Winnipeg | St. Boniface | Water Tower District

[Wpg_Guy]

Location: St. Boniface, Winnipeg, MB
Developer: Olexa Developments | Shindico Realty Inc.
Status: U/C

• Construction of essential infrastructure, including roads, water, and sewer systems, began in 2023, with internal roads expected to be completed by 2025.

Media:

• SHINDICO on the horizon: The Water Tower District-Winnipeg Regional Real Estate News May 15 2025
• Water feature: 113-year-old St. B tower to be saved–Winnipeg Free Press May. 2, 2026

Project Thread: St. Boniface | Water Tower District
Documents:

• Rezoning – Southeast of Paulette Duguay Street and Ibrahima Diallo Avenue–June 25, 2025
• Report of the Administrative Coordinating Group–June 25, 2025

Description: The Water Tower District is a 165-acre mixed-use development in Winnipeg’s St. Boniface neighbourhood, led by Calgary-based Olexa Developments and Winnipeg’s Shindico Realty. Located on a former brownfield site, previously home to meat-packing plants, the project aims to revitalize one of the city’s oldest areas into a vibrant, transit-oriented community. Approximately 70 acres are designated for light-to-medium industrial use, offering nearly one million square feet of shovel-ready employment space. Another 25 acres are dedicated to multi-family residential development, providing over 1,200 rental units. Commercial and retail spaces occupy 21 acres, fostering local business and services, while 22 acres are reserved for parks and green spaces, enhancing livability and recreation. This thoughtful land use plan supports the project’s vision of a sustainable, 15-minute city, with completion expected by 2033. The site includes the historic St. Boniface Water Tower, built in 1936 and enlarged in 1945, though decommissioned in the 1970s. The tower now houses communication infrastructure for the city’s water system.

• Video Link

• Water Tower Mixed Use - Water Tower District

Location: Ibrahima Diallo Avenue
Neighbourhood: Stock Yards - St. Boniface Ward (Riel Community Committee)
Developer: Rockport Investment Group Inc.
Architect: UrbanEdge Architecture
Status: In development
Documents: Plan Approval, Submitted Plans – April 28, 2026
Media:
Renderings
Description: Rockport is proposing the first residential development in the Water Tower District, a new 5-storey mixed-use building. The project includes 91 residential units and ground-floor commercial space, along with substantial parking and amenity areas. The building measures 70 feet tall, featuring a basement for underground parking, a main floor with 4,405 sq ft (409.2 m²) of commercial space in two units, plus amenity space and a lobby. Floors 2 through 5 will house the residential component: 48 one-bedroom, 28 two-bedroom, and 16 three-bedroom units. Parking provisions exceed requirements, with a total of 138 vehicle stalls (105 interior, including underground and ground-level, plus 33 surface stalls for visitors and commercial use) against a minimum of 117, and 28 bicycle stalls (exceeding the minimum of 15). The design incorporates a large private courtyard and outdoor amenity space at the rear, enclosed refuse facilities, generous landscaping that meets or exceeds city standards (including 43 trees and over 150 shrubs along streets, foundations, and parking areas), pedestrian sidewalks connecting to Ibrahima Diallo Avenue, and exterior finishes in varied metal cladding. The existing on-site water tower is planned for disassembly and relocation.

Permits:

• Paulette Duguay Multifamily - Water Tower District

Location: 250 Paulette Duguay Street
Neighbourhood: Stock Yards - St. Boniface Ward (Riel Community Committee)
Developer: Ironclad Developments Inc.
Architect: Amphora Architecture Inc.
Status: In development
Documents: Plan Approval, Submitted Plans – June 26, 2026
Media:
Renderings
Description: A vacant 106,829-square-foot site on Paulette Duguay Street in Winnipeg’s Stock Yards neighbourhood (St. Boniface ward) is slated for redevelopment with two six-storey residential buildings. The project includes a west building with 71 suites (16 studios, 2 one-bedrooms, 41 two-bedrooms, and 12 three-bedrooms) and an east building with 75 suites (23 one-bedrooms, 42 two-bedrooms, and 10 three-bedrooms), both featuring underground parking for a total of 144 units. The development meets landscaping requirements with extra shrubs and trees, provides the full number of accessible parking spaces, and includes bicycle parking. It requests variances for fewer total parking and guest spaces than required, with shared access to the adjacent southern lot. To address the nearby rail line, the plan incorporates a 30-metre setback from habitable areas and a substantial crash berm, complying with secondary plan standards. The site is zoned RMF-M and falls under the Major Redevelopment Site policy.

