young king a vibrant, mixed-use redevelopment focused on bringing sustainability, work-life balance and active living to integrate the community of uptown waterloo.
PLAN 309
| GROUP 4
PROFESSOR JOHN LEWIS 12.14.2018
location + context adjacent uses • Along the north property line is Ethel’s Lounge, a tavern and pub. • The property frontage is King Street North. • The rear yard is a residential unit. • Along the south flankage line is Young
YOUNG ST E
Street.
EXISTING CHARACTER The site of 108 + 102 King St N, and 8
KING ST N
Young St E in its existing conditions seem barren and underutilized. The lot is largely a parking lot, under-utilizing half of its potential space. Our team believes that due to the locale as an entrance to UpTown, this site has potential that is not being explored with its current uses. We want
location + current uses
current zoning9
to incorporate this location in the UpTown
102 king st n: mr. sub 108 king st n: pro driving school 8 young st e: residential unit
U1-60
Waterloo architectural and socio-economic fabric.
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project goals + objectives goal
1. work-life balance
To grow the social community of Uptown Waterloo
• To offer residents close proximity to job opportunities
through the promotion of work-life balance, active
2. active lifestyle
in UpTown Waterloo. • To provide social opportunities such as coffee shops, restaurants and workspaces within the building.
lifestyles, and sustainable living with a well integrated, mixed-use and
To provide access to active lifestyle amenities within the community, by providing bike storage and fitness facilities.
vibrant development
4. integrated 6. vibrant
3. sustainable To incorporate stormwater management and improve energy efficiency via a green roof and a retention pond.
To blend UpTown Waterloo’s current built-form and future development.
5. mixed-use To offer a combination of retail, office and residential space in one building.
• To integrate the social network of UpTown Waterloo by offering community inclusive amenities. • Providing a variety of dayto-day services that appeal to a wide demographic.
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abiotic and biotic constraints + opportunities
abiotic The flat elevation of the site, combined with the low density surrounding
cultural | urban design guidelines
the lot allows for complete sun exposure. To accommodate for this, our
The City of Waterloo Urban Design Manual provides landscaping
shade from the sun in summer months.
design will incorporate the use of arched entrances that will offer some
guidelines that promote the use of sufficient setbacks and pedestrianscale lighting, which we aim to provide on our site. Our use of shrubs and trees will promote open sightlines, and also aid in reducing the scale of the building mass for pedestrians. The Urban Design Manual also indicates that the building should be designed with the surrounding built form in mind. Adhering to this idea, our development will incorporate the Uptown architectural styles of Victorian-based architecture, to promote cohesion with the existing King St. character.4
biotic The small amount of vegetation present on the site, other than the 5 deciduous trees that will be removed, will allow for ease in the redevelopment of the site. There are no special considerations needed for species present. Due to the exposure to the sun and the amount of concrete on the lot, in combination with the limited tree population, there is a probability that the temperature on the lot could be higher than the surrounding areas. In terms of vegetation, this will mean that our plant species will need to be resilient to sun exposure.
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political context
Does our concept reflect the priorities of the Mayor and City Council?
meet Mayor Jaworsky’s plan towards economic growth as the development will give an opportunity for businesses and companies to use the space.
The Mayor of Waterloo, Dave Jaworsky is impressed with the streetscape improvements in Waterloo’s Uptown core as he states that, “[he is proud] that this is innovative
“A city is successful when you have live, work and play,” said Mayor Jaworsky. “The
infrastructure”14. In relation to our proposed development goal, we aim to provide active
play is there with great restaurants and facilities in Uptown. The life is there with all the
lifestyles and sustainable living. Uptown Waterloo has a great bicycle facility design on the
condominiums and apartments. What we’re missing is the work, which is what you need
King St. corridor, which promotes active transportation in the region13. Mayor Jaworsky
to keep a city vibrant throughout the day”.20 The proposed development vision reflects on
comments on how there are some safety issues in the interaction between parking
what Mayor Jaworsky considers a “successful city” and such amenities within the proposed
vehicles, and understanding where the parking and bike lanes are located14. Understanding
development will enhance the social networks of Uptown Waterloo.
