Regina Construction

[Chaps]

Originally Posted by djforsberg

I'm going to have to agree with Stormer.

Not that it had to be said...but me too.

[urbanregina]

Originally Posted by Stormer

There is a lot of defending/critizing of developers about their selection of locations for new development. Many good points have been made on both sides of the argument, but I can tell you that it is not as easy as it seems to assemble an appropriate parcel. You cannot just walk down the street and buy a parking lot an build a tower on it.

Often these properties are owned or tied up by competitors of the developer. In other cases the owners are not willing to sell for a reasonable price. Some of the vacant lots in downtown Regina have environmental issues that could scare off lenders or tenants.

Good points.

Originally Posted by Stormer

Also the City has very onerous parking requirements for office towers. Parking is extremely expensive to build - you usually do not make money on parkades. Harvard, for example controls the large parkades on Rose and Cornwall Streets. If they connect a new tower to one of these, they can control construction costs and keep the project viable. This is what they have done with all of their other towers. This way you also avoid the ugly 5 storey parkade look at the base of the tower that you see on several downtown buildings.

The city really needs to changer their parking requirements if they want to obtain their goal of becoming Canada´s most sustainable city. While Harvard might see it as better to have pedways to connect their offices to the parkades this isn´t better for the city. We need those people on the sidewalks interacting with the businesses. This was one of the points made in the first downtown forum (and somehow missed by the mayor as he annouced the new pedway saying it was in keeping with the downtown plan).

[Ruckus]

Originally Posted by urbanregina

Good points.



The city really needs to changer their parking requirements if they want to obtain their goal of becoming Canada´s most sustainable city. While Harvard might see it as better to have pedways to connect their offices to the parkades this isn´t better for the city. We need those people on the sidewalks interacting with the businesses. This was one of the points made in the first downtown forum (and somehow missed by the mayor as he annouced the new pedway saying it was in keeping with the downtown plan).

A valid criticism if creating a lively, animated downtown is your goal...

OH, but the winter weather!

I find myself using the pedways connecting various U of S buildings (saves time), but in a downtown environment I think I would prefer to keep pedways and tunnels to a minimum (unless you want all your shops/eateries in an indoor mall...see U of S, or Calgary CBD).

Pedways are a sensitive topic

[saskdave]

Originally Posted by urbanregina

Funny it seems like there are usually customers there when I´m around.



There is plenty of parking in the area, you just have to walk a little bit to get to it. Of course alot of drivers in Regina are adverse walking a couple of blocks to get to their cars.

You must not work downtown...I have staff who would kill for a monthly parking spot anywhere within reasonable distance...this is people in their early 20's who will walk blocks for a spot. The main reason most people are adverse to walking a couple of blocks is called WINTER!!

There are many vacant retail spots on Hamilton and it has been a poor location for businesses for many years. The men's clothing store is already advertising a "lost my lease" sale.....that's how business works.

[saskdave]

Originally Posted by urbanregina

It can be negative if it is hurting our small businesses. If this project could be done with minimal harm to the small businesses in the area I´d be all for it, but at this time I can´t see it being that way. We can´t sacrifice our small local entropreneurs for the interests of big business in the downtown.

The goal of all small businesses is to make $$$, the goal of a big business is exactly the same. What about Harvard's right to make $$$? All big business started as small business...we seem to love them when they are small and then dislike them when big?

All small business owners know the perials of leasing - when your lease comes up you are at the whim of the owner (just like renting an apartment). If you want to control your own destiny you have to own the building which is pretty hard to do.

[saskdave]

Originally Posted by Regina Boi

OK everyone, start acting like little robots, and toe the party line. Don't question or offer different points of views. If you do, you'll be classified as a moaner.

I respect your opinion Regina Boi but now you are whining not moaning

[saskdave]

Originally Posted by urbanregina

Now I´m being called socialist-minded, funny I think it´s more that I recognize that the economic benefits that these small businesses have on our local economy are much greater than those of big business. Muddy Joe´s > Starbucks etc.

