BPR Lofts | 16m | 4 fl

[myfaceisonfire]

BPR Lofts
36 Regina Street North, Waterloo
www.momentumdevelopments.ca
Site Plan (http://www.momentumdevelopments.ca/downloads/BPR-Site_Plan.pdf) | Commercial Units Brochure (http://www.momentumdevelopments.ca/downloads/BPR-commercial_brochure.pdf) | Floor Plans (http://www.wonderfulwaterloo.com/showthread.php/319-BPR-Lofts-16m-4-fl?p=22235#post22235) | Price List (http://www.wonderfulwaterloo.com/showthread.php/319-BPR-Lofts-16m-4-fl?p=22235#post22235)

http://farm5.static.flickr.com/4052/4419227683_dd8691c05e_o.jpg

BUILDING AMENITIES - Commercial Component of BPR Lofts
• High Traffic Location
• Energy and material efficient central system
• Energy efficient windows and doors
• Reclamation of unused recyclable building site material
• Solar roof panels

Expected Occupancy: Summer 2010
• Number of Units Available: 3 (units can be combined to create larger spaces)
• Ground floor (Unit 1) – 839 sq. ft.
• Ground Floor (Unit 2) – 1074 sq. ft.
• 2nd Storey - 1760 sq. ft.

[myfaceisonfire]

I thought there was a thread for this development on Regina, but apparently not. I drove by the site today and noticed that things have changed, there was a different rendering up and a sign for momentum developments (of th42 fame). I dug around a little and things have definitely changed from what I remember.

2 floors of commercial space and 2 residential. Not a bad little infill project but too bad about the house on the corner, at least they don't try to conceal the fact that it is there in the render :rolleyes:

[RangersFan]

This looks like a really cool project, the website doesn't have much information on the residential units. As far as I know nobody has mentioned this project.

pictures taken by me Jan 24,2010
This is the office building at 36-40 Regina st in Uptown Waterloo. Construction was alot further along than I expected.
http://i907.photobucket.com/albums/ac273/leaffan431/32%20Regina%20st/P1000448.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/32%20Regina%20st/P1000449.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/32%20Regina%20st/P1000450.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/32%20Regina%20st/P1000451.jpg

[WatDot]

Wow that's a much more exciting development then what they were originally shopping: http://www.dtzbarnicke.com/Client/JJB/JJB_LP4W_LND_WebStation.nsf/resources/Market+Listings+PDF/$file/officecat_Q1_Q2_08.pdf

Going by the site though, the frontage doesn't seem as close to the street as depicted here. Hopefully it does end up looking like it's illustrated.

[Duke-of-Waterloo]

What a cool development. I just hope it's not for students, but more of the young professional market. This will totally fit in in terms of scale with Regina Street.

[jay]

Nice!, I still thought this was going be the office building that was shown on the DTZ site. Really is a shame about the house on the corner, the owner probably wanted a arm and a leg for his property.

I have been watching this get built and it doesn't seem to have underground parking, and the land isn't too big so I'm not sure where people will be parking especially with the residential part taking at least 1 spot per unit.

[WatDot]

Well with 14 residential suites on 2 floors and given the sq footage of the lower floors, I think you are looking at 250-252 sq/ft per room... sorry... err suite?! I am starting to wonder like Duke-of-Waterloo who this will be targeted to.

But whatever, I still like the overall mixed use zoning and apparent brick design.

[Spokes]

Not bad at all!!

And Im assuming parking is around back?

[RangersFan]

Not bad at all!!

And Im assuming parking is around back?

Looks like it from the site plan, not sure how many spaces are planned though.

[uptownfoodcritic]

Has anyone done a photo thread of all the Regina Street businesses? I didn't see one here.

Regina Street is kind of the forgotten street of Uptown but it does have some nice businesses and buildings on it.

[Spokes]

Here's the site plan for it: http://www.momentumdevelopments.ca/downloads/BPR-Site_Plan.pdf

Looks like they're planing some kind of art feature out front. A mini rusty bell?? haha

Hopefully even if it is set back a bit from the street, they can integrate the building and street with the patio/entrance to the building

[UrbanWaterloo]

Nice little addition to Uptown. It's good to see Momentum being active again so quickly. :cool:

leaffan had some construction pics of this site over in Small Urban Construction which have been moved here.


Has anyone done a photo thread of all the Regina Street businesses? I didn't see one here.
Regina Street is kind of the forgotten street of Uptown but it does have some nice businesses and buildings on it.

Good idea, I'll take a Regina Photo Tour sometime during spring this year.

[Spokes]

They must have had a decent enough amount of capital (from the42 maybe?) to invest in another project early, although its nothing to the scope of the42. None the less, good project, and hope it means we see them being active in Uptown for years to come.

[urbandreamer]

Retail at the bottom would make sense here. I'd go with no parking (this isn't the suburbs) and rent out the units as lofts to grad students.

[Greg Moore]

They must have had a decent enough amount of capital (from the42 maybe?) to invest in another project early, although its nothing to the scope of the42. None the less, good project, and hope it means we see them being active in Uptown for years to come.
I have heard from the developer of the42 that they already have another project in Uptown in the works that is to be the same scale as the42. That is exciting to me because the looks and the "green" factor. Momentum and the companies involved in the42, seem to be a forward thinking.

[WatDot]

Retail at the bottom would make sense here. I'd go with no parking (this isn't the suburbs) and rent out the units as lofts to grad students.

I agree, however the City of Waterloo has a policy that directly associates parking spaces with development sq/footage. Things won't get approved without the required amount of parking.

[mpd618]

I agree, however the City of Waterloo has a policy that directly associates parking spaces with development sq/footage. Things won't get approved without the required amount of parking.

That's not quite true -- it could get approved with an exception, like so many other zoning variances. If they ask council to waive parking requirements, I would be glad to speak there in support of them being allowed to do so.

[RangersFan]

I emailed Momentum Devlopments about this project, it seems that the units are rentals and not for sale. Sounds like a pretty cool project, I hope to see more projects from them Uptown.

The residential units are either 1BD+Den and 2 BD units ranging from 670 sq ft to over 850 sq ft

Term and Pricing:
· Occupancy to begin August 1, 2010
· Long and short lease terms available
· 12 month leases - $1295/month for 1BD+Den; $1395/month for 2BD+1Bath; $1495/month for 2BD+2Bath
· 6 month leases - $50/month premium to 12 month rate
· 3 month lease - $100/month premium to 12 month rate

Features and Finishes:
· 6 energy efficient appliances included
· Access to 1 parking spot
· Secure entrance
· Cardio room
· Common Meeting room
· 10’ Ceilings
· Granite countertops
· Storage lockers
· Energy and material efficient central heating and cooling systems
· Energy efficient windows and doors
· Energy efficient lighting
· Solar roof panels
· Low VOC paints and finishes in all suites and common areas
· Efficient water consumption faucets

[UrbanWaterloo]

I'd also speak in favour of waiving parking requirements in future developments. Remember Bridgeport Lofts a decade ago?

Old warehouse could house students; Owners seek parking exemption for downtown Waterloo property
Terry Pender , The Record - Kitchener, Ont.
Date: Sep 21, 2001; Start Page: B.01
Section: Local ; Text Word Count: 518 ; Abstract (Document Summary)

A city bylaw requires one parking space for every unit in the building, and the developers, Haastown Holdings Inc., want an exemption. They also have purchased an old house just to the north at 51 Regina St., which will be replaced with six parking spaces. But the bylaw requires 40 spaces.
"To think with 102 people that six parking spots will be enough is absolutely naive," said Rob Gural, who owns Mini Car Collectibles at 52 Regina St. "To just approve something to get the building fixed just doesn't make sense. If you approve this, there will be parking problems from Day 1."
Instead of student housing the new owners should create retail space on the first floor, and condominiums above, said Theresa Cisecki, who owns Double T Gallery at 76 Regina St. She said students living near her store cause enough problems, adding 102 more students down the block will only make matters worse.


Student housing plan approved
Author: Terry Pender ; The Record - Kitchener, Ont.
Date: Nov 13, 2001 ; Start Page: B.01
Section: Local ; Text Word Count: 520 ; Abstract (Document Summary)

HaasTown Holdings will spend about $4 million to buy and renovate the nearly 100-year-old former shoe factory at 12 Bridgeport Rd. E., at the corner of Regina Street, into student apartments that will house 103 people.
The first requires the developer to submit a letter of credit with the city in an amount sufficient to provide 18 spaces within a reasonable distance of the student apartment building. This is designed to ease concerns about the possible loss of the 18 spaces acquired this week when the three-year lease expires.
The parking shortage north of Erb was first identified as a problem 20 years ago, but resolving the issue was never a high priority with the city. South of Erb the city has more than 2,000 parking spaces among several lots, a parking garage and curb-side places. North of Erb there is only on-street parking.

