Cancelled 247 King Street North | 80 m | 25 fl | Tenant Relocaton

[Spokes]

http://news.therecord.com/News/Local/article/415977

25-storey luxury condo planned for King and University in Waterloo
September 16, 2008 | Liz Monteiro, Record staff | http://news.therecord.com/article/415571

WATERLOO — A 25-storey luxury condominium tower catering to people who want an urban lifestyle could be going up at King Street North and University Avenue in Waterloo.

The City of Waterloo has received an application for a 175-unit condo proposal from Waterloo developer Tanem Developments.

The tower would be located at 247 and 253 King Street N., across the street from Wilfrid Laurier University.

“I really think this corner will be a landmark corner,” said Mike Weber, vice-president of Tanem at 255 King St. N. “It will sell itself.”

But Weber said in a later interview that the condos will be rental units. He wouldn’t say how much they will rent for or cost.

Cameron Rapp, general manager of development services for the city, said the high-density development will likely attract singles and young couples who work in the nearby high-tech sector and local insurance companies.

“This type of development is what we are looking for for the future,’’ Rapp said. “Not everyone wants to live in a single-detached house.”

The project is not targeted at students, he said, but towards people who want to live in an urban area near city amenities, Rapp said.

The land at King and University now has a plaza with a variety of retail enterprises, including a Starbucks coffee shop, a pizza outlet and a Rogers outlet.

Tanem, which owns the land, plans to tear down the current buildings, Rapp said.

Weber said some of the businesses now on the land will move into retail space in the new development or nearby. They will be temporarily relocated during construction, he said.

The developer plans about 20,000 square feet of retail space and another 25,000 square-feet of office space at the base of the building.

Plans for the development are preliminary, and tenants for the office and retail space have not yet been confirmed.

The residential units, ranging from 700 square feet to 1,400 square feet, will be mostly two bedrooms, but some will have one bedroom.

The development will also have two underground parking decks with 260 spots as well as room for 20 vehicles above ground.

A 12,000-square-foot garden and patio is planned for the roof of the commerical and retail space.
The developer is also asking for the city’s approval to increase density on the property from 250 units per hectare to 330 units per hectare.

The development will come before council Sept. 22.


Major condo project coming to King
By Greg MacDonald | September 24, 2008 | http://www.waterloochronicle.ca/news/article/144428

A 25-storey condominium development is slated for the corner of King Street and University Avenue.

The building will be the largest in the immediate area and will house 175 apartment units that will be rented and later sold as condos.

The base of the structure will feature retail and office space, including some of the stores that are currently in the strip mall on that corner.

"This is going to rejuvenate a site that we believe needs it,"said Bernie Hermsen, a consultant with MHBC planning.

Apartment units will take up floors four to 25, while the first floor will include retail space.

The apartments offered will be one bedroom, two bedroom and two bedroom with a den, Hermsen said.

City council still has to approve the developer's request, which includes increasing the maximum height of the structure from 75 metres to 80.

The extra height will allow for commercial space fronting on to both King and University on the first floor.

The second floor is slated for office use, while part of the second floor roof will be made into green space for residents.

The developer is also looking to increase the density on the 1.31-acre site from 250 units per hectare to 330 units per hectare.

Staff is currently looking at various studies covering topics such as traffic, environmental and shadows to determine the impact the development will have on the neighbourhood.

The developer is hoping to target the units at visiting professors at the nearby universities, as well as high-tech workers.

That's the type of development the city is looking for to help transform the area from a purely student neighbourhood.

"I'm left breathless," said Coun. Mark Whaley after watching an animation of the towers.

"Seeing these towers go up will be great."

Coun. Karen Scian was also taken aback by the structure.

"It's shocking to see the size of the project compared to the rest of the neighbourhood," she said.

Scian wondered if the developer, along with the first-floor business and nearby business on King Street, could work together to create a community improvement plan to help transform the area from its current state.

Mayor Brenda Halloran also voiced her support for the development and the overall direction that the corner is moving towards.

"This is a very exciting change for that area," she said.

[Spokes]

From Planning & Public Works Meeting Agenda for Region on March 31, 2009

"RECOMMENDATION:
THAT the Region of Waterloo support the development application as proposed on the site located at 247 and 253 King Street North in the City of Waterloo and request that the developer provide a Transportation Demand Management Plan to indicate how single occupant vehicle trips will be reduced from this site...

