83 Elmsdale Drive

[UrbanWaterloo]

83 Elmsdale Drive
City of Kitchener

Former Maintenance Facility

Proposed Multi-Phased Mixed Use Development of Residential Units Live/Work Space and Retail

http://maps.google.ca/maps?q=83+Elmsdale+Drive,+kitchener,+on&ie=UTF8&hq=&hnear=83+Elmsdale+Dr,+Kitchener,+Waterloo+Regional +Municipality,+Ontario+N2E+1H6&gl=ca&ei=1uGlTOuoHJG-sAOU0J3-Dg&ved=0CBUQ8gEwAA&t=h&z=16

[UrbanWaterloo]

83 ELMSDALE DRIVE - LANDSALE
To: Council | Date of Report: August 30 2010 | Date of Meeting September 7 2010
Prepared By: Rob Morgan, Capital Investment Advisor | Submitted By: Hans Gross, Director Asset Management
Report Number: CAO-10-032 (http://weblink.kitchener.ca/weblink7/PDF/4jyvb045jck5r5j2agyxammf/2/CAO-10-032%20-%20Land%20Sale%20-%2083%20Elmsdale%20Dr.pdf)

RECOMMENDATION

"That the Mayor and Clerk be authorized to execute an Agreement of Purchase and Sale with Craft Acquisitions Corporation for their acquisition of the City's parcel of land located at 83 Elmsdale Drive having an area of approximately 4.88 hectares (12.05 acres), legally described as Part 1 on Plan 58R-16784 at a total purchase price of $7,800,000.00; said agreement to be to the satisfaction of the City Solicitor; and further

That the Mayor and Clerk be authorized to execute all documentation required to complete the transaction, said documentation to be satisfactory to the City Solicitor."

BACKGROUND

The City of Kitchener has owned the facility at 83 Elmsdale Dr. since the 1950s and used it since the late 1960s for municipal and public utilities purposes. Situated at the intersection of Ottawa Street and Elmsdale Drive, and adjacent to commercial, institutional and park sites, it is approximately 12-acres in size consisting of two buildings and a storage yard.

A new home for the services delivered from the Elmsdale Operations Centre is currently under construction on Goodrich Drive, namely the Consolidated Maintenance Facility (CMF). When the CMF is completed next year, the city will vacate the Elmsdale property rendering it surplus to the City's needs. In anticipation of the consolidation of the City's operations, Council declared the subject property surplus and directed staff to begin the disposition process on April 6, 2009.

The property was marketed utilizing a sealed bid process through the City's Real Estate Service Provider, Coldwell Banker Commercial Peter Benninger Realty The submission deadline for the sealed bids was June 25, 2010.

A selection committee was established consisting of members of City staff as well as a member of the Economic Development Advisory Committee.

The selection committee consisted of the following people:
Rob Morgan, Economic Development
Hans Gross, Finance
Terry Boutillier, Economic Development
Alain Pinard, Planning
Brian Bennett, Economic Development Advisory Committee

Through this process a purchaser was selected based on the following criteria

Bidders development vision of the property, including but not limited to the density of development, potential employment densities, assessment growth and adherence to the City's urban design principles.
Ability of the bidder to complete the transaction.
The number and nature of the conditions identified.
Financial considerations.

The City prepared the form of Agreement of Purchase and Sale (APS) for prospective bidders to use with the understanding that bidders could mark up the agreement with their desired changes for the City to review. The APS was structured as a conditional offer allowing the Purchaser the opportunity to complete their due diligence including initiating and completing, at their own expense, any zone change and Official Plan amendment with respect to the Purchaser's desired use of the property.

REPORT

Through the sealed bid process two submissions were considered with the Craft offer being the highest at $7,800,000.00. Craft acquisitions also had the strongest development vision for the 12.05 acre property. Their proposal consists of a multi-phased mixed use development consisting of residential, units live/work space and retail.

The second offer was for less money and consisted of a commercial plaza with an anticipated mixture of retail, personal service and restaurant uses.

From a financial standpoint both offers are strong however, Craft Acquisitions development vision for this property more fully meets the development interests of the City.

