U/C Joy Townhome Living Kitchener

[KevinL]

I get the sense that this first block will have model units to help boost sales. Just a guess, though.

[panamaniac]

I get the sense that this first block will have model units to help boost sales. Just a guess, though.

I think you are probably correct. In the meantime, the first floor framing went up yesterday (!).

[markster]

The first ones up are always model units in developments such as these.

At the end of last week, I actually got a flier in the mail advertizing this development.

[Duck]

We stopped in a week or so ago and took a look. The floorplans look good. I like that the location is right on the LRT (turns a corner there). Decided to come back when the demo model is built. Too hard to get a feel for it from the pictures.

-Iain

[KevinL]

First block's structure is finished up to the roof, and I saw survey markers already down for other blocks. Thse guys work fast.

[KevinL]

First block has its roof on and brickwork is nearly complete. The higher storeys will get some sort of siding, and then the exterior will be done!

Once again, quick work. Of course the weather has been in their favour.

[panamaniac]

The exterior of the first block of four townhouses is pretty much finished and prep work is continuing on the rest of the site.

[Duck]

Good stuff, thanks for the update. Any word on when the demo units will be available for viewing?

-Iain

[panamaniac]

Demo unit now seems to be open. This project continues to make fast progress - I passed by yesterday and framing has begun on a second row of townhouses, with foundations laid for at least two more rows and other holes at earlier stages. Looks like about 25 townhouses under construction at the same time.

[UrbanWaterloo]

July 12, 2012

[KevinL]

Framing going up like gangbusters here... looks to be a very successful project!

[panamaniac]

It takes a bit of imagination at the moment, but give it a few years, the LRT station down the block, and redevelopment of the Schneiders lands and this promises to be a terrific location.

[bcwessel]

It takes a bit of imagination at the moment, but give it a few years, the LRT station down the block, and redevelopment of the Schneiders lands and this promises to be a terrific location.

Perhaps this can be remedied with the eventual redevelopment of Schneiders, but the lack of a connective street pattern greatly reduces the likelihood that LRT will be considered by most to be a neighbourhood amenity at this location. The units at the north-west edge of the site will be nearly 1.5 kms away on foot, and the majority of that walk will be down not-so friendly Mill Street, and perhaps-even-worse Ottawa Street South. Add to this that there aren't really any neighbourhood amenities nearby, and this project starts to look a lot like townhouses without the town (which mostly just makes them smaller, noisier, less-private suburban homes).

This lack of connectivity/accessibility is by no means immutable, but Branthaven has done itself (or its customers) no favours by building a loop road and cul-de-sac on this property, or the chainlink fence and landscape/noise berm around it.

[panamaniac]

It is true that there is a lack of amenities in the area (for now) and Mill St is certainly overdue for a sidewalk on its east(?) side. I would hope that the development will eventually be reconnected to the Schneiders lands by the viaduct that was filled in a number of years ago. I will take your word for it re the distance to the future LRT but I am surprised that the Mill Station would not be closer than 1.5kms - it's just one long block from the entrance to the development. If there were a pedestrian link along the tracks from the end of the cul de sac, it would be just a two minute walk to Mill and Ottawa.

[markster]

The units at the north-west edge of the site will be nearly 1.5 kms away on foot, and the majority of that walk will be down not-so friendly Mill Street, and perhaps-even-worse Ottawa Street South. Add to this that there aren't really any neighbourhood amenities nearby, and this project starts to look a lot like townhouses without the town (which mostly just makes them smaller, noisier, less-private suburban homes).

The LRT is not 1.5km away. For the furthest units, it's (a generous) 600m to Ottawa/Mill.

You need people before you can get amenities. The difficulty here lies not with Branthaven, but with the land use in the area. There will need to be allowance for commercial usage in the neighbourhood before it will move it. One cannot simply hope that the single commercial use nearby (an auto lot) will decide to convert into a convenience store one day.

This lack of connectivity/accessibility is by no means immutable, but Branthaven has done itself (or its customers) no favours by building a loop road and cul-de-sac on this property, or the chainlink fence and landscape/noise berm around it.

The design of the site does not preclude a pedestrian link to Borden/Grenville. in fact, looking at google maps, there appear to be informal ones already. I suspect that any physical barrier (i.e. fence) would be circumvented in short order. It does not preclude a future vehicular link either, however I imagine that is unlikely, since I doubt neither cul-de-sac would appreciate the opportunity for through traffic, and planners avoid the creation of level crossings at all cost.

[bcwessel]

The LRT is not 1.5km away. For the furthest units, it's (a generous) 600m to Ottawa/Mill.

That's right. I'd forgotten about the addition of the Mill/Ottawa station. That's still likely too far for most, given the elastic nature of transit capture as it relates to the quality of the pedestrian experience.

The design of the site does not preclude a pedestrian link to Borden/Grenville. in fact, looking at google maps, there appear to be informal ones already. I suspect that any physical barrier (i.e. fence) would be circumvented in short order. It does not preclude a future vehicular link either, however I imagine that is unlikely, since I doubt neither cul-de-sac would appreciate the opportunity for through traffic, and planners avoid the creation of level crossings at all cost.

Informal connections through fences and noise berms, to me, demonstrate extremely poor connectivity. As you've mentioned above, the loop road and cul-de-sac, while not immutable features, can be very difficult to remediate later on. I don't know if Branthaven tried to lobby the City to produce a new connection to the north-east at, say Borden, or how receptive the City might be if such an overture were made, but what we can infer with some degree of certainty is that the suburban nature of mobility prescripted on the site as it stands wont serve the residents of these new units particularly well if they choose to get around without a car. And that's a problem when you're building "town" houses.

[panamaniac]

The first two units in this development, next to the model townhouse, are now occupied.

[panamaniac]

Drove through the development today and all but one of the sets of units looks to be well advanced. I saw "Occupied" signs on at least 11 of the units. I was surprised to see workers at several units, making me wonder if they aren't on deadline to have additional units ready for occupancy soon. Seems like quite a successful project.

[UrbanWaterloo]

April 4, 2013

Entrance


Block 1, 2, 3, 4


Block 7, 8, 10, 11

[panamaniac]

A very large number of these townhouses appear to be already sold/occupied. I am a bit surprised that they have sold so quickly. Nice to see.