Arrow Lofts | 55 , 32 m | 16 , 8 fl

[UrbanWaterloo]

Arrow Lofts
112 Benton Street, Kitchener
Developer: Auburn Developments (http://www.auburndev.com/)
Architect: Turner Fleischer Architects Inc. (http://www.turnerfleischer.com/)
Website (http://arrowlofts.com/) | Auburn Website (http://www.auburndev.com/index.php?cID=73) | Site Plan (http://www.auburndev.com/files/26631239292469X-777-A.pdf)
136 Units in Converted Factory
184 Units in New 16-Storey Building (120 Benton Street)
Older Rendering (http://www.wonderfulwaterloo.com/showthread.php?t=33&p=159#post159)

http://www.liveat515.com/arrowlofts/exterior.jpg

[UrbanWaterloo]

Older Rendering (http://www.auburndev.com/index.php?cID=123)
http://www.auburndev.com/files/74521239637967Arrow-1.gif

Overview (http://www.auburndev.com/index.php?cID=73)
Combining Kitchener's rich heritage with modern, spacious design, Arrow Lofts will see the conversion of the former Arrow shirt factory into a beautiful residential space. Located on Benton Street, this exciting two-phased development will include 134 units in the converted factory, and 184 units in the new 16-storey building just to the west. Ample parking and nearby amenities will make Arrow Lofts the perfect base to take advantage of Kitchener's vibrant city life.

Latest Rendering From Doors Open 2008 (September 20, 2008)
http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Culture/Doors%20Open%20Waterloo%20Region%20-%202008/DoorsOpen2008-DowntownKitchenerW-5.jpg

Some old pictures before the construction really began.

http://www.abandonedbutnotforgotten.com/arrow_shirt_factory.htm

http://www.abandonedbutnotforgotten.com/Arrow%20Shirt%20Factory/04192007%20020.jpg

http://www.abandonedbutnotforgotten.com/Arrow%20Shirt%20Factory/04192007%20039.jpg

http://www.abandonedbutnotforgotten.com/Arrow%20Shirt%20Factory/04192007%20079.jpg

[Spokes]

Arrow project back on track
April 30, 2009 | Terry Pender | The Record | Link (http://news.therecord.com/article/529089)


KITCHENER - Broken windows. Graffiti-tagged walls. A bare, steel frame on top of an old industrial building.

For years there has been little progress on the long-delayed project to convert the former Arrow Shirt factory at112 Benton St. into rental housing.

The first phase of the project was originally scheduled to finish in the summer of 2003.

But six years later, in the midst of a deepening recession, the head of London-based Auburn Developments insists the project is going ahead.

A model suite should be open in September.

Auburn president Jamie Crich said yesterday the company only needs to complete a site-plan agreement with the City of Kitchener.

"So we are 99 per cent of the way through that process and we should be getting the approval within weeks," Crich said in an interview.

The plan calls for 135 luxury apartments with hardwood floors, granite countertops and 12-foot ceilings.

Initially, the units will be rented out. When the economy picks up, the apartments may be sold as condominiums.

In April 2001, the shirt factory closed after 80 years of production. Some of the soil on the property was contaminated with industrial solvents.

That cleanup -- and final approvals from the Ministry of the Environment -- took much longer than expected.

A retaining wall for the parking garage and steel framing for three additional floors were completed a long time ago.

New windows will first be installed, then walls constructed inside the building for the apartments. The entire building should be closed in this summer.

The building should be ready for its first tenants next year.

"Hopefully, we will have a model open for Sept. 1, and that's when we will be setting the rents," Crich said.

The economic downturn that has pushed the unemployment rate in this region to 9.6 per cent has not scared Auburn Developments away from the project.

The only concession is the decision to rent out the units first.

"We build through the good times and the bad with luxury rentals," Crich said. "We just finished a 23-storey (project) in London and we have six or seven left out of the 200."

Chris Pidgeon, an urban planner working for Auburn, said once the final approvals are in hand it won't take long to finish the Arrow building.

"They could actually complete that building in about eight to 10 months time," Pidgeon said. "I think it will close in very quickly."

When building permits are issued, development charges must be paid to the city -- $3,975 per unit.

So far the city has issued several building permits for the project, including one in May 2006 for $500,000 worth of work to erect the framing on the roof for the additional three floors.

In 2007, another permit for work valued at $100,000 was issued for the construction of a retaining wall. Last year, a permit for work valued at $20 million was issued for the construction of residential units inside the old factory.

Craig Waller, the city's manager of building, said a building permit for the parking garage, valued at $4 million, will also be issued.

As part of the city's efforts to encourage the redevelopment of contaminated industrial sites, Auburn Developments will get an annual property tax grant of $110,000 for 10 years to help pay for the environmental cleanup that was required.

The cleanup cost at least $2.2 million.

[Spokes]

Found a cool newsletter from back in 2002. The cover story is about the Arrow Lofts. http://www.kitchener.ca/working_kitchener/pdf_files/groundbreaker.pdf

Sad actually that this has been going on since '02

[Spokes]

Taken by me today. I wish the site plan gave a better understanding of what was going on with the construction.

So I guess the plan is to finish the parking garage and THEN do the building. I'm not sure why. Why not just start both at once? Unless they need to be able to access the building from right up close and the parking garage needs to be completed to do that? I don't know.

http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/IM000043.jpg?t=1262204052

[Spokes]

Quick update on Arrow:
-Garage construction is continuing, looking good.
-A number of skids of BRAND NEW bricks were dropped off at the site
-A number of workers were in the building putting up scaffolding inside and sealing it off. I think we can expect to see the openings start to be closed up in the near future.

[Spokes]

A few pictures by me today so you can get an idea of what they're doing over at Arrow:

They've got a few openings sealed off and heat pumping into them to help the mortar set. They did 2, and almost the 3rd opening in the last two days. You can kind of see the bricks through the plastic
http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/IM000047.jpg?t=1263061200

Parking garage is coming along. They're getting ready to pour the ramp. It seems as if they're going to have to do more excavation. I don't know why they wouldn't do it all at once. This might not be the case if the garage isn't a perfect square.
http://i996.photobucket.com/albums/af81/jcollins1311/Kitchener-Waterloo%20Shots/IM000049.jpg?t=1263061287

[UrbanWaterloo]

January 15, 2010

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[Spokes]

So in that last picture, do you think they'll paint white strips on the brick, do a skim coat of concrete and paint that, or just leave it without white strips

[RangersFan]

Awesome pictures UrbanWaterloo looks like they are finally making some real progress on this project. Does anyone know if they are still planning on building the 14 storey building to the west of the original Arrow building?

[Spokes]

Awesome pictures UrbanWaterloo looks like they are finally making some real progress on this project. Does anyone know if they are still planning on building the 14 storey building to the west of the original Arrow building?

I haven't heard anything. Hopefully though. I can't imagine they'd break ground on the next phase right away though. It'd be nice. They could surprise us though. Auburn may not be able to do multiple sites at once, and Barrel Yards might be the next project to be touched. Hopefully the revenue brought in from Arrow can jump start Barrel Yards and Arrow phase 2 though.

[RangersFan]

Pictures taken by me today Feb 3,2010
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/a1.jpg
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[Spokes]

Thanks for all these pictures!

I'm anxious to see windows get installed on this one. The side of the building facing Queen St. had it's broken windows pulled out a few weeks ago, they should be doing the same to the rest of the building soon.

Before that can happen they still have some work to do. They still need to fill in the extra sections of concrete on the side of the building facing Courtland. They'll be the strips running vertically and horizontally that will be painted white.

My guess (at least how I hope they do it) is that they'll finish the masonry/concrete stuff, install the windows to get the main part closed off then they can start all of the studding and boarding inside. While they have people in doing that, the guys that did the concrete/masonry stuff should do the same thing on the upper part of the building, by the time they're done, the people working on the lower part should be ready to move up as well. (I know, I know, that seems too logical and efficient to be done on the Arrow site, but I've been impressed with what I've seen over the past 2 months)

[Brenden]

I drove past today and noticed that they had a large work crew there and they had put in concrete forms for a second level.