[Spokes]

Units sound impressive. Nice and upscale. Priced to up and comers rather than students which is nice!

[Spokes]

I have heard from the developer of the42 that they already have another project in Uptown in the works that is to be the same scale as the42. That is exciting to me because the looks and the "green" factor. Momentum and the companies involved in the42, seem to be a forward thinking.

Any details about the project? Location?

[Greg Moore]

Any details about the project? Location?
None other than similar to the size of the42 and two years to estimated occupancy.

[Spokes]

None other than similar to the size of the42 and two years to estimated occupancy.

Fantastic! Im excited to hear more about this.

[UrbanWaterloo]

March 11, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-March112010-1b.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-March112010-2.jpg

[Spokes]

Ya hoping for a decent courtyard kind of feel in front of this

[mpd618]

There's walls up for a first story already. The project sign says Summer 2010 and advertises commercial and residential space.

[RangersFan]

From Today March 30, 2010
http://i907.photobucket.com/albums/ac273/leaffan431/32%20Regina%20st/bPR1.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/32%20Regina%20st/BPR2.jpg

[Spokes]

You don't see too many structures out of cinder blocks. I think at least.

[UrbanWaterloo]

Just to add another perspective.

March 31, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-March312010.jpg

[urbandreamer]

Fill in that damn parking lot across the street please! 4/6/8 floors here, good architecture required. Thanks.

[Spokes]

Thats the Canada Post parking lot right?

[UrbanWaterloo]

April 27, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/SAM_6474.jpg

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http://i576.photobucket.com/albums/ss203/UrbanWaterloo/SAM_6491.jpg

[van Hemessen]

I like this building. It's cheap and easy to construct yet still attractive and having good street presence. Why can't there be more like it?

[UrbanWaterloo]

I like this building. It's cheap and easy to construct yet still attractive and having good street presence. Why can't there be more like it?

I was talking to someone on the site yesterday and apparently there are two more projects already being planned, he wouldn't say the sizes though. It sounded like we'll probably see them next year once this and the42 are basically complete.

[mpd618]

I was talking to someone on the site yesterday and apparently there are two more projects already being planned, he wouldn't say the sizes though. It sounded like we'll probably see them next year once this and the42 are basically complete.

I'm very glad to hear that. We need them badly, both for their own sake, and to have some good projects to set an example.

[Spokes]

I like this building. It's cheap and easy to construct yet still attractive and having good street presence. Why can't there be more like it?

I couldn't agree more! it's 3/4 of the way done it's shell.

Is there only a certain height you can go to with cinder block construction? Why don't we see it used more often.

One thing I can't figure out is why they haven't started laying the brick now. This is something I wonder about with all projects here. For the most part we build the frame of the structure and then when it's done, then we start the outer cladding. Why can't the cladding be started while the frame is still going up. You see that happen all the time in bigger cities.

[Spokes]

I was talking to someone on the site yesterday and apparently there are two more projects already being planned, he wouldn't say the sizes though. It sounded like we'll probably see them next year once this and the42 are basically complete.

Great to hear!! Hopefully we can see Momentum Developments become a real player in KW. It'd be nice to see them try a project downtown as well. They seem to have a good idea of a good product to offer on a good scale, and how to market it.

[urbandreamer]

How about an entire strip of these structures, with retail at base? Perhaps Momentum is planning two more phases next door? Would be great to see Regina become a vibrant retail strip. (As is, I almost prefer it to King St--I view it as a sort of Kensington Market-styled place, with retail in old homes. It just needs more people!)

[diego]

How about an entire strip of these structures, with retail at base? Perhaps Momentum is planning two more phases next door? Would be great to see Regina become a vibrant retail strip. (As is, I almost prefer it to King St--I view it as a sort of Kensington Market-styled place, with retail in old homes. It just needs more people!)

A mixed use strip like this would also be perfect for Albert St in Northdale if the redevelopment vision is adopted.

[Spokes]

How about an entire strip of these structures, with retail at base? Perhaps Momentum is planning two more phases next door? Would be great to see Regina become a vibrant retail strip. (As is, I almost prefer it to King St--I view it as a sort of Kensington Market-styled place, with retail in old homes. It just needs more people!)

I'd love to see more of these projects. It's going to look great and serve a great need uptown.

And diego, that's a great idea.

[UrbanWaterloo]

May 6, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-May62010-1.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-May62010-3.jpg

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http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-May62010-6c.jpg

[Spokes]

Im really impressed with the speed at which this is coming together. I wish they'd use this method of building more often.

[UrbanWaterloo]

May 17, 2010
Topped Out

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-May172010-1.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-May172010-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-May172010-3.jpg

[Spokes]

They should have started laying bricks on the outside of this weeks ago, installing windows too. Multi task people!

[metropolis]

Look at the size of those window openings! There should be some sort of minimum window size variance for multi tenant projects in this city. Imagine how much better all those student apartments would look were this the case.

[usemywaterloo]

Im really impressed with the speed at which this is coming together. I wish they'd use this method of building more often.

Too often it's the price that hinders them from doing so.

[usemywaterloo]

Look at the size of those window openings! There should be some sort of minimum window size variance for multi tenant projects in this city. Imagine how much better all those student apartments would look were this the case.

I am pretty sure the COW planning department is now pushing new developments to maximize window sizing instead of the 4x4 or lower they typically use for a bedroom in a multi-tenant layout. You'll start to see end of 2010 and 2011 developments with significantly larger than average openings.

[UrbanWaterloo]

June 10, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-June102010-1.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-June102010-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-June102010-3.jpg

[myfaceisonfire]

Lookin' Sharp!

[van Hemessen]

I'm still amazed at how quickly a) we heard about this building, b) construction started, and c) it was topped out. A matter of months, really.

[mpd618]

I'm still amazed at how quickly a) we heard about this building, b) construction started, and c) it was topped out. A matter of months, really.

Dare I say it -- they're trying to build up some Momentum?

[Spokes]

Looks great!....Now, brick please!

[UrbanWaterloo]

Brick Samples - June 17, 2010
The developer wanted this building entirely brick, but the city apparently requested some stucco as an accent. :mad:
Momentum is trying to change those areas back to brick though. :cool:

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-June172010-BrickSample.jpg

[jay]

What the heck is the city thinking?

Good on the developer for doing that. I can't wait to see what they do for the red cross location they just bought, hoping 6 story mix use.

[Spokes]

Is that the yellow that's stucco?

[WatDot]

Brick Samples - June 17, 2010
The developer wanted this building entirely brick, but the city apparently requested some stucco as an accent. :mad:
[/IMG]

If that's true WTF?!

[UrbanWaterloo]

View From the42 - June 17, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-ViewFromthe42-June172010-1.jpg

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http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-ViewFromthe42-June172010-4.jpg



Is that the yellow that's stucco?

They would prefer all the yellow areas to be brick, hopefully it's approved by the city.

[Spokes]

They would prefer all the yellow areas to be brick, hopefully it's approved by the city.

Ya, but is it the yellow area that the city wants to be stucco, or a different area?

[UrbanWaterloo]

Ya, but is it the yellow area that the city wants to be stucco, or a different area?

Yes, the city thought stucco there would be a nice accent feature. Of course I think we all disagree with that conclusion and would prefer all brick.

[Spokes]

Yes, the city thought stucco there would be a nice accent feature. Of course I think we all disagree with that conclusion and would prefer all brick.

You and me both. Especially since the developer is actually pushing for it. Thankfully, if the city does get their way, the yellow portions are quite small, especially in comparison to the red brick.

Knowing that Momentum wants yellow brick is a nice surprise for me since I'd always thought the yellow would be stucco since thats what it looks like in the drawings.

[UrbanWaterloo]

June 29, 2010
Windows have been installed on the main level. Plastic sheets are now covering the windows. No sign of exterior brick on site yet.

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-June292010.jpg

[UrbanWaterloo]

July 14, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/SAM_2789.jpg

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http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/SAM_2797.jpg

[Spokes]

Is that just a coating they put on the blocks before the lay brick?

[Waterlooian4Life]

Is that just a coating they put on the blocks before the lay brick?

Yes, That is spray insulation the brick will be the next step...

[KLM]

is it me or these windows are too big? I like big windows ,natural light but these windows are bit oversized.

[Spokes]

is it me or these windows are too big? I like big windows ,natural light but these windows are bit oversized.

I think it's just you :D

[bcwessel]

is it me or these windows are too big? I like big windows ,natural light but these windows are bit oversized.

I'm going to out on a limb and suggest that it's you. Can't say I've ever heard "the windows are too big" being cited as a reason not to live somewhere. Out of curiousity, what exactly is/are your main issue(s) with large windows?

