Lord Selkirk Park - Design Model by sandrafroese

Lord Selkirk Park

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TABLE OF CONTENTS

History | Context.......................4 - 5 Site Analysis..............................6 - 11 Vision........................................12 - 13 Key Indicators...........................14 - 20 Shadow Study...........................21 Aesthetic Experience................22 - 23

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Site Analysis

Site Development Area

100m

SITE ANALYSIS

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Site Area gross density: 1.69 net density: 22.22 Total Perimeter: 1490.864m Total Site Area: 105865.43 m² | 26.16 acres | 10.59 hectares Total Dwelling Development Area: 8085.71 m² | 2.00 acres | 0.81 hectares

Context Map 200m

History The rail yards; noisy, dirty and bustling with energy and activity, cut the city in half in the 19th century. The area north of the rail yards became the ‘North End’.1 This is where large numbers of immigrants settled as the city began to boom in 1896 . It was known as the ‘Foreign Quarter’.2 “Winnipeg then, as now, was deeply segregated—a city divided—with the North End cut off from the rest of the city by the vast CPR yards, and distinguished from the rest of the city by its ‘foreign’ character. As a 1912 publication put it: “For many years the North End... was practically a district apart from the city”, and “those who located north of the tracks were not of a desirable character” (Artibise, 1975, p. 160).”3 The problem is poverty and inequality just as it was over 100 years ago. The site is run down with graffiti, covered windows, and harsh edges along the streets. Unfortunately this has made the site an unpleasant place to walk or bike when there is a diverse culture of amenities within walking distance. Over time the neigbourhood built a range of social, cultural, and educational organizations and has potential for a highly rooted and characterized development plan. Site Context The site is located in Winnipeg’s north end, Lord Selkirk Park. Rich in history and character, the site is dominated by industrial and commercial buildings. A few single family homes exist in the centre of the site with their backyards facing Dufferin Ave. To the north of the site, across Dufferin Ave., are residential dwelling units. To the East, are commercial business buildings and services. To the South is the Canadian Pacific Rail yard, and to the West is the RB Russell Vocational School. Across the street to the West is more industrial warehouse buildings.

Site Analysis

3 9 6 1

Dufferin Ave

8 10 7 Jarvis Ave

2 Figure 1. Zoning Map

Zoning The site is currently developed into a grid arrangement. Currently there are seven blocks that consist of industrialized buildings, all relatively the same size. The largest block consists of mixed use; community centre, residential and commercial. Even though the large block is considered as mixed use, each use is segregated from the other, still creating harsh boundary lines in the site. Views The views onsite are currently undesirable due to the industrialized buildings. The warehouses have not been maintained properly and have become vandalized and run down. One environmental element chosen to have potential is Jarvis Avenue with itâ&#x20AC;&#x2122;s streetscape. The vegetation is a direct influence in this positive outlook. The space is more desirable to travel in compared to the space adjacent to the rail yard [Sutherland Avenue]. 6

Site Analysis

50m

Sutherland Ave

R1 - Single-Family District M1 - Manufacturing Light M2 - Manufacturing General M3 - Manufacturing Heavy MMU - Manufacturing Mixed Use Positive views want to enhance Negative-Unpleasant views

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Site Analysis

10 mi nu te

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30757 30751

Dufferin Ave 30821 30722 Jarvis Ave 30719

Transportation Roadways. The site is located in between two major arterial roads running north-south, Route 62 on Salter Street (west side of site) and Route 52 on Main Street (east side of site). Dufferin Avenue, bordering the north edge of the site, is the main east-west road connecting the two major transportation routes. This connection creates a medium to high traffic area adjacent to the single family homes. Sutherland avenue exists to the south of the site bordering the Canadian Pacific Rail yard. The other existing streets are smaller with street parking accommodating the warehouses. Public Transit. There are six transit stop locations on site. All of which are for one bus route; Route 97 Inkster Industrial Park - Point Douglas. This indicates an inconvenient bus route for people travelling across the city, however great accessibility to nearby amenities. Currently, one may walk a short distance and transfer a bus or two for travelling to other areas of the City or walk a further distance off site to reach transit stops with more routes allowing more options. Pedestrian and Bicycle Circulation. Pedestrian walking areas are only located where transit stops and housing is. The rest of the streets do not have designated sidewalks which create safety hazards. Bicycle traffic is minimal to non existent on the site. This is mostly due to the zoning in the area, as majority of the site is industrial, catering to large vehicular access and not to pedestrians with a sidewalk or desirable streetscape for walking or biking. 8