[UrbanWaterloo]

March 1, 2010

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[Spokes]

Hmm I wonder why they didn't put up the flooring for the second level everywhere in the structure? It looks like they didn't do the area closest to Benton st. Unless maybe that part won't be two levels there?

[Spokes]

Looks like nice weather has picked things up at Arrow. Most of the windows on the North side of the building have been removed and the windows on the East side look like they're being removed today.

Parking garage continues to progress.

[RangersFan]

I really hope Auburn follows through with the plan to add a new 14 storey building into the project. But I don't want to jump to far ahead as there is still alot of work to go on the original phase.

[Spokes]

Ya Im not sure what their plan is. I can't imagine they'd start the next phase before people got into the first one, although would people be willing to sit through construction? They should start construction on the next phase now and then by the time phase 1 is ready for occupancy they'll be on the inside of phase 2 thus limiting the noise/dirt/debris.

[RangersFan]

The pictures are not the best, as they have the sidewalk on that side of the road closed off so it's hard to take pictures of the parking garage progress.
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/a25.jpg
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[Urban_Enthusiast86]

Finally, we can say that the Arrow Lofts are actually making legitimate progress!!

However, they still don't have a website up.

[UrbanWaterloo]

Thanks for all the photos leaffan. :)

[Spokes]

Finally, we can say that the Arrow Lofts are actually making legitimate progress!!

However, they still don't have a website up.

Not sure if you've seen it, but there's a bit of a site on Auburn's site, but most of the details they have are on here too. But you're right, no dedicated website for Arrow

[UrbanWaterloo]

March 26, 2010

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[Spokes]

I wonder how high that garage is going to be? Im guessing not much higher as it'll interfere with the view out of the units. Hopefully they make it look good and blend into the property

[panamaniac]

I find it odd that, in addition to the incredibly slow pace of the work, Auburn does not yet seem to have made any effort to market Arrow Loft condo units (am I wrong about this?). Sometimes I have wondered whether they have in mind that the building might be put to some use other than condos, although I have no idea what that might be.

What's the deal?

[jay]

It's going to be rentals if I'm not mistaken. Then in a couple of years they may switch them to condos.

They should have people working on the main building along with the garage. But what can we really expect from them....

[Spokes]

Bauer's right, rentals now and sold later on. A cool use for the property would have been have this be an office building much like the Tannery, and then do the planned residential tower next door. Maybe there is more money in residential than commercial?

And they have had people inside getting things ready, removing the windows, so hopefully they get replaced soon which would seal up the main building and then they can start inside.

[UrbanWaterloo]

April 22, 2010

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[Spokes]

Can anyone figure out what/how they're gonna do the parking garage?

[UrbanWaterloo]

Still don't know for sure (can't find anything searching the city's website), but if I had to guess vehicles will pull in off Benton Street, nearby where the current building exists, and then do a large 'U' to reach the underground parking ramp.

[Spokes]

So would everything on top of the platform be parking too? Every time I think I know what they're doing, they do something to prove me wrong.

[UrbanWaterloo]

Again purely speculation, but I'm thinking it will be used for visitor/drop-off parking.

[Spokes]

Again purely speculation, but I'm thinking it will be used for visitor/drop-off parking.

Ya thats what I was thinking. Im wondering how/where the main entrance/lobby will be too. The site plan lacks so much detail.

[Spokes]

I can't figure out what they're doing with the parking structure over there. Just when I think they're done, they add another level. So far 3 I think. I wonder if this will be the parking for the 2nd phase as well? I can't see an 8 floor building needed so much parking.

Too bad their site plan is useless.

[UrbanWaterloo]

May 19, 2010

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[UrbanWaterloo]

Brick is starting to be laid.

[Spokes]

On the upper level no less. Finally!

And they took out all the metal stud they'd installed a few years back which makes sense because they would have resulted in walls in the middle of the windows.

[panamaniac]

This may not be the strangest construction project ever, but it's up there. Most developers would be eager to see a project generating revenue, but in this case, they seem to have all the time in the world.

[UrbanWaterloo]

May 31, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-1.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-3.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-4.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-5.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-6.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-May312010-7.jpg

[jay]

Long-delayed loft project gets going in earnest


June 09, 2010
BY TERRY PENDER, RECORD STAFF
KITCHENER — Stephen Litt and Sam Byrkdar walk up a flight of stairs to the top floor of the former Arrow Shirt factory on Benton street where the two engineers oversee its conversion into condominiums.

“We are breathing new life into this old building,” Litt, the project manager, said as he walked to the edge of the floor.

Behind Litt are church steeples, high rises and downtown landmarks—a gorgeous view of the urban landscape.

“I love this project,” Byrkdar, the site superintendent, said. “I am amazed by the structure, the bricks, the cement, the pillars. It blew me away.”

It has been about eight years since London-based Auburn Developments announced it had bought the 80-year-old industrial landmark at 112 Benton St.

Progress was slowed for years by a massive cleanup of the site and then the recession that started in October 2008.

But all of that is in the past as Auburn pushes for the final building permits to create 136 residential units in an authentic old factory in a Heritage Conservation District.

“The outside we will restore as quickly as possible using the same materials,” Byrkdar said.

The interior of the old building is dominated by large, mushroom-capped pillars. The concrete floors are 12 inches thick.

“It has so much character. People clamour for this kind of stuff, particularly my generation,” Litt, who is 27, said. “I personally love these old buildings.”

Work is nearly finished on the multi-level parking garage on the south side of the building. The condominium units have been laid out inside. Strips of metal that look like shallow eves troughs have been bolted into the floors mapping out the future walls. New stairwells are in place.

Auburn is preparing contracts for framing, drywall, windows, electricians, heating-ventilation-airconditioning specialists and plumbers.

“We are just now letting some big contracts out,” Litt said of the $24 million project.

The first four floors will have units averaging about 1,000-square-feet each. But things get really interesting at the top of the building.

Auburn added four new floors at the top of the building. The old roof will be converted into terraces for the units on the fifth floor. The condos on level six will also be on a single floor.

At the very top of the building real lofts with two levels will be built. These units will be big—about 1,500-square-feet each with floor-to-ceiling windows and a master bedroom overlooking the living-room below. These lofts will be accessed by private stairwells for each unit.

“I am pushing as hard as I can for the final buildings permits,” Litt said. “We are shooting for Oct. 1 to have the building weather tight.”

A model suite should be ready this fall as well.

“I would hope six months after that we will have nearly a complete building,” Litt said.

Auburn wants to be ready for the spring housing market.

Before construction could ever begin on the Arrow Lofts the developer had to remove 1,955 tonnes of soil contaminated with an industrial solvent. It also removed a 45,400-litre underground storage tank that was on the site. The area was excavated to nine metres below ground and the contaminated soil was trucked away.

That added millions to the cost of redeveloping the former industrial site—a major obstacle for the intensification of these old factories. A progressive program put in place at the City of Kitchener by the veteran urban planner Terry Boutilier will help Auburn recoup up to $2.2 million in those costs over a 10 year period.

Boutilier’s program, known as tax incremental financing, was the first in this area. It has since been adopted by Waterloo Region.

“There are always challenges along the way with these type of projects, environmental being one,” Litt said of converting old factories into new housing. “That’s the biggest unknown, the cleanup costs.”

If all goes well, Auburn’s 136 units will be built and on the market before other large projects in the downtown. There are 385 condos planned for the city-owned lands next to City Hall, but the developer wants to pre-sell about 80 per cent of the units before it starts building.

Demolition has already started on the 1930 Barra Castle at 393 Queen St. South where about 36 condominiums will be ready in 2012.


So it looks like they will be condo's not apartments. Good news in my opinion. I bet the fact that the site was contaminated had a a lot to do with this decision and also so they could get some major cash faster.

A private staircase seems odd though. No elevator?

[panamaniac]

I guess you would take the elevator to the sixth floor and then go up a flight of stairs to your two stoery unit. I have seen such an arrangement only once before and I thought it was very strange. For me the main attraction of condo living would be getting back to one floor (though at my age, I am biased...). The fifth floor terraces sound great.

The articles comment about Centre Block is also a bit annoying - if they want to sell 80% of the units prior to construction, perhaps they should get on with the marketing, already. :rolleyes:

[Spokes]

Im excited to see this thing progress. While not the biggest project, itll be very nice when done, it's 2nd phase as well.

