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Thread: Jasper 108 street - two towers

  1. #201
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    Quote Originally Posted by IanO View Post
    Moral of the story - If you have a unique, interesting, historic and important asset, don't maintain it, don't reinvest in it and eventually demolish it.
    As per Sylvancroft Mansion?

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    Quote Originally Posted by sundance View Post
    While vertical and horizontal cracking are important they typically do not affect the strength of the wall. If you have a vertical crack gravity acts downward on the load each side of the crack so you can support virtually the same load as an uncracked wall. With horizontal cracks the load transfers to the bottom portion and it will still support close to the same weight. Lateral pressure from the ground of course can deform a cracked wall far easier however.

    Diagonal cracks to affect the strength of a wall and any non-superficial cracks deserve attention, this is because the load can result in movement and collapse.
    http://www.accutekhomeinspection.com...y/struct2.html

    Most of El Mirador's cracking seems fairly minor, however the brick foundation does look like it is starting to crumble and seem to be cracking on a diagonal pattern. This might be quite a bit bigger job than repointing and restucco-ing. It might require quite a bit of falsework to support the building while portions are rebuilt. As well the portion of the window lintel that is collapsing needs to get looked at fairly soon too. The window sills look decorative rather than structural so while they are failing it doesn't affect the structural integrity.

    Without looking at the roof and interior it is hard to say how much repairs will be needed, the list above is already is the neighborhood of few hundred thousand.

    I'd love for them to save El Mirador, I like the design of the building, not sure the owners think it is worth it though. But I also want to see this project proceed.
    My man, if you see this many issues in a couple exterior pictures the building is done.
    Zero and I mean zero upkeep and maintenance of real substance has been done here.

  3. #203
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    Any further developments on this project yet?
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    Blame on owners for failing to maintain the building, once Owners didn't do anything, there is a good chance to have it demolished.

    but exterior looks in a bad shape but what about inside the buildings ?? that's what we need to know.
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    Demo the building, get on with the project already. I don't want a ghetto looking downtown.
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    Quote Originally Posted by envaneo View Post
    Demo the building, get on with the project already. I don't want a ghetto looking downtown.
    Lol. 'Just demo everything we dislike, now. And get on with it.'

    Too bad it isn't that easy.

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    ^ Obviously its not going to be that easy
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    Just wondering if the owner is waiting for some kind of court order to condemn the building?
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  9. #209
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    Quote Originally Posted by envaneo View Post
    Demo the building, get on with the project already. I don't want a ghetto looking downtown.
    You make me cry.
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  10. #210
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    ^ Sorry, if I came across insensitive. I like Burger baron, Commodore & Audrey's. its just that block has so much potential.
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  11. #211

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    Quote Originally Posted by envaneo View Post
    Demo the building, get on with the project already. I don't want a ghetto looking downtown.
    Quote Originally Posted by Moodib View Post
    Quote Originally Posted by envaneo View Post
    Demo the building, get on with the project already. I don't want a ghetto looking downtown.
    Lol. 'Just demo everything we dislike, now. And get on with it.'

    Too bad it isn't that easy.
    Quote Originally Posted by IanO View Post
    Quote Originally Posted by envaneo View Post
    Demo the building, get on with the project already. I don't want a ghetto looking downtown.
    You make me cry.
    c'mon guys! pretty sure this isn't a case of just demo everything we dislike. if the building has been left in a state of disrepair and is too expensive to properly renovate, then it'll likely be history. it's sad because it does look rather unique.

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    ^ I never said I disliked the building. The block has been a bit of a blight on that part of downtown, what with Mayfair across the street and Norquest going on the block deserves, better.
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  13. #213
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    Is this project dead or anyone have an update?

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    Quote Originally Posted by EdmTrekker View Post
    Is this project dead or anyone have an update?
    It just got announced no too long ago preparation takes time. There are many administration works required.

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    Projects like this take years to come together.

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    Any news on this one? Or still in planning stages and discussion?

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    Planning stages.
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    Thanks for the update!

    This one popped in my head at work today(slow day!) and I figured I'd ask and see where it was standing.

