Regina Construction III

[Dan0myte]

Originally Posted by djforsberg

You couldn’t have it on the east side. The merge lane from going west to north is free flowing. Slowing that down wouldn’t be practical. I agree with on the west side though.

The west side makes a lot of sense for an expanded pathway with better accessibility. It's a slight inconvenience that people will from Cathedral will need to use the crosswalk at 13th and then the crosswalk again at 11th but it's a minor inconvenience.

[UPP]

I think the idea behind the McD's is to attract restaurants to that area of Evraz. The thought is that if there are restaurants on site, people heading to and from Evraz for Pats games and Rider games will be more likely to arrive earlier and possibly leave later, thus alleviating traffic congestion before and after major events.

This has been attempted across North America with new stadia and arenas, like the Staples Centre in LA or University of Phoenix Stadium in Glendale, Gillette Stadium in Foxboro (New England Patriots) and others.

Of course, this is Regina, so the first tenant isn't going to be P. F. Changs or House of Blues, or even Cactus Club or Earls. The hope is for an entertainment district, McDonald's brings some status to the spot and may attract some other restaurants simply because McD's always brings in consumers.

We'll see long term how this plays out. It may end up being a great start to a great idea, or it could end up like the GTH, with 1 restaurant, and a crappy one at that.

[one_brick_at_a_time]

Originally Posted by UPP

I think the idea behind the McD's is to attract restaurants to that area of Evraz. The thought is that if there are restaurants on site, people heading to and from Evraz for Pats games and Rider games will be more likely to arrive earlier and possibly leave later, thus alleviating traffic congestion before and after major events.

This has been attempted across North America with new stadia and arenas, like the Staples Centre in LA or University of Phoenix Stadium in Glendale, Gillette Stadium in Foxboro (New England Patriots) and others.

Of course, this is Regina, so the first tenant isn't going to be P. F. Changs or House of Blues, or even Cactus Club or Earls. The hope is for an entertainment district, McDonald's brings some status to the spot and may attract some other restaurants simply because McD's always brings in consumers.

We'll see long term how this plays out. It may end up being a great start to a great idea, or it could end up like the GTH, with 1 restaurant, and a crappy one at that.

Yeah, I was thinking the same thing that Earl’s, Brown’s Social House, Cactus Club, Milestones etc. would probably be on their wish list to open on the grounds as well.

[Draftsman]

Deleted, and moved to Regina Pubs and Restaurants. Let's continue the conversation there, shall we?

[aberrant]

Originally Posted by djforsberg

We need to stop developing for the sake of developing and focus on reversing the decay of already established commercial districts, especially downtown, which I’m very concerned is going to lose all the gains it made in the last 12 years.

I have been saying this to council for 5 years...

[one_brick_at_a_time]

Originally Posted by jigglysquishy

The project isn't in the news, but will be approved by the city in June. A floor shorter than in 2016, but still mixed use.

Concrete tender is out now, which is how it came across my desk.

Any update on this for 13th Ave and Elphinstone?

[aberrant]

Originally Posted by djforsberg

Have you thought about running for city council? We need big changes this fall but I’m worried the pandemic is going to maintain the status quo. Is anyone even challenging our “Patrick Moore has some interesting points” mayor?

Tony Fiacco publicly announced his is running for mayor. A few others have told me they plan to.

I would love be on council someday. I do what I can in my current roles.

[UPP]

Originally Posted by djforsberg

I know you’re just spitballing but I’m not sure how a fast food restaurant would bring in customers for a sit-down restaurant. Also, we have to be aware that when an economy isn’t growing, whenever a development like this happens, it will most assuredly be to the detriment of another area. And today, it’s likely to negatively effect the downtown. We need to stop developing for the sake of developing and focus on reversing the decay of already established commercial districts, especially downtown, which I’m very concerned is going to lose all the gains it made in the last 12 years.

That's not spitballing, that's REAL's plan:

365 Activation: The new standard in our
industry is to offer a year-round activated site
where the community lives, works and plays.
This must become the new focus and goal for
REAL. The future plan for Evraz Place should
explore residential, commercial, retail, and
sports and entertainment expansion.

https://www.evrazplace.com/public/images/Futures_Committee_Findings_Public_Presentation_FINAL.pdf

[one_brick_at_a_time]

I could see them put a condo tower by that McDonald’s as well as closer to Elphinstone.

[aberrant]

So REAL (which is basically the City), wants to compete with private business. During a pandemic. When private business is struggling.

Did I get this right?

[UPP]

Originally Posted by aberrant

So REAL (which is basically the City), wants to compete with private business. During a pandemic. When private business is struggling.

Did I get this right?

FWIW, that report was published in June of 2019, which means that the study would have been commissioned probably the year before.

The plan is hardly ground-breaking, nor is it unique, the study looked at 13 other entertainment districts recently developed in other cities in North America.

I'm not sure how it's competing with private industry. They're leasing land for development. My guess is, besides McDonalds, there won't be much interest for now.

[Drofmab]

Originally Posted by djforsberg

We need to stop developing for the sake of developing and focus on reversing the decay of already established commercial districts, especially downtown, which I’m very concerned is going to lose all the gains it made in the last 12 years.

