CREATIVE CLASS CONSULTING
Response to Request for Site Plan Concept
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TABLE OF CONTENTS
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3 | SITE DESCRIPTION 4 | GOAL & OBJECTIVES 6 | DUE DILIGENCE 8 | PRECEDENCE IMAGES 9 | BUBBLE DIAGRAM 10 | STANDARDS 11 | PRELIMINARY PLAN 12 | MASSING MODEL 13 | PRO-FORMA 14 | SITE PLAN 15 | RENDERING 17 | PLANTING PLAN 18 | SOURCES 20 | APPENDIX A
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SITE DESCRIPTION
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Description
The site consists of a largely flat grassland, 52 by 78 metres in size. It lies on Hagey Boulevard, a short distance north from Columbia Street West. The proposed site for the new building is bounded by two existing buildings, the Accelerator Centre to the south and the Cora building to the north.
Biotic Components
Most of the site is a grassy field. There is a landscaping feature running along adjacent to the road, consisting largely of flowers, bushes, and small conifers.
Abiotic Constraints
The area is exposed to strong winds from the west, which could create a vortex and render outdoor space unpleasant. The site is oriented with the longest sides at the north and south, which will maximise exposure to sunlight in the morning and evening, but limit it in the afternoon.
Cultural Restrictions
The area is zoned as University-25 (BI-25), which allows a broad array of university-related uses. The main restrictions are that the building must be within 5 metres of the street, and can be no more than 25 storeys in height.
Context
The nature of Central is that many of the same users will use the site on a daily basis. Central is programmed to have changeable features such as the graffiti wall and LED light features, as well as adaptable spaces that have been programmed for uses ranging from work meetings and brainstorm sessions to yoga and Krav Maga classes.
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GOAL & OBJECTIVES Central is a landmark development that will unify the R&T Park with a playful, efficient, lively space. Landmark/Unify Central will unify the R&T Park with access to both the interior and exterior public spaces from all 3 sides of the site. We will seek to develop the site as a landmark for the community, through the inclusion of unique architectural features. - Windows that open onto the interior court yard unifying both the indoor and outdoor public area - A style which is distinct from but in harmony with surrounding structures - Commercial hub to support the development of a local culture - Interactive light features - Adaptable open space
Lively To utilize natural light and interactive architectural features that encourage consistent activity within the space by incorporating the use of color into the design of the building, and the provision of both open and more intimate space for social interactions of different kinds between people who otherwise may not interact.
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GOAL & OBJECTIVES Central is a landmark development that will unify the R&T Park with a playful, efficient, lively space. Playful The juxtaposition of color, shape and building material will create playful spaces that host a mix of both passive and active uses. Users will be encouraged to engage with the interactive features on the site. - A large light bright feature - Graffiti wall - Interactive LED light panels - Programmed recreation space - Snow fort building equipment in the winter months
Efficient Central’s efficiency lies within its mix of open space and building features that provide recreational, commercial and social amenities. - Solar powered and motion sensored lighting - Green roofs - Reuse of stormwater - Implementation of impervious surfaces
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DUE DILIGENCE Existing Policy
The Waterloo Council Strategic Plan 2015-2018 recognizes the R&T Park as a hotbed for attracting thinkers and innovators and prioritizes the development of environmental leadership, sense of community and economic growth for the City (Miller Dickenson Blais, 2015). The vision for 2031, as outlined by the Official Plan is that the City is becomes a leader in creating sustainable, accessible, economically successful developments (City of Waterloo, 2014). Waterloo will provide opportunities for people at all stages of life to live, work, learn, shop, and play in close proximity (City of Waterloo, 2014). As outlined by the Land Use Schedule of the Official Plan the R&T park should be characterized by knowledge based, technology and offices uses, supported by mixed-use developments (City of Waterloo, 2013). The development of Central in the R&T Park is consistent with existing and proposed City policy. Waterloo’s Urban Design Guidelines will be consulted in future stages, ensuring that development of Central is guided by identified best practices.
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DUE DILIGENCE “There is a buzz about our city and we all feel it. Whether we are long-time residents, established community leaders, young students like our new councillors here, or youth about to embark on their post-secondary journey, we all know that Waterloo is the place to be.” - Mayor Dave Jaworsky, 2015 State of the City Address
“All of the elements for a culture of innovation — creativity and curiosity, learning and talent, diversity and collaboration, daring and celebration — are in this region... That’s here in this Accelerator Centre, that’s here in our learning institutions, and it’s here in our community.”
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- Governer General David Johnston, May 2016
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PRECEDENCE IMAGES
ABOVE: The sleek form of the Louverwall building in South Korea allows sunlight to enter the building from all angles and produces a distinctive, welcoming structure. BELOW: The Ryerson Image Centre’s use of colour, light and sleek, modern lines allows it to stand out from its surroundings, something we hope to achieve.