Permits:

Shindico Starting to Sell Water Tower MF Development Parcels

Shindico has launched the sale of multi-family development parcels at the Water Tower District, the company’s major mixed-use redevelopment project in Winnipeg.

Shindico is partnering on the Water Tower with Olexa Developments.

“We think it’s got big demand for apartments of all kinds,” said Sandy Shindleman, president and CEO of Shindico.

The parcels are are shovel-ready and range in size from 1.67 to 2.56 acres.

“Lots can be amalgamated, etc., as well, but those are some of the sizes that we have right now,” said Shindleman. “And, we have interest from people ranging from high-rise to mid-rise [project proponents.]”

Some parcels have been conditionally sold, he added. Meanwhile, another prospective buyer is showing interest in a parcel that is zoned for mixed-use multi-residential development.

“It’s nice to be involved in an infill project that’s brand new and can give the ability for people generations to re-gentrify their homes, to sell their homes and move into quality residential products of whatever tenure, ranging from townhouse, mid-rise to high-rise, with different levels of amenities so people can stay in their neighbourhood,” said Shindleman. “And, there haven’t been that many opportunities to stay in that neighbourhood.”

Shindico and Olexa are teaming up on a 600-unit mult-family rental project of their own.

The Water Tower District is a transformative 165-acre development on the former Canada Packers/Public Markets site in St. Boniface. In addition to featuring a mix of multi-family rental, the project will feature retail, office and industrial spaces, along with extensive green space. Designed as a walkable and transit-oriented community, the future development will also include more than 22 acres of parklands, public reserves, and recreational amenities.

A seniors housing component may also be included.

“We’re talking to an assisted-living operator,” said Shindleman.

Once fully developed, the site will offer Winnipeg Transit service, Peg City Car Co-op vehicles and access to major roadway, including Highway 59.

The district is located within four kilometres of downtown Winnipeg and less than three kilometres from St. Boniface General Hospital.

Shindico and Olexa are also partnering on a grocery-anchored retail development project within the Water Tower. The project is in the design phase, with preleasing to start “very shortly,” said Shindleman.

“We’ll look for the anchor tenant, of course, the grocery store,” said Shindleman. “We won’t build until we have the tenant so it’s right-sized, and then we’ll move to the [quick-service restaurant] pads this year. We expect to do the leasing by the fall and build in 2026.”

Robert Scaletta, a Shindico vice-president, is co-ordinating the entire Water Tower project in conjunction with Olexa.

“I used to work on that site when it was the union stockyards in 1973, so it’s full circle for me to be involved in that,” said Shindleman, who founded his company.

Shindico is celebrating its 50th anniversary this year.

Photos: Future multi-family project at Shindico’s Water Tower District redevelopment project site. Courtesy of Shindico

[Wpg_Guy]

Tower-ing opportunity in St. Boniface
Water Tower District development set for former Canada Packers site
Joshua Frey-Sam
By: Joshua Frey-Sam
Posted: Sunday, Jul. 16, 2023

More than 22 years after the former Canada Packers building in St. Boniface was blown to a pile of rubble — and countless failed attempts at redeveloping the 165-acre site on which it resided since — plans to resurrect the massive plot of urban land are finally underway.

The Water Tower District, a mixed-use development that was initially proposed in 2019, will bring 70 acres of industrial land, 21 acres of commercial development and 25 acres of multi-family residential blocks to Winnipeg by 2033.

