The Boardwalk at Ira Needles Boulevard

[Duke-of-Waterloo]

The Boardwalk at Ira Needles Boulevard
Ira Needles Boulevard & University Avenue, Kitchener & Waterloo
Developer: INC Corp (Greg Voisin) - Formerly Lacewood & Sandberry
Project Website (www.the-boardwalk.ca) | Twitter (http://twitter.com/brdwalk)
Proposal Timeline (http://www.wonderfulwaterloo.com/showthread.php/109-The-Boardwalk-at-Ira-Needles-Boulevard?p=16075#post16075)

http://www.the-boardwalk.ca/wp-content/themes/theboardwalk/images/ground_plan.jpg


Preferred Concept of Ira Needles Commercial Centre (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/PrefConcept.pdf)

Final Report - Ira Needles Mixed Use Development Transportation Impact Study (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/TISRept_Dec2008.pdf)

Ira Needles Commercial Centre City of Kitchener Transportation memo - March 2009 Part 2 (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/memo_COW2.pdf)

Ira Needles Commercial Centre City of Kitchener Transportation memo - March 26, 2009 (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/memo_COK1.pdf)

John Winter Associates Limited Supporting Retail Studies and Letters (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/JWAletters.pdf)

John Winter Associates Market Feasibility and Impact Report for Ira Needles Mixed Use Commercial Centre (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/JWAMark0708.pdf)

MHBC Planning Report - Proposed Official Plan Amendments and Zone Change Applications Ira Needles Boulevard - Kitchener and Waterloo (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/INPlanRept.pdf)

Retail Market Demand and Impact Analysis Peer Review (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/PeerReview0908.pdf)



Proposal Timeline

Site Billboard - September 2008
http://img530.imageshack.us/img530/7712/0925081656gm1gk1.jpg

Early Concept
http://img143.imageshack.us/img143/2556/revisedsiteplan.jpg

Another Proposal
http://imgur.com/4pK12.jpg

[Duke-of-Waterloo]

Going Big - Area's largest retail site coming to Ira Needles Boulevard near landfill
By Greg MacDonald | Waterloo Chronicle | Wednesday, September 24, 2008

A million-square-foot development will straddle the borders of Kitchener and Waterloo on Ira Needles Boulevard, making it the largest commercial centre in the twin cities.

The plan for the site includes about 30 buildings that will house retail stores, business offices and a movie theatre.

About half of the footage will be in Kitchener and half in Waterloo.

"This is a new type of commercial development, it's not purely retail. It's being proposed as a mixed use," he said.

This is a new trend in Ontario, where instead of building traditional strip malls or shopping centres, development is centred around a mix of business and retail space, said Ryan Mounsey, a development planner with the city.

"It's sort of combined traditional power centres with urban planning," he said, adding that there's no real large anchor stores but the development itself will be the destination.

The only similar type of commercial centre in the region is the Sportsworld crossing in Kitchener, Mounsey said.

The development application was presented to city council earlier this month and will provide a destination for the city's under-serviced west end, said consultant Paul Britton, with MHBC planning.

The site will be designed in a grid pattern, with a central street connecting the various areas.

Stores will be grouped based on similarities or complementary services, and will be broken up into sections.

The development will also feature significant landscaping and three entrances from Ira Needles.

That means there could be significant traffic concerns for the neighbouring communities, Mounsey said.

Traffic is only one issue the city will be looking at in the application process. They will also have to consider whether the development "fits in" with the west-side neighbourhoods.

But the city needs to expand its view when it comes to Ira Needles Boulevard, said Deb Swidrovich, who lives on the Wilmot Line.

"The net is cast large enough when you look at traffic studies," she said.

The intersection of Ira Needles Boulevard and Erb Street is already packed at rush hour, she said.

Adding a large development such as this one, as well as a 35,000-square-foot grocery store and another commercial centre abutting the roundabout will encourage people to use the Wilmot line as a way out of town.

City council has rejected any move to pave the line, which is surrounded by environmentally sensitive land.

Swidrovich believes that the amount of development on the west end will encourage residents of rural communities to come into the city.

"This will be the shopping centre for the area," she said. "People will come in from Heidelberg, Wellesley, Baden, St. Agatha and areas like that."

And the Wilmot Line will be the road they use to get to the centre, she said.

The city and the developer will work on the details for the next few months, while the process will go on concurrently in Kitchener, Mounsey said.

Once technical plans are firmed up, the issue will head to both city councils.


Retailing giant may anchor two-city project
By Rose Simone | THE RECORD | Tuesday, September 30, 2008
WATERLOO REGION

A Lowe's home improvement store is expected to anchor the biggest retail and office development in Waterloo Region, proposed for a huge property straddling the cities of Kitchener and Waterloo along Ira Needles Boulevard.

INC Corp., which stands for Ira Needles Commercial Corp., wants to develop 1.1 million square feet of building space into stores, offices, gyms, movie theatres, restaurants and services such as hairdressers and coffee shops.

City of Waterloo planner Ryan Mounsey said it would be the largest such development in the region.

The 35.8-hectares property straddles Ira Needles where it is met by University Avenue. Half the land is on one side, in Waterloo and the other half is in Kitchener.

The land is also bound by the CN tracks in Kitchener, the Westhill Meadows golf course in Waterloo and the Waterloo Region landfill site.

By the time it is finished in four to five years, the project would involve an investment of about $100 million, said Greg Voisin, a principal in INC Corp. along with Paul Dietrich and Geoff Moore.

The complex could hold as many as 3,500 employees and generate about $500,000 a month in taxes for the communities, Voisin added.

The developers are hoping Lowe's will be an anchor tenant if all permissions for the plan are obtained.

Lowe's opened three Canadian stores last year in South Brampton, Brantford and Hamilton and is expanding its Canadian presence.

The North Carolina-based retailer does not comment on particular sites until the real estate process is complete, Lowe's spokesperson Maureen Rich said.

Besides Lowe's, there is a lot of interest from other potential tenants, said Voisin, who has also been involved in the Sunrise shopping centre development in Kitchener.

"In fact, we have had offers from two banks, seven restaurants, two athletic clubs, two theatres and about seven or eight other large retailers."

Despite the economic slowdown and turmoil in the markets, the developers are confident tenants will come. Voisin said most of the existing vacant properties in that part of the region are either too small, in the wrong place or not properly zoned for retail and commercial development.

About 25 per cent of the building space in this complex would be devoted to offices and even, possibly, research companies, said Paul Britton, a partner with MHBC, the Kitchener planning firm working with the developers.

Britton said there will also be roundabouts and a transit terminal on the site, with access to regional bus service and the potential GO Transit service. He said it will be similar in many respects to the Sportsworld Crossing development on the former Sportsworld site, which also mixes high-end retail with offices, entertainment and transportation services.

The Ira Needles project is compatible with the push for more mixed-use developments that would cut down on the amount of driving that people do.

"You can go to work, to the gym, to a restaurant for lunch or in the evening and go to a show if you want," Voisin said


Councillor wants traffic plan for large retail development
By Liz Monteiro | THE RECORD | Friday, October 11, 2008
WATERLOO

Waterloo Region's biggest retail and office development, planned for a site along Ira Needles Boulevard, will be chaotic when it comes to traffic, Waterloo Coun. Karen Scian says.

Scian says she's particularly concerned with pedestrians and how they will get around in the busy retail areas of the city's westside.

She voiced her concerns this week at a meeting where there was discussion about a smaller development proposed at Ira Needles Boulevard and Erb Street West. "We need a comprehensive plan," Scian said.

"What is the bigger picture here? We have an obligation to look after people in this community.''

"Traffic is already out of control on the westside,'' agreed Coun. Diane Freeman.

Gary Duguay, a Westvale area resident, said he, too, is worried. "The roundabout is currently very dangerous,'' he told councillors.

"We will have people die, no if, ands or buts."

Duguay said he's concerned with the 1.1-million-square-foot project planned at Ira Needles and University Avenue. The development will be bigger than Conestoga Mall, he said. The main road near the mall is at least four lanes.

Ira Needles is now a two-lane road, but the region plans to widen it to four lanes, said city planner Trevor Hawkins.

Councillors agreed to defer considering the smaller development at Ira Needles and Erb Street West until a traffic assessment of Ira Needles Boulevard has been completed.

The traffic study will be done by INC. Corp., which stands for Ira Needles Commercial Corp., the owner of the property at Ira Needles and University. The traffic study will be reviewed by Region of Waterloo officials, Hawkins said.

INC's 35.8-hectare property straddles the boundary line between the cities of Kitchener and Waterloo at Ira Needles and University.

The development will include stores, offices, movie theatres, gyms, restaurants and services such as hairdressers and coffee shops.

Those firms will employ as many as 3,500 people and generate $500,000 a month in taxes for the city's coffers. Construction would be completed in about five years.

[Spokes]

Does anyone else thing calling this "mixed use" is a bit of a stretch? I mean, in theory, it is mixed use. But when I think of mixed use, I sure don't think of this haha.

[jay]

Ira Needles centre to house Wal-Mart store

WATERLOO REGION — A Wal-Mart store is the first major tenant to be confirmed in the new Ira Needles Commercial Centre, a giant retail-commercial complex planned on the west side of Kitchener and Waterloo.

The Wal-Mart supercentre will include the retail chain’s traditional mix of products, plus a grocery store and enhanced fashion, home décor and electronics departments, a spokesperson for Wal-Mart Canada said.

The company recently took out a building permit for the site. It expects to begin construction in the spring and open later in the year. The store will employ about 350 people, said Felicia Fefer of Wal-Mart Canada, in an email. When completed, it will be the fifth Wal-Mart in Waterloo Region.

Located on 35 hectares at the corner of Ira Needles Boulevard and University Avenue, the Ira Needles centre will straddle the border of Kitchener and Waterloo. When completed in about five years, it will have just over one million square feet of retail, office and entertainment space.

It will be double the size of the Sunrise Centre, a large retail-commercial development on Kitchener’s west side near Highway 7 & 8. The Sunrise Centre was developed by the Voisin family, who are among a group building the Ira Needles centre. Other developers involved are Paul Dietrich and Geoff Moore.

Steve Voisin, construction manager for the Ira Needles Centre, said it was premature to identify any other tenants at this time. By the end of the year, he expects about five or six tenants will be open for business.

In all, there will be about 25 buildings on the site, he said in an interview.

Fefer said Wal-Mart decided to be part of the new development because of the area’s potential. “The Ira Needles Commercial Centre is the next retail development in Kitchener-Waterloo and we are excited to be part of this new retail hub.”

Sad day... do we really need more of these stores. I refuse to shop at walmart but everyone else and there mother seems to.

[Duke-of-Waterloo]

Wal-Mart is not the first confirmed tenant. Last year, we heard that Lowes and CIBC will open here. We also heard that the Fairway Road Cineplex will relocate here into a much larger building.

[UrbanWaterloo]

Movie complex to open on Waterloo’s west side
Record staff - January 26, 2010
http://news.therecord.com/article/662408

WATERLOO – A 10-screen movie theatre is in the works for the west side of Waterloo.

Empire Theatres announced today that it will build the complex at University Avenue and Ira Needles Boulevard as part of the Ira Needles Commercial Centre.

The complex, to be called Empire Theatres Waterloo, is schedule to open this fall.

The company also announced that it is renovating its theatre complex on Gateway Park Drive in Kitchener.

The renovations, which will include the replacement of seats and a reconfiguration of the refreshments areas, will begin this month and be completed this spring.

Empire Theatres, headquartered in Stellarton, N.S., operates 50 theatres across the country.

A Wal-Mart store is the only other confirmed tenant of the Ira Needles centre.

The centre, still in the early stages of development, will contain more than one million square feet of retail, office and entertainment space. It will be developed over the next five years.

[Duke-of-Waterloo]

Wow, I guess Cineplex Odeon changed their minds, and now an Empire is opening up. Empire is a little Cheaper than Galaxy, so that's good. The good thing about Cineplex is that their buildings are slightly more appealing than Empire's.

What's going to happen to the tiny Cineplex on Fairway Road now?

[Duke-of-Waterloo]

Traffic plans put to the test on Ira Needles Boulevard
Road Ahead column by Jeff Outhit | THE RECORD | Saturday, February 12, 2010

Planners hope to avoid past mistakes, in preparing Ira Needles Boulevard for the big traffic coming its way.

There are already plazas on the new road in west Kitchener and Waterloo. By Christmas, it may see the first six buildings of a shopping centre so big it will need 4,100 parking spaces.

The mall-sized Ira Needles Commercial Centre is to include offices, a fitness centre, 10 movie screens, a Wal-Mart and big box retailers. It may be completed by 2013.

Key traffic issues:

Two lanes or four? Ira Needles opened with two lanes and five roundabouts. You may be thinking, BUILD FOUR LANES NOW! But planners insist the road needs just two lanes until 2019-2021, based on projected traffic and the extra capacity of roundabouts.

Developers of the Ira Needles centre accept that two lanes will work “with tolerable delays.” But they would prefer four lanes sooner, said Steve Voisin, of Voisin Development.

About 240 metres of Ira Needles Boulevard will be widened to four lanes this year outside the planned shopping centre. This will eliminate a tricky lane merge in the short space between the University Avenue roundabout and a sixth roundabout to be built at private expense near Glasgow Street.

Traffic lights or circles? No traffic signals are planned, in part to maintain the integrity of the circles.

This avoids the mistake made in placing an unwarranted traffic light at the nearby Canadian Tire plaza, at Ira Needles and Erb Street West. Care is required to keep that light from interfering with a roundabout only 176 metres away.

Shopping access: Nobody wants to repeat the traffic headaches of the Sunrise Shopping Centre, built by some of the same developers in west Kitchener. Many drivers were baffled by its entries, exits and interior circulation. Some helpful changes have been made since it opened.

Motorists will enter the Ira Needles development using two large roundabouts and three smaller accesses. Inside, the plan calls for three tight, single-lane roundabouts. They are intended to circulate traffic at safe, slow speeds, more efficiently than all-way stops, Voisin said.

Be warned that as the giant shopping centre launches, it will be shiny and new, and everybody will want to check it out. Ira Needles could seem overwhelmed at times, in particular on Saturdays.