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    Quote Originally Posted by Marcel Petrin View Post
    Projects like this take years to come together.
    Still applies. This is not a project that will be under construction any time soon.

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    Have anyone here got news about the update ?? curious about El Miradors, so will they get the wrecking ball ??
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    Quote Originally Posted by Marcel Petrin View Post
    Quote Originally Posted by Marcel Petrin View Post
    Projects like this take years to come together.
    Still applies. This is not a project that will be under construction any time soon.
    ^

  22. #222
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    Straight from the horses mouth as though to speak the red dots don't mean anything. The salesman said they put them on everything so prospective customers would stop staring at the board. Take it for what it is worth.
    “Canada is the only country in the world that knows how to live without an identity,”-Marshall McLuhan

  23. #223

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    Quote Originally Posted by Glenco View Post
    Straight from the horses mouth as though to speak the red dots don't mean anything. The salesman said they put them on everything so prospective customers would stop staring at the board. Take it for what it is worth.
    I think you have the wrong thread my friend...

  24. #224

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    Quote Originally Posted by EdmontonsKindaGuy View Post
    Quote Originally Posted by Glenco View Post
    Straight from the horses mouth as though to speak the red dots don't mean anything. The salesman said they put them on everything so prospective customers would stop staring at the board. Take it for what it is worth.
    I think you have the wrong thread my friend...
    think he meant that for the jasper house

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    Oops.
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  26. #226
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    Expect to hear more about this project in the next while. It is now two towers and a connecting low-rise that looks modern, mature, urban. Notices will be out soon.
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  27. #227
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    Any updates on the fate of El Mirador?
    “You have to dream big. If we want to be a little city, we dream small. If we want to be a big city, we dream big, and this is a big idea.” - Mayor Stephen Mandel, 02/22/2012

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    Quote Originally Posted by IanO View Post
    Expect to hear more about this project in the next while. It is now two towers and a connecting low-rise that looks modern, mature, urban. Notices will be out soon.
    Any chance we can see some renders?
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  29. #229
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    Early days.
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    I would imagine spring next year?
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  31. #231
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    As with any DC2, likely around 12months or so from notice to Council.
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  32. #232

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    Apparently, the funeral home across from NorQuest College has been sold. Word is that it will be closed on August 1. Any chance this could be related?

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    Quote Originally Posted by lostcook View Post
    Apparently, the funeral home across from NorQuest College has been sold. Word is that it will be closed on August 1. Any chance this could be related?
    Apparently not to NorQuest or you would have shared

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    Myself, and the other tenants of El Mirador are pretty anxious to hear any news on this project. It will be a very sad day for all of us when we will need to move away. We are a very close little community.

  35. #235
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    Jasper 108st pre-application:

    -120-150m
    -~1050 residential units with a diverse variety of units
    - active commercial frontages
    - pedestrian links to the forthcoming central park


    Pre-application notice
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  36. #236

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    Will Corona station entrances be moved into the building like Cambridge?

  37. #237
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    That is correct.
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  38. #238

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    Only looks like two towers to me.

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    That is correct.
    www.decl.org

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  40. #240
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    Top_Dawg is hearing that Emmonton's Historical Board is insisting that the facades of both the Money Mart and Queen Donair be preserved and incorporated in the new development.

  41. #241

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    I am not liking the parkade right on the corner facing Jasper and 108. Access will be a HUGE issue, that and LRT entrance. Hopefully they can reorientate the buildings and push the parkade as far back on 108th and tuck it inside somehow.

  43. #243
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    What parkade?
    “Canada is the only country in the world that knows how to live without an identity,”-Marshall McLuhan

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    Quote Originally Posted by Glenco View Post
    What parkade?
    I assume that 10-12 story block with the green roof in the sketch IanO posted is a parkade. Are you thinking its a massive retail with an open skylight in the middle with a few hundred retail stores?

  45. #245
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    Nope. UG.
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  46. #246
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    Quote Originally Posted by IanO View Post
    Nope. UG.
    Interesting. Then what the heck is that massive block? Offices or Hotel?

