Plan 309 Final Report

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327

326.5

326

325.5 Redevelopment Proposal Uptown Waterloo 325

THE CENTROID 324.5

December 6th, 2018 PLAN 309 / Group 9 Dr John L. Lewis 324

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326.5

326 OF CONTENTS TABLE

3

325.5 Introduction

4

Site Context

5

Existing Condition Plan

6

Opportunities & Constraints

7

The Site

16

Due Diligence

23

Endnotes & References

24

325

324.5

Appendix

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INTRODUCTION

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326.5

The City of Waterloo is known for their reputation as the tech capital 326 of Canada. Many talented individuals develop their skills from education acquired from the schools within the City. Thus, with increasing amounts of visitors and demand for newer developments, the City is faced 325.5 with the challenge of balancing growth and preserving the natural ecosystem. 1 325

To approach this challenge, the City of Waterloo is seeking to provide direction towards a more successful vision through the intensification of the City’s UpTown Core. 1 By analyzing the UpTown Waterloo Business Improvement Area (BIA), it can help determine which locations are best for 324.5 redevelopment and addressing the needs of the community.

By following the City of Waterloo’s Zoning By-Laws and Urban Design Guidelines, “The Centroid” is proposed in the heart of UpTown.

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Figure 1.0: UpTown Waterloo BIA Area

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SITE CONTEXT

COMPANY DETAILS

327

Businesses within the site: 326.5

Address : + 33 Erb Street West, Waterloo, ON, N2L 1S8 Site Area 2: + 18 351.26 meters squared Current Zoning Class + Uptown Commercial Core (U1) 2

326

+

Joy of Flowers

+

The Duke of Wellington

+

Just Love Pie by Sweet & Savoury Pie Co.

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325

+

The Strand

+

Angie’s Waterloo

Surrounding restaurants:

Current Uses

+

Abe Erb Waterloo

+

Famoso Neapolitan Pizzeria

Presently, the site contains a large parking lot, several restaurants, and boutiques located +

around the North and East side of the lot. There is a heritage building on 324.5 the North - East

Beertown Public House Waterloo

intersection of King Street South and Erb Street West. It is protected by the Ontario Heritage Act, and can not be removed from the lot. Similarly, the building adjacent has been recently

+

Taco Farm

established within two decades and will not be approved to be demolished.

+

King Street Trio Uptown

+

Crystal Palace

Adjacent Uses

324

Located at the heart of Uptown Waterloo, the site is surrounded by restaurants, retail stores, and office

Surrounding retail and office:

buildings. The newly developed LRT is conveniently South of our site, providing access to the whole city.

+

Bank of Montreal

There is also a large parking lot, UpTown Parkade, located across the Shops at Waterloo. This lot is underused

+

TD Canada Trust

and we propose to divert some of the public parking removed towards the Parkade.

+

Carter’s

+

King Street Cycle

+

Bob’s valu-mart

+

Shoppers Drug Mart

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4

EXISTING CONDITIONS PLAN

1

2

Electric Vehicle Charging Station + ChargePoint Level 2 Charger

4

Angie’s Waterloo + Family diner since 1962 3

3 2

5

1

3

4

5

The Atrium + Contains several boutiques and a local pub

15 King Street South + Recently constructed building which can not be torn down

BMO Bank of Montreal + A protected heritage building built in 1914

5

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327 OPPORTUNITIES & CONSTRAINTS 326.5

Topography +

326 The site was originally a parking lot, therefore the elevation is quite even. The difference between the highest and

ABIOTIC

lowest point is only 3 meters. Thus, the site does not require many additional costs to make it level for construction.

Surficial Geography 325.5 + The foundation of the site is composed of mostly sand and gravel, and is beneficial for construction as it makes it easier for stormwater to infiltrate the surrounding ground.

325

Vegetation + There are not many trees within the site due to the large amount of asphalt, but there are a few spread out the area. It would not be BIOTIC

324.5are not very big. difficult to cut them down for redevelopment because they

Microclimate + The parking lot had minimal buildings to create the wind tunnel effect. However, the large amount of asphalt pavement reflects the heat from the Sun, increasing the temperature of the area.

324

CULTURAL

Historic + The BMO Bank of Montreal building was built in 1914 and represent the Beaux Arts architectural style in Kitchener-Waterloo. It consists of ionic columns and curved stone pediments. The building to this day represents the image of banking institutions in Waterloo and is protected by the Ontario Heritage Act, By-law 81-11. +

The Centroid’s two smaller buildings mimic similar architectural elements and size of the historic building, but the higher structure uses contemporary elements to demonstrate the new wave of development erected from the old while respecting the heritage.

