04-04-2023, 02:00 PM
(04-04-2023, 11:30 AM)ZEBuilder Wrote:(04-04-2023, 10:01 AM)KaiserWilhelmsBust Wrote: I hate how cynical I sounded there. Obviously there is always a technical way to get things done, but within the constraints of financial feasibility there are limits.
- 3 underground levels is very difficult due to the poor soil and shallow water table. Just makes the system very expensive (waterproofing, treatment system since the groundwater is very contaminated, expensive shoring system). I've heard that KW is basically limited to one below ground level, and any project that has attempted lower has seen millions in extra cost. This is made even worse by how they're showing the 3-4ish buildings on the corner remaining. They somehow have to secure those properties while digging down 3 levels in crappy soil. Hard to justify any of this when parking stalls are only selling for 50-60k here
- There seems to be a majority of 800 sqft+ units. These still need to sell for above $1000 a square foot, the market for that is pretty small.
To name a few developments with two or more floors of underground parking in downtown Kitchener;
Charlie West
Drewlo on the Madison Charles Corner
Station Park (3 floors)
So it is most definitely possible to do 3 floors below grade, especially when there is no parking in the podium (Station park phase 1 and this proposal)
I never said it wasn't possible, but take a survey of anyone who has built more than 1 level below grade here and they will all tell you the same thing. Larger projects (multiple towers) can be a bit of an exception through the increases in efficient design. I talked to the builders of one of the projects you named and the second level ended up adding months and millions of dollars.
the other park/vic project is also being done by a strip mall developer with no experience in the area, so i wouldn't say them going down 2 means this one can go down 3