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Wayfinding Outdated wayfinding and signage throughout the Cambridge Downtown area can be redesigned to foster a greater sense of place.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