Saskatoon Construction

[Ruckus]

^ East Side representin'

Might as well build another Wal-Mart, the East Side only has two.

[drm310]

joelpiecowye, I tried the link to the Rosewood PDF and I got a "page not found" error. Did the city take it offline?

[shmakim]

Well I gotta jump in and give my 2 bits, on 2 recent bits... of news.

Regarding Rosewood: Incorporation of existing wetland is very nice, and I'm sure for that reason they can fetch many dollars for the lots. It can be upscale, but still have a decent amount of townhouse and apartment places. Linear pathways are a great concept: having spent the last 8 years in Calgary, I _love_ linear pathways, and lemme tell ya how disappointed I was trying to get around my suburb lately on my bike. As far as links from Rosewood to downtown.... uh, maybe the people that'll choose to live that far from the core of the city will simply choose not to go downtown much. I don't know just how intense the commercial component will be, but when I lived in Calgary, I was 160 blocks south of downtown, worked 100 blocks from downtown in an office tower that was part of the Southland "town centre", centered on the LRT stop, and once I had a family, I barely EVER went downtown. I think if there was adequate commercial / professional space in Rosewood, people could move there, work there, get groceries there, ride their bikes in that huge park, and very infrequently get out of that neighbourhood. I think it might allow a stronger community feeling, and it'll certainly cut down on the number of single occupant cars tying up roadways into downtown on weekdays. Anybody see the pseudo-documentary called Radiant City? It was filmed in cinema verite' style, but the people in the show were actors, telling the story of urban sprawl. Coincidentally, it was set (though not filmed) in my old neighbourhood of Evergreen, in Calgary. They mention something called "new urbanism", which I take to mean the concept of town centres and walkable neighbourhoods. Calgary had a dramatic-looking one built a while ago called MacKenzie Towne.... and the first time I saw it, damn, I thought I was driving through a theme park done up to look like a neighbourhood. It had quaint row housing, each with a unique coloured door, special non-standard streetlights, lots of roundabouts instead of yield or stop signs, a faux lake.... BUT it also had all necessary commercial amenities and lots of park space, and some office space as well. Good thing, cause they were even farther from the downtown core than I was, so I expect people who consider living out there would think twice if they had a job requiring them to go downtown. Also, that neighbourhood has become ENORMOUSLY popular. With any luck, Saskatoon can have the same success with Rosewood, Willowgrove, and Hampton Village.

Regarding the city council squashing development of new retail space on Attridge just east of Kenderdine - I gotta shake my head at that one. I'll make a few points I'm sure won't endear me to a bunch of readers:

First, if they were to set the retail space up as big box, I suspect they wouldn't be exact copies of the stores in Preston Crossing, but likely stores that would complement them. (Preston Crossing and Stonegate are far enough away from each other that they CAN be exact copies). And even if they were the same, I don't know how much difference it'd make. I either choose to go to big name stores, or I don't. Judging by the number of people living in Erindale, Arbour Creek, and increasingly, Willowgrove, any retail development will do well in that area.

Second, I doubt the establishment of a big box mall in University Heights (barely a block from my home as the crow flies) would affect Sutherland businesses. Sutherland has chosen not to invite large retailers into the area, so they're always going to have funny little niche stores, which won't compete on the same level as major retailers. Besides, how wide a radius is Sutherland demanding? I live in Erindale, and I don't go to Sutherland, with very few exceptions.... I suppose I could, to make the conscious effort to support local business. In that case, who cares what stores would be in the University Heights big box mall? Sutherland needs to market the whole commercial experience of their area, not care about unequal competitors.

Last, if they were to allow retail into that big empty field, how many unique local businesses would set up shop there? Enough to keep big anchor retailers out entirely? Doubt it. The S-P article mentioned previous big box efforts that contained a clause for local businesses to exist side by side with big retailers. Interesting concept - has it ever been successful? The painful truth when it comes to establishing a big new retail area is that the big box names are the ones that can move more quickly to set up shop, rather than either a big local business or a bunch of little local ones.

