The neighbourhoods in the Downtown are Colony, Legislature, Broadway-Assiniboine, The Forks, South Portage, Portage-Ellice, Central Park, Portage and Main, Exchange District, Civic Centre, China Town, and portions of South Point Douglas, West Alexander, Centennial, and Logan C.P.R.
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challengesandsolutionsregardingtheDowntown,theyarenotthedirectfocusofthisStrategy,andplansandinitiativesrelatedtothemhavenotbeenidentifiedwithinthisStrategy’sactionitems.
Accordingtothe2006Censusdata,Winnipegisacityofmorethan630,000people,withover13,000peoplelivinginitsDowntown.4 It is estimated thatthisnumberhasgrowntoover14,000today.Eachyear,peoplemakemillionsofvisitstodowntownrestaurants,museums,theatres,retailers,attractionsandevents.5
DowntownWinnipegboastsanumberofstrengthsthatprovideasolidfoundationforfutureresidentialdevelopment.TheDowntownhasastrongemploymentbaseasabout16%ofthecity’scapitalregion6workforceworkswithintheDowntown,andabout25%workswithinthebroaderdowntownregion.7Inaddition,morethan16,000studentscomeDowntowneachday,andmorethan130,000peoplelivewithinafiveminutedrive.TheartsandculturalopportunitiesavailableintheDowntownincludelargetheatresandmuseumsaswellassmallgalleriesandfestivals.Historicbuildings,especiallyintheExchangeDistrict,provideasenseofthecity’spastandillustrateWinnipeg’sricharchitecturalheritage.Numerousentertainmentandretailoptionsexistonawalkablescale.Infact,whilewithinthebroadercityofWinnipeg,almost70%ofemployedpeopledrivethemselvestowork,intheDowntown,onlyaquarterofemployedpeopledrivethemselvestowork.Oftheremainder,38%walk,and28%takepublictransit.8TheseuniqueadvantageshavemadetheDowntownanattractiveplaceformanytovisitandlive.
In2006,13,470residentslivedin8,340householdsintheDowntown.9 Thevastmajorityofthesedowntownhouseholdsliveinlow-orhigh-riseapartmentbuildings,andmorethan90percentofmultiple-familyunitsintheDowntownarerented.10ThesedwellingunitsareconcentratedinthreeneighbourhoodswithintheDowntown:Broadway-Assiniboine,CentralPark,andSouthPortage.11Infact,almost80%ofthedowntownpopulationlivesinthesethreeneighbourhoods(seeFig.2).
4. 2006 Census: City of Winnipeg Neighbourhood Profiles. http://winnipeg.ca/census/2006/. Based on the Community Social Data Strategy, Custom Tabulation, Statistics Canada, Census of Population – 2006. Downtown Winnipeg BIZ. 2007. Downtown Trends: Downtown Winnipeg Market Research.
http://downtownwinnipegbiz.com.5. Downtown Winnipeg BIZ, 2007. 6. Refers to the City of Winnipeg and a number of surrounding municipalities – the City of Selkirk, the
Town of Stonewall, and the Rural Municipalities of Cartier, East St. Paul, Headingley, Macdonald, Ritchot, Rockwood, Rosser, St. Andrews, St. Clements, St. Francois Xavier, Springfield, Tache, and West St. Paul.
7. Altus Clayton. 2008a. Downtown Winnipeg Employment Strategy (draft). Unpublished paper. Prepared in conjunction with Urban Strategies Inc.
8. City of Winnipeg 2009.9. City of Winnipeg 2009. Statistics for the Downtown include the Colony, Legislature, Broadway-
Assiniboine, The Forks, South Portage, Portage-Ellice, Central Park, Portage and Main, Exchange District, Civic Centre, and China Town neighbourhoods. They do not include the portions of the South Point Douglas, West Alexander, Centennial, and Logan C.P.R. neighbourhoods that fall within the Downtown boundaries; the population of these areas is approximately 150 people in South Point Douglas, 61 people in West Alexander, 55 in Centennial, and 115 people in Logan C.P.R.
10. Altus Clayton. 2008. Winnipeg Downtown Revitalization Strategy. Unpublished paper. Prepared in association with Urban Strategies Inc.
11. Altus Clayton. 2008.
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FIGURE 1:
Boundaries of the Downtown Residential Development Strategy Area
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FIGURE 2: Downtown Population by Neighbourhood
WhiletherearealargenumberofaffordablypricedrentalunitsintheDowntown,therearealimitednumberofmoderately-pricedownershipoptions.RecentcondominiumprojectscompletedintheDowntownhavetendedtohavelargerunitsandaresituatedalongtheriver,andsogenerallyreflecthigherpricepoints.12Thishasleftagapinthemid-rangeofhousingoptionsintheDowntown,andoffersanopportunityfordevelopmentofmoderately-pricedrentalandmoreattainableownershipoptions.
Between2003and2010,over700newunitsofrentalandownershiphousingwerecompletedandanother446unitsarecurrentlyunderconstructionintheDowntown.13Oftheseapproximately100newunitsperyear,14halfarerentalandhalfarecondominiumunits.Additionally,700+newunitswilllikelybeproceedingwithinthenextfewyearsassociatedwithprojectsthathavebeenannouncedorareknowntobeintheplanningprocess.Thedatasuggeststhatmomentumisbuildingasthemostrecentyearsof2009and2010willaveragealmost150newunitsannually.
