Downtown Cambridge 2019: Final Report

Galt District Project Final Report April 1, 2019

urbn.

The report was prepared by the following members:

Anna Maria Levytska

Anna Yu

Annie Yang

Anthony Plath

Hatim Jafferjee

Sabrina Pan

i

Table of Contents 1 Vision

01

2 Master Plan

08

3 Structural Diagrams

09

3.1 Figure-Ground Diagrams

09

3.2 Stoplight Diagram

13

3.3 Circulation Diagram

14

4 Land Use Plan

17

5 Shadow Analysis

19

6 Street Typology

20

7 Implementation

25

8 Overview

27

9 Parking Plan

28

10 Development Details

29

11 Rendered Views

30 ii

1.0 Vision Embodying a commitment to celebrate heritage, the Galt Redevelopment Project proposes a transformation of the downtown area that will cultivate economic opportunities, enhance the cultural identity and implement transit-oriented development. This will be done through introducing an employment district, creating a charming pedestrian-oriented hub and intensifying underutilized lots along the LRT. By proposing context-sensitive developments throughout the downtown study area that embrace adaptive reuse and heritage conservation, residents and visitors will be introduced to a new strengthened Downtown Cambridge. A revitalized riverfront will provide recreational opportunities and active transportation connections to the surrounding areas. The overall design will stitch together the fragmented uses of Galt’s past to create a complete and thriving community that will be able to sustain future growth in the Region.

Parti Respect the built and natural heritage features and capitalize on the life and activity of the City Centre. Our aim is to develop a site that considers the past, present and future.

past

present

future

1

Site Visit

Parking Lots The public parking lot south of Imperial Lane between Water St and Ainslie St is an accessible site that provides multiple opportunities for redevelopment.

Downtown Cambridge LRT Terminal The area surrounding the proposed LRT Station features light commercial and industrial uses pictured above and an a high priority for redevelopment.

Ainslie Bus Terminal Existing transit terminal features a sprawled design and lacks a distinct sense of place.

Open Space Several areas along the riverfront were observed to be underutilized and posed revitalization opportunities.

Riverfront Activity Existing pedestrian activity seen along the rivers edge indicates a demand for better trail infrastructure.

Concession St Inadequate pedestrian infrastructure in areas with high traffic volumes.

2

Wayfinding Outdated wayfinding and signage throughout the Cambridge Downtown area can be redesigned to foster a greater sense of place.

Multi-Use Trails Informal paths along eastern riverfront observed during the site visit indicating a potential site of revitilization.

5 Big Moves 1. Maximize land uses around the terminal LRT station to draw people to southern Downtown Cambridge.

2. Reconfigure the blocks south of Main Street and Bruce Street by introducing a finer grid network to improve permeability.

3. Create two new districts: one to support hardware industries and encourage economic growth; and one that will be a charismatic tourist, hangout and shopping destination.

4. Repurpose the existing Ainslie bus terminal into a central downtown community centre that will support the planned intensification.

5. Revitalize the riverfront to create a destination that residents and visitors can enjoy year round.

3

5 Supporting Moves 1. Develop new rehabilitation facilities to support local and regional initiatives to combat addiction.

2. Support the UW School of Architecture’s plans for expansion by introducing residences and amenity spaces for the growing student population.

3. Enhance the northern gateway as a first point of entry into downtown Cambridge by introducing more commercial and retail uses.

4. Implement cycling infrastructure and facilities to encourage active transportation.

5. Encourage residential developments with a diversity in housing and ownership types, with an emphasis on meeting local housing affordability targets.

4

Precedents Open Space & Trails

Chicago Riverwalk

Open Space between Streets

Landscaped Stairs

Walkway & Multiuse Trails

Chicago, USA

Nantes, France

Iowa, USA

Calgary, Canada

Luminated public seating design by the river.

A pocket of green space between two roads that allows for public gathering.

This is the Tom Hanafan River’s Edge Park where the stairs are integrated with softscape elements to create permeable pavers.

The Bow RiverWalk is Calgary’s downtown waterfront has an abundance of pedestrian and cycling experiences.

Buildings

Adaptive Reuse Building

Modern Integrations

Community Center

Townhouse Designs

Sheffield, England

Winchester, USA

Ozark, USA

London, UK

This adaptive reuse building is an example of many projects where modern extensions are added onto of older buildings.

Integrating modern architecture with heritage buildings.

