Redevelopers learn about schools

November 19, 2007
Winnipeg Free Press
Written by: Murray McNeill

When one closes, reuse proposals will likely spark local opposition

THEY'LL be springing up like mushrooms after a summer rain, and the big question will be what to do with them when they do.

As many as nine Winnipeg schools could be forced to close in 2009 as plummeting enrolment makes it economically unfeasible for cash-scrapped school divisions to keep them open.

That raises the thorny issue of what should be done with these properties. Should they be turned into a park? Should developers try to find an alternative use for the buildings, and if so, what? Or should the schools be demolished and replaced with new developments -- things like single-family homes, condominiums, seniors' housing, or maybe even retail or office space?

"You can't just make a blanket statement (about what should be done)," said Jerry Klein, Genstar Development Corp.'s vice-president for the Winnipeg region. "It's a case-by-case situation."

Whatever developers decide in these future cases, Klein said it'll likely be controversial.

Opposition

"There's always opposition from the existing residents (in the area)," he said.

That certainly was the case with one redevelopment project Genstar was recently involved in where 35 detached condos were built on a five-acre parcel of unused school land in Linden Woods.

"The opposition to it (the Forest Gate Estates project) was just terrible until we were able to confirm... that what we were building would be compatible with the existing neighbourhood," Klein said.

A local realtor who is involved in the proposed redevelopment of the former Sir Sam Steele School property in Elmwood said he expects some neighbourhood opposition to that plan as well.

Garry Hirsch said Habitat for Humanity has purchased the 3.2-acre property and plans to subdivide it into three roughly equal parcels. Habitat intends to build up to 18 affordable, single-family homes on one parcel that faces onto McCalman Avenue, and sell the other two, including the one the school is on.

Hirsch said Habitat officials are hoping there'll be some kind of residential development on the other two parcels also, but because they've been on the market for less than two weeks, it's too soon to tell what will happen.

"But you're going to have people object to redevelopment because they don't want to lose the park (space)," he said. "They'll say: 'My kids play baseball there. You can't rezone that.' "

Others will be concerned about the potential for increased noise and traffic, he said.

But despite the potential for controversy, Hirsch is confident the properties will sell, adding he's already received 50 to 60 calls from prospective buyers. Some of them are looking at the parcels for residential development -- both single and multi-family -- and some are looking at the land that faces onto Nairn Avenue for possible office or retail development.

Other real estate industry officials said there should be plenty of interest in any other school properties that become available.

"They won't sit there," said Wayne Pratt, president of Colliers Pratt McGarry. "There is too much demand for properly zoned, serviced land in good locations. And these schools are almost always well located in older, established neighbourhoods."

"No doubt there'll be some zoning issues," said Shindico president Sandy Shindleman, "but not enough to deter people from trying (to redevelop them), because there is a shortage of developed sites and good, multi-family residential sites. We get calls all the time for those kinds of properties."

Shindleman said that while some past projects were controversial at the time, in most cases they worked out well in the end. He cited a project Shindico was involved in about 10 years ago where two schools on Portage Avenue -- Kirkfield Park School and Arthur Oliver School -- were demolished to make way for a new Real Canadian Superstore outlet.

"It's been great for the community. It's brought more competition to the area," he said.

He noted that when school properties are redeveloped, it generates new tax revenue for both the city and the local school divisions.

"So there is an opportunity for the entire city to win, and the school divisions themselves to win."

Hirsch said one of the additional challenges Habitat for Humanity faces with the Sir Sam Steele School property is that the school itself was built in 1921 and has been designated as a Class 3 heritage building. So Habitat for Humanity would need city or provincial approval to tear it down if no one wants to buy it.

Hirsch said these kinds of infill developments seem to encounter more public opposition in Winnipeg than in cities such as Calgary or Edmonton.

"It's stifling progress in this city. So it's frustrating, for lack of a better word."

Klein said that while the Linden Woods project was no picnic, Genstar would do another school redevelopment project if the right opportunity came along.

"We learned a lot, so we now know how to go about it."

His advice to others who are thinking of tackling such a project? Before closing any deal, consult area residents and city officials to see if your redevelopment proposal is acceptable to them. And if it isn't, what they would be prepared to accept.

Also, make sure what you're proposing is compatible with the surrounding neighbourhood.

"You have to look at each individual site and see what's there. If it's in the centre of a residential area, you're not going to turn it into a gas station or a department store."

He noted that Genstar and Randall Homes, the firm that built the Linden Woods condos, had to revise their original plans in order to get the project approved.

murray.mcneill@freepress.mb.ca

Some school land redeveloped, more to come

ST. JAMES-ASSINIBOIA School Division has closed 15 schools in the last 20 years. Here are examples of what happened to those properties:

• St. Charles School -- Sold, replaced with single-family homes development.
• Columbus School -- Sold, replaced with single-family homes.
• Alexander Ross School -- Sold to the province and now home to the Manitoba School for the Deaf.
• Woodhaven School -- Sold, replaced with single-family homes development.
• Kirkfield Park School and Arthur Oliver School -- Sold, replaced with a new Real Canadian Superstore grocery.
• Spring Valley Junior High -- Sold to the province's French school division and renamed École Roméo Dallaire.
• Deer Lodge Junior High -- Leased to the province for government offices.
• Allard School -- Leased to the Winnipeg Police Training Academy.
• Bedson School -- Leased to Winnipeg Mennonite Elementary School.

HERE are nine Winnipeg schools that trustees have identified for possible closure in 2009 (with the school division in brackets) :

• Ness Middle School, 3300 Ness Ave. (St. James-Assiniboia).
• Hedges Middle School, 369 Fairlane Ave. (St. James-Assiniboia).
• Sherwood School, 509 Grey St. (River East Transcona).
• Westview School, 600 Hoka St. (River East Transcona).
• Chapman School, 3707 Roblin Blvd. (Pembina Trails).
• Dr. D.W. Penner School, 121 Hazelwood Cres. (Louis Riel).
• École Henri-Bergeron, 363 Enfield Cr. (Louis Riel).
• Archwood School, 800 Archibald St. (Louis Riel).
• Marion School, 619 rue Des Meurons (Louis Riel).