Intermsofpopulationgrowth,fromtheCensusperiodsof2001to2006,thepopulationoftheDowntownincreasedbyabout5%,or655people(seeTable1).15Thiswasmorethandoublethecity’soverall2.2%changeoverthesameperiod.16Thistrendofdowntowngrowthoutpacingthegrowthofthecityasawholehascontinuedinto2010where,duringthe9-yearperiod,theestimatedpercentageincreaseinpopulationisover70%greaterthanthatforthecity(12.3%vs.7.1%).Itisestimatedthatbytheendof2010,thedowntownpopulationreached14,385peopleandwillbeabout15,000bytheendof2011.ThisisclearevidencethatWinnipeggersareinterestedinmovingtotheDowntown,andthathousingisbeingbuilttomeetthisdemand.
EvenasthepopulationoftheDowntownisincreasing,theprofileofcurrentdowntownresidentsisquitedifferentfromthebroaderWinnipegprofile.
12. Altus Clayton. 2008.13. Downtown Winnipeg BIZ 2007.14. 1146 units over a 10 year period15. City of Winnipeg 2009.16. City of Winnipeg 2009.
40%
30%
20%
10%
0%
38%
27%
5% 3%8%
14%
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Portage
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South P
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TABLE 1: Downtown and City of Winnipeg Population, 2001, 2006 and 201017
Someofthesedifferenceswouldbeexpected.In2006,theDowntownhadamuchgreaterproportionofpeopleaged25-34thanthecityofWinnipeg,butfewerpeopleundertheageof15,andfeweradultsbetween45and75.19 A thirdofDowntownresidentswerefirst-generationimmigrants,comparedwithfewerthanoneinfiveWinnipeggers.20SixteenpercentofDowntownresidents,comparedwithtenpercentofWinnipeggersoverall,identifiedasAboriginal.21Thirty-fivepercentofdowntownresidentswere‘visibleminorities’,comparedtothecityaverageof16%.22ThisculturaldiversitycontributestotheDowntown’senergyasaculturalcentre,andprovidesopportunitiestoincorporateandpromotediversitytoenhancethedistinctcharacteroftheDowntown.
Currently,medianhouseholdincomesintheDowntownareapproximatelyhalfofthoseinWinnipegasawhole(seeTable2),23andthehousingoptionsintheDowntownreflecttheseincomelevels.IntheDowntown,theaveragehouseholdincomewas$33,407in2005,andthemedianhouseholdincomewas$25,760.24Incontrast,thecityofWinnipeg’saveragehouseholdincomewas$63,023in2005,andthemedianhouseholdincomewas$49,790(seeFig.3).25Inpart,theseincomeleveldifferencesreflectthedifferencesinthenatureandsizeofhousingoptionsavailableintheDowntown(e.g.ahigherpercentageintheDowntownofmultiplefamilyrentaldwellingsvs.apredominanceofsingle-family-detached,owner-occupieddwellingsintherestofthecity).Thatis,therealreadyexistsasolidbaseofhousingunitsforlow-incomehouseholds.
AcrosstheDowntown,incomelevelsarerelativelysimilar,withtheexceptionoftheExchangedistrictswhereaverageandmedianhouseholdincomesaresubstantiallyhigherthantheWinnipegaverageandmedianincomes(seeFig.4).26Ingeneral,ahealthierDowntownwouldreflecttheincomediversityofthewholeofthecityandCensusdatasuggeststhatdowntownhouseholdincomesareincreasingatafasterratethantherestofthecity.
17. City of Winnipeg 2009.18. Statistics Canada population estimate, July, 2010 adjusted downwards by 3% to represent an
estimated Census count19. City of Winnipeg 2009.20. City of Winnipeg 2009.21. City of Winnipeg 2009.22. City of Winnipeg 2009.23. City of Winnipeg 2009.24. City of Winnipeg 2009.25. City of Winnipeg 2009.26. City of Winnipeg 2009.
Downtown as a Downtown % Change Winnipeg % Change % of Winnipeg
2001 12,815 -- 619,544 -- 2.07 %2006 13,470 5.1% 633,451 2.2% 2.13 %2010 (estimated) 14,385 6.8% 663,577 18 4.8% 2.17%% Change 12.3% 7.1% 2001-2010
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TABLE 2: Downtown and City of Winnipeg Average & Median Household Incomes, 2000 and 200527
Downtown Winnipeg
Average Median Average Median
2000 $28,890 $21,264 $53,176 $43,383
2005 $33,470 $25,760 $63,023 $49,790
Percent Change 21.14 % 14.77 %
FIGURE 3:
Downtown and City of Winnipeg Household Income (2005)
DowntownWinnipeg
25%
20%
15%
10%
5%
0%
Under $1
0,000
$10,00
0 - $19
,999
$100,0
00 and
over
$90,00
0 - $99
,999
$80,00
0 - $89
,999
$70,00
0 - $79
,999
$60,00
0 - $69
,999
$50,00
0 - $59
,999
$40,00
0 - $49
,999
$30,00
0 - $39
,999
$20,00
0 - $29
,999
FIGURE 4:
Downtown and City of Winnipeg Household Income (2005)