An office, specialty retail and residential development is proposed at the northwest corner of King Street and University in the City of Waterloo. This type of development is consistent with the reurbanization objectives of the Regional Official Plan and Provincial Places to Grow legislation. The traditional method of undertaking transportation impact analysis indicates that as a result of the development, delays to traffic will increase in the peak hours if the intersection is not widened. However, the construction of additional lanes at the King/University intersection will increase delays and crossing times for pedestrians and negatively affect transit operations. The development reflects the transportation challenges associated with reurbanization, but it is the type of mixed use and density that will support transit and encourage pedestrian trips within the Central Transportation Corridor.

Staff are therefore recommending that the Region support this development and require the developer to complete a Transportation Demand Management(TDM) Plan to propose methods to further reduce single occupant automobile trips from the site. Through the Regional Transportation Master Plan, staff will be considering alternative methods of balancing the objectives of the Places to Grow legislation and the new Regional Official Plan with the mobility needs of the community. These methods may include preparation of Transportation Demand Management Plans by developers and/or extending analysis of the design period beyond just the peak hour. In the interim, It is proposed that the merits of preparing a Transportation Demand Management Plan for new development applications be considered on an individual basis."

http://chd.region.waterloo.on.ca/web...df?openelement

[Spokes]

Councillor questions density bonuses

By Greg MacDonald, Chronicle Staff
Apr 08, 2009

City council has officially approved a new 25- storey condo development at the corner of King and University Avenue.

But the decision came with an odd stipulation.

As part of the approval process, the developer has agreed to fork over a $165,000 donation to the new civic square in uptown Waterloo.

Because the developer was looking to increase densities, a quirk in the Planning Act allowed the city’s development department to seek some compensation that would improve the city.

The money had to go towards a capital project that has a line in the city’s capital budget, said Danielle Ingram, a development planner with the city.

The city can only seek a donation — called “density bonusing” like this in very specific circumstances, she added.

While the money is welcome and was obtained through a legal process, Coun. Mark Whaley said he was dubious about density bonusing.

“Imagine how it might look to some that (the developer) came requiring a density increase . . . and in order to get that, there’s a $165,000 gift to the city,” he said. “I’m certain of the nobility of everyone involved, but I’m a little concerned about the first time we enter density bonuses.”

Whaley said this was the first time he’d ever heard of the process and believes that council needs to formulate a policy around it to avoid abuse — real or perceived.

“I’m hopeful in short order, our development services department will come forward with some density bonusing guidelines,” he said. “We leave ourselves open for criticism in the future without having some really clear guidelines.”

As for the development, the building will be the largest in the immediate area and will house 175 units.

The base of the structure will feature retail and office space, including some of the stores that are currently in the strip mall on the corner.

“I think this development reflects the kind we were looking for when we made changes to the height and density (policy),” said Coun. Ian McLean. “These are the types of development we can support.”

http://www.waterloochronicle.ca/news/article/169785


Urban living should avoid increases in traffic

May 02, 2009
Jeff Outhit

Politicians want to put more homes and jobs into urban neighbourhoods, to keep cities from spilling into the countryside. But people bring cars with them. This can fill old streets with new traffic and cause new problems.

For example, consider King Street and University Avenue in Waterloo, the busy crossroad at the corner of Wilfrid Laurier University.

A developer plans a highrise on the northwest corner, with 175 condominiums plus offices and retail space. Politicians want the jobs and homes. They figure the tower will promote an urban lifestyle where people walk more, drive less.

However, the redevelopment risks overwhelming an intersection that's already struggling.

Drivers currently face rush-hour delays at King and University. It's also one of the busiest and trickiest crossings for pedestrians, at the edge of campus.

The intersection sees more than twice the collisions it should, based on the amount of traffic.

Adding traffic generated by a highrise and other growth will extend intersection delays well beyond two minutes, a study suggests.

Adding lanes would add space for cars, but the intersection is already four lanes wide. Expanding it would create a sea of asphalt no pedestrian would want to cross. Widening would also consume bus bays, disrupting transit.

This would make the corner so unpleasant, it would undermine what the highrise is meant to achieve. So planners have ruled out adding lanes.

Instead, they will work with the developer to persuade residents and tenants to come to the building without bringing so many cars.

There's potential to do this. Unlike suburban areas where proposed highrises have raised traffic fears, this site is well served by transit and is in a walkable area. It may be near a proposed rapid transit station, intended to help draw people from their cars.

