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Housing development proceeding at 128 Hemlock

The April 25 council meeting saw the approval of a parking variation for 128 Hemlock Crescent, the location of a new 12-unit Manitoba Housing development intended to replace the former Thompson Day Care building.

The April 25 council meeting saw the approval of a parking variation for 128 Hemlock Crescent, the location of a new 12-unit Manitoba Housing development intended to replace the former Thompson Day Care building. The variation permits the new development, situated on the corner between Hemlock Crescent and the one-way road connecting Selkirk and Cree Road, to skirt the usual 17-stall parking minimum which would normally be required for a development of that size. Rather, the property will only have six adjacent parking stalls, with overflow parking arranged through an agreement with the Lutheran-United Church. The total project cost is expected to run between $4-$5 million.

While the approval revolved around the reduction of required parking spaces, it was generally understood that the limitation was a significant barrier to the project’s initiation, and that the council’s decision would largely determine the rate at which the project would proceed. Matt Boscariol, director of planning and community development, noted that the project would be a cornerstone in a neighbourhood in need of renewal: “As you can see, this character is very unique to this particular area. We need to build foundational pillars in order to improve that particular area. This does that, so we have the opportunity to really make that investment in the community.”

Boscariol noted that based on current estimates, only 30 per cent of the building’s target demographic is expected to own vehicles. Through consultation with tenants, Manitoba Housing will also have the power to determine how many of the building’s units will include parking, and any changes, whether to the building’s ownership or to the agreement with the Lutheran United Church, will have to be re-approved by council.

Coun. Blake Ellis, Deputy Mayor Kathy Valentino and Mayor Dennis Fenske expressed their support without reservation, describing the development as one that Thompson could hardly afford to impede. “This is a property in our downtown that hasn’t been used since 2004,” stated Ellis, “and it’s a multi-million dollar investment in our city.” Fenske added, “When you look at our strategic plan, it checks all of the boxes, from economic development, to affordable housing, to the sustainability of our community.”

But while no councillors outright opposed the project, some did not believe the plans were ready to be cemented. Coun. Ron Matechuk was concerned with the distance of the overflow parking from the facility and doubted it would be utilized properly. “They might has well have said we’re going to park in the Canadian Tire parking lot, which the city owns. It’s about the same distance.”

While Coun. Colleen Smook supported the overflow arrangements, she was still skeptical that six stalls would be enough. “As a previous owner of apartment blocks that had 20 parking spots for 24 units, that was a hassle even then, because of any visitors or support staff that would come to visit.” Smook warned against council banking on residents with fewer cars. “When I look at Northern Spirit Manor, they didn’t think many old people needed parking spots,” she said. “When I go to visit, there’s no place for me to park.”

Byer was also adamant that the project, flanked as it was by narrow roads, should require a safety plan in accordance with the city’s Safe Operations guidelines. “I don’t see that in here. That is such a busy place for construction, and I think it’s vitally important that risk is managed to the nth degree.” However, Valentino countered that it wasn’t council’s role to “micromanage projects, like the safety of construction sites.”

Site plans for the project are available as attachments as part of the meeting’s agenda as listed on the City of Thompson’s web page. A point of confusion that evening, however, was that the site plan depicted parking as connected to the one-way road, with garbage disposal on Hemlock Drive (a plan which drew considerable criticism from several council members). However, Boscariol and Fenske assured the council this diagram was in error, and that adjacent parking would be connected to Hemlock Drive, away from dense traffic and blind corners. “We’ve designed it so that there is enough space for someone to back out, straighten their car, and pull out onto the two-way road,” Boscariol noted.

The variation passed 5-4 in a recorded vote, with councillors Judy Kolada, Dennis Foley, Ellis, Valentino and Mayor Fenske voting in support, and councillors Duncan Wong, Matechuk, Smook and Byer voting against.

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