$120,000$100,000
$80,000$60,000$40,000$20,000
$0
Broadw
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Central
Park
Chinato
wnColo
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Exchang
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Portage
- Ellice
South P
ortage
Downto
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CITY OF WINNIPEG
Average household incomeMedian household income
27. City of Winnipeg 2009.
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Challenges and Opportunities for Downtown Living
ThereareanumberofchallengesfacingthedevelopmentofnewhousingandincreasingthepopulationbaseinDowntownWinnipeg:
• commutesfromsuburbsarenotoverlylong;• thereremainsapersistentperceptionthattheDowntownislesssafe
thanmanyotherareasofthecity;• therangeofhousingintheDowntownisnotbroadenoughtomatch
demand;• theDowntownisspreadoutoverawidearea,andsocanseem
disconnectedanddisjointed;• thereisaperceivedneedforadditionalaffordable,goodqualityfood
markets;• thereisahighercostofresidentialdevelopmentintheDowntown,
comparedtootherpartsofWinnipeg;and• bothrentalandownedunitsoutsidetheDowntownremainrelatively
affordable.28
Toaddressthesechallenges,twokeyapproachesarenecessary.First,Winnipegmustcreateanattractiveenvironmenttospurdemand,byplanningforandencouragingthedevelopmentofamenitiesthatwouldbenefitresidentialandmixed-usecommunitieswithintheDowntown.Second,itmustencouragethedevelopmentofmoreattainableunitsthatwouldbeaffordableandattractivetoyoungerandothermoderateincomebuyers.29
Currently,thereexistsahighpercentageofaffordablerentalunitsintheDowntown.However,whilevacancyratesremaintightthroughoutthecity,supplyingthedemandforrentalhousingmayprovetobeamarketopportunity.Incontrast,therearefewownershipoptionsintheDowntown,particularlyinthelowerandmid-rangeofprices.ThedevelopmentofanddemandfortheseattainablecondominiumunitshavebeenamajorfocusofotherCanadiancities’downtownhousingstrategies.30AcriticalcomponentinmakingunitsattractiveisthatalthoughthecostofdevelopmentpersquarefootmaybehigherintheDowntown,thebenefitsofdowntownlivingwouldoutweighthesmallerlivingareaforwhichacomparably-pricedunitwouldselloutsidetheDowntown.31Therefore,theDRDSmustfocusasmuchondevelopingdemandasonsubsidizingsupply.
Winnipeg’scurrenttax-relatedfinancialincentivesandsubsidiestoencouragedevelopmentofdowntownresidentialhousingaresignificantandhaveplayedanimportantroleintherecentadditionofnewunits.However,developersareoftenconstrainedby:
• propertyacquisitioncosts;• highercostsofconstructionthanintherestofWinnipeg;• therehabilitationandretrofittingofolderbuildings;and• astillemergingdemand.
28. Altus Clayton 2008b.29. Altus Clayton 2008b.30. Altus Clayton, 2008b.31. Altus Clayton, 2008b.
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A Vision for Downtown Housing
TheoverallgoaloftheDowntownResidentialDevelopmentStrategyistoincreasethenumberofpeoplelivingintheDowntown.ThestrategywillfacilitatethisbycontinuingtocreateaDowntownthatpeoplewanttoliveinbyencouragingandprovidingneededamenitiesandadesirablelivingenvironment.
TheDRDSaimstorapidlyincreasethepopulationoftheDowntown.TheforecastisforWinnipegtobeamoderategrowthcity(e.g.adding180,000residentsbytheyear2031),andthechallengeisfortheDowntowntocaptureashareofthisfuturedevelopmentandpopulationgrowth.TheStrategyalsointendstotofacilitateavarietyofhousingoptionsandprice-points–promotingmixed-incomeresidentialbuildingsandneighbourhoodsinordertobetterreflectwithintheDowntowntheincomediversityofthewholeofthecityofWinnipeg.
AsubstantialinvestmenthasalreadybeenmadeinWaterfrontDrive,andthereismuchpotentialinthisareaforadditionaldevelopmenttobuildonthisinvestment.32TheambienceoftheExchangeDistrictandtheconversionofhistoricwarehousebuildingstoresidentialcondominiumsalsocreatepotentialtoattractpeopletoliveintheDowntown.Forthesereasons,theEastandWestExchangeDistrictsandtheextensionofWaterfrontDrivehavebeenidentifiedaskeydevelopmentareasforresidentialprojects.
Finally,thereisalreadyasolidpopulationbaseclusteredintheBroadway-Assiniboine,CentralPark,andSouthPortageneighbourhoods;resourcesmustbeprovidedtosupportandmaintaintheseneighbourhoodstoensurethattheyremainviableanddesirablepartsoftheDowntown.
TheDRDS,therefore,envisionsaDowntownthat• hasneighbourhoodswithdistinctcharacterandcompactresidential
development;• hasagrowingpopulation;• includesresidential,commercial,officeandmixed-usespaces;• offersarangeofservicesandamenitiesthatareattractivetoresidents
andvisitors;• providesappropriateparking;and• iswalkable,vibrant,andasourceofcivicpride.
32. Altus Clayton, 2008b.
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Thegoalssetouttoachievethisvisionare:1. toincreasethepopulationoftheDowntown;2. tocreatedenseresidentialclusters;3. tofacilitateavarietyofhousingoptionsandprice-pointsandpromote
residentialbuildingsandneighbourhoodsinordertodevelopaDowntownthatreflectstheincomediversityofthewholeofthecityofWinnipeg;and
4. tocontinuetosupportexistingdowntownneighbourhoods
WhiletheDRDSidentifiesthesefivespecificgoalsforthetypeandnatureofdowntownresidentialdevelopment,theCityneedstosupportthesegoalsthroughthefollowingsixspecificstrategies:1. Enhancethequalityofdowntownresidentiallife;2. Improveaccesstoandfrom,andmobilitywithintheDowntown;3. Developastrongplanningframeworkfordowntownresidential
development;4. EnhanceandensureresponsiveandintegratedCityservicesrelatedto
downtownresidentialdevelopment;5. Adaptanddevelopkeyfinancialtoolstoencouragedesireddevelopment;
and6. Promotedowntownlivingwithdevelopersandpotentialresidents.