But traffic should settle down as the novelty wears off. So give it time, to assess whether the traffic planning has failed.

http://news.therecord.com/article/669888 (http://news.therecord.com/article/669888)

[jay]

Huge Boardwalk centre to create 3,200 jobs


BY CHUCK HOWITT, RECORD STAFF

WATERLOO REGION — Developers are calling it The Boardwalk, but when it’s finished visitors will be walking on concrete instead of wood and gazing out at a sea of stores and offices instead of water.

When completed in three to five years, The Boardwalk at Ira Needles Boulevard, as it will formally be known, will create 3,200 jobs and contribute $6 million annually in new municipal taxes.

So say the creators of the one-million square foot commercial centre to be constructed on the west side of Kitchener and Waterloo at Ira Needles Boulevard and University Avenue West.

The name for the mammoth project was unveiled today by developers Greg Voisin and Paul Dietrich.

“The site will be pedestrian-friendly with attractive streetscapes, landscaping and architecture, so the name The Boardwalk seems like a perfect fit,” said Voisin, president of Voisin Developments, which has built 12 shopping centres across Ontario, including the Sunrise Centre in Kitchener.

The Boardwalk will actually consist of three shopping centres on one site, said Dietrich. A Wal-Mart will anchor the south end. In the middle will be a fashion village and other retail stores. Corporate offices, a fitness centre and a 10-screen cinema complex being developed by Empire Theatres will anchor the north end, he said.

Each will be linked by a “central spine” or main road running through the property, which will include a transit terminal, said Voisin. The idea was to create a facility where people could shop, eat, exercise, work or go to a movie all in one location, he said.

At present, the only tenants publicly identified are Wal-Mart, Empire Theatres and two bank branches, CIBC and TD Bank. When The Boardwalk is finished, it will have about 30 buildings in all, including two corporate office towers and more than 4,000 parking spaces.

Dietrich has developed four smaller commercial centres in Waterloo Region, including Glasgow Mews on Fischer-Hallman Road in Kitchener, Northport Landing near Conestoga Mall in Waterloo and Cambridge Station at Myers Road and Highway 24 in Cambridge.

He began assembling the land for The Boardwalk as far back as 1985, then brought in Voisin Developments as a partner.

The two developers are investing more than $100 million in the project. They will own all the buildings, except for two that will be occupied by Wal-Mart and another unnamed anchor tenant. With an abundance of housing nearby, Voisin called the location one of the best undeveloped commercial sites in all of Canada.

Construction crews of up to 100 workers have been grading the hilly 35-hectare site during the summers for the past four years, Voisin said. It’s located just south of the Waterloo landfill site.

At the moment it is still largely a muddy field, but construction is scheduled to begin next week on the Wal-Mart store.




Office Towers... hmm. 4000 spaces is something else.. I see this being just big parking lots and no sense of "The site will be pedestrian-friendly with attractive streetscapes, landscaping and architecture" . Time will tell.

Irks me that we will have another Wal-Mart in the area. The discussion about Coffee Culture could be applied to Wal-Mart with respect to people going there.

I guess we will find out how good the round-abouts will work once this gets built. They couldn't possibly make this any worse then there other project Sunrise, could they?

[Spokes]

Wow, thats a lot of parking.

I wonder what they consider a "tower"

[Urbanomicon]

Wow, thats a lot of parking.


At least this parking lot seems to be designed with some semblance of traffic flow in mind; unlike the parking lot nightmare that is the Sunrise Centre, which looks like it was drawn by a 5 year old with a crayon.

[Spokes]

At least this parking lot seems to be designed with some semblance of traffic flow in mind; unlike the parking lot nightmare that is the Sunrise Centre, which looks like it was drawn by a 5 year old with a crayon.

That's true. Ive always hated the parking lot at sunrise. It's terrible. While this is not the best project, its significantly better than Sunrise or other suburban big box locations.

[uptownfoodcritic]

Irks me that we will have another Wal-Mart in the area. The discussion about Coffee Culture could be applied to Wal-Mart with respect to people going there.

I fear this will be quite damaging to the Uptown core. Both Cambridge and Kitchener (as do many other small cities) have seen the damaging effect too much edge-fill retail does to the core of the city. However $6 million in property taxes is a siren call to the city planners.


I guess we will find out how good the round-abouts will work once this gets built. They couldn't possibly make this any worse then there other project Sunrise, could they?

Do not underestimate them.

[jay]

Walmart doesn't hurt Uptown a whole lot because of the type of retail in Uptown is more upscale. But without stereotyping to much the majority of the people who shop at Wal-Mart wouldn't shop in the uptown buying 50$ shirts, eating out, etc...

[mpd618]

Walmart doesn't hurt Uptown a whole lot because of the type of retail in Uptown is more upscale. But without stereotyping to much the majority of the people who shop at Wal-Mart wouldn't shop in the uptown buying 50$ shirts, eating out, etc...

That's exactly it, though. Uptown is upscale and/or independent because it has a hard time competing with the Wal-Marts for anything else. That is: it has already been hurt, and maybe isn't going to be hurt too much more. If you think the downtown is a place to live and work instead of a place to come by for a pleasant stroll -- then you will surely understand that suburbanization of everything does hurt the city.

[Urban_Enthusiast86]

I'm a bit concerned about the timing of this project more than anything. If the economy doesn't pick up a lot of steam by the time construction is well underway, this could create a lot of vacancies in other shopping centres around the two cities. Look what happened with the westside marketplace at Erb/Ira Needles. They gained a Shoppers, but a space was left vacant in the Beechwood Plaza and has yet to be filled.

Not only is vacant retail a concern, but the office vacancy rate is still pretty high...especially outside the city of Waterloo. There is still the Fischer-Hallman Business Centre which is fully vacant, except for the retail on the bottom. And a ton of new inventory is coming onto the market downtown with the Lang Tannery. I hope the economy picks up fast and we don't run into a case of serious overbuilding.

[Duke-of-Waterloo]

I can't wait to take a nice stroll on the Boardwalk and smell rotting garbage from over yonder.

[Spokes]

That's exactly it, though. Uptown is upscale and/or independent because it has a hard time competing with the Wal-Marts for anything else. That is: it has already been hurt, and maybe isn't going to be hurt too much more. If you think the downtown is a place to live and work instead of a place to come by for a pleasant stroll -- then you will surely understand that suburbanization of everything does hurt the city.

And it further guarantees that those people would continue to not shop Uptown now that they have more options.


I'm a bit concerned about the timing of this project more than anything. If the economy doesn't pick up a lot of steam by the time construction is well underway, this could create a lot of vacancies in other shopping centres around the two cities. Look what happened with the westside marketplace at Erb/Ira Needles. They gained a Shoppers, but a space was left vacant in the Beechwood Plaza and has yet to be filled.

Not only is vacant retail a concern, but the office vacancy rate is still pretty high...especially outside the city of Waterloo. There is still the Fischer-Hallman Business Centre which is fully vacant, except for the retail on the bottom. And a ton of new inventory is coming onto the market downtown with the Lang Tannery. I hope the economy picks up fast and we don't run into a case of serious overbuilding.

I was under the impression that the vacancy rates in the suburbs were actually fairly low? No?

[jay]

That's exactly it, though. Uptown is upscale and/or independent because it has a hard time competing with the Wal-Marts for anything else. That is: it has already been hurt, and maybe isn't going to be hurt too much more. If you think the downtown is a place to live and work instead of a place to come by for a pleasant stroll -- then you will surely understand that suburbanization of everything does hurt the city.

Walmart is cheap and a small independent store can't compete with them in that area. It's a society thing really, if someone wants to pay the lowest for something they will. The whole system is broken. Most people who shop there end up indirectly putting themselves out of work because the company they work for can't sell it for a profit anymore if they are paying the person in north american wages.

[Urban_Enthusiast86]

I was under the impression that the vacancy rates in the suburbs were actually fairly low? No?

It's not terrible, but it could become a lot higher if we overbuild in a time where businesses are struggling to keep their current locations profitable. Shopper's Drug Mart in the Beechwood Plaza is just one example I used.

[mpd618]

Walmart is cheap and a small independent store can't compete with them in that area. It's a society thing really, if someone wants to pay the lowest for something they will. The whole system is broken. Most people who shop there end up indirectly putting themselves out of work because the company they work for can't sell it for a profit anymore if they are paying the person in north american wages.

What's particularly insidious is that taxpayers subsidize the costs of sububan infrastructure (and suffer the externalities), and meanwhile the city penalizes anything urban with parking requirements and car-oriented infrastructure (that naturally favors the suburbs). Some things you just don't put right downtown -- like IKEA -- but it is completely inappropriate to subsidize Wal-Mart with that much infrastructure.

[TripleQ]

What's wrong with the parking lot at Sunrise? I've never had much of an issue there.. one main inner road that leads from one set of lights to the other? Although it has been a long time since I've been there on a Saturday.

I did notice a new Boardwalk sign up along Ira Needles where the "proposed development" sign used to be. It now advertises Walmart and Empire Theatres coming soon.

I'm going to miss the relatively quick access to the highway via Ira Needles once it opens... I would have put up with it if a Costco opened there but that dream died a long time ago :(

[Duke-of-Waterloo]

Anyone know why we aren't hearing about Lowe's anymore? I thought they were a confirmed tenant as well.

[UrbanWaterloo]

If they aren't looking at the site I find it odd as they have 16 locations in Ontario (http://www.lowes.ca/locator/default.aspx) now & you'd think they'd want to open a store in this region as well.

[TripleQ]

There's a new sign up next to The Boardwalk sign.. "Shoppers Drug Mart coming soon"! I kid you not.

[Duke-of-Waterloo]

There's a new sign up next to The Boardwalk sign.. "Shoppers Drug Mart coming soon"! I kid you not.

Are you sure it's not for the Fieldgate commercial site down near Ira Needles and Highland Road? There is a new format Shoppers store footprint on their site plan.

[TripleQ]

It might be, but it's right next to the Boardwalk sign. Although at this point I wouldn't be surprised to see another one there as well.

[RangersFan]

That whole side of KW is going to be one large commercial monster with no end

[Urbanomicon]

That whole side of KW is going to be one large commercial monster with no end

It reminds me a lot of parts of Mississauga; Kilometre after kilometre of strip malls and big box stores.

[TripleQ]

Just north of the Ira Needles/University roundabout.

http://img32.imageshack.us/img32/7427/img09211.jpg

Shoppers is insane.. but I guess they are prospering.

[Duke-of-Waterloo]

Shoppers needs to be careful they don't saturate the market out on the west side. This is a stupid business decision IMO, and Shoppers shouldn't be surprised if they cannibalize their other stores and have disappointing and unprofitable sales. Maybe they are expecting for the Boardwalk to have more of a Regional draw rather than the local draw that the TWO Shoppers up the street have (at Erb Street, and Laurelwood Drive). When everything is developed at this corner, there will be at least THREE pharmacies at University Ave & Ira Needles - the existing Pharmasave in the medical plaza across the street, a Wal-Mart pharmacy, and now the Shoppers...

In any case, I think it has come to this:

"Welcome to West Kitchener-Waterloo! Where you can find a Starbucks and Shoppers on every street corner!!!"

(it wouldn't surprise me if a Starbucks opens at the Boardwalk either...)

[Spokes]

Ya but this is nothing new for Shoppers. They saturate the market everywhere and know they can drive a profit while pushing out all competitors.

[Duke-of-Waterloo]

So, apparently there is another Shoppers opening down at the Fieldgate Commercial site at Ira Needles & Highland...will they ever stop?

Here is a site plan for the Fieldgate site the Shoppers is the building footprint on the lower left - http://www.fieldgatecommercial.com/property.asp?ID=20#

(I will make note of the Fieldgate Commercial site in the suburban small news because I don't think its quite worthy of having its own thread)

[TripleQ]

There's another Shopper's sign identical to the one in my picture above at Fieldgate now as well. I think the slogan should be a Starbucks and Shoppers at every roundabout!

[Duke-of-Waterloo]

The Shoppers sign at the Boardwalk is gone now! Maybe a mistake and it was supposed to belong down at the Fieldgate site?

[Duke-of-Waterloo]

Nothing really new to report here, but...

New retail centre called ‘The Boardwalk’
WATERLOO CHRONICLE | March 31, 2010

The one million-square foot commercial centre straddling the border of Kitchener and Waterloo on Ira Needles Boulevard at University Avenue West, has officially been named The Boardwalk at Ira Needles Boulevard.

The proposed development will include about 30 buildings that will offer retail stores, a fashion village, a 10-screen movie theatre, restaurants, two corporate office towers, a fitness facility and a Wal-Mart Supercentre.

Geoffrey Moore, leasing consultant for the project, said that major retailers have made commitments to open stores on the site noting that the west side of Kitchener Waterloo is severely underserviced.

“It’s a huge opportunity for everyone — the people it serves, the jobs it creates, and the tax revenue it generates for the municipalities.”

It’s estimated that the shops and services at The Boardwalk will create approximately 3,200 jobs when fully developed and produce $6 million dollars annually in additional municipal revenue for the region.

“The site will be pedestrian friendly with attractive streetscapes, landscaping, and architecture so the name, ‘The Boardwalk’ seems like a perfect fit”, said Greg Voisin developer of the project. “It will be a beautiful site where people can take a stroll, enjoy an ice cream, go to the movies, enjoy fine dining and shop...but, more than that, the office employees will have the opportunity to work, eat, exercise, shop and go to a movie all on one site.”

Construction Wal-Mart Supercentre has begun with the Empire Theatres following shortly.

http://www.waterloochronicle.ca/news/article/206322 (http://www.waterloochronicle.ca/news/article/206322)

[mpd618]

“It’s a huge opportunity for everyone — the people it serves, the jobs it creates, and the tax revenue it generates for the municipalities.”

It’s estimated that the shops and services at The Boardwalk will create approximately 3,200 jobs when fully developed and produce $6 million dollars annually in additional municipal revenue for the region.

We really should start considering development versus a placebo or baseline. How does this compare to a different kind of development, even in terms of municipal revenue? Or a development in another part of town?


“The site will be pedestrian friendly with attractive streetscapes, landscaping, and architecture so the name, ‘The Boardwalk’ seems like a perfect fit”, said Greg Voisin developer of the project.

I look forward to documenting the amazing pedestrian environment of this Boardwalk. Hopefully I can at least walk there without getting run over.

[IEFBR14]

I look forward to documenting the amazing pedestrian environment of this Boardwalk. Hopefully I can at least walk there without getting run over.
Good catch! "Attractive streetscapes, landscaping, and architecture" are sooo... much more pedestrian-friendly than sidewalks, protection from the elements, crosswalks, and even signal lights.