[KLM]

I'm going to out on a limb and suggest that it's you. Can't say I've ever heard "the windows are too big" being cited as a reason not to live somewhere. Out of curiousity, what exactly is/are your main issue(s) with large windows?

its just my opinion . interesting you didnt catch `i like big windows`.what are you some window lover/adorer here? hm didnt know that kind exist too lol:)

[bcwessel]

its just my opinion . interesting you didnt catch `i like big windows`.what are you some window lover/adorer here? hm didnt know that kind exist too lol:)

If you've ever lived in a basement apartment, you'll understand my affinity for big windows. Aesthetically speaking, I think that big windows add a ton of instant character to this development. You can almost hear this building speaking the architectural language of the region's industrial past. For me, these windows strike a perfect balance between the cold isolation of glass-clad modernism and the new urbanist desire to form a healthy connection between the public and the private.

[KLM]

If you've ever lived in a basement apartment, you'll understand my affinity for big windows. Aesthetically speaking, I think that big windows add a ton of instant character to this development. You can almost hear this building speaking the architectural language of the region's industrial past. For me, these windows strike a perfect balance between the cold isolation of glass-clad modernism and the new urbanist desire to form a healthy connection between the public and the private.

trust me i use to live in basement for 2 years and its no fun at all.yes i missed big windows.I dont know why you have such an attitude towards people expressing different opinions.

Again, they look to me big but its not an end of the world.Just my opinion like or not. if I offended you by my opinion ,well my window highness/majesty I apologize:)

[UrbanWaterloo]

Aesthetically speaking, I think that big windows add a ton of instant character to this development. You can almost hear this building speaking the architectural language of the region's industrial past. For me, these windows strike a perfect balance between the cold isolation of glass-clad modernism and the new urbanist desire to form a healthy connection between the public and the private.

+1

[Spokes]

Ya I personally like the big windows, the more natural light in a place the better, plus from the outside they look great too! Heck, if you think the front are big, take a look at the back of the project, its pretty much ALL window.

[UrbanWaterloo]

10. CONSENT MOTION
x) Public Artwork Donation
Council Meeting: Monday July 19, 2010 4:00 p.m. | Packets (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2010/20100719_Packet_Council_Meeting.pdf)
Report No: CCRS2010-030 | Page 191
Prepared By: Betty Anne Keller

Recommendation:
“That CCRS2010-030 be approved and
1) that Council accepts on behalf of the Corporation of the City of Waterloo the donation from Momentum Developments to the City of Waterloo’s Public Art collection, the artwork entitled “Aspiring
Orchard” by Catherine Paleczny.
2) That Council direct staff to process the donation in accordance with the best practices for managing collections of artifacts and artworks as are currently used by museum staff to manage donations to the City of Waterloo’s other collections.”

Donations:
...
At this time, Momentum Developments has engaged the services of artist Catherin Paleczny to manufacture and install "Aspiring Orchard" on the City of Waterloo land adjacent to the sidewalk in front of 36 Regina Street, as part of the landscaping, beautification and design of that site. As part of the site development process, a portion of the land (approximately 0.1301 hectares), is being conveyed to the City as required under the City's Official Plan. This land provides an opportunity for some limited streetscape elements and has the ability to accommodate a public art feature.
For this development application, Momentum Developments wishes to donate the artwork to the City of Waterloo's art collection to be managed and cared for as we do the rest of the art collection. Staff are recommending that the City accept the donation.

Criteria For Art Selection:
The panels that make up the artwork show images of apple trees, laser cut into 3/16th stainless steel. One section of panels is 7 feet high, the other is 5 feet. Staff recommended that the panels of the structure be opened up sufficiently to avoid creating a space that is too private or too closed in for safety. Staff also recommended that the concrete pad be finished level with the ground, to permit wheelchair access. All edges of the laser cut panels will be rounded and finished for public safety. The artist and Momentum Developments have agreed to these requirements as conceptually shown in Appendix 1.

Community Relevance and Community Input:
The proposed artwork is a celebration of the history of the place where the new building is being constructed. The artist has provided this statement:
"... This site once function as Wolfe Orchards, and in reference to this, images of apple orchards have been laser cut into stainless steel. The images were taken at Martin's Orchards and bestow reverence to the past process of working of the land..."

Public Artwork Donation

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-WATCouncilMeetingJuly19-2.jpg

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[Spokes]

Looks pretty cool. One thing that's really impressed me is that Momentum Developments did this on their own. As far as I can tell, it wasn't a stipulation to development to include some public art, they just chose to do so to improve their project, and it's worked! Good for you Momentum Developments!

[UrbanWaterloo]

Yes this was voluntary. Page 192-193 of the Packets (http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/CS_CLERKS_Minutes_2010/20100719_Packet_Council_Meeting.pdf):

Public Art Policy And Development Services

The City of Waterloo has a public art policy in the Urban Design section of the Official Plan for the Nodes and Corridors Areas (Policy 2.8.3.5 as part of the Height and Density Policy Study and was recently amended through Official Plan Amendment No. 72). This public art policy has the opportunity to strengthen 'sense of place', 'character' and culture within this planning boundary; however, this has been a challenging policy to implement given limited legislative tools, the subjective nature of artistic interpretation and limited design direction provided in the older design guidelines.

During the last year, Development Services has worked on several strategies to implement its Nodes and Corridors public art policy primarily by including design guidelines established in the City's Urban Design Manual. These guidelines provide general direction for public art (Section 2.4.2) in the public and private realm including specific guidelines for site plan development. Through the site plan review and approval process, the Site Plan Review Committee requests the applicant to incorporate a range of public art elements identified in the guidelines, and then, as an encouraged, rather than a required option, to work with the City's Manger of Arts, Culture, Festival & Events as a resource to refine the concept to incorporate public art on private property. Of note, this is a voluntary process and cannot be required through any legislative process for private development.

To date, we have had several positive examples of this process in the Nodes and Corridors including The Bridgeport Regina Lofts (a smaller scale mixed use development), the 188 King Street North mid-rise housing project and the proposed HSBC bank on the corner of William Street and King Street. Through the City's design guidelines, there is recognition of the potential overlap between design and art. Development Services supports many aspects of creative design and architectural ideas that can be incorporated into the developmental approval process. There is an emphasis on involving artist collaboration, new design expertise and a relationship to the site or surrounding neighbourhood character contributing to the creative building process and a Waterloo "sense of place". The Manager of Arts, Culture, Festivals & Events contributes to the art proposal review process for applicants form the private sector, as the opportunity for artwork is presented. Together, staff members from the two departments are playing a role in the education and promotion of public art that fits into the surrounding context and community.

Staff will continue to work together to refine and improve on more formalized processes for managing public art contributions from the private sector property developers to our community's built environment. Future work in CCRS includes the development of a formal "Collections Management Policy and Procedures" which will include processes and the rationale for managing acquisition to the collections from a variety of sources. The proposed policy will also include procedures for the appropriate stewardship and management of the collections. With future development, staff from Development Services will work with staff from CCRS and the Advisory Committee on Culture to promote public art within the Nodes and Corridors Areas through the site plan process on private and public lands (subject to the criteria for art selection). As part of the next formal update, staff will revise the Urban Design Manual to reflect and foster the public art donations policy and any related implementation processes and guidelines.

[UrbanWaterloo]

July 20, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July202010.jpg

[SP!RE]

Looks like brick is going to be going up. I really am hoping for black brick, or if not that, light tan brick. No detailing-- I want clean-cut modernist lines. Could look quite sharp!

[Spokes]

Looks like brick is going to be going up. I really am hoping for black brick, or if not that, light tan brick. No detailing-- I want clean-cut modernist lines. Could look quite sharp!

Its going to be red. Maybe some yellow brick as accents.

[SP!RE]

I saw the rendering, I just had hoped the design had since changed. With such large windows, and only a small surface area of brick, there is no need for brick detailing-- it will look too fussy.

I hope they scrapped the brick detailing and just keep this baby simple. :) We'll see!

[Spokes]

I saw the rendering, I just had hoped the design had since changed. With such large windows, and only a small surface area of brick, there is no need for brick detailing-- it will look too fussy.

I hope they scrapped the brick detailing and just keep this baby simple. :) We'll see!

What do you mean by brick detailing?

[SP!RE]

Having sections of inset, or differently coloured brick, around the windows.

[johnba]

I drove by this morning and they've started to put the brick up. It looks like things are moving fast. I hope we see it finished soon!

[Spokes]

I drove by this morning and they've started to put the brick up. It looks like things are moving fast. I hope we see it finished soon!

Thanks for the update! I hope it gets finished soon too. Looks like all the framing is done, and Im pretty sure I saw an HVAC company there and a plumbing company as well, so hopefully drywall is right around the corner.

[SP!RE]

What does the brick look like? Is it nice?

[UrbanWaterloo]

July 29, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-1.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-3.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-4.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-5.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-6.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-7.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-8b.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-9.jpg

[Spokes]

What does the brick look like? Is it nice?

I'd say yes!! And thank god the city allowed the yellow brick. THey'd have been stupid not to. All hail Momentum Developments!!

