The Rail Bypass Around Winnipeg Project

Lloyd Axworthy knows something about rail re-location. He was there back in the 1980s when CN Rail was convinced to give up their downtown rivers location in favour of Symington Yards. It is still going on now four decades later. It is one of Canada's prime examples of rail land being re-located to create one of Canada's top tourist attractions. The waterfront in Toronto is another example although that includes port as well as rail. There are examples of military based in cities also being repurposed. In Winnipeg, that would apply to the Kapyong Barracks. In Calgary, it would be the Garrison base.

Safe to say that the land recovery and end of displacement from city rail crossings is of greater value and cost than a port or military base redevelopment. The movement of rail within a city can be dangerous and serves less purpose now since the cargo is being loaded and unloaded much of the time outside the confines of the city. People have died as a result of hazardous materials being transported within cities.

It is also true that rail has brought great wealth to Canada. While it isn't the sole reason for Winnipeg's success, it is a leading reason why. Had the rail crossed at Selkirk instead, it would be Selkirk that was the biggest city. Boosterism and corruption ensured Winnipeg got the first rail across Canada. The railways got the lands closest to the areas they wished and prospered. It was mutually beneficial and Winnipeg and Manitoba did well by it.

A by-pass could open up lands and create an internal active transportation system, bus and light rail routes, parks and new housing and commercial developments. There would be no need to build a new Arlington Bridge if a surface road could just head straight through. The Great Divide between the North End and the rest of Winnipeg would be eliminated if the Weston Yards moved to the new logistics area of CentrePort or somewhere else in the the greater area. This will not be instantaneous not without many lobbying for favourite projects. It is worth noting that some advocated The Forks be made into an urban forest. While compelling. it is hard to imagine it being as being such a place as it is now.

Lloyd Axworthy should present a route plan and the debate should be in earnest. In the fall of 2026, there could be billion in investment money from the meetings taking place in Toronto with the federal government. Manitoba should be at the table with shovel ready projects. We shouldn't be building anymore multimillion overpasses for rail crossings in the city when other solutions present themselves.

The Return of Arby's 2025

When Arby's closed their Winnipeg locations it was heartbreaking for some of their fans. Covid closures took out the last location at Kildonan Mall. We weren't alone in closures. Arby's closed everything in Toronto. Mexico lost all their Arby's years ago and is only now getting them back. Suffice to say that there are huge fans of Arby's in Canada and beyond. 

The restaurant has been open three months now at Season Tuxedo and show no sign of slowing down. Spokesmen for Arby's suggested there were more locations coming. There are still holes to fill along major commercial streets in Winnipeg and around malls. Polo Park comes to mind. Around Kildonan as well.

We'll never see a Hardee's in Canada because the courts have ruled it is too close to Harvey's in name. Hardee's is a competitor in the roast beef sandwiches for Arby's but will never come to the country so long as Harvey's exists. There are a few roast beef places such as Carl Jr's across the land, the nearest being in Regina, but for the time being Arby's it is.

It is hard to find any oxygen when McDonald's has 41 locations alone in Winnipeg. By comparison, there are 14 Burger King's in Winnipeg. If it is any consolation Toronto only has 13. Either way you slice it, it makes for a lot of burger joint. It could be one of the most common foods at restaurants. And yes, that is over chicken and pizza places as well.

It is very likely we will be seeing more diverse restaurants and drive-thrus coming. Certainly there will more Arby's coming to Winnipeg.

 

More Housing for Seasons in Tuxedo Site

The Seasons of Tuxedo and Seasons in Tuxedo area has been non-stop construction for more than a decade. IKEA has been up since 2011 years and the area on both sides of Sterling Lyon have been transformed. From zero population back then as industrial land, it now has thousands living and working there every day.

Krispy Kreme and Arby's are but the latest additions as the last spots fill up in and around the Outlets of Seasons mall. In a spot  across the street from Frankie's are zoning approvals going forward at 457 Sterling Lyon for two 7 storey apartment buildings with 1, 2 and 3 bedroom units. Three bedrooms in Canada is the unicorn of multi-family dwellings. 