The architecture of the Ozark Community Centre uses a good balance of glass, wood, and stone.

The Thames Bridge House design are townhouses that corporates brick with glass with a contemporary modern design.

5

River Flood Management

Gateway Features

Riverside Transformation

Riverside Transformation

Centre Bus Station

Open Space Area

South Korea, Korea

Lyon, France

Straffordshire, UK

Denver, Colorado

This is the Guardian of the Cheonggyecheon greenway that has replaced traffic-filled stretch of elevated freeway with public space, water, and vegetation.

A before and after riverside transformation of the Banks of the Rhone, where parking lots were replaced with public space.

City center bus station with a functional and urbane design.

Seating and bike racks are available.

This centre commercial area is well lit and has alot of room for pedestrians movement.

Streets

Wayfinding

Stratford, London

Patterned or color coded pavements for wayfinding.

Complete Streets

Landscaped Walkways

Public Space

Stormwater Management

New York City, USA

Dandenong, Australia

Mexico

Seattle, USA

Streets designed for everyone.

Seating and planters along Lonsdale Street.

Streets with tables, seating and planters.

Stormwater planters with seating.

6

Public Art

Interactive Art

Innovative Bridge Design

Public Murals

Montreal, Canada

Iowa, USA

Memphis, Tennessee

Interactive light-up wheels on the streets of Montreal. While it is an interactive art piece, it also offers public seating.

High Trestle Trail Bridge is made out of raw steel and ambient lights.

Murals on Broad Avenue adds color and liveliness to the area.

Painted Walls and Floor

Public Art Sculptures

Enhancing Public Realm with Art

Paris, France

Shanghai, China

San Franciso, USA

Utilizing art to paint ball courts in a different light.

Paint Drop is a creative These Bike Corrals have colorful patterns on painted on the public space intervention pavements to distinguish where bike racks are located. designed to create a visual link between the main plaza and a newly open retail space.

7

2.0 Master Plan

8

3.0 Structural Diagrams 3.1 Figure Ground Diagrams Street Network Several streets have been added to improve grid pattern and permeability of automobiles and active forms of transportation throughout the site. Connections were added from Imperial Lane to Warnock Street, Water Street to Ainslie Street South, and Ainslie Street to Wellington Street.

Other streets, such as Wellington Street, were realigned to connect with the intersection of Ainslie St South and Cedar Street. In total, 1.2 kilometres of road have been added, while 392 metres of roads have been removed or readjusted.

Proposed Street Network

Existing Street Network Legend

Legend

Streets

Existing Streets

Ground

Removed Streets New Streets Ground

9

Street Hierarchy Existing Street Hierarchy

Proposed Street Hierarchy

Legend

Legend

Arterial

Private Street

Boulevard

Transit Dedicated

Collector

Rapid Transit Corridor

Avenue

Flexible Street

Local

Local

10

Built Form System The proposed design aims to promote infill development on existing sites, protect heritage resources while also paving the way for more mid-rise to high-rise developments. Primarily focused within the 400 metre radius, low-density sites will be transitioned to buildings of mid-rise to high-rise developments. There are a total of 20 fewer buildings located on the site as many smaller single detached dwellings have been amalgamated into larger structures. The total ground floor area of the proposed design has increased by 49,263m² within the 800 metre radius, and 35,508m² within the 400 metre radius.

Proposed Built Form

Existing Built Form Legend

Legend

Buildings

Buildings

Ground

Ground Proposed Buildings

11

Open Space Network Existing Open Space

Proposed Open Space

Legend

Legend

Existing Open Space

Proposed Soft-scaped Open Space Proposed Hard-scaped Open Space Existing Open Space Revitalized River Front 12

3.2 Stoplight Diagrams Total Buildings Stoplight

Heritage Buildings Stoplight

Legend

Legend

Preserved

Preserved

Altered

Altered

Removed

Removed

13

3.3 Circulation Plan LRT Route & Station

Pedestrian Routes

Legend

Legend

Proposed LRT Stations and Route

Widened Sidewalks

250m Walking Distance

Woonerfs

500m Walking Distance

Pedestrian Only

14

Pedestrian Circulation

Automobile Circulation

Legend

Legend

Primary Pedestrian Paths

Primary Routes

Secondary Pedestrian Paths

Secondary Routes

Tertiary Pedestrian Paths

Connecting Routes

15

Bike Routes

Legend Protected Cycle Path Integrated Cycle Path Bike Share Station

16

4.0 Land Use Plan Legend

5

6

4 3

1

2

17

2

1

LRT Transit Oriented Development

4

School of Architecture Expansion

3

Manufacturing Technology Hub

5

Pedestrian Oriented Cultural Hub

6

Rehabilitation Facilities

18

Creative District

5.0 Shadow Analysis 12:00 pm

3:00 pm A shadow study has been conducted on major building developments to determine the impacts of their shadows on surrounding built forms and landscapes. Analyses were based on shadow impressions found on December 21, March 21, and June 21 at 9:00 am, 12:00 pm, and 3:00 pm.

