110 University Avenue West | 18 m | 6 fl

[UrbanWaterloo]

110 University Avenue West
City of Waterloo
www.110university.com
Formerly 110-112 University Avenue West & 244 Lester Street

112 university avenue west, waterloo, ontario

http://www.wonderfulwaterloo.com/attachment.php?attachmentid=841&d=1328545521

[UrbanWaterloo]

It looks like they're ready to start demolition. Anyone able to find details for this project?


January 31, 2012

110-112 University Avenue West
http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110-112%20University%20Avenue%20West/110-112%20University%20Avenue%20West,%20Waterloo%20-%20January%2031,%202012%20-%201%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110-112%20University%20Avenue%20West/110-112%20University%20Avenue%20West,%20Waterloo%20-%20January%2031,%202012%20-%202%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110-112%20University%20Avenue%20West/110-112%20University%20Avenue%20West,%20Waterloo%20-%20January%2031,%202012%20-%203%20R.jpg


Demolition fencing has gone up at 244 Lester Street as well...


http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/244%20Lester%20Street/244%20Lester%20Street,%20Waterloo%20-%20January%2031,%202012%20-%201%20R.jpg

[BSLO]

Demolition fencing has gone up here as well...

January 31, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/244%20Lester%20Street/244%20Lester%20Street,%20Waterloo%20-%20January%2031,%202012%20-%201%20R.jpg

Long time lurker, 1st time poster. :RpS_smile:

I don't remember exactly which month the demolition application was posted in on the City's website, but 244 Lester, 247 Sunview, 110 University and 112 University are being torn down for what I believe is a 6-story student apartment. The property will front University Ave, with 244 Lester's lot being used as a back entrance way. I have no idea why 108 University got spared at the corner of University and Sunview, but it looks like that property is big enough to support another inevitable 4-6 story student house when the time comes.

I'll see if I can track down that demo application for you!

[BSLO]

Found it. It's under the December 12th Council Meeting minutes. It's on page 169 of the meeting packet:

http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2011/20111212_Packet_Council_Meeting.pdf

[sam]

841

[sam]

Six storey 36 4 and 5 bedrooms apartments with private bathrooms.

[Greg Moore]

That looks more attractive than average to me.

Thanks for the post sam, and welcome to Wonderful Waterloo.

[markster]

Well, the ground floor doesn't look entirely hostile to possible retail tenants.

[planningthatplannyplan]

Well, the ground floor doesn't look entirely hostile to possible retail tenants.

Given the potential direction of the future MR zones (the proposed City Official Plan permits 15% of total floor area to be specific types of non-residential uses), I would bet that these student developments are anticipating future conversions of ground floor area to create some form of a mixed-use building. Food stores, restaurants and other uses are mentioned in the proposed Official Plan as being permitted as "ancillary" uses. The schematic looks like that might be a possibility here.

[markster]

Given the potential direction of the future MR zones (the proposed City Official Plan permits 15% of total floor area to be specific types of non-residential uses
I believe that the MR zoning already allows this. The main change in the new official plan is that this strech of University would re-zoned to mixed-use, allowing further commercial types.

The schematic looks like that might be a possibility here.
Oooh... Sounds good. It's tough to judge based on frontage alone.

[planningthatplannyplan]

I believe that the MR zoning already allows this. The main change in the new official plan is that this strech of University would re-zoned to mixed-use, allowing further commercial types.

The current MR zone permits the following non-residential uses: Offices and clinics for a health practitioner, nursery schools, Churchs, public schools, nursing homes and playgrounds owned by the City.

Anything else would require a zoning bylaw amendment (6+ months and over $30 k) to permit under the current zoning.

[Lugnut]

Well, the ground floor doesn't look entirely hostile to possible retail tenants.

If the planter on the right hand side of the building were gone, it'd be perfect

[markster]

The current MR zone permits the following non-residential uses: Offices and clinics for a health practitioner, nursery schools, Churchs, public schools, nursing homes and playgrounds owned by the City.
hmmm... (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/1108-2011.pdf)
Oops, I stand corrected.

If the planter on the right hand side of the building were gone, it'd be perfect
Eh, I don't mind the planter. Plenty of other retail on University has planters between it and the rest of the sidewalk. It can be a useful barrier between "walking" and "milling about".

[bcwessel]

Eh, I don't mind the planter. Plenty of other retail on University has planters between it and the rest of the sidewalk. It can be a useful barrier between "walking" and "milling about".

Is that generally a useful separation of uses to make? One would think for the sake of the businesses involved that a sidewalk congregation (that tends to attract and hold onto other would-be passers-by) would be pretty positive. For instance, studies have shown that placing standalone signs in the middle of the sidewalk in front of a business will form a crowd. And that crowd will draw more customers into the business; it's a less-than-subtle cue that something interesting is going on, so you shouldn't just walk past.

[markster]

Is that generally a useful separation of uses to make?
I could form a rebut, but discussing the virtues and drawbacks of sidewalk planters is really getting far too nit-picky for me to care!
(Particularly since we're probably talking about the sidewalk in front of a mail room.)

[bcwessel]

I could form a rebut, but discussing the virtues and drawbacks of sidewalk planters is really getting far too nit-picky for me to care!
(Particularly since we're probably talking about the sidewalk in front of a mail room.)

Fair enough. You did bring it up, though.

I'll also have to disagree with you that the specifics of pedestrian movement are "nit-picky." I actually think they are (or should be, at least) entirely crucial to our understanding of how good places work.

[UrbanWaterloo]

Houses are now demolished...

February 13, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20February%2013,%202012%20-%201a%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20February%2013,%202012%20-%201b%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20February%2013,%202012%20-%202b%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20February%2013,%202012%20-%203%20R.jpg

[UrbanWaterloo]

Excavation is fully underway...