It's taken far too long, but good to see theyre finally starting on the building part not just the garage

[Ktown4ever]

Very exciting indeed! This sounds like it will be a very cool development. Smart for them to get out of the gates before Centre Block too! Great timing ---though I agree it took way too long, but sounds like there was a ton of enviro clean up to do.

[Urban_Enthusiast86]

A model suite should be ready this fall as well.

Auburn wants to be ready for the spring housing market.

Most exciting lines in this whole news article.

[Spokes]

Those upper floor two level units sound very interesting. My only concern is going to be over elevator. I can't imagine there won't be one though right? That could turn some people off for sure.

[UrbanWaterloo]

June 22, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-June222010-1a.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-June222010-1b.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-June222010-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-June222010-3.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-June222010-4.jpg

[Spokes]

The majority of the framing seems to be done in the upper 4 floors. Its cool to get an idea of how this thing will finally take shape. The top two floors are going to be really cool by the looks of it with the two storey lofts. Haven't seen much done in the first four floors though. Maybe it just takes longer to get all the stud set up since its in an old factory.

[Spokes]

Lots of action on site here today...


There's a team of guys wish power washers going over all the white concrete of the original building. Looks like they're getting all of the paint off. My guess would be that once that's done, then they'll fix all the concrete and then repaint.
On the South side theres a few guys finishing up the framing in the upper floors
On the north side theres a whole bunch of guys working on the forms for the concrete columns that will create window openings. Once these are done and have set, my guess would be the next step is installing windows and sealing this thing in. While that's being done hopefully they'll continue framing the lower levels.

[UrbanWaterloo]

July 22, 2010

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-July222010-1.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-July222010-2.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-July222010-3.jpg

http://i576.photobucket.com/albums/ss203/UrbanWaterloo/Kitchener/Arrow%20Lofts/ArrowLofts-July222010-4.jpg

[Rowe]

I remember this development, it was a pretty funny story for what I can remember.

[bcwessel]

I remember this development, it was a pretty funny story for what I can remember.

Ummm, what?

[Rowe]

It had to do with the developer just leaving and no one able to find him. He owed a huge amount of money.

[UrbanWaterloo]

I think you're referring to the Eaton Lofts. We should put a thread together on those in the Past Downtown Developments section.

The Arrow Lofts (this thread) are now going full steam ahead.

[Rowe]

I think your right. I'll have to ask the professor who told me about the development.

[UrbanWaterloo]

August 4, 2010

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-2.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-3.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-4.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-5.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-6.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-7.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-8.jpg

http://i196.photobucket.com/albums/aa262/AndrewEH/Kitchener/ArrowLofts-August42010-9b.jpg

[Spokes]

Thanks for all the pictures! Things are coming along here. Not at lightning quick speed, but not too bad. Framing isn't that far off from being complete.

My guess is that once the forms for the windows are all set we'll see this thing closed off and drywall being put in. I've seen HVAC and plumbing trucks there so Im guessing they're done, or at least part done, that stuff.

[Urban_Enthusiast86]

Now that is visible progress.
(hopes I didn't jinx it)

[Brenden]

Dose anyone know, is the Arrow Lofts still going to be rental apartments?

[jay]

They will be selling them apparently, although that could still change.

You would think they would want a sales office opened sometime soon, so that they wouldn't have to compete with the Centre Block project.

[Spokes]

Yup, and they're saying a model suite should be ready this fall. (according to the June article)

[panamaniac]

Does anyone have an explanation of why the developer would not be seeking to pre-sell the condos?

[metropolis]

Daniels Corp. sold their OneCole project this way. They basically financed the thing internally, waited until it was just weeks (I think maybe as many as 8) before the lower floors were ready for occupancy and then went into sales mode, selling brand new units that you could move into, timeline wise, as if you were closing on a pre-lived in condo.

It worked fabulously for them as they sold out before the first of the units were ready and this was in the troughs of the recession to boot so it was risky but they obviously pulled it off.

If they are planning the same thing for Arrow then these will not likely compete with City Centre because the closing dates are going to be years apart. You either want something now or you want it in a few years' time and are willing to wait for it.

[Spokes]

They'd be able to sell them for a higher price because one thing a lot of people dont like about pre-purchasing, is the wait. They avoid that in this case.

[UrbanWaterloo]

October 1, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%201%2C%202010%20-%201a%20Resized.JPG

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%201%2C%202010%20-%202a%20Resized.JPGhttp://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%201%2C%202010%20-%204b%20Resized.JPG

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%201%2C%202010%20-%204a%20Resized.JPG

[fin2limb]

So the framing is done?? And... is there anything else?

Am I missing something?

[Spokes]

I think they've had the trades in to do the plumbing and electrical, I believe I saw some trucks for various companies. Its hard to tell from outside, same for HVAC

I don't think they'd put drywall up until the windows are in though, just because of the elements. Just my guess.

[SP!RE]

So are there purchasers who have been waiting for these units for all these years?

Or am I correct in thinking that this was changed to a rental project?

[Spokes]

So are there purchasers who have been waiting for these units for all these years?

Or am I correct in thinking that this was changed to a rental project?

Nope no one's bought units here. It's gone back and forth, when we were deep in the recession it was going to be a rental project, but it looks like it's gone back to being for sale. Surprised they didn't do any pre-sales though. Maybe they're hoping they can get more money by selling once they're done, or near done.

[Shawn]

Nope no one's bought units here. It's gone back and forth, when we were deep in the recession it was going to be a rental project, but it looks like it's gone back to being for sale. Surprised they didn't do any pre-sales though. Maybe they're hoping they can get more money by selling once they're done, or near done.

I wonder how the builder is financing the construction since don't they "usually" require a minimum of 60% sold before they can begin construction?

[Spokes]

I wonder how the builder is financing the construction since don't they "usually" require a minimum of 60% sold before they can begin construction?

Depends on the situation. Auburn is a big enough company that they should have the money available. 60% is usually the number required if money is being borrowed, but if they've got the money themselves you dont have to worry about the 60%

I mean take rental projects for example, you don't pre-rent them, not sure how they work though in terms of getting financing.

[benjaminbach]

Auburn is a big enough company that they should have the money available .... I mean take rental projects for example, you don't pre-rent them, not sure how they work though in terms of getting financing.

When our clients develop rental properties, they generally get their money from a private lender, or through a constuction loan from a more traditional lender. Sometimes a mezzanine loan will be used to close the gap between the equity the developer has, and the amount that the senior lenders will loan.

[Spokes]

When our clients develop rental properties, they generally get their money from a private lender, or through a constuction loan from a more traditional lender. Sometimes a mezzanine loan will be used to close the gap between the equity the developer has, and the amount that the senior lenders will loan.

Thanks for that info!!

[benjaminbach]

Thanks for that info!!

Your welcome. I'm glad to provide insight where I can.

[Brenden]

The building is an apartment building so rental vs condos. The building will be managed by TerraCorp. Management (http://www.terracorp.ca/terraIndex.php).

[RangersFan]

I thought one building (the 8 storey) was going to be condos and the 14 storey was going to be rentals but I could be wrong.

[Yvonne Fernandes]

I sincerely hope that this project becomes what the promises were made about it. To have a hertiage building turned into housing that is located in close proximity to many services and business may finally bring some life into downtown. My fingers are crossed!

[Spokes]

The building is an apartment building so rental vs condos. The building will be managed by TerraCorp. Management (http://www.terracorp.ca/terraIndex.php).

Source? I don't see anything on the website.

[Ktown4ever]

It's going to be condos. Just contacted them directly.

[Spokes]

It's going to be condos. Just contacted them directly.

That's great to hear! Thanks for looking into it. Id been given that impression from the last news article.

[Brenden]

Source? I don't see anything on the website.

I use to own Arrrowlofts.com, someone from TerraCorp. Managment contracted me about purchasing it saying they were the building managers of the development, I hope I didn't sell it to a domain squatter.

[Spokes]

I use to own Arrrowlofts.com, someone from TerraCorp. Managment contracted me about purchasing it saying they were the building managers of the development, I hope I didn't sell it to a domain squatter.

