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General Urban Kitchener Updates and Rumours - Printable Version

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RE: General Urban Kitchener Updates and Rumours - LesPio - 03-25-2017

(03-09-2017, 12:08 PM)LesPio Wrote:
(03-07-2017, 08:07 PM)tomh009 Wrote: Demolition permits applied for (almost two months ago!) but not yet issued.

43 Wellington St N is now torn down.



RE: General Urban Kitchener Updates and Rumours - KevinL - 03-26-2017

Both houses are utterly gone - just bare fill remains.

[Image: hhWMNyq.jpg]


RE: General Urban Kitchener Updates and Rumours - rangersfan - 03-27-2017

152 Shanley St is finally being listed for sale, I didn't realize that there are so many rules around a tax sale.

http://m.therecord.com/news-story/7209621-long-delayed-tax-sale-of-former-electrohome-site-moving-ahead


RE: General Urban Kitchener Updates and Rumours - EdM - 03-28-2017

What happened to the old Charles / Gaukel discussion? Looks like there's finally some news here.


RE: General Urban Kitchener Updates and Rumours - rangersfan - 03-28-2017

EdM can you elaborate?


RE: General Urban Kitchener Updates and Rumours - ijmorlan - 03-28-2017

(03-27-2017, 04:49 AM)rangersfan Wrote: 152 Shanley St is finally being listed for sale, I didn't realize that there are so many rules around a tax sale.

http://m.therecord.com/news-story/7209621-long-delayed-tax-sale-of-former-electrohome-site-moving-ahead

Crazy. So if the property isn’t worth the outstanding taxes the city can never foreclose?

I mean, there should be some rules, as there should be rules governing every government function, but this is silly.

Also, the idea that buyers can’t have access to the property is ridiculous. I’m not sure exactly how it should work with a potentially hazardous property, but some access is required to evaluate a property properly. That’s just as true for commercial developers as for residential homebuyers. Although I suppose potential buyers could just break in the same as anybody else who is curious about the property.


RE: General Urban Kitchener Updates and Rumours - MidTowner - 03-29-2017

It's not that uncommon for a property being sold as-is to have restricted access to buyers, or only to be viewed from the outside. If there are contamination or structural issues, that's often the case.

I imagine this is a unique situation in regards to the restriction that the property be sold for more than the taxes owing. It would take a long time to rack up a tax bill equal to the value of a property, in most cases. A million dollars would probably not be an unreasonable price to pay for this property. It's the remediation requirements that change the economics of it.

It would be nice to be surprised and to see this purchased by someone with deep pockets who wants to restore it and sell condos (or whatever). I doubt it. I think the municipality should be proactively zoning this for something denser, and doing the work ahead of time to clear up any heritage issues that might arise. Four story residential will not justify the clean-up costs, and especially if somehow someone is made to keep part of the building (which is right now not structurally sound).


RE: General Urban Kitchener Updates and Rumours - tomh009 - 03-29-2017

Four-story residential is only the starting point, though: there is always the option of applying for a zoning variance. Arrow Lofts has an additional four stories on top of the original factory structure, for example, and Bread & Roses has a taller building next to the original factory.

In this case, though, the property might not big enough to significantly expand the current building, even with the current single-storey extension torn down. Buying up some neighbouring lots would address that, though.


RE: General Urban Kitchener Updates and Rumours - Viewfromthe42 - 03-29-2017

Noticed lights on last night at the former Caesaria location. Could see the (old?) roughings for a bar on the left side, and many, many bags for either cement or tile grout. Paused for a few minutes but didn't see anyone actually in the unit.


RE: General Urban Kitchener Updates and Rumours - MidTowner - 03-29-2017

tomh009: There is always the option of applying for a variance, true enough. But that uncertainty needs to be subtracted from the purchase price- if that means a reasonable purchase price is less than what the municipality needs to proceed with the sale, then nothing happens. That's why I say that Kitchener should proactively move to zone this parcel for more density, to incite a sale. It's in everyone's interests.

You're right that the property probably isn't big enough for a significant expansion even with the west-side addition torn down. I wonder how easily that would be addressed by buying out the neighbours. a potential buyer could only increase the parcel by 50% by buying towards Stahl. That's another unknown that impedes a sale.


RE: General Urban Kitchener Updates and Rumours - tomh009 - 03-29-2017

Yes, I agree, MidTowner. It would have been better to change the zoning first to attract stronger offers.


RE: General Urban Kitchener Updates and Rumours - mpd618 - 03-29-2017

(03-29-2017, 08:12 PM)tomh009 Wrote: Yes, I agree, MidTowner.  It would have been better to change the zoning first to attract stronger offers.

Wouldn't that give the current owner a windfall, as they (instead of the city) would then be able to just turn around and sell it?


RE: General Urban Kitchener Updates and Rumours - MidTowner - 03-30-2017

I don't think that's the case. For sure they would need to get current on their property taxes (over a million is owing). But there's an order from the province registered to the title to clean it up, so a sale might not be able to be made until that is cleared.


RE: General Urban Kitchener Updates and Rumours - Jefferson - 04-02-2017

(03-26-2017, 06:17 PM)KevinL Wrote: Both houses are utterly gone - just bare fill remains.

[Image: hhWMNyq.jpg]

Did they remove the houses just to expand the parking lot?


RE: General Urban Kitchener Updates and Rumours - MidTowner - 04-03-2017

On page 114, Viewfromthe42 says that the lots are to be sodded, but speculates that the intent might be to use them for parking. Others speculate that some portion of the parking lot may be redeveloped, but who knows when.

Strictly speaking, a condition of the demolition permit is that these two lots be sodded. That should be what happens until some other application is made.