PUBLIC PROCESS

Within the terms of the agreement the purchaser is obligated to have commenced a Zone Change and Official Plan Amendment within 60 days of the City accepting the offer to purchase.

The proposal will be required to go through the statutory public meeting requirements as set out in the Planning Act, thereby giving the public an opportunity to provide input and participate in the development approval process.

FINANCIAL IMPLICATIONS

It is anticipated that the revenue from this land sale less the real estate fees will go to off set the costs of the Consolidated Maintenance Facility.

Land sale Revenue - $7,800,000
Less 4% Real Estate Commission -* $312,000
*Includes 2% commission for the City's agent for complete RFP and negotiation services and 2% for the purchaser's agent
Total Revenue $7,400,000


Council Minutes September 7, 2010 (http://weblink.kitchener.ca/weblink7/PDF/4jyvb045jck5r5j2agyxammf/1/Council%20-%202010-09-07.pdf)

Mr. R. Morgan, Capital Investment Advisor, circulated this date Chief Administrators Office report CAO-10-032, dated August, 30 2010, requesting authorization to enter into an Agreement of Purchase and Sale with Craft Acquisitions Corporation for City owned lands at 83 Elmsdale Drive. Mr. Morgan advised that the Elmsdale Operations Centre will move to the new Consolidated Maintenance Facility (CMF) in 2011 and the Elmsdale property has been declared surplus to the City's needs. The property was marketed with a deadline for bid submissions of June 25, 2010. Submissions were evaluated based on certain criteria and the proposed purchaser at the highest bid of $7.8M also had the strongest development vision for the property. They propose to create a multi-phased mixed use development of residential units, live/work space and retail. Under terms of the agreement, the purchaser is obligated within 60 days of accepting the Offer of Purchase to commence a Zone Change and Official Plan Amendment process. which will include statutory public meeting requirements at which time the public will have opportunity to provide input into the development approval process.


Moved by Councillor C Weylie
Seconded by Councillor B Vrbanovic

"That the Mayor and Clerk be authorized to execute an Agreement of Purchase and Sale with Craft Acquisitions Corporation for their acquisition of the City's parcel of land located at 83 Elmsdale Drive having an area of approximately 4.88 hectares (12.05 acres), legally described as Part 1 on Plan 58R-16784 at a total purchase price of $7,800,000.00; said agreement to be to the satisfaction of the City Solicitor; and further,

That the Mayor and Clerk be authorized to execute all documentation required to complete the transaction, said documentation to be satisfactory to the City Solicitor."


Carried Unanimously by all members present

[isUsername]

Having grown up in Laurentian Hills and lived there for nearly 20 years, I'm thrilled to see mixed-used intensification of this pedestrian dead zone. Walking that barren strip of Ottawa Street is utterly depressing.

[RangersFan]

I am intersted to see what type of proposal surfaces for this property.

[KLM]

A new condo building/complex?

would be good selling feature just across: Mclennan Park.
plus Zehrs ,Boston Pizza etc.

[Shawn]

The city would have to make some serious pedestrian improvements in that area. As isUsername said in his earlier post that stretch is pretty barren. You would be taking your life into your own hands by attempting to cross almost anywhere - even a light controlled intersection. Isn't that part of Ottawa St. the home of some of the most dangerous intersections in the Region? Matter of fact Ottawa Street is mentioned three times in this article / post (http://www.wonderfulwaterloo.com/showthread.php/607-Waterloo-Region-Road-Safety?p=12562#post12562).

But agreed! It's a great location and if properly done could promote pedestrian traffic to both the park and the shopping plaza. I know I wish I lived within walking distance of a Rona or HomeDepot at times!! :RpS_rolleyes:

[Urban_Enthusiast86]

Whatever it is, I just hope it doesn't block the amazing skyline view that you can get from the top of McLennan Park.

[Spokes]

Great addition to the area. Great that it's mixed use too!

Hopefully they start selling other properties too.

[KevinL]

But agreed! It's a great location and if properly done could promote pedestrian traffic to both the park and the shopping plaza. I know I wish I lived within walking distance of a Rona or HomeDepot at times!! :RpS_rolleyes:

Living in that neighbourhood myself, I can testify that it's a godsend. Whatever they build should be a big hit.