30718

50m

Sutherland Ave

Figure 2. Transportation Map

Two Way Traffic Roadway Pedestrian Sidewalks Transit Route Transit Stop

Transit Stops 30821 Southbound King at Dufferin 30722 Eastbound Jarvis at King 30718 Westbound Jarvis at Habitat 30719 Eastbound Jarvis at Charles 30757 Southbound Robinson at Dufferin 30751 Northbound Robinson at Dufferin

Scores According to â&#x20AC;&#x2DC;Walk Scoreâ&#x20AC;&#x2122; the site has a walk score of 80 out of 100. Most errands can by accomplished on foot. The Transit score is 76 out of 100 with transit convenient for most trips. Located just off site in the surround streets are transit stops with different routes increasing the convenience. This score was calculated from the centre of the site located at 280 Jarvis Avenue.

Site Analysis

Majority of street trees

Dufferin Ave

Jarvis Ave

Surfaces The types of surfaces onsite are categorized as impermeable and permeable. The impermeable surface areas consist of concrete, traditional stone, brick and concrete pavers whereas permeable surfaces include open turf areas and gravel. Majority of the permeable surface area is located among the single family homes with an exception to a gravel lot next to a warehouse and a green space adjacent to a scrap metal yard that also has a dirt-gravel surface. The rate of impermeable surfaces are much higher than permeable because of the parking lots that sit next to the warehouses. There are minimal green buffers next to the street curbs also decreasing the amount of permeable surfaces. Vegetation. Majority of the tree canopy on site is within the single family housing area. There is a denser patch of trees and vegetation along the edge of the housing area and Dufferin Avenue. This is perceived to be utilized as a privacy screen from pedestrians and traffic on Dufferin Avenue. Overall there are few street trees within the site boundary, however majority of these trees are located along Jarvis Avenue which is also where the transit stops are located. Open Green Space. Apart from the small yards the residential area has, the only other open green spaces are located on the property of the Indian Metis Friendship Centre of Winnipeg and Orloff Scrap Metals. Both of which are small in size and do not offer much programming. Site Analysis

50m

Sutherland Ave

Figure 3. Surfaces Map

Open Green Space Vegetation - Trees

Impermeable - 71.88% Permeable - 28.12%

Figure 4. Impermeable/Permeable

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Dufferin Ave 5

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10 12

50m

Jarvis Ave

Sutherland Ave

Figure 5. Building Footprint

Building Footprint There are 41 buildings on site, 18 of them being single family homes. There is one public community building, the Indian Metis Friendship Centre of Winnipeg, and one civic centre the Winnipeg Child and Family Services building. The rest of the buildings on site are commercial or industrial warehouses and/or services. The single family homes are located in between the Winnipeg Child and Family Services building (to the South) and the Manitoba Housing Authority building across Dufferin Avenue (to the North). Because of the location of the site it is suspected that the single family homes are a part of the Manitoba social housing program. The tallest building on site is a 5 story warehouse/office space. To the north of the site, across Dufferin Ave., are two to three storey residential dwelling units. The tallest building across from the site is seven storeys high. To the East, are commercial business buildings and services. To the South is the Canadian Pacific Rail yard, and to the West is the RB Russell Vocational School. Across the street to the West is more industrial warehouse buildings. 10

Buildings Onsite 1.ICE [Industrial Commercial Equipment Manufacturing LTD.] 2.Indian Metis Friendship Centre of Winnipeg 3.Single family homes 4.The Wonderful World of Sheepskin 5.City Bread Co. LTD Warehouse 6.RNR Steel INC. [Global mini self storage] 7.Siltex-Fabric Wholesaler 8.Orloff Scrap Metals 9.Pennickerâ&#x20AC;&#x2122;s Food Distributors LTD. 10.Harris Meats & Groceries 11.Winnipeg Child and Family Services 12.Continental Crest & Embroidery 13.Teamworks Care INC. (embroidery) 14.O.S. Auto Body & Mechanical 15.Sunshade Products LTD [Glastar Sunroom] 16.Oxford Furniture Warehouse 17.Panjab Auto 18.Victor Fox Foods 19.Bison Janitorial Services 20.Janitorial Supply House

Site Analysis

50m

Figure 6. Preserve/Demolish

Preserve | Demolish Industrial warehouse buildings and services take up majority of the site. This means that impervious surfaces are the main ground cover of the site. There are however, two public/community buildings that are of importance which the neighbourhood can benefit from. These include, the Indian Metis Friendship Centre of Winnipeg, which can enhance culture and connectedness within the surrounding neighbourhoods, and the Winnipeg Child and Family Services building which brings safety and reassurance to the community, and possible a sense of control with its respected services. The rest of the industrial buildings are either demolished or proposed to be relocated.