And holy shit it's going up fast!

[bcwessel]

It's incredible how easy good urban design can be, considering just how little of it at which we actually get a chance to marvel. Just look at all the praise Momentum is (rightly) receiving for little more than: "faces the street," "no setback," "parking in the rear," and "covered in brick."

[diego]

It's incredible how easy good urban design can be, considering just how little of it at which we actually get a chance to marvel. Just look at all the praise Momentum is (rightly) receiving for little more than: "faces the street," "no setback," "parking in the rear," and "covered in brick."

Plus mixed use.

[Spokes]

It's incredible how easy good urban design can be, considering just how little of it at which we actually get a chance to marvel. Just look at all the praise Momentum is (rightly) receiving for little more than: "faces the street," "no setback," "parking in the rear," and "covered in brick."

So simple, but so effective!

[mpd618]

Anyone want to live in the BPR lofts (http://kitchener.kijiji.ca/c-housing-apartments-for-rent-1-bedroom-den-Newly-constructed-Lofts-in-UpTown-Waterloo-available-for-Sept-1-W0QQAdIdZ221659936)? Leases start September 1.

[Duke-of-Waterloo]

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/BPRLofts-July292010-2.jpg


Have they heard of buried hydro lines? Especially in urban core areas? Why does the transformer have to be pole mounted in the very front of this development?? What is this - 1946? Disappointing as it diminishes the streetscape.

[Spokes]

I can't see this one taking very long to fill up (despite the hydro lines). It'd be worth booking an appointment to check them out.

[UrbanWaterloo]

August 6, 2010

http://i196.photobucket.com/albums/aa262/AndrewEH/Waterloo/BPRLofts-August62010-1.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Waterloo/BPRLofts-August62010-2c.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Waterloo/BPRLofts-August62010-3.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Waterloo/BPRLofts-August62010-4a.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Waterloo/BPRLofts-August62010-5.jpg

[BuildingScout]

Wow, they seem to be moving pretty fast. Are they perhaps aiming for a September opening date?

[Spokes]

The kijiji ad that was posted was renting residential spots for Sept 1. I don't know whats been done inside, but if they push it's achievable. Not sure about the commercial space though as they'll need to do their work, and then whoever is leasing it will want to come in as well.

[mpd618]

Wow, they seem to be moving pretty fast. Are they perhaps aiming for a September opening date?

Judging by the apartment rental ad I posted above with a September 1 move-in, yes they are.

[SP!RE]

It's handsome :). Exactly the type of mixed-use development that Regina Street needs and deserves.

[diego]

Wow it looks definitely better than the renderings! (considering that it's not the most impressive architectural design)

[UrbanWaterloo]

I just walked by and could hear some interior construction going on. Workers on a Sunday at 7PM? Yeah, they're definitely pushing for a September opening.

[Spokes]

Was this property always zoned Mixed Use (MU)? Or is it even MU now?

[diego]

Was this property always zoned Mixed Use (MU)? Or is it even MU now?

No, it never was. It is C7-4.

[Spokes]

No, it never was. It is C7-4.

In order to have residential wouldn't it have to be MU, or CR?

[diego]

In order to have residential wouldn't it have to be MU, or CR?

No, C6, C7, C8 and C9 allow for residential units above the first storey.
Here's the zoning bylaw: http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/DS_DEVAPPROV_documents/1108.pdf

[UrbanWaterloo]

September 10, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20September%2010%2C%202010%20-%203%20Resized.JPG

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20September%2010%2C%202010%20-%201%20Resized.JPG

[UrbanWaterloo]

Notice of Complete Application and Informal Public Meeting
September 22, 2010 | http://www.waterloo.ca/DesktopDefault.aspx?tabid=78&mid=526&def=News%20Article%20View&ItemId=1379

"permit a 'Bake Shop' and 'Coffee Shop/Tea Room' uses...The purpose of these amendments is to permit four (4) additional residential units within the space on the 2nd floor of the building originally proposed as office space, and to permit other commericial/retail uses on the ground floor."
http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/NEWS_images/10-09-22_Z1008Informal_NOCA.gif

[mpd618]

"permit a 'Bake Shop' and 'Coffee Shop/Tea Room' uses...The purpose of these amendments is to permit four (4) additional residential units within the space on the 2nd floor of the building originally proposed as office space, and to permit other commericial/retail uses on the ground floor."

Thumbs up. Uptown could really use a bakery.

[WatDot]

:RpS_cool: Finally.

[van Hemessen]

Mmmm.

[metropolis]

Thumbs up. Uptown could really use a bakery.

Sabletine's is an Uptown Bakery. Fantastic too!
203 King St S (http://maps.google.ca/maps?f=q&source=s_q&hl=en&geocode=&q=203+King+St+S,+Waterloo,+ON+N2J+1R1&sll=43.464941,-80.524008&sspn=0.008301,0.016458&ie=UTF8&hq=&hnear=203+King+St+S,+Waterloo,+Waterloo+Regional+M unicipality,+Ontario+N2J+1R1&ll=43.459617,-80.517983&spn=0,0.016458&t=h&z=16&layer=c&cbll=43.459543,-80.51788&panoid=OQtKkjdNRRK4011jqYOh0g&cbp=12,237.45,,0,6.41)

[mpd618]

Sabletine's is an Uptown Bakery. Fantastic too!
203 King St S (http://maps.google.ca/maps?f=q&source=s_q&hl=en&geocode=&q=203+King+St+S,+Waterloo,+ON+N2J+1R1&sll=43.464941,-80.524008&sspn=0.008301,0.016458&ie=UTF8&hq=&hnear=203+King+St+S,+Waterloo,+Waterloo+Regional+M unicipality,+Ontario+N2J+1R1&ll=43.459617,-80.517983&spn=0,0.016458&t=h&z=16&layer=c&cbll=43.459543,-80.51788&panoid=OQtKkjdNRRK4011jqYOh0g&cbp=12,237.45,,0,6.41)

Sabletine is indeed awesome, though it's not quite centrally Uptown. They have the best baguette and best croissant in town, and really good pastries. However, the kind of bakery I mean is one that primarily bakes bread.

[urbandreamer]

^Ha, too funny. I've worked in (huge) bakeries before. Disgusting. I never look at bread the same way again, unless it's small scale artisan bread made with natural ingredients. Like St John's Bakery on Broadview (Toronto), now that's some good dough!

There's something weird about Sabletine's though--either the location is blah or the interior setup is blah, I'm trying to remember. Oh and they serve that crap illy coffee--get their coffee right and the place would be better. Better yet, Uptown Waterloo BIA should recognize the district has expanded, and expand their flowers etc to Union St area.

[jay]

Better yet, Uptown Waterloo BIA should recognize the district has expanded, and expand their flowers etc to Union St area.

I agree, especially with the amount of development that has happened in the area over the last few years.

[SP!RE]

Not to mention much wider sidewalks on King between William and Union, and along Regina. And Caroline too, but those are on their way in the next several years.

[UrbanWaterloo]

Concrete was being poured in front of the development yesterday.


October 7, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20October%207%2C%202010%20-%201%20Resized.JPG http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20October%207%2C%202010%20-%202%20Resized.JPG

[SP!RE]

Excellent update!

Nice to see big, wide sidewalk spaces. It's really coming together. Looks very handsome. I really like how it continues the theme of the buildings where Generation X is located. Regina is becoming a better and cuter mixed-use neighbourhood all the time.

[WatDot]

Concrete was being poured in front of the development yesterday.


October 7, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20October%207%2C%202010%20-%201%20Resized.JPG

Who wants to write "Wonderful Waterloo Approved" in there?! :RpS_tongue:

[diego]

Does anyone know how much are the lofts renting for?

[UrbanWaterloo]

Here's an ad which was posted on Kijiji:

Newly constructed Lofts in UpTown Waterloo available for Sept 15 (http://kitchener.kijiji.ca/c-housing-apartments-for-rent-2-bedroom-Newly-constructed-Lofts-in-UpTown-Waterloo-available-for-Sept-15-W0QQAdIdZ225698099)


Date Listed 24-Aug-10
Price $1,450.00
Bathrooms (#) 1 bathroom

2BD units with 2 bathrooms also available for $1550
Only 2 units remaining available for lease on Oct 1st.
Located just south of the intersection of Regina St N and Bridgeport Rd E, Momentum Developments presents BPR LOFTS.
In the heart of UpTown Waterloo, this building is close to restaurants, groceries, public transit, Waterloo Park, theatres and much more.
Suites are finished out with stainless steel appliances, granite countertops, ensuite laundry, bamboo flooring, and they feature 10ft ceilings.
Included in the rent: 1 parking space, A/C, heating, water, and storage locker.