AmenitiesarekeytoencouragingavibrantanddynamicDowntown,andsothefirststrategyaddressesissuessuchasessentialretailservices,neighbourhoodcharacter,andparks;transportationandparkingoptions;andsafety.ThesecondstrategyaddressesconnectivityoptionsfortheDowntownandlooksatpublic,active,andautomotivetransportationoptions.
Thereis,inboththeshortandlongterm,arolefortheCitytoplayinguidinghowandwhereresidentialdevelopmentshouldtakeplaceintheDowntown.Thethirdstrategy,therefore,strengthenstheCity’splanningframeworkforresidentialdevelopmentintheDowntown.ThefourthstrategydescribeswaysinwhichtheCitycanenhanceandensureahighlevelofresponsiveness,andtakeamoreintegratedapproachtoprovidingservicesrelatingtodowntownresidentialdevelopment.Thefifthstrategyincludesfinancialtoolstoprovideincentivesforresidentialdevelopment.
Finally,toimpactthegeneraldemandfordowntownliving,thesixthstrategyplanstoinformbothpotentialresidentsanddevelopersaboutthebenefitsofandopportunitiesfordowntownliving.
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A Look at Downtown Growth Possibilities by Neighbourhood Group
Estimatinggrowthandchangeovera10yearperiodisdifficultevenincaseswheremanyvariablesareunderthecontrolofasingleentity.IntheDowntown,changeisdependentonandimpactednotonlybymultiplefactorssuchasmarketdemandandgeneraleconomicandpopulationgrowthinthecity,butalsobymultipleentitiessuchasexistingandfuturepropertyownersandtenants,andengagementbymultiplelevelsofgovernmentandgovernmentrelatedagencies.Thus,thechallengeofcreatingaccurateestimatesisheightenedconsiderably.
However,toattemptanareabyareaanalysisandforecastthroughouttheDowntownwasconsideredhelpful.Thefollowing,therefore,projectsthedistributionofnewdwellingunitsindowntownWinnipegfrom2011to2020.Inprojectingnewunitgrowthtopopulationgrowth,theratioof1.6personsperunitwasusedinkeepingwiththeequivalentratiointhe2006Censusfordowntownneighbourhoods.
TherecentDowntownResidentialDevelopmentGrantProgramsupportedbytheProvince’sCommunityRevitalizationLevylegislationhasbeenwellreceivedandprovidesasignificantsenseofoptimismregardingachievingtheforecasts,particularlyforthe2011–2015period.
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Downtown 2006 -2010 2011 - 2015 2016 - 2020 ForecastNeighbourhood Growth increase in % of Groups Potential New Units New Units New Units population, Forecast (actual) (forecast range) (forecast range) 2011 - 202033 GrowthBroadway - Moderate /Assiniboine High 100 - 300 100 - 280 624 14%
Central Park Low 42 50 - 150 50 - 120 296 6%
China Town / Civic Centre / Moderate 147 50 - 180 80 - 350 528 11%DT portion of Centennial
Colony / Legislature Low 11 0 - 100 50 - 170 256 6%
Exchange District / DT portion of High 150 350 - 695 200 - 550 1436 31%West Alexander
Portage - Ellice / South Portage / Moderate /Portage & Main / High 193 125 - 350 175 - 525 940 20%The Forks
DT portions of South Point Douglas / Moderate 29 90 - 210 75 - 275 520 11%Logan C.P.R.
Estimated Total Range 745 - 2005 730 - 2270
TOTAL 572 1375 1500 4600 100%
Average / Year 114 275 300
TABLE 3:
Estimated Distribution of New Dwelling Units Created in Downtown Winnipeg 2006 – 2020.
33. Assuming ratio of 1.6 individuals per unit as per 2006 Census
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NEIGHBOURHOOD BOUNDARY
DOWNTOWN LIMIT
PARKS AND OPEN SPACE
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HAN
ST
MEM
ORIAL
BV
RIVERAV
NAL
DST
HARKNESSAV
KENN
EDY
ST
ASSINIBOINEAV
EDM
ON
TON
ST
BROADWAY
BROADWAY
KENN
EDY
ST
EDM
ON
TON
ST
YORKAV
CAR
LTON
ST
HAR
GR
AVEST
CAR
LTON
ST
BROADWAY
HAR
GR
AVEST
DO
NALD
ST
MAYFAIRPL
ASSINIBOINEAV
RIVER AV
HARKNESSAV
BELL AV
ARCTICST
RIVERAV
MAYFAIRAV
HARGRAVE PL
DO
NALD
ST
NAVY
WY
SMITH
ST
GAR
RY
ST
BROADWAY
ASSINIBOINEAV
FOR
TST
MAIN
ST
POULIN DR
MARION
ST
STRA
DBRO
OK
AV
QUEEN
ELIZABETHW
Y
KENN
EDY
ST
ST. MARYAV
EDM
ON
TON
ST
CAR
LTON
ST
RG
RAVE
ST
YORKAV
ST
SMITH
ST
GAR
RY
ST
FOR
TST
ST
LEGISLATURE
BROADWAY-ASSINIBOINE
Broadway-AssiniboineThereisamarketopportunityfornewresidentialunitstobeaddedtothemostestablishedresidentialneighbourhoodwithinDowntownWinnipeg.Thereareseveralsitesalreadyunderapplicationorbeingconsideredfornewunits,andovertimetherecouldbepotentialforredevelopmentofoneormoredevelopedsitesorparkinglotstocreateadditionalunits.Atthesametime,itisrecognizedthatthisneighbourhoodislargelydevelopedalready,sothepotentialforthecreationofnewunitsissomewhatlimited.