that signage still needs to be placed with its new bike lanes, the demand for parking is needed14. The proposed development will offer underground parking space within the
The City of Waterloo has supported Uptown as the heart of the city for many years.
development so residents will be able to park their vehicles away from interference with
The Uptown Vision Committee first focused on revitalization of the core to make it a
the newly implemented bike lanes. This also will allow for future extension of the bike
vibrant place to live, work and visit. Currently, the council is working towards the Vision
lanes down King St. towards University Ave.
2025, which builds on five perspectives: build, live, move, work, and play25. The ‘build’ perspective focuses on the infrastructure of Uptown, for new development to be built
Mayor Jaworsky’s core plan for the City of Waterloo involves economic development21.
in the highest quality in terms of design, functionality, accessibility, sustainability, and
He aims to foster a flourishing economy through job creation and by attracting companies
flexibility; and contribute to the formation of a livable community25 (pp. 5). Our proposed
to expand and remain in the city21. The proposed development is a mixed-use facility
development supports the Vision 2025 and strives towards achieving environmental
consisting of office spaces, a gymnasium for active living and restaurants which are
sustainability. The development will incorporate stormwater management and improve
accessible for public and residents. The office space provided in the development will
energy efficiency by having a green roof and a retention pond.
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policy context waterloo strategic plan 2015-2018 • Waterloo’s Strategic Plan of the 2015-2018 mission is to provide leadership and delivery of efficient and effective services to support a vibrant and prosperous community. The proposed development strives to incorporate its guiding principles from the current Strategic Plan to promote active lifestyles, work-life balance, and sustainable living with a well-integrated mixed-use and vibrant development8 • The Strategic Plan includes a goal to pursue multi-modal transportation through a “well-balanced multi-modal transportation network facilitates the ability of people to move within, around and in and out of the city. Diversifying the methods by which people can get around is an important element of a healthy, sustainable and prosperous Waterloo” 8 (pp. 7). Our proposed development aims to focus on multi-modal transportation by expanding the active transportation network - an addition of a cycling facility for the use of residents of the development and the public. The recently placed segregated bike lanes on King St. will attract the public to use the facility2. Within the development, indoor bike storage will be provided. It will follow the criteria as stated in the City of Waterloo Urban Design Manual4: • Basic bike parking target: minimum of 10% bike parking for all required parking spaces • Minimum 0.6 bike parking space for 1 residential unit • Minimum 2 bike parking spaces for units with 4 or more bedrooms • Vertical bike rack systems will be supported 8 • The development will renew the existing infrastructure to support growth and urban intensification, ensuring core needs are met and reflect on the goals of the Strategic Plan. One of the many objectives stated in the Strategic Plan includes to “support community wellbeing through enhanced opportunities for active living and community engagement” 8 (pp. 14). Our proposed development will support this through integrating commercial spaces for residents and the public such as office spaces, restaurants, and a fitness facility to increase community engagement and active living. Such spaces will support community wellbeing through enhanced opportunities for active living and community engagement by enhancing the inclusiveness of the community for all ages and backgrounds.
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policy context Land Use The proposed development is categorized as a “Mixed-use Medium Density Residential”. From the Official Plan of Waterloo under the section of Land Uses, the location of the development falls under the border of the commercial zone11. Since the proposed development includes commercial space in the development, it can still be considered as a “Mixed-use Medium Density Residential”. Our proposed development will follow these set guidelines.
