Winnipeg | Osborne Village & Fort Rouge | Developments & Discussions

[Wpg_Guy]

The condo owners at 139 Roslyn Rd, London Towers are appealing the variance order for this development at 135 Roslyn Rd.

Their main complaints from the submissions are:

1. Overdevelopment on a Small Lot

• The proposal puts “too much building on too small a lot,” with major reductions in required setbacks:
• Side yards reduced to only 5 ft (normally 18 ft on east & west sides)
• Frontage reduced to 15 ft (normally 32 ft)
• Reduced rear setback (25 ft normally required)

2. Negative Impacts on Neighbouring Condos (139 Roslyn Road)

• Will detract from property values and livability
• Adverse effects from the building’s height, length, and close proximity, including:

• Increased shadowing
• Reduced natural light
• Loss of privacy
• Overly massive appearance for the area

3. Traffic, Parking & Servicing Problems

• Increased traffic disproportionate to the lot size
• Insufficient parking for residents → extra pressure on already scarce street parking in Osborne Village
• Dangerous entrance/exit very close to a busy intersection with frequent accidents
• Inadequate space for garbage/recycling storage and truck access (possible waste storage right on the front sidewalk)

Their overall positions are they support more housing and density in principle, but believe the current proposal is poorly scaled and should be revised with:

• Increased setbacks
• Reduced building height
• Smaller building footprint
• or a step-back design for upper storeys

Originally Posted by Wpg_Guy

135 Roslyn Rd
Location: 135 Roslyn Rd
Neighbourhood: Roslyn - Fort Rouge - East Fort Garry Ward (City Centre Community Committee)
Developer: a2a Homes Limited
Architect: Affinity Architecture Inc
Status: In development
Documents: Variance - April 30, 2025
Media:
Description: The development at 135 Roslyn Road is a proposed six-storey, 28-unit multi-family building designed to increase residential density in Winnipeg’s Osborne Village. A key feature of the project is its commitment to social equity, providing 14 affordable housing units (50% of the total) through the City’s Density Bonus Pilot Program. Due to the site's narrow 50-foot width, the project was granted several zoning variances for reduced setbacks and parking, providing 7 underground spaces instead of 16. To mitigate this reduction, the developer has integrated a dedicated car share stall and 14 secure bike spaces, aligning with the neighborhood's transit-oriented character. While the project requires the removal of two mature trees, they will be replaced by a total of four trees and 26 shrubs. The city has approved the plan for its strong alignment with OurWinnipeg 2045 policies and its contribution to urban infill.
Permits:

[TimeFadesAway]

Originally Posted by Wpg_Guy

The condo owners at 139 Roslyn Rd, London Towers are appealing the variance order for this development at 135 Roslyn Rd.

Their main complaints from the submissions are:

1. Overdevelopment on a Small Lot

• The proposal puts “too much building on too small a lot,” with major reductions in required setbacks:
• Side yards reduced to only 5 ft (normally 18 ft on east & west sides)
• Frontage reduced to 15 ft (normally 32 ft)
• Reduced rear setback (25 ft normally required)

2. Negative Impacts on Neighbouring Condos (139 Roslyn Road)

• Will detract from property values and livability
• Adverse effects from the building’s height, length, and close proximity, including:

• Increased shadowing
• Reduced natural light
• Loss of privacy
• Overly massive appearance for the area

3. Traffic, Parking & Servicing Problems

• Increased traffic disproportionate to the lot size
• Insufficient parking for residents → extra pressure on already scarce street parking in Osborne Village
• Dangerous entrance/exit very close to a busy intersection with frequent accidents
• Inadequate space for garbage/recycling storage and truck access (possible waste storage right on the front sidewalk)

Their overall positions are they support more housing and density in principle, but believe the current proposal is poorly scaled and should be revised with:

• Increased setbacks
• Reduced building height
• Smaller building footprint
• or a step-back design for upper storeys

This building is 6 stories, London Towers is 8. Perhaps London Towers needs to be torn down due to too much shading as well.

[Wpg_Guy]

On May 29, 2026 the City Centre Community Committee rejected the proposal to rezone the land and grant multiple variances for this multi-family dwelling project. The developer wanted smaller front, side, and rear yards, much smaller lot sizes per unit, far fewer parking spaces (only 4 instead of 14), a partly open garbage enclosure, and reduced buffering for the parking area. Following the recommendation of city staff, the committee turned down both the rezoning and the variance requests.