March 5, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20March%205,%202012%20-%201b%20R.jpg

[metropolis]

I will say that between this project, the one on Columbia and other recent ones at least the facade bylaw Waterloo has implemented is proving effective with few, if any stucco boxes now under construction.

If only we could have bylaws enforcing outdoor living spaces, balconies and street interraction with building things may not be so bad... if only.

[UrbanWaterloo]

April 18, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20April%2018,%202012%20-%201%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20April%2018,%202012%20-%205%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20April%2018,%202012%20-%206%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20April%2018,%202012%20-%203%20R.jpg

[BigCityBoy]

Fair enough. You did bring it up, though.

I'll also have to disagree with you that the specifics of pedestrian movement are "nit-picky." I actually think they are (or should be, at least) entirely crucial to our understanding of how good places work.
\\


So let me get this straight. BCWESSEL is all for the efficient movement of pedestrian traffic with regard to transit and public walkways but is all for 'milling-about' around posted signs for no benefit other than to encourage the activity in itself? I'm confused.

[mpd618]

So let me get this straight. BCWESSEL is all for the efficient movement of pedestrian traffic with regard to transit and public walkways but is all for 'milling-about' around posted signs for no benefit other than to encourage the activity in itself? I'm confused.

You're assuming movement of people on foot is something to be modelled using traffic engineering. You're also putting words in bcwessel's mouth.

[BigCityBoy]

Yes, i do assume that pedestrian movement is still a mode of transport for most humans. After all, it is the most basic form of transit for us mere mortals. Unless, of course, BCWESSEL has a study to prove otherwise?

[mpd618]

Yes, i do assume that pedestrian movement is still a mode of transport for most humans. After all, it is the most basic form of transit for us mere mortals.

And none of that means that the appropriate way to model behaviour of people on foot is by using assumptions from engineering of vehicular traffic movement. Jan Gehl has written about some of the factors that affect how people walk in cities (http://www.streetsblog.org/2011/06/15/the-art-and-science-of-designing-good-cities-for-walking/), and how to improve the pedestrian environment. It may surprise you that straight and clear as it is, an arterial roadway is not the best thing for walking.

[bcwessel]

I won't be baited into a petty fight. You're wasting your time. My recent silence is a result of sporadic access to the internet, a product of travel. I'll be back to frequent posting by the fall, which still won't have any effect on my willingness to respond to this sort of childish provocation. In deference to everybody else, just give it a rest. Please show some respect for this site, and the people who make it a consistently excellent resource for local information and debate.

[UrbanWaterloo]

May 21, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20May%2021,%202012%20R.jpg

[UrbanWaterloo]

June 7, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20June%207,%202012%20-%201%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West,%20Waterloo%20-%20June%207,%202012%20-%202%20R.jpg

[Greg Moore]

Looks like the render was a lie. Ugly, small window openings all the way from top to bottom.

[myfaceisonfire]

It looks plausible that they could still finish this off to match the render using some fancy mullion technique. That is what I will hold out hope for.

[Waterlooian4Life]

It looks plausible that they could still finish this off to match the render using some fancy mullion technique. That is what I will hold out hope for.

If you look at the rendering you can tell that the actual windows openings are quite small. The rest of the glazing apears to be spandrel

[UrbanWaterloo]

Starting to get bricked...

July 6, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/July%206,%202012/086%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/July%206,%202012/076%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/July%206,%202012/090%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/July%206,%202012/110%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/July%206,%202012/104%20R.jpg

[UrbanWaterloo]

July 29, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20July%2029,%202012%20-%202%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/110%20University%20Avenue%20West%20-%20July%2029,%202012%20-%201%20R.jpg

[UrbanWaterloo]

August 23, 2012

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/August%2023,%202012/124%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/August%2023,%202012/126%20R.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Waterloo/University%20Zone/Student%20Housing/110%20University%20Avenue%20West/August%2023,%202012/139%20R.jpg

[markster]

They've just laid the sidewalk in front of this building this past weekend.

In a very odd decision, they have decided to have the sidewalk detour as it passes in front. It moves about 3 feet closer to the building.

1832

They even had to demo some of the retaining wall you see on the right of this photo to fit the curve of the sidewalk.

I can't see any reason for having done this.

On the bright side, the new sidewalk is a little wider than the existing sidewalks, but the added turbulence from the detour will again lead to an unpleasant walking experience when it's crowded.

[EdM]

I can't see any reason for having done this.

The only idea I can come up with is that a driver exiting the parking area could pull up to the road edge and avoid blocking the sidewalk while waiting for a break in traffic (assuming the sidewalk is more than a car length back from the road, of course).

[markster]

The only idea I can come up with is that a driver exiting the parking area could pull up to the road edge and avoid blocking the sidewalk while waiting for a break in traffic (assuming the sidewalk is more than a car length back from the road, of course).
There is no direct vehicular access to this site from University. All access is made from a new laneway connecting Lester and Sunview.

[BuildingScout]

I can't see any reason for having done this.


Could it be because of the five route bus stop right in front of the building?

[KLM]

Could it be because of the five route bus stop right in front of the building?

bus stop right in front of buidling ? how that is going to work ?

[BuildingScout]

bus stop right in front of buidling ? how that is going to work ?

Just like it works right now, I guess. You can see the yellow sign in the picture above:

7,8,9,12,29

[markster]

Now that the workers are out of the way...

1833

Definitely does not look like a bus bay. Anyway, this is a minor stop. Seagram or Philip or Hazel would be sane places that would warrant bus bays... not Sunview.

[BuildingScout]

Another possibility: taxi stand?

[mpd618]

Maybe the idea is that this is the new location for the sidewalk on University? And others will be moved further away from the road as well over time?