Higher density
Proposal for 11-storey condos beside Iron Horse Trail
KITCHENER — A developer is proposing to build an 11-storey, 102-unit condo tower on Queen Street South between the Iron Horse Trail and the Canadian National Railway tracks.
The proposal at 588-600 Queen St. S. would replace the auto repair shop that’s now there, as well as a two-storey building that was the home of Nougat bakery and delicatessen for several years until it moved to a new location on Stirling Avenue.
The proposal would greatly increase the density in the area, and is in keeping with the city’s overall plans to direct denser development to major streets and to the core.
“There’s good transit, good walkability, lots of options for running errands and working in close proximity to where you live,” said Katie Anderl, the senior planner at the city who is working on the project.
Developer Danik Daniels says he plans to market the condos to empty nesters and young professionals working in the many tech businesses within walking distance.
“It’s a really convenient location,” Daniels said. “It’s not in the downtown, it’s just off the downtown. It’s right next to the Iron Horse Trail. It’s 0.8 kilometres from the LRT. You could walk through Victoria Park” to work.
“This kind of project is what the city is generally looking for in the central city,” Anderl said. “I’m excited about this project. It’s going to be amazing to see this site redeveloped. It’s been something in need of attention for the last number of years.”
The current mixed-use zoning allows buildings of up to eight storeys on the garage site
and up to four storeys on the former bakery site. Daniels is asking for permission to build up to 11 storeys along Queen, and have the building step back to six storeys toward David Street, a residential area mostly made up of single-family homes.
The design tries to reduce the impact on the David Street homes and on the Iron Horse Trail by putting the higher part of the building toward Queen Street.
Under current zoning, Daniels could have built a 102-unit building that was only eight storeys high, but it would have been an eightstorey block that extended much closer to David Street and blocked light to the Iron Horse Trail. “We are trying to keep the character of the neighbourhood and transition down from Queen Street,” he said.
As well, the constraints of the wedge-shaped lot mean that the building will be set back from David Street. Daniels said he’s been talking to the city about creating a parkette at that end which would blend in with the Iron Horse Trail.
There’s already a 15storey highrise apartment next to the site, as well as lower-rise apartments on David Street.
The nearby railway tracks limit development on the site, because any homes or apartments must be at least 15 metres away from the railway track. The developer is proposing putting in a one-storey parking garage along the railway tracks, with a couple of storefronts facing Queen Street.
It’s the first project in the region for Daniels, who was involved in a couple of smaller projects in British Columbia; a 64-unit residential building in Maple Ridge, east of Vancouver, and the restoration of a heritage house in New Westminster.
Residents are invited to comment to the city by July 26. The proposal is likely to go to the city’s planning committee in the fall, and if approved, Daniels hopes to start construction in 2018, with occupancy in mid-2019.