[panamaniac]

Not about the Park, and perhaps commented on in another thread, but I see that the sign in front of the City yards across Ottawa St from the park is showing "Under Contract". I wonder what will happen with the site? It would seem like a good spot for high-density residential and seniors housing, but I fear it will end up being more big box drek.

[Spokes]

Not about the Park, and perhaps commented on in another thread, but I see that the sign in front of the City yards across Ottawa St from the park is showing "Under Contract". I wonder what will happen with the site? It would seem like a good spot for high-density residential and seniors housing, but I fear it will end up being more big box drek.

I believe it's slated to be high density residential, maybe even mixed use. There was something posted on WW about it a while ago, I'll look for it.

EDIT: Check the thread over here: http://www.wonderfulwaterloo.com/showthread.php/710-83-Elmsdale-Drive-Sold

The council doc said:

Under terms of the agreement, the purchaser is obligated within 60 days of accepting the Offer of Purchase to commence a Zone Change and Official Plan Amendment process.

Did this happen?

And does anyone know, how much of the land is included with this deal? Is it just the structure to the right of the intersection? And likely the work yards to the right of that? But what about the brown L shaped land to the right of that in the aerial?

[KevinL]

But what about the brown L shaped land to the right of that in the aerial?

Not sure. I toured the fire station once and they had a demonstration fire/extinguishing on that lot, but that might just be the case of a 'related' neighbour lending it for that purpose.

[benjaminbach]

It is a 12 acre parcel which includes the L shaped land Spokes is referring to

[UrbanWaterloo]

Wow, what a difference this proposal could have made to the area! After speaking with a representative though, it's unfortunate to report the client never closed on the property, and the land will be coming back to market. Let's only hope the final vision is just as exciting!

AUDAXarchitecture Preliminary Design
Kitchener Mixed Use Development
Link (http://www.audax.ca/architecture#!__architecture/projects/vstc2=kitchener-mixed-use-development)

Description:
Based on a winning design proposal, AUDAXarchitecture has been selected together with a development team, in a bid to redevelop 12 acres of city owned land in Kitchener, Ontario. The architectural vision for the site is premised on the idea of creating a place. The main street that runs through the middle of the site acts as a focal point for the development and is the place where a variety of overlapping activities unfold. The architectural language adopted for this project is based on a brick loft style predominant in many parts of the city. This form and materiality at once references an older period in architecture defined by articulate brickwork and solid materials, while at the same time are modern in their lines and quality of space. The master plan creates a community of 1150 units, with 1,800,000 sq.ft. of total area including 70,000 sq.ft. of grade related retail.

Location:
Kitchener Ontario Canada

Status:
Preliminary Design



http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Suburban%20Kitchener/83%20Elmsdale%20Drive/83%20Elmsdale%20Drive%20-%20AUDAXarchitecture%20%20Bid%20-%20Overview.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Suburban%20Kitchener/83%20Elmsdale%20Drive/83%20Elmsdale%20Drive%20-%20AUDAXarchitecture%20%20Bid%20-%20Main%20Street.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Suburban%20Kitchener/83%20Elmsdale%20Drive/83%20Elmsdale%20Drive%20-%20AUDAXarchitecture%20%20Bid%20-%203.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Suburban%20Kitchener/83%20Elmsdale%20Drive/83%20Elmsdale%20Drive%20-%20AUDAXarchitecture%20%20Bid%20-%204.jpg

[WatDot]

WOW is right! Would love to see this type of development downtown or uptown. Looks amazing.

[KevinL]

That is just jaw-dropping. Would have done wonders for the neighbourhood! That's really too bad, that it failed to go through.

[markster]

It looks pretty, but I dislike the creation of a "Main Street to Nowhere".

[Section ThirtyOne]

Now THAT is what i'm talking about!

This is an excellent example of what the Barrel Yards could have been.

[RangersFan]

That would have been incredible, I had no idea something that massive was planned for the site. Section ThirtyOne I am a big fan of the Barrel Yards project but you are completely right this development would have been on a much higher level. I think I see clearly now the complaints some have launched towards the Uptown Waterloo project.