The Seasons district 13 years ago was the former CN Intermodal site but now it is an example of infill mixed development. The site at 457 Sterling Lyon is one of the last sections large enough for apartments to go. The other apartments in the development have filled fast. It is a testament to the idea that mixed developments are the right direction as they were in the past. The Courts of St. James and the Holiday Towers are among a few long term examples of mixed developments succeeding for decades. However, they fell out of fashion for many year and some places, especially downtown have no balance between residential, office and retail.

The new apartments will be walking distance to any of the amenities one might expect in any neighbourhood. The Red River Co-Op grocery store and a few pharmacies have the basics covered. However, there also doctor, dentist and vet offices within walking distance and a bus terminus is located right by the mall. A sidewalk on the south side of Sterling Lyon is sadly lacking though.

Winnipeg is still need of many apartments for its growing population, rising rents and low vacancies. As has been said many times now, the affordable housing of 20 years from now is being built now. And the only way to lower rents today is to build capacity in the system. The Seasons site is fortunate to not have to face opposition from residents like so many other areas do. Since it was industrial before, the developer has been able to get quicker approvals. Polo Park and the surrounding area have been trying to get approvals for housing for more than a decade and the wait continues. There is no doubt that people would move to and live in the area if the option was there. Undoubtedly, many other shopping areas of the city will see apartments go up as the surface parking lots take up a lot of space.

These apartments being built at Seasons will have some underground parking as well. Many apartments have storage for bikes as well since the Harte Trail is so close and people are using for quick commutes and recreation. Still, the attraction of such apartments is how walkable everything is. It likely takes longer to get your car than it does to walk to the store.

Look for these apartment to go up some time around 2025.

Burger King Now Open at Seasons at Tuxedo

If it seems like an overflow of activity from Seasons at Tuxedo, it is because so much constructions has reached conclusion, is nearly done or about to put shovels in the ground. The rush is to complete as much as possible. Polo Park is about to embark on a huge expansion with housing and retail and Kenaston Kapyong Barracks. At the pace Seasons is going, it is not unreasonable that by the end of 2023, there will be no undeveloped land left.

Last year Burger King indicated they were going to be opening more Burger Kings in Manitoba and renovating others. True to their word, two more have gone up bring the number in Winnipeg to about 14. One has gone up on Empress and another at Seasons of Tuxedo. During the pandemic pretty much every McDonald's in Winnipeg renovated. Other franchises are only catching up.

Burger King is looking to challenge McDonald's in Winnipeg. For years, they have been in locations that are less lucrative than the Golden Arches. That seems to have changed only recently.

Above the Empress location with Khab Tapioca and Chung Chun Rice Hotdogs. Expect to see more Asian fast food, casual dining and fine dining in Polo Park area in the next years. And the missing area across the city is curry shops.

As noted about Seasons, it isn't a standard mall. If it was, it would have some of the problems affecting the smart centers across the country. They have waited for some miracle retailer that is just not coming.

Just down the street the Smart Centre is struggling to fill spaces that have been vacant for some time. It is only now they they have freed themselves to seek out businesses that would not have had a chance to be located there in the past. In short, the focus on retail with a few restaurants is far too limited for success.

Contrast this with Seasons with a huge residential area, hotels and non-movie house attractions such as Rec Room. Also, contributing to livability are dentist, vet, pharmacies, fitness studios and banks and financial services. What is unacceptable is after ten years is that there is still no sidewalk from Kenaston to Red River Co-Op Grocery. None.

Presently, there are only internal pathways but none connecting south Sterling Lyon. The city is letting down the community. All of Kenaston in the area not having sidewalks is an embarrassment and dangerous.

One section after another of construction is going on so the community should expect to see people explore what is actually present. More and more people are walking within the area. In some cases, it easier to step out of your residence, skip the car and walk to the grocery or pharmacy.

Not as heavy on the cannabis stores here but I'm assuming the days of 200 locations will come to be a rationalization of them. Seasons has a liquor store and a beer vendor too. Say what you will be you know what Osborne Village and South Osborne don't have? A beer vendor.

The pictures above will be the 5000 square foot Krispy Kreme. It will be clearly visible at the busy corner of Kenaston and Sterling Lyon.

Across from Krispy Kreme is IG Wealth Management. Some of their meetings will feature donuts soon.

Few vacancies remain in completed sections. Hair and nail salons are also present. A large medical tests centre is on site.

