U/C The Boardwalk at Ira Needles Boulevard

[RangersFan]

Daycare option is back on the table at The Boardwalk

August 4, 2012 | Paige Desmond | The Record | LINK

WATERLOO REGION — Residents may cause a stink Tuesday as Waterloo Region’s landfill liaison committee debates the possibility of a daycare near the local landfill.

Owners of The Boardwalk project are planning an extension that would include two office buildings and possibly a daycare, but the region and city are eyeing the daycare option with caution.

“I try not to be judgmental about what I believe I would do for my kid,” said Waterloo Coun. Mark Whaley, who sits on the committee. “Who am I to say that it’s too stinky for their kid?”

In first phase of the project in 2009, a stipulation was made that no daycare with outdoor space would be built.

Whaley said he will be interested in input from “mothers and grandmothers.”

[ruud]

Looks like there is a crane at the Medical Centre at the Ira Needles Boardwalk

[RoadRunner]

Was over at The Boardwalk last night and saw a tower crane set up there recently. I think it would be for the medical building. It is close to milestones.

[UrbanWaterloo]

November 8, 2012

[UrbanWaterloo]

January 2, 2013

[benton]

Will Best Buy open another store at Ira Needles? I remember when they first announced that they were building this that it was but nothing has happened. I'm also heard recently that Costco could be moving to or building at this location.

[Urbanomicon]

Will Best Buy open another store at Ira Needles? I remember when they first announced that they were building this that it was but nothing has happened. I'm also heard recently that Costco could be moving to or building at this location.

Costco had planned to open a store at the Boardwalk sometime in the planning/initial construction stages. For unknown reasons, they pulled out.

As for Best Buy, I don't recall hearing about them in regards to this development.

[Osiris]

As pointed out by Duke-of-Waterloo in the early pages of this thread, Best Buy was confirmed to be an early tenant in what I believe is now the Marshall's. Not sure as to why they aren't there now, but they were connected to the project for quite a while before backing out.

[KevinL]

There's still a large unclaimed area south of the Marshall's and next to Wal-Mart. Quite large.


Dare I suggest... Ikea?...

[Greg Moore]

Dare I suggest... Ikea?...

How dare you?

I don't think we'll see an Ikea for a very long time. If/when we do, I expect it would be out by the 401.

[BuildingScout]

I don't think we'll see an Ikea for a very long time. If/when we do, I expect it would be out by the 401.

The grapevine had it that they considered a site somewhere along highway 7 about ten years ago, intended to serve both London and KW, but in the end decided against it.

[KevinL]

If/when we do, I expect it would be out by the 401.

True, they like to be more centrally located.

[benton]

ira is a perfect spot for an ikea store but i think it's too late. it's too bad they couldn't get new stores from the us like target or meijers.

[Waterlooite]

Will Best Buy open another store at Ira Needles? I remember when they first announced that they were building this that it was but nothing has happened. I'm also heard recently that Costco could be moving to or building at this location.

As I mentioned in a previous post in the General Retail Thread, word has it that Costco's latest plans are to open a store on Erb Street across from the landfill.

[MikeeJ]

Costco....jesus..who the hell cares,they are not cheap,and who needs a skid of mustard??? I will never pay to be a member of anything to spend my money..did once and never really went there...Ikea...hmmmbeen talking for years..Meijers...great USA chain..never happen..

[BuildingScout]

they are not cheap

It depends. Cheese and meats they are definitely cheaper, and in the items where they are not cheaper they are about the same as regular stores. Thus provided you buy most of your groceries there and justify the cost of a membership then it is worth it. If you only go there once or twice a year you really don't save much.

I should also add that you do save a ton with their tires, and in the USA wines are about half price at Costco as compared to elsewhere.

[mpd618]

Costco....jesus..who the hell cares,they are not cheap,and who needs a skid of mustard??? I will never pay to be a member of anything to spend my money..did once and never really went there...Ikea...hmmmbeen talking for years..Meijers...great USA chain..never happen..

I'm no big box fan, but this is way too dismissive. Tons of people go there for reasons that are relevant to them, such as buying food for a large family with fewer trips, or reducing the complexity of major household and electronics purchases. You may not find that relevant to you, but that's not a reason for it not to exist.

[KLM]

Costco....jesus..who the hell cares,they are not cheap,and who needs a skid of mustard??? I will never pay to be a member of anything to spend my money..did once and never really went there...Ikea...hmmmbeen talking for years..Meijers...great USA chain..never happen..

I have to disagree with you on Costco.Once a month trip is enough , plus saving time and trips to local grocery stores.

Its a matter of choice, look at that way.

