If anyone wants a fun read, here is an appeal against a 4-plex on McMillan Ave (one block north of Corydon). Keep in mind that this block already has 3 apartment buildings on it.
https://clkapps.winnipeg.ca/DMIS/Vie...onId=&InitUrl=
Please consider this my opposition regarding the Variance Order for 838 McMillan Ave,
Winnipeg - DAV 220458/2024D [c/r DAZ 215/2024]
There is no benefit to current property owners living in the vicinity of 838 McMillan Avenue on increasing the size of the build as proposed in the variance order. This is an established neighbourhood with most homes having a character that is no longer seen in new builds. The neighbourhood homes were originally built to ensure there is space between properties for
reasons of space, privacy, and desirability of the neighbourhood. Most property owners move to this area because of the character of the neighbourhood. Furthermore, due to the desirably of their homes and character of the neighbourhood, current home owners on the block have invested significant money and time to the maintenance of their properties, both inside and outside.
Zoning laws are meant to describe how land can be used and the types of structures/buildings that are permitted to be developed. This provides some reassurance to existing property owners that there are rules and regulations to ensure appropriate structures are built within the area they live. There are reasonable expectations of city officials to ensure zoning laws are enforced for the protection of home owners and occupants of the neighbourhood. Any variance to zoning by- 25 laws, especially when opposition is being put forward by those directly and negatively affected by the variance, should be considered serious and the variance not be approved.
Though my preference would to be to preserve the current house located on 838 McMillan Avenue, my main objection is related to the expansion of the proposed build. Reasons for my objection are as follows –
• Building a residence larger than what was intended for this property will have a negative impact on the character of a well-established block.
• Will increase congestion to an already highly dense neighbourhood, including –
o Increased street parking needs related to having multi-renters in the new build, especially if there is more than one occupant and/or visitor who owns a vehicle in each unit and are in need of more parking spots than what can be supported in the proposed build. Street parking on this block of McMillan Avenue (and other blocks and neighbouring blocks) are already significantly and notoriously difficult to find a spot, an increase in tenants will simply increase the demand and cause more congestion and noise.
o Future rental tenants of the property will likely not be invested in maintaining and preserving the area for current and future home owners within the neighbourhood. This includes general maintenance, landscaping, and keeping the property clean and orderly.
o Increased amount of noise in the neighbourhood related to more tenants living on a piece of property designed for a single dwelling home on a block that is primarily single dwelling homes.
o No mention on room for garbage containers to support the increase of tenants living in the new dwelling including placement of the containers on garbage pickup day and ensuring the area remains clean and free of debris.
o Potential increase in delivery vehicles, including meal deliveries and emergency vehicles, causing an increase in congestion, noise, and parking needs.
• Further to my concerns with the proposed expansion of the lot to 5000 square feet, this puts the neighbouring homes at risk for –
o Damage to foundation at time of demolition and construction – there is no mention on how neighbouring properties will be protected form that risk by the construction company.
o Water damage, especially if the roof and eaves troughs are too close to the
neighbouring properties with the proposed variances– there is no mention on how neighbouring properties will be protected from that risk.
o Water damage to the neighbouring properties if there is not proper space for a sub pump drainage with the proposed variances – there is no mention of how sub pump water drainage will not pose a risk to neighbouring properties.
o Increased noise to neighbouring properties related to air conditioning units – there is no mention on how this risk will be mitigated.
o Decreased privacy to neighbouring properties depending on location of windows and entryways – there is no mention on window and entryway location will ensure the preservation of privacy for neighboring properties.
o Any changes or additions to the entry ways should not cause additional noise to any neighbour and ensure neighbours have access to their properties at all times.
o Building closer to the neighbouring homes puts all homes (including the new build) at risk to access for maintenance and damage repair, examples include – but are not limited to - roofs, eaves troughs, siding, landscape.
o Noise, congestion, and debris related to demolition and construction.
I implore for the developers to either –
• Consider preserving the current structure of the house to maintain the character of the current neighbourhood, or
• Build a structure within the current zoning by-laws.
I am hopeful that my opposition will be reviewed and all matters considered and taken seriously with the decision of city officials to not grant approval on expanding the size of the potential new dwelling.
Sincerely,
Sarah Federsel
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