Winnipeg | Exchange District | 120 & 128 James Ave | 10F | In Development

[Wpg_Guy]

120 & 128 James Ave.
Location: 120 & 128 James Ave
Neighbourhood: Downtown - Point Douglas Ward (Lord Selkirk-West Kildonan Community Committee)
Developers: Veritas Development Group Ltd.
Architect: Northern Sky Architecture Inc
Status: 2026-01-08, Partial Foundation Permit. Demolition of the existing one storey building located to the east of the remaining structure for future construction.
Documents: Appeal-Variance-April 16, 2025
Media:

• Exchange District development moves ahead with height exception, gets Heritage Winnipeg OK–Winnipeg Free Press Apr 2025       

Project Thread: 120/128 James Avenue | 10F
Description: Veritas Development Group's proposed project at 120 and 128 James Avenue in Winnipeg's historic Exchange District involves a sensitive heritage conversion: adding a four-storey rooftop extension to the existing DeLaval Warehouse (Fred Ingaldson Building) at 128 James Avenue to create 16 new dwelling units, while constructing a new ten-storey residential tower at 120 James Avenue featuring 71 units. This infill development, totaling 87 residential units, respectfully integrates modern housing into the protected warehouse context, enhancing density and vitality in this nationally significant heritage area. This development is a recipient of $1M from the Housing Accelerator Fund Capital Grant Incentive
Permits: 120 James Ave | 128 James Ave #25-262373 MU-2026-06-08: Construct Addition. “Affordable Housing Support”. Construct 4 new floors on top of the existing building, and a new 10-story building addition, with demolition work for the existing one-storey, 530 m² residential multi-use building (120 James Avenue). It includes a rooftop patio and a parkade at the main floor. Combined the building will have 95 multi-family (87 new+ 8 existing) dwelling units, 3 CRUs (existing). Total new addition of floor areas: 8030 sqm.









23 stall Klaus parking system on main level

Exchange District development moves ahead with height exception, get Heritage Winnipeg OK
By: Scott Billeck
Posted: Wednesday, Apr. 16, 2025

A development project in Winnipeg’s historic Exchange District is set to proceed after the city’s property and development committee rejected an appeal from nearby residents Wednesday.

The project, led by Veritas Development Group Ltd., includes a four-storey addition to the existing building at 128 James Ave., adding 16 residential units. A separate 10-storey building at 120 James Ave. will contribute another 71 units to the area.

“We can move forward now,” said Kurtis Sawatzky, property owner and operations manager with Veritas.

The proposal had drawn pushback from residents concerned about parking shortages, the scale of the buildings and potential impacts on nearby heritage properties. They also worried the development could compromise the area’s historic character and worsen the already poor condition of surrounding streets.

The project’s four appellants, each of whom wrote similar letters to the city, did not attend Wednesday’s committee meeting.

Approved by the city’s heritage review and urban design boards, the project has also received critical backing from Heritage Winnipeg executive director Cindy Tugwell, whose organization promotes the restoration, rehabilitation and preservation of Winnipeg’s built environment.

“It checks so many boxes for what we look for in good conservation, because you cannot save a building, designated or not, if it is not occupied and fully being used,” Tugwell said during her delegation to the committee. “So we argue that we have to compromise, and we think that these compromises are so minimal to the absolute positive benefits we get from this.”

The proposed development required several zoning variances under Winnipeg’s downtown bylaw, including exceptions for reduced rear yard setbacks, increased building height, and smaller parking stall dimensions.

The developer sought approval to exceed the area’s bulk regulation limit of 100 feet, proposing a 109-foot structure. The height restriction is intended to help preserve the architectural character in the Exchange.

Tugwell said early engagement between her organization and the developer ensured the building design incorporated elements that were consistent with the adjacent buildings.

“Had that conversation with us and them months in advance not happened, would that have gone forward?” Tugwell said.

In requesting the increase, the developer argued the added height would allow the main floor of the new 10-storey building to align with neighbouring structures.

The proposed main floor would stand just under 16 feet — taller than average, but in keeping with the proportions of surrounding heritage buildings. The second and third floors would also follow suit, with ceiling heights of 11 feet to maintain visual continuity.