For general interest, here's the retail/office space too:

RETAIL/OFFICE - FOR SALE OR LEASE IN UPTOWN WATERLOO (http://kitchener.kijiji.ca/c-housing-commercial-RETAIL-OFFICE-FOR-SALE-OR-LEASE-IN-UPTOWN-WATERLOO-W0QQAdIdZ231341308)


Date Listed 20-Sep-10
Last Edited 28-Sep-10
Price $579,900.00
Size (sqft) 1913

Commercial/Office space at the BPR Lofts, Waterloo ON

Units 1 & 2: 1,913 SF (Can be divided)
Zoning: C7-4, Bylaw 1108
Lease Rate: $24.00 PSF Net
CAM & Taxes: $10.00 PSF
Sale Price: $579,900

—AADT of 19,434 vehicles daily (2009)
—Newly built street front condo units
—Zoning allows a wide range of uses
—Condo fees are est at $0.34/psf per month
—Fully air conditioned & sprinklered

[diego]

Here's an ad which was posted on Kijiji:

Newly constructed Lofts in UpTown Waterloo available for Sept 15 (http://kitchener.kijiji.ca/c-housing-apartments-for-rent-2-bedroom-Newly-constructed-Lofts-in-UpTown-Waterloo-available-for-Sept-15-W0QQAdIdZ225698099)

For general interest, here's the retail/office space too:

RETAIL/OFFICE - FOR SALE OR LEASE IN UPTOWN WATERLOO (http://kitchener.kijiji.ca/c-housing-commercial-RETAIL-OFFICE-FOR-SALE-OR-LEASE-IN-UPTOWN-WATERLOO-W0QQAdIdZ231341308)

Thanks, a bit overpriced I think. It's actually a bit more than comparable units in the Bauer Lofts.

[UrbanWaterloo]

November 6, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20November%206,%202010%20-%201%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20November%206,%202010%20-%202%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20November%206,%202010%20-%203%20Resized.jpg

[SP!RE]

That's really cute! The public realm has been given lots of due attention, with the street-fronting retail and those massively wide sidewalks where there could have been useless lawns. So glad they chose to use interesting paving and landscaping instead.

My only question is around why there is only one bike post? It looks like that concrete pad needs several more!

Great update, urbanwaterloo!

[063wloo]

Art by local sculptor, Catherine Paleczny..... commissioned by Momentum Development Group


http://www.paleczny.net/index.html

[Spokes]

Im excited to see more projects like this pop up along Regina. Ideally at a similar set back to maintain that street wall feeling.

[UrbanWaterloo]

My only question is around why there is only one bike post? It looks like that concrete pad needs several more!

There's a second bike post on the right side of the building as well. I agree they look a little lonely at this point, but I think that's because benches will be taking up space on the concrete too (based on the rendering).

[urbandreamer]

Looks to me like those concrete pads are meant for car parking, with a token bike rack at the end of each--2-4 parking/bike parking spots in total. I don't like the large setback--look at Montreal's setbacks by comparison, a much better model to emulate.

[SP!RE]

There is a curb and there will be benches, so clearly people won't think it's for parking.

These types of small projects along Regina Street and Allen Street are a huge step forward for Waterloo urbanism, so I think pointing to Montreal is a bit insufferable.

[Spokes]

While I'd have rathered see a smaller set back, Im ok with this because of it's use as public space. If other buildings had less of a setback it wouldn't look too bad, just as long as it's consistant one way or another.

[Shawn]

Wow.. you really like your narrow/close setbacks! ;) haha. Personally I like them set back, it opens things up. Where the true waste of space can be found is behind buildings. Set backs allow for uses that won't affect pedestrians on a sidewalk, such as art installations, park benches, bicycle racks and in mixed use building, cafe style tables and chairs.

Buildings that don't have a good setback from the sidewalk do such things as reduce sunshine (or at least reduces the space where sunshine can be enjoyed), potential "wind tunnel" affects (see Bay St in the winter), removes resting areas and bike parking, push people closer to traffic, channel vehicle noise up the side of the building or down the street, etc.

I'm no architect, but I don't think we're aiming for an NYC or downtown Toronto streetscape here. Think Vancouver style mixed use (http://maps.google.com/?ie=UTF8&ll=49.270846,-123.155412&spn=0,0.000858&t=h&z=21&layer=c&cbll=49.270846,-123.155412&panoid=gHiuK87OwshIGj1RqbOoRw&cbp=12,14.88,,0,-3.78)

[Spokes]

Wow.. you really like your narrow/close setbacks! ;) haha. Personally I like them set back, it opens things up. Where the true waste of space can be found is behind buildings. Set backs allow for uses that won't affect pedestrians on a sidewalk, such as art installations, park benches, bicycle racks and in mixed use building, cafe style tables and chairs.

Buildings that don't have a good setback from the sidewalk do such things as reduce sunshine (or at least reduces the space where sunshine can be enjoyed), potential "wind tunnel" affects (see Bay St in the winter), removes resting areas and bike parking, push people closer to traffic, channel vehicle noise up the side of the building or down the street, etc.

I'm no architect, but I don't think we're aiming for an NYC or downtown Toronto streetscape here. Think Vancouver style mixed use (http://maps.google.com/?ie=UTF8&ll=49.270846,-123.155412&spn=0,0.000858&t=h&z=21&layer=c&cbll=49.270846,-123.155412&panoid=gHiuK87OwshIGj1RqbOoRw&cbp=12,14.88,,0,-3.78)

I do indeed prefer smaller setbacks than what we're seeing here. I don't mind big setbacks like this one in certain situations. Ie. patios, as a bit of a break in a street wall, but not consistantly that far back.

I think true urban environments have smaller set backs. I think what we see in downtown Kitchener is perfect in terms of set back, that kind of sidewalk width.

[mpd618]

It looks like the developer is seeking zoning change (http://www.waterloo.ca/desktopdefault.aspx?tabid=1&mid=449&def=News%20Article%20View&ItemId=1423) to permit replacing the second-floor office space with apartments.

(It's ridiculous how much bureaucratic process there is for a change like that.)

[Spokes]

It looks like the developer is seeking zoning change (http://www.waterloo.ca/desktopdefault.aspx?tabid=1&mid=449&def=News%20Article%20View&ItemId=1423) to permit replacing the second-floor office space with apartments.

(It's ridiculous how much bureaucratic process there is for a change like that.)

Must be a lot of interest in the rental units. That's a good thing!

Does anyone know someone that's got one?

[markster]

The building was probably streching the existing zoning as it was. Likely, they had gotten an ammendment to allow the height (C7-4 implies 4 stories, C7-6 implies six), which based on certain factors (i.e. 2 floors of commercial) meant it was a small enough variance to not need a full rezoning.

Now that they've admitted that no one wants the 2nd floor office space, they need to get official approval for the change to residential, which they probably know will no longer slide through as an ammendment.

[BuildingScout]

(It's ridiculous how much bureaucratic process there is for a change like that.)

In my opinion zoning regulations in town are far too strict. e.g. Four stories height restriction on King? No retail on Erb and University near UW.

As an aside, here's a horror story (http://www.theglobeandmail.com/news/opinions/opinion/all-i-wanted-to-do-is-build-a-house/article1797192/) from today's newspaper on regulations being applied mindlessly.

http://www.theglobeandmail.com/news/opinions/opinion/all-i-wanted-to-do-is-build-a-house/article1797192/

[DKsan]

Mind you, considering some of the letters to the editor we've had in the Record, people are probably glad for that height restriction.

Gives Waterloo a "small-town feel." :RpS_rolleyes:

[Spokes]

In my opinion zoning regulations in town are far too strict. e.g. Four stories height restriction on King? No retail on Erb and University near UW.

As an aside, here's a horror story (http://www.theglobeandmail.com/news/opinions/opinion/all-i-wanted-to-do-is-build-a-house/article1797192/) from today's newspaper on regulations being applied mindlessly.

http://www.theglobeandmail.com/news/opinions/opinion/all-i-wanted-to-do-is-build-a-house/article1797192/

Isn't a lot of the zoning stuff being addressed in the new Official Plan?

[Spokes]

Mind you, considering some of the letters to the editor we've had in the Record, people are probably glad for that height restriction.

Gives Waterloo a "small-town feel." :RpS_rolleyes:

Haha it's totally true. Any easing of the height restrictions would creat an uproar, but hopefully it happens none the less.

[cht13er]

What the heck is the city thinking?

Good on the developer for doing that. I can't wait to see what they do for the red cross location they just bought, hoping 6 story mix use.

6 storey yes, but all residential except a small retail on the ground floor.

[Spokes]

6 storey yes, but all residential except a small retail on the ground floor.

So....mixed use? :D

[UrbanWaterloo]

Notice of the Passing of a Zoning By-law
December 7, 2010 | http://www.waterloo.ca/DesktopDefault.aspx?tabid=78&mid=526&def=News%20Article%20View&ItemId=1438

FORM 1, PLANNING ACT, R.S.O. 1990 NOTICE OF THE PASSING OF ZONING BY-LAW BY THE COUNCIL OF THE CORPORATION OF THE CITY OF WATERLOO

TAKE NOTICE that the Corporation of the City of Waterloo passed By-Law No. 2010-155, on the 29th day of November, 2010, under Section 34 of the Planning Act, R.S.O., 1990.