DECEMBER 21

9:00 am

JUNE 21

MARCH 21

No significant shadow impacts were found as a result of the shadow analysis.

19

6.0 Street Typology Boulevard Cross Section

Water St. S, north of Bruce St. Properties • 1-2 vehicle lanes on each side • 1 on-street parking lane • Separated cycling-path with buffers on each side • Wide sidewalk

20

Avenue Cross Section

Fraser St., east of Grand Ave S Properties • 1-2 vehicle lanes on each side • Integrated cycling lanes on each side • Wide sidewalk

21

Local Road Cross Section

Station St. (new proposed street) Properties • 1 vehicle lane on each side • Integrated cycling lanes on each side (context dependent)

22

Transit Street Cross Section

Bruce St., east of Water St. S Properties • LRT and bus only (no private vehicles) • Pedestrian focus with wide platforms

23

Flexible Street Cross Section

Village Ln (new proposed woonerf) Properties • Pedestrian oriented street with low-speed vehicle access • Consistent paving throughout ROW

24

7.0 Implementation

Phasing The redevelopment of Cambridge District will be split into three phases to ensure a reasonable timeline for redevelopment.

PHASE ONE The first phase will be focussed on uses that are highly in demand. This includes development surrounding the proposed ION stations, to prepare the City for this upcoming transportation system. Additionally, phase one will include health and rehabilitation facilities, that Cambridge is in need of.

PHASE TWO The second phase will consist of more retail, commercial and residential uses that will complement the ION transit and the additional demand that will be created. This phase also includes the repurposing of the existing Ainsle bus terminal.

PHASE THREE Finally, the third phase makes up mostly residential and some commercial uses to further intensify the City.

25

Partnerships

Incentives In developing the subject area as visioned, the City of Cambridge offers various incentives that can be used to reduce some of the associated costs of development.

Some of these incentives include: 1. City of Cambridge Revitalization Program 2. Heritage Grant Program 3. Employment Land Development Charge Reduction 4. Affordable Housing Tax Increment Grant The City of Cambridge has implemented Building Revitalization Programs to encourage property owners and tenants of buildings around Main Street. Urbn will strive to take advantage of such subsidies and grants, and encourage the City to continue offering such programs.

26

8.0 Overview Axonometric Views of Massing

North view of the Galt District site

South view of the Galt District site

West view of the Galt District site

East view of the Galt District site

27

9.0 Parking Plan

Legend Above Grade Parking Surface Parking Accessways 28

10.0 Development Details Site Area (sq.ft.)

FAR

Project Statistics

Type 1 BED 2 BED 3 BED Residential (saleable) Commercial (saleable) Indoor Amenity Circ/Mech

Suites 70 40 10 120

Avg size 600 900 1,100 742

Gross Floor Area (above grade) Parking Total Construction Area Parking Residential Visitor Commercial Public Total # spaces Parking GFA Development Schedule Acquisition Zoning Site Plan Sales launch to 70% sales Construction start - finish Occupancies Registration Final closings

Total Area 42,000 36,000 11,000 89,000 61,000 5,000 30,000

185,000 108,754 329,173

81%

Ratio 0.80 0.20 3.0 Sq.ft. per space 375 Start 2019-04-01 2019-08-30 2020-02-29 2020-08-30 2021-06-29 2023-05-02 2023-08-02 2023-08-02

Required 68.75 0 85

Provided 96 24 170 0 290 108,754

154 Total

Finish Duration (Months) 2019-07-01 3 2020-08-30 12 2021-03-01 12 2021-01-30 5 2023-07-01 24 2023-09-01 4 2023-08-02 3 2023-09-01 1