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325.5 Redevelopment Proposal Uptown Waterloo 325

THE SITE 324.5

Goals & Objectives Site Plan Planting Plan Renderings

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DEMONSTRATED BY 327

GOAL & OBJECTIVES

1

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“To create a multi-purposed evolving space in the heart of Uptown Waterloo, that

averaging at 1329 ft 2 each 2

326

encourages community interaction.�

Total of 87 Residential Units 4552 m 2 of commercial space which includes working space, restaurants, and offices

3

325.5

2401 m 2 of green space dispersed

Multi-Purposed

throughout the site The combination of residential, commercial, and green space, provides

325

people with a diverse mix of activities and opportunities to experience

1

within a singular space.

visually attract public 2

Evolving Space

324.5

Collaboration with locals to showcase their works in the

By implementing periodic changing features to the site such as

public square

workmanship from local artists and seasonal plant species, it will

3

captivate the community with different attractions to linger.

Alternate events and decor to promote wellbeing and community 324

We value the importance of public communication and acknowledge its Community Interaction

Seasonal vegetation and trees to

1

paths, bike storage, and

benefits, thus identified the need for a space where everyone can utilize the facilities and interact with one another.

Promotion of walkability through limited parking

2

Open spaces, comfortable lighting, planters, encourage interaction

3

Co-operation between private and public to ensure sustainability 324.5

8

SITE PLAN 1

Multi-Purposed

We propose to include restaurants on the bottom floor, and working space right above. This will be beneficial for those working to enjoy snacks from the local business below. There will be a set fee for those who use the space for management.

3

1

1

2

3

2

The main building will include indoor parking on the first floor, and boutiques on the second. The remaining floors will be residential. This mixed-use environment will promote walkability and attract the public with many options in the area.

3

Currently UpTown Waterloo has a decline of green space therefore, we addressed the demand with a public square where people can destress and enjoy the natural environment. The evergreens assist in blocking the unattractive parking areas.

9

Utilizing local species, we aim to conserve the natural environment. With a diverse mix of trees, the colours will vary throughout the year to provide different scenery. The visualization of the site is important to feel inviting and open to the public.

4

SITE PLAN 1

Evolving Space

We propose these work spaces to be managed by the city and can be booked similarly to conference rooms. In an area where ideas are constantly surging, having these spaces to creatively think and work are crucial for future projects.

4 1 3

1

2

On the second floor, the boutiques are constantly changing. Taking inspiration from Toronto’s Yorkdale Mall, these stalls will rotate every six months to provide the community with different options. These will me mostly food, but not limited.

2

3

To engage the community, we want to display the work of local artists. By recognizing and supporting the neighborhood’s talent, it can significantly improve the unity of the area. These transitions will also captivate the public with new attractions.

10

SITE PLAN 1

Community Interaction

The Centroid understands the importance of community. We encourage walkability because it correlates directly with the wellbeing of people. By limiting parking spaces, and increasing bike storage we discourage vehicle use on site.

3

2

1

2

The building’s design is meant to be open space.

Similar to a food hall, the second floor is filled with seating and lighting to encourage people to stay and enjoy the scenery. Residents of the building are also invited to loiter and enjoy the facilities.

3

The unique feature of The Centroid is the union between residents and the public. The concept involves management under the development, but open access to the public for fees for the use of amenities. This liaison will ensure sustainability.

11

PLANTING PLAN

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DISCUSSION

326.5

The Centroid strives to create a multi-storey mixed-use development that integrates into the community.

Using the natural flows from Erb Street South and King Street South, the site encourages walkability and encompasses the natural landscape.

326

The design of the two smaller North end buildings incorporates the Beaux Art architecture components found in the BMO Bank of Montreal heritage building.

It contrasts the glass and contemporary inspirations from the taller building which represents the new coming out of the old. It is important to pay homage to the past, but also acknowledging future development and growth.

325.5

325 The 17 storey-residential building will include parking on the first floor, boutiques on the second, amenities on the third, and housing units on the remaining.

The amenities include study rooms and a state-of-the art gym facility shared amongst residents and the public. Through this collaboration between private and public, it will ensure sustainable management and also collect income from the fees of the public. The 2-storey commercial buildings located on the North side of the building aims to attract pedestrians to enter the site. It facilitates pedestrian use and connectivity, further integrating the site with the existing uptown core. The first floor will have restaurants or food related industries, while the upper floor is designated 324.5 as coworking space.