[Waterlooer]

I like malls like Fairview Park, and Conestoga where it's all indoors. The new ones are really big and spread out with confusing parking and roads.

[TripleQ]

Seems like they're really cranking on it now... I think the major inner road is paved, there's a big stone retaining wall at the back side of the development, and lots of earth being moved back and forth. Also lots of progress at the one further south where Sobeys is going.

[scarfinv]

The Walmart foundation has been poured as well.

[WatDot]

Seems like they're really cranking on it now... I think the major inner road is paved, there's a big stone retaining wall at the back side of the development, and lots of earth being moved back and forth. Also lots of progress at the one further south where Sobeys is going.

There's a Sobey's going in there too?

[RangersFan]

I think the Sobeys is going in at the Field Gate commercial property at the NW corner of Highland and Ira-Needles just south of this monster.

[SeekForth]

Does anyone have any idea what will be going across from the Boardwalk at Ira Needles - the SE corner of Ira Needles and University?

From what I can gather, it is currently zoned multi-residential, but I have heard from a few sources that it will be a commercial development.

Has anyone heard any more details about this?

[UrbanWaterloo]

These are the building permits to date.

Permit No 10111511
Work Description PERMIT IS FOR SITE SERVICES FOR A COMMERCIAL PLAZA.
Status Issued
Permit Category Plumbing
Permit Type Non-Residential Plumbing
Application Date April 19, 2010
Issued By DIANNEC
Issue Date April 22, 2010
Legal Description TRACT GERMAN COMPANY PT LOT 39 RP 58R-16538 PART 1
Work Proposed Site Services
Construction Value 1000000
Special Conditions Final Inspection Deposit waived. See notes on drawings and Building Code Review. All work shall comply with the 2006 Building Code
LAND_USE_SUBCATEGORY COMMERCIAL
AREA 107286.382769765
LEN 1652.59193675928

Permit No 10107504
Work Description PERMIT IS FOR THE INSTALLATION OF SOLAR PANELS ON THE ROOF OF THE WAL-MART BUILDING. SEE PREVIOUSLY ISSUED WALMART PERMIT #09 121446
Status Issued
Permit Category Non-Residential Alteration
Permit Type Commercial
Application Date February 24, 2010
Issued By DIANNEC
Issue Date March 07, 2010
Work Proposed Designated Structure
Construction Value 410000
Special Conditions Final Inspection Deposit waived. See notes on drawings and Building Code Review. All work shall comply with the 2006 Building Code

Permit No 09121446
Work Description PERMIT IS FOR A NEW WAL-MART - INCLUDES MECHANICAL AND ELECTRICAL WORK. SEE PREVIOUSLY ISSUED CENTRAL SPINE SERVICING PERMIT #09 121443.
Status Issued
Permit Category Commercial Building
Permit Type Retail/Wholesale Store
Application Date November 02, 2009
Issued By DIANNEC
Issue Date December 23, 2009
Work Proposed New Construction
Construction Value 10004995
Special Conditions See notes on drawings. Plumbing work to be carried out by a Plumbing Contractor Licensed by The City of Kitchener. All work shall comply with the 2006 Building Code

Permit No 09121443
Work Description PERMIT IS FOR SITE SERVICES FOR THE IRA NEEDLES COMMERCIAL CENTER. SEPARATE PERMIT(S) REQUIRED FOR REMAINDER OF SERVICING.
Status Issued
Permit Category Plumbing
Permit Type Non-Residential Plumbing
Application Date November 02, 2009
Issued By DIANNEC
Issue Date November 04, 2009
Work Proposed Site Services
Construction Value 554000
Special Conditions Final Inspection Deposit waived. See notes on drawings and Building Code Review. All work shall comply with the 2006 Building Code
Contractor STEED AND EVANS LIMITED
Contractor Contact Info 300 BRIDGE ST KITCHENER ON N2K 2B7 phone 519-- phone2 519--

[UrbanWaterloo]

Does anyone have any idea what will be going across from the Boardwalk at Ira Needles - the SE corner of Ira Needles and University?
From what I can gather, it is currently zoned multi-residential, but I have heard from a few sources that it will be a commercial development.
Has anyone heard any more details about this?

I haven't seen anything mentioned about that particular property yet, although you're correct it's currently zoned R-6.

Welcome to WW btw!

[WatDot]

I think the Sobeys is going in at the Field Gate commercial property at the NW corner of Highland and Ira-Needles just south of this monster.

Ah ok. Thanks. That makes a bit more sense. Couldn't see Wal-mart going along with it at "The Boardwalk" development.

[KLM]

I think there is board saying new tenants wil be : Sobeys,RBC, Walmart? plus shoppers down the road.

[UrbanWaterloo]

IRA NEEDLES COMMERCIAL CENTRE (INCC CORPORATION) NAMING OF INTERNAL ROADS
Report To: Development & Technical Services Committee
Date of Report: April 28, 2010 | Date of Meeting: May 10, 2010
Submitted By: Alain Pinard, Interim Director of Planning
Prepared By: Juliane von Westerholt, Senior Planner (519-741-2776)
Report No.: DTS-10-087 (http://www.kitchener.ca/Files/Item/item18994_dts-10-087.pdf)

RECOMMENDATION:
That the City of Kitchener acknowledge that INCC Corporation proposes to name private roads within the Ira Needles development located at Ira Needles between Glasgow Street and University Avenue; and,
That in the interest of providing clear locational information to emergency service providers, it is preferable to establish a system of coherent civic addresses and public way-finding for the purpose of road naming only; and,
That the Legal Services be directed to proceed with the required advertising and preparation of the necessary By-law for the naming of the private roadways; and,
That the design and location of signage for the proposed roadways be approved by the City’s Director of Transportation and the City’s Supervisor of Site Plan Development.

REPORT:
The INCC development is a large retail and office complex located in the northwest end of Kitchener.
The first phase of the project has received site plan approval and is currently under construction and expecting to open later this autumn. The second phase of the project is currently undergoing site plan review and is expected to receive final approval shortly. When the initial phase of the project was reviewed there was some discussion regarding the assumption of these internal roads by the City and it was decided that the City was not interested in assuming these streets.
City of Kitchener staff was requested by INCC Corporation to investigate the possibility of naming two private roads internal to the property on the west side of Ira Needles Boulevard between Glasgow Street and University Avenue West with the intention of establishing a more coherent civic address for clear locational information for emergency service providers.
The entire property is partly located in the City of Kitchener and partly in the City of Waterloo. The subject lands are approximately 18.1 hectares (44.7 acres) in size for the Kitchener portion and are designated and zoned for Planned Commercial Campus uses. The City of Waterloo portion is similar in size and the site will function as one combined property. In this regard, the total development includes a gross floor area of approximately 102,190 metres squared (1.1 million square feet) in size and will contain multiple buildings on site when fully constructed.
Staff has developed a procedure for the naming of private roads for large scale developments and the City’s Emergency Response staff agree that in order to improve emergency response and overall wayfinding on the site, the idea of naming the private roads should be considered for large scale developments such as this one. This process was implemented two years ago at the Sportsworld Crossing Development with support from the City’s Fire department.
At that time, when this process was originally contemplated, Staff turned to other municipalities in Ontario such as the City of Ottawa and the City of Hamilton, where this has occurred and learned that some have a very detailed system in place for naming of private roads. It soon became apparent that of paramount concern was whether this information would appear on the 911 emergency response information provided to the emergency service providers. Staff confirmed that the 911 response will show this information so long as the street is named. The street does not have to be assumed by the Municipality for this to be triggered.
Consultation with the City’s legal staff confirmed that under Section 48 of the Municipal Act, a municipality may name private roads by passing a by-law and depositing an appropriate reference plan, provided notice was given of the intent to do so.
The Region of Waterloo has been contacted regarding the intention to name the private roads on the INCC Corporation site and they have reserved the following proposed names:

The Boardwalk for both City of Kitchener and Waterloo;
University Avenue West (continuation) for the both City of Kitchener and Waterloo; and
Lifestyle Way for the Waterloo portion of the development only

This report will be making recommendations only for the streets located within the City of Kitchener’s municipal boundary. In this regard, only the proposed names “The Boardwalk”, and the extension of “University Avenue West” within the City of Kitchener will be affected by the proposed by-law. Further recommendations will be made to direct Legal services to advertise the proposed names in accordance with Municipal Act requirements. A similar process will be sought in the City of Waterloo for those streets or portions thereof located within their own municipal boundary.

FINANCIAL IMPLICATIONS: All costs associated with the registration of the reference plan, advertising of the intent to name the road and street signage and/or any agreements deemed necessary by the City Solicitor to implement the street naming are to be entirely borne by developer/applicant.

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/DTS-10-087-Map.jpg

[IEFBR14]

That in the interest of providing clear locational information to emergency service providers, it is preferable to establish a system of coherent civic addresses and public way-finding for the purpose of road naming only
When the Toronto boroughs amalgamated into Mel's Megacity, there were several duplicate street names that had to be resolved. Even so, ambulances and emergency vehicles occasionally went to the wrong address because of naming confusion. While it may seem "cute" to have Xxxxx St, Xxxxx Ave, Xxxxx Cres, etc. it's also potentially dangerous to those who live there. It's good to see the city take some responsibility to make sure that these sorts of confusions don't happen.

BTW this is another important reason why every building, residential and commercial, should also have a clearly visible street or unit number in a standard size and location. The occupants' lives may depend on it.

[Ken_Breadbox]

Ugh. more big box stores. At what point do they start eating each other? And if we have to have yet another power center, why can't we get an IKEA? Or even another Costco?

[KLM]

I dont think we are going to see Costco ,especially IKEA since you have to meet certain population criteria ( correct me if I am wrong).I wish for both to open there but seems we are out of luck.

I am more concerned about two things:

-traffic increase ( welcome to Sunrise plaza II)

- waterloo region landfill ,sorry guys but I just can`t picture myself having a nice snack or a drink and knowing actually there is dump near that center.

Wonder what would be odour levels during summer times?

[Duke-of-Waterloo]

Costco was officially interested about 5 years ago in this development, and went all the way to issuing a letter of intent (LoI) noting their interest in the site. However, as of about 3 years ago, Costco was officially out of the deal. I think it was something to do with the Wal-Mart Supercentre opening instead. If I can find Costco's LoI, I will try to post it here later on today.

IKEA on the other hand needs a minimum of 1M people in its primary and secondary trading area to open a store. I would say that Waterloo Region's primary and secondary trading area has only about 750,000 (when you include Stratford, Guelph and other smaller places like Elora, Fergus, Tavistock).

[Urban_Enthusiast86]

I dont think we are going to see Costco ,especially IKEA since you have to meet certain population criteria ( correct me if I am wrong).I wish for both to open there but seems we are out of luck.

I believe the figure is around 500,000 or 700,000 people that are needed for an IKEA. Ottawa (1.2 million) only has a small one. Maybe we won't get it in the next couple of years, but I think the market is there, especially when you factor in Guelph. I have no doubt that we are pretty high up on IKEA's priority list when it comes to new store locations in Canada. It could go somewhere on Victoria St. N or King/Sportsworld (if a couple of these other box stores in that area close).

[IEFBR14]

IKEA on the other hand needs a minimum of 1M people in its primary and secondary trading area to open a store. I would say that Waterloo Region's primary and secondary trading area has only about 750,000 (when you include Stratford, Guelph and other smaller places like Elora, Fergus, Tavistock).If they opened something off the 401 between here and London they'd easily have 1M. Even better, (1) traffic along that part of the 401 is a lot less congested than it is between here and Burlington and (2) they pick up the vast majority of Londoners who wouldn't often drive to Burlington.

I would think also that university students and other younger people make up a large part of their customer base. Consider Guelph, UW, Laurier, Conestoga, Western, Fanshawe, etc. never mind the workers at RIM, Toyota (here and Woodstock), etc.

[Spokes]

I believe the figure is around 500,000 or 700,000 people that are needed for an IKEA. Ottawa (1.2 million) only has a small one. Maybe we won't get it in the next couple of years, but I think the market is there, especially when you factor in Guelph. I have no doubt that we are pretty high up on IKEA's priority list when it comes to new store locations in Canada. It could go somewhere on Victoria St. N or King/Sportsworld (if a couple of these other box stores in that area close).

The Ottawa location is being rebuilt as the biggest in Canada.

[Duke-of-Waterloo]

Here is Costco's June 2004 letter indicating their then interest in The Boardwalk site:

http://img16.imageshack.us/img16/7366/costcoletter2004.png
(From City of Waterloo Development Services Report DS-04-65)

[neonjoe]

The other thing I noticed about every location in southern Ontario is that they are all clearly visible from a highway that has well in excess of 100000 AADT and near an interchange of two major freeways.
427/Gardiner (Ikea Etobicoke)
Freeman Interchange (Ikea Burlington)
401/404 Ikea North York
400/407 Ikea Vaughan

In our area we don't have any locations that are accessible from the freeways or have enough traffic, maybe with the completion of the Highway 8/401 interchange we would have an ideal location based on their past stores but at the moment I don't think there is anywhere that would meet this apparent criteria.

[DHLawrence]

I would think also that university students and other younger people make up a large part of their customer base. Consider Guelph, UW, Laurier, Conestoga, Western, Fanshawe, etc. never mind the workers at RIM, Toyota (here and Woodstock), etc.

Guelph won't influence them; they're too close to Burlington and Ikea is one of the few big box stores with the brains to not put their stores in competition with each other. All the rest are definite market though.

I wonder if they'll ever give up their 'no delivery to apartments' policy; the original plan for the store was to provide furniture that urban Europeans could bring home on the bus; can't really do that with most of their current offerings unless you bring it a piece at a time.

[urbandreamer]

The Ikea crap that I did buy several years ago I brought home exclusively on transit--aka, the Bloor subway line. It was painful, but cheaper than using a cab.

[IEFBR14]

It depends on what you buy. If it can be knocked down it will be. But if it can't, e.g. the side panels on a tall bookcase or a table top, then onviously it won't. But even if it can be knocked down, if it's made of wood (or rather at IKEA, MDF) then it's going to be very heavy, usually too heavy to lug home on transit or on the back of a bike. I don't know if IKEA does this, but Home Depot has vans for rent so people can get larger items like lumber back to their home.

[jay]

Ikea and lots of other places use cheap MDF, but there is a huge market for that. More people can afford it, because if you want high end contemporary furniture it costs $$.

