Proposed Transcona development — which could add 20,000 people — gets thumbs down from residents

Dozens of Winnipeggers fear plans to make way for up to 20,000 more people to live in south Transcona would dramatically alter their neighbourhood and tie hefty fees for new services to their property titles.

If city council adopts the proposed South Transcona secondary plan, all future development applications would need to conform to its goals. The affected area is located south of Dugald Road, north of St. Boniface Road, east of Plessis Road and west of Murdock Road.

Homeowner Virginia Page Jähne fears the plan could add a massive tab to the title of her 4.3-acre property to cover services required for the development.

“My main concern is that they are wanting to put $1.4 million onto my title to pay for this. Now, they say that I will not have to pay it unless I subdivide. But if a person comes by and wants to buy from me … and they see that $1.4 million … what’s the first thing (they’re) going to do?” said Page Jähne, in an interview.

She estimated the amount based on cost-sharing charges for new roads, sewer and water service and other infrastructure improvements, though she said the city would not confirm if it is accurate.

“A lot of my neighbours were terrified, crying and very upset about this because these amounts, some of them are larger than the value of the homes,” said Page Jähne.

The neighbourhood currently features quiet, expansive lots with a few hundred homes, which the development plan could dramatically transform, she said. Based on drawings, Page Jähne believes multi-lane collector streets would surround her home.

Other residents opposed the plan during an East Kildonan-Transcona community committee meeting on Thursday.

Fred Horbaty also fears his home would face substantial changes.

“It’s proposing to take two-thirds of my backyard as a park,” said Horbaty.

The plan aims to create “a sustainable community that preserves the peaceful atmosphere, natural ecology and small-town feel (of the area) while accommodating long-term growth of up to 20,000 people,” according to a city staff report.

It aims to provide many types of housing, including a section of 2.5- to five-acre rural residential lots, along with more dense development. It could include more than 7,000 homes overall.

Proponents of the project stressed existing homeowners would face no immediate charges for new city services.

“Development costs will only be assigned should landowners choose to subdivide and/or rezone their property or connect to new city services … The city administration is (also) working on a solution whereby landowners will not pay for development-related costs until they choose to develop,” said Susan Russell, who is part of the development team.

While provincial regulations require homeowners to connect to city wastewater within 10 years of service being added to an area, Russell said south Transcona residents could continue using their septic systems.

During the hearing, proponents of the plan said it would allow the area to create a complete community, fulfilling a long-standing goal to include many homes and amenities in the area.

“It establishes a framework so that development can proceed thoughtfully over many years, rather than one project at a time without an overall plan,” said Micheal Golden, of Goldstone Developments.

A city staff report said the plan “generally aligns” with key city development goals and could support a growing population, providing much-needed homes.

However, city planners say the full development would also require expansions to Dugald and Plessis roads, additional Transit service and a new fire station to support the added homes.

Nick Kasper, president of the United Fire Fighters of Winnipeg, urged the committee not to move forward with the plan until emergency services are in place to support it.

“No permits should be issued until a new fire paramedic service station is in place … (and is) staffed, equipped and operational,” said Kasper.

The union leader said response times in the area would otherwise extend several minutes beyond national targets.

The East Kildonan-Transcona community committee cast an initial unanimous vote against the plan Thursday night.

“I really felt it left the existing residents in the middle with no certainty of the ability to develop their properties and significant bills to cover road construction, potentially, (as well as) water and sewer hookups,” said Coun. Jeff Browaty (North Kildonan).

Browaty said he does expect more homes will eventually be added to the area.

“This area is going to densify in the coming years and change. Some people don’t want to see change … (but) the reality is its proximity to downtown is going (to lead to that),” he said.

City council is expected to cast the final vote on the matter in September.

joyanne.pursaga@freepress.mb.ca

X: @joyanne_pursaga