Throughout the construction and lifespan of The Centroid, it aims to be sustainable in all aspects. We plan to strive for LEED Gold Certification using renewable energy sources, sustainably sourcing materials, greywater management, and nature-base solutions. With green roofs consisting of moss, it will help with insulation and rainwater collection throughout the year. The green courtyard will offer seasonal community activities and display local talents while providing a natural landscape for people to utilize.

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The focus of The Centroid is maximizing the activity within a singular space, while considering community interaction. By captivating the public with intricate designs, and providing several valuable services, people will be willing to stay. Through our analysis and Pro Forma it is determine that this project has potential to be profitable and implementation should be encouraged to benefit the Waterloo UpTown Core.

13 324.5

The Centroid during the night time

RENDERING #1

The Centroid during the night time

RENDERING #2

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325.5 Uptown Waterloo Redevelopment Proposal 325

DUE DILIGENCE 324.5

Political Context Policy Context Market Comparables 324

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327 DUE DILIGENCE - POLITICAL CONTEXT 326.5

Approval Body + +

326 The site plan review committee evaluates the applications within the region based on he Official Plan.

All land within the City of Waterloo has been designated as an area under By-law 09-131.

Ward 7 Councillor: Melissa Durrell + +

Many citizens have expressed their concern about housing shortages325 and the new development of the mixed-use 46 story building proposed to be built in Uptown including a Science Centre.

Durrell addresses this concern stating the City of Waterloo has been pushing for more, and is evidently shown the past months within the city core, attributed to better growth management.

Mayor Candidate: Chris Kolednik + +

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324.5

Kolednik opposes Durrell’s opinions on development and is against the Launch condominium being built on Bridgeport and King, fearing it’s monstrous attributes destroying the Uptown Waterloo Spirit.

The Mayor Candidate would not be in favour of our new development, contrasting Durrell 324

Ratepayers Association + +

The Uptown West Neighborhood Association represent students and families who benefit from a vibrant, safe, connected Uptown Waterloo.

Previous projects similar in design and size have been approved by the RA before, therefore it can be assumed they would support this proposed development as well.

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327 DUE DILIGENCE - POLICY CONTEXT 326.5

Building Height and Design: + + + +

The proposed buildings will fall under the primary uses 326 in section 8.1.1.1 of the zoning by-law.

There will be a setback of 4m from the street line and only the building closest to the street is required to follow the maximum setback.

325.5 Under zoning by-law 8.1.15 in U1-16 the two buildings East of the site will not be removed and already adhere to the minimum height requirement.

325 The new developments to be built will have to follow the by-laws from U1-81 with the height restriction at 81 storeys, and minimum height of 13.5 m

Parking: + + + +

324.5

As per section 3.8.1 of the Waterloo Official Plan, the development will provide designated parking for bicycles and vehicles that is within close proximity to the major transit linkages of the LRT. Parking will utilize underground facilities to help hide the visibility and promote active transportation.

The number of parking spaces will be derived from section 8.1.17 of the zoning by-law.

324 The number of electric vehicle and accessible parking spaces will be found in section 6.3.1.2 and 6.4.1 of the zoning by-law.

Roadways and Walkways: + In accordance to the urban design guidelines, the development will have 2-way driveways 6.1 meters wide. + The sidewalks will have an minimum of 1.5 m for internal sidewalks and 2.5 - 3.0 for primary walkways.

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327 DUE DILIGENCE - MARKET COMPARABLES

Barrel Yards +

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Located in Uptown Waterloo, is an prime example of mixed-use development that incorporates residential and commercial attributes.

+

As we draw inspiration from this project, it provides an environment where a resident is able to commute to work simply by walking to an neighborhood building.

+

This development will help solidify Waterloo’s reputation as a creative city and revitalize the uptown core.

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Figure 2.0 Barrel Yards

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ONE28 KING +

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Located on King Street with extensive amenities, it contains 326 a party, study room, and fitness centre, and a rooftop terrace containing barbecue stations.

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+

Similar to this development, our development wil contain a variety of amenities for both residents and public.

+

This development demonstrates Waterloo’s innovative reputation investing in electric vehicle charging stations, 324.5 and parking or car sharing services.

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Figure 3.0 ONE 28 King

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Caroline Street Condo +

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This development focuses on the luxurious lifestyle 326 that is found throughout the Waterloo Uptown Core.

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+

Due to it’s close proximity, the walkability towards Waterloo Park, stores, restaurants, and entertainment is easily accessible for residents.