BasedontheprojectednetnewunitsaspresentedinTable3,thisneighbourhoodhaspopulationgrowthpotentialofapproximately600personsovertheforecastperiod.
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EN
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EG
Y
19
NEIGHBOURHOOD BOUNDARY
DOWNTOWN LIMIT
PARKS AND OPEN SPACE
AN
GS
IDE
ST
YO
UN
GS
T
ELLICE AV
BAL
MO
RAL
ST
WEBBPL
SPE
NC
ES
T
SARGENT AV
BAL
MO
RAL
ST
VAUG
H
ELLICEAV
ELLICE AV
QU'APPELLEAV KEN
NED
YST
DEAC
ON
ST
SARGENTAV
EDM
ON
TON
ST
CAR
LTON
ST
CAR
LTON
ST
CAR
LTON
ST
QU'APPELLEAV
ELLICE AV
HAR
GR
AVEST
CUMBERLANDAV
LAN
GS
IDE
ST
YO
UN
GS
T
ERLANDAV
SPE
NC
ES
T
BAL
MO
RAL
ST
CUMBERLANDAV
KENN
EDY
ST
EDM
ONT
ON
ST
CUMBERLANDAV
NOTRE DAMEAV
CAR
LTO
NST
ELLE
NST
DAG
MAR
ST
HARG
RAVE
ST
ERMOTAV
HAR
GR
AVE
DO
NALD
ST
PORTAGEAV
HAR
GR
AVEST
DO
NALD
ST
DONA
LDST
SMITH
ST
ELLICE AV
SMITH
ST
GAR
RY
ST
GRAHAMAV
ARTH
URST
GAR
RY
ST
FOR
TST
NOTRE DAMEAV
PORTAGEA
NOTRE DAMEAV
ADEL
AIDE
ST
PRIN
CESS
ST
KING
ST
McDERMOTAV
ARTH
URST
ANNATYNEAV
ALB
ERT
ST
McDERMOT AV
BANNATYNE AV
NCE
PORTAGE-ELLICE
CENTRAL PARK
EXC
Central ParkCentralParkrepresentsthesecondlargestresidentialneighbourhoodintheDowntownwithanestablishedstockofaffordableandrentalhousingunits.Approximately100newunitshavebeenaddedtotheneighbourhoodinrecentyears34andarecentlycompletedmulti-milliondollarrehabilitationandupgradetoCentralParkwillbringnewvibrancytotheneighbourhood.Thereexistanumberofsitesthatwouldlendthemselvestoadditionaldevelopment,butagenerallackofsiteopportunityandmarketdemandcontributestoamoderateforecastof185newunitsduringtheforecastperiod.
34. Since 2005
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EG
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20
NEIGHBOURHOOD BOUNDARY
DOWNTOWN LIMIT
PARKS AND OPEN SPACE
T
RGRA
VEST
McDERMOT AV
BANNATYNE AV
ELLE
NST
AV
ANDERAV
T
McDERMOTAV
DAG
MAR
ST
HARG
RAVE
ST
WILLIAMAV
ADEL
AIDE
ST
ELGINAV
RTHU
RST
BANNATYNEAV
KING
ST
BANNATYNE AV
PRIN
CESS
ST
WILLIAM AV
PRIN
CESS
ST
WILLIAM AV
JAMESAV
KING
ST
ELLE
NST
ROSSAV
PACIFICAV
LAUR
A
ELLE
NST
FOUN
TAIN
ST
PAUL
INST
LIZZ
IEST
ALEXANDERAV
RUPERTAV
PACIFICAVPR
INCE
SSST
STAN
LEY
ST
LOGANAV
LIZZ
IE
STAN
LEY
S
BANNATYNEAV
JOHN HIRSCH PL
RORI
E S
T
MAI
NST
MARKETAV LI
LYST
RUPERTAV
BA
JOHN HIRSCHPL
MARKETAV BE
RTHA
ST
ATER
FRO
NT
DR
JAMESAV
ELGINAV
JAMESAV
PACIFIC AV MAR
THA
ST
AMY
ST
PACIFICAV
ALEXANDER AV
ALEXANDERAV
KING
ST
LOGANAV
MAI
NST
PRIN
CESS
ST
HENRYAV KI
NG
ST
DISRAELI FR
LOGANAV
LILY
ST
MAR
THA
S
T
HENRYAV
GGINS AV
MAI
NST
AUST
INST
HIGGINS AV
WAT
ERFR
ONTDR
ALEXANDERAV
GALTAV
DUNC
AN
S
T
WATERFRONTDR
BERT
RUEMESSAGER
EDW
IN S
T
DISRAELIFR
MAP
LEST
GEORGEAV
HENRYAV
MACDONALD AV
HIGGINS AV
MEA
DE
ST
ARG
YLE
ST
ARG
YLE
ST
HEATON AV
WAT
ERFR
ON
TD
R
DISRAELIFR
ARG
YLE
S
RUE HEBERT
RUEST. JO
SE
MACDONALD
EXCHANGE DISTRICT
CIVIC CENTRE
CHINA TOWN
S
China Town / Civic Centre / DT portion of CentennialMostoftheopportunityforcreationofnewresidentialunitsinthesecombinedneighbourhoodsliesintheCivicCentreneighbourhoodwhereprojectshavealreadybeencompletedalongWaterfrontDriveandanumberofothershavebeenproposed.TheopeningofWaterfrontDrivehascreatedtheopportunityforadditionalredevelopmenttooccurinthisneighbourhood,particularlyacrossfromornearWaterfrontDrive.ThereisalsopotentialforsomenewsmallerscaleredevelopmenttooccurintheChinaTownneighbourhood.Therecentannouncementofthe48newunitsinthePeaceTowerdevelopmentisanimportantstep.
