Eureka (534 Charles St E) | 32, 27, 15 fl | U/C

[ZEBuilder]

For those interested they still don't have a permit in place, however Kitchener's system doesn't show conditional permits from my understanding.

With that said they have now started the tower. It's being built with precast likely supplied by Stubbes. It's up to the second tower floor already (as of Thursday).

So by building before a permit are they taking a risk of some hefty fines?  Has this happened before?

If they do indeed have no permit (no conditional permit either) the city does have the authority to make the developer demolish everything that they have done that isn't covered by a permit and there are fines that can be incurred. However on large scale commercial projects like this there is generally significant QA/QC on site with reporting to back up what was done (concrete strength tests, rebar layout checks, etc).

I don't know of a particular instance it's happened in KW but I know of circumstances in other jurisdictions, its not entirely uncommon. I will say though that conditional permits don't show on Kitchener's system so they may very well have a conditional permit in place and are working to clear them.

[Square]

The rest of this building is going to be precast. The trailer of the concrete subcontracter is now gone. Also is it me or does that smaller building yet to be started looks out of place on the render? Looks like one of the balconeys of the main building and the balconey of the smaller building are so close to each other.

[ZEBuilder]

The rest of this building is going to be precast.  The trailer of the concrete subcontracter is now gone.  Also is it me or does that smaller building yet to be started looks out of place on the render?  Looks like one of the balconeys of the main building and the balconey of the smaller building are so close to each other.

What is currently built is not the entirety of the tower. I can't provide any reasoning behind the why and I don't have SPA drawings so there may have been significant change since ZBA/OPA, but the way it is being built so far alludes to a two phase process for the podium/tower.

Here's a drone shot from the GCs Instagram:
   

Here's the corresponding floor plan:
   

What you'll notice is there is only one set of columns beyond the end of the parking ramp, yet on the plans (ZBA/OPA) there is another 4 or so columns beyond that point, which alludes to a two phase approach for the tower/podium.

Another thing is the window/door openings on the King side, when you compare it to the renderings that Vive has on the site hoarding and their website you'll notice that the as built building currently ends right where the King-Charles wing starts (7 window/doors built on the tower, the rendering displays 7 and then the start of the wing). This again alludes to a two phase approach. 

I have a photo from the Borden side which shows the same sort of thing, the stair core in the tower level is right at the edge of the current tower. However the plans have it set back by a unit or so. The CMU work that has been completed along the Borden side is consistent with that of the long hallway running the length of the building in the plans which is again set way in from the edge of the building. The openings on the tower portion are also not consistent with the openings one would have for balconies, if it was the edge of the building there would be precast balconies in place like the other sides of the building. This again alludes to the notion that there is some bizarre phasing going on. I don't have any idea as to why it's being phased this way. Jackman would be the ones who'd have the answers since they're the GC but from all the visual signs what is built so far is really only half of what will be built.

Here's the Borden photo:
   

[Square]

Thank you for the detailed answer. Guess will have to wait till it's finished, which should not take too long with precast. End of the year?

[westwardloo]

God I wish VIVE would hire a new set of architects/ precast designers. There is nothing wrong with precast and it can actually look really nice/ creative, but how it is used in the region showcases the absolute worst version of the system.

[ac3r]

I'd do their next project completely free of charge if they wanted.

[Square]

Part of this development has gone to the OLT for Parkland fees. Whatever that means.

[ZEBuilder]

Part of this development has gone to the OLT for Parkland fees.  Whatever that means.

I'd have to look into it but it is likely Vive is trying to get out of the parkland dedication portion of their approval,  the actual argument won't be public until after the first CMC.

[mastermind]

This one was going up quick until about sometime early/mid December when it was time for the crane to be raised higher. The crane hasn't been raised and ever since then there's been no progress on the structure, it's been about a month now. Anyone know what's up?

[ZEBuilder]

This one was going up quick until about sometime early/mid December when it was time for the crane to be raised higher.  The crane hasn't been raised and ever since then there's been no progress on the structure, it's been about a month now.  Anyone know what's up?

The pieces for the crane raise are on site and ready to go. The most likely problem is the weather. To raise a crane you really need the perfect weather conditions, unfortunately winter so far in KW means wind, snow, and freezing rain, all things that don't mix well with a crane raise. Similarly there's only so many companies that can do it so if they've gotten delayed because of weather related issues on other sites it cascades down the system.

[mastermind]

I know Christmas was in there too but dang, that's still a big delay during such a push to get the building up fast and a roof on. I'm sure this costs the owner a fair penny. It's a risky business with a ton of moving parts where when any one of them goes wrong it can have a huge impact.