Site Analysis

Preserve Preserve Service; new building Demolish

50m

Proposal Plan Figure 7. Proposal Plan

Vision

49.9%

36.7

High Income >$40000 Mid Income $15000-$40000 Low Income <$15000 25 .2 %

Low Income <$15000

Mid Income $15000-$40000

50.1%

Lord Selkirk Park Census Income Rate

Winnipeg Census Income Rate Figure 8. Winnipeg Census

Figure 9. Park Census

VISION

Key Indicators

Vision The intent of the design proposal is to provide equality and diversity within the city blocks. Through site analysis and further demographic research it is evident that Lord Selkirk Park is in need of residential housing, specifically for low income families, refugees, and immigrant newcomer families. Currently there is a waiting list for people looking for dwelling units which is verification of the urgency for more social housing.4 These conditions for the site influence specific dimensions of performance such as vitality, fit, control, access, and sense. These conditions are derived from Kevin Lynch, in which these principles reflect good urban form. Key intentions with the development proposal that exhibit the dimensions of performance listed above are; to increase residential density, to improve existing streetscape, to increase connection to downtown area, to increase communal green space and to stimulate growth and provide benefits for the surrounding blocks and neighbourhoods. To achieve the vision, the industrial zoning is transformed into commercial and residential space. The surrounding context of the site also informs the design in areas of building types, unit sizes, and the need for community outdoor spaces. Because there are educational organizations for different ages surrounding the site, this has influenced the amount of buildings and where they are located on site as well as the safety of the neighbourhood for children and pedestrians.

Vision

Kevin Lynch Lynch structures a good city with five main dimensions of performance within his book â&#x20AC;&#x2DC;Good City Formâ&#x20AC;&#x2122;. This urban design model is intented to reflect the principles below. Vitality Sustenance | Safety | Consonance The degree to which the form of the settlement supports the vital functions, biological requirements, and capabilities of human beings. Fit Adequacy | Adaptability The degree to which the formal attributes of a setting match the pattern and quantity of actions. Access Diversity | Equity | Local Management The ability to reach other people, activities, resources, services, and information. Sense Identity | Structure | Congruence | Transparency | Legibility | Unfolding | Significance The degree to which the form of the settlement can be clearly perceived, mentally differentiated, and structured in time and space, and the degree to which that mental structure connects with peopleâ&#x20AC;&#x2122;s values and concepts. 13

Central Community Dwelling

Dufferin Ave

Jarvis Ave

50m

Sutherland Ave

Figure 10. Proposed Zoning Map

Community Green Space Residential Commercial

Buildings

Parking

Total development area gross: 10.59 hectares Total development area net: 3.98 hectares

Green Space

36.

52%

Total linear metres of infrastructure: 1451m

Land Use Figure 11. Land Use

Vision

60%

Roads

17.

Zoning The zoning has been altered to address the need for an increase in residential dwellings. This has further changed the function and urban language of the city blocks. The programs and activities for family dwellers have become centralized within the neighbourhood, with commercial amenities at either end of the linear form of Lord Selkirk Park South. The proposed zoning encourages a variety of building types within the different sized lots. Parking is proposed for the surface ground level because, cost of infrastructure underground can become quite expensive. Because the development is intended for social housing, cost of living is not supposed to be jeopardized.

New Street

Dufferin Ave

Jarvis Ave

50m

Sutherland Ave

Figure 12. Proposed Transportation Map

Transportation The vision for transportation involves an introduction to another roadway running east-west in the neighborhood blocks. This traffic mitigation measure enables transit buses to move more fluently through the site. This prevents any traffic congestion that may occur from parents dropping off their children at school just 2 blocks to the west. This implementation of another road segregating the green-space in the center also caters to the increase of residential users proposed for the site as compared to before. The transportation proposal emphasizes permeability in the site, allowing residents from within and visitors from other neighborhoods to move through the urban blocks in different directions, be it by vehicle [personal, transit bus, waste management, etc.] to dwelling units or by passing through the site, or at a pedestrian scale through walkways and corridors linking streets across the site. The current bus routes are displayed in the map above, however, the increase in housing density on site allows the opportunity for new bus routes with more travel. The current transit routes will still work easily with the site and will be able to move through the site, just adhering to the new road that is introduced. Vision