  47. #247
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    Low-rise residential.
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  48. #248
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    Quote Originally Posted by IanO View Post
    Low-rise residential.
    Thx. That explains the large number of units, and the unique comment "units with a diverse variety". Which I take will be 3 bedroom family type. A VERY good thing to see if this is the case.

  49. #249
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    Interesting. Would be nice if it ever gets built.
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    There won't be any ground level residential along Jasper Avenue, correct?

  51. #251
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    Commercial
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    great, when are they starting?

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    Looks great!
    That said, I do find it odd that they will demolish El Mirador but still keep the Commodore running.
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  54. #254
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    Quote Originally Posted by Sonic Death Monkey View Post
    Looks great!
    That said, I do find it odd that they will demolish El Mirador but still keep the Commodore running.
    maybe because they own the el mirador and they don’t own the commodore?
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  55. #255

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    This will be a great addition to that part of downtown. That area can be quite dead at times.

    Hope this goes ahead sooner rather than later.

  56. #256

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    Quote Originally Posted by Sonic Death Monkey View Post
    Looks great!
    That said, I do find it odd that they will demolish El Mirador but still keep the Commodore running.
    The Commodore will probably be part of a new project that also takes out the MacLean Block. When someone decides the time is right, it'll go.

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    not a big fan of the massing as presented. the low rise part looks out of place.

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    Quote Originally Posted by kkozoriz View Post
    Quote Originally Posted by Sonic Death Monkey View Post
    Looks great!
    That said, I do find it odd that they will demolish El Mirador but still keep the Commodore running.
    The Commodore will probably be part of a new project that also takes out the MacLean Block. When someone decides the time is right, it'll go.
    No, it probably won't. It'll probably be pushed out by a high rent. They're good where they are now and I hope it doesn't change for them.

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    Isn't where Audrey's books located a designated historical building? And What will become of them? Maybe Steve has inside information.
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    It is indeed and this does not include any of that.
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    Good. If anything the proposal when complete will enhance Audrey's customer base potential. Looking for ward to see more.
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    Quote Originally Posted by DTrobotnik View Post
    Quote Originally Posted by kkozoriz View Post
    Quote Originally Posted by Sonic Death Monkey View Post
    Looks great!
    That said, I do find it odd that they will demolish El Mirador but still keep the Commodore running.
    The Commodore will probably be part of a new project that also takes out the MacLean Block. When someone decides the time is right, it'll go.
    No, it probably won't. It'll probably be pushed out by a high rent. They're good where they are now and I hope it doesn't change for them.
    it won’t change for them unless they want it to - they own the building. if anything will push them out, it’s likely to be high property taxes, not high rent.
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    Or they get an offer they can't refuse.

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    Quote Originally Posted by kkozoriz View Post
    Or they get an offer they can't refuse.
    perhaps... although there has been no lack of offers already.

    the difference is this isn’t a vacant parking lot. the business - and the lot - has been in the family for decades. at 65 years it’s the oldest continuously operating restaurant in the city, interrupted only once to rebuild after a fire. dave - both literally and figuratively - grew up there.

    and that means it’s not simply a matter of how much you could sell it for. it’s a matter of whether you could replace what you’re selling for the price you could sell it for. so far, nothing’s come close to that.
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    In these kinds of family owned businesses its often not about the money, its about legacy. The company I work for is a family owned business. The company that bought them out had made offers to the owner for at least 10 years. Finally, after all that time, the owner agreed to sell. Not without conditions such as; the lease needed to be intact, keep the same people that have been with the company for years, keep the spirit of the company, follow all industry and provincial guidelines. And even then the owner needed to stay on as an advisor for 6 months to ensure the transition goes well. There could have been other clauses in there I'm not privy too. I imagine this could be something similar for the Commodore.
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    They've moved once. They might decide to do so again if they got a nice pocketful of cash. And Audrey's is popular but bookstores are suffering and eventually I can see them deciding to fold their tent, again, if someone made them the right offer.

    People retire, kids decide to move in a different direction, economies rise and fall. There's any number of ways thet both of those buildings could change hands.