AND TAKE NOTICE that any person or agency may appeal to the Ontario Municipal Board in respect of the by-laws by filing with the Clerk of the Corporation of the City of Waterloo not later than the 29th day of December, 2010, a notice of appeal setting out the objection to the by-law and the reasons in support of the objection, accompanied by a fee of $125.00, made payable to the Minister of Finance, as prescribed under the Ontario Municipal Board Act. If you wish to appeal to the Ontario Municipal Board, a copy of an appeal form is available from the Ontario Municipal Board website.

AN EXPLANATION of the purpose and effect of the by-law, describing the lands to which the by-law applies is attached. The complete by-law is available for inspection in my office during regular office hours.

DATED at the City of Waterloo this 8th day of December, 2010.
Susan Greatrix; City Clerk

NOTE: Only individuals, corporations and public bodies may appeal a Zoning By-Law to the Ontario Municipal Board. A Notice of Appeal may not be filed by an unincorporated association or group. However, a Notice of Appeal may be filed in the name of an individual who is a member of the association or the group.

http://www.waterloo.ca/Portals/57ad7180-c5e7-49f5-b282-c6475cdb7ee7/NEWS_images/10-12-08_Z1010_Ad_Pass_Map.gif

EXPLANATORY NOTE
Application in Conjunction: Official Plan Amendment No. 78

By-law No. 2010-155 amends By-law No. 1108, being a Zoning By-law controlling land use development within the City of Waterloo. The purpose of the by-law is to amend By-law No. 1108 to rezone the “Subject Lands” shown on the attached KEY MAP from Commercial Seven – 4 Storeys ‘C7-4’ to Commercial Seven – 6 Storeys ‘C7-6’ with site specific provisions to permit ‘bake shop’ and ‘coffee shop or tea room’ uses and a reduction in the minimum required amenity area per dwelling unit within a mixed use building.

If you require further information or have any question please contact the City of Waterloo Planning Department at 519.747.8544.
Laura Dowell, M.PL, MCIP, RPP; Development Planner; Development Services; City of Waterloo

NOTICE OF THE PASSING OF A BY-LAW
TO ADOPT PROPOSED OFFICIAL PLAN AMENDMENT NO. 78
TO THE OFFICIAL PLAN OF THE CITY OF WATERLOO

TAKE NOTICE that the Corporation of the City of Waterloo passed By-Law No. 2010-156, on the 29th day of November, 2010, under Section 17 of the Planning Act, R.S.O., 1990.

AND TAKE NOTICE that any person or public body is entitled to receive notice of the proposed decision of the approval authority by filing a written request to receive notice of the proposed decision of the approval authority with the Clerk of the Regional Municipality of Waterloo at the address set out below:

Ms. Kris Fletcher, Clerk; Regional Municipality of Waterloo; 150 Frederick Street, 2nd Floor; Kitchener, Ontario; N2G 4J3

AN EXPLANATION of the purpose and effect of the proposed amendment describing the lands to which the by-law applies is attached. The complete by-law is available for inspection in my office during regular office hours.
DATED at the City of Waterloo this 8th day of December, 2010.
Susan Greatrix; City Clerk

NOTE: Only individuals, corporations and public bodies may appeal a Zoning By-Law to the Ontario Municipal Board. A Notice of Appeal may not be filed by an unincorporated association or group. However, a Notice of Appeal may be filed in the name of an individual who is a member of the association or the group.

EXPLANATORY NOTE
Application in Conjunction: Zone Change Application Z-10-10
The purpose of this Amendment is to redesignate the subject lands on Schedule ‘A2’ (Height and Density) from ‘Low Density, 4 Storeys’ to ‘Medium Density, 6 Storeys’ to permit additional dwelling units within an existing mixed use building.The purpose of this Amendment is add a Special Policy Area designation to the subject lands to permit the development of a commercial office use, within the Low Density Residential designation.

If you require further information or have any questions regarding Proposed Amendment No. 78 please contact the City of Waterloo Development Services Department at 519.747.8544.
Laura Dowell, M.PL, MCIP, RPP; Development Planner; Development Services; City of Waterloo

[Spokes]

I drove past at night the other day, it looks fantastic with the lighting they put up. I'll try to grab a picture soon.

[mpd618]

The purpose of the by-law is to amend By-law No. 1108 to rezone the “Subject Lands” shown on the attached KEY MAP from Commercial Seven – 4 Storeys ‘C7-4’ to Commercial Seven – 6 Storeys ‘C7-6’ with site specific provisions to permit ‘bake shop’ and ‘coffee shop or tea room’ uses and a reduction in the minimum required amenity area per dwelling unit within a mixed use building.

I am interested to see what bake shop may be spurring this zoning change. There isn't a single bakery in uptown Waterloo, which is a real hindrance to both its small-town-feel and city-feel.

[jay]

A bakery would be great for the residents in the BPR, Bridgeport Lofts and the42. Fresh bread a block away.

[urbandreamer]

Is there still that bagel place beside the Mennonite thrift store? Maybe they're moving?

[UrbanWaterloo]

Residential Condos Now Available for Sale
PDF (http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR-residential_brochure-openhouse.pdf)

Open House: Saturday January 15th, 2011 | 12pm-4pm

Features & Finishes

• Granite countertops
• Efficient water consumption faucets
• Energy and material efficient central heating / cooling systems
• Energy efficient windows and doors
• Energy efficient lighting
• Energy efficient appliances
• Low VOC paints and finishes in all suites / common areas
• 10’ Ceilings
• 6 appliances included
• Access to 1 parking spot
• Storage locker
• Secure entrance
• Cardio room
• Common meeting room

Closing dates as early as March, 2011

Floor Plans

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%201BD%20Den.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%202BD%201Bath.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%202BD%202Bath.jpg

Price List

December 20, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20Price%20List%20December%2020,%202010.jpg

[jay]

I didn't think they were selling these units. I was under the impression they would be rentals.

I wonder if Momentum decided to sell them off to raise capital for the Red development. I'll probably check out the open house on the 15th.

[BuildingScout]

I didn't think they were selling these units. I was under the impression they would be rentals.

I wonder if Momentum decided to sell them off to raise capital for the Red development. I'll probably check out the open house on the 15th.

Or maybe it was the temptation to cash in at $350 per sq. ft. prices, which I think are unsustainable in the long term.

[benjaminbach]

Or maybe it was the temptation to cash in at $350 per sq. ft. prices, which I think are unsustainable in the long term.

Out of curiosity, why do you think those prices are unsustainable in the long term ?

[BuildingScout]

Out of curiosity, why do you think those prices are unsustainable in the long term ?

Let me qualify that. Currently comparable houses are much cheaper than condos. Experience has taught me that those gaps eventually always close. This means either condo prices go down or houses go up. Personally I think condo prices go down is more likely than houses go up, but that's what I thought when I bought my house at half its current price, so what do I know?

[jay]

Houses in Uptown around the 300k mark are usually older homes in need of repair or updating. I agree with what your saying about homes being cheaper, and it's a valid point, but if you want to live in Uptown 300k won't buy you a new home. I'm no expert either but I think 350sq/ft can sustain in the Uptown area.

Although time will tell...

[Duke-of-Waterloo]

Which units are they selling? Last time I was around BPR Lofts, there were units that looked occupied as there were lights on and furniture in some of them.

[Greg Moore]

For what you get, that seems pretty pricey.

As far as $350/sqft, supply is extremely low for condo apartments. Demand is strong.

[BuildingScout]

For what you get, that seems pretty pricey.

As far as $350/sqft, supply is extremely low for condo apartments. Demand is strong.

Sure, but would it still be so strong after city centre, barrel yards and the new development in king and cedar goes ahead?

[Spokes]

I didn't think they were selling these units. I was under the impression they would be rentals.

I wonder if Momentum decided to sell them off to raise capital for the Red development. I'll probably check out the open house on the 15th.

Who knows, maybe they realized there was a decent amount of demand for them so they decided to sell rather than be landlords.

[Spokes]

Did the zoning get changed to allow the commercial units to residential?

[benjaminbach]

Houses in Uptown around the 300k mark are usually older homes in need of repair or updating.

Not always.

A 3 bedroom nice sized older home in uptown just sold in multiple offers, needed maybe 20K, and it was listed at 220K. There are still affordable deals in uptown!

[UrbanWaterloo]

The units are currently rentals, but are being sold off.

Here's the email that went along with the package:


Thank you for contacting Momentum Developments about your interest in projects such as the42 and BPR Lofts in Uptown Waterloo.