When was that? At one point during the recession they were planning on renting the units

[Brenden]

When was that? At one point during the recession they were planning on renting the units

I sold it a week ago

[UrbanWaterloo]

WINDOWS!

October 24, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%2024,%202010%20-%201b%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%2024,%202010%20-%202b%20Resized.jpg

[Spokes]

Awesome!!

And I saw loads of drywall being dropped off the other day.

[markster]

I just noticed the window today!
I can't wait until they get that whole side closed off and I can finally sleep past 7am with my window open again.

[markster]

November 16th

Slowly, but...

http://i485.photobucket.com/albums/rr220/Markster3000/Buildings/DSCF2511.jpg
http://i485.photobucket.com/albums/rr220/Markster3000/Buildings/DSCF2513.jpg
http://i485.photobucket.com/albums/rr220/Markster3000/Buildings/DSCF2514.jpg

no, just slowly.

[Matt2727]

^^ Incredibly Slow. Looks like they havnt done anything since the last set of pictures.

[markster]

Looking at it up close (and in person) it seems that they're doing exhaustive repairs to the brickwork. But they give the impression that only like 4 guys are working on it, so it's taking forever.

[BuildingScout]

Looking at it up close (and in person) it seems that they're doing exhaustive repairs to the brickwork. But they give the impression that only like 4 guys are working on it, so it's taking forever.

With the May 2011 deadline for completing the Canada Economic Action Plan buildings so near I assume construction costs are through the roof. I wouldn't be surprised if quite a few of the projects in KW such as Lester St, King St, Barrel Yards Hotel, and the Arrow Lofts are in slow mode right now, to be completed at much lower prices come next Summer.

[benjaminbach]

. I wouldn't be surprised if quite a few of the projects in KW such as Lester St, King St, Barrel Yards Hotel, and the Arrow Lofts are in slow mode right now, to be completed at much lower prices come next Summer.

The owners of the student projects on Lester and King are going to do what they can to be open on schedule. They lose a *fortune* if they can't open on schedule for kids to move in September 1.

[BuildingScout]

The owners of the student projects on Lester and King are going to do what they can to be open on schedule. They lose a *fortune* if they can't open on schedule for kids to move in September 1.

Oh I agree. The point is that they still have enough time to complete them in the summer months.

[Newgrad]

With the May 2011 deadline for completing the Canada Economic Action Plan buildings so near I assume construction costs are through the roof.

Just a small nit pick, but isn't the deadline the end of this year's fiscal, March 31st?

[BuildingScout]

Just a small nit pick, but isn't the deadline the end of this year's fiscal, March 31st?

I just checked and you are right. Deadline for "substantial completion" is March 31st, 2011.

[Spokes]

^^ Incredibly Slow. Looks like they havnt done anything since the last set of pictures.


Looking at it up close (and in person) it seems that they're doing exhaustive repairs to the brickwork. But they give the impression that only like 4 guys are working on it, so it's taking forever.

Markster makes a good point, seeing it in person changes the perspective that they haven't done anything.

They're having to do a ton of work to not only the brick, but to concrete as both were left in quite bad shape. Pretty much everything from the old factory is having to be refaced in order to seal the building.

[Duke-of-Waterloo]

With the May 2011 deadline for completing the Canada Economic Action Plan buildings so near I assume construction costs are through the roof. I wouldn't be surprised if quite a few of the projects in KW such as Lester St, King St, Barrel Yards Hotel, and the Arrow Lofts are in slow mode right now, to be completed at much lower prices come next Summer.

I believe the deadline is March 31, 2011.

Anyways, I have heard from people in the land development industry that trades are short or picky right now for private construction projects such as BarrelYards and Arrow Lofts. Contractors prefer government funded/supported projects as it's a secure form of revenue, and they pay bills on time. This is especially true now with many working hard to meet the March 31 stimulus deadline.

[Spokes]

I believe the deadline is March 31, 2011.

Anyways, I have heard from people in the land development industry that trades are short or picky right now for private construction projects such as BarrelYards and Arrow Lofts. Contractors prefer government funded/supported projects as it's a secure form of revenue, and they pay bills on time. This is especially true now with many working hard to meet the March 31 stimulus deadline.

And also especially true because there are SO many government funded projects on the go right now. After that hopefully we see an increase in the number of available trades.

[cht13er]

Some photos .. construction does seem to be taking its time.

232
233
234
235
236

[panamaniac]

I like how they are incorporating the concrete pillars of the original building with their flared tops into the walls of the units. Although it seems to be the current fashion, I detest how so many new condo towers have big concrete pillars stuck in the middle of living spaces or worse in corners with outside windows tucked in behind them.

[jay]

If they are square pillars they are usually cladded with ledge rock and end up looking really nice.

I have them in my Bauer unit. Although mine are not in the middle of my living area they are along the wall.

[panamaniac]

If they are square pillars they are usually cladded with ledge rock and end up looking really nice.

I have them in my Bauer unit. Although mine are not in the middle of my living area they are along the wall.

You should post a picture - what you describe sounds less obtrusive. My complaint is with the big round concrete pillars that I see in too many of the new condos towers going up in Ottawa (I assume elsewhere as well). If I had to live in such a unit, I would have to disguise the thing with a false wall. That was why I liked what I could see of the way the conversion is being done at the Arrow building.

[jay]

Ya I know what you mean about the round ones. It's hard to clad a round column.

I'm don't mind them myself but I know people who do not like them as much.

[plam]

You should post a picture - what you describe sounds less obtrusive. My complaint is with the big round concrete pillars that I see in too many of the new condos towers going up in Ottawa (I assume elsewhere as well). If I had to live in such a unit, I would have to disguise the thing with a false wall. That was why I liked what I could see of the way the conversion is being done at the Arrow building.

I had a round concrete pillar in my office in a Gehry building. You could sit behind the pillar. It did make for some wasted space, but the building was full of that. On the other hand, it was more interesting than just a rectangular box.

[Spokes]

I think the thing that's holding them back from installing windows (and then everything else) is that the majority of the concrete for the window openings is in rough shape so they're needing to patch/repair all of that which is not a fast procedure.

[DHLawrence]

Especially with winter approaching!

[markster]

They're putting up plastic sheeting for weather protection now.

[markster]

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20October%2024,%202010%20-%202b%20Resized.jpg
The window has been taken down.

Presumably, the hole will soon be covered with the same weather-proof sheeting that's gone up on most of the rest of the building.

[Spokes]

The window has been taken down.

Presumably, the hole will soon be covered with the same weather-proof sheeting that's gone up on most of the rest of the building.

Ya I noticed that too. Not sure why not just keep the window there though?

[markster]

My guess is that it was a one-off test.
They installed it, saw how it fit, saw how it weathered, and have now sent it back to the window manufacturer for mass production, possibly tweaked from the original design.

[UrbanWaterloo]

December 20, 2010

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20December%2020,%202010%20-%201%20Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20December%2020,%202010%20-%202%20Resized.jpg

[Spokes]

Three quarters of the building is all sealed up now.

Another thing to note though is that they're really cleaning up the site now which is nice to see since there's been so much junk laying around for so many years.

[UrbanWaterloo]

I wonder if the windows were for unit 411 (they were on the 4th floor). Seems odd they were never issued this permit :RpS_confused: ...

PERMIT IS TO FINISH UNIT 411 AS A MOCH UP SUITE - ARROW LOFTS - NO MECHANICAL OR ELECTRICAL INCLUDED
Permit No 10125735
Site Address 112 BENTON ST
Status Status Letter Sent
Permit Category Residential Alteration
Permit Type Apartment
Application Date September 26, 2010
Issued By
Issue Date
Final Date
Work Proposed Interior Finish
Construction Value $5,000
Special Conditions New property address 120 Benton St to be created for proposed 16 storey, 184 unit apartment building.
Contractor STONERISE CONSTRUCTION INC.
Contractor Contact Info 560 Wellington St LONDON ON N6A 3R4

[Spokes]

How do you know they weren't issued the permit?

[UrbanWaterloo]

How do you know they weren't issued the permit?

Because there's no Issue Date. :RpS_wink:

[Shawn]

Maybe By-Law enforcement had them remove the windows because they didn't obtain the permit ??? :dunno: Interesting little mystery.