Two Way Traffic Roadway Pedestrian Sidewalks Transit Route Transit Stop

Increase in central green space

Dufferin Ave

Jarvis Ave

Surfaces In the existing urban development the green space was solely concentrated around the single family homes; this proposal establishes equaly access to green space from all dwelling units. This access is implied at a pedestrian scale as well as vehicular. Vegetation. The vegetation is amplified where trees originally existed on site. This is to encourage pedestrian and cyclists transportation. The planted trees around each city block provides robustness, creating a positive energy in the North End. The consistency of trees in the neighbourhood also reads to the legibility of the improved city blocks. Open Green Space. The linear green space in the middle of the site provides equal access from all dwelling units. The public green space provides opportunity for connections between nodes such as the community centres on and around the site, the surrounding educational institutions, as well as commercial retail services. This increase of vegetation and open green space increases the permeability in the urban environment, and creates microclimate effects that could in turn provide energy savings in the surrounding buildings for heating, cooling, lighting, shading, etc. This can in turn reduce costs for residents in the proposed social housing. Children and families in the neighborhood gain experiences in this green space, that they may not have had previously. 16

Vision

50m

Sutherland Ave

Figure 13. Proposed Surfaces Map

Open Green Space Vegetation - Trees

Impermeable - 61.13% Permeable - 38.87%

Surfaces Figure 14. Proposed impermeable/ permeable

Image 14. Entrance View View from Revelstoke Rowhouse entrance.

Experience within green corridor.

Building

Kingsway Strip Mall Attached retail with surface parking in front. floor area ratio (FAR): 0.58 site area: 2992mÂ˛

Jefferson Retail Attached retail fronting two streets with parking behind. floor area ratio (FAR): 0.39 site area: 907mÂ˛

Qty

Perspective

Image 15. Corridor View

Section

2 Fig.15

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Vision

9 Dufferin Ave

6 11 12

13 14

50m

Jarvis Ave 15

Sutherland Ave

Figure 19. Proposed Building Footprint

Building Footprint There are now 22 buildings on site, 11 of which equate to 221 dwelling spaces. This is over twelve times the amount of dwelling spaces in the original industrialized space. Building Types To accomodate the diversity of occupants dwelling on site, there are three different building types from low to high density; Revelstoke Rowhouse, Kerns courtyard Lowrise, and Cambie Mid-rise. The rowhouses are larger units that can accomodate single families with children, the low-rise and mid-rise buildings can accomodate smaller families, couples, and students. Because of the site context it was important to have accomodation for a diverse demographic, especially with schools of all levels in the immediate surroundings. Proximity to downtown was also a factor when choosing the building types for certain occupants and programs/functions. This enabled the urban design to have a variety of spaces for people, and to perform legibly creating a diverse environment for dwellers.

Vision

Buildings Onsite 1.Kingsway Strip Mall 2.Commercial office building 3.Indian Metis Friendship Centre of Winnipeg 4.Revelstoke Rowhouses 5. Winnipeg Child and Family Services building 6.Commercial office building with retail 7.Jefferson Retail 8.Jefferson Retail 9.Commercial office building with retail 10.Kerns Courtyard Low-rise Multi-family building 11.Revelstoke Rowhouses 12.Cambie Mid-rise Residential 13.Jefferson Retail 14.Commercial office building with retail 15.Commercial office building with retail

Housing density area gross: 3.39 hectares Housing density area net: 1.96 hectares

Housing density gross UPH: 65UPH Housing density net UPH: 113UPH

Building Revelstoke Rowhouse Three story rowhouse with rooftop patio. dwellings: 4 floor area ratio (FAR): 1.21 housing density: 67UPH site area: 588m² net impervious area: 62% building coverage: 46%

Kerns Courtyard Low-rise Multi-family building with tuck-under parking. Courtyard planters serve as infiltration basins for rooftop runoff. dwellings: 144 floor area ratio (FAR): 1.86 housing density: 274UPH site area: 5248m² net impervious area: 35% building coverage: 51% Cambie Mid-rise Residential Five storey mid-block stacked residential dwellings: 41 floor area ratio (FAR): 2.63 housing density: 276UPH site area: 1723m² net impervious: 64% building coverage: 47%

Kingsway Strip Mall Attached retail with surface parking in front. floor area ratio (FAR): 0.58 site area: 2992m² net impervious: 95% building coverage: 58%