[IEFBR14]

cheap MDF, but there is a huge market for that
No argument with that. But it's still heavy. In fact it's denser/heavier than most hardwoods. So while lower cost may be IKEA's et al motivation, it's a tradeoff with weight. Weight contributes to higher shipping costs for IKEA as well as more difficulty for customers to get the product home.

[Greg Moore]

The Ikea crap that I did buy several years ago I brought home exclusively on transit--aka, the Bloor subway line. It was painful, but cheaper than using a cab.

The founder of IKEA stated that when he started the business one of the required elements would be that nothing sold would require a car to get it home. That was pretty forward thinking imo.

[UrbanWaterloo]

June 11, 2010
Starting at the south-end of the site and heading north.

Walmart
http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/TheBoardwalkatIraNeedlesBoulevard-J.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/TheBoardwalkatIraNeedlesBoulevar-1.jpg

University Avenue Extension
http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/TheBoardwalkatIraNeedlesBoulevar-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/TheBoardwalkatIraNeedlesBoulevar-3.jpg

Movie Theatre
http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/TheBoardwalkatIraNeedlesBoulevar-4.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/TheBoardwalkatIraNeedlesBoulevar-5.jpg

[Tuuluuwag]

At the risk of sounding like a supporter of this site.. I am somewhat liking the idea of a Theater on this side of town. It's 10 mins walking distance! however, that being said... stupid development.

[Duke-of-Waterloo]

Tenant Update!

From the Second Quarter commercial real estate update (http://www.dtzbarnicke.com/Client/JJB/JJB_LP4W_LND_WebStation.nsf/page/Waterloo+Wellington+Market+Overview) in Waterloo-Guelph Market by DTZ Barnicke:

http://img36.imageshack.us/img36/1478/incccorpupdatetenants.jpg

So in addition to Wal-Mart, Empire Cinemas and CIBC, there will now also be:


Lowes (now confirmed)
ToysЯUs
Indigo Books
Best Buy
Golf Town
SportChek
Michael's
TD Canada Trust


The other tenants now on the map, I cannot make out.

Looks like a carbon copy of Fairway Road. With the exception of Lowes and Indigo, nothing really that exciting or new to Waterloo Region.

Speaking of Lowes, it looks as if it is now under construction as well. There is steel going up for a third building in the Lowes spot on the plan.

[Urbanomicon]

So in addition to Wal-Mart, Empire Cinemas and CIBC, there will now also be:


Lowes (now confirmed)
ToysЯUs
Indigo Books
Best Buy
Golf Town
SportChek
Michael's

TD Canada Trust



I can't see them building a new Michael's so close to the original when the original isn't particularly busy. Could they perhaps be moving?


Indigo Books

I'm assuming this means Chapters?

[garthdanlor]

I can't see them building a new Michael's so close to the original when the original isn't particularly busy. Could they perhaps be moving?
That would be my guess. Maybe the insurance company will expand into the old Michael's space?

[TripleQ]

Could someone point out where the "boardwalk" will be? Specifically the "walk"ing portion?

And the Indigo could be something like this (http://maps.google.ca/maps?f=q&source=s_q&hl=&geocode=&q=1180+Steeles+Avenue+east,+Milton,+Ontario&sll=43.387959,-80.020208&sspn=0.044224,0.08111&ie=UTF8&hq=&hnear=1180+Steeles+Ave+E,+Milton,+Halton+Regional+ Municipality,+Ontario+L9T+6C8&ll=43.541083,-79.87258&spn=0.002757,0.005069&t=h&z=18&layer=c&cbll=43.541119,-79.872465&panoid=DuAMRn6WW_oidOQo4tkqEw&cbp=12,156.61,,0,10.43). The streetview is a bit out of date but there are standalone indigo bookstores.

[TripleQ]

And I guess the red logo with white letters is Staples?

[Duke-of-Waterloo]

I can't see them building a new Michael's so close to the original when the original isn't particularly busy. Could they perhaps be moving?

That's likely their intent. Westmount Place/Mall is long gone from when Michael's opened here about 15 years ago. I also wouldn't be surprised if ToysRUs relocates here from Fairway Road.


And the Indigo could be something like this (http://maps.google.ca/maps?f=q&source=s_q&hl=&geocode=&q=1180+Steeles+Avenue+east,+Milton,+Ontario&sll=43.387959,-80.020208&sspn=0.044224,0.08111&ie=UTF8&hq=&hnear=1180+Steeles+Ave+E,+Milton,+Halton+Regional+ Municipality,+Ontario+L9T+6C8&ll=43.541083,-79.87258&spn=0.002757,0.005069&t=h&z=18&layer=c&cbll=43.541119,-79.872465&panoid=DuAMRn6WW_oidOQo4tkqEw&cbp=12,156.61,,0,10.43). The streetview is a bit out of date but there are standalone indigo bookstores.

It probably will look like the one in Milton unfortunately. That Indigo looks pretty bland...they usually build nicer looking stores like at Yorkdale Mall in Toronto.

[DHLawrence]

A great one that used to exist was the Chapters on Bloor Street, now serving as a Winners. Three floors with views of both Bloor and the square on Cumberland Street--excellent design.

[UrbanWaterloo]

Could someone point out where the "boardwalk" will be? Specifically the "walk"ing portion?

I don't think this fully answers your question though. :p
http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Retail/IraNeedlesBlvd-TheBoardwalk.jpg

[mpd618]

Could someone point out where the "boardwalk" will be? Specifically the "walk"ing portion?
There isn't one. It's bullshit marketing.

[WatDot]

Looks like a carbon copy of Fairway Road. With the exception of Lowes and Indigo, nothing really that exciting or new to Waterloo Region.

No kidding. I'll use Lowes, but everything else is a big MEH from me.

[Tuuluuwag]

Never been in a Lowe's before.. and typically been a Rona guy lately for the Air Miles...
Apparently Lowe's offers a nicer selection that Home Depot or Rona.

[waterloo_local]

I'm certainly looking forward to this site being done. This area really needs a movie theatre. It looks like the theatre and Wal-mart are coming along quickly and the steal is up for Lowes.

I'm glad there won't be another Shoppers Drug Mart! Too many of those stores already

[waterloo_local]

Stumbled across this:

www.the-boardwalk.ca

Looks to be just a preliminary website but I am sure it will get updated over time.

[Spokes]

Stumbled across this:

www.the-boardwalk.ca

Looks to be just a preliminary website but I am sure it will get updated over time.

Good find! Thanks for posting it!

[UrbanWaterloo]

August 10, 2010

South End
http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/TheBoardwalkatIraNeedlesBoulevard-August82010-1b.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/TheBoardwalkatIraNeedlesBoulevard-August82010-1c.jpg

North End
http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/TheBoardwalkatIraNeedlesBoulevard-August82010-2c.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/TheBoardwalkatIraNeedlesBoulevard-August82010-2d.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/TheBoardwalkatIraNeedlesBoulevard-August82010-2e.jpg

Hundreds of Seagulls
http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/TheBoardwalkatIraNeedlesBoulevard-August82010-3b.jpg

[KevinL]

That is Gull City, isn't it? Must be from being so close to the landfill.

[UrbanWaterloo]

Yes, the landfill has to be the root cause. I wonder if the developer will rethink the open water area, as that's what will attract the birds to this site. Unless of course they're planning to do a promotion: Come out to the Boardwalk and get a Free Seagull with Every Purchase! :RpS_tongue:

[Duke-of-Waterloo]

Come out to the Boardwalk and get a Free Seagull with Every Purchase! :RpS_tongue:

Now that you mention it, it's very fitting. Maybe they will become a victim of their own branding because I can see these gulls being a problem. This is a SWM pond too, so I don't think they will get rid of it.

[neonjoe]

I was in Cleveland recently and my relatives told me about a shopping Centre similar to this one, it was built on a dump, this one is near a dump. Both had walmarts as their chief anchors. The store only closed after a couple of years due to the odour/methane in the area. The centre was built in 2006 and only lasted for 2 years. Mind you this development is different as the store is not on the dump and won't have the methane problems as the Cleveland area one did, but I think its possible the smell can deter many people. The townhomes at Strasburg/Ottawa were abandoned for years when I was young due to landfill issues.

I found a small article about the Cleveland situation, http://walmartwatch.com/blog/archives/cleveland_walmart_fiasco/ it may be worth a read.

[KLM]

Unfortunately its a common thing in Kitchener.Ralgreen Cr. is just one of examples.
I hope we wont smell any odours, while shopping over there.
Isn`t there a law about landfills ,for instance distance, proximity to city etc?

[jay]

You will smell the dump. You can already smell it now while driving on Ira Needles. All those people who bought homes on the street smell it also.

[GGHTransit]

You can smell the dump half way into the Westvale and Beechwood neighbourhoods!

[sixer]

According to this report, the landfill is scheduled to close in less then 13 years. Given our population growth and consumption this could be sooner.
http://www.bancomundial.org.ar/lfg/gas_other_project_002.htm

This has been the hottest and most humid summer, thus contributing to the occasional odour. I'm sure if this becomes an issue, the region will work together with the developer to resolve this issue. With respect to the birds, construction sites always have them, just like Erb and Ira Needles did when they were building the Canadian Tire and Shoppers. Now there gone from there and temporarily residing here.

[Spokes]

Thanks for the info, and Welcome to Wonderful Waterloo!

[Greg Moore]

Regarding the dump. Everyone can help our landfill by recycling and composting. Personally, my household garbage has reduced by about 75% since I started using my city provided green bin. It took a little getting used to but now I don't even think about it.

Shortly down the road, I expect we will be paying per bag. A step in the right direction imo.

[waterloo_local]

Agreed. Love the green bin program. Second nature now to put kleenex, etc. in there instead of just fruit

[Duke-of-Waterloo]

You can smell the dump half way into the Westvale and Beechwood neighbourhoods!

Not to mention the Victoria Hills and Forest Hill neighbourhoods too! It will get worse further south as the dump continues its expansion into Kitchener.

[garthdanlor]

Regarding the dump. Everyone can help our landfill by recycling and composting. Personally, my household garbage has reduced by about 75% since I started using my city provided green bin. It took a little getting used to but now I don't even think about it.

Shortly down the road, I expect we will be paying per bag. A step in the right direction imo.

Yeah, between recycling, composting and the green bin, we are down to about 1 bin of garbage per month for the two us. I'd certainly support paying by the bag, but we'll see a huge increase in "fly-tipping" when it happens.

I'm always impressed by how well the dump is actually run. As for the smell, every developer, business and home owner that locates there knows about the dump in advance so I don't have a huge amount of sympathy for them.

[KevinL]

Agreed. Love the green bin program. Second nature now to put kleenex, etc. in there instead of just fruit

I'm even putting in tricky stuff like meat fats and more noxious stuff - I have a small bin in my freezer; I line it with a cheap paper lunch bag, and take that out each garbage day and put it straight in the bin. It never thaws enough between freezer and pickup to make a stink!

[waterloo_local]

Wow, Lowes looks like its coming along very fast. Anyone know opening dates? I think the big anchors are supposed to be open this year.

[commx]

I actually like the name of the centre...it's memorable. better than the generic names that you can't remember.

[commx]

I LOVE LOWES and so glad they selected our region to open. The way construction is moving along, they should be open in the spring

[commx]

Empire Theatres is unquestionably the best fit for this site. 10 screens! Their employees can come from the adjacent neighbourhoods. Res students should be thrilled.

[mpd618]

I actually like the name of the centre...it's memorable. better than the generic names that you can't remember.
They could've called it The Harbour at Ira Needles, and it would've been memorable and just as accurate.

There's not actually going to be a boardwalk there, right?

[KevinL]

True enough.

At least Sunrise incorporated the name into its design - unique signs with that motif, and a giant 'sunrise' fountain in the communal area.

[thestones]

Just joined this forum! Great way to be in touch with your community! Just wondering if anybody knows about a fitness centre being built in the Boardwalk Centre. It was mentioned at the Westvale meeting, but I haven't heard anything since. Still disappointed there won't be a Costco, now that would have been fantastic!
Thanks for any info!

[SeekForth]

Just joined this forum! Great way to be in touch with your community! Just wondering if anybody knows about a fitness centre being built in the Boardwalk Centre. It was mentioned at the Westvale meeting, but I haven't heard anything since. Still disappointed there won't be a Costco, now that would have been fantastic!
Thanks for any info!

I don't know if it is still in the plans but if you look at the image in the first page of the thread there is a fitness centre marked between the Lowe's and the Empire Theatres.

[Spokes]

Just joined this forum! Great way to be in touch with your community! Just wondering if anybody knows about a fitness centre being built in the Boardwalk Centre. It was mentioned at the Westvale meeting, but I haven't heard anything since. Still disappointed there won't be a Costco, now that would have been fantastic!
Thanks for any info!

As far as I know, a fitness centre is still in the works like SeekForth said.

And welcome to WonderfulWaterloo!!

[GGHTransit]

There's not actually going to be a boardwalk there, right?

No, not really, but the City of Kitchener did pass a by-law officially labelling the main roadway running the length of the property "The Boardwalk" don't know if Waterloo followed suit though, but nonethelsss there is a "Boardwalk" there now. :RpS_tongue:

[waterloo_local]

I believe Waterloo passed the road name change as well. The main spine road is called The Boardwalk.

I think Lowes is supposed to be open by Chritmas. There's not much to do to finish the inside since it's like a big warehouse, so I think it will go remarkably quick once the exterior is done

Also heard fitness centre is still a GO but not until late 2011

[Urbanomicon]

No, not really, but the City of Kitchener did pass a by-law officially labelling the main roadway running the length of the property "The Boardwalk" don't know if Waterloo followed suit though, but nonethelsss there is a "Boardwalk" there now. :RpS_tongue:

Now they can name the parking lot "Park Place".

[Duke-of-Waterloo]

Investigators probe Ira Needles Boulevard construction site fire
Damage estimate $100,000 at new Boardwalk shopping centre in Waterloo

THE RECORD (http://news.therecord.com/) | Tuesday, August 31, 2010

WATERLOO – Fire investigators are still looking into the cause of a blaze that broke out at a construction site early Tuesday morning.

Firefighters from three stations responded to a call to the new Boardwalk shopping centre on Ira Needles Boulevard near University Avenue just after 1 a.m. and found flames shooting up 15 feet from the roof of the Lowe’s store, said Waterloo Fire acting Platoon Chief Ken Lumgair.

