Design Economics Package by Thilina Herath

Carling avenue sits in between two of Ottawa’s well-known neighborhoods, Nepean on the South and Westboro on the Northern face. The local area near 1660 Carling Ave. is a welcoming and friendly community with a Jewish campus nearby that focuses on students of all ages with special needs.

Being in such a central location, Shift Intercommunity Project brings in the natural experience of the park into the new proposed community. Streets are carved to accommodate the pedestrian walkers of every scale as the parks surround them with the instinctual desire to sit and relax in nature. While accommodating to all needs, the future complexes will be mixed-used buildings with plenty of retail space along the main streets and scattered within the community. Stacked townhouses along the walkable pedestrian paths, including the parks, will me monumental in encouraging the community to have ‘eyes on the streets’.

Through three phases; buildings will be implemented in three phases: from services first, townhomes and residencies, and the common offices respectively. Hopefully with the implementation of the community, there will be an increase in transit support along Carling Avenue, as communities grow with building variety, the culture will grow too.

1.0 | DEVELOPMENT BRIEF

MASTER PLAN SITE PROPOSED PARCEL PROPOSED BUILDING

1.0 | BUILDING STATISTICS

CAN’TOWERS

2.0 | SITE + PARCEL JUSTIFICATION

The Canadian Tire site is located between two major neighbourhoods that have significance in the history of Ottawa. Sandwiched between the Westboro neighbourhood and Nepean neighbourhood. Using the data compiled from the area our design was decided on how the population will rise following the future plans of the LRT’s expansion in Phase 2, household income, average household size, depending on the family - if there are children in the household and dwelling types.

Following plans of the LRT’s expansion we predict there will no doubt be an increase in population and in residential growth as properties will become desirable in the next four years. Situated by the main artery of Carling street, neighbourhoods on the north across the road is surveyed to have households with about 2 to 3 people per home with most of them having children. Westboro is a popular and historic neighbourhood, established in the early years of Ottawa as it contributed to the sprawl that grew along the road that was used to connect military ensemble to the Bytown. As such, the neighbourhood remains a traditional homestead, which influenced the design of our development to have apartments and duplexes that houses 2, 3, even 4 bedrooms. Bachelor options are available as the area is developing its popularity for young couples or students seeking to find residences near their workplaces and its convenience near the main street. Assuming that families would stay for a longer time, larger bedroom options were made as the neighbourhood prides itself in its strong sense of community. This was especially true when during the site analysis notes were taken on how some houses had posters and signs rejecting urban changes in their neighbourhoods.

Each household also has an average age of 45 to 50 years, which leads to the inclusion of a Senior Residence within the new proposed masterplan. This is also an assumption based on the community senior home near the site where a strong Jewish community is compiled of a Lodge, Community School and the Centre itself. It is not to say there are mostly seniors in the area, but in terms of the site’s relevant locations it is safe to assume that there are more younger individuals that are near adolescence in the area. This data provides us with the information to provide bachelor units and 2 bedroom units for such individuals.

With 16% of buildings in the area categorized as high-rises, the Shift Tower plotted on the intersection of Carling and Clyde is a high-rise that serves as the lead into taller residential apartments. The tower justifies itself by complying with Ottawa’s plan to intensify along major transit nodes, despite most of the residential buildings in the Carling area are semi-detached homes. Transportation is decided on the main bus route on Carling St. and car owners within the area, although the Can’Tower site is designed to be a pedestrian friendly and bike safe neighbourhood that promotes walkability than vehicles. This was decided to reduce waste and pollution in the city and to encourage a more active lifestyle.