A lot of small businesses can have a greater impact than one big business but as someone who has looked into franchises your Starbucks example doesn't fly.

Starbucks would be a franchise owned by a local person who would keep the profits (minus franchise fees) and likely has a better chance of growing due to name recognition and marketing support. So it would be more like Muddy Joes = Starbucks Franchise.

[skphc08]

Originally Posted by saskdave

The goal of all small businesses is to make $$$, the goal of a big business is exactly the same. What about Harvard's right to make $$$? All big business started as small business...we seem to love them when they are small and then dislike them when big?

All small business owners know the perials of leasing - when your lease comes up you are at the whim of the owner (just like renting an apartment). If you want to control your own destiny you have to own the building which is pretty hard to do.

Saskdave has expressed the crux of this matter: Your only rights in leasing a property are those expressed in the contract you design. Almost all if not absolutely all of these contracts have no guarantee of continuity beyond what is stated in the contract.

I have much respect for small business. I think it can be tough out there for them and I understand the risk in these ventures. This was always a possibility though - I don't know the financial status of any of the affected ventures however I will be surprised to see them simply close because their preferred location is now unavailable. Perhaps a change of scenery will be a good thing; perhaps there will be some degree of re-invention for the affected businesses. I hate to see small business being hurt but I believe a gradual overall trend to higher rents/housing prices and new office buildings are in store for this city and downtown in the medium-term if not short-term future.

[urbanregina]

Originally Posted by saskdave

You must not work downtown...I have staff who would kill for a monthly parking spot anywhere within reasonable distance...this is people in their early 20's who will walk blocks for a spot. The main reason most people are adverse to walking a couple of blocks is called WINTER!!

No, I just live right next to downtown. I am very well aquainted with winter. That is when I park my bike and walk the 22 blocks it takes me to get to work. If I can walk that far the distance between parking and work is small in comparison. The problem is alot of people just don´t dress appropriately.

[urbanregina]

Originally Posted by saskdave

The goal of all small businesses is to make $$$, the goal of a big business is exactly the same. What about Harvard's right to make $$$? All big business started as small business...we seem to love them when they are small and then dislike them when big?

All small business owners know the perials of leasing - when your lease comes up you are at the whim of the owner (just like renting an apartment). If you want to control your own destiny you have to own the building which is pretty hard to do.

We can´t just sacrifice our small business for the sake of big business. We need to strike a balance, find ways to help small business thrive while allowing for big business too. It seems like alot of people see it as big business = many jobs and small business = fewer jobs so big business is of greater importance than the small ones. They don´t see the spinoff benefits of these small businesses.

[urbanregina]

Originally Posted by saskdave

A lot of small businesses can have a greater impact than one big business but as someone who has looked into franchises your Starbucks example doesn't fly.

Starbucks would be a franchise owned by a local person who would keep the profits (minus franchise fees) and likely has a better chance of growing due to name recognition and marketing support. So it would be more like Muddy Joes = Starbucks Franchise.

I was talking about economic benefit for the community, not the respective business. Small businesses such as Muddy Joes have a greater economic benefit to the local community than big franchises like Starbucks.

[Migs]

Hey all, just wanted to give everyone a heads up that I am back from my wedding and honeymoon and am now updating my blog again on a daily basis. Hope you all continue to visit.

Cheers

ps...great to see all the fantastic news about Regina development while I was away!!!

[Log]

Congrats Migs!

My two cents is this obviously sucks for the businesses downtown to be punted from their location, but a new office tower is huge news. More people working downtown = better for businesses, right? Also as mentioned above, the clothing store has moved before. Should they find a good spot I don't think this will put them under.

[Regina Boi]

They're painting the side of Western Pizza facing Broad Street today, looks great.

In other news, the paper had an article today regarding the old Superstore development. Downtown Regina is challenging the zoning approval due to all the office space that Century West is proposing for the site.

[saskdave]

Originally Posted by urbanregina

No, I just live right next to downtown. I am very well aquainted with winter. That is when I park my bike and walk the 22 blocks it takes me to get to work. If I can walk that far the distance between parking and work is small in comparison. The problem is alot of people just don´t dress appropriately.