Heavy smoke carried charred chunks of roofing material through the parking lot and onto the road as firefighters battled the blaze. After about an hour and a half, the fire was out.

The damage was contained to the roof of the building, which is still under construction and does not yet have any interior finishings. Damage is estimated at $100,000.

Dozens of construction workers sat behind a police barricade Tuesday morning as fire investigators continued their work inside.

The cause of the fire hasn’t been determined, but police have been called in to investigate.

http://news.therecord.com/News/Local/article/770823 (http://news.therecord.com/News/Local/article/770823)

[Tuuluuwag]

Bizarre. I live right next to that site.. and neglected to hear anything last night! I must sleep better than I think in the mornings!
I guess this might push the opening date of christmas back a wee bit...

[Waterlooer]

I'm interested in hearing how this fire started... you think it could be the way its been constructed? Buildings don't seem to be built the way they use to be anymore.

[Urbanomicon]

I'm interested in hearing how this fire started... you think it could be the way its been constructed? Buildings don't seem to be built the way they use to be anymore.

My guess would be arson. Probably someone against this development, or the Lowes chain.

[metropolis]

The billboard on-site has been updated with Swiss Chalet, Milestones, TD and CIBC logos.

[Waterlooer]

That's going to be a huge mall. I only wish it could be an indoor mall like Conestoga or Fairview instead of different buildings spread out. I find the outdoor malls there building are too confusing.

[IEFBR14]

Fire investigators are still looking into the cause of a blaze that broke out at a construction site early Tuesday morning.
Is there a golf course nearby?

Golfer's off-target swing sparks wildfire (http://news.therecord.com/News/CanadaWorld/article/771082)
A golfer's off-target swing sparked a five-hectare blaze in Southern California.

The golfer at the Shady Canyon Golf Course in Irvine landed a shot in the rough Saturday.

On his next swing, his club snagged a rock, causing a spark that lit the rough ablaze and eventually attracted 150 firefighters to the scene.

Fire officials say the fire burned through the rough, into vegetation next to the course and over two dry, brushy hillsides.

No charges were filed against the golfer, whose name was withheld.

[Waterlooer]

Is there a golf course nearby?

I don't think so. According to Google Maps, the closest golf course is Waterloo Golf Academy on The Wilmot Line by Erb street.

[WatDot]

The billboard on-site has been updated with Swiss Chalet, Milestones, TD and CIBC logos.

Finally this Region gets a Milestones! Good addition. Would be sexier uptown... but this will do. :)

[Spokes]

That's going to be a huge mall. I only wish it could be an indoor mall like Conestoga or Fairview instead of different buildings spread out. I find the outdoor malls there building are too confusing.

We don't need anymore indoor malls. Then again, we don't need this thing either hah.


Finally this Region gets a Milestones! Good addition. Would be sexier uptown... but this will do. :)

Great addition indeed. I was always surprised we hadn't gotten one yet.

[Waterlooer]

We don't need anymore indoor malls. Then again, we don't need this thing either hah.

I know, it all takes up so much space... do you know if there is any underground parking?

[Spokes]

I know, it all takes up so much space... do you know if there is any underground parking?

None as far as I know. But lots of surface parking!

[metropolis]

Speaking of parking, does anyone else feel like this will be excessive? I mean, compared to Sunrise it feels that with 3000+ spaces the parking ratio here is way out of whack and I find much of the parking at Sunrise that runs along the main thoroughfare there is typically empty already. I hope this proves true and perhaps encourages them to put in additional office space in the future perhaps along "Boarwalk Rd." or perhaps along the North South Road that comes off the new roundabout?

[Duke-of-Waterloo]

I don't think so. According to Google Maps, the closest golf course is Waterloo Golf Academy on The Wilmot Line by Erb street.

Westhill Meadows Golf Course (http://www.westhillmeadows.com/) is almost right beside The Boardwalk.

[Spokes]

Speaking of parking, does anyone else feel like this will be excessive? I mean, compared to Sunrise it feels that with 3000+ spaces the parking ratio here is way out of whack and I find much of the parking at Sunrise that runs along the main thoroughfare there is typically empty already. I hope this proves true and perhaps encourages them to put in additional office space in the future perhaps along "Boarwalk Rd." or perhaps along the North South Road that comes off the new roundabout?

I had thought the same thing a while back. I wondered if maybe there would be a large number of office workers there which made the parking seem necessary?

[Urbanomicon]

I had thought the same thing a while back. I wondered if maybe there would be a large number of office workers there which made the parking seem necessary?

I think most of the additional parking is a result of the movie theatre. Ten theatres at 300(?) seats per theatre is a lot of people (and a lot of cars). Just look at the huge parking lot (used basically exclusively by) Empire Theatres that is regularly over 90% full during weekends and evenings. Some people even park across the street at the Sears furniture outlet, Staples, or Pet Smart.

[waterloo_local]

I think there's about 150-200k of office space at this property. That needs a lot of parking during the day, and Urbanomicon is right, the movie theatre will take a lot during the night.

Theatre parking doesn't "turn over" as fast as normal shopping does so you need a higher parking ratio

[waterloo_local]

Oh and West Hill Meadows is right next door but I think Home Hardware bought that a year or 2 ago and is ripping it apart when their lease is done. But that's a different forum!

[Duke-of-Waterloo]

Oh and West Hill Meadows is right next door but I think Home Hardware bought that a year or 2 ago and is ripping it apart when their lease is done. But that's a different forum!

I don't think Home Hardware purchased the Westhill Meadows Golf Course. They currently lease that land from the Waterloo Region District School Board.

[TripleQ]

The billboard on-site has been updated with Swiss Chalet, Milestones, TD and CIBC logos.

Montana's as well.

[erbsville west]

I don't think Home Hardware purchased the Westhill Meadows Golf Course. They currently lease that land from the Waterloo Region District School Board.

Indeed the site on which Westhill Meadows sits was sold to Home Hardware. In fact, the for sale signs from CBRE only lasted on the site about 10 days. The site sold within days of the signs appearing and disappeared just as quick.

Home Hardware has full intentions of developing it as a retail site.

[sixer]

Indeed the site on which Westhill Meadows sits was sold to Home Hardware. In fact, the for sale signs from CBRE only lasted on the site about 10 days. The site sold within days of the signs appearing and disappeared just as quick.

Home Hardware has full intentions of developing it as a retail site.

I wonder if this will replace the Park street location or simply be an additional location. If it doesn't replace it, do they plan on turning it into a full lumber yard like Park street or simply just a Home Hardware store. If just a plain home hardware store, I'm surprised they don't mind going up against Lowes and Canadian Tire.

[Spokes]

I wonder if this will replace the Park street location or simply be an additional location. If it doesn't replace it, do they plan on turning it into a full lumber yard like Park street or simply just a Home Hardware store. If just a plain home hardware store, I'm surprised they don't mind going up against Lowes and Canadian Tire.

I can't see them replacing Swanson's Home Hardware. They've been successful for so long, and have a good population base in that area. I bet it's just an additional location.

[WatDot]

It's been said already... no one cared about this area before, now it's a flood of retailers pushing the same product. IMO they will be closing urban stores to keep these big box suburban outlets open. Sad really. I don't think this is a wise move for Home Hardware personally. They are supposed to be a "neighbourhood" hardware store aren't they?!....

[sixer]

It's been said already... no one cared about this area before, now it's a flood of retailers pushing the same product. IMO they will be closing urban stores to keep these big box suburban outlets open. Sad really. I don't think this is a wise move for Home Hardware personally. They are supposed to be a "neighbourhood" hardware store aren't they?!....

So let me understand your comment, we should all by paying more money for the same product so urban stores can stay open??? Honestly, I prefer to have extra money for my kids RESP and family vacations.

The west side of Waterloo and Kitchener has longed for this type of retail development for a long time. And the comment with respect to no one cared about this area of town before is untrue. Everyone living in Clair Hills, Beechwood, Westvale, and Forest Heights loves this!
No longer having to go to the edge of town to watch a Movie, dine, shop, etc. Similar to Conestoga mall which is built close to residential homes, this development will bring more to this side of town. If the same stores in other areas can't support, then tough luck, their location isn't as convenient for their customers.

As for the Home Hardware friendly neighbourhood comment, this is certainly more of a neighbourhood then their location at Weber and University!

[WatDot]

You'll have plenty of choice to bargain shop on the westend now. My comment was in reference to Home Hardware's business decision. I personally don't think they will be able to compete with and/or attract the same market that is interested in Lowe's and Wal-Mart. Home Hardware has a different business model than the big box chains... I'm confused with their choice to locate in the immediate area. Their prices won't be any different from the urban locations btw.

I think you are misunderstanding my comment overall though. I agree the westend was underserviced. Retailers didn't care to take advantage of this until others decided to however. Now they are flooding to area and I think there may possibly be an overkill in the making.

[metropolis]

And the comment with respect to no one cared about this area of town before is untrue. Everyone living in Clair Hills, Beechwood, Westvale, and Forest Heights loves this!

Correction, I live out there and could not care less about this development. It is a missed opportunity through and through. I work in the the service industry and nothing frustrates me more than understaffed (read underserviced) big box retailers.

When I shop I want someone to tell me why product "b" is in fact better than product "a". I'm also concerned (as most people should be) where my product came from and how it was made. On average the zit faced, minimum wage weekend employee who got to Rona or Home Depot on his skateboard won't know shit. I would rather go into town to the small retailer who doesn't have 100 of everything but has the top 5 choices in that category and a better educated staff, if he or she isn't actually the one helping me out in the first place. Don't assume everyone is like you but take your parking lot (er) mall and enjoy.

[waterloo_local]

All interesting comments.

Big Box stores offer some legitimacy to a site. The Boardwalk, I hear at least, hopes to have some independents or stores that are not common to Conestoga Mall, Sunrise, Fairview. Obviously they will have some big box but having a gym that's not Goodlife, a theatre not Galaxy, and hopefully some fashion stores that are not just "the gap" will happen and it will be a better mix. Milestones, although a chain, is nowhere within 50km of K-W so I think that's also a smart decision.

As for Home Hardware, I hear its just an additional location. I agree though, it will be tough to compete with Lowes on the building supplies but since they are local (St Jacobs) they have a loyal customer base and I am sure will manage.

[Urbanomicon]

When I shop I want someone to tell me why product "b" is in fact better than product "a". I'm also concerned (as most people should be) where my product came from and how it was made. On average the zit faced, minimum wage weekend employee who got to Rona or Home Depot on his skateboard won't know shit. I would rather go into town to the small retailer who doesn't have 100 of everything but has the top 5 choices in that category and a better educated staff, if he or she isn't actually the one helping me out in the first place. Don't assume everyone is like you but take your parking lot (er) mall and enjoy.

I prefer to research things myself on the internet and go into the store knowing exactly what brand and model I want. So generally prefer big box stores better because they tend to have a much larger selection, so they are more likely to have the brand/model I want.

Also, smaller retailers don't necessarily stock products that they consider "better". Typically they are a distributor for said brand and they retail their products. The decision of who they are a distributor for is not made by the "knowledgeable" employees on the floor that assist you with product selections, they are made by corporate management. They will often stock popular products, not necessarily good products. Also, these employees (in either type of store) are generally on commission and/or receive kickbacks from certain brands based on the number of products from that brand that they sell. They are hardly unbiased and I wouldn't trust them to recommend what is best for you. That is why I research things myself.

[SeekForth]

Building Permit for CIBC Shell and Foundation has been issued.


Permit No 10121719
Site Address 120 THE BOARDWALK
Work Description PERMIT IS FOR A SHELL AND FOUNDATION ONLY - CIBC BANK - BASE MECHANICAL AND ELECTRICAL IS PROPOSED. A SEPARATE PERMIT IS REQUIRED FOR INTERIOR FINISHES, INCLUDING P.ENG STAMPED ELECTRICAL AND MECHANI
Status Issued
Permit Category Commercial Building
Permit Type Personal Services
Application Date August 10, 2010
Issued By JULIET
Issue Date September 08, 2010
Final Date
Roll Number 301206001202616XXXX
Legal Description REG PLAN 58M-490 BLK 4
Parcelid 55089609
Ward 6
Planning Community 30
Work Proposed Shell - Only
Construction Value 600000
Residential Units on Property
Reqrd Rear Yard (m)
Reqrd Left Side Yard (m)
Reqrd Right Side Yard (m)
Special Conditions See notes on drawings. Plumbing work to be carried out by a Plumbing Contractor Licensed by The City of Kitchener. All work shall comply with the 2006 Building Code
Contractor
Contractor Contact Info
LAND_USE_SUBCATEGORY COMMERCIAL
OBJECTID 17194936
OCCUPANCY_PERMITTED_DT
AREA 3932.675722425
LEN 252.197063994402
BUILT_BOUNDARY 0

[WatDot]

Milestones, although a chain, is nowhere within 50km of K-W so I think that's also a smart decision.

Agreed somewhat, but thinking about the business again (not the residents of the immediate area or the leaser) I'm not sure this is the best location for them. It's far enough away from employment lands (Universities, RIM, Manulife, etc.) they will have to rely solely on very local residents. Ira Needles is not a highway, it will be busy as hell, but again with only locals. I don't think this is a smart decision for Milestones to locate here. I think it's great for the Boardwalk and Waterloo residents. However, Milestones would be more successful in North Waterloo or Uptown Waterloo IMO.

Wal-Mart, Empire, golf stores, banks, pet stores, etc. will all do well here.

[Duke-of-Waterloo]

All interesting comments.

Big Box stores offer some legitimacy to a site. The Boardwalk, I hear at least, hopes to have some independents or stores that are not common to Conestoga Mall, Sunrise, Fairview. Obviously they will have some big box but having a gym that's not Goodlife, a theatre not Galaxy, and hopefully some fashion stores that are not just "the gap" will happen and it will be a better mix. Milestones, although a chain, is nowhere within 50km of K-W so I think that's also a smart decision.

As for Home Hardware, I hear its just an additional location. I agree though, it will be tough to compete with Lowes on the building supplies but since they are local (St Jacobs) they have a loyal customer base and I am sure will manage.

Sunrise tried that with the store Hooligans (or something like that), but it barely lasted a year after that mess of stores was built. They had really good brands that were hard to find at your typical mall store. Hopefully it will work better for the developers of The Boardwalk (basically the same ones), just as long as they charge a reasonable and competitive rent for independents (which I doubt).

