The re-development of 472/474 Henderson Hwy will negatively affect all residents nearby in various ways. Resident's will be negatively affected in the following ways:
Curb Appeal - This proposed development looks more like an apartment block then a small condo development. At 3.5 stories, this project will be the tallest building in a 1KM radius and will not match existing Condos or Apartments. The design choices made for the exterior of the building will make this structure appear vastly out of place in a mature neighborhood.
Parking Issues - This proposed development is asking to reduce the mandatory 24 parking spaces (1.5 per unit) down to 18 (1.1 per unit), this will actually be less with Accessible (Handicap) and Guest Parking. Overflow parking has on Bredin Drive has been suggested as an alternate.
Backlane Traffic Flow - Traffic flow in the "backlane" portion of Bredin Drive will be dramatically affected. The backlane portion of Bredin Drive serves 7 dwelling units, this will increase to 21 with a project traffic increase of 366% (based on 1.5 vehicles per condo unit). The single access point for this increase traffic volume is the main portion of Bredin Drive, which is an uncontrolled intersection.
Bredin Drive Traffic Flow - Bredin Drive between Henderson Hwy and Roosevelt Place (Including properties sharing the backlane) includes 17 single family dwellings on a very quiet and family friendly street. Bredin Drive rarely see's thru traffic and residents enjoy the atmosphere and safety these conditions have created. The proposed development would increase density and traffic 83%.
Surrounding Condo Value Reduction - The value of condos in surrounding areas will be reduced as the market is flooded with additional new units. CHMC recently assessed Winnipeg's Condo market as "High Risk". CHMC describes the major risks in the Winnipeg Condo market as "risks of overvaluation and overbuilding are detected". With the surplus of available unit's within Winnipeg, CHMC recommends scaling back construction to slowly reduce surplus unit's before new units are created.
http://www.winnipegfreepress.com/local/Condo-market-at-risk-CMHC-report-301865931.html
Help us tell our City Councilors Jeff Browaty, Jason Schreyer and the City of Winnipeg that the residents affected by the redevelopment of 472/474 Henderson Hwy DO NOT SUPPORT IT!
Updates
May 5, 2015
Seeing this kind of momentum means so much because I wake up every morning looking at the exact plot of land that is under threat. It is clear that my neighbors and I are not alone in fearing what this massive structure will do to the character of our quiet streets.
45 Comments
I live in the Gates on Henderson property and am not against condos being built when they fit into the neighbourhood. At 3.5 stories, this clearly will not. I'm also concerned about the number of mature trees being cut down to accommodate these condos. Given the CMHC's recommendations to scale back condo construction in Winnipeg, I don't think this project should be approved.
New development in established neighbourhoods should flow and harmonize with the existing homes / structures; and not negatively impact the current infrastructure and neighbourhood. New development proposals should not be considered on the basis of maximizing the profit of the developer's pocketbook.
This is closely knit community that would suffer from the increase in traffic. There are many families and children in this area that would be affected by this development. There are many other areas that would be more appropriate for this development.
For the reasons already stated, 472/474 Henderson is not a suitable location for a 3.5 storey condo building. Several condo units in the neighbouring condo buildings are currently for sale for buyers looking to purchase a condo in the area. An additional condo building would not enhance the quality of life in the neighbourhood.
Existing back lane access is inadequate to address the increased traffic that would result from this development. This lane feeds onto an uncontrolled intersection where it is already difficult to enter traffic flow safely during rush hour. The proposed 3-1/2 storey condo (what's the 1/2?) would excessively increase the density of the block for which it is proposed.
This development will negatively affect the entire neighbourhood. A smaller condo development of two stories would fit the neighbourhood. Removal of the trees is unacceptable. This is not the right development.
Should only be 2 stories high and access should be via Henderson just like the other condos north of this proposed development.