ABOVE: The Livraria da Vila is a commercial venue in Sao Paulo. We are inspired by its luminous front entryway and the uniqueness of its rotating shelves.
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BUBBLE DIAGRAM
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STANDARDS Required
Proposed
Front Setback
5 metres.
9.4 metres.
Side/Rear Setback
5 metres.
Side: 8.74 metres, 21.1 metres. Rear: 11.4 metres.
Maximum Height
25 storeys.
6 storeys.
Path Width
Minimum 1.2 metres in width, no more than 5% grade (Dines, 1997).
Generally between 2-3 metres in width, minimal grade.
Accessible Parking
Minimum 4 spaces, located within 30 metres of an entrance (City of Toronto, 2004).
5 spaces, 22 - 29 metres from entrance.
Lighting
100 lux at major entrances, 30 lux overall (City of Toronto, 2004).
Compliant.
Loading Dock
3.9 metres wide and 10.7 metres long to accommodate cube trucks (Nova Technology, 2013).
Compliant.
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PRELIMINARY PLAN
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MASSING MODEL
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PRO-FORMA
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SITE PLAN PROJECT:
CENTRAL
PLANTERS
WATERLOO / ONTARIO PLANTERS
LOCATION:
DAVID JOHNSTON RESEARCH PARK LEGEND:
SITE BOUNDARY BUILDING FOOT PRINT OVERHANGING BUILDING TABLE AND CHAIRS BENCH NOTES:
6 STOREY COMMERCIAL/OFFICE SCALE:
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2.5
7.5
12.5
Meters
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PREPARED BY:
DRIVEWAY SIDEWALK
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WATER FEATURE
CREATIVE CLASS CONSULTING
DRAWING TITLE:
SITE PLAN HAGEY BLVD
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RENDERING
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RENDERING
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PLANTING PLAN SR 6
PROJECT:
SR 6
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CENTRAL
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WATERLOO / ONTARIO
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PLANTERS
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MUNICIPAL ADDRESS:
Part of 375 Hagey Boulevard SR 6
6 STOREY COMMERCIAL/OFFICE CS 10
NOTES: Botanical Name
Common Name
Symbol
QTY
SR
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CS
Red Cornus 15 Stolonitera Osier Dogwood
Syringa Japanese reticulata Ivory ‘Ivory Silk Silk’ Lilac
SCALE:
0
2.5
7.5
12.5
Meters
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PREPARED BY:
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EDIBLE PLANT PLANTING BED WATER FEATURE DRIVEWAY SIDEWALK
HAGEY BLVD
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DRAWING TITLE:
PLANTING PLAN
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SOURCES Carol Stewart. (November 2014). Startup Day on the Hill. Fininancial Post. Retrieved from: http://business.financialpost.com/ entrepreneur/fp-startups/startup-day-on-the-hill-research-partnerships-are-critical-for-innovation-but-more-is-needed-2?__ lsa=9501-9247 City of Toronto Chief Administrator’s Office (2004). City of Toronto: Accessibility design guidelines. Retrieved from /react-text https:// www1.toronto.ca/static_files/equity_diversity_and_human_rights_office/pdf/accessibility_design_guidelines.pdf City of Waterloo. (August 2012). Zoning By-law No. 1108. Retrieved from: http://www.waterloo.ca/en/contentresources/ resources/government/1108_zoning_bylaw.pdf City of Waterloo. (October 2014). Official Plan. Retrieved from: http://www.waterloo.ca/en/contentresources/resources/ government/OP_Consolidated_Version.pdf City of Waterloo. (February 2013). Official Plan. Land Use Plan. Retrieved from: http://www.waterloo.ca/en/contentresources/ resources/government/OP_schedules.pdf Dave Jaworsky. (2015). 2015 State of the City Address. Retrieved from: http://www.waterloo.ca/en/contentresources/resources/ government/State_of_the_City_2015.pdf Dines, N (1997). Outdoor accessibility. In Dines, N; Brown, K (eds). Time-save standards for landscape architecture. New York: McGrawHill. Miller Dickenson Blais. (June 2015). City of Waterloo Council Strategic Plan 2015-2018 Final Report. Retrieved from: http://www. waterloo.ca/en/contentresources/resources/government/Strategic_Plan_2015/FINAL_AODA_Waterloo_Council_Strategic_ Plan_2015-2018_-_June_12th_2015_lw....pdf Nova Technology (2013). Dock planning standards. Retrieved from /react-text www.novalocks.com/wp-content/uploads/NOVADock-Planning-Standards-Guide.pdf Terry Pender. (May 2016). ‘Extraordinary community’ will generate more tech success, Johnston says. The Record. Retrieved from: http://www.therecord.com/news-story/6559193--extraordinary-community-will-generate-more-tech-success-johnston-says/
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APPENDIX A
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