BasedontheprojectednetnewunitsaspresentedinTable3,theseneighbourhoodsaresettoseepopulationexpandbysome500to600personsovertheforecastperiod.
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EN
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Y
21
OADWAY
BALMORAL ST
ROSLYNCR
CO
LON
YST
YOU
NG
ST
S PEN
CE
ST
BAL M
OR
ALST
YOU
NG
ST
S PE N
CE
ST
B AL M
OR
ALS
T
MOSTYN PL
BROADWAY
GO
OD
ST
CO
LON
YS T
YORK AV
OSBO
RN
ES
TN
PORTAGEAV
YOU
NG
ST
SPEN
CE
ST
ELLICE AV
BALM
OR
A LST
ST. MARY AV
GO
OD
ST
COOPER AV
MEM
ORIAL
BV
PORTAGEAV
CO
LON
YST
VAUG
HAN
ST
BALM
OR
A LST
S
WEBBPL
ELLICEAV
EVER
OSBO
RNEST ROSLYN
RD
BRYCEST
OSBO
RN
EST
N
BROADWAY
KENN
EDY
ST
KENN
EDY
ST
BROADWAY
EDM
ON
TON
ST
ASSINIBOINEAV
CAR
LTON
VAUG
HAN
ST
KENN
EDY
ST
ST. MARYAV
VAUG
HAN
ST
KENN
EDY
ST
GRAHAMAV
EDM
ON
TON
ST
PORTAGEAV
YORKAV
EDM
ON
TON
ST
EDM
ON
TON
ST
CAR
LTON
ST
CAR
LTON
ST
CAR
LTON
ST
CAR
LTON
ST
HAR
GR
AVEST
HAR
GR
AVEST
GRAHAMAV
ELLICE AV CAR
LTON
ST
RAVE
ST
DO
NALD
ST
PORTAGE A
V
HAR
GR
AVE
HAR
GR
AVEST
YOR
ST. MARYAV
DO
NALD
STSM
ITHS
OADWAY
COLONY
LEGISLATURE
PORTAGE-ELLICE
SOUTH PO
NEIGHBOURHOOD BOUNDARY
DOWNTOWN LIMIT
PARKS AND OPEN SPACE
Colony / Legislature
Thereislittleresidentialdevelopmentopportunityinthesetwoneighbourhoodsduetoanestablishedcommercialandinstitutionalpresence.However,theremaybesomeopportunityforresidentialdevelopmentalongOsborneStaswellasincreasedhousingtargetedatstudentsneartheUniversityofWinnipeg.Only160newunitsareprojectedinthesetwoneighbourhoodsoverthenext10years.
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PM
EN
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EG
Y
22
NEIGHBOURHOOD BOUNDARY
DOWNTOWN LIMIT
PARKS AND OPEN SPACE
KENN
EDY
ST
AV
EDM
ON
TON
ST
CAR
LTON
ST
CAR
LTON
ST
QU'APPELLEAV
ELLICE AV
HAR
GR
AVEST
CUMBERLANDAV
NTO
NST
CUMBERLANDAV
NOTRE DAMEAV
T
NATYNEAV
GER
TIE
ST
McDERMOTAV
HARR
IET
ST
CAR
LTO
NST
FRAN
CES
ST
ELLE
NST
DAG
MAR
ST
HARG
RAVE
ST
McDERMOTAV
BANNATYNEAV
ELLE
NST
SABE
LST
WILLIAMAV
GER
TIE
ST
HAR
G
DO
NALD
ST
DONA
LDST
SMITH
ST
ELLICE AV
ARTH
URST
GAR
RY
ST
FOR
T
NOTRE DAMEAV
MAIN
ST
PORTAGE A
V
PIONEERAV
PORTAGEAV E
LOMBARDAV
WES
TBR
OO
KST
MIL
LST
LOMBARD AV
WATER
FRO
NTD
R
WATERFRONT
DR
NOTRE DAMEAV
ADEL
AIDE
ST
PRIN
CESS
ST
KING
STMcDERMOT
AV
DAG
MAR
ST
HARG
RAVE
ST
WILLIAMAV
ADEL
AIDE
ST
ELGINAV
ARTH
URST
BANNATYNEAV
KING
ST
ALBER
TS
T
McDERMOT AV
BANNATYNE AV
PRIN
CESS
ST
WILLIAM AV
PRIN
CESS
ST
WILLIAM AV
JAMESAV
KING
ST
ROSSAV
PAUL
INST
RUPERTAV
PACIFICAVPR
INCE
SSST
MAIN
STMcDERMOT AV
RO
RIE
ST
BANNATYNEAV
JOHN HIRSCH PL
RORI
EST
MAI
NST
MARKETAV LI
LYST
RUPERTAV
McDERMOTAV
BANNATYNE AV
JOHN HIRSCHPL
MARKETAV
SHIP
ST
BERT
HAST
WAT
ERFR
ON
TD
R
JAMESAV
ELGINAV
JAMESAV
PACIFIC AV MAR
THA
ST
AMY
ST
PACIFICAV
ALEXANDER AV
XANDERAV
KI
MAI
N
DISRAELI FR
AV
LILY
ST
WAT
ERFR
ONTDR
ALEXANDERAV
GALTAV
DUNC
ANST
WATERFRONTDR
RUEDARVEAU
RUEHEBERT
AVETAC
HE
RUEMESSAG
EDW
INST
DISRAELIFR
GEORGEAV
HENRYAV
ARG
YLE HEATON AV
WAT
ERF
CENTRAL PARK
PORTAGE & MAIN
EXCHANGE DISTRICT