Personally I think it's kind of odd you'd even need a building permit to finish a model suite, that would have been completed as part of the overall construction anyway, and logically be included in the permit for all the other suites in the building. What's the point of the separate permit? Simply to allow 'early' completion of a small portion of an overall large project? Seems like a bit of a money grab.

[RangersFan]

Photos from Jan 9, 2011 not much change since the latest pictures.
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920111.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920112.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920113.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920114.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920115.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920116.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920117.jpg

[Adrian]

At this rate the Courthouse will be finished way before Arrow Lofts.

[KevinL]

At this rate the Courthouse will be finished way before Arrow Lofts.

Of course it will! It's a public project with stimulus funds - no contest, really.

[Shawn]

The Arrow Lofts development isn't doing any pre-selling so they don't have the added pressure of buyers breathing down their neck too. I agree, it's sad that it's taking so long.

[panamaniac]

Photos from Jan 9, 2011 not much change since the latest pictures.
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920111.jpg
....

This pic made me think it was too bad that they didn't build another four storeys on top, stepped back like the four new floors added to the original building. Kitchener could have had its own condo-ziggurat (perfect for those worshipping at the church of real estate investment!)

[markster]

The windows are all sealed up now.

[Spokes]

The windows are all sealed up now.

And that's that for updates, guess we won't see inside until spring, or glass is installed, whatever comes first :)

[waterloo_local]

Agreed. a few more floors would have been nice. I liked the idea for this building. we'll see how it finishes off.

[Spokes]

This pic made me think it was too bad that they didn't build another four storeys on top, stepped back like the four new floors added to the original building. Kitchener could have had its own condo-ziggurat (perfect for those worshipping at the church of real estate investment!)

I'd never thought of that idea but it'd be pretty cool. Lots of nice terraces for each level of step back.

[Spokes]

They were unloading lots of drywall and insulation into the building today! Looks like things are progressing.

[Brenden]

Lots like they are starting work on their website ArrowLofts.com (http://www.arrowlofts.com)
They also have a interesting logo up it's kind of boaring...
http://arrowlofts.com/arrow_lofts_logo.gif

[KevinL]

I like the bowtie; nice shoutout to its shirt-factory origins.

And as a bloke I respect says, bowties are cool. ;)

[Newgrad]

I can't believe I am going to use this word, but I think the little bowtie is kind of cute :RpS_tongue:\\

Upon closer inspection though, I don't get why the two R's seem to be different fonts.

*edited the 't' out of "though"

[panamaniac]

I can't believe I am going to use this word, but I think the little bowtie is kind of cute :RpS_tongue:\\

Upon closer inspection thought, I don't get why the two R's seem to be different fonts.

My first reaction was that the graphic artist must have been dyslexic, but on reflection I wonder whether the two "r's" aren't supposed to suggest the unusual shape of the pillars in the original building?

[PMoney]

My first reaction was that the graphic artist must have been dyslexic, but on reflection I wonder whether the two "r's" aren't supposed to suggest the unusual shape of the pillars in the original building?

The first 'r' is just backwards. I think its just that simple.

[Newgrad]

The first 'r' is just backwards. I think its just that simple.

I just figured it out before you posted that. My brain just switched all of a sudden and got it. It's funny, now I don't know how I could have interpreted it differently. The brain's a funny thing.

[Spokes]

My first reaction was that the graphic artist must have been dyslexic, but on reflection I wonder whether the two "r's" aren't supposed to suggest the unusual shape of the pillars in the original building?

Very impressive. Good eye!

[Ktown4ever]

Lots like they are starting work on their website ArrowLofts.com (http://www.arrowlofts.com)
They also have a interesting logo up it's kind of boaring...
http://arrowlofts.com/arrow_lofts_logo.gif

Love the logo!

[Spokes]

Love the logo!

I like it too. And the best thing is that it shows that marketing isn't too far away.

[urbangeographer]

They are planing on having the model suites and sales center ready for early March and public sales begining shortly after.

[marko]

Registration is up on their website... http://arrowlofts.com/

I'm looking forward to seeing how these size up in layouts and pricing...

[Spokes]

Registration is up on their website... http://arrowlofts.com/

I'm looking forward to seeing how these size up in layouts and pricing...

Yes it's going to be very interesting the direction that they go with pricing and finishes and what not.

[FancyNancy]

I have just registered on the arrow site and am curious to see how they compare with the City Centre for pricing and layouts.

[jay]

Should be cheaper...The area surrounding this isn't as nice in my opinion. Plus it's a parking garage not underground parking.

I would think it would compare to Kaufman as it will be almost identical other than the parking. Although Kaufman's location makes up for that.

[UrbanWaterloo]

Excited to see it will have a rooftop lounge/patio, and a movie viewing theatre. :RpS_thumbup:

[Spokes]

Excited to see it will have a rooftop lounge/patio, and a movie viewing theatre. :RpS_thumbup:

Nice to see the roof top lounge, assuming the utilities on the roof are soundproofed in that room. If not, it's not as enjoyable haha.

[UrbanWaterloo]

It looks like the model suite will be on the first floor now...


February 11, 2011

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow Lofts/Arrow Lofts - February 11, 2011 - 1 Resized.jpg

http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow Lofts/Arrow Lofts - February 11, 2011 - 2 Resized.jpg

[Spokes]

Might not be the case as they have at least 3 window openings uncovered today, maybe to put in windows? Time will tell.

[UrbanWaterloo]

The interior building permit finally got issued last month. Hopefully this means things will start to pick up now.

PERMIT IS FOR INTERIOR ALTERATIONS TO CREATE A 136 UNIT APARTMENT BUILDING - ARROW LOFTS
Permit No 08117575
Site Address 112 BENTON ST
Status Issued
Permit Category Residential Building (Multi)
Permit Type Apartment - Condo
Application Date September 10, 2008
Issued By JULIET
Issue Date January 13, 2011
Final Date
Work Proposed Addition - Res
Construction Value $20,000,000

[markster]

Might not be the case as they have at least 3 window openings uncovered today, maybe to put in windows? Time will tell.
Looking at the building now, virtually a third of the windows (or more?) are uncovered, but they don't follow any kind of pattern.

I'm almost tempted to think that the harsh wind and weather have been taking them down.

[benjaminbach]

Looking at the building now, virtually a third of the windows (or more?) are uncovered, but they don't follow any kind of pattern.

I'm almost tempted to think that the harsh wind and weather have been taking them down.

Yikes - can you post a pic ?

[Spokes]

Looking at the building now, virtually a third of the windows (or more?) are uncovered, but they don't follow any kind of pattern.

I'm almost tempted to think that the harsh wind and weather have been taking them down.

That's exactly what it was. Happened Friday night/Saturday morning.

[UrbanWaterloo]

City of Kitcheneer Committee of Adjustment Meeting - March 15, 2011
February 25, 2011 | Link (http://www.kitchener.ca/en/newslist/index.aspx?newsId=7wcopEaxhmNHl6dPwESNwQeQuAleQuAl )

TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet on TUESDAY, March 15th 2011 commencing at 10:00 a.m., in the Conestoga Room, Main Floor, Kitchener City Hall, 200 King Street West, Kitchener for the purpose of hearing the following applications for Minor Variance or Permission and/or Consent. Applicants must attend this meeting in person or by agent or solicitor.

APPLICATIONS FOR MINOR VARIANCE – CHAPTER 630 FENCES AND CHAPTER 680 SIGNS OF THE CITY OF KITCHENER MUNICIPAL CODE

SG 2011-005 – 112 Benton Street

Permission to erect 8 temporary sale signs on the construction fencing whereas the Sign By-law prohibits signs on fences; and, permission to locate 4 temporary fascia, sale signs on the building with no spacing between the signs rather than the required 0.3 m (.98’) and permission for these fascia signs to cover architectural features whereas the Sign By-law does not permit signs to cover architectural features.