On Saturday, January 15th, 2011, we will be launching the much anticipated release of the BPR Lofts residential suites with an Open House for prospective purchasers. The attachments outline some of the critical purchasing information such as pricing, condo fees, suite layouts, etc.

This is a great opportunity for both condo investors and those wishing to purchase a principal residence. We have units that will be coming vacant in the coming months, as well as units occupied by solid, long-term tenants with reliable track records.

The Open House will be held at 36 Regina St N from 12:00pm-4:00pm on Saturday, January 15th. You will have an opportunity to ask questions, as well as view some of the available suites.

If you have any questions, please feel free to call us at 1-866-533-4649, or respond to this email.

Hope to see you there!

[Greg Moore]

Sure, but would it still be so strong after city centre, barrel yards and the new development in king and cedar goes ahead?
They aren't even under construction yet. They are minimally three years away from occupancy, but likely four plus.

In order of Downtown/Uptown occupancy, the next to come up are: the42 (2011), Arrow (2012), 144 Park (2013), with strong sales City Center (2014) and Red (2014). Barrel Yards and King/Cameron aren't even on the radar in my view.

There is demand. There is little supply.

(did I forget any projects?)

[BuildingScout]

They aren't even under construction yet. They are minimally three years away from occupancy, but likely four plus.

In order of Downtown/Uptown occupancy, the next to come up are: the42 (2011), Arrow (2012), 144 Park (2013), with strong sales City Center (2014) and Red (2014). Barrel Yards and King/Cameron aren't even on the radar in my view.

Just because the Bauer lofts took a long time to complete it doesn't mean every project will take four years to open. The BPR lofts, admittedly smaller, were built in a year. the42 will open within three years of first sales.

Keep in mind that we just went through a period of shortage of credit and trades which unordinately extended construction start and completion dates for these projects. My estimates for opening dates are: the42 (2011), Arrow (late 2011), Red (late 2012), 144 Park (Fall 2013), City Center (2014) and one50 (2014).

[benjaminbach]

Just because the Bauer lofts took a long time to complete it doesn't mean every project will take four years to open. The BPR lofts, admittedly smaller, were built in a year. the42 will open within three years of first sales.

I agree - also remember, some of the projects mentioned earlier took longer to complete due to environmental issues.

[benjaminbach]

There is demand. There is little supply.

Yup

[Greg Moore]

Just because the Bauer lofts took a long time to complete it doesn't mean every project will take four years to open. The BPR lofts, admittedly smaller, were built in a year. the42 will open within three years of first sales.

Keep in mind that we just went through a period of shortage of credit and trades which unordinately extended construction start and completion dates for these projects. My estimates for opening dates are: the42 (2011), Arrow (late 2011), Red (late 2012), 144 Park (Fall 2013), City Center (2014) and one50 (2014).

I would be stunned if "Red" took occupancy in 2012. Either way, our dates are about the same, but if you want to move in to an urban condo NOW, you'll pay a big premium. I suppose we might look back in a few years and say "wow, look how cheaply priced those were." :)

[jay]

I would be stunned if "Red" took occupancy in 2012. Either way, our dates are about the same, but if you want to move in to an urban condo NOW, you'll pay a big premium. I suppose we might look back in a few years and say "wow, look how cheaply priced those were." :)

I agree.. The only thing that may help it timing wise is the fact that it is only 6 stories. Although I'm a huge skeptic when it comes to occupancy dates. I blame Bauer for that :)

Plus the the42 won't be finished until the summer, therefore taking almost 3 1/2 years. I know they had issues with the water, but problems always seem to happen. I wouldn't even be surprised if they didn't break ground until 2012 on Red. With sales starting in Spring/Summer it will take some time to start the project.

[BuildingScout]

I agree.. The only thing that may help it timing wise is the fact that it is only 6 stories. Although I'm a huge skeptic when it comes to occupancy dates. I blame Bauer for that :)


Look at it from the other side. Most student towers around town opened within two years from permit application all the way to occupancy, so did the BPR lofts and the nearly completed HSC bank.

[metropolis]

Look at it from the other side. Most student towers around town opened within two years from permit application all the way to occupancy, so did the BPR lofts and the nearly completed HSC bank.

Does this however have to do with other factors or just financing? It seems that a project financed through the bank as a rental has an easier time securing funding than a condo, which has to wait for sales to reach a certain level and then those have to be solid commitments before the money to proceed is provided. It seems like that is the case anyway.

[BuildingScout]

Does this however have to do with other factors or just financing? It seems that a project financed through the bank as a rental has an easier time securing funding than a condo, which has to wait for sales to reach a certain level and then those have to be solid commitments before the money to proceed is provided. It seems like that is the case anyway.

Financing does play a role, which is why I built in two years over and above the timeline from approval to occupancy for student residences.

[benjaminbach]

It seems that a project financed through the bank as a rental has an easier time securing funding than a condo, which has to wait for sales to reach a certain level and then those have to be solid commitments before the money to proceed is provided. It seems like that is the case anyway.
You are correct

[Spokes]

I would be stunned if "Red" took occupancy in 2012. Either way, our dates are about the same, but if you want to move in to an urban condo NOW, you'll pay a big premium. I suppose we might look back in a few years and say "wow, look how cheaply priced those were." :)

I can almost guarantee that Red won't take occupancy in 2012. The only way it could happen is if they sold out next week, demo'd the houses the following week and broke ground the week after. And even then it'd be tight.

[Spokes]

Look at it from the other side. Most student towers around town opened within two years from permit application all the way to occupancy, so did the BPR lofts and the nearly completed HSC bank.

Foam forms go up very quick compared to other techniques like will be used at Red. As does steel.

[BuildingScout]

I can almost guarantee that Red won't take occupancy in 2012.

I know it's a close call, but something tells me this will be a fast development. Shall we have a friendly wager for a beer during the December 2012 social? :RpS_smile:

[Spokes]

I know it's a close call, but something tells me this will be a fast development. Shall we have a friendly wager for a beer during the December 2012 social? :RpS_smile:

Absolutely, you're on :)

[jay]

Absolutely, you're on :)

haha I love it :)

[UrbanWaterloo]

Added to the calendar: Red Condos Occupancy Bet (http://www.wonderfulwaterloo.com/calendar.php?do=getinfo&e=701&day=2012-12-1).

Best of luck BuildingScout, but I think I'm going to have to side with Spokes on this issue.

The speed at which some student buildings are constructed is astonishing. I think the best example from 2010 had to be the 201 Lester Street Apartments (http://www.wonderfulwaterloo.com/showthread.php/316-201-Lester-Street-Apartment-36-m-12-fl).

From Houses (May 14, 2010) (http://www.wonderfulwaterloo.com/showthread.php/316-201-Lester-Street-Apartment-36-m-12-fl?p=7403#post7403) | To 12 Floors (December 26, 2010) (http://www.wonderfulwaterloo.com/showthread.php/316-201-Lester-Street-Apartment-36-m-12-fl?p=21959#post21959)

<img src="http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/193-201%20Lester%20Street/193LesterStreetWaterloo-May142010.jpg" width="300px" /> | <img src="http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/201%20Lester%20Street/201%20Lester%20Street%20-%20December%2026,%202010%20Resized.JPG" width="300px" />

However the pace of construction has been slower on a similar development, the42 (http://www.wonderfulwaterloo.com/showthread.php/42-the42-23-m-6-fl). Owners tend to prefer quality over speed, whereas student renters don't tend to care as much: "I just need a place to live for a few years" vs. "This is my dream home so it better be perfect".

December 5, 2009 (http://www.wonderfulwaterloo.com/showthread.php/42-the42-23-m-6-fl?p=453#post453) | December 25, 2010 (http://www.wonderfulwaterloo.com/showthread.php/42-the42-23-m-6-fl?p=21741#post21741)

<img src="http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Waterloo/the42/the42-December52009-3.jpg" width="300px" /> | <img src="http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/the42/the42%20-%20December%2025,%202010%20-%202%20Resized.jpg" width="300px" />

[UrbanWaterloo]

Just a reminder for all you condo buyers, or even those just interested in developments, that today is the Open House (http://www.wonderfulwaterloo.com/showthread.php/319-BPR-Lofts-16m-4-fl?p=22235#post22235) from 12PM - 4PM.

[panamaniac]

Just a reminder for all you condo buyers, or even those just interested in developments, that today is the Open House (http://www.wonderfulwaterloo.com/showthread.php/319-BPR-Lofts-16m-4-fl?p=22235#post22235) from 12PM - 4PM.

I wish I were there to see the units first hand. It must be very difficult to design small units but the entries via kitchens and the bits of waste space that the diagrams seem to show don't appeal to me.

[Spokes]

I wasn't able to attend, how was the event?

[FancyNancy]

The condos seemed larger than I would have thought. I am not a fan of having a washer and dryer in the kitchen. The overall appearance was very nice and livable for one or two people.