About a year ago, I overlayed the site plan with potential retailers I thought would open here. My estimates weren't that far off (just showing how predictable this whole development is). Maybe I will post that here later.

As for big box, I'd buy electronics from Gibson Sound and Vision or Steve's TV over Future Shop or Best Buy any day, and still pay approximately the same price. The Home Hardware store will also likely be a larger location with a full lumber yard, likely similar to Fairway Lumber in St. Jacobs. This will position it well to compete with Lowe's, and it will bring in more of the rural customers from St. Agatha and Wellesley (although the Wellesley Home Hardware is probably the largest Home Hardware store in the Region).

[Rowe]

I remember Hooligans! That place was expensive but had such nice clothes and brands. This development is like a "Sunrise" because of the huge amount of suburbs that are being built in the area. I will credit the design is way better than what Sunrise got.

[waterloo_local]

Boardwalk gets a nicer layout because of the land. Sunrise runs perpendicular to Fischer Hallman and the region only allowed certain accesses along Ottawa, forcing constant left turns out of the property. I can't blame Sunrise planners for that. If they had direct access from Fischerhallman or highway, it would have run much smoother.

The Boardwalk is nice since it is all along Ira Needles and will have much easier access

[SeekForth]

Not sure if this has been mentioned, we knew there was going to be a fitness facility, but The Athletic Club now has a logo up on http://the-boardwalk.ca

[waterloo_local]

Didn't know which company was officially doing it, but this is good. I've never been to an Athletic Club but have heard they are very high quality

[sixer]

The Athletic Club looks amazing and definitely will be the most elite facility in our region. Here is a list of amenities for Boardwalk location and link to their site.

http://www.theathleticclubs.ca/

Club Amenities

* Child Care
* Kids Club – Children and Teen Fitness Programs
* Coed Fitness
* Steam & dry sauna, towel service
* Registered Massage Therapy
* 160 pieces of cardiovascular equipment
* Group Exercise Classes: over 140 classes per week!
* Sky Studio (Outdoor Mind Body Group Classes!)
* Advanced Mind Body Programs; Hot Yoga and Anti-Gravity Yoga
* Members Lounge/Patio and Café (Wi-Fi Enabled!)
* Weight Management Programs/Nutritional Counselling
* Gymnasium; (Kids & Teen Programs)
* Family Pool & Family Change Rooms
* Women’s Only Aquatic Centre & programs
* Sat & Sun - open until 8pm for greater convenience!
* Women’s Only Fitness Club within a Coed Club
* Whirlpool
* Abundant Convenient Parking
* Equipped with defibrillator (both levels)
* Athletic therapy, physiotherapy and chiropractic services
* Registered Massage Therapy

[Tuuluuwag]

The club itself looks decent. I am a member at LA fitness currently.. and can't stand driving there. This could be a decent alternative. Wonder what their memberships will cost..

[metropolis]

Empire Theatres' website says they are opening November.

[Section ThirtyOne]

The Athletic Club looks amazing and definitely will be the most elite facility in our region. Here is a list of amenities for Boardwalk location and link to their site.

http://www.theathleticclubs.ca/

Club Amenities

* Child Care
* Kids Club – Children and Teen Fitness Programs
* Coed Fitness
* Steam & dry sauna, towel service
* Registered Massage Therapy
* 160 pieces of cardiovascular equipment
* Group Exercise Classes: over 140 classes per week!
* Sky Studio (Outdoor Mind Body Group Classes!)
* Advanced Mind Body Programs; Hot Yoga and Anti-Gravity Yoga
* Members Lounge/Patio and Café (Wi-Fi Enabled!)
* Weight Management Programs/Nutritional Counselling
* Gymnasium; (Kids & Teen Programs)
* Family Pool & Family Change Rooms
* Women’s Only Aquatic Centre & programs
* Sat & Sun - open until 8pm for greater convenience!
* Women’s Only Fitness Club within a Coed Club
* Whirlpool
* Abundant Convenient Parking
* Equipped with defibrillator (both levels)
* Athletic therapy, physiotherapy and chiropractic services
* Registered Massage Therapy

My wife is VERY excited. This facility will put others in the region to shame. In particular, she thought the sheer volume of instructor-led classes put this facility in a league of it's own.

[SeekForth]

Empire Theatres' website says they are opening November.

I would imagine that they would be trying to be open before Harry Potter opens on November 19th.

[KevinL]

I would imagine that they would be trying to be open before Harry Potter opens on November 19th.

The Christmas movie season in general would be the goal, I'm sure. One of the most lucrative in a given year.

[waterloo_local]

I agree. I've heard first 2 weeks of November, which would probably be great for the Harry Potter fans out there

[Tuuluuwag]

Will be in time for the TRON Legacy 3D! Can't say I have been this excited for a movie in a long while. This new theater will be open just in time!

[thestones]

Does anybody have a rough idea as to the membership fees for this Atheletic Club? Also, where is it going to be situated in the development, anybody know? I can't wait for it to open, just hope it is going to get started on soon!

[waterloo_local]

No idea on membership fees, but the building will be located between Lowes (under construction) and Empire Theaters (almost complete)

[SeekForth]

There is a new image up on the-boardwalk.ca - Proposed Merchandising Mix
http://imgur.com/4pK12.jpg

A little bit different in terms of the previous pictures.
The restaurants have been identified - Montana's beside the pond, Swiss Chalet in C6.
This used to have a spot for a drive-thru and a couple other units, they have been split.

Milestone's is in D6, there used to be a road right beside this building, but it has been moved over to the other side of the parking lot. Scotiabank is now there, this building had been tucked into the corner previously and is now a little over.

At the main round-about where The Boardwalk and University Ave W. meet there are some other changes too.

Instead of being 2 blocks of a couple building there looks to be more L-shaped buildings a couple being marked as office.

At the rear of the property, there has been another split of the block of buildings into a B9.

New store - Solutions http://www.solutions-stores.ca/
New store - Adventure Guide
New store - Bouclair

Dropped store - Michaels (not sure if maybe it will be going to B9)

Roundabouts has a little more details showing sidewalks and paths.

This might be a good image to sticky in the OP.

[Section ThirtyOne]

Really surprised another Golftown is going in. Maybe they'll close the one on Fairway?

[Urbanomicon]

This might be a good image to sticky in the OP.

Done.

[KevinL]

New store - Adventure Guide

Is this a branch, or are they moving the existing store from King North?

[smably]

Is this a branch, or are they moving the existing store from King North?
That was my first thought too. Their present location isn't great, but this would be much worse. I hope they aren't relocating.

[Duke-of-Waterloo]

Looks more and more like a Smart!Centre with each redesign. The first concept was okay, but this is just same old same old anywhere Ontarioville. Each updated concept keeps getting more disappointing and it is becoming less apparent that we will see anything special here.

Here's the original site plan:

http://img221.imageshack.us/img221/2556/revisedsiteplan.jpg

Some things that were decent about it was what looked to be a pedestrian walk where University Avenue ended in the development. Also if those blocks of buildings fronted the entranceway roads with the actual physical store entrances along these entrance roads, that would be good too. It also looks like they've totally altered the larger block of commercial at the back from having some good design features (window peaks, etc) to the standard format each of the retailers will use. I mean, maybe we could have gotten a strip of box stores at least looking something like this Smart!Centre in Mississauga (http://maps.google.ca/maps?hl=en&ie=UTF8&ll=43.596683,-79.78798&spn=0.001022,0.002068&t=h&z=19&layer=c&cbll=43.596846,-79.78821&panoid=y12_lLjO3s3GPnZRa-AXIw&cbp=12,252.34,,0,2.43).

However, this (http://maps.google.ca/maps?hl=en&ie=UTF8&ll=43.596112,-79.787124&spn=0.004087,0.008272&t=h&z=17&layer=c&cbll=43.596982,-79.786563&panoid=sxAW5Xuc0nbxYhVF0IclgA&cbp=12,184.71,,0,1.74) is probably more like something The Boardwalk will look like.

What happened to the retail along the entrance ways on the original design? They also split up that large block in the back with the Best Buy and SportChek - likely because the building was physically in both cities and this was likely not feasible.

[Urbanomicon]

It actually reminds me of four Sunrise Centres placed side-by-side, possibly with straighter roads through the parking lots.

[uptownfoodcritic]

I drove through some of this development the other day. I was overpowered by the methane reek in the air. If this is going to be a continuous issue then I think this entire project is going to have serious problems.

I would never shop there is if it smelled that badly.

[panamaniac]

I don't dispute that you experienced a bad odour, but just to note that methane is odourless.

[plam]

I don't dispute that you experienced a bad odour, but just to note that methane is odourless.

... unless someone adds mercaptan to it. Which would be strange for methane that forms as a result of decomposition.

[smably]

Since mercaptan is produced by decaying organic matter, it would not be at all strange for it to be present in the methane released from the landfill.

[uptownfoodcritic]

I don't dispute that you experienced a bad odour, but just to note that methane is odourless.

Right you are. I should have said I smelled the smell that I relate to methane. Anyway, it was an unpleasant smell and it looks like the Region is going to try and spray the dump with chemicals to keep it down. I'm not sure how I feel about that.

[jay]

Ya the smell is pretty bad some days. It's not the shopping I would be worried about, it's the people living out there. People who shop at Walmart/Lowes, etc will shop their despite the smell on hot humid days.

I'm still surprised they have built so many homes out that way...

[KLM]

methane is odourless but at room temperature.
I personally would be concerned if I live there or even shop. Just an idea living near region dump is crazy. Distance from that plaza to regional landfill is like what 2km?

[Section ThirtyOne]

1.2km as the crow flies from the southern edge of the refuse pile to University/Ira Needles. Scary isn't it?

As for the houses, i'm not surprised the builders would construct them that close. But a better question is, who buys these things?!?

[Urbanomicon]

Man suffers serious burns in Waterloo explosion

October 13, 2010
Record staff
http://news.therecord.com/News/Local/article/792819

WATERLOO — The Ministry of Labour is investigating after a man suffered potentially life-threatening burns Tuesday morning following an explosion at a home improvement store that’s under construction.

The incident occurred shortly before noon at the Lowe’s home improvement store being built at 105 Ira Needles Blvd.

Police said the 27-year-old Toronto man was fishing a piece of electrical wire through a plastic conduit when it exploded.

The man suffered third-degree burns to 70 per cent of his body, and was transferred to Toronto’s Sunnybrook Hospital from Grand River Hospital. No one else was injured.

[Section ThirtyOne]

Man suffers serious burns in Waterloo explosion

Speaking of methane...

What happened to this poor electrician sounds horrible. Here is to hoping he pulls through okay.

[The Boardwalk at Ira Need]

Thank you for your continued interest and number of posts about The Boardwalk. Every day the site changes a little bit; this week, dozens of beautiful trees were planted, hundreds of parking stripes added, and teams of construction workers were incredibly productive.
Empire Theatres at The Boardwalk will be open November 5 and Wal-mart at The Boardwalk will soon follow. We have had an overwhelmingly positive response about The Athletic Club's announcement that they are building at The Boardwalk.

[SeekForth]

Empire Theatres at The Boardwalk will be open November 5 and Wal-mart at The Boardwalk will soon follow.

I'm suprised that the theatre will be open before Wal-mart. From the outside and how many cars are outside of Wal-Mart 24 hours / day I would have guessed it would have been the one to open first.

[The Boardwalk at Ira Need]

Please note that this is PROPOSED tenant mix...these tenants are not confirmed on the website www.the-boardwalk.ca

stay posted...

[Duke-of-Waterloo]

Wal-Mart opens November 14 (http://www.the-boardwalk.ca/admin/news_upload/Wal%20Mart%20Date.pdf).

[SeekForth]

Couple more updates from The Boardwalk:

First "Boardwalk" (http://the-boardwalk.ca/admin/news_upload/First%20Boardwalk.pdf)
Empire Theatres opening November 5th (as stated above) (http://the-boardwalk.ca/admin/news_upload/Empire%20date.pdf)

[The Boardwalk at Ira Need]

We are thrilled that the first pedestrian walkway is complete at The Boardwalk. It is the first of numerous gently-curving pathways to enhance the surroundings. Implemented not only as an aesthetic feature, but to promote pedestrian safety. This is a pleasant alternative from walking through the parking lot. It is a level, non-slippery surface that has the visual appeal of weathered cedar planks.

The boardwalk is supplied from local New Hamburg company called BALEBOARD www.baleboard.ca--"Baleboard® is a solid plastic lumber...made from recycled white agricultural bale wrap and greenhouse film. It is NOT a composite as it contains no wood or other fillers and it can be used in any non-load bearing application where wood and composites are currently used."

The access roads through the site are not yet open to the public....please stay posted at www.the-boardwalk.ca or twitter @brdwalk

[WatDot]

This is a pleasant alternative from walking through the parking lot. It is a level, non-slippery surface that has the visual appeal of weathered cedar planks.

Please do offer walkways as much as possible on the property. This is a huge peeve of many with the current big box centers and mall parking lots, little to no walkways.

[Shopaholic]

Thanks Duke of Waterloo for all that info. Obviously a lot of research has been done into this project!

[IEFBR14]

Please do offer walkways as much as possible on the property. This is a huge peeve of many with the current big box centers and mall parking lots, little to no walkways.
<SARCASM>
Don't you know? You're supposed to drive from store to store, circling the parking lot as you search for a spot that's withing 10 steps of each store. Or at least that's how it appears to this casual observer on the few occasions that he shops at a mall.
</SARCASM>

[waterloo_local]

From looking at the site plan, it looks like the big box is in the back and all the smaller stores up front, particularly on the Kitchener side.

So I don't think here you will be driving from store to store. Only if you are shopping at Wal Mart then going to a movie. If you are in the front left, it looks like that's where the bulk of the individual stores would be, where you would just walk from store to store.

[Duke-of-Waterloo]

Any more info on if/when the Wal-Mart at Fairview will be closing? I thought the intent was to relocate it to The Boardwalk.

[The Boardwalk at Ira Need]

Wal-mart is not re-locating. Studies indicate that there is the population base to support both.

[Duke-of-Waterloo]

Lowes - October 22, 2010

http://img407.imageshack.us/img407/1713/img2010102200116.jpg

[Waterlooer]

Going to be nice, can't wait until it opens

[TripleQ]

Lowes this morning. Can't believe how wide this thing is... How does it compare to Home Depots/Ronas?