U1-60 Zoning By-Law9 • Min. Building Height: 13.5 m • Max. Building Height: 60 metres and 18 storeys • Min. First Storey Height: 4.5 metres • Min. Density: 150 bedrooms/hectare • Max. Density: 675 bedrooms/hectare • Tower Footprint (max): 1,000 square metres
zone17
• Min. Common Outdoor Area: 2,000 square metres or more, (3% of lot) • Min. Street Line Setback: 4.0 metres • Min. Side Yard Setback: 1.5 metres • Rear Yard Setback: 4.5 metres • Landscaped Buffer: A min. average depth of 3 metres, no less than 1.5 metres
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market comparable 1 Relationship to Site • Our building will be 6 storeys tall, lower than that of the 70 King St. N. development. The amendments were approved to accommodate the height of this site, thus indicating a likelihood of an amendment for our development.1 • The new development at King Street and Bridgeport Road integrates work-life balance. With commercial uses in the 4 storeys of the podium, and then residential units in the towers, residents have a variety of work options close to if not in the same building. This is connected to our goals of a work-life balance. • The overall design of this new building is similar to our site goals. We aim to keep a contemporary style, with lot of windows, and provide opportunities for startup developments to promote the STEM goals of Waterloo.13 70 king st13
70 king st n1 Site Area: 4590 sqm13 Building Height1 • The Podium will be 4 storeys tall • One tower will be 11 storeys tall • Second tower will be 24 storeys Unit Size Range: The unit size range is unknown, but there will be 571 unit per hectare13
8
70 king render1
market comparable 2 14 princess st w5 Site Area: 1662.83 sqm
5
Building Height: 7 Storeys5 Completion Date: December, 20135 Unit Size Range: 38 - 680 sqft 1180 sqft15 Unit Price: Approximately $2400 per month for 1000 sqft.
Relationship to Site • We aim for our building to be mid-rise and mixed use. Fourteen Princess is an example of a development which encompasses commercial and retail space in a 7-storey building. • Fourteen Princess also emulates our intention to create a modernized design that incorporates into the existing canvas of Waterloo’s UpTown. • Fourteen Princess is also aimed at working young adults and encourages the integration of social life and work in one vicinity. This not only relate to our goals for work-life balance, but also to our intention of encouraging active transit, as working and socializing nearby make this feasible.
princess front15
lounge15
princess15
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market comparable 3 BRCH SOCIAL 1 King St N
Relationship to Site • This café in Uptown Waterloo offers a stylistic inspiration for our development. The aged, Victorian industrial style exterior of the building has a similar appearance to our intended development style. • BRCH is an Uptown example of work-life balance as its upper floors feature valuable office space. Similarly, our development combines social atmospheres with work spaces to integrate life’s various aspects. • This building’s look is well-integrated in Uptown Waterloo’s current scape. The way it combines old and new age is alike to our development, where the exterior is heavily impacted by 19th century architecture with a contemporary interior twist to create a vibrant site.
interior18
BRCH SOCIAL19
10
ENTRANCE19
bubble diagram 108 KING STREET NORTH SPRING ST E LEGEND green roof
GREEN SPACE
upper floor residential units
PAVEMENT REGINA STREET N
KING STREET N
ground floor retail & office space underground parking
20M
PROPOSED DEVELOPMENT BIKE PARKING (FOCAL POINT) PARKING PEDESTRIAN MOVEMENT VEHICLE MOVEMENT EXISTING BUILDINGS
N YOUNG ST E
WASTE RECEPTACLES DETENTION POND SITE BOUNDARY
local bike shop
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site plan
12
plan discussion
Our aims for this site were to promote our vision of work-life balance, sustainability and active lifestyles through a mixed-use development. To promote growth in the Uptown Waterloo Area, our team is proposing for the demolition of the three existing buildings on the intersection of King Street North and Young Street East. In its place, the site will be renewed for a medium-density mixed-use development. Our development incorporates a variety of spaces that includes retail units on the ground floor, a floor dedicated to office space, and multiple floors of residential units, facilitating a work-life balance. The proposed development will also include a stormwater retention pond, a green roof and green space, as well as an area dedicated to bike parking. Acting as the focal point of this site, the bike parking area will encourage our goals of an active lifestyle and sustainable living in Uptown Waterloo. Office commuters, retail patrons, and residents alike will be able to easily access this bike parking, as it will be conveniently located at the King and Young intersection alongside well-lit pedestrian pathways. To further sustainable living, the retention pond at the back of the site will work to divert stormwater and reduce flooding in the area. The development will be designed to accommodate for the rising tech scene in the Waterloo region, with office spaces and residential units that will drive startups and young adults towards the Uptown Waterloo area. Architecturally, the development will take on a Victorian theme that is similar to the BRCH market comparable, as to not be disruptive to the surrounding area. Through this, we will deliver our goal to create an integrated development that fits well into the existing Uptown built form. The result is a vibrant community that accommodates for a young demographic, providing social opportunity in the form of retail gathering spaces and working spaces.