(huff huff huff) Don't take the above as a pro-big box rant. I certainly appreciate the unique character of neighbourhoods like Sutherland, Broadway, and the up-and-comer, Riversdale. But city council's decision to squash retail development in that dead field, which is slated to be retail anyway, for no apparent reason other than the possibility of it being big box, where big box = bad, they need to butt out a little. The opinion piece in the S-P the other day made me stand and applaud.

[shmakim]

Oops, seeing it all in a block like that.... guess that was more than 2 bits. Flame me if you must, but I'm curious to see what kind of discussion this might generate.

[Jonitecture]

so, they started tearing down the legion hall e few days ago, what a shame...im thinking of sneaking in tonight to see what it looks like in there, but i doubt i will

[joelpiecowye]

i don't know drm310, i guess they must of but i don't see why but if you want to take a look i know they have a less detailed map by the future shoppers drugmart between lakeridge and briarwood

[shmakim]

Originally Posted by shmakim

Oops, seeing it all in a block like that.... guess that was more than 2 bits. Flame me if you must, but I'm curious to see what kind of discussion this might generate.

None? Am I a buzzkill to you guys?

[Ruckus]

Originally Posted by shmakim

None? Am I a buzzkill to you guys?

I thought about getting into an argument over what constitutes sustainable development in Saskatoon, in my opinion the walkable neighborhood concepts you describe(e.g. Mackenzie town or other) seem like a worthwhile idea. But, I still feel Saskatoon is encouraging suburban development at the expense of inner city revitalization and development. The current approach doesn't sit well with me as I have lived and experienced the concern that is suburban Calgary and the negative affects it has on that city as a whole.

Saskatoon has plans for inner city development in the next few years(city yards/warehouse district/Caswell Hill???) and I would rather see those developments being constructed than suburban development because IMO suburban development is much more costly in the long term both financially and socially.

But on the other hand Saskatoon has yet to grow its suburban tentacles to what some may term as excessive sprawl(e.g. Calgary?), and as a result it seems that Saskatoon should/could pursue suburban development for a few more decades before the growth becomes a serious concern.

We can be proactive or reactive in our approach to growth constraints. I really don't wish for Saskatoon to begin feeling the negative affects of a large population attempting to travel through gridlocked roads 2 hours a day to reach their destination (home/work/school/family/recreation activities/etc), so it is my opinion that Saskatoon pursue sustainable development beginning with inner city development.

With that said, I'm of a certain demographic: university student, early 20's, single, no kids, resides in NW suburban Saskatoon(family home). But does any of that really matter when discussing the growth strategy of cities hoping to remain manageable and sustainable?

[prairieguy]

Shmakin,
I think you have made some really good points (many difficult to argue with!) HOWEVER (you knew there had to be a 'however', right??). Your reference to the new communities being developed in Calgary and other major cities that are basically 'self-contained' is absolutely true. The difference in Saskatoon being that we are still a small city that has the opportunity to avoid the trend of 'satellite communities in the suburbs. Even Rosedale will only be a 20 minute bike ride downtown, so I doubt that it will truely be a community where its residents do not go downtown. This brings me to the second unique factor of Saskatoon versus many other major cities, and that is how vibrant our downtown is.

The downtown in Saskatoon is still a central gathering place for residents because of the beautiful river valley, trails and parks. One quick look at the number of festivals and events held downtown (especially in the summer) demonstrates how our city still embraces its downtown. Also, head dowtown on a Friday or Saturday night and you may be amazed and surprised to see the number of people! Whether its dining, pubs, movies or events...the dowtown continues to attract its citizens.

This combined with the "slow but methodical" re-development and investment in downtown that is occuring boads well for Saskatoon's core to remain really an exception to the trend of downtowns dieing out.

So....there you go...a response to your post. You made many excellent points, and I hope I have also contributed to the discussion.

[Ruckus]

Originally Posted by prairieguy

Shmakin,
.....The difference in Saskatoon being that we are still a small city that has the opportunity to avoid the trend of 'satellite communities in the suburbs. Even Rosedale will only be a 20 minute bike ride downtown, so I doubt that it will truely be a community where its residents do not go downtown. This brings me to the second unique factor of Saskatoon versus many other major cities, and that is how vibrant our downtown is.