[UrbanWaterloo]

They're advertising "Starting from the $230's" (first time we've seen a price) with a Spring Preview Opening. They really need to fix their website (http://arrowlofts.com/) immediately (none of the images are loading). Screenshot from this morning:


http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20Website%20-%20March%2013,%202011.JPG

[UrbanWaterloo]

SG 2011-005
112 Benton Street
Owner: Jamie Crich, Arrow Lofts
Report To: Committee of Adjustment
Date of Report: March 7, 2011
Date of Meeting: March 15, 2011
PDF (http://icalendar.esolutionsgroup.ca/Public/GetDocument.ashx?DocumentId=6488dd3c-d625-4199-8597-9a354f43fcaf&IsShare=True)

Summarized Recommendation: Approve

REPORT

Planning Comments
The applicant is requesting relief from Sections 680.3.14, 680.10.14, and 680.10.15 of the Kitchener Sign By-law to erect 8 temporary sale signs on the construction fencing whereas the Sign By-law prohibits signs on fences; and, permission to locate 4 temporary fascia sale signs on the building with no spacing between the signs rather than the required 0.3 metres (0.98’) and permission for these fascia signs to cover architectural features whereas the Sign By-law does not permit signs to cover architectural features. City Planning staff conducted a site inspection of the property on March 1, 2011.

...It should be noted that the units are estimated to be sold in approximately 12 months.


http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20SG%202011-005%20-%20Figure%201.jpg http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20SG%202011-005%20-%20Figure%202.jpg

[Dhussey]

They're advertising "Starting from the $230's" (first time we've seen a price) with a Spring Preview Opening. They really need to fix their website (http://arrowlofts.com/) immediately (none of the images are loading). Screenshot from this morning: http://www.wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20Website%20-%20March%2013,%202011.JPG

Website is fixed and you can now register for info

[markster]

I tried to register, and apparently my last name is illegal.

Arrow Lofts doesn't want any hyphenated people.

[crh]

Does anyone know which architectural firm is working on the project?

[RangersFan]

Turner Fleischer, although their website does not have any informatioon about the project. This picture displays the information.
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsJan920114.jpg

[crh]

If I recall correctly they also did The Brewery and The Broadview lofts in Toronto. I only know as they are two of my favourite loft developments in the city.

Thanks for the information. Sorry for not catching the photo earlier in the thread.

[RangersFan]

Seen a different render of the original building on this website (http://www.buzzbuzzhome.com/Arrow-Lofts), no mention of the 16 storey building unfortunatly.

[mpd618]

There's an ad for the Arrow Lofts ("authentic loft living" or something) at least at one bus stop.

[RangersFan]

I noticed this as well, at the bus stop shelter at University and Ring Road.

[BM6]

It does say the project will have 136 units though, which must include the new building.

[Matt2727]

Theres also a billboard up on ottawa between courtland and charles streets

[RangersFan]

It does say the project will have 136 units though, which must include the new building.
From Auburn's website it has this caption:


Located on Benton Street, this exciting two-phased development will include 134 units in the converted factory, and 184 units in the new 16-storey building just to the west.
I really hope both phases happen, as I believe it would best maximize the utility of the lot.

[carlosJsaavedra]

Email was sent for their preview event next month. Units 700sqft - 2000sqft. Prices starting "from the 230's". Looks like the 4 floors they added to the original factory will hold several 2-level penthouse suites.

Image from the email (Same one RangersFan found):

http://www.arrowlofts.com/emailer/z133-2011-04-07/images/index_03.jpg

[metropolis]

I hope that corner facing Frederick doesn't just get left as concrete. It will be a graffiti magnet for sure. They should either clad it in glass or better yet actually have it be a glass wall.

[ruud]

...or better yet have a local artist put a mural on it.

[bzmwillemsen]

...or better yet have a local artist put a mural on it.

Agreed!
More graffiti needs to be fought using local artists. Even graffiti artists have respect for well done public art (most of the time)

[mpd618]

More graffiti needs to be fought using local artists. Even graffiti artists have respect for well done public art (most of the time)

Graffiti can be public art in its own right.

[bzmwillemsen]

Graffiti can be public art in its own right.

Lets me re-do that sentence.

More "tags" needs to be fought using local artists. Even "taggers" have respect for well done public art (most of the time)

"tags": Names, or gang symbols quickly spray painted onto a surface.

[RangersFan]

While there has been some progress on this development over the past little while it continues to go painfully slow. As some of the pictures below show there is still a ton of work to go and this is only phase 1 which already the foundation and base structure in place before the project even began. Ofcourse that isn't totally fair to say since it is a redevelopment of a historic factory there is a lot of care that has to be taken to fine details, but after hearing about a project for so long you wnat to see it complete and functional. As spokes commented on the other day, its really suprising how slow private construction projects take to complete here, I think this project was first rumoured in 2002ish? Anyways I am looking forward to the final product.

April 9, 2011
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLofts090420111.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLofts090420112.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLofts090420113.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLofts090420114.jpg
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLofts090420115.jpg

[metropolis]

Is Benton due for a road diet of any sort? Is it part of the Frederick redo I recall reading about? It is in crazy disrepair and way overbuilt for the amount of traffic it carries.

[markster]

The Benton side is in fact the primary driver of the road diet plan.

[dinelli]

Here is a rendering of the what the finished exterior will look like. If you want to receive weekly news about the project, register at www.arrowlofts.com.

http://www.liveat515.com/arrowlofts/exterior.jpg

[RangersFan]

I noticed this as well, at the bus stop shelter at University and Ring Road.

This is an example of the bus shelter ads that have recently gone up around the cities
http://i907.photobucket.com/albums/ac273/leaffan431/Arrow%20Lofts/ArrowLoftsAd.jpg

[UrbanWaterloo]

I see an ad at Conestoga Mall as well (entrance by Zellers). It's great to see all this marketing since it should indicate they're close to launching sales.

[dinelli]

Hello everyone! Here are some new renderings of the rooftop lounge, patio and bar that were on display this weekend at the Grand Home and Life Show. The development has really picked up momentum! Remember, you can always register online at www.arrowlofts.com to receive an invitation to the preview opening.


http://www.liveat515.com/arrowlofts/rooftop_patio.jpg

http://www.liveat515.com/arrowlofts/rooftop_lounge.jpg

http://www.liveat515.com/arrowlofts/rooftop_bar.jpg

[Adrian]

The development has really picked up momentum!

I'll believe it when I see it. My bet is the Court House will be done way before this development.
Thanks for the pictures - the renderings look pretty good.

[fin2limb]

Those renderings do look very nice. And the people too! Very attractive and successful looking. I guess I'll have to attend the preview opening to see how they compare to the Kaufmans.

[FancyNancy]

The roof top lounge looks great! Outdoor fireplace wow!

[UrbanWaterloo]

Here's some progress with all the new windows in. I'm excited about the rooftop lounge too and wish more buildings had them. The view looking towards the TD Canada Trust Centre, City Hall, and eventually City Centre Condos, is going to be pretty neat. :RpS_thumbup:


April 25, 2011

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20April%2025,%202011%20Resized.JPG

[dinelli]

http://www.liveat515.com/arrowlofts/lobby.jpg

Don't forget to register at www.arrowlofts.com for your preview screening!

[markster]

A window is up on the 4th floor on the south side now, too. (next to the big sign)
It's great to see the windows going up on this.

[kitcheners katy]

be great if there was space on the rooftop for urban agriculture

[RangersFan]

be great if there was space on the rooftop for urban agriculture

I agree whole heartedly with that

[dinelli]

Hello everyone! Arrow Lofts released a new rendering yesterday of the library that they will have on site for resident use. The preview opening is only weeks away so be sure to register for your invitation at www.arrowlofts.com.


http://www.liveat515.com/arrowlofts/library.jpg

[van Hemessen]

That wood paneling seems like a throwback to 1960s/70s paneling. I can't say I'm a fan but I'll wait and see what it looks like in real life.

[panamaniac]

As a condo "amenity", is seems a bit weak.

[plam]

That wood paneling seems like a throwback to 1960s/70s paneling. I can't say I'm a fan but I'll wait and see what it looks like in real life.

I think the 70s paneling was darker, but sure.

[UrbanWaterloo]

May 17, 2011

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20May%2017,%202011%20-%201%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20May%2017,%202011%20-%202%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20May%2017,%202011%20-%205%20Resized.jpg

[Oliver.Ashton@Remax.net]

I had the oppurtunity to view their marketing materials this morning and I was pleasantly surprised.

As with every spec project only time will tell. There is a lot riding on this project for Aubrun.

