Fascinating to hear about the rumours of a hotel adjacent to the stadium. That would do so much for the area.
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Originally Posted by CoryB
I'll toss in one more example here, Westgate a similar concept to what people are looking at for U Lot, has had lots of struggles down in Phoenix. Part of the struggles for Westgate seem to be generating traffic on non-event dates. That would be very similar to the issues any development at U Lot would face. Yes the Bomber game day experience could be better outside the stadium but we are talking about approximately 10 days out of 365. It is those other 355 that need to be factored in.
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Imo Westgate and U of M are not comparable site contexts. There are a few factors that make them too different.
Firstly, Westgate made the mistake (like all those stupid entertainment districts in the US) to just fill the site with surface parking lot AND not adding any infill to the area. The U of M and areas adjacent to it on the other hand are booming and actually adding residents.
Secondly, the area around U of M is much denser and experiences much more traffic on a daily basis. There’s plans for adding 10,000 units just with the Southwood Golf course. Not to mention the area on Pembina stretching from Plaza Dr to Bison is ridiculously underrated in this forum when it comes to density but it’s plastered with a bunch of midrises and commie blocks. I’ll give another hot take in saying that area is dare I say walkable. Not to mention that we’re going back to in person so during the school year that’s a guaranteed 20,000 people at campus everyday. Any businesses that could get their hands on a CRU at the U-lot would never have to worry about losing money. It’s a gold mine.
Thirdly, the infrastructure is a lot more suited for pedestrians then in Westgate. Say what you want about lack of built form on the west side of the campus but the infrastructure is most certainly there. I bet those multi-use paths on Bison are better then anything in Phoenix. Then you got the Transitway which takes you to Downtown in like 20 mins. Of course the wider sidewalks and road diets are also much more noticeable in the U of M to handle the pedestrian traffic.
Lastly, it’s climate and attitude of the people. The Phoenix summers are simply an uninhabitable space for humans even though 6 million people would say otherwise. It’s just pure arrogance to even have a city there lol. Winnipeg of course has the notorious winters but at least you can dress for it. How the hell do you dress for +45 degree days?
Also, this is a US phenomenon that I found out about in Cali. People will go above and beyond to stay in their cars at all times. When I went to In-n-Out there were 20 people in the drive thru so I thought it was insanely packed inside as well. Turns out there was only 1 person ordering inside… Even Winnipeggers don’t cling to their cars like that.
TL;DR Phoenix bad, Winnipeg much better so development at U-lot would significantly enhance the area around IGF.