Click for larger pic

http://img253.imageshack.us/img253/8307/lowes1.jpg (http://img253.imageshack.us/i/lowes1.jpg/)

[The Boardwalk at Ira Need]

Lowes at The Boardwalk is going to be 128,000 sq.ft. plus an extensive Garden Centre.

"Lowe's has been helping our customers improve the places they call home for more than 60 years. Lowe's operates more than 1,700 stores in the United States, Canada and Mexico. In 2009, Lowe's earned several notable industry distinctions, including: Ranked 42 on the FORTUNE® 500
First winner of the ENERGY STAR® Sustained Excellence Award in Retail"

[Urbanomicon]

Lowes this morning. Can't believe how wide this thing is... How does it compare to Home Depots/Ronas?

It looks to have a little larger frontage than your typical Rona or Home Depot. It is more akin to a Walmart Superstore (ie. at the Sunrise Centre).

[The Boardwalk at Ira Need]

127128

[SP!RE]

A new movie theatre... wow. Being away makes me see Waterloo changing so much in a reflective, nostalgic light. I remember going to Conestoga Mall with a friend last Christmas and feeling like I was in another city; even the people looked different to me (though of course that part was in my head.)

Thanks for the photo updates! Photos bring these updates right to life for those of us who aren't in the city.

[Urbanomicon]

I plan to be at the grand opening on Nov. 5 so I will take some pictures and post them.

[Duke-of-Waterloo]

http://www.wonderfulwaterloo.com/attachment.php?attachmentid=127&d=1288732703

Why does it seem like some of the panels on the theatre structure exterior wall are heaving, like some of the ones in this picture? Maybe it's just an illusion...

[IEFBR14]

Why does it seem like some of the panels on the theatre structure exterior wall are heaving, like some of the ones in this picture? Maybe it's just an illusion...
Maybe they're doing a sound check in one of the theatres? ;)

[garthdanlor]

I don't really drive too much in this area during peak traffic times so I'm not familiar with its traffic patterns, but I noticed heavy traffic around Ira & Erb during rush hour the other day. Is this normal, because it seems that with the"Boardwalk" and other new retail and residential in the immediate area, traffic is going to get pretty nasty pretty quickly.

Seems crazy that the recently constructed Ira Needles was limited to one lane each way. Don't get me wrong, I love the roundabouts on Ira and realize that it will move more traffic than a 2-lane road with standard intersections, but the Boardwalk is a seriously large development and will draw huge amounts of traffic. I think I read that the current configuration was supposed to be good til 2020ish (can anyone confirm this?). Just can't see that happening...at least the roundabouts were purposely overbuilt so there will be less traffic chaos when the road ends up being expanded in a couple of years.

[mpd618]

I think I read that the current configuration was supposed to be good til 2020ish (can anyone confirm this?).

I believe the Boardwalk developer's traffic study claimed that there's no need to widen Ira Needles Blvd any time soon, and that the development is not hastening the need to widen the road.

I wonder why they might say a thing like that.

[SeekForth]

I believe the Boardwalk developer's traffic study claimed that there's no need to widen Ira Needles Blvd any time soon, and that the development is not hastening the need to widen the road.

I wonder why they might say a thing like that.

This is what the study recommended:
"the report does however confirm regional staff’s conclusion in Staff Report E06-040 (2006) that there is no need to widen Ira Needles Boulevard for the foreseeable future (i.e. before 2013) and that widening may be required by 2022 (or before);"

So the road apparently will not need to be expanded before 2013, but it does note that there are problems at Fischer-Hallman & University that need to be addressed regardless:
"the intersection of Fischer-Hallman Road and University Avenue is currently experiencing operational problems during the AM and PM peak hours and is forecast to reach unacceptable levels by 2013 regardless of development proceeding on the INC Corp. site;"

The recommendations for that intersection are:
"immediately begin the process of examining alternative improvements to the intersection of Fischer-Hallman Road and University Avenue which would include replacement of the signalized intersection with a modern roundabout, and dual left-turn lanes on the northbound and westbound approaches along with a southbound right-turn lane among the possible solutions."

Source: http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/TISRept_Dec2008.pdf

[waterloo_local]

I believe the Boardwalk developer's traffic study claimed that there's no need to widen Ira Needles Blvd any time soon, and that the development is not hastening the need to widen the road.

I wonder why they might say a thing like that.


There's actually about 4 traffic studies, done by the developer, region of waterloo, and each city. They all say 2017-2020. If they are wrong, then all the various reports from government and developer are wrong, and that's up to the traffic experts.

[waterloo_local]

Drove by The Boardalk today. It looks like they are getting more signage delivered for the road. Looks cool so far, but still on the ground.

[garthdanlor]

There's actually about 4 traffic studies, done by the developer, region of waterloo, and each city. They all say 2017-2020. If they are wrong, then all the various reports from government and developer are wrong, and that's up to the traffic experts.

I do hope the predictions are on track, as we don't need another Fairway Rd or Fischer Hallman (near Ottawa street). As they say, however, "the proof of the pudding is in the eating"...

[Urbanomicon]

I don't really drive too much in this area during peak traffic times so I'm not familiar with its traffic patterns, but I noticed heavy traffic around Ira & Erb during rush hour the other day. Is this normal, because it seems that with the"Boardwalk" and other new retail and residential in the immediate area, traffic is going to get pretty nasty pretty quickly.

Seems crazy that the recently constructed Ira Needles was limited to one lane each way. Don't get me wrong, I love the roundabouts on Ira and realize that it will move more traffic than a 2-lane road with standard intersections, but the Boardwalk is a seriously large development and will draw huge amounts of traffic. I think I read that the current configuration was supposed to be good til 2020ish (can anyone confirm this?). Just can't see that happening...at least the roundabouts were purposely overbuilt so there will be less traffic chaos when the road ends up being expanded in a couple of years.

I agree. Every other mall in the region has 5 or 6 lanes of road in front of it. When you add in all of the other strip malls going in along Ira Needles, having it two lanes is utter foolishness. I question the validity and accuracy of their supposed "traffic studies". In fact, I can't even think of any other commercial development even half of this size that only has a two lane road.

[waterloo_local]

I agree. Every other mall in the region has 5 or 6 lanes of road in front of it. When you add in all of the other strip malls going in along Ira Needles, having it two lanes is utter foolishness. I question the validity and accuracy of their supposed "traffic studies". In fact, I can't even think of any other commercial development even half of this size that only has a two lane road.

Can you name any other commercial development that has 4-6 roundabouts infront of it ? That is why the traffic experts figure this out. Fairway Road is awful because even though they have the magical four lanes, they have constant lights in and out of the various properties.

I'm not a traffic expert but when 4 separate studies are done by experts, I don't tend to pretend that I know more than they do. It's possible they will all be wrong, but in general, I tend to side with professionals from different companies who all reach the same conclusion.

[garthdanlor]

Can you name any other commercial development that has 4-6 roundabouts infront of it ? That is why the traffic experts figure this out. Fairway Road is awful because even though they have the magical four lanes, they have constant lights in and out of the various properties.

I'm not a traffic expert but when 4 separate studies are done by experts, I don't tend to pretend that I know more than they do. It's possible they will all be wrong, but in general, I tend to side with professionals from different companies who all reach the same conclusion.
Agreed, I prefer leaving things up to the experts too, but experts and studies can be wrong (or designed to support an agenda...though not suggesting this is the case). Presumably, experts were also consulted for the designs (and redesigns) of Fairway Rd, Hespeler Rd, Ottawa & Fischer, etc. All some of us are suggesting is that even with the roundabouts there might be some concerns with traffic congestion prior to 2020 (and probably much sooner) with a 2 lane road. This may not be the case, but, as you indicated, major commercial roads with multiple roundabouts are a bit of an unknown quantity in our neck of the woods...

[The Boardwalk at Ira Need]

129

[Urbanomicon]

Can you name any other commercial development that has 4-6 roundabouts infront of it ? That is why the traffic experts figure this out.

But if you're not coming down University (which will be all of Kitchener traffic and some from Waterloo), you HAVE to come down Ira Needles regardless of how many roundabouts they put in. So well you have multiple roundabouts to enter the mall, traffic will still be bottlenecked by the two lane road that everyone must take between the mall roundabouts and the desired connecting arterial road. Having multiple roundabouts into the mall is just like having multiple driveways into a standard mall. The bottleneck is still the roads not the driveways.

Also, I think traffic/usage data for roundabouts in the region is sketchy at best (For those that don't know, traffic studies are done using a combination of established equations and emperical data (http://en.wikipedia.org/wiki/Traffic_flow) for the area). They are likely using data for places like the United Kingdom where roundabouts are used with a different driving mentality and drivers are properly educated in how to use them.

[Section ThirtyOne]

[ATTACH=CONFIG]129[/ATACH]

And it was assembled and in place by 4:30PMish when I drove by! This project is coming together quickly.

[TripleQ]

Well, I suppose having traffic jams at peak times doesn't necessarily coincide with needing to expand to 4 lanes? If you look at how backed up roads like Columbia or Fisher-Hallman got before they were expanded it probably shows what traffic experts consider sufficient.

[The Boardwalk at Ira Need]

130

[Duke-of-Waterloo]

Nice pylon sign. I wonder what it looks like at night?

[BusyBerliner]

Looking forward to checking out the premium theatre at Empire with reserved seating and the wrap-around screen (http://www.empiretheatres.com/extra).

Still very much dislike this project on principle, but that may drag me out.

[Section ThirtyOne]

Looking forward to checking out the premium theatre at Empire with reserved seating and the wrap-around screen (http://www.empiretheatres.com/extra).

Nice! I didn't realize they were offering reserved seating.

The Empire at Gateway Park is already miles ahead of Galaxy... here is hoping this new (and even better) Empire stimulates some renovations at other theatres in the area.

[mikeyp]

What's unfortunate about the Empire Theatre is that they're fitting all of their screens with European built Barco digital projectors instead of Christie projectors which are all locally designed and manufactured right here in Kitchener. Sometimes it boggles the mind how stupid some companies can be and not support local business when they have every opportunity.

[Urbanomicon]

What's unfortunate about the Empire Theatre is that they're fitting all of their screens with European built Barco digital projectors instead of Christie projectors which are all locally designed and manufactured right here in Kitchener. Sometimes it boggles the mind how stupid some companies can be and not support local business when they have every opportunity.

Christie is not just a local company, it is one of the world leaders in projectors. Empire made a business decision based on the quality of the product and the price for what they are getting; whether a company is "local" or not makes very little difference. Also, these decisions were made by Empire Theatres head office which is in Nova Scotia.

[Spokes]

What's unfortunate about the Empire Theatre is that they're fitting all of their screens with European built Barco digital projectors instead of Christie projectors which are all locally designed and manufactured right here in Kitchener. Sometimes it boggles the mind how stupid some companies can be and not support local business when they have every opportunity.

I take it the Barco are probably cheaper?

[mikeyp]

Christie is not just a local company, it is one of the world leaders in projectors. Empire made a business decision based on the quality of the product and the price for what they are getting; whether a company is "local" or not makes very little difference. Also, these decisions were made by Empire Theatres head office which is in Nova Scotia.

Ya I know, I work at Christie :RpS_smile: Honestly, the quality isn't an issue since Christie holds over 40% of the world's market share. From what I hear since we already have a contract to supply Galaxy with projectors, for some reason Empire thought they would be playing second fiddle to Galaxy. ie. Christie would be giving all our attension and service to Galaxy which is completely rediculous. And I'm aware that their head office is in Nova Scotia but being a canadian company that Empire is, it would be nice of them to support another Canadian company as well. But business is business I guess. As for cost, with these projectors and how expensive they are cost really isn't an issue. A Christie movie projector will run you around $60,000 a unit.

[IEFBR14]

From what I hear since we already have a contract to supply Galaxy with projectors, for some reason Empire thought they would be playing second fiddle to Galaxy. ie. Christie would be giving all our attension and service to Galaxy which is completely rediculous. In my experience in similar situations, the HQ of a chain wants to standardize their suppliers chainwide for a variety of reasons like quantity discounts, common employee training, etc. That then means also branches located in the home town of a competing supplier. (This isn't a perfect analogy but suppose FedEx gets their van fleet from Chrysler. Those trucks are going to make deliveries in to Ford in Burlington, GM in Oshawa and Toyota in Cambridge even if those plants produce competing vans.)

Another possibility is that Empire thought they'd get better pricing and/or service from a Christie competitor who wants to use Empire's chain to showcase their product. (To extent the analogy, UPS cuts a good deal for vans with GM and likewise Purolator with Ford because those van makers are anxious to have a strong presence in the delivery van marketplace.)

[Urbanomicon]

I went to the grand opening of the new Empire Theatres at the Boardwalk tonight. It is very nice and very busy. Except for a few spaces, the entire parking lot in front of the theatre was full. I was in the very first group to experience the new "Empire Extra" theatre.

The outside of the theatre. The screen on the left side of the picture is a full video screen that, amoung other things, shows the movie show times. I apologize for the picture quality as I took these on my cell phone.

http://i779.photobucket.com/albums/yy73/Urbanomicon/Waterloo%20Empire%20Theatres/05-11-10_1841.jpg

The lobby is similar to the newly renovated one at the Gateway location, except that is has a second floow with a balcony facing the lobby.
http://i779.photobucket.com/albums/yy73/Urbanomicon/Waterloo%20Empire%20Theatres/05-11-10_1842.jpg

http://i779.photobucket.com/albums/yy73/Urbanomicon/Waterloo%20Empire%20Theatres/05-11-10_1843.jpg

http://i779.photobucket.com/albums/yy73/Urbanomicon/Waterloo%20Empire%20Theatres/05-11-10_1844.jpg

There is also a relatively large arcade. Five of the ten theatres are equipped to show 3D movies.

The Empire Experience takes place in its own theatre and was $2 extra. It included several things:

Leather Rocker-Style Seats: I was surprised that the theatre was equipped with LEATHER rocker-style steating. I am not sure if every theatre has these or if it is exclusive to the Empire Experience theatre.

Reserved Seating: This is done by selecting your seat from a screen at the kiosk when you purchase your ticket. This allows you to buy your ticket in advance and arrive 2 minutes before the start of the next blockbuster on opening night and be assured of getting your favourite seat.