The project is estimated to cost anywhere from $800 million to $1 billion to erect, along with $25 million in infrastructure costs.

The “light-to-medium” industrial development, which is estimated to bring nearly one million square feet of new space to a city that owns few vacancies in the industrial sector, is the largest plot of employment land in Winnipeg and is expected to create more than 700 job opportunities.

“This is what we want to highlight,” said Robert Scaletta, senior vice-president of industrial properties for Shindico and development manager for Olexa Developments, a Calgary-based development firm that owns the land. “This will be shovel-ready — we’re close to transportation routes via Speers (Road) to Lagimodiere (Boulevard) to No. 1 highway.”

The 165-acre site, purchased by Canad Inns in 2007 with the intention of building a new football stadium before Olexa purchased it in 2016, is bracketed by Marion and Archibald streets and Dawson Road. The land was occupied by livestock-related companies such as Canada Packers and Swifts and Union Stockyards for more than 80 years before Canada Packers vacated its building in 1987.

The old plant remained vacant for 14 years and was viewed as an eyesore by many area residents before the city approved a $1.5-million demolition in 2000 that was completed in 2001, leaving a water tower and powerhouse that were designated as historic buildings.

The Water Tower District is based on the principles of the 15-minute city, with 22 acres of land dedicated to community gardens, recreation and pathways and a 12-acre retail node on Marion. The 25 acres of multi-family development will create more than 1,200 rental residential units, and Scaletta said he’s pushing for more.

“And we’re four kilometres from downtown,” he said. “We also have public transit. When we first started development, we met with transit. So they’re going to be routing their transit system right through here.

“Everything’s within a 15-minute bike, walk or bus ride. So if you need to get downtown, you need to go shopping, you need to go to the park, you need to go to work — because we have employment lands right there — everything is right there.”

Construction on the district’s internal roads is already underway and expected to be complete by the end of September.

Scaletta said construction on industrial buildings will begin by the end of the year and take about a year to complete. Multi-family development will break ground in early 2024 with the hope tenants can begin moving in sometime in 2025.

“It’s a pure infill development,” Scaletta said.

“(Residents) have seen this land sit there for 30 years, going, ‘When is this going to get developed?’”

Scaletta also estimated the Water Tower District will generate $5 million of net new tax dollars for the City of Winnipeg.

“It’s excellent news for people in St. Boniface and for Winnipeggers,” said Coun. Matt Allard (St. Boniface). “Not many people know how municipal taxes work, but this development will be increasing the total value of our lands that — it’ll bring in net new value for our lands, basically new ratepayers to the city of Winnipeg.

“So from a fiscal perspective, it’s excellent because it grows the tax base, reducing the tax burden.”

Allard, who said the project has been well-received by area residents and stakeholders, explained one of the key advantages to the light-to-medium industrial development is it will create a “buffer zone between what’s M3 industrial and the commercial and residential application.”

M3 zoning is operations that create smells, dust and loud sound.

“Many residents in the area — I think — want to see the use in the surrounding area transition toward less intensive industrial uses,” Allard said.

“I think that does lock this piece of land down into less intense industrial uses and creates a buffer between the residential and the industrial while still providing new industrial opportunities, new commercial opportunities and perhaps most importantly, a whole lot of new residents in St. Boniface.”

Winnipeg Free Press

[FactaNV]

I'm sure it'll just be more typical shindico slop haha.

[bomberjet]

Those buildings look way to nice.

[FactaNV]

Originally Posted by bomberjet

Those buildings look way to nice.

Not a chance lol. I expect them to look like the crappy apartments along Abinoji near the old sugar refinery.

[bon_vivant]

Originally Posted by FactaNV

I'm sure it'll just be more typical shindico slop haha.

I hate to agree, but I never have high hopes when it comes Shindico developments. Hopefully partnering with Olexa will raise the project to a higher aesthetic standard.

[Mr Tall Forehead]

Yeah, I suspect this will end up looking like a blend of the refinery apartments and the commercial stuff that was built under the hydro lines along Taylor. Just a touch shitier.