The downtown in Saskatoon is still a central gathering place for residents because of the beautiful river valley, trails and parks. One quick look at the number of festivals and events held downtown (especially in the summer) demonstrates how our city still embraces its downtown. Also, head dowtown on a Friday or Saturday night and you may be amazed and surprised to see the number of people! Whether its dining, pubs, movies or events...the dowtown continues to attract its citizens.

Why argue against a more vibrant downtown Sasktoon?

Saskatoon is not large in area, although we could grow into a monster just like other cities if we develop a plan for it. In fact, a plan for suburban growth has already been conceptualized. Now we all wait in the coming years/decades for more suburban growth, to more congested roads with less time for the simple things in life.

[Ruckus]

For Immediate Release: June 28, 2007
IS07-256
TRAFFIC BRIDGE CLOSED OVERNIGHT STARTING TUESDAY, JULY 3

The Traffic Bridge will be closed every night from Tuesday, July 3 to Friday, July 6, between the hours of 6:00 p.m. and 6:30 a.m., for installation of architectural lighting.

Additional closures will be required as work progresses over the next two months.

The City of Saskatoon thanks residents for their patience, and for allowing extra time when travelling during the summer construction season.

-30-

Media, for more information:
Mark Patola, P.Eng
Project Management Engineer
975-2871

Installation of architectural lighting.




Destruction of the Legion Hall


A few non-development photos.

[shmakim]

"Architectural lighting" on the Traffic Bridge? Could this include the million LEDs they once proposed for outlining the bridge? I thought it was the Heritage Society that came up with that plan.

[Ruckus]

Originally Posted by shmakim

"Architectural lighting" on the Traffic Bridge? Could this include the million LEDs they once proposed for outlining the bridge? I thought it was the Heritage Society that came up with that plan.

Yes, LED's highlighting the structure of the Traffic Bridge. I believe they estimated the project to cost around $300,000. Just made a quick search, Awarded to: ALLIANCE ENERGY IN THE AMOUNT OF $462,048.00 , that's a sizable chunk of change for lighting! Should look quite nice

With all the rusted steel on that bridge they should have considered coating the entire structure with some glossy black POR 15, might last another 100 years. Although the concrete piers might come into question.

[joelpiecowye]

this was in the newspaper today

Loft living goes uptown

The floors in the Rumely building don't resemble anything remotely livable now, but that hasn't stopped six buyers from putting down deposits on soon-to-be-built, loft-style condos ranging in price from $500,000 to $800,000.

And those prices don't include the penthouses that will be priced "way above $800,000," said Gary Emde of Prudential Sask Realty.

"It makes sense for the prices to be at this level when buyers will be getting a couple of thousand square feet with the highest-quality amenities in a building unlike any other in Saskatoon," Emde said.

interest from potential buyers has been strong, according to Emde, even though blueprints are the only way to see what they might be getting.

Built in 1912 at 24th Street and Pacific Avenue, the Rumely warehouse was used to assemble and showcase the huge tractors manufactured by the Rumely Company. To accommodate the heavy machinery, the concrete floors were built 23 centimetres thick with ceilings between 3.6 and five metres high, and a huge freight elevator -- said to be one of Western Canada's most powerful -- was installed.

Although there is no other building like it in Saskatoon, the Rumely building has an identical twin in Wichita, Kansas. The Wichita Rumely building has already been turned into condos, and Gordon Doell, president of Paradigm Developments in Saskatoon, wants to follow Wichita's lead.

In fact, Doell flew Dave Burke, the architect and the developer of the Wichita Rumely building, up to Saskatoon to find out what they learned during the conversion process.

"We picked up some incredible ideas for tweaking what we already have as well as some good lessons about what not to do," said Doell in an interview.

One such lesson was to keep the bathrooms in the same place on every floor to avoid moving plumbing pipes to different spots in every loft.

Unlike the Wichita design, Saskatoon's Rumely building will see a five-storey addition built onto the existing structure on the south side to make room for more lofts. Although the addition won't be built exactly in the same style as the characteristic heritage brickwork, architect Heney Klypak says it will complement and enhance the existing architecture.