Hmmm maybe I should be hiring you.

Good point as I don't think anyone actually owns a toque anymore.

[saskdave]

Originally Posted by urbanregina

We can´t just sacrifice our small business for the sake of big business. We need to strike a balance, find ways to help small business thrive while allowing for big business too. It seems like alot of people see it as big business = many jobs and small business = fewer jobs so big business is of greater importance than the small ones. They don´t see the spinoff benefits of these small businesses.

Fair enough.

[saskdave]

Originally Posted by Migs

Hey all, just wanted to give everyone a heads up that I am back from my wedding and honeymoon and am now updating my blog again on a daily basis. Hope you all continue to visit.

Cheers

ps...great to see all the fantastic news about Regina development while I was away!!!

Congrats on getting hitched.

[saskdave]

Originally Posted by Regina Boi

They're painting the side of Western Pizza facing Broad Street today, looks great.

In other news, the paper had an article today regarding the old Superstore development. Downtown Regina is challenging the zoning approval due to all the office space that Century West is proposing for the site.

I agree the Western Pizza looks great (they must obviously own the building so good for them).

The Superstore site should be an interesting debate. You have a massive site that has sat vacant for what 10-15 years and now a developer that will finally do something with it. We likely have a fairly desperate city to see something value-added done to it. But on the other hand you don't want to see it compete with the downtown's one last focus which is large office space. I had heard that the Downtown is not opposed to the idea of office space but they are unhappy with the vague zoning request that opens the door up too much for their comfort??

The Mr Sub and other small businesses on the corner are not impacted by this development I believe....

[StealthGirl]

Just a question out of curiousity: when something does bother you with the city plan or something you know is coming (like this new tower and what could be done with the ground floor), do you voice your concerns to your city councillor, our mayor or city council? Don't take this as a slam. I'm just wondering what messages they are getting from public.

As mentioned above, apparently the developpers for City Centre (old Superstore site) want the city to rezone to allow more office space than previously approved for the Albert-Dewdney corner. They will be going to council next week.

Originally Posted by leaderpost

There is a concern that very large-scale office development on the old Superstore property could be detrimental to the downtown and could lead to the loss of office development in the downtown, Huber said.

It is anticipated the matter will be discussed by the Regina Planning Commission next week, at a meeting Wednesday. The final decision will ultimately be made by city council.

http://www.canada.com/reginaleaderpost/n...?id=27956889-ebc5-4c28-af22-46577185b876

I'm wondering if the potential loss of office development refers to this tower on 12th or a second new that hasn't been officially announced.

[Ruckus]

Originally Posted by StealthGirl

Just a question out of curiousity: when something does bother you with the city plan or something you know is coming (like this new tower and what could be done with the ground floor), do you voice your concerns to your city councillor, our mayor or city council? Don't take this as a slam. I'm just wondering what messages they are getting from public.

As mentioned above, apparently the developpers for City Centre (old Superstore site) want the city to rezone to allow more office space than previously approved for the Albert-Dewdney corner. They will be going to council next week.


http://www.canada.com/reginaleaderpost/n...?id=27956889-ebc5-4c28-af22-46577185b876

I'm wondering if the potential loss of office development refers to this tower on 12th or a second new that hasn't been officially announced.

I was thinking it could apply to either, it really depends on the developers proposals and what, if any compromise they are willing to make in order to make downtown Regina 'work'.

The article states the Superstore lot office elements would not compete with Class A space (like new or existing office towers). So, the city wouldn't necessarily picking one development over another by allowing both to proceed with the blanket zoning amendment to the Superstore lot. If the city decides differently, Harvard will likely get their approval and Century West Development Ltd. will likely be denied inclusion of Class A office space...is it unfair that the large, well established developer trumps the less established local development company, perhaps, but if you want towers of glass to rise

Either way, Reginan's could and should make a few demands (amenities and niceties!) since both developers are vying for a slice of the downtown office market...just a thought