[wags_in_the_peg]

this is fantastic to hear, i've been a lifelong resident of the south-east part of the city and never thought i'd see this. maps are a little misleading as where it says "Archibald" that's actually a rail line and street itself is further west.

this area is very industrial, it's really too bad the car yard doesnt relocate to outskirts to open up even more land and make it a bit quieter. I'm not expecting high end condo or apartments here, so making it all fancy fancy like some of you want costs $ and therefor drives up costs. I'd be very happy to see any kind of development here.

the surrounding roads need major work to accommodate the traffic, Marion is in brutal shape.

[bomberjet]

The auto compound has no plans to move anywhere. It's owned by CN (or one of their subsidiaries) and also used by CPKC. I heard CPKC is looking to potentially build their own at another location.

In terms of the buildings, I'm not sure who actually built their other stuff. I don't know if Shindico owns it or someone else. If Shindico themselves will own these buildings, I hold zero hope. If someone else just buys the land and owns the buildings (which seems like it may be the case) there is hope. But based on the general layout and such, it will be very Park City Commons like. Retail out front, transition to residential in the back. Which from architecture, urbanism point of view is not that great. But it does have some density. Both next to industrial type places.

[Biff]

Pre-Con builds all of Shindico's significant projects.

[bomberjet]

By built I meant more of ownership. Who owns the actual buildings. If Shindico owns it, it will be the most cheaply built thing possible.

[FactaNV]

Anyone in the architect or engineer net have anything to add here?

[1ajs]

why housing that land should stay lite industrial

[borkborkbork]

Originally Posted by bon_vivant

Hopefully partnering with Olexa will raise the project to a higher aesthetic standard.

I'm not familiar with them. Their website makes it look like the only other project they've done is a bunch of single-story EIFS office park buildings out at Centreport.

https://www.olexadevelopments.com/brookside-business-park

Have they done other projects that give you hope about the "higher aesthetic standard"?

[drew]

Nothing like the smell of freshly rendered pork in the morning...

[WildCake]

I'm fully expecting the cheap end of aesthetics for this development. And I wouldn't necessarily be disappointed by that. Same for Refinery. Vast, former industrial land in a suburban area. You can't expect Exchange District aesthetic standards and expect developers to fill the plots in a reasonable timeframe.

I'm more disappointed with the Refinery District in how much of site coverage is parking lots.

Here's a Collier ad for some of the light industrial plots on the north end of Refinery, but they have the site plans for all the current residential.

https://listingsprod.blob.core.windows.n...f/7171748e-cede-404a-aa6a-cf91539f7bfb-w

It's downright depressing for a touted TOD development to have had that much of the space allowed for site coverage by parking. Just visually it verges on 50%, when I'd expect buildings to be at least 50-60% and parking maybe <25%. How many more housing units could have fit in there if they had stricter zoning requirements for site usage. Yes underground parking costs more, but developers could have certainly made up some of those costs with denser builds.

[bomberjet]

Most of that residential is built already and follows that layout. If all those refinery district buildings had main floor commercial it might actually be a decent little street. But ya it's just parking in the back with the building. Which for that area is probably not the worst. But ya, residential in an industrial zone.

There's a 17 storey tower proposed for that NE corner lot.

[Biff]

Originally Posted by bomberjet

By built I meant more of ownership. Who owns the actual buildings. If Shindico owns it, it will be the most cheaply built thing possible.

Well, if anything their two projects on Taylor are some of the best built 6 storey multi-family I have seen in a while. You don't usually see 6 storey, full concrete builds.

[WinCitySparky]

Originally Posted by drew

Nothing like the smell of freshly rendered pork in the morning...

Good lord I know right? Clearly this was all conceived well out of nose-shot.

[WestEndWander]

Originally Posted by Biff

Well, if anything their two projects on Taylor are some of the best built 6 storey multi-family I have seen in a while. You don't usually see 6 storey, full concrete builds.

I really like the looks of those buildings. They would have been 1000% better had the parking been placed in the back and the buildings pushed to the street front.