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planting plan
Green Roof The green roof feature of our design is accessible to residents of the building and serves as an outdoor space for relaxation. The roof includes seating in both the form of benches and a picnic table. The green roof is not only a space for relaxation, but also a means of storm water management in an urban setting. When it rains, the plant life of the green roof collects water and any additional runoff will drain into the site’s retention pond. The design is inspired by the Village of Yorkville Park in Toronto. We chose to divide the roof into 4 distinct sections: a space inspired by native Canadian trees; a space dedicated
MILKWEED22
to encouraging pollination; one to showcase diverse grasses; and lastly a section dedicated to supporting caterpillar habitats. This planting plan is part of creating a sustainable development and augmenting vibrancy. By transferring runoff into the retention pond, we contribute to a more sustainable storm water management system instead of allowing unfiltered water and excessive runoff to fill and flood storm drains. Additionally, the roofs of buildings are often wasted spaces in cities, our planting plan is a way to sustainably use this space that would typically be wasted. Vegetation is also a way to create a more vibrant space for residents as they navigate their
BLACK-EYED SUSAN23
busy lives. Ground Level Since our building frontages are highly visible, on the grade level, our goal was to utilize plant design in order to enhance the sense of vibrancy and integration already prevalent in the buildings design. Plant life as a means of beautification enhances the facades of our building’s vibrant design and integrates the landscape with the existing
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built form of King and Young St.
RED TWIG DOGWOOD24
Symbol
Quantity
Botanical Name
Common Name
Flower Colour
Flower Time
Level Plant List
GROUND FLOOR: PROPOSED WET DETENTION POND
BOD (1) POP (1)
POP (4), BOD (4) FES (5)
SED (5), RUH (4) BOC (5)
BOD (7) FES (7)
TAC (9)
ASS
5
Asclepias syriaca
Milkweed
Leafy green, pink bloom Spring/Summer
COS
5
Cornus sericea
Red Twig Dogwood
Bright orange/red
BOD
10
Bouteloua dactyloides
Buffalo Grass
Fruiting: July - Sept
POP
11
Poe pratensis
Kentucky Bluegrass
March to November
FES
4
festuca
Fescues
SED
3
Sedum
Stonecrop
Berries from Summer to Fall
March to November Leafy green, pink bloom March to November
RUH
4
Rudbekia hirta
Black-eyed susan
Yellow
BOC TAC
3 8
Bouteloua cutipendula Taxus canadensis
Side oats grama Canadian Yew
Green, wheat-like Green, red berries
June to September March to November April to May
chamaecyparis buxus liriodendron
Siberian Cyprus Boxwood Tulip Tree
Green Green Green/yellow
Confiers Confiers April to August
Ground Level Plant List CHA BUX LIR
8 30 4
Soil
Herbaceous Perennials
Grass
Trees and Shrubs
LIR (2)
ASS (5)
PROPOSED ROOFTOP ENTRANCE/EXIT
COS (5)
CHA (8)
BUX (10)
BUX (10)
LIR (2)
Planting Plan Site Addresses:
108 and 102 King St. N
0
Date:
2
4
8
Metres
City of Waterloo Site Plan Application No:
December 4th, 2018
536360
File Name:
PLAN309.pdf
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perspective rendering Discussion Integrating our proposed mixed-use development into the surrounding Uptown character, and creating a sense of unity, we chose to mimic 19th-century architecture in our built form. To ensure that modern is blended with this Victorian-inspired architecture, we included modern accents in the entrance-facing window treatments. With our development acting as an entrance to the UpTown core, this architectural choice creates a distinct sense of place in its creme colouring and detailheavy ornamentation. This detailing of the window overhangs and arches also promote a sense of rhythm in the building’s design. Our choices of vegetation accent the building and create additional visual draw to the development, but still allow for optimal sightlines and walkability for those at the ground-level. The bike rack on the Young St. flankage promotes our active transportation goal while also offering a modern accent to the Victorian-inspired look of the building.