...developing for the sake of developing is how we ended up with the Quance/east-end clusterduck. Costco dictated the terms, without a lick of consideration given to urban planning, traffic flow, pedestrians, etc... and then the City needed to rip up Quance to band-aid a solution to a problem that Council & Admin allowed to happen.

And then, at the other end of the extreme, we had City Admin trying to ram through changes to Eastgate with zero consultation, and in clear contravention of provincial legislation... despite the wishes/interests of area businesses (in this rare case, it was Council that caught Admin misleading them & put a stop to the stupidity).

[one_brick_at_a_time]

Originally Posted by UPP

FWIW, that report was published in June of 2019, which means that the study would have been commissioned probably the year before.

The plan is hardly ground-breaking, nor is it unique, the study looked at 13 other entertainment districts recently developed in other cities in North America.

I'm not sure how it's competing with private industry. They're leasing land for development. My guess is, besides McDonalds, there won't be much interest for now.

I heard IKEA was interested

[Drofmab]

Originally Posted by UPP

That's not spitballing, that's REAL's plan:

365 Activation: The new standard in our
industry is to offer a year-round activated site
where the community lives, works and plays.
This must become the new focus and goal for
REAL. The future plan for Evraz Place should
explore residential, commercial, retail, and
sports and entertainment expansion.

https://www.evrazplace.com/public/images/Futures_Committee_Findings_Public_Presentation_FINAL.pdf

FWIW - this concept works well in Ottawa at Lansdowne Park. The redevelopment there has changed the vibe of what was once a near dead-zone in an otherwise pedestrian & transit-friendly area (think Cathedral). Now, there are a dozen restaurants on the property, a Whole Foods, and a high-rise condo at the end of the field (densification) and continuous activity. This was all done despite the NIMBYs in the area (again, think Cathedral) being dead-set against the development: it would kill the neighbourhood.

But you know what they didn't use as an anchor? a vehicle-friendly fast-food joint. Not a single vehicle-friendly restaurant on the property. Actually, very little parking - access is primarily by bus, bike, and walking.

[one_brick_at_a_time]

Originally Posted by Drofmab

FWIW - this concept works well in Ottawa at Lansdowne Park. The redevelopment there has changed the vibe of what was once a near dead-zone in an otherwise pedestrian & transit-friendly area (think Cathedral). Now, there are a dozen restaurants on the property, a Whole Foods, and a high-rise condo at the end of the field (densification) and continuous activity. This was all done despite the NIMBYs in the area (again, think Cathedral) being dead-set against the development: it would kill the neighbourhood.

But you know what they didn't use as an anchor? a vehicle-friendly fast-food joint. Not a single vehicle-friendly restaurant on the property. Actually, very little parking - access is primarily by bus, bike, and walking.

Strong point there. I feel what REAL is trying to do (poorly) would be more realistic where the Railyard redevelopment is planned. With brick walkways and no traffic. Sadly Evraz place is a majority parking lot site because of the exhibition and sports focused buildings. Without multi level mixed-use building proposals to draw to the “walkable” destination aspect, a drive through McDonald’s is all we are getting.

[UPP]

Originally Posted by Drofmab

FWIW - this concept works well in Ottawa at Lansdowne Park. The redevelopment there has changed the vibe of what was once a near dead-zone in an otherwise pedestrian & transit-friendly area (think Cathedral). Now, there are a dozen restaurants on the property, a Whole Foods, and a high-rise condo at the end of the field (densification) and continuous activity. This was all done despite the NIMBYs in the area (again, think Cathedral) being dead-set against the development: it would kill the neighbourhood.

But you know what they didn't use as an anchor? a vehicle-friendly fast-food joint. Not a single vehicle-friendly restaurant on the property. Actually, very little parking - access is primarily by bus, bike, and walking.

I'm not disagreeing with you there. Evraz is essentially an island with the CP rail line blocking access from the south, Lewvan from the west and the hospital to the north. People aren't going to walk to Evraz and upscale restaurants aren't going to jump at this development.

I applaud REAL for thinking about trying to change their landscape, but the location and setup of Evraz will hinder any meaningful development.

[sask1982]

I see there is an application for the next phase of Aurora, south, across the street from Landmark, and west, across the street from Costco gas station.

Their website doesn't show any confirmed tenants in that area - any idea who might be going in there? I would imagine one or two tenants would be secured before they would start construction - no?

[scotty c]

Originally Posted by djforsberg

I dunno about you guys, but I sure find it strange that non-profits like REAL so relentlessly pursue... profits.

There’s a difference between Profit and Revenue. Generally non-profits will do all they can to maximize revenue as that allows them to increase their expenses which are generally tied to performing their mission. A non-profit doesn’t prevent you from making all kinds of revenue it just prevents you from distributing profits.

[scotty c]

Originally Posted by djforsberg

Yes, I too have taken Accounting 20 in high school. I'm speaking about how aggressively they are pursuing growth lately. The gravy train certainly exists in non-profits.

There is no winning in this situation. If they do nothing then people complain that they are sitting back and wasting valuable land resources that could be used for something better. They make improvements and look to expand the uses for this area and they get dumped on for moving too fast or doing the wrong things.

[aberrant]

Again, why is the City (via REAL), trying to develop their property, when their is a glut of privately owned commercial space available?

This is the exact reason the City has given for slow stepping/stopping the Railyard development - market conditions.