Interim Occupancy Assumptions Selling Price (Average) Deposit (Average) Balance due at closing Interim Occupancy Rent Interim Occupancy Interest Common Area Maintenance Realty Taxes Monthly Interim Occupancy Rent Statistics (per): Total Project Revenue Total project Costs Land Cost Hard Cost Soft Cost Profit

Costs

39,697 4.66

$ $ $ $ $ $

$ 20% $ $

Avg/Unit 362,083 72,417 289,667

4% $ 0.45 $ 1.00% $ $

965.56 334 302 1,601

NSSF 501 463 44 331 89 38

$ $ $ $ $ $

Unit 626,452 579,331 55,038 413,409 110,884 47,121

Land Costs Land - Purchase Title Fees / Transfer tax (2%) Total Land costs Hard Costs Direct above grade (Div 1 - 16) Direct below grade (Div 1 - 16) Other Hard Costs Construction Contingency (5%) Total Hard Costs

Per GFA

Revenues 1 BED 2 BED 3 BED

Other - Residential Parking Bicycle Upgrades Sundry / Cosing Less: Net HST Residential Revenues Retail Value Retail NOI Cap Rate Retail Value

Total

Source of Funds

$ $ $

35 1 36

$ $ $

53,958 1,079 55,038

$ $ $

6,475,000 129,500 6,604,500

$ $ $ $ $

195.0 90.0 10.0 10.3 268

$ $ $ $ $

300,625 81,566 15,417 15,802 413,409

$ $ $ $ $

36,075,000 9,787,876 1,850,000 1,896,250 49,609,126

Soft Costs Pre-Development Costs $ Municipal Planning Approvals $ Permits and Fees $ Design Costs $ Sales & Marketing Costs $ Finance costs $ Legal & Admin Costs $ Operating Costs / Revenue $ General Soft Cost Contingency (5%) $ Total Soft costs $ Total Project Costs $

Project Revenue

Per Suite

Construction Loan Deposits Deferred Costs Equity Total

65% 11% 5% 19% 100%

$ $ $ $ $

45,187,838 7,948,869 3,475,988 12,907,057 69,519,751

Land Costs Hard Costs Soft Costs Total

10% 71% 19% 100%

$ $ $ $

6,604,500 49,609,126 13,306,125 69,519,751

Use of Funds

Profit 1.0 1.0 12.0 11.0 21.0 16.0 8.0 (1.5) 3.4 72 376

$ $ $ $ $ $ $ $ $ $ $

120 120 1,440 1,320 2,520 1,920 960 (180) 411 8,631 477,078

Avg. / NSSF Avg. / Unit $ $ $ $

500 480 470 488

$ $ $ $

300,000 432,000 517,000 362,083

$ $ $ $

266 120 120 120

$ $ $ $ $

45,000 2,500 3,000 0

Leasable $ 61,000

$ $ $ $ $ $ $ $ $ $ $

185,000 185,000 2,220,000 2,035,000 3,885,000 2,960,000 1,480,000 (277,500) 633,625 13,306,125 69,519,751

Total $ $ $ $

21,000,000 17,280,000 5,170,000 43,450,000

$ 11,970,502 $ $ 300,000 $ 360,000 $ (3,088,043) $ 52,992,459 Lease Rate (Net) Annual Rent $ 20 $ 1,220,000 $ 1,220,000 5.5% $ 22,181,818

Total Revenues

$

75,174,277

Total Project Costs Total Project Revenue Net Income

69,519,751 75,174,277 5,654,526

Net Profit Margin Return on Cost Return on Equity

Investor Proforma Purchase Price Deposit (20%) Mortgage Unit size Rent PSF Monthly Rent Annual Rent Vacancy Allowance Effective Gross Income (EGI) Less: Operating Costs Property Taxes Property Management Condo Fees Insurance Net Operating Income (NOI)

8% 8% Project Duration (Years) 44% 4.4

1 BED $ $ $ $ $ $

Mortgage Assumptions Interest Rate Amortization

2 BED 300,000 60,000 240,000 600 2.5 1,500 18,000 4% 17,280

$ $ $ $ $ $

$ $ $ $ $

1,800 346 2,520 900 5,566

$ $ $ $ $

$

11,714.40

$

Less: Mortgage Payments Interest Principal Cash Flow After Debt Service Cash-on-Cash Yield Annual appreciation Annual Income (Y3 upon completion) Return on Investment