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    I have a close friend that works in Audrey's and I'm told the store is doing good steady business. If Steve (not my source) gets the right offer, sure anything could happen. Don't look for Audrey's books to close anytime soon. Besides the building Audrey's is in is a historical building as mentioned above and not part of the original proposal as I understand.
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    Historical buildings designation in Edmonton doesn't really mean much. Sure, on paper it looks like it's protected but in truth, a developer can usually find a way around it if they're determined.

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    Historical designated buildings as I understand it, save such buildings from the wrecking ball, apparently. Maybe Ian could shed more light on this topic. When my mom's parents had Hoy house moved in New West in the 1990's, the city went to considerable expense to have it moved to its present day location. Sure at great expense the City of Edmonton could do something similar (can't remember the name of the building now blond moment Monday) restore the building at Fort Edmonton park for example but that's a really "far out there" notion. That being said, I'm excited by this proposal. I like the idea of a mix development/park set up. Would be nice if this could be done where BP's is now.
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    This may have been posted before, but has some information on preservation:

    http://www.theyardsyeg.ca/is-the-el-...the-next-to-go
    www.decl.org

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    Quote Originally Posted by buildings View Post
    not a big fan of the massing as presented. the low rise part looks out of place.
    The use of a low/mid rise podium is quite common in these types of multi-tower projects.

    https://www.google.ca/maps/@43.63610...7i13312!8i6656

    https://www.google.ca/maps/@43.63757...7i13312!8i6656

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    Quote Originally Posted by envaneo View Post
    Historical designated buildings as I understand it, save such buildings from the wrecking ball, apparently. Maybe Ian could shed more light on this topic. When my mom's parents had Hoy house moved in New West in the 1990's, the city went to considerable expense to have it moved to its present day location. Sure at great expense the City of Edmonton could do something similar (can't remember the name of the building now blond moment Monday) restore the building at Fort Edmonton park for example but that's a really "far out there" notion. That being said, I'm excited by this proposal. I like the idea of a mix development/park set up. Would be nice if this could be done where BP's is now.
    As it stands it is up to the owner if they wish to 'designate' their property as a Municipal Historic Resource.

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    Paula Simons: Three developers, two towers, one more plan to fix Jasper Avenue
    Saying "Hola" to Jasper Avenue's future might mean saying "Adios" to the old El Mirador

    http://edmontonjournal.com/business/...-jasper-avenue

    The northeast corner of Jasper Avenue and 108 Street is no beauty spot.

    Despite all the glossy redevelopment on the four corners of 109 Street, despite all the millions of public dollars poured into the artsy refurbishing of Capital Boulevard, that corner remains a pocket of urban blight in the heart of the downtown core.

    Now, three prominent local Edmonton business interests —the Maclab Development Group, Pangman Developments and John Day Developments — have gone public with a new plan to raze and remake most of the block.

    They’re preparing to ask city council to rezone 60,000 square feet of land to allow construction of two high-rise towers set atop retail podiums.

    The preliminary design from Dialog Architects shows a 35-storey tower facing Capital Boulevard and an even taller 45-storey tower facing Jasper Avenue. There would be 1,050 residential units.

    Kevin McKee, CEO of Pangman Developments, said they plan a mix of apartments and condominiums, with an emphasis on rental units.

    “We think there is some pent-up demand for purpose-built rental downtown,” said McKee. “Especially for high-quality, new rental.”

    The units would come in a mix of sizes, from studio apartments to three-bedroom suites suitable for families.

    “We think that corner can be improved by our development.”
    Last edited by Sonic Death Monkey; 20-06-2018 at 10:46 PM.
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  74. #274

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    “We think that corner can be improved by our development.”
    Understatement of the year.

  75. #275
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    Knoxville's has shut down for good.
    “You have to dream big. If we want to be a little city, we dream small. If we want to be a big city, we dream big, and this is a big idea.” - Mayor Stephen Mandel, 02/22/2012

  76. #276

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    Four towers now? Seems a bit tight.

  77. #277
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    Four towers? Who said anything about 4 towers.
    Mom said I should not talk to cretins!

  78. #278
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    The title of this thread. It should be changed.
    “Canada is the only country in the world that knows how to live without an identity,”-Marshall McLuhan

  79. #279
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    Correct, was 4, now 2.
    www.decl.org

    Ottawa-Edmonton-Vancouver-Edmonton

  80. #280
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    Good, now i can rest easy
    Mom said I should not talk to cretins!