MEDIAN INCOME

2.0 | DEMOGRAPHICS

2.0

| PLANNING RATIONALE

SITE CONTEXT ANALYSIS

TO THE NORTH OF THE SITE, RESIDENTIAL DETACHED HOMES ARE PRESENT IN LONG ESTABLISHED NEIGHBOURHOODS. TO THE SOUTH ARE INDUSTRIAL SITES THAT ARE CURRENTLY USED FOR COMMERCIAL USE. WHILE THERE ARE HOUSING COMMUNITIES AROUND THE AREA THE INAPPROPRIATE PLACEMENT OF INDUSTRIAL ZONES MAKE FOR AN AWKWARD NEIGHBOURHOOD FOR STUDENTS AND VISITORS OF THE JEWISH COMMUNITY CENTER IN THE CARLING, WESTBORO AND NEPEAN AREA. WITH LRT EXPANSION, RESIDENTIALS WILL SOON GROW WITH BETTER AMENITIES.

2.0 | PLANNING RATIONALE

THE PROPERTY IS APPROXIMATELY 0.89 HECTARES IN SIZE WITH 77.5 METRES OF FRONTAGE ALONG CARLING AVENUE. THERE ARE CURRENTLY FIVE BUILDINGS ON THE SITE, INCLUDING: THREE COMMERCIAL BUILDINGS PREVIOUSLY USED AS A MOTEL, ONE RESTAURANT, AND ONE SINGLE-FAMILY HOME TOWARDS THE REAR OF THE PROPERTY.

PROPOSED 22 STOREY MIXED USE BUILDING (6 STY PODIUM), ONE LEVEL OF BELOW GRADE PARKING WITH 243 SPACES.

FUTURE DEVELOPMENTS

THE SITE IS SURROUNDED BY A FEW NEARBY DEVELOPMENTS OF VARYING SCOPE. THERE ARE RESIDENTIAL PROJECTS PROPOSED AND APPROVED WITHIN THE NEIGHBOURHOOD TO THE NORTH OF THE SITE. DIRECTLY OPPOSITE THE SITE, THERE IS A MIXED-USE HIGH RISE IN DEVELOPMENT WITH UNDERGROUND PARKING. ADDITIONALLY, PREPARATIONS FOR A REPLACEMENT BUILDING ARE BEING MADE TO A LOT SOUTHEAST OF THE SITE.

THE CITY OF OTTAWA HAS RECEIVED A SITE PLAN APPLICATION TO CONSTRUCT A 3-STOREY, 15-UNIT LOW-RISE APARTMENT DWELLING. REPLACE A 2.5 STOREY BUILDING WITH A 5 STOREY OFFICE BUILDING

A SITE PLAN CONTROL APPLICATION TO CONSTRUCT A FOUR-STOREY LOW-RISE APARTMENT DWELLING WITH 12 DWELLING UNITS. NO VEHICULAR PARKINIG IS PROPOSED.

CAN’TOWERS 2.0 | PLANNING RATIONALE

LAND USE MAP

THIS MAP REVEALS THE DISTRIBUTION OF LAND USES AROUND THE SITE SUCH AS THE WESTBORO NEIGHBORHOOD NORTH OF CARLING AVENUE WHERE THE MAJORITY OF SINGLE-FAMILY RESIDENCES ARE.

THE SITE IS FLANKED BY COMMERCIAL BUILDINGS TO THE EAST, WEST, AND SOUTH. BEYOND THAT ARE A FEW INSTITUTIONAL BUILDINGS SUCH AS SCHOOL AND HOSPITAL WHICH DO NOT HAVE ANY SPECIAL PATTERNS AND ARE SPREAD OUT.

LEGEND

CIVIC & INSTITUTIONAL

COMMERCIAL (OFFICE + RETAIL) HOTEL SURFACE PARKING PARK & OPEN SPACE RESIDENTIAL MIXED USE (RESIDENTIAL OVER RETAIL)

2.0 | PLANNING RATIONALE

DENSITY MAP

THE AREAS SURROUNDING THE SITE ARE MOSTLY LOW-DENSITY RESIDENTIAL HOUSES WITH DENSITY RANGING FROM 20-80PPA. THE HIGHEST DENSITIES ARE IN THE OFFICE BUILDINGS EAST OF THE SITE THAT HAS A DENSITY OF 120PPA. IN TERMS OF BUILDING HEIGHTS, THE MAJORITY OF THE RESIDENTIAL BUILDINGS ARE SINGLE DETACHED FAMILY HOMES. THERE ARE A FEW LOW RISE APARTMENTS IDIRECTLY OPPOSITE THE SITE, NORTH OF CARLING AVENUE. THE OFFICE BUILDINGS TO THE EAST OF THE SITE ARE RESPONSIBLE FOR THE BUILDING HEIGHT DISPARITY. THESE OFFICE BUILDINGS ARE EASILY NOTICEABLE IN THIS AREA AS SOME ALMOST HAVE 30 STOREYS.

