Regina Construction IV

[Stormer]

Originally Posted by Kegger

It is too early for me to say whether you are right or wrong about this so I won't do that. However, as someone who has worked downtown for 15 years and am walking on 11th regularly I do have an alternative opinion.

11th Avenue does have a lot of pedestrian traffic. In fact I wouldn't be surprised if it is in fact the street with the most in the city. This in addition to it being a major transit transfer place means it is also the only place in the city where I regularly think the sidewalk isn't big enough. Often one will have to walk through people waiting to get on a bus with a bit of difficulty getting around all the awkward placements of transit shelters and narrowing sidewalks in places. If there is any place in the city that could use better pedestrian infrastructure, this is it.

On the other hand parking on this street around the Cornwall Centre was already very minimal, very few people park on 11th avenue itself. My only concern with the change is really with transit a lot of people use transit in that area, far more than people parking, and I would be concerned about anything that would make it more difficult for buses to exit their loading area.

Long story short. Let's give a few years and report back here to see how opinions have changed for the better or worse.

Good points.

[Udon'tknow]

Originally Posted by Kegger

It is too early for me to say whether you are right or wrong about this so I won't do that. However, as someone who has worked downtown for 15 years and am walking on 11th regularly I do have an alternative opinion.

11th Avenue does have a lot of pedestrian traffic. In fact I wouldn't be surprised if it is in fact the street with the most in the city. This in addition to it being a major transit transfer place means it is also the only place in the city where I regularly think the sidewalk isn't big enough. Often one will have to walk through people waiting to get on a bus with a bit of difficulty getting around all the awkward placements of transit shelters and narrowing sidewalks in places. If there is any place in the city that could use better pedestrian infrastructure, this is it.

On the other hand parking on this street around the Cornwall Centre was already very minimal, very few people park on 11th avenue itself. My only concern with the change is really with transit a lot of people use transit in that area, far more than people parking, and I would be concerned about anything that would make it more difficult for buses to exit their loading area.

Long story short. Let's give a few years and report back here to see how opinions have changed for the better or worse.

I agree with this, there is a lot of foot traffic along there especially during week days and this will hopefully increase it or at least make the walking experience nicer. I was recently in Toronto and walked down Bloor street and it is similar, very nice sidewalks, lots of seating, trees etc.

The sidewalks along there have been garbage for years and this will be a huge improvement. People freak out about driving but in reality it is Regina, rush hour is not that big of a deal TBH. And I don't by the argument that getting to the Cornwall will be more difficult because there is less parking on that street. So park a few blocks away and walk, like that's not a big deal even in the winter. I've done that for years and it has never been a problem.

My only gripe with this project is that it is going so slow and likely hurting the business along there.

[gecho111]

Most of the curbs forms in place at the Grand Coulee Roundabout, they should be able to finish pouring the outer border of the medians this week. They also added road base to the westbound acceleration ramp.

Doing the perimerter walls and interior support column bases for the Harbour Landing school. Started paving the roads for the Long Term Care facility. A construction trailer and fencing just showed up, so building construction should start soon. I just noticed they are starting on the sidewalks on the part of the road away from where they are paving.

Started back filling the foundation for Ronald McDonald house and building up the elevator shaft and stairwell to the second floor. The rain caused some problems with the dam in AE Wilson park for the sewage project, some stuff came loose and floated off. At the Costco site it looks like they have 1 excavator scraping up the top soil and putting in in rows, that's going to take a while clearly not in a hurry. Paving the apartment complex sites in Westerra. They built the roads for those before starting the road that leads to them, the extension of Alfalfa Street is in progress now.

https://www.flickr.com/photos/reginaconstruction/

[CattyCommittee]

Originally Posted by Stormer

The economics/market for high-rise concrete residential in downtown are terrible. It is even terrible for low rise, but not as bad because it is cheaper to do stick-built - see Remai Broad and College, although not really downtown. This is only being considered because it is government subsidized.

Thats not a correct statement.

There is economics/market for high rise concrete in Regina. Regina just doesn't have anyone willing to take on the work and/or groups that have the team in place to build. The major CM/Generals are providing pricing lately that is insane and not accurate. Its going to stifle much of anything, but the pricing is not reality.

Wright is successfully building towers in Saskatoon for their related development firm. River/Retail downtown have no bearing on the viability of that now, as the towers aren't even actually downtown there are off of Broadway.

[Stormer]

Originally Posted by CattyCommittee

Thats not a correct statement.

There is economics/market for high rise concrete in Regina. Regina just doesn't have anyone willing to take on the work and/or groups that have the team in place to build. The major CM/Generals are providing pricing lately that is insane and not accurate. Its going to stifle much of anything, but the pricing is not reality.

Wright is successfully building towers in Saskatoon for their related development firm. River/Retail downtown have no bearing on the viability of that now, as the towers aren't even actually downtown there are off of Broadway.

My statement is right from the mouth of Regina's biggest developer and you seem to be confirming it with your last 2 sentences.