[Brenden]

I had the oppurtunity to view their marketing materials this morning and I was pleasantly surprised.

As with every spec project only time will tell. There is a lot of riding on this project for Aubrun.
Any idea when it will be released?

[Oliver.Ashton@Remax.net]

Don't know when the public release is scheduled for however if anyone is interested in a unit let me know.

As an agent that deals with a lot of Condos I was selected as an exclusive co-operating agent for the project.
To clarify the listing agents (Colleagues of mine) represent the best interests of the developer and as a co-operating agent I represent the best interests of my clients.
I am not working for the developer in any way.

With that comes incentives that are not available to the general public, incentives that I would like to offer to any WW member!

Call me for details
519-502-8152

[dinelli]

Hello WW readers!

In this week's e-mailer, the fitness room rendering has been revealed!

352
There's been a lot of action with Arrow Lofts this week. Hundreds or real estate agents received the promotional packages along with invitations to the brokers open next week. The project is getting a lot of interest and momentum is increasing at an exceptional pace. The model suites have been completed and look stunning! They will be open to the public in the very near future so if you have not signed up for your preview screening, register today at www.arrowlofts.com (http://www.arrowlofts.com).

[Greg Moore]

That seems like an awfully big fitness area, with five flat screens no less. Nice. If I worked out, and lived there, sweet. :)

[benjaminbach]

Oliver, I think we Real Estate Agents have a duty to clearly let all WonderfulWaterloo readers here know that lots of real estate agents are able to help buyers at Arrow Lofts, not just those "exclusive co-operating agents for the project" - and on that note, I'm pretty sure every brokerage in town (at least the majors) got packages outlining the preview pricing & incentives, I know we did and are able to offer the preview incentives. I presume other firms are able to as well.

As always, buyers and sellers should deal with a brokerage that has extensive market knowledge and they're comfortable with.

[Oliver.Ashton@Remax.net]

Benjamin,

I agree with you that lots of real estate agents are able to help buyers at Arrow Lofts. However only EXCLUSIVE Agents can offer EXCLUSIVE incentives.

There are Two(2) Incentive Programs circulating; it's apparant that you are working with One(1) and not both.

On that note Arrow did a great job sending local Brokerages packages outlining preview pricing & incentives.

Now that THAT is clear to all WW readers; I will thank you for the pleasant reminder of why I don't bother posting on Forums regularly.

As always, Re/Max Twin City Inc. 25% of market share, Keller Williams Golden Triangle 5% of market share.
Numbers don't lie when it comes to extensive market knowledge.

For future reference I think it's in everyone's best interest to give me a call before upholding your duty to clarify any of my postings.

Better yet why not Meet me at Starbucks for a tea?

[benjaminbach]

Thanks Oliver, well aware of all that.

Because of our extensive track record in helping local and out of town investors acquire new condos, we are able to extend the full VIP incentive package to our clients (and yes, this includes "both" Incentive Programs circulating).

[Brenden]

http://imgur.com/tCp90.gif

[dinelli]

Hello Everyone!

Great news for those wanting to know more about Arrow Lofts. The new website has been posted online and is now available to be accessed by the public. You'll be able to see many details of the project and most importantly - floorplans!

Check you www.arrowlofts.com (http://www.arrowlofts.com) today!

[Section ThirtyOne]

The floorplans look great, especially those corner units. I'm also pleasantly surprised to see that there are an abundance of large units in terms of square footage.

If the price is right, I can see this development being somewhat of a sleeper hit.

[plam]

The floorplans look great, especially those corner units. I'm also pleasantly surprised to see that there are an abundance of large units in terms of square footage.

If the price is right, I can see this development being somewhat of a sleeper hit.

I would like to see 3br units, but the square footage is good, as you say.

[Greg Moore]

I think having all the penthouses two stories is an interesting choice. From what I understood as a potential buyer, The42 had buyer reluctance to their two story units and ended up converting most to one floor.

[panamaniac]

The floor plans look much better than Centre Block in my view. Once Benton St is remodelled the neighbourhood will be quite promising, I suspect. I totally want the fifth floor corner unit looking up Benton toward King St. What a great view that would be!

[UrbanWaterloo]

Parking reduction request...

Kitchener Committee of Adjustment - June 21, 2011 Meeting
City of Kitchener | Link (http://www.kitchener.ca/en/newslist/index.aspx?newsId=y5pR4T5VQKgttF6uxoC7fweQuAleQuAl )

TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet on TUESDAY, June 21st 2011 commencing at 10:00 a.m., in the Conestoga Room, Main Floor, Kitchener City Hall, 200 King Street West, Kitchener for the purpose of hearing the following applications for Minor Variance or Permission and/or Consent. Applicants must attend this meeting in person or by agent or solicitor.

APPLICATIONS FOR MINOR VARIANCE AND/ OR CONSENT PURSUANT TO THE PLANNING ACT

A 2011-042 – 112 Benton Street

Permission to reduce the number of visitor parking spaces for a 136 unit apartment building, such that 17 visitor parking spaces will be provided (10%) rather than the required 34 visitor parking spaces (20%).

[markster]

I would like to see 3br units, but the square footage is good, as you say.
I'm finally taking a look at the floor plans, and I'm actually impressed. A lot better layouts than Centre, and a large portion of these are 2 bedroom + den, of which most could easily be used as 3 bedrooms.

[panamaniac]

I have a question about the terrace level. The floor plans show a terrace at the "front" of the corner units, but the step back goes all the way around the building. What is on the set back at at the "side" of the corner units? Surely not just a flat roof?

[UWaterloo]

Nice to see this development coming along finally. Looks great!

[Oliver.Ashton@Remax.net]

Panamaniac,

I bumped into the site super earlier today and he stated that the side setback on the corner unit is approx 20' and it will be stone ballast.

[UrbanWaterloo]

The preview opening was last night...


Model E-2
1082 sq ft | 2 Bedroom | West View
Starting from $333,900

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Model%20E-2.JPG

June 7, 2011

Hallway
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Hallway%20Resized.jpg

Laundry
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Laundry%20Resized.jpg

2nd Bathroom
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%202nd%20Bathroom%20Resized.jpg

Bedroom #2
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Bedroom%202%20Resized.jpg

Kitchen
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Kitchen%20-%201%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Kitchen%20-%202%20Resized.jpg

Living Room
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Living%20Room%20Resized.JPG

Overview
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Main%20Space%20-%201%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Main%20Space%20-%202%20Resized.jpg

Balcony
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Balcony%20Resized.jpg

Master Bedroom
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Master%20Bedroom%20-%201%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Master%20Bedroom%20-%202%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Master%20Bedroom%20-%203%20Resized.jpg

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Grand%20Opening/Model%20E-2/Arrow%20Lofts%20-%20Grand%20Opening%20-%20June%207,%202011%20-%20Model%20E-2%20-%20Master%20Bedroom%20-%204%20Resized.jpg

[benjaminbach]

This is an interesting layout, the bedroom shown below is raised, up half a level. The model looks good.


The preview opening was last night...


Model E-2
1082 sq ft | 2 Bedroom | West View
Starting from $333,900

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow Lofts/Grand Opening/Model E-2/Arrow Lofts - Model E-2.JPG



Bedroom #2
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow Lofts/Grand Opening/Model E-2/Arrow Lofts - Grand Opening - June 7, 2011 - Model E-2 - Bedroom 2 Resized.jpg

Kitchen




Living Room


Overview
http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow Lofts/Grand Opening/Model E-2/Arrow Lofts - Grand Opening - June 7, 2011 - Model E-2 - Main Space - 1 Resized.jpg

[panamaniac]

I am not sure I would want the raised bedroom, but it certainly takes advantage of the wonderfully high ceilings. The original pillars are beautiful.

[benjaminbach]

I am not sure I would want the raised bedroom, but it certainly takes advantage of the wonderfully high ceilings. The original pillars are beautiful.

They have that layout available with or without the raised 2nd bedroom, depending on which unit.

[Ktown4ever]

Got a chance to check out the models. Very impressive, quality loft conversion.

[MonkeyGirl]

I checked out the lofts last weekend. They look lovely. I am so excited to see Downtown Kitchener is changing for the better.