"One of the challenges we faced was adding more space to make the lofts as functional as possible," said Klypak, of Klypak Rusick Architects. "With an addition you want to give the impression that it was always part of the original building."

Project manager Marty Braaten of Norseman Construction expects construction on the addition to begin in 10 days and expects it to be completed in 14 months.
"What we're doing with this building is unheard of in Saskatoon," he said. "It's a very well-built structure. In the 1920s, if you were a well-built young man, people used to say, 'You're built like the Rumely.' "

Other challenges include finding enough parking for all of the tenants. There are 30 lofts -- six per floor ranging between 1,500 and 2,000 square feet -- and Klypak wants to offer two parking spots per loft. But the planned basement parking garage only allows for 32 stalls, meaning some tenants will have to make do with one stall.Coun. Charlie Clark, whose ward includes the Rumely building, says the overhaul of the historical former warehouse comes at a crucial time in the revitalization of the downtown and warehouse districts.

"This shows that downtown living is a viable option in Saskatoon," Clark said. "If we want to attract young professionals to Saskatoon, a conversion like this is the way to do it."

Clark said higher-density living like the kind offered by the Rumely lofts helps cut down on driving in the downtown core and lessens residents' environmental footprints.

We have to show that it's possible to grow upwards as opposed to outwards," he said. "I applaud the developers who are taking the first leap and showing this is possible."

Murray Totland, Saskatoon's general manager of infrastructure services, said part of the revitalization of the warehouse district includes an extension of 25th Street west to Idylwyld Drive.

Although there is no funding in place for the project, Totland said there are plans for underground servicing to begin next year if Canadian Pacific agrees with the city's plan to have 25th Street cross the existing railroad tracks running through the warehouse district.

Regardless of whether the surrounding neighbourhood changes, Klypak said his objective is to make each loft a place where he would be willing to live.

"I can say that I would live in any one of these lofts," he said. "A lot of heart and soul went into each suite and I think people will see that."




If i read that right i believe it said they are adding 5 sotries. I hope it will look nice mabey somthing more modern and glassy to show some contrast between the old and the new. I hope they will show plans soon

[Ruckus]

City ponders McNab Park move

Published: Saturday, July 07, 2007

David Hutton, The StarPhoenix



McNab Park might be picked up and moved.

The sale of the 50-acre residential area is now official. One of the ideas being explored by the city and the new owners is to gut, refurbish and move some of the housing units, potentially to nearby Hampton Village.

"They move barns, they move elevators, it's the same thing here," said Gil Dobroskay, the Realtor working on the project with the new ownership group. "It's a smart thing to do with the cost of construction today."

The developers and the city see the potential for a development similar to Calgary's Garrison Woods, an ex-military base. The developers there renovated and moved old affordable housing that was set to be demolished and integrated it into the upscale neighbourhood.

"It's quite spectacular what they did in Calgary, with beautiful new masonry," said Mayor Don Atchison.

"I don't see any reason why we couldn't do that here."

Atchison said the idea was brought up roughly four years ago. Since then the city has explored moving the buildings to various areas in town, only to be stumped by logistical problems such as moving the units across bridges. Hampton Village is particularly attractive, he said, because of its proximity and the stage it's at in development.

Atchison stressed, though, that the properties wouldn't look as they do now.

"It's a good idea to be able to reuse, to save, and in fact upgrade these structures all at the same time," he said.

In Calgary, old, broken down wartime homes became affordable family houses and condos that fit with the design of the neighbourhood. Provincial grants are available for such a project, though no money has been secured yet.

Extra provisions would have to be taken because of the age of the units in McNab Park, said Alan Wallace, a senior planner with the city. Many of the them were built more than 60 years ago and the area itself was originally a Second World War air base. The structurally weaker properties would still likely be demolished, he said.

Someone would need to buy the units and discuss the development with the city and Dundee Developments, who are co-developing Hampton Village. They would also have to ensure the affordable housing could be properly integrated into the new area.