Originally Posted by Wpg_Guy

Wellington Apartments
Location: 284 Wellington Crescent
Neighbourhood: McMillan - Fort Rouge - East Fort Garry Ward (City Centre Community Committee)
Developer: 10089833 MANITOBA LTD.
Architect: h5 Architecture
Status: In development - The Winnipeg Public Service (Urban Planning Division) is recommending rejection of the rezoning application (DAZ 208/2026)
Documents: Rezoning & Variance – May 29, 2026
Media:
Description: The developer is seeking to construct a new four-storey, 14-unit residential apartment building at 284 Wellington Crescent. The proposed structure, measuring approximately 44 feet in height, would be positioned with a 13-foot front yard setback to Wellington Crescent, a 4-foot east side yard setback to Cockburn Street North, an 8-foot west side yard setback, and a 4-foot rear yard setback to the lane. Key design features include a main entrance on the east façade, balconies on the north and south elevations, and exterior cladding consisting of stucco, metal, and concrete. Site plans indicate vehicle access from the rear lane, a total of six trees, and only four parking stalls, including one accessible stall and one visitor stall. The development represents a move toward higher-density infill housing in the established Wellington Crescent neighbourhood.
Permits:

Originally Posted by Wpg_Guy

The City Administration Recommends Rejection

The Winnipeg Public Service (Urban Planning Division) is recommending rejection of the rezoning application (DAZ 208/2026) for 284 Wellington Crescent primarily because the proposed four-storey, 14-unit apartment building is inconsistent with the Corydon-Osborne Secondary Plan and its associated Planned Development Overlay (PDO).

Main Reasons for Rejection:

Conflict with the Secondary Plan:
The site is designated Medium Density Residential in the Corydon-Osborne Secondary Plan. While the plan allows up to 4-storey buildings on corner sites for medium multi-family development, it directs that density should be limited to approximately 1 dwelling unit per 800 sq ft of lot area (consistent with RMF-M or existing R2 zoning). The proposal seeks RMF-L zoning, which would allow significantly higher density.

Excessive Density:
The lot is only ~4,495 sq ft. The 14-unit proposal results in roughly 1 unit per 321 sq ft — far exceeding the density limits set out in the Secondary Plan and PDO for this area. The PDO does not support densities beyond the medium-density range on this site.

Policy Inconsistency:
Although Complete Communities 2.0 generally supports intensification and mid-rise housing in Established Neighbourhoods, the more specific Corydon-Osborne Secondary Plan takes precedence. The proposal does not align with the detailed local policy framework for the area.

In short, city planners acknowledge that some multi-family development is appropriate on this corner lot, but they view the scale and density of this specific 14-unit project as too intensive for the established policy direction. They therefore recommend the rezoning to “RMF-L” be rejected.

The City Centre Community Committee, at its meeting on May 29, 2026, may choose to overturn the Public Service’s recommendation to reject the application. If the Committee does not concur with the recommendation, the matter will advance through the Standing Policy Committee on Property and Development and the Executive Policy Committee before proceeding to City Council for a final vote.

[lbnevs]

It looks like Sottobraccio had some sort of soft open - saw people coming out with leftover containers the other night.

Corner unit in the same building still under construction but it's been announced as a coffee shop.

Blue Donkey Cantina also now open at Gertrude/Osborne.

[neutroniks]

Originally Posted by lbnevs

It looks like Sottobraccio had some sort of soft open - saw people coming out with leftover containers the other night.

Corner unit in the same building still under construction but it's been announced as a coffee shop.

Blue Donkey Cantina also now open at Gertrude/Osborne.

They apparently have been training their hostesses and wait staff, but apparently the menu isn't even ready and no one is fully trained and they're opening in a couple of weeks.

[Mr Tall Forehead]

The house at the corner of Wardlaw and Wellington was torn down yesterday. I can't remember what is being proposed on the site, but presumably a boxy 3-4 story building with about a dozen units.

This will make it the third fenced off site practically within eye shot of each other (the big one at the corner of Wellington and River, as well as a lot on Stradbrook about three houses off Wellington).

It would be nice if a couple of them actually progressed to the construction stage.

[Wpg_Guy]

The appeals committee voted to deny the appeal and concurred with the director's decision to approve the variances, the development can now move forward towards construction.

Originally Posted by Wpg_Guy

The condo owners at 139 Roslyn Rd, London Towers are appealing the variance order for this development at 135 Roslyn Rd.

Their main complaints from the submissions are:

1. Overdevelopment on a Small Lot

• The proposal puts “too much building on too small a lot,” with major reductions in required setbacks:
• Side yards reduced to only 5 ft (normally 18 ft on east & west sides)
• Frontage reduced to 15 ft (normally 32 ft)
• Reduced rear setback (25 ft normally required)

2. Negative Impacts on Neighbouring Condos (139 Roslyn Road)

• Will detract from property values and livability
• Adverse effects from the building’s height, length, and close proximity, including:

• Increased shadowing
• Reduced natural light
• Loss of privacy
• Overly massive appearance for the area

3. Traffic, Parking & Servicing Problems

• Increased traffic disproportionate to the lot size
• Insufficient parking for residents → extra pressure on already scarce street parking in Osborne Village
• Dangerous entrance/exit very close to a busy intersection with frequent accidents
• Inadequate space for garbage/recycling storage and truck access (possible waste storage right on the front sidewalk)

Their overall positions are they support more housing and density in principle, but believe the current proposal is poorly scaled and should be revised with:

• Increased setbacks
• Reduced building height
• Smaller building footprint
• or a step-back design for upper storeys

[ColdRain&Snow]

Originally Posted by Wpg_Guy

The appeals committee voted to deny the appeal and concurred with the director's decision to approve the variances, the development can now move forward towards construction.