CIVIC CENTRE
CHINA TOWN
Exchange District / DT portion of West AlexanderThisneighbourhoodissoontobehometothelargestnumberofnewunitscreatedandoccupied(orsoontobeoccupied)inDowntownWinnipeginthepastdecade.Thereisstrongevidenceofcontinueddemandinthisareaforcondominiumandrentalapartmentunitsinnewlyconstructedbuildingsaswellasinbuildingsconvertedfromnon-residentialuse.Additionallythereexistsopportunityintheformofadditionalnon-residentialbuildingsthatcouldbeconvertedforresidentialuse,suchasthenewstudenthousingunderconstructionattheRoyalBankBuilding,aswell,sitessuchassurfaceparkinglotsthatcouldberedeveloped.Someoftheexistingbuildingspresentchallengesinconvertingtoresidentialuse,buttheoverallopportunitytoincluderesidentialcomponentsinmixed-usebuildingsissignificant.ASecondaryPlanscheduledfortheareamayalsoprovideimpetusanddirectionfordevelopment.
BasedontheprojectednetnewunitsaspresentedinTable3,thisneighbourhoodissettoseepopulationexpandbysome1400persons–representingaveryrapidyearoveryearpercentagegrowthduringtheforecastperiod.
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23
Portage-Ellice / South Portage / Portage & Main / The ForksAlthoughthebulkoftheseneighbourhoodsareconsideredtobethe‘centralbusinessdistrict’andlendthemselvesmoretoofficeandretaildevelopment,thereareanumberofresidentialdevelopmentsalreadyinplacerepresentingover20%ofthedowntownpopulationasofthelastcensus,andalmost200newunitshavebeenaddedinpastfewyears.
ThereisopportunityforadditionalresidentialdevelopmentalongtheshoppingandtransitcorridorsofPortageandGrahamAvenues.Itisforecastthattheseneighbourhoodswillexperienceasignificantpopulationgrowthofalmost1000individualsoverthenext10years.
CO
LON
YS
T
OSB
OR
NE
STN
BROADWAY
BROADWAY
BAL
MO
RA
LS T
GO
OD
ST
ST. MARY AV
YORK AV
COOPER AV
GO
OD
ST
PORTAGEAV
MEM
ORIAL
BV
BAL
MO
RA
LS
T
AV
BAL
MO
RA
LS
T
CO
LON
YST
WEBBPL
VAUG
HAN
ST
ELLICEAV
QU'APPELLEAV KEN
NED
YST
VAUG
HAN
ST
KENN
EDY
ST
VAUG
HAN
ST
ST. MARYAV
KENN
EDY
ST
GRAHAMAV
KENN
EDY
ST
YORKAV
EDM
ON
TON
ST
EDM
ON
TON
ST
EDM
ON
TON
ST
CAR
LTON
ST
CAR
LTON
STH
ARG
RAVE
ST
PORTAGEAV
ELLICE AV CAR
LTON
ST
ELLICE AV
CAR
LTON
ST GRAHAMAV
HAR
GR
AVEST
HAR
GR
AVEST
DO
NALD
ST
ED
CAR
LTON
HAR
GR
AVEST
HARGRAVE PL
DO
NALD
ST
NAVY
WY
ASSINIBOINEAV
MAIN
ST
CAR
LTON
ST
HAR
GR
AVEST
BROADWAY
YORKAV
DO
NALD
ST
HAR
GR
AVEST
ST. MARYAV
DO
NALD
ST
SMITH
ST
SMITH
ST
SMITH
ST
GAR
RY
ST
GAR
RY
ST
YORKAV
FOR
TST
DO
NALD
ST
DO
NALD
ST
SMITH
ST
PORTAGEAV
SMITH
ST
SMITH
ST
GAR
RY
ST
GAR
RY
ST
ST. MARYAV
GRAHAMAV
FOR
TST
FOR
TST
MAIN
ST
GAR
RY
ST
FOR
TST
BROADWAY
FOR
TST
MAIN
ST
YORK
AV
MAIN
ST
WESLEY
ST
WILLIAM STEPHENSONWY
PIONEERAV
WAT
ERFR
ON
TD
R
PIONEERAV
WATERFRONT
DR
BAL
MO
RA
LS
T
AV
BAL
MO
DEAC
ON
ST
NED
YST
SARGENTAV ED
MO
NTO
NST
CAR
LTON
ST
CAR
LTON
ST
QU'APPELLEAV
AV CA
HAR
GR
AVEST
CUMBERLANDAV
NOTRE DAMEAV
ELLICE AV
DONA
LDST
PRIN
C
ARTH
URSTKING
S
GAR
RY
ST
NOTRE DAMEAV
ALB
ER
TS
T
PORTAGEAV
MAIN
STR
OR
IE
PORTAGEAV E
LOMBARDAV
McDERMOTAV
WES
TBR
OO
KST
LOMBARD AV