Any idea why it didn't happen?

[1231]

.

[bcwessel]

It looks pretty, but I dislike the creation of a "Main Street to Nowhere".

I don't really think you can have a "Main Street to Nowhere" as a main street, by definition, is a somewhere important. I personally welcome a shift toward making all developments destinations all on their own. No more nowhere!

[panamaniac]

Too bad this didn't happen. Even if it would have taken years to build out, and even if it rather backed onto Ottawa St, it would have been light years ahead of anything else in the Region. All those terraces make me drool!

[DHLawrence]

I don't really think you can have a "Main Street to Nowhere" as a main street, by definition, is a somewhere important. I personally welcome a shift toward making all developments destinations all on their own. No more nowhere!

I think the point was that it was going to be putting a new dead-end "Main Street" in rather than building right on the existing "Main Street". It would still be an improvement on sprawl but would not interact with Ottawa Street as much as it could.

[bcwessel]

I think the point was that it was going to be putting a new dead-end "Main Street" in rather than building right on the existing "Main Street". It would still be an improvement on sprawl but would not interact with Ottawa Street as much as it could.

Yep, I see that now. Point taken. To my discredit, I had dismissed Ottawa as a suburban highway (a long stretch of nowhere). Rats!. Incidentally, somebody should really let Ottawa know it's time to go on a diet. It's not looking so healthy these days.

[DHLawrence]

All in good time, I'm sure. The regional road fat camp has quite a few potential clients!

[Greg Moore]

I'd love to see something like this come to fruition on the old Uniroyal property.

[RangersFan]

I'd love to see something like this come to fruition on the old Uniroyal property.
Or something like this in between Uptown and Downtown (connecting the two).

[markster]

Yep, I see that now. Point taken. To my discredit, I had dismissed Ottawa as a suburban highway (a long stretch of nowhere). Rats!. Incidentally, somebody should really let Ottawa know it's time to go on a diet. It's not looking so healthy these days.
I'm not even talking about re-orienting it to turn Ottawa into a "main street". I'm okay with the idea of a "main street" development, but the end points have to be somewhere.

There is nowhere to walk to/from at the ends of that.

On one side, there's nothing to redevelop but that small commercial thing at the corner of Ottawa/Elmsdale, and on the other, they've gone and put their primary tower dead centre in the way, destroying any poential to eventually link up to the Power Centre at Strasburg Rd.

If they moved the tower over to the side, and worked with the city to develop a plan to shape development of adjoining lands to continue the main street, then I'd probably change my mind.

[bcwessel]

I'm not even talking about re-orienting it to turn Ottawa into a "main street". I'm okay with the idea of a "main street" development, but the end points have to be somewhere.

There is nowhere to walk to/from at the ends of that.

On one side, there's nothing to redevelop but that small commercial thing at the corner of Ottawa/Elmsdale, and on the other, they've gone and put their primary tower dead centre in the way, destroying any poential to eventually link up to the Power Centre at Strasburg Rd.

If they moved the tower over to the side, and worked with the city to develop a plan to shape development of adjoining lands to continue the main street, then I'd probably change my mind.

It's difficult to say merely from observing the renderings, but I believe the positioning of the primary tower is an attempt to terminate the vista of the main street, which would fit with the firm who created the plan's guiding philosophy of place making. I'm not making a judgement as to whether they were successful in this regard, but I at least appreciate the attempt to close the view without resorting to the standard suburban practice of curving the street (which, ironically, actually creates a confounding series of identically terminated vistas that resemble both the same place over and over, and no place at all).

For context, Disney's facsimile of the traditional European terminated vista is both iconic and instructive:

385

[WatDot]

I'd love to see something like this come to fruition on the old Uniroyal property.

That would be a great spot... would "extend" Belmont Village to a degree.

[mpd618]

[The old Uniroyal property] would be a great spot... would "extend" Belmont Village to a degree.

I think it would dwarf Belmont Village, frankly. Which isn't a bad thing.

[markster]

A key difference between Disney and this, is that you can walk around that castle to get to things on the other side.