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The re-development of 472/474 Henderson Hwy will negatively affect all residents nearby in various ways. Resident's will be negatively affected in the following ways:
Curb Appeal - This proposed development looks more like an apartment block then a small condo development. At 3.5 stories, this project will be the tallest building in a 1KM radius and will not match existing Condos or Apartments. The design choices made for the exterior of the building will make this structure appear vastly out of place in a mature neighborhood.
Parking Issues - This proposed development is asking to reduce the mandatory 24 parking spaces (1.5 per unit) down to 18 (1.1 per unit), this will actually be less with Accessible (Handicap) and Guest Parking. Overflow parking has on Bredin Drive has been suggested as an alternate.
Backlane Traffic Flow - Traffic flow in the "backlane" portion of Bredin Drive will be dramatically affected. The backlane portion of Bredin Drive serves 7 dwelling units, this will increase to 21 with a project traffic increase of 366% (based on 1.5 vehicles per condo unit). The single access point for this increase traffic volume is the main portion of Bredin Drive, which is an uncontrolled intersection.
Bredin Drive Traffic Flow - Bredin Drive between Henderson Hwy and Roosevelt Place (Including properties sharing the backlane) includes 17 single family dwellings on a very quiet and family friendly street. Bredin Drive rarely see's thru traffic and residents enjoy the atmosphere and safety these conditions have created. The proposed development would increase density and traffic 83%.
Surrounding Condo Value Reduction - The value of condos in surrounding areas will be reduced as the market is flooded with additional new units. CHMC recently assessed Winnipeg's Condo market as "High Risk". CHMC describes the major risks in the Winnipeg Condo market as "risks of overvaluation and overbuilding are detected". With the surplus of available unit's within Winnipeg, CHMC recommends scaling back construction to slowly reduce surplus unit's before new units are created.
http://www.winnipegfreepress.com/local/Condo-market-at-risk-CMHC-report-301865931.html
Help us tell our City Councilors Jeff Browaty, Jason Schreyer and the City of Winnipeg that the residents affected by the redevelopment of 472/474 Henderson Hwy DO NOT SUPPORT IT!
Updates
May 5, 2015
Seeing this kind of momentum means so much because I wake up every morning looking at the exact plot of land that is under threat. It is clear that my neighbors and I are not alone in fearing what this massive structure will do to the character of our quiet streets.
45 Comments
This area has already been overdevloped, There is no space for overflow parking currently and this will only make it worse. Bredin Drive is Land Locked in regards to additional parking and walking paths. Adding traffic to this street will not be acceptable.
I live in the Gates on Henderson property and am not against condos being built when they fit into the neighbourhood. At 3.5 stories, this clearly will not. I'm also concerned about the number of mature trees being cut down to accommodate these condos. Given the CMHC's recommendations to scale back condo construction in Winnipeg, I don't think this project should be approved.
New development in established neighbourhoods should flow and harmonize with the existing homes / structures; and not negatively impact the current infrastructure and neighbourhood. New development proposals should not be considered on the basis of maximizing the profit of the developer's pocketbook.
This is closely knit community that would suffer from the increase in traffic. There are many families and children in this area that would be affected by this development. There are many other areas that would be more appropriate for this development.
For the reasons already stated, 472/474 Henderson is not a suitable location for a 3.5 storey condo building. Several condo units in the neighbouring condo buildings are currently for sale for buyers looking to purchase a condo in the area. An additional condo building would not enhance the quality of life in the neighbourhood.
Existing back lane access is inadequate to address the increased traffic that would result from this development. This lane feeds onto an uncontrolled intersection where it is already difficult to enter traffic flow safely during rush hour. The proposed 3-1/2 storey condo (what's the 1/2?) would excessively increase the density of the block for which it is proposed.
This development will negatively affect the entire neighbourhood. A smaller condo development of two stories would fit the neighbourhood. Removal of the trees is unacceptable. This is not the right development.
Should only be 2 stories high and access should be via Henderson just like the other condos north of this proposed development.
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This area has already been overdevloped, There is no space for overflow parking currently and this will only make it worse. Bredin Drive is Land Locked in regards to additional parking and walking paths. Adding traffic to this street will not be acceptable.