Larger Screen: The Empire Experience theater is about 50% larger than a standard theatre and the screen is the entire front wall, from floor to ceiling. It also has a slight curve to it to fill your peripheral vision. It is somewhere in between an IMAX and a normal theatre.

Enhanced Sound System: Empire has been advertising the enhanced sound system for a while now and it did not dissappoint. We got to watch a short video before the movie started plugging the Empire Extra features. It said that the theatre is equipped with a 15,000 Watt sound system complete with subwoofers and full range speakers placed around the theatre. Admittedly the movie "Due Date" that I saw did not fully take advantage of this system, but there is a 10 minute action scene in it that sounded great.

No Previews: This may have been due to the fact that it was the theatre's opening night and the employees were all new to the job, but after the short video on the Empire Experience, the movie started right away without any previews, commercials, or even messages to turn off your cell phone.

I tried to get a shot of the leather seats.

http://i779.photobucket.com/albums/yy73/Urbanomicon/Waterloo%20Empire%20Theatres/05-11-10_1905.jpg

[bcwessel]

It looks like an airport terminal inside. Actually, kinda looks like an airport on the outside, too. Hope the food's better...

[IEFBR14]

Great review Urban. It's way better than the advertorial in tomorrow's paper ;)

http://news.therecord.com/App_Themes/TheStar/images/recordlogo_print.jpg

New theatre opening in Waterloo is first of its kind (http://news.therecord.com/News/Local/article/807259)

http://media.therecord.topscms.com/images/f0/65/384f23df422b90b7c62a5727333b.jpeg


Construction crews are putting the finishing touches on Empire Theatres Waterloo, the region’s newest theatre, which will feature an auditorium unlike any in Canada.

The theatre, opening Friday at 6 p.m., features “Empire Extra,” a 297-seat auditorium, which has a larger, curved screen and a sound system that was specifically designed for enhanced audio and is the first of its kind in the world. Empire Extra also features reserved seating.

The first screening at the Empire Extra auditorium will be at 7:20 p.m., featuring Due Date, the comedy starring Zach Galifianakis and Robert Downey Jr.

Located at Ira Needles Boulevard and University Avenue, Empire Theatres Waterloo will feature 10 screens in all, seating a total of over 1,800 people.

The price of Empire Extra is higher than the other auditoriums in the theatre, with a general admission ticket costing $12.50 for regular movies and $15.50 for 3-D. The price of a regular screening will be $10.50.

On Thursday, the theatre was still filled with the sound of buzzing drills and saws, and the smells of sawdust and plastic instead of popcorn. Operations manager Brooks LeBoeuf, 27, projected a sense of calm.

“The construction has been surprisingly smooth,” LeBoeuf said. “I have no doubts it will be open on time.”

This is a time of growth for the theatre industry, despite illegal internet downloads and more choice on television.

According to a Statistics Canada report released in March, movie theatres in Canada sold 106.4 million tickets in 2008, up 1.8 per cent compared to 2007. Revenue in 2008 increased three per cent, to $1.4 billion.

“It’s almost like back to the future,” said Adina Lebo, executive director of the Motion Picture Theatre Association of Canada. “We have gone back to the 1950s, when movie theatres were the society’s common living room.”

She said the success of theatres is due to the innovations in the movie industry, namely 3-D and the change to digital cinema. Most movies are now shot and distributed digitally, as a compact disc, a hard drive, or over the internet. This means instead of theatres illuminating a screen through a strip of 35-mm film, theatres use a digital projector.

Waterloo Empire Theatres is 100 per cent digital.

Because of this digital transformation, Lebo said, many theatres now offer a wider variety of programming, including screenings of opera, sporting events, and classic movies.

“This variety has started to bring back people who had stopped going to the theatre,” she says.

Lebo also says that despite the escalating cost of movie tickets, it is still the “best out-of-home value” compared to sporting events and live theatre. She says that the average price of a movie ticket in Canada is about $8.

“You can’t beat (that price) to have a shared experience where you can immerse yourself in another world.”

[Urbanomicon]

It looks like an airport terminal inside. Actually, kinda looks like an airport on the outside, too. Hope the food's better...

It looks and functions the same as the Gateway Empire location. It is extremely efficient as tickets can be purchased from the concession stands (which have about 18 servers and operate in a single line "next available server" system), customer service, and from about 10 automated debit/credit machines, and it is very spacious. The theatre can be full and you're not crammed in (ie. Galaxy).

[Brenden]

I was excited to have a new movie theatre open with in walking distance of my house. After hearing about the price premium I think I will keep driving down to Gateway.

[Spokes]

I was excited to have a new movie theatre open with in walking distance of my house. After hearing about the price premium I think I will keep driving down to Gateway.

Isn't 10.50 standard price for a regular movie? The price premium is for Empire Extra.

[Urbanomicon]

Isn't 10.50 standard price for a regular movie? The price premium is for Empire Extra.

Yeah the price for a standard movie is the same as the Empire at Gateway. The $2 extra is only if you want to see the movie in the Empire Extra theatre (and only if it is playing in that theatre).

[taylortbb]

Nor is the price premium that bad. In most major Canadian cities I've seen movies in it's been $12.50 for a standard admission, that includes anywhere in the GTA. $12.50 for the premium experience isn't bad at all.

[metropolis]

I was excited to have a new movie theatre open with in walking distance of my house. After hearing about the price premium I think I will keep driving down to Gateway.

So for a $2 premium you'd spend at least that if not double (depending on the fule economy of your car) on gas driving to Gateway? Makes no sense.

[b.p.]

Empire Gateway is slightly cheaper: Reel Deal Tuesdays $4.99 / General Admission (14-64) $9.75, but it looks like Empire Waterloo has the same Reel Deal Tuesday prices and at least there's another theatre option now.

[KW_Shopper]

Will Walmart have a soft opening? Maybe Friday? Sunday seems like a strange day to have a Grand Opening.

[The Boardwalk at Ira Need]

Walmart will be open on Friday November 19

[SeekForth]

Why was it pushed back? I guess not ready yet?

http://the-boardwalk.ca/admin/news_upload/Wal%20Mart%20Date.pdf still says 14th

[KW_Shopper]

There seems to be mixed communications out there about the opening of Walmart - Sunday the 14th or Friday the 19th? When I drove by yesterday they were still working on the exterior. Shopping carts were outside but the parking lot and grounds were still somewhat of a mess...

[Urbanomicon]

I finally got to see a true action movie (Unstoppable, great movie btw) in the Empire Extra theatre tonight. The sound is phenominal. The trains literally make the theatre shake. It was so worth the extra $2.

Also, I confirmed today that they do not show previews in the Empire Extra theatre.

They had the walkway beside the theatre done today also. It is very wide with greenery on all sides and bullards that are lit up every 10 feet or so. The paths are very well illuminated at night and great to walk on.

[neonjoe]

I finally got to see a true action movie (Unstoppable, great movie btw) in the Empire Extra theatre tonight. The sound is phenominal. The trains literally make the theatre shake. It was so worth the extra $2.

Also, I confirmed today that they do not show previews in the Empire Extra theatre.

They had the walkway beside the theatre done today also. It is very wide with greenery on all sides and bullards that are lit up every 10 feet or so. The paths are very well illuminated at night and great to walk on.

I was at the 9:30 show. Unstoppable was definitely a movie that showed off the sound cababilities of the theatre. There actually was one preview for the movie Hall Pass but it was just before the 5 minute presentation on the features of the theatre. Its worth checking out a movie with the Empire Extra Experience.

[WatDot]

Empire Extra Experience is definitely worth it. The ease of booking and selecting your reserved seating online is also a big plus for me.

[Duke-of-Waterloo]

I was at the 9:30 show.

Haha so was I last night. :RpS_biggrin:

Urbanomicon is right, the seats shake when the trains go by in the movie! It's so cool how you can buy tickets online beforehand, and pick your seats like you were doing for an airplane or concert.

Does anyone know what this road stub will eventually lead to? It's at the north end of the property, and looks as if it may eventually lead towards the West Hill Golf Course...

November 5, 2010
http://img413.imageshack.us/img413/1729/theboardwalkextension.jpg

[waterloo_local]

This will lead to the office building(s) component. You can see it on the site plan. I think there is about 200k of sq. ft. in office space to be here.

[Duke-of-Waterloo]

This will lead to the office building(s) component. You can see it on the site plan. I think there is about 200k of sq. ft. in office space to be here.

Doesn't look like it. The parking lots for the office component won't be off of this road at all. While it will pass by the office component, it leads into the adjacent property.

[Urbanomicon]

I was at the 9:30 show. Unstoppable was definitely a movie that showed off the sound cababilities of the theatre. There actually was one preview for the movie Hall Pass but it was just before the 5 minute presentation on the features of the theatre. Its worth checking out a movie with the Empire Extra Experience.

I was at the 9:30 show as well! I think the Hall Pass preview was part of the entertainment reel they show prior to the movie, but I could be wrong.

[metropolis]

The Indigo Books that was on the previous site plan was the only business planned for this site that had me really excited. Anyone know what happened to it as it seems to be gone from the current site plan?

[The Boardwalk at Ira Need]

Canada's most impressive Walmart opens Friday November 19, 2010 at 8 am...

[SeekForth]

Canada's most impressive Walmart opens Friday November 19, 2010 at 8 am...

Just curious, what makes it the most impressive in Canada?

[WatDot]

Not a single advertised sale item will be available opposed to the normal half?! No offense but Walmart is the worst part of this entire development. Look forward to updates on the Milestones restaurant and Lowe's.

[garthdanlor]

No offense but Walmart is the worst part of this entire development. Look forward to updates on the Milestones restaurant and Lowe's.
Apart from the cinema, I'm not a big fan of this monstrosity of a development as a whole, but I really wonder about this Walmart. Sunrise Walmart is only about a 10 minute drive away. Why did they need/want another one so close...they've been eating up the business of other retailers for years, are they eager to cannibalize their own sales too?

[neonjoe]

Canada's most impressive Walmart opens Friday November 19, 2010 at 8 am...
I drove by it this morning and noticed the entire roof is covered with movable solar arrays, this may be the most energy independent walmart in Canada,

[KLM]

Apart from the cinema, I'm not a big fan of this monstrosity of a development as a whole, but I really wonder about this Walmart. Sunrise Walmart is only about a 10 minute drive away. Why did they need/want another one so close...they've been eating up the business of other retailers for years, are they eager to cannibalize their own sales too?

just let them eat ,lol.

I understand your concern but would take some people off Sunrise Plaza since its ridicously packed.

[Spokes]

Not a single advertised sale item will be available opposed to the normal half?! No offense but Walmart is the worst part of this entire development. Look forward to updates on the Milestones restaurant and Lowe's.

Ya Milestone's is the thing Im looking forward to most. And I guess I want to experience Empire Extra, but just to check it out. Everything else....big box complex. Been there, done that.

[WatDot]

Apart from the cinema, I'm not a big fan of this monstrosity of a development as a whole, but I really wonder about this Walmart. Sunrise Walmart is only about a 10 minute drive away. Why did they need/want another one so close...they've been eating up the business of other retailers for years, are they eager to cannibalize their own sales too?

Same business plan as Shoppers Drug Mart probably...

[Spokes]

Same business plan as Shoppers Drug Mart probably...

What do you mean, we hardly have any of those around town ;)

[TripleQ]

To mark the opening, it's look back a couple of years..



Going big
Area's largest retail site coming to Ira Needles Boulevard near landfill
By Greg MacDonald
News
Sep 24, 2008

A million-square-foot development will straddle the borders of Kitchener and Waterloo on Ira Needles Boulevard, making it the largest commercial centre in the twin cities.

The plan for the site includes about 30 buildings that will house retail stores, business offices and a movie theatre.

About half of the footage will be in Kitchener and half in Waterloo.

"This is a new type of commercial development, it's not purely retail. It's being proposed as a mixed use," he said.

This is a new trend in Ontario, where instead of building traditional strip malls or shopping centres, development is centred around a mix of business and retail space, said Ryan Mounsey, a development planner with the city.

"It's sort of combined traditional power centres with urban planning," he said, adding that there's no real large anchor stores but the development itself will be the destination.

The only similar type of commercial centre in the region is the Sportsworld crossing in Kitchener, Mounsey said.

The development application was presented to city council earlier this month and will provide a destination for the city's under-serviced west end, said consultant Paul Britton, with MHBC planning.

The site will be designed in a grid pattern, with a central street connecting the various areas.

Stores will be grouped based on similarities or complementary services, and will be broken up into sections.

The development will also feature significant landscaping and three entrances from Ira Needles.

That means there could be significant traffic concerns for the neighbouring communities, Mounsey said.

Traffic is only one issue the city will be looking at in the application process. They will also have to consider whether the development "fits in" with the west-side neighbourhoods.

But the city needs to expand its view when it comes to Ira Needles Boulevard, said Deb Swidrovich, who lives on the Wilmot Line.

"The net is cast large enough when you look at traffic studies," she said.

The intersection of Ira Needles Boulevard and Erb Street is already packed at rush hour, she said.

Adding a large development such as this one, as well as a 35,000-square-foot grocery store and another commercial centre abutting the roundabout will encourage people to use the Wilmot line as a way out of town.

City council has rejected any move to pave the line, which is surrounded by environmentally sensitive land.

Swidrovich believes that the amount of development on the west end will encourage residents of rural communities to come into the city.

"This will be the shopping centre for the area," she said. "People will come in from Heidelberg, Wellesley, Baden, St. Agatha and areas like that."

And the Wilmot Line will be the road they use to get to the centre, she said.

The city and the developer will work on the details for the next few months, while the process will go on concurrently in Kitchener, Mounsey said.

Once technical plans are firmed up, the issue will head to both city councils.


Hopefully it's not quite like Sportsworld Crossing...

[Spokes]

I always laugh when I hear this one and sportsworld crossing being referred to as Mixed Use. They're just using what's become a very popular term to benefit their projects. Sure it has a mix of uses, but it's not mixed use because it's not zoned mixed use.

[Duke-of-Waterloo]

Sure it has a mix of uses, but it's not mixed use because it's not zoned mixed use.

"Mixed use" can be a buzzword in the development industry that is often inappropriately used for marketing purposes.

[Spokes]

"Mixed use" can be a buzzword in the development industry that is often inappropriately used for marketing purposes.

Ahh yes, buzzword, that's the word I was trying to think of. Well said Duke.

[markster]

To a greenfield developer, I imagine that putting an office building in one corner of his big box mall is positively radical.