The proposal would have required you to walk all the way back to Ottawa St to get around the signature tower. Once you force everyone back to Ottawa St, you've destroyed any potential for pedestrian through traffic. If you look at that as a pedestrian, you will never walk through that development. It will always be faster to walk along Ottawa St.

[Greg Moore]

I think it would dwarf Belmont Village, frankly. Which isn't a bad thing.I think it would enhance Belmont Village. I really like living a few blocks away from it, but if there was more going on after 6pm, it would be nice. Having more people live close by would be a start.

[bcwessel]

A key difference between Disney and this, is that you can walk around that castle to get to things on the other side.

The proposal would have required you to walk all the way back to Ottawa St to get around the signature tower. Once you force everyone back to Ottawa St, you've destroyed any potential for pedestrian through traffic. If you look at that as a pedestrian, you will never walk through that development. It will always be faster to walk along Ottawa St.

As I said above, I make no judgement on how successful the termination of the vista of the main street is (mostly because it's difficult to say for certain based on the available renders). I was merely pointing out from where this technique comes, and why it is potentially a good thing for creating place. Certainly, a better attempt to retain connectivity along the main pedestrian route of the development could have been made. An easy fix could have been the replacement of what looks to be a pool at ground level on the south end of the main tower with some kind of pocket square/entrance, which would allow pedestrians to both enter and exit the district to/from Ottawa street, and to travel around the base of the tower to connect the development to its surrounding lands.

[UrbanWaterloo]

The sale of this property was discussed at an in-camera meeting yesterday.

Kitchener Council In-Camera Agenda March 26, 2012
Immediately Following Special Council Meeting (5:30 PM) | Caucus Room | Agenda (http://icalendar.esolutionsgroup.ca/Public/GetDocument.ashx?DocumentId=d64ebe9b-77ae-47fe-8efd-0ef00541efef&IsShare=True)

ITEMS FOR CONSIDERATION

Land Acquisition / Disposition (83 Elmsdale Drive) (15 min)
Staff will advise on an Offer of Purchase received for the subject lands.
R. GOSSE
CITY CLERK

[panamaniac]

Fingers crossed for something interesting on this site.

[Justlurking]

FYI, it appears as though the property is sold conditionally. Went to council on April 23'rd. Look at the council agenda for details on the purchaser and offer received. Hope good things are coming for this site!!!

[RangersFan]

Looks like it was sold for $7,800,000 to Novacore Communities Corporation. The document (CAO-12-017 (http://icalendar.esolutionsgroup.ca/Public/GetDocument.ashx?DocumentId=41d482be-2d9b-4d26-b228-fab47b329eb4&IsShare=True)) describes the company with the following:


vertically integrated land re-development and construction company that specializes in transforming urban brownfield properties into high value residential and commercial developments

[ottawawestmount]

Has there been any news about 83 Elmsdale since April? There doesn't seem to be a lot of activity at the site right now...

[Justlurking]

Has there been any news about 83 Elmsdale since April? There doesn't seem to be a lot of activity at the site right now...

Have seen some surveyors out on site and locates so I would expect some work to be starting shortly. Let's keep our fingers crossed!

[Justlurking]

Have seen some surveyors out on site and locates so I would expect some work to be starting shortly. Let's keep our fingers crossed!

Spoke recently with staff. Looks like the project is still moving forward as agreements are being prepared. Lots of environmental issues to be dealt with but still crossing fingers!

Anyone else have any info?

[The Comeback Kid]

Looks like the project is still moving forward as agreements are being prepared.

There was no mention of what type of project?

[ottawawestmount]

There still doesn't seem to be any movement at 83 Elmsdale (I was just there earlier) - is there any news going on about this project? It would be interesting to know what sort of environmental issues need to be dealt with...

[Smore]

I would start with the 60 yr old landfill next door...

[KevinL]

I would start with the 60 yr old landfill next door...

That's currently under control and it has strong perimeters surrounding it. Any off-gas is currently directed to the control building located near the hydro corridor wher it is contained and compressed for occasional removal. The only environmental issue on the Elmsdale lands at this point would be due to public works vehicles and equipment having been stored on-site.