Kitchener City Council has approved plans for one of the most ambitious high-rise developments proposed in Waterloo Region, clearing the way for a pair of mixed-use towers that could become among the tallest buildings in the area.
The project, planned for 50 Borden Avenue South, will transform an underutilized industrial property into a high-density residential and mixed-use community adjacent to the Borden ION LRT station. The development reflects the continued focus on transit-oriented growth and intensification along the region’s expanding rapid transit corridor.
Developers Woodhouse Investments Inc. and Vive Development are proposing two residential towers rising 51 and 57 storeys, connected by a 13-storey podium. The project received support from Kitchener councillors following approval of the necessary Official Plan and Zoning By-law amendments.
A Major Redevelopment Opportunity
The Record reports that the site currently contains a former industrial warehouse building that has more recently been occupied by indoor recreational businesses. The existing structure would be demolished to make way for the large-scale redevelopment.
Located at the corner of Charles Street East and directly across from the Borden LRT station, the property sits within one of Kitchener’s key intensification areas where higher-density development is encouraged.
City planning staff noted that several high-intensity mixed-use projects are already in various stages of approval and development throughout the station area, reinforcing the city's long-term vision for growth around rapid transit infrastructure.
Project Scope and Residential Density
The development would deliver a total of 1,224 residential units, making it one of the largest housing projects proposed in Waterloo Region.
The residential mix includes:
- 795 one-bedroom units
- 429 two-bedroom units
This unit distribution is designed to accommodate a broad range of residents, including young professionals, couples, downsizers, and transit-oriented urban households.
The scale of the project will significantly increase housing supply within the city while maximizing the use of a strategically located site adjacent to public transit.
Commercial and Institutional Components
In addition to residential space, the project includes approximately 7,650 square feet of ground-floor commercial space distributed across six retail units.
These commercial spaces are intended to activate the streetscape and support a more walkable urban environment around the transit station.
The proposal also includes nearly 42,000 square feet of institutional space within the podium. While no specific tenants or uses have been identified, city planning documents indicate the space could accommodate:
- Educational facilities
- Cultural organizations
- Community services
- Religious institutions
- Arts-related programming
The inclusion of institutional space creates opportunities for future community-serving uses while contributing to a mixed-use development model.
Transit-Oriented Development Strategy
One of the project's strongest attributes is its direct connection to transit infrastructure.
The site sits immediately adjacent to the Borden ION LRT station, providing residents with convenient access to rapid transit throughout Kitchener-Waterloo.
According to city planning staff, the proposal promotes a high level of urban design while making efficient use of an underutilized property within a designated growth area.
As municipalities across Ontario continue to focus on transit-oriented development, projects like this demonstrate how higher-density housing can be integrated near existing transportation networks.
Parking and Mobility Infrastructure
Despite its transit-oriented location, the development includes substantial parking and bicycle facilities.
Plans call for:
- 593 vehicle parking spaces
- One underground parking level
- Eight parking levels within the podium
- 650 bicycle parking spaces
Primary vehicle access will be provided from Charles Street East.
The extensive bicycle parking component supports active transportation and aligns with broader municipal goals of reducing automobile dependency in transit-served areas.
Design and Resident Amenities
The development team has incorporated a variety of indoor and outdoor amenities to support residents.
Planned amenity features include:
- Outdoor gathering spaces behind the buildings
- Indoor resident amenity areas
- Private balconies for individual units
The tower placement has also been carefully considered to improve privacy and livability.
According to project consultant Dave Galbraith of Up Consulting, the towers have been intentionally positioned to minimize direct overlook between the two buildings, enhancing resident comfort and preserving views.
Environmental and Site Considerations
The project site includes environmental considerations that will require additional review before construction can proceed.
A portion of the southern edge of the property lies within a floodplain and is designated as natural heritage conservation land.
Additionally, several technical requirements must be addressed before a holding provision can be removed, including:
- Traffic analysis
- Transportation planning
- Vehicle access safety reviews
- Pedestrian crossing evaluations near the LRT corridor
- Water servicing capacity
- Municipal infrastructure requirements
- Noise mitigation measures
These studies will be completed during the next phases of project approvals and site plan review.
Construction Trades Involved
Should the project proceed to construction, it will generate work for a wide range of construction and development professionals, including:
- Demolition Contractors
- Excavation and Sitework Crews
- Concrete Contractors
- Structural Steel Fabricators and Erectors
- Tower Crane Operators
- Masonry Contractors
- Glazing and Curtain Wall Specialists
- Roofing Contractors
- Mechanical (HVAC) Contractors
- Plumbing Contractors
- Electrical Contractors
- Elevator Contractors
- Fire Protection Contractors
- Interior Finish Trades
- Landscape Contractors
- Civil Infrastructure Contractors
- Site Servicing Specialists
Looking Ahead
The approval of the 51- and 57-storey towers at 50 Borden Avenue South marks a significant milestone for one of Waterloo Region’s most prominent proposed developments.
With more than 1,200 residential units, commercial space, institutional uses, and direct access to rapid transit, the project represents the type of high-density, mixed-use growth that is shaping the future of Kitchener’s urban core. As the development advances through detailed design and site plan approvals, it has the potential to become a defining landmark within the city’s rapidly evolving skyline.