29

$ $ $

9600 5601.7 15201.7

$

3 BED 432,000 86,400 345,600 900 2.3 2,070 24,840 4% 23,846 2,592 477 3,780 1,296 8,145

0.04 25

517,000 103,400 413,600

$

1100 2.5 2,750 33,000 4% 31,680

$ $ $ $ $

3,102 634 4,620 1,551 9,907

$ $

15,701.47 $ 21,773.40 13824 8066.4 21890.4

-3487 -6% 4% 38,114.40 $ 64%

$ $ $

16544 9653.6 26197.6

-6189 -4424 -7% -4% 4% 4% 53,717.47 $ 67,269.40 62% 65%

11.0 Rendered Views ION Station Area: Bird’s Eye View

ION Station Area

30

Riverfront Area

Ainslie Station Area

31

The Village

Manufacturing Technology Hub

32

References Open Spaces & Trails

Streets

[Calgary, Canada]. (2015). Retrieved from https://www.csla-aapc.ca/awards-atlas/bow-riverwalk

[Dandenong, Australia]. (n.d.). Retrieved from https://b-k-k.com.au/projects/central-dandenong-lonsdale-street-redesign-and-upgrade

[Chicago Riverwalk Expansion]. (2016, July 27). Retrieved from http://www.landezine.com/index. php/2016/07/chicago-riverwalk-expansion-by-sasaki/ [Square Jacques de Bollardière, Nantes]. (2016, June 21). Retrieved from http://www.landezine.com/index.php/2016/06/square-jacques-de-bollardiere-nantes-by-map-paysagistes/ [Tom Hanafan River’s Edge Park, Iowa]. (2018, January 11). Retrieved from http://www.sasaki.com/blog/ view/1025/

[New York City, US]. (n.d.). Retrieved from http://www.nyc.gov/html/dot/downloads/pdf/dot-economic-benefits-of-sustainable-streets.pdf [Mexico City, Mexico]. (n.d.). Retrieved from https://globaldesigningcities.org/publication/global-street-designguide/streets/pedestrian-priority-spaces/pedestrian-plazas/example/ [Seattle, Washington]. (2013, August 3). Retrieved from https://www.spur.org/news/2013-08-08/8-shades-greeninfrastructure

Buildings

[Stratford, London]. (2018). Retrieved from https://thomasmatthews.com/project/placemaking-for-stratford/

Hobhouse, J. (n.d.). [Sheffield, England]. Retrieved from https://www.architecturaldigest.com/gallery/ adaptive-reuse-modern-architecture

Public Art

[Ozark, USA]. (n.d.). Retrieved from https://sdaarchitects.com/ [Thames Bridge House, UK]. (2015, November 12). Retrieved from http://www.cgarchitect.com/2015/11/ thames-bridge-house

[Bike Corrals, San Francisco]. (2016, April 13). Retrieved from http://blog.publicbikes.com/2016/04/cars-jealousof-colorful-bike-corral-mural/ [Broad Avenue, Memphis]. (n.d.). Retrieved from https://www.broadavearts.com/public-art/

[University of Winchester Winton Chapel, UK]. (2017, March 30). Retrieved From https://www.archdaily. com/868112/university-of-winchester-winton-chapel-design-engine-architects

Kandalgaonkar, A. (2018, Nov 7). [Shanghai, China] Retrieved from http://88designbox.com/architecture/paintdrop-in-shanghai-by-100architects-2698.html

River Flood Management

[High Trestle Trail Bridge, Iowa]. (2016, August 1). Retrieved from https://www.archdaily.com/792420/high-trestletrail-bridge-rdg-planning-and-design

[Banks of the Rhône Development, Lyon, France]. (n. d.). Retrieved from http://www.river-cities.net/pages/news/Banks_of_the_Rhone

[Montreal, Canada]. (2016, December 14). Retrieved from https://inhabitat.com/giant-interactive-wheels-light-up-montreal/

[Cheonggyecheon Greenway, Seoul, South Korea]. (2006, Nov 1). Retrieved from https://www.theguardian.com/environment/2006/nov/01/society.travelsenvironmentalimpact Gateway Features [Denver, Colorado]. (2018, February 28). Retrieved from http://www.thegoodlifedenver.com/2018/02/28/ dairy-block-bringing-the-good-life-to-denvers-alleys/ [Stoke-on-Trent, Staffordshire, UK]. (2016, February 26). Retrieved from http://www.designcurial.com/ news/the-worlds-10-best-designed-bus-stations-2016-4823398/6