  81. #281
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    Quote Originally Posted by Sonic Death Monkey View Post
    Knoxville's has shut down for good.
    Was told this weekend that Knoxville's will be converted into a music venue that is only open on concert nights. Want to keep the operating costs low for a space that large.

  82. #282
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    Quote Originally Posted by Sonic Death Monkey View Post
    Knoxville's has shut down for good.
    Trying for restrained celebration. Not easy ...
    ... gobsmacked

  83. #283
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    Still no mention about how many storey tall for 2 towers ??
    Edmonton Rocks Rocks Rocks

  84. #284
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    30 and 40ish
    www.decl.org

    Ottawa-Edmonton-Vancouver-Edmonton

  85. #285
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    Maclab/Day/Pangman picked up another high-rise redevelopment site on 108st.

    SOLD
    Former Howard & McBride (funeral) Building
    Downtown Redevelopment Site
    10179 - 108 Street NW
    Edmonton, Alberta

    Property Highlights:
    Building Size: +/-13,000 sq. ft.
    Site Size: +/-15,000 sq. ft.
    “You have to dream big. If we want to be a little city, we dream small. If we want to be a big city, we dream big, and this is a big idea.” - Mayor Stephen Mandel, 02/22/2012

  86. #286

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    Quite the undertaking!
    I am in no way entitled to your opinion...

  87. #287
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    Does this mean they own the entire east side that block now?

    https://www.openstreetmap.org/#map=1...251/-113.50444

  88. #288
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    No.
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  89. #289

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    Quote Originally Posted by Spudly View Post
    Quite the undertaking!
    I see what you did there.

  90. #290
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    Quote Originally Posted by Vincent View Post
    Quote Originally Posted by Spudly View Post
    Quite the undertaking!
    I see what you did there.
    I think he has passed on.

  91. #291

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    I was going to say something about people "dying to live there" but thuoght it perhaps insensitive. :O
    I am in no way entitled to your opinion...

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    Man that's funny, talk about being on fire Spudly!
    There was no need to change that plaque. We are the City of Champions.

  93. #293
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    I almost bought in the Monaco 1 4 years ago, then I opened the drapes and saw the smoke stack. :/ Those owners are gonna be pumped for a wall.
    There was no need to change that plaque. We are the City of Champions.

  94. #294
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    Looks like Freemason's Hall is going to be squeezed out
    Mom said I should not talk to cretins!

  95. #295
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    Quote Originally Posted by Sonic Death Monkey View Post
    Maclab/Day/Pangman picked up another high-rise redevelopment site on 108st.

    SOLD
    Former Howard & McBride (funeral) Building
    Downtown Redevelopment Site
    10179 - 108 Street NW
    Edmonton, Alberta

    Property Highlights:
    Building Size: +/-13,000 sq. ft.
    Site Size: +/-15,000 sq. ft.
    If you are going to copy and paste something I have written and post it as your own, at least credit it... or change the wording at the very least.
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  96. #296
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    Quote Originally Posted by Stevey_G View Post
    I almost bought in the Monaco 1 4 years ago, then I opened the drapes and saw the smoke stack. :/ Those owners are gonna be pumped for a wall.
    ?
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  97. #297
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    Quote Originally Posted by envaneo View Post
    Looks like Freemason's Hall is going to be squeezed out
    ?
    www.decl.org

    Ottawa-Edmonton-Vancouver-Edmonton

  98. #298
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    Quote Originally Posted by IanO View Post
    Quote Originally Posted by Stevey_G View Post
    I almost bought in the Monaco 1 4 years ago, then I opened the drapes and saw the smoke stack. :/ Those owners are gonna be pumped for a wall.
    ?
    It was not a crematorium to my knowledge.

  99. #299

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    Noticed Knoxville signage is removed and the windows papered up.

  100. #300

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    Quote Originally Posted by envaneo View Post
    Looks like Freemason's Hall is going to be squeezed out
    You're thinking of the wrong side of Jasper Ave
    "The difference between genius and stupidity is that genius has its limits" - Einstein

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