16
perspective rendering 17
appendix 1: proforma Building Overview
Proforma Overview
The proforma covers the costs and revenues of constructing a 6-storey mixed-use building. The first floor will be constructed to service: a 2800 sqft fitness facility, a 4006 sqft restaurant or cafe, and a 2500 sqft office space. The 5 floors above will consist of residential units, where each floor will have six 2 bedroom units of 1000 sqft, and two 3 bedroom units of 1373 sqft.
With a high sale value of residential, retail, and office units, the total revenue generated from this development will be $31,940,264.20. To provide high quality materials to the occupants of the building, the construction costs will be on the higher end of Altus’ estimates. The soft costs and hard costs required for construction will be $4,278,940.92 and $16,937,939.15, respectively. The project will generate a net profit of $8,034,374.83.
Project Specifications
Site Area Gross Floor Area Residential Saleable Retail Saleable
SF SF SF SF
Office Saleable Residential Saleable Retail Saleable Office Saleable Parking
SF Units Units Units Units
9,717.71 68,023.96 52,475.64 6,806.31 2,500.00 48 2 1 57
Project Revenues
$/SF
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Soft Costs
Development Costs Approval Consultants Building Consultants Marketing Fees
Input/Unit Total $6,000.00 $306,000.00 $25,000.00 $1,275,000.00 $10,000.00 $510,000.00
Sales Commissions Closing Fees Management Fees Total Development Costs
@4%
Municipal Costs
Res Sales Retail Sales Office Sales Parking ($/Stall) HST (%) Total Revenues
$510.00 $150.00 $110.00 $20,000.00 9.39%
Total/SF $26,762,576.40 $1,020,946.50 $275,000.00 $1,140,000.00 $2,741,741.30 $31,940,264.20
Development Charges (Res) Development Charges (Com) Park Cash OMB Contingency Application Fees Permits (Res) Permits (Comm) Total Municipal Costs
$10,000.00 $10,000.00
$1,167,940.92 $510,000.00 $510,000.00 $4,278,940.92
Input/Unit
Total
$24,326.00 $20.17 $10,000.00 $500,000.00 $300.00 $0.80 $1.35
Hard Costs
Construction Costs Site Services and Demolition Construction Total Construction Costs
$/SF
Total $2,000.00 $102,008.00 $247.50 $16,835,931.15 $16,937,939.15
Land Acquisition Costs Land Price Land Transfer Tax
Input $6,500.00
@2% Legal Fees
Total Land Acquisition Costs
$1,167,648.00 $187,708.27 $480,000.00 $500,000.00 $15,300.00 $41,980.51 $12,563.52 $2,405,200.30
Total $263,679.00 $130.00 $20,000.00 $283,809.00
Annual Holding Costs Revenue Taxes Net Total Project Costs
Net Profit Net Profit - %
$0.00 $0.00
Total
$0.00 $0.00 $0.00
$23,905,889.37
$8,034,374.83 3047.03%
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25. City of Waterloo. (2011). Uptown Vision 2025 [Ebook]. Waterloo. Retrieved from https://www.waterloo.ca/en/contentresources/resources/government/vision_2025.pdf