[spictacular mcluvin]

Originally Posted by Kegger

It is too early for me to say whether you are right or wrong about this so I won't do that. However, as someone who has worked downtown for 15 years and am walking on 11th regularly I do have an alternative opinion.

11th Avenue does have a lot of pedestrian traffic. In fact I wouldn't be surprised if it is in fact the street with the most in the city. This in addition to it being a major transit transfer place means it is also the only place in the city where I regularly think the sidewalk isn't big enough. Often one will have to walk through people waiting to get on a bus with a bit of difficulty getting around all the awkward placements of transit shelters and narrowing sidewalks in places. If there is any place in the city that could use better pedestrian infrastructure, this is it.

On the other hand parking on this street around the Cornwall Centre was already very minimal, very few people park on 11th avenue itself. My only concern with the change is really with transit a lot of people use transit in that area, far more than people parking, and I would be concerned about anything that would make it more difficult for buses to exit their loading area.

Long story short. Let's give a few years and report back here to see how opinions have changed for the better or worse.

I would also add that 11th Ave is not a major thoroughfare to go east/west (outside of bus routes) in downtown Regina. That is what Sask Drive and Victoria Ave are for. IMHO it seems to be a very NIMBY attitude to not want traffic flow affected on any street in the city, even when it's not a major thoroughfare. The only real concern we should have is if buses can still fit and make turn, unless they are planning on moving the main bus thoroughfare to another street downtown.

[spictacular mcluvin]

Originally Posted by Udon'tknow

I agree with this, there is a lot of foot traffic along there especially during week days and this will hopefully increase it or at least make the walking experience nicer. I was recently in Toronto and walked down Bloor street and it is similar, very nice sidewalks, lots of seating, trees etc.

The sidewalks along there have been garbage for years and this will be a huge improvement. People freak out about driving but in reality it is Regina, rush hour is not that big of a deal TBH. And I don't by the argument that getting to the Cornwall will be more difficult because there is less parking on that street. So park a few blocks away and walk, like that's not a big deal even in the winter. I've done that for years and it has never been a problem.

My only gripe with this project is that it is going so slow and likely hurting the business along there.

Here is a YouTube short that explains the perception of having to walk far to get to a store.
https://www.youtube.com/shorts/stKkE...?feature=share

[The mayor]

https://www.sasktoday.ca/provincial-...-hill-11205570
Family, community most important priorities for Paul J. Hill
Executive chair of The Hill Companies spoke to SaskToday following screening of documentary “Built to Last — The Paul J. Hill Story.”
And that's when we started to lose population. In fact, we lost 65,000 people in the first four years of that government. And then our biggest export over the next 40 years was people, until we got everything back into the private sector in the 80s. And that stabilized, and then there needed to be confidence for investment. And that needed to happen – it didn't happen overnight, it happened over time. And eventually that confidence returned.
Shocked to learn Regina lost 65,000 people in four years because of our government how disgusting is that?

[Stormer]

Originally Posted by spictacular mcluvin

I would also add that 11th Ave is not a major thoroughfare to go east/west (outside of bus routes) in downtown Regina. That is what Sask Drive and Victoria Ave are for. IMHO it seems to be a very NIMBY attitude to not want traffic flow affected on any street in the city, even when it's not a major thoroughfare. The only real concern we should have is if buses can still fit and make turn, unless they are planning on moving the main bus thoroughfare to another street downtown.

I perceive that you do not work downtown. Getting stuck in traffic if in a small city like Regina is very frustrating. A lot of folks pretty much have to use 11th. We already have Scarth closed to traffic and 12th closed most of the time. The alley between Scarth and Hamilton has been closed for 4 years. None of this is helping downtown.

[spictacular mcluvin]

Originally Posted by Stormer

I perceive that you do not work downtown. Getting stuck in traffic if in a small city like Regina is very frustrating. A lot of folks pretty much have to use 11th. We already have Scarth closed to traffic and 12th closed most of the time. The alley between Scarth and Hamilton has been closed for 4 years. None of this is helping downtown.

I do work downtown and I have also lived near the downtown area since mid 80s. However I have also lived in bigger cities and visited bigger cities where it's not the expectation that when you drive down a street similar to 11th Ave, you'll just get easy traffic flow. In plenty of bigger cities it can sometimes take 5-10 minutes to only move 2 blocks which rarely happens in Regina.

[Stormer]

Originally Posted by spictacular mcluvin

I do work downtown and I have also lived near the downtown area since mid 80s. However I have also lived in bigger cities and visited bigger cities where it's not the expectation that when you drive down a street similar to 11th Ave, you'll just get easy traffic flow. In plenty of bigger cities it can sometimes take 5-10 minutes to only move 2 blocks which rarely happens in Regina.

Yes my point was many people in Regina will not come downtown if it means traffic delays of any kind. We are not a big city and many people have no patience for that sort of thing. We have to be realistic in our downtown traffic and parking policies or things will only get worse for downtown.