[garthdanlor]

I'm no big box fan, but this is way too dismissive. Tons of people go there for reasons that are relevant to them, such as buying food for a large family with fewer trips, or reducing the complexity of major household and electronics purchases. You may not find that relevant to you, but that's not a reason for it not to exist.

Not only that, Costco can be considered one of the good guys in the retail world as they offer their employees decent wages and benefits. Something many (or most) of their competitors fail to do.

[UrbanWaterloo]

The zone change passed unanimously at last night's formal public meeting...

Zone Change to Remove Holding Symbol(s) For The Boardwalk Commercial Development
Author: Ryan Mounsey, BES,MUDS,MCIP,RPP | Report Number: DS2012-075
Meeting Type: Council Meeting | Council/Committee Date: Monday, January 28, 2013

Recommendation

1. That Waterloo City Council receive Development Services Report DS2012-075 and approve Zone Change Application Z-12-12, INCC Corporation to remove the Holding Symbols on lands known municipally as 105 Ira Needles Boulevard, The Boardwalk Development, in accordance with Section 6 of DS2012-075.
2. That Waterloo City Council approve the implementing by-law attached in Appendix 1 in Report DS2012-075 to remove the Holding Symbols.

A. Executive Summary

The Boardwalk commercial development is a 100,352 sq.m commercial project located on the west side of the City of Waterloo and Kitchener. This project was approved in July 2009 and was subject to specific phasing policies and zoning regulations that included the Removal of a two Holding Symbols on the Waterloo and Kitchener lands. As part of the removal of the Holding Symbols for the second and third phases of development, the Applicant has submitted a traffic study update report, a demonstration plan with implementing site plans showing the build out of the office lands, and demonstrate that the first office building is under construction. The Applicant has submitted similar traffic study information to the City of Kitchener which has been subsequently approved by Kitchener and The Region of Waterloo. The traffic review concludes that The Boardwalk development is operating within the transportation impact study assessment and generating less traffic than anticipated at this moment. Based on this information, staff support the approval of DS2012-075 for the following reasons:

• The application conforms to the City of Waterloo Official Plan (OPA #74).
• The Applicant has submitted a Transportation Impact Review confirming that the proposed development operates within the approved Transportation Impact Study assumptions;
• The Owner has prepared a Development Feasiblity Plan;
• The Owner has entered into various site plan agreements that define the location and number of office parking spaces on the site;
• The Owner has started construction of the first office building;
• The Region of Waterloo will be initiating a public information meeting for the widening of Ira Needles Boulevard. The City of Waterloo will form part of the project team and advise Council on traffic impacts and access along Ira Needles Boulevard corridor.

If the removal of the Holding Symbols are approved (for Phase 2 and 3), The Developer can proceed with approximately 5,574 square metres (60,000 square feet) of new retail space and to construct the second office building over time. Transportation issues will continue to be evaluated through the Ira Needles Boulevard Road Widening project managed by the Region of Waterloo. The Region will initiate this process and this will address issues related to the Ira Needles Corridor Access Management (Thorndale and related streets) including local street vehicular access and pedestrian access. Staff will keep Council and the neighbourhood aware of this project and any future public meetings.

...

D. Legal Considerations

The removal of the Holding Symbol requires an enabling By-law to be passed by Council pursuant to the Planning Act. The removal of a Holding Symbol requires reasonable notice to be provided and the decision or lack of decision can be appealed only by applicant to the Ontario Municipal Board.

E. Link to Strategic Plan (2011-2014)

The proposed request supports the City’s strategic plan by:

a) Supports Sustainability and Our Living Environment by facilitating the concept of growing up instead of outward. This application has facilitated employment intensification with shared parking.

b) Promotes Economic Vitality by helping to implement the City’s employment land strategy (adding new office space on industrial lands).

c) Promotes Vibrant Neighbourhoods by promoting the creation of a more complete community adding more jobs and services to surrounding neighbourhoods in the western part of the city.

F. Other ConsiderationsEconomic Vitality

The Removal of the Holding Symbol will facilitate the next phase of The Boardwalk development, adding more jobs and services to the community. As part of the Removal of the Holding Symbol, the developer is currently building a 7,470 square metre (80,400 square feet) office building designed as a state-of-the-art medical hub with a multidisciplinary team of physicians, specialists, nurses and technicians with supporting clinics. This medical centre will help facilitate the next stage of office construction on the site with the supporting retail and service uses subject to the Phase 3 phasing conditions.

G. Previous Reports on this Topic

The following Reports are associated with this request:

• Official Plan and Zone Change Amendment: DS 2009-34
• Street naming by-law: DS 2010-03