Wow that was fast. I'm impressed by how quickly the City holds Appeal Committee hearings after an appeal is received.

[bomberjet]

Im just realizing the location of this building at 135 Roslyn. My word it's next to a gas station and another building of the same size. Across the street is Safeway. WTAF they want this to be a single family home forever??

IMO build another Evergreen tower please.

[ColdRain&Snow]

Originally Posted by bomberjet

Im just realizing the location of this building at 135 Roslyn. My word it's next to a gas station and another building of the same size. Across the street is Safeway. WTAF they want this to be a single family home forever??

IMO build another Evergreen tower please.

It's a pretty small lot, I think the size of the building is reasonable.

[bomberjet]

This is Osborne Village. Fill the lot completely!

It's an a2a project, so hopefully it actually goes ahead. I see a few of their dead empty lots on my comings and goings in the NE.

[cllew]

Originally Posted by bomberjet

This is Osborne Village. Fill the lot completely!

It's an a2a project, so hopefully it actually goes ahead. I see a few of their dead empty lots on my comings and goings in the NE.

The lot at Henderson and Essar on the old North Kildonan fire hall/civic office site comes to mind as it has been empty for a long time.

There is currently a proposed day care center that recently got zoning approval for the empty land on the south, but requires sewer upgrades in the area at A2A's expense.

[OsborneVillagDweller]

Originally Posted by bomberjet

This is Osborne Village. Fill the lot completely!

It's an a2a project, so hopefully it actually goes ahead. I see a few of their dead empty lots on my comings and goings in the NE.

From the Appeal Hearing - a sale is about to go through. Trademark Builders will be doing the construction and Trademark will be managing the property post construction

Source: at 58:20
https://www.youtube.com/live/_dvjeUqXl_o

[Mr Tall Forehead]

^ well that's good news. Hopefully with the proceeds a2a can restart some of their other stalled developments...like the one mentioned above or like the foundation on Provencher that's been growing weeds for two years.

[Wpg_Guy]

Originally Posted by Mr Tall Forehead

The house at the corner of Wardlaw and Wellington was torn down yesterday. I can't remember what is being proposed on the site, but presumably a boxy 3-4 story building with about a dozen units.

This will make it the third fenced off site practically within eye shot of each other (the big one at the corner of Wellington and River, as well as a lot on Stradbrook about three houses off Wellington).

It would be nice if a couple of them actually progressed to the construction stage.

I couldn’t find anything planned for this site other then the demolition permit.

[bomberjet]

Nice. I thought a2a went under. But they're doing other stuff like infill houses in the neighbourhood. Another site of their's, abandoned basically, on Provencher behind the tatoo place.

[Wpg_Guy]

Originally Posted by bomberjet

Nice. I thought a2a went under. But they're doing other stuff like infill houses in the neighbourhood. Another site of their's, abandoned basically, on Provencher behind the tatoo place.

I thought Trademark went under as well. They have zero online presence and it’s been crickets on their Forks development, I was surprised to hear in the hearing they are purchasing the Roslyn site.

[Wpg_Guy]

Archangel Fireworks packs up longtime Pembina location for new home on McGillivray
By: Free Press staff
Friday, May. 29, 2026

A Winnipeg fireworks business has moved after more than 15 years on Pembina Highway near Confusion Corner.

Archangel Fireworks Inc. celebrated the grand opening of its new location at 2245 McGillivray Blvd., earlier this month.

Owner Kelly Guille said development near Confusion Corner and the closure of part of Jessie Avenue made it difficult for customers to find parking, necessitating a move.

“There just wasn’t longevity to have a retail operation on Pembina anymore,” said Guille, who also sold the building Archangel once occupied.

“Not that close, anyway, to Osborne and everything else.”

Guille believes the new location will be good for business. It’s situated between Costco and Sobeys store lots, and across the street from Pancake House and Cineplex Odeon McGillivray and VIP Cinemas.

“Everything is within (a minute’s drive), instead of apartment blocks around us,” he said.

Additionally, Archangel Fireworks keeps an office on Wilkes Avenue and a storage facility west of the capital city in Elie.

The company has nine full-time employees year-round, plus eight more staff members during the summer and 150 “shooters” who work on a casual basis building and setting off fireworks displays, Guille said.

The business opened in 1988.

— Free Press staff

[FactaNV]

Originally Posted by Wpg_Guy

— Free Press staff

Could be a great place for a new firehall out of the village....

[ColdRain&Snow]

165 Osborne St is up for sale:

https://www.capitalgrp.ca/property-listings/165-osborne-street/

https://www.capitalgrp.ca/wp-content/uploads/2026/06/Osborne-165.pdf