Political direction and administrative action essential if lots are to be ready by year-end
Winnipeg Free Press
Sunday, February 26th, 2006
GARTH STEEK - YOUR NEW HOME
AS spring approaches, the two most frequently asked questions we receive at the Manitoba Home Builders' Association are "Will building lots be available in Waverley West this year?" and "Will geothermal be its singular energy source?"
The City of Winnipeg and Province of Manitoba are currently locked in debate over what percentage of the development will be borne by the province.
The Riel Community Committee was originally to hear the province's application regarding the area structure plan, neighbourhood plan and land use. Had a meeting occurred as scheduled, city council approval was possible by the end of April this year. In view of current delays, it does not seem likely.
This time frame was critical in order to ensure a development agreement for the area was established no later than the third week of May. Political direction and administrative action are essential if lots are to be available for building by the end of this year.
June would see major earth work, namely the coring out of storm retention ponds. The ponds proposed will not look like a conventional lake but rather be longer and narrower and more stream like in appearance.
An initial 200 lot subdivision would require creating about six to seven acres of pond storage. If this was finished by mid-July, underground work, namely water, sewer and land drainage, would be targeted for completion by late August or early September. The fall months would then see the installation of streets.
Shallow utilities such as telephone, hydro and gas would be completed in October. The net result would be that builders could draw permits in November.
This tight time frame is predicated on favourable weather conditions. Basements could then be started in December of 2006.
It is anticipated that when the first 200 lots are put up for sale, they will be wider than normal at 46 feet, but shallower in depth at 92 feet. This will result in homes that have garages inset and different room configurations.
At present, there are no lots available in the southwest quadrant of the city. In order to ensure balance in the new home market, all levels of government, coupled with administration, should make every effort to ensure lots in Waverley West are available before the end of this year.
The MHBA is now involved in discussions with Manitoba Hydro regarding the use of geothermal heating in Waverley West. It is well recognized that the additional upfront cost for geothermal heating is between $15,000 and $20,000 per home. However, additional costs are significant, namely upgrades to electrical systems, utilizing electrical construction heaters and the cost to heat and thaw floors.
Manitoba Hydro would like to see these new homes completed under its Power Smart program. This is an additional $5,600 charge.
Today, the demand for lots in the southwest quadrant is substantial. The implementation of geothermal on a large scale basis in a new subdivision will be daunting. The provincial government should introduce geothermal on a limited test project basis.
The next 10 months promise to be exciting for both our MHBA member builders and purchasers of new homes in Winnipeg.
Garth Steek is president of the Manitoba Home Builders' Association.
www.homebuilders.mb.ca