[HomeInMyShoes]

Originally Posted by spictacular mcluvin

I would also add that 11th Ave is not a major thoroughfare to go east/west (outside of bus routes) in downtown Regina. That is what Sask Drive and Victoria Ave are for. IMHO it seems to be a very NIMBY attitude to not want traffic flow affected on any street in the city, even when it's not a major thoroughfare. The only real concern we should have is if buses can still fit and make turn, unless they are planning on moving the main bus thoroughfare to another street downtown.

They were planning that, but I never know what phase of what version of what plan they are following. Or maybe that was just rumor. The approved version of the transit plan talks about 11th and Victoria being used for buses. It's a shame they didn't do on 12th what they are doing on 11th as that would serve people better getting to the actual nodes in the downtown. Victoria is less conducive than 11th to the businesses on 11th which there are many including in the Cornwall. There are no turns planned off of 11th or Victoria (outside of Albert Street and Broad Street.)

For me the biggest concern downtown is the ratio of workers to homeless and the lack of investment into programs to make small shop commercial viable downtown instead of just approving more suburban commercial which just goes further to empty out the commercial space in the core.

Just prior to Cov-id it really seemes like downtown had taken a bit of a turn for the better, but then Cov-id hit, and work from home and the critical mass of people needed to make the area seem safe disappeared.

[The mayor]

https://flic.kr/p/2rtmUFt
The Ronald McDonald house, every empty lot that gets built on near the downtown is a good thing so much construction happening years prior there was nothing so that’s good to see

[gecho111]

Topsoil clearing at the Costco site is in full swing. Several excavators and dump trucks working on the rows of dirt, and some scrapers working on the far side. I guess they don't care the ground is soaked.

Much wetter out east than on the west side of town.

Dewdney restrictions west of McCarthy start tomorrow for the sewage expansion crossing over to the RCMP grounds.

[gecho111]

12 years after the first attempt Coopertown is about to re-break ground. New sign went up yesterday. I looked back in old aerial photos and it was the fall of 2013 when they first started scraping off the top soil and piling it near Pinkie Road before the city pulled the rug out from under them. During the post 2009 crash building boom sparked by 0% interest rates the city was financing new neighbourhood infrastructure through debt and recouping it through lot sales. The city abruptly halted all new neighbourhoods so they could shift the infrastructure burden to developers. Consequently a developer would need vastly larger financial backing to front those costs.

Some of the top soil they scraped up ended being used to landscape the Winnipeg Street overpass. They hauled in compost next to the pile, mixed it with screened top soil before trucking it off.

[Stormer]

from coopertown.ca:

2025
Construction begins in Coopertown

We will break ground and start construction.

2026
As construction continues the first homeowners will purchase their new homes in the community

Roads will take shape in the community allowing forthe first homeowners to begin building their new home.

2027
Showhomes will open, the first park will be completed and homeowners will start to move-in

Showhomes and the first park will be completed mid-year with the first homeowners in Coopertown moving in, in 2027.

[gecho111]

There was a more recent amendment which I can't find, but this should be what the first phase looks like. https://www.cbc.ca/news/canada/saska...rned-1.6426705

I think the amendment tweaked density zoning but didn't change the layout. Seeing as it is right against a busy intersection they'll probably start with cheaper homes / townhouses and save the show homes for the next phase.

[Stormer]

Originally Posted by gecho111

There was a more recent amendment which I can't find, but this should be what the first phase looks like. https://www.cbc.ca/news/canada/saska...rned-1.6426705

I think the amendment tweaked density zoning but didn't change the layout. Seeing as it is right against a busy intersection they'll probably start with cheaper homes / townhouses and save the show homes for the next phase.

It is quite noticeable how much more dense suburbia is coming. The market (and the City passing on the costs of infrastructure has dictated this. There are lots of options in older neighborhoods and in bedroom communities for those seeking more space.

I did notice a 50 year old, very dated house in Albert Park just went up for sale for $1.3 million, no doubt due to its location and massive pie shaped lot.

[gecho111]

I'm not certain of the details from 12 years ago, but I believe the city said it recouped the investment through property taxes alone which wasn't sustainable. Hence they were bankrolling a massive wealth transfer to developers. I think after that lot prices skyrocketed. There was a huge industry shakeup at the time. My brother had his own solo trades business and was getting stiffed by multiple builders and ended up going out of business.

[Stormer]

Originally Posted by gecho111

I'm not certain of the details from 12 years ago, but I believe the city said it recouped the investment through property taxes alone which wasn't sustainable. Hence they were bankrolling a massive wealth transfer to developers. I think after that lot prices skyrocketed. There was a huge industry shakeup at the time. My brother had his own solo trades business and was getting stiffed by multiple builders and ended up going out of business.

My recollection is that developments fees were largely fixed based on hectarage and had not kept up with the massive increase in the cost of infrastructure. The intent was the developers should pay the capital cost of infrastructure including some of the costs that were not even on the land to be developed, such as trunk lines, major roads, firehalls, rec facilities, etc. Incremental property taxes were to pay for operating and maintenance.

This has been happening in cities throughout Canada