87 Regina St S | 81m | 25 fl | Proposed

[nms]

I wouldn't be so quick to place the lack of development in Uptown Waterloo solely at the feet of City Council.  There isn't a block between Central St and Union St that has not seen some form of change or development in the last five years. Unless someone has an inside track on why 87 Regina hasn't happened, all we can do is speculate. (but then again, that's really all that we're doing on most of WRConnected anyway)

What would you say has been the key factor in the lack of recent development in downtown Waterloo? There have been some projects, yes, but since the Shopify build and 1877, there really haven't been any significant constructions starts in the core. Is it just the attraction of Kitchener drawing developers away, then? Or developers prefer Northdale to central Waterloo? Why?

If I had to guess, it would be that Waterloo got started earlier in the downtown industrial conversion game than Kitchener did and there isn't much "easy money" anymore. Off the top of my head these early projects include:
- the City Centre (former CN Railway lands, circa 1988)
- the Regional Public Health building across the street (mid 1990s?)
- 55 William Street apartment building (early 2000s)
- Terrace on the Square and the townhouses (Labatt's, circa early 1990s)
- Seagram's properties (vacated late 1990s)
- Perimeter Institute (late Memorial Arena, early 2000s)
- Waterloo Rec Complex, Luther Village and Barrelyards (ongoing over the past 25 years)
- Waterloo Town Square (rounds 1 and 2, plus all the ones that were stillborn in between)
- The Brighton School Co-op (20+ years ago)
- Alexandra School Condos (15+ years ago?)
- Bauer Lofts (late 2000s)

The construction that begat 144/155 Park and its immediate neighbours around King and Allan are probably the last gasp of big construction for a while unless the new owner of the SunLife property gets their project off the ground.

As I said earlier, beyond the Barrelyards parcel, there really isn't any large parcel of land left in the Uptown with the exception of the City-owned parking lots along Caroline St. As well, for the sake of comparison, "Uptown Waterloo" is really only the stretch from William to Central along King, with one block on either side.  Even if you stretch it down to Union, the total area is really only equivalent to the Downtown Kitchener "block" that is Victoria, Charles, Cedar and Duke, and even then, not the area on the "outside" of those streets in Kitchener.  Yes, there has been some construction in Kitchener in that similar space, but nothing of the scale of what is going on along Victoria Street West with the only exception possibly being the building at Charles and Gaukel.

Finally, don't underestimate the challenge of Laurel Creek. Between the high water table and the updated rainfall intensity statistics that affect construction (ie "how often will this area flood"), it makes new build construction a challenge when you have to consider the limits of the 100-year flood line in your planning.