+

325

The vibrancy of the neighborhood can be enhanced through through the connectivity of pedestrians to Uptown, and our projects sidewalks aim to 324.5 exemplify the same concept towards our green space and building

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21

Figure 4.0 Caroline Street Condo 324.5

Property Passbook (n.d.) Caroline St. Pvt Residences. Retrieved from: https://propertypassbook.com/real-estate/kitchener-waterloo-kitchener-waterloo/caroline-st-private-residences/

Platform - Melissa Durrell. (n.d.). Retrieved October 2, 2018, from http://melissadurrell.ca/platform/

Greeno, C. (2010). Uptown goes upscale: Barrel Yards development will transform Waterloo’s core. Retrieved from: https://www.therecord.com/sports-story/2567943-uptown-goes-upscale-barrel-yards-development-will-transform-waterloo-s-core/

Condo Studios (2018). ONE28 King St. N. in Waterloo Condos by CTN Developments. Retrieved from: https://condostudio.ca/one28-king-st-n-condos-waterloo/

Bueckert, K. (2018, April 24). Science centre part of proposed Waterloo condo development | CBC News. Retrieved October 2, 2018, from https://www.cbc.ca/news/canada/kitchener-waterloo/hip-developments-launch-waterloo-uptown-70-king-street-1.4631595

Bueckert, K. (2018, September 13). Uptown Waterloo development a 'monster,' mayoral candidate says. Retrieved December 3, 2018, from https://www.cbc.ca/news/canada/kitchener-waterloo/uptown-waterloo-70-king-condos-kolednik-steiss-jaworsky-1.4820772

ENDNOTES & REFERENCES

22

U1-81 from Zoning By-Law 8. 1. 15

APPENDIX

STREET LINE setback (max)

150 Bedrooms per hectare

Density (max)

750 Bedrooms per hectare

Building height (min)

Regulations UPTOWN COMMERCIAL CORE (U1) from Zoning By-Law 8. 1. 6.

STREET LINE setback (min)

Density (min)

4.0 metres

Building height (max)

81 metres

Height of first storey

4.5 metres

Podium height (min)

10.7 metres

Podium height (max) TOWER Separation measured from exterior face of the BUILDING,

75% of the STREET LINE BUILDING FACADE

including balconies (min)

within 6.0 metres of the STREET LINE 1.5 metres

Horizontal TOWER Dimensions (max)

REAR YARD setback (min)

4.5 metres

Tower Footprint (max)

LOW RISE RESIDENTIAL

7.5 metres or half the height of the

Number of BUILDINGS on a LOT (max)

balconies, on the front building facade and

More than one (1) main BUILDING permitted

U1- 16 from Zoning By-law 8. 1. 15

Building height (min) Building height (max)

Building Height Completion Date

None

Unit Price

1 000 square metres 3 metres For LOTS with an area of 2 000 square metres

Common outdoor area dimensions (min)

Not less than 6 metres, where the common

300 Bedrooms per hectare

outdoor area is located in the front yard or

6 metres

flankage yard where one dimension shall not

16 metres and 4 storeys

be less than 4 metres 3 square metres for the first bedroom and 2 square metres for each additional bedroom in the dwelling unit

Barrel Yards

ONE28 King Street

Caroline Private Residence Living

310 Erb Street

128 King Street North

155 Caroline Street South

12.5 Acres

0.42 Acres

.53 Acres

First phase completed in 2010.

64.5 metres

94.6 metres

Some sections are still

Completed by 2020

Copmleted by Spring 2019

under construction Unit Size

40 metres

outdoor area located at Grade

Market Comparables

Site Area

except where the INTERIOR LOT LINE but

or more, 3% of the lot area shall be common

Amenity Area (min)

Site Location

b) 11 metres from an INTERIOR LOT LINE,

flankage building facade (min) Common outdoor area (min)

Density (max)

a) 22 metres from a TOWER on the same LOT

Tower Stepback above podium, including

BUILDING, whichever is greater

Density (min)

21 metres

lands zoned OS1

SIDE YARD setback (min)

LOT LINE setnack (min)

13.5 metres

Ranges from 682 - 1666 square feet

Ranges from 526 - 798 square feet

Ranges from 60 - 2081 square feet

$2400 a month

$300 - $400 000

$319 000 - $1 075 000

Minimum Parking Rate from Zoning By-Law 8.1.17 Residential Use

0.60

Per Dwelling Unit

Residential Visitor

0.10

Per Dwelling Unit

Total Residential

0.70

Per Dwelling Unit

Non-Residential Use

1.50

Per 100 m of building area

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Pro Forma

24