[tomthip]

Any idea when this will be completed. And does completion and/or move-in dependent on percentage sold?

Also does anyone know what's happening with the vacant lot directly across on the other side of Benton?

I'm not looking to buy but I'm curious since I live around the corner and walk pass it everyday to work.

[panamaniac]

The first owners should be taking occupancy before the end of this year. I could be wrong, but I don't think that anything is happening at the empty lots across Benton from the Arrow Lofts. The houses that used to be there were taken down quite a few years ago, weren't they?

[UrbanWaterloo]

June 29, 2011

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20June%2029,%202011%20-%201%20Resized.JPG

[dinelli]

Hello Everyone! For those of you who didn't get the chance to visit the models yet, be sure to attend the grand opening this weekend! In the meantime, here are some more sneak peaks:

438439440441442443444445446447448

Enjoy!

[panamaniac]

The model looks absolutely fantastic. I will be interested to hear how the opening goes.

[dinelli]

new ad:
450

[The_Architect]

If this turns our half as well done as Kaufman, then that is a huge win for KW.. And so far, so good!

[tomthip]

I heard somwhere that there will be road works on Frederick next year.
Not sure whether this would be a road resurface or a full reconstruction (sidewalks, sewer, water, etc.)

Has anyone heard of this? Also, would it extend to Benton?

[KevinL]

I heard somwhere that there will be road works on Frederick next year.
Not sure whether this would be a road resurface or a full reconstruction (sidewalks, sewer, water, etc.)

Has anyone heard of this? Also, would it extend to Benton?

I know both streets are due for a road diet (the four lanes are to be history); the exact scope of it, I can't recall, however.

[Ktown4ever]

Checked out the models again this weekend --now open to the public. They now have a third model unit (aprox 1500) sq. ft.

Very impressive.

[dinelli]

The new 2 bedroom mezzanine model is now open to the public. This is probably the best use of a mezzanine I've seen to date so be sure to check it out! www.arrowlofts.com

[dinelli]

472
473
474

[markster]

Windows have finally made their way around the building.
Just on the first 4 floors. Nothing on the upper 4 yet.

[RangersFan]

Wonderful Waterloo will need to have a big bash to celebrate when phase 1 of this project is complete.

[panamaniac]

As a new owner, maybe I can host up in the rooftop lounge next summer! :RpS_thumbup:

[HillDweller]

I know both streets are due for a road diet (the four lanes are to be history); the exact scope of it, I can't recall, however.

There is going to be one track of LRT between Duke and Charles eastbound on Benton and Frederick with an LRT Station under the enclosed pedestrian walkway.

[benjaminbach]

As a new owner, maybe I can host up in the rooftop lounge next summer! :RpS_thumbup:

Congrats !

[RangersFan]

As a new owner, maybe I can host up in the rooftop lounge next summer! :RpS_thumbup:

That would be excellent, hopefully you can move in sooner rather than later. I really like the way the project is coming together. Has Auburn mentioned anything about the proposed 16 storey apartment?

[Section ThirtyOne]

As a new owner, maybe I can host up in the rooftop lounge next summer! :RpS_thumbup:

Awesome, congratulations! Which floor plan did you decide on? (if you don't mind me asking)

[tomthip]

I walked past the site today as I do everyday to/from work and noticed one of the window panes on a model unit was broken. It looked like someone put a rock through it.

I can't wait for that stretch of Benton to be occupied. One side is current filled with a series of vacant lot, the other side is the Arrow Lofts. Hopefully with people moving in, it that would make that kind of problem go away.

Last month there were some squader kids camping on on the vacant lots accross the street but I think the police got rid of them after a few days.

[RangersFan]

I walked by the site this morning, and it looks virtually the same as it did this time last month.

[KWrealestate]

I drove by the site as well. With Auburn's track record, not sure when this project will be complete. I looked at the models and was impressed but found the views lacking with the big building (and pool) on one side, vacant lot on other, etc. Don't get me wrong, it is a definite improvement over what was there and for downtown as a whole but I prefer City Centre (if that project ever sells enough to go).

[dinelli]

From an insider view, I can tell you that the Arrow Lofts are still on track. There is a lot happening behind the scenes to get this project complete and looking absolutely stunning. The models prepared are just a sample of how beautiful this property will look completed. Keep visiting www.arrowlofts.com (http://www.arrowlofts.com) for updates.

[panamaniac]

Awesome, congratulations! Which floor plan did you decide on? (if you don't mind me asking)

Sorry for the delay in responding - I chose a corner unit facing Benton in the original part of the building. I liked the huge amount of windows in all the rooms. I was happy to go for a lower floor - views are more or less irrelevant to me and, in any event, the excellent rooftop facilities will offer the best views anyway.

[Sparky87]

I overheard today that the building is nearly 25% sold. Not to bad for one month of sales.

[Newgrad]

I was really close to purchasing (before my wife had reservations) and I also heard that approximately 25% have sold. The unit style that i was interested in (the '06') is all sold out. Because the building is so unique, each floor only has only one unit of a particular design. The building isn't even symmetrical so the mirror image units aren't exactly the same size. The unit opposite of the 06 was i believe 20 or so square feet larger.

The 06 was easily the best design in the 1 bedroom - 1 bedroom + den group because it had very little wasted space. Many of the units have long and unusable entry corridors. As a consequence, there were a lot of units that were larger on paper, but had less liveable space that the one i was interested in.

I'll still get to enjoy the Arrow Lofts, as wife's best friend and her husband bought one of the aforementioned '06' units :RpS_thumbup:

[panamaniac]

I was also struck by the variation of the "same" units within the original part of the building - my two bedroom corner unit (and "09") is about 20 sq ft larger than the model, but the difference must be pretty evenly spread through the unit as I can't see where the difference is.

[dinelli]

Hey everyone! Check out the view on the top of Arrow Lofts!

522

[panamaniac]

OK, so now we need to see the views from the other directions too! :RpS_smile:

[tomthip]

OK, so now we need to see the views from the other directions too! :RpS_smile:

Nice view. I didn't think we have that much green around the neigbourhood.

I guess that's an advantage of living in an older part of town... big trees that stand above the houses.
The obsolete water tower that used to be in that area is finally gone (removed by the region in July I believe).

I wonder if you're able to see Victoria Park if you own one of the south-west units on the higher floors.

[UrbanWaterloo]

September 9, 2011

http://wonderfulwaterloo.com/wdrive/Developments/Kitchener/Downtown/Arrow%20Lofts/Arrow%20Lofts%20-%20September%209,%202011%20R.jpg

[panamaniac]

Looking good. I like the canopy over the new entrance.

[markster]

You can close off the bedroom walls.

However, in the loft concept, there is no ceiling. There is no way to segregate noise.

[dinelli]

Arrow Lofts wins an award for "Best Interior Decorating Model Home/Suite" from the Ontario Home Builders' Association.
http://www.ohbaaod.ca/2011_finalists.php

Photos are available on their facebook page at www.facebook.com/arrowlofts

OR

www.arrowlofts.com

[KWrealestate]

Looks like a really nice project. I would stay away from conversions. I have heard there are legal issues with both Kaufman (leaky windows, copper in water, etc.) and Mansion (leaky units due to mortar failing and windows leaking). I was interested in both properties but not anymore after hearing about the lawsuits and potential special assessments.

[BuildingScout]

Looks like a really nice project. I would stay away from conversions. I have heard there are legal issues with both Kaufman (leaky windows, copper in water, etc.) and Mansion (leaky units due to mortar failing and windows leaking). I was interested in both properties but not anymore after hearing about the lawsuits and potential special assessments.

This seems like a rash over-generalization. I have friends who bought converted apartments in the states and had no problems, with the bonus that they get really high nice ceilings.

[panamaniac]

There are no guarantees, but I would be surprised if this project gives rise to such problems as the developer is very aware that the success of its BarrelYards project will depend on the reputation its establishes locally with Arrow Lofts.

[KWrealestate]

Yes, you are both probably right. I didn't mean to make a generalization. I was speaking about the two projects in Kitchener that seemed to be great but have now revealed serious problems. Arrow may be fine. I know the project was delayed as the whole building required an extensive envelope due to the environmental contamination at the site. Again, I am a supporter of downtown Kitchener development and want to see a project a success.