Foot traffic and car traffic going by from commuters and local residents will come in handy. This week a few more restaurants have shuttered elsewhere in the city because it has been hard to find workers, people have not returned to office and high inflation. It hasn't easy.

At the moment Seasons has the momentum and Burger King opening should see success at such a busy location. 

Arby's Returning, St.Louis Bar and Grill New To Winnipeg

In 2020 the last of the Arby's closed in Winnipeg. It seems every few years some franchises not named McDonald's fade and in some cases die. Case in point is Swiss Chalet which has twice expanded here and twice died. Harvey's is another that has risen and fallen and now has only one location.

Having a good location for your franchise certainly helps and being located in the Seasons at Tuxedo mall will help. As mentioned in other posts, the mall along Sterling Lyon has not had a break in building in a decade. This new Arby's in the city should have a fighting chance between the mall and so many new residents onsite in the last three years.

Also in the same section of the Red River Co-Op Grocery part of the mall is a large Canadian restaurant chain called St. Louis Bar and Grill opening. It is their first location in Winnipeg and will be one of only a few locations they have in the west.

As per an earlier post D Spot Desserts in the same section along with a Dollarama. Curiously, there is a Dollarama across the street. Will that one stay open?

Above will be the Dollarama, D-Spot Desserts and St. Louis Bar and Grill. To the right will be the new Arby's.

The orange tarp is the new Bank of Montreal. 

There has been some musing about the Americanization of Winnipeg through Seasons but it should be pointed out just how much housing is a component from the very start. I can't think of too many malls on American that have around 3000 or more residents that can literally walk a few hundred feet to the mall. While malls can have suburban residential areas around them, to actually have multi-unit homes right inside the footprint is just not the American experience. 

And despite having favourite American stores, it also has banks, insurance, medical clinic, liquor stores, fitness spots, pharmacies, grocery, specialty local stores, local restaurants and the like. A bus loop runs right inside the area. This a different animal compared to past malls. 

For Arby's, the decision to locate here is how many people including tourists who will come. And to that end, it looks like the right place.

Krispy Kreme Coming to Winnipeg

In another coup for Seasons at Tuxedo, they have landed Manitoba's first Krispy Kreme. The donut shop has been in Canada since 2001 but didn't do well the first time around. They started a comeback in 2016 but so far only in Ontario and Quebec and one in B.C. with none in between. Winnipeggers used to go to Fargo to pick up but that one closed years ago. Winnipeg will have the only Krispy Kreme for a thousand kilometers in any direction along Sterling Lyon.

At present the building is not up but a few news ones are near completion. After 10 years of construction, Seasons and surrounding areas are almost complete in retail, residential and restaurant  building. And they will have now have a Krispy Kreme across from IKEA to enjoy.

D Spot Desserts Coming to Season at Tuxedo

One of the fastest growing Canadian franchises D Spot Desserts is coming to Seasons at Tuxedo. Founded in 2014, it will be Manitoba's first location and another example how the Seasons development is still finding unique offerings over Polo Park. It has been non-stop construction around the area.

As the name suggests, the specialty his desserts. Milkshakes galore, hot chocolate and every dessert in between. However, there are burgers, pizzas and poutines as well on the menu.

It is almost directly across from the Rec Room and the Hilton. And with hundreds of apartments, condos and assisted living homes in the area, D Spot Desserts is just a walk away. The Red River Co-Op Grocery anchors the far end of the parking lot. A Bank of Montreal is going up as well which will give residents even more reason to stay in the area to do their banking, insurance, their vet, their medical clinic and shopping.

For those critical of this development, it is useful to remember that this was the Tuxedo Yards, the rail and depot for containers and trucks. Once the yards reconciled to Symington, they could have remained industrial or sat fallow not earning taxes. This entire area was never going to be just a vast parking lot with IKEA in it. There are hundreds and hundreds of multi-unit houses going up and a bus loop is located in the area. This is what Polo Park wishes to become with the residential component located next to retail and restaurants.

It is for this reason that D Spot Desserts is likely to meet more success at Seasons than Polo Park to begin with. More and more people actually live steps away. As for IKEA, it attracts people from three provinces and they are looking for foods in the immediate area.

Expect to see a splash for D Spot when it officially opens.