Advocates are pushing back on a proposed mixed-use development in West Broadway, expressing concerns about the affordability of the units being proposed. Developer Paragon Design Build plans to demolish four houses on Sherbrook Street to construct a 102-suite apartment building with commercial spaces at street level. Thirty-eight studio and one-bedroom units would be designated as affordable, with rents up to $1,100 per month. However, the West Broadway Community Organization (WBCO) argues that this price point is out of reach for most residents in the neighbourhood, where the median income is $40,000 per year. The City of Winnipeg’s housing policy states that affordable housing should cost no more than 30 percent of household income, with the province deeming affordable studio apartments at $704 per month and one-bedroom apartments at $967 per month.
WBCO contends that the proposed development does not meet the city’s definition of affordable housing and therefore does not qualify for variances it is applying for. These variances would allow developers to build additional units and fewer parking spaces in exchange for designating some units as affordable. Paragon Design Build argues that the units meet the Canada Mortgage and Housing Corporation’s (CMHC) MLI Select program criteria for affordability. The company’s representative, Brennan Johnson, states that the affordable units offer savings compared to new units of similar construction, which could rent for around $1,500 per month. He emphasizes the importance of providing housing at different affordability levels but WBCO is concerned that the development could contribute to gentrification in the neighbourhood and reduce the number of units affordable to residents.
At a community committee meeting, concerns were raised by the Westminster Housing Co-op about the potential impacts of the proposed development. The co-op expressed worries about the shadow the building would cast, blocking sunlight that some residents rely on to grow food. Paragon has submitted a shadow study that meets city requirements, but concerns remain about the impact on sunlight for gardening. Additionally, none of the two- or three-bedroom units in the proposed building would be designated as affordable, further limiting options for families in the area. The development could also exacerbate existing issues with street parking in the neighbourhood.
Despite some opposition, several local businesses have expressed support for the development, citing potential benefits such as additional amenities and services for residents in the area. Paragon believes that more housing units in the neighbourhood will have positive effects for both current and potential new residents in West Broadway. The community committee passed the proposal on to city council for further consideration, prompting the Westminster Housing Co-op to look into the appeal process. The development plans continue to be a point of contention between advocates for affordable housing and the developer seeking to address housing needs in the area.
In conclusion, the proposed mixed-use development in West Broadway has sparked debate over affordability, gentrification, and community impact. Advocates argue that the rents for the affordable units are too high for most residents in the neighbourhood, while the developer maintains that they meet CMHC criteria for affordability. Concerns have been raised about the potential effects on street parking, sunlight for gardening, and the availability of family-friendly units. Despite some support from local businesses, the development faces opposition from community organizations like the WBCO and the Westminster Housing Co-op. The future of the project now rests with city council, as community members consider their options for further engagement in the decision-making process.