The goal is to trim the traffic such a building would normally generate by 35 per cent.

Possible ways to do this include: Discounting bus passes for residents and office tenants, providing superior bicycle parking, promoting car-sharing, selling parking spaces separate from condominiums, decreasing city parking requirements, designing a pedestrian-friendly building, integrating bus stops, and providing showers for office and retail tenants who cycle or run to work.

Let's hope the effort works here, in part so it can be done elsewhere. Because if putting jobs and homes in urban areas snarls traffic badly, public support would fade fast.

Jeff Outhit can be reached at 519-895-5642 and jouthit@therecord.com

http://news.therecord.com/article/530552

[RangersFan]

Does anyone know what the current status of this project is? I thought we would have seen some work at the 7-11 corner by now, in an effort to move Pizza Pizza and Starbucks. I did notice today however that the Rogers at the 247 King st plaza has moved out.

[UrbanWaterloo]

City of Waterloo: FINANCE & STRATEGIC PLANNING MEETING
AGENDA: http://www.waterloo.ca/Portals/57ad7...il_Meeting.pdf
Monday, February 8, 2010
WILL BEGIN AT 3:00 P.M.

2.ENACTMENT OF BY-LAWS
First, Second, Third and Final Reading
Recommendation:
“That the By-laws listed on the February 8, 2010 Council Agenda as Numbers 4 a), b), c) and d) be read a first, second and third time and finally passed, and that the Mayor and Clerk be authorized to sign them accordingly and number them sequentially commencing with By-law Number 2010-017.”

b) By-law to confirm the widening of the Public Lane shown on Plan 722, a public highway in the City of Waterloo (Condition of Committee of Adjustment to facilitate Tanem Developments project at 247-253 King Street North)

[Spokes]

Which public lane is that in reference to? What does that mean for this project?

[UrbanWaterloo]

A quick search of the City of Waterloo's website revealed no "Plan 722". I imagine this is mostly procedural though and likely passed easily. Hopefully this is one of the last pieces of "red tape" holding up this project and construction can proceed quickly this spring.

[uptownfoodcritic]

I know they had said the Starbucks was going to move across the street to where the matress place was before. That was a while ago though so I'm not sure what the status is now.

[jay]

You would think Starbucks and Pizza Pizza (who I think are the only long term tenants) would want to have there new locations up and running before they demo the building. It seems Booster Juice is moving into the retail section of the Office building behind the complex.

I think once we see the Starbucks being constructed across the street we will know that things are starting to move forward.

[Spokes]

Ya, it's just really weird that this has taken SO long to happen

[UrbanWaterloo]

I think once we see the Starbucks being constructed across the street we will know that things are starting to move forward.

Agreed.

[RangersFan]

Does anyone know if the two by-law amendments for this project have been passed? The one for increasing the maximum height and the one for changing the NE corner's land use designation.

[UrbanWaterloo]

March 5, 2010











Still Open: Pizza Pizza




Still Open: Booster Juice


Still Open: Runners' Choice




Still Open: Starbucks







Temporary Pizza Pizza & Starbucks Location
















Someone missing a ball?

[RangersFan]

Does it look like anything has been done inside the temporary locations at this time? From the pictures it does not look like it. On a positive note its a good sign that Booster Juice has a moving sign up as well. It's just too bad it says in the coming months rather than very soon haha, I really want to see this one get built.


And as always awesome pictures UrbanWaterloo

[Spokes]

Sooooo nothing happening any time soon haha. It's going to happen, just a shame it's taking so long.

I wonder if there's anything in the Pizza Pizza or Starbucks lease dictating a certain timeline before the move or soemthing?

Thanks for the great pictures!

[Duke-of-Waterloo]

On a positive note its a good sign that Booster Juice has a moving sign up as well

That sign has been there for a few months now.

[Spokes]

That sign has been there for a few months now.

And their new location has seemed set up for that long too, wonder why they dont just get the move over with

[metropolis]

And their new location has seemed set up for that long too, wonder why they dont just get the move over with

I frequent this Booster Juice and have asked a # of employees when they expect to move. All have now said its not til next year likely.

[Spokes]

I frequent this Booster Juice and have asked a # of employees when they expect to move. All have now said its not til next year likely.

See that one doesn't make sense to me. It looks like their new location is all done, why not get the move out of the way?