Jefferson Retail Attached retail fronting two streets with parking behind. floor area ratio (FAR): 0.39 site area: 907m² net impervious: 95% building coverage: 39%

Qty

Facade

Floor Plan

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Vision

Building coverage (commercial and residential): 1.80 hectares

Total Dwellings: 221

FAR floor/area ratio: 0.90

4 4.1 8 %

Commercial - 15873.22m2 Residential - 20052m2

55.82%

Total Conditioned Area Figure 30. Total Conditioned Area

Shade Study Sunlight accessibility on site varies seasonally. During summer, sunlight rises from the northeast and sets in the northwest while rising from southeast to southwest during the winter. During summer time, the public green spaces are optimally shaded to created a thermal comfort environment for residents. Units are arranged based on their heights so that marjority of the units could receive full sunlight throughout the day. Low to medium-rised building blocks are placed on the southeast conner of the site to avoid blocking sunlight for units on the north side during winter season. Decidous trees are planted along the sidewalk to provide shade during summer and to allow sunlight access during winter.

June 8:00AM

June 12:00PM

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June 7:20PM

November 8:00AM

November 12:00PM

November 4:00PM

November 8:00PM

Screen Shots of Shadow Study

High Density Living 22

Vision

Green Corridor

AESTHETIC EXPERIENCE

Figure 31. Plan Perspective

Section Looking West

Low density Living

Figure 32. Section Vision

References 1. Http://www.policyalternatives.ca/sites/default/files/uploads/publications/Manitoba_Pubs/2006/Lord_ Selkirk_Park.pdf. 2. Http://www.policyalternatives.ca/sites/default/files/uploads/publications/Manitoba_Pubs/2006/Lord_ Selkirk_Park.pdf. 3. Http://www.policyalternatives.ca/sites/default/files/uploads/publications/Manitoba_Pubs/2006/Lord_ Selkirk_Park.pdf. 4. By: Jim Silver and Carolyn Young Posted: 05/8/2015 6:00 AM | Last Modified: 05/8/2015 8:44 AM | Updates | Comments:. “Lord Selkirk Park rebuilds community.” Winnipeg Free Press. May 08, 2015. Accessed March 24, 2017. http://www.winnipegfreepress.com/opinion/analysis/lord-selkirk-park--rebuilds-community-303035161.html.

Bibliography By: Jim Silver and Carolyn Young Posted: 05/8/2015 6:00 AM | Last Modified: 05/8/2015 8:44 AM | Updates | Comments:. “Lord Selkirk Park rebuilds community.” Winnipeg Free Press. May 08, 2015. Accessed March 24, 2017. http://www.winnipegfreepress.com/opinion/analysis/lord-selkirk-park--rebuilds-community-303035161.html. Http://www.policyalternatives.ca/sites/default/files/uploads/publications/Manitoba_Pubs/2006/Lord_Selkirk_Park.pdf.

Images Image 1. “ Earth.” Google Earth. Accessed March 20, 2017. http://earth.google.com/. Image 2. “ Earth.” Google Earth. Accessed March 20, 2017. http://earth.google.com/. Image 3. “ Earth.” Google Earth. Accessed March 20, 2017. http://earth.google.com/. Image 4-7. Digital image. Winnipeg Love Hate. Accessed March 19, 2017. http://winnipeglovehate.com/ tag/lord-selkirk-park/. Image 8. “ Earth.” Google Earth. Accessed March 20, 2017. http://earth.google.com/. Image 9. Digital image. Winnipeg Love Hate. Accessed March 19, 2017. http://winnipeglovehate.com/ tag/lord-selkirk-park/. Image 10-13. “ Earth.” Google Earth. Accessed March 20, 2017. http://earth.google.com/. Image 14-15. Sketchup Screenshots.

Figures Figure 1 Zoning Map Figure 2 Transportation Map Figure 3 Surfaces Map Figure 4 Impermeable/ Permeable Figure 5 Building Footprint Figure 6 Preserve/ Demolish Figure 7 Proposal Plan Figure 8 Winnipeg Census Figure 9 Park Census Figure 10 Proposed Zoning Map Figure 11 Land Use Figure 12 Proposed Transportation Map Figure 13 Proposed Surfaces Map Figure 14 Proposed Impermeable/ Permeable Figure 15-18 Elements Figure 19 Proposed Building Footprint Figure 20-29 Elements Figure 30 Total Conditioned Area Figure 31 Plan Perspective Figure 32 Section