SHIP
ST
MIL
LST
WATER
FRO
NT
DR
AVETACHE
AVETACHE
RUENOTRE DAM
RU
RUEDARVEAU
E
RUEGRANDIN
OLONY
BROADWAY-ASSINIBOINE
PORTAGE-ELLICE
SOUTH PORTAGE
CENTRAL PARK
THE FORKS
PORTAGE & MAIN
DOWNTOWN LIMIT
NEIGHBOURHOOD BOUNDARY
PARKS AND OPEN SPACE
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24
AV
ELLE
NST
ADEL
AIDE
ST
SSST
WILLIAM AV
PRIN
CESS
ST
JAMESAV
ROSSAV
PACIFICAV
PAUL
INST
WILLIAM A
MARKET
MAI
NST
RUPERTAV
PACIFICAV
KING
ST
PRIN
CESS
ST
ALEXANDERAV
KING
ST
LYST
E
RUPERTAV
JAMESAV
AMY
ST
PACIFIC AV MAR
THA
ST
DISRAELI FR
MAI
NST
ALEXANDER AV
LOGANAV
MAR
THA
ST
WAT
ERFR
ONTDR
PACIFICAV
ALEXANDERAV
LILY
ST
EDW
INST
DISRAELIFR
GALTAV DU
NCAN
ST
GEORGEAV
FOUN
TAIN
ST
LOGANAV
ALEXANDERAV
LIZZ
IEST
STAN
LEY
ST
LIZZ
IEST
FOUN
TAIN
ST
HIGGINSAV
HENRYAV
LIZZ
IEST
STAN
LEY
ST
LOGANAV
PRIN
CESS
ST
HENRYAV
HIGGINSAV
STAN
LEY
ST
PRIN
CESS
ST
KIN
GST
HIGGINS AV
MAI
NST
KIN
GST
KIN
GST
MAI
NST
HENRYAV
AUST
INST
HIGGINS AV
MAP
LEST
SUTHERLAND AV
AUST
INST
N
MAP
LEST
N
SUTHERLAND AV
WATERFRONTDR
HENRYAV
ARG
YLE
ST
HEATON AV
WAT
ERFR
ON
TD
R
GO
MEZ
ST
CU
RTI
SST
ANN
ABEL
LAST
MACDONALD AV
HIGGINS AV
MEA
DE
ST
ARG
YLE
ST
DISRAELIFR
ARG
YLE
ST
SUTHERLAND AV
ARG
YLE
STN
EUCLID
AV
MACDONALD AV
HIGGINS AV
GO
MEZ
ST
SUTHERLAND AV
DISRAE
LIFR
GO
MEZ
STN
DISRAELI
ST
MEA
DE
STN
PRINCE
BARBER
ST
CU
RTI
SST
HIGGINS AV
ANN
ABEL
LAST
GLA
DST
ON
EST
SUTHERLAND AV
ANN
ABEL
LAST
McF
ARLA
NE
ST
CIVIC CENTRE
CHINA TOWN
SOUTH POINT DOUGLAS
DOWNTOWN LIMIT
NEIGHBOURHOOD BOUNDARY
PARKS AND OPEN SPACE
LOGAN - CPR
Downtown Portions of South Point Douglas / Logan CPRTheseportionsofneighbourhoodsareconsideredtohavesignificantpotentialtoaddnewunitsoverthe2011-2021period.AlreadyunitshavebeenaddedonHigginsinrecentyears,whileothers,suchastheYouCubeandBellHotelareunderconstruction.Anumberofothersitesarecurrentlyunderinvestigation,suchtheCentreVenturesiteonWaterfrontandGeorge,whichholdpotentialforasignificantnumberofnewunits.TheproximityofthissectionofSouthPointDouglas,whichisconnectedbyWaterfrontDriveandbookendedbynewdevelopmentsinCivicCenterandthepotentialarearedevelopmentoftherestofSouthPointDouglas,35createsanumberofinterestingpossibilities.Anemergingsecondaryplan36fortheareawillalsosupportthearea’stransitionfromanhistoricuseasindustrialland.SouthPointDouglas(includingthesectionoutsideoftheDowntown)hasalsobeenidentifiedasoneofelevenAreaRedevelopmentSiteswithintheOurWinnipegdocument.
BasedontheprojectednetnewunitsaspresentedinTable3,thisneighbourhoodissettoseepopulationexpandbyover500personsovertheforecastperiod.
35. South Point Douglas is identified as a Redevelopment Area in OurWinnipeg.36. A secondary plan is being developed for the complete South Point Douglas neighbourhood (including
the portion not in the Downtown) and will support the area’s transition from industrial to mixed use..
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Housing Development Division
Planning, Property and Development Department
361 Hargrave Street
Winnipeg. Manitoba
R3B 2K2