The response of McNab Park residents is mixed. Some worry about affording the refurbished houses, while others are still upset to see the end of their neighbourhood.

"That sounds like an acid trip to me," said Paula Omness, who has lived in McNab Park for two years. "I wouldn't move to Hampton Village, I like my neighbours just the way they are."

Dobroskay's company, Guardian Commercial Real Estate, working on behalf of the new ownership group, is renovating deteriorating houses and condos before embarking on the development of a business development park in the area. All of the properties in McNab Park are leased and many weren't properly maintained.

Several residents have been given notice that their properties will be renovated and they will be temporarily relocated during the construction.

"It's like dating, we've just been getting to know the tenants and they've been getting to know us," Dobroskay said. "We've been inundated with requests."

McNab Park, located near the airport with more than 100 rental units, including single-family and row houses, has long been identified by the City of Saskatoon as in dire need of a makeover. The neighbourhood is the first and last impression air travellers have of the city and is ideal land for businesses who have employees that travel frequently.

The new owner is a numbered company whose officers are Allan Korchinski, the owner of an Edmonton-based chemical company and a former resident of Saskatoon, Bruce Korchinski and Larry Machula, both of Saskatoon.

The group is working with the city to finalize a concept plan for the area, which needs council approval. They plan to turn the area into a campus-style business park, much like Saskatoon's Innovation Place, complete with hotels, office towers and a sports and park area for employees.

Dobroskay even suggested the area would be an ideal relocation site for a company such as Cameco Corp. The development project is expected to be phased in over the next five years, with construction starting as early as next year, if city council accepts the concept plan.

The challenge has been what to do with the more than 600 residents -- many of whom require affordable housing -- once construction starts. If they all leave at once, the housing market won't be able to absorb them. The developer's proposal must include an exit strategy for gradually phasing out residents. Residents would not all be evicted at once and would be given adequate notice, Wallace said.

"We're going to try to keep everybody as comfortable as possible until everything is ready to go," Dobroskay said.

[email protected]

[Echoes]

^ "They plan to turn the area into a campus-style business park, much like Saskatoon's Innovation Place, complete with hotels, office towers and a sports and park area for employees."
...hotels, office towers as in more than one!?! I dont think this business park is deserving of ONE office tower, let alone two or three... what are these people thinking wanting to build an office tower out by the airport? Get with the times here and build downtown. We're trying to improve our core and they want to build Mega-office-plex on our outskirts.

And how dare they even suggest that this business park would be an ideal site for a new Cameco HQ. They must be aware of the initiatives being taken to coax Cameco downtown and they come out with that suggestion.

The investors in this company do not seem to be thinking progressively about how Saskatoon can and should develop and grow.

[circle33]

$800,000 condos in the warehouse district....that's pretty major stuff. This isn't the same city I moved to less than five years ago.

[Jonitecture]

so this means that they arent putting an addition on the top anymore? if so thank goodness. i hope the addition is either sleek and modern or looks similar to the original design

[Jonitecture]

also, for the second avenue lofts, on the wedsite the diagram shows plans for a curved glass ceiling in the main foyer, but i havent seen any work on that, has it been cancelled?

[macca]

Condos help rejuvenate Caswell Hill
Daring project rewarding for developers

Kenyon Wallace, The StarPhoenix
Published: Monday, July 09, 2007

A condo project in the heart of Caswell Hill -- originally viewed by many as a risky venture -- has sold out.

Even the developers, Mike Monachino and Barbara Foster, viewed the conversion of the old T. Eaton warehouse on Avenue D North to loft-style condos as a daring project, especially because of the surrounding derelict houses, industrial lands and the city's bus barn right across the street.

But they found buyers, and the transformed former home of Canada's once-largest department store retailer will be ready to welcome many of its new owners in August, according to Realtor Gary Emde, president of Prudential Sask Realty.


View Larger Image
The Eaton Warehouse condo project has sold out
Gord Waldner, The StarPhoenix
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Font: ****"The location isn't the most appealing right now, but this is Saskatoon's first warehouse condo project," said Emde. "It's the true definition of loft living."