“That was my point that I tried to make today, that yes, height is important to some degree, the massing of materials and the design of the building is critical because that’s what we see,” Tugwell said.

Residents of 132 James Ave. voiced concerns about privacy, noting that the proposed addition at 128 James would overlook their rooftop terrace.

The developers said they listened.

Sawatzky told the committee the original five-storey addition was trimmed to four. To address privacy concerns, the addition will feature no balconies or windows facing 132 James.

Sawatzky also told the committee that to ensure they’re able to use the grant from the city’s housing accelerator fund, they’re required to build all 87 residential units.

The project has also received a grant under the city’s tax increment financing program under the Heritage and Economic Development Incentive.

Coun. Jason Schreyer, who sits on the committee, said he was grateful to see the consultation done by Veritas with residents and Heritage Winnipeg.

Schreyer echoed Tugwell’s comments about continuity, specifically as it pertains to the movie industry, as films are shot in the Exchange District on a regular basis. The industry rakes in nearly half a billion dollars for the city.

“It’s fragile for us to be able to maintain such an industry,” Schreyer said. “But we do have it for very specific reasons, which have been addressed… and that’s important to me.”

Construction is set to begin in November with the project expected to be completed in the fall of 2027, Sawatzky said.

[Kris22]

Looks better than the initial proposal, which was pretty drab. I like that they are matching the ceiling heights of the neighbouring heritage building and using a different cladding on the first three floors to continue the visual line of the streetscape.

Originally Posted by Wpg_Guy

[pspeid]

I think this quote from the article is especially important (italics mine): “It checks so many boxes for what we look for in good conservation, because you cannot save a building, designated or not, if it is not occupied and fully being used,” Tugwell said during her delegation to the committee."

People have mentioned how dynamic the exchange is becoming, especially the east exchange (people strolling in the evenings, shopping, going to restaurants, etc.). I think projects like this will only serve to grow the exchange in a positive direction, which should have overall benefits to the downtown in general.

I fully understand the desire to preserve as much of the exchange's character a possible, but we have to remember, it's a neighbourhood, not a museum. To paraphrase Tugwell, you can't save a building that's sitting empty or partially empty.

[neutroniks]

I like this one. It's going to be great. It's too bad that we likely won't see the parking lots across from it filled, since Sabino makes hand over fist during theatre season.

[trueviking]

I'm no fan of this design - especially its facade materials, but opposing the height because the building would overlook a rooftop terrace on another downtown building is next level NIMBYism.

I really wish the developer would care enough to make the base brick the very least....the new privately developed building a block over has brick even on the lane side of the podium and the tower above uses a nice diamond metal siding....

[Mr Tall Forehead]

Originally Posted by neutroniks

I like this one. It's going to be great. It's too bad that we likely won't see the parking lots across from it filled, since Sabino makes hand over fist during theatre season.

I think the lot on the north side of James is owned by the Province. There was a push to develop a multi-level parkade on it about a decade ago, but MB Heritage and Culture was being difficult because that single story warehouse looking building is used by them for storage that they apparently could not live without.

[ColdRain&Snow]

I think the design of the building is alright, if a bit plain. As TrueViking said, some brick on the facade would have been nice. I think the most disappointing part is parking on the ground floor instead of commercial units (but at least the parking is hidden). That being said, the density is pretty good and it will be great to have more people moving into the area.

[neutroniks]

Originally Posted by Mr Tall Forehead

I think the lot on the north side of James is owned by the Province. There was a push to develop a multi-level parkade on it about a decade ago, but MB Heritage and Culture was being difficult because that single story warehouse looking building is used by them for storage that they apparently could not live without.

Ahh I see. That's interesting, as a number of business owners near by all say that the three lots behind the Tom Hendry theatre are all owned by Sabino haha.

[trueviking]

Originally Posted by ColdRain&Snow

I think the design of the building is alright, if a bit plain. As TrueViking said, some brick on the facade would have been nice. I think the most disappointing part is parking on the ground floor instead of commercial units (but at least the parking is hidden). That being said, the density is pretty good and it will be great to have more people moving into the area.

ground floor and materiality are what matter...especially for buildings that are this scale...its a dream project for a developer and an architect...a little effort....scroll through pinterest one evening and find an idea.