[UrbanWaterloo]

I went through last weekend's open house and thought the units looked really nice, they feel much bigger than expected (10 ft ceilings help a lot with this) and the finishes are above standard (stainless steel washer/dryer). These photos don't really do the suites justice though (neither do the ones in the brochure) so I'd recommend going to take a look in person.

Unfortunately a bakery is no longer happening, as the commercial unit has been rented out by Waterloo Networking (http://www.waterloonetworking.com).


January 15, 2011

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%201%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%202a1%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%202b%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%202c2%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%202d2%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%202e%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%203a%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Waterloo/Uptown/BPR%20Lofts/BPR%20Lofts%20-%20January%2015,%202011%20-%203b%20Resized.jpg

[Trogdor]

Unfortunately a bakery is no longer happening, as the commercial unit has been rented out by Waterloo Networking

I was secretly hoping for a new City Café location. Too bad!

[Spokes]

I was secretly hoping for a new City Café location. Too bad!

Ya would have been nice, but would never happen given the fact that Bergen (the owner) only opens up in old "reused" buildings.

Are there once commercial units or two? I guess I always just assumed two given that there's two doors.

[jay]

Having a washer/dryer in you kitchen would be real annoying. Washer/Dryers are pretty noisy and that would drive me crazy if I was watching tv,etc... Also it makes the kitchen look weird..Other than that the units look nice. Although, it would have been nice to have a glass door on the shower instead of a cheap shower curtain for the price you are paying for the units.

Sucks that the bakery backed out also... Would have been a huge plus for the residents there and of Bridgeport Lofts/42...

[IEFBR14]

Having a washer/dryer in you kitchen would be real annoying. Washer/Dryers are pretty noisy and that would drive me crazy if I was watching tv,etc...Our Bosch W/D is far quieter than anything we had before. They're not as quiet as a Bosch dishwasher but quiet enough to not be annoying. The only exception is when the dryer is on a high speed spin cycle. That said I'd rather have a Bosch W/D, even in white, than some other make, even in S/S. Besides the laundry pair really ought to be in a closet, preferable noise-insulated, so there should be no need to add the cost of S/S.


Also it makes the kitchen look weird.Not to a European where this is quite common. Again most European W/Ds are much quieter than their North American counterparts.

[jay]

Our Bosch W/D is far quieter than anything we had before. They're not as quiet as a Bosch dishwasher but quiet enough to not be annoying. The only exception is when the dryer is on a high speed spin cycle. That said I'd rather have a Bosch W/D, even in white, than some other make, even in S/S. Besides the laundry pair really ought to be in a closet, preferable noise-insulated, so there should be no need to add the cost of S/S.

Not to a European where this is quite common. Again most European W/Ds are much quieter than their North American counterparts.

I've heard Bosch's before and I will agree they are quieter, but in a 500-900sq/ft condo u would hear it especially in a open concept design. I doubt the BPR lofts come with Bosch also. Call me old fashion or north american :), but a washer/dryer should be in a closet.

I shouldn't judge until I hear it or see it in person.. I hope they do another open house so I can take a look.

[jay]

I went to the Open House today and the washer in the kitchen doesn't look that out of place. The one unit they built it into the cupboards (it was a washer/dryer in one combo). One of the units has the combo in a closet. Every unit is different.

Overall the units are ok.. I would have liked to see more modern finishes.. It reminds me of a house in Huron Park. Kind of generic. The heating ducks and concrete ceilings are cool. Only thing I really didn't like is that in the bathrooms they don't have drywall on the ceiling. It's a blue'ish drop ceiling (for access to utilities I was told), but it looks cheap and out of place. Also there is no upgrades and they picked out all the finishes and you buy what is there, and you can only have 1 parking space. There is no option to buy another.

I'm curious to see how long it will take to sell out.

[Section ThirtyOne]

I went to the Open House today and the washer in the kitchen doesn't look that out of place. The one unit they built it into the cupboards (it was a washer/dryer in one combo). One of the units has the combo in a closet. Every unit is different.

Overall the units are ok.. I would have liked to see more modern finishes.. It reminds me of a house in Huron Park. Kind of generic. The heating ducks and concrete ceilings are cool. Only thing I really didn't like is that in the bathrooms they don't have drywall on the ceiling. It's a blue'ish drop ceiling (for access to utilities I was told), but it looks cheap and out of place. Also there is no upgrades and they picked out all the finishes and you buy what is there, and you can only have 1 parking space. There is no option to buy another.

I'm curious to see how long it will take to sell out.
Thanks! I was going to check out the open house myself, but got wrapped up in something else.

Any word how sales are going? It appears that 4 units are for sale on MLS.

[jay]

2 units are sold so far out of 18 units

[RangersFan]

I hope this project sells well for the developer. I think Momentum is doing great work for Uptown Waterloo but this project seems to be on the pricy side to me.

[Spokes]

I hope this project sells well for the developer. I think Momentum is doing great work for Uptown Waterloo but this project seems to be on the pricy side to me.

Momentum will in the near future have the kind of reputation that will result in a lot of people buying from them because they know what kind of work they do. We could slowly start seeing that happen here with BPR. It'll sell well, just a matter of how quickly, because like you said, it's a little high. All it takes is one person who needs a unit right away and can't wait for Red Condos or something similar.

[RangersFan]

Momentum will in the near future have the kind of reputation that will result in a lot of people buying from them because they know what kind of work they do. We could slowly start seeing that happen here with BPR. It'll sell well, just a matter of how quickly, because like you said, it's a little high. All it takes is one person who needs a unit right away and can't wait for Red Condos or something similar.

It also helps having a great location like this project has. I am also interested to see the final look of the building with the retail units completly filled out.

[ViewFromThe42]

I must admit I am a bit disappointed. They have multiple commercial units between BPR and the42, but so far there is almost nothing I could use on a regular basis. I guess part of the problem is that without the intensification elsewhere, you aren't expecting the foot traffic yet that would make it more desirable to people, hence the presence of Momentum's offices, another Sun Life office, and the networking people.

[Spokes]

I must admit I am a bit disappointed. They have multiple commercial units between BPR and the42, but so far there is almost nothing I could use on a regular basis. I guess part of the problem is that without the intensification elsewhere, you aren't expecting the foot traffic yet that would make it more desirable to people, hence the presence of Momentum's offices, another Sun Life office, and the networking people.

What kind of things would you like to see?

[diego]

What kind of things would you like to see?

I definitely agree with ViewFromthe42, we need more small and independent grocery stores, bakeries (or other specialty foods), and yeah, even more coffee shops. We also need more art galleries, bookstores, etc. Waterloo needs more culture desperately!

[Spokes]

I definitely agree with ViewFromthe42, we need more small and independent grocery stores, bakeries (or other specialty foods), and yeah, even more coffee shops. We also need more art galleries, bookstores, etc. Waterloo needs more culture desperately!

Yup, I agree with all of those. One thing I'd love to see in the ground floor of a mixed use property is the Nougat Bakery and Delicatessen (http://www.nougat.ca/1_1.php) either a 2nd location or a relocation from where they currently are.

[ViewFromThe42]

If we were able to start to see a lot of higher density around uptown, it would be more likely that we could see more of what's at the Bauer lofts. I really like Vincenzo's and the other little shops around there, and can definitely hang around in that area and remain engaged. But it's harder with low density housing, or little higher density.

[WUD]

I'm renting at BPR currently, so I can address some of the points that have been brought up.
First, I'll say that I don't plan to buy the unit I'm renting as I don't think it's worth Momentum's asking price. Here's some of my reasons:

1. The building doesn't have any common areas besides a cardio room (with 1 treadmill and 1 elliptical) and a meeting room. I wish there was a rooftop patio, or even something out back, since the units don't have balconies.
2. The finishings in the bathrooms do look cheap. The ceiling is flimsy plastic that doesn't look good at all... seems like they cut some corners there, which makes me wonder if they cut corners elsewhere. As another example, the bamboo floor hasn't held up well at all. It's really prone to scratching and indentation. Every other place I've lived at had higher quality wood floors (even at places with half the rent!).
3. No underground parking. If you're lucky you can park in a spot under the building (spots aren't reserved), but those spots tend to be taken.
4. As many people have commented on, the washer/dryer in the kitchen is annoying. These models are quite loud. When doing laundry, I hide out in one of the bedrooms. The washer only handles really small loads and takes over an hour, so it would be really nice to have it in a closet where some of the noise is dampened.

Most of my other grievances should go away once things like snow removal are handled by a condo corp (Momentum are lousy landlords, makes sense that they want to sell these units).

I love the location and the big windows, but can't justify buying a unit here when there's better Uptown options in the same price range. If anyone has other questions about the building, I'd be happy to answer them!

[jay]

Thanks for the update. You pretty much dislike everything I pointed out earlier. I knew the washer/dryer would be a issue and the bathrooms do look like crap especially for what they are charing per sq/ft.