The 25 lofts in the five-storey historic warehouse varied in price between $250,000 and $350,000, Emde said, with sizes ranging from 1,000 to 3,000 square feet. However, the value of some of the lofts has already surpassed the $750,000 mark due to custom appliances and cabinets and extra features like fireplaces, chandeliers and Jacuzzis, according to construction manager Al Giesbrecht. The fact that the building sold out with only blueprints for buyers to see -- there were no show suites, flyers or brochures -- is undeniable proof that Caswell Hill is becoming a hot spot for revitalization in Saskatoon, Emde said.

Cindy Haftner was driving by the development last year and immediately fell in love with the style of the lofts. She said her family had never considered living in a condo before, but the sheer size of the units as well as the accessibility of the building -- two members of her family use wheelchairs -- are what sold it to her. Haftner also said she thinks a major development of this kind symbolizes a vision for the neighbourhood.

"Even though Caswell Hill might not be the most appealing view at the moment, this development is a sign of how that's going to change down the road," she said. "Caswell Hill has its own charm as an older neighbourhood and the warehouse is reflective of that."

There's no denying that some incentives from city council might have also tipped the balance in favour of purchasing for some potential buyers. In November 2005, city council approved a 100 per cent tax abatement so that loft owners don't have to pay city taxes for their first five years of occupancy. In addition, Monachino and Foster's company, MFD Warehouse Restorations, won approval from council for a property tax exemption for two years during construction.

"When we approached city council with this project, they were very receptive and we basically made commitments to each other," Monachino said in a telephone interview from his summer cottage in New Jersey. "We said, 'If you help us out with the taxes on this project, we'll not only convert the Eaton warehouse to beautiful lofts but also build townhouses next door.' "

And that's just what Monachino and Foster are about to do on a patch of industrial land directly south of the Eaton warehouse. Monachino says he plans to build five two-storey loft-style townhouse units -- ranging in size from 1,700 to 1,900 square feet -- with high ceilings and exposed piping once the city changes the land zoning. Monachino is aiming to get the foundation started later this summer so that buyers could move in by next winter.


With the Eaton warehouse lofts, Monachino said he was aiming to give the impression that the owners were in New York City. It's that kind of progressive development that's going to change the face of Caswell Hill, said Coun. Darren Hill.

"Caswell Hill is going through a revitalization similar to what City Park experienced 10 years ago," he said.

There are no immediate plans to remove the noisy bus barn across the street from the Eaton warehouse, Hill said, but it is an eight- to 10-year plan the city is working on. Residents of Caswell Hill will be consulted as to what should happen to the area the bus barn currently occupies once it's moved, he added.

"I'm so glad these old buildings are being renovated and turned into something positive instead of just tearing them down," said Caswell Hill resident Bobbi Taylor, who lives just eight blocks from the Eaton warehouse. Since moving to the neighbourhood five years ago, Taylor says she has seen a real transformation with people renovating their homes.

"Caswell Hill is a friendly place and looks more beautiful all the time," she said. "You couldn't pay me to live in one of the new neighbourhoods."

[email protected]

- - -

OTHER LOFT PROJECTS IN SASKATOON

Rumely Building: Owned by Paradigm Developments, at units ranging between $500,000 and $800,000, this project is fetching some of the highest prices for lofts in the city.

Fairbanks-Morse Building: Redeveloped by Olstar Developments in the summer of 2006 into 12 trendy downtown apartment condos.

Second Avenue Lofts: In the heart of the downtown core in the old Bay building, this trendy loft development has already taken deposits for more than half of the planned 130 units.

King George Hotel: Recently purchased by Meridian Developments, this historic building is slated to be converted into luxury residential condominiums.

_____________

This is excellent. Now how about some brand new condo towers downtown? If something on Ave D is worth 750k, something on the river would be worth....?

In (possibly) related news, the parcel of land adjacent to Clinkskill Manor in River Landing is SOLD. I saw no indication before that it was for sale. On the site plan for River Landing, this parcel is listed only as "Private Property". It is a surface parking lot. Perhaps it is just changing hands and will remain a lovely gravel oasis, but perhaps it will be something more.