Anywhere else and I wouldn't care, but the national historic site is special...honestly the one that has a rookie developer tearing apart heritage buildings beside old market square upsets me way more....this one is at least hidden a bit.

The exchange deserves more than "at least it will bring more people living in the area"

[Wpg_Guy]

Originally Posted by trueviking

ground floor and materiality are what matter...especially for buildings that are this scale...its a dream project for a developer and an architect...a little effort....scroll through pinterest one evening and find an idea.

Anywhere else and I wouldn't care, but the national historic site is special...honestly the one that has a rookie developer tearing apart heritage buildings beside old market square upsets me way more....this one is at least hidden a bit.

The exchange deserves more than "at least it will bring more people living in the area"

Northern Sky Architecture and Ridgix Building Solutions (Ryan Ridge) are involved in both 120 James & 291 Bannatyne Avenue, lots of overlap with these two projects.

[bomberjet]

Theres a mix of at least 3 designs posted here. The renders at the top of the OP are latest. At least the elevation plans that have been approved are for sure the latest on Clerks.

[drew]

Originally Posted by trueviking

ground floor and materiality are what matter...especially for buildings that are this scale...its a dream project for a developer and an architect...a little effort....scroll through pinterest one evening and find an idea.

Anywhere else and I wouldn't care, but the national historic site is special...honestly the one that has a rookie developer tearing apart heritage buildings beside old market square upsets me way more....this one is at least hidden a bit.

The exchange deserves more than "at least it will bring more people living in the area"

I am curious what you mean by tearing apart heritage buildings near old market square and what would lead you to think that is happening? You tend to "shoot first" in your comments which most people on this forum eat up without any thought. But I really don't think that is an accurate description of what that Maws project is at all.

Based on everything you have commented on these past few years, anything with brick and street level commercial should be an automatic win with you. It leads me to think there is something else common with this project and Maws that you have the real problem with (also 216 Princess...) . But anyway, interested to hear your explanation.

[trueviking]

Looks like the design has changed again. Yellow is metal panel. Brown is still undefined.
At least it’s not overlooking old market square.

[BAKGUY]

Originally Posted by trueviking

Looks like the design has changed again. Yellow is metal panel. Brown is still undefined.
At least it’s not overlooking old market square.

Yellow & Brown...nice.. for body waste.
Even Subway ditched those vomitous colours finally.

[Wpg_Guy]

The plans indicate metal cladding, champagne colour metallic and a Tyndall stone base for the tower and metal cladding, cobblestone colour for the addition & parapet.

[Mr Tall Forehead]

Is there an example of newer build in Winnipeg that uses metal cladding that looks decent?

The second phase of the ZU development has that orange metal cladding but I think most would agree that it is somewhat of a swing and a miss aesthetically. Any others?

[Wpg_Guy]

Originally Posted by Mr Tall Forehead

Is there an example of newer build in Winnipeg that uses metal cladding that looks decent?

The second phase of the ZU development has that orange metal cladding but I think most would agree that it is somewhat of a swing and a miss aesthetically. Any others?

The Orange does look horrible the renderings had more of a copper tone which looked a lot better.

[ColdRain&Snow]

^I walk by the that building regularly and I've got to say that the orange medal cladding isn't my favourite.

[FactaNV]

Originally Posted by ColdRain&Snow

^I walk by the that building regularly and I've got to say that the orange medal cladding isn't my favourite.

My thinking is it is at least a splash of colour beyond grey, lighter grey and darker grey that is so common in new developments.

[ColdRain&Snow]

Originally Posted by FactaNV

My thinking is it is at least a splash of colour beyond grey, lighter grey and darker grey that is so common in new developments.

Don't get me wrong, the orange is nicer than grey or black, but I think metal siding generally looks pretty bad on residential buildings. Makes them look like an industrial building.

Expect for Cor-Ten Steel, that stuff looks great.