MAJOR AND MINOR CIRCULATION

LEGEND

MAJOR CIRCULATION

CIRCULATION NODE MINOR (STREETS ETC.)

TRANSPORTATION ROUTE MAP

PUBLIC TRANSIT TO THIS SITE IS VERY LIMITED. ONLY THE 50 AND 85 DIRECTLY CATER TO THIS AREA. VEHICULAR TRANSPORT IS THE MOST COMMON MEANS OF MOVEMENT FOR THE PEOPLE WHO LIVE HERE. FOR THAT REASON, CARLING AVENUE IS BUSY AND FAST-MOVING. THE SITE SITS BETWEEN TWO MAJOR ROADS THAT CONNECT OTTAWA'S DOWNTOWN TO THE SUBURBS IN THE WEST SUCH AS CARLINGWOOD AND NEPEAN. SOME BIKE NETWORKS AROUND THE SITE HAVE BEEN ESTABLISHED, MAINLY FROM THE NEIGHBORHOODS TO THE NORTH MOVING SOUTH.

2.0 | PLANNING RATIONALE

KEY DESTINATIONS MAP

THE SITE HAS A RANGE OF COMMERCIAL AND INSTITUTIONAL BUILDINGS. THE COMMERCIAL BUILDINGS ARE PREDOMINANTLY SMALL RESTAURANTS AND A FEW GROCERY STORES WHILE THE INSTITUTIONAL BUILDINGS FOUND ON THE SITE ARE SCHOOLS, CLINICS, AND OFFICES. RESTAURANTS, GROCERY STORES, AND CLINICS HAVE THE CLOSEST PROXIMITY TO THE SITE, AT LEAST ONE OF EACH IS WITHIN 100 METERS OF THE SITE, MOST OF THEM BEING LOCATED ALONG CARLING AVENUE. THE CLOSEST SCHOOL AND RELIGIOUS PLACES OF WORSHIP ARE APPROXIMATELY 200 METERS AWAY. THE LIMITATION OF THIS AREA IS THAT PARKS AND GREEN SPACES ARE FEW AND FAR AWAY, THE CLOSEST BEING 300 METERS AWAY.

LEGEND

RESTAURANT

RETAIL HOSPITAL/CLINIC

GROCERY STORE RELIGIOUS PLACES

4.0 | UNDERGROUND PARKING PLAN

1.0 | DEVELOPMENT BRIEF

1.0 |DEVELOPMENT BRIEF 4.0 | 4TH FLOOR GARDEN

LOFT APARTMENTS (2ND FLOOR)

LOFT APARTMENTS (3RD FLOOR)

1.0 | DEVELOPMENT

4.0 | 5TH FLOOR AND UP

$43,100,273.07

INTERCOMMUNITY HOUSING

DUE DILIGENCE

SCHEMATIC DESIGN

DESIGN DEVELOPMENT

CONSTRUCTION DRAWINGS

SITE PREP AND SUB-GRADE CONSTRUCTION

ABOVE-GRADE CONSTRUCTION

ELECTRICAL, MECHANICAL & PLUMBING

FINISHES AND LANDSCAPING

FINAL INSPECTIONS

MOVE IN AND CLOSE UP MARKETING AND PRE SALE

9.0 | CASH FLOW

IF SITE ANALYSIS EVALUATES THE PROPERTY UNFIT FOR THE PROJECT:

1 2 3 4 8 9 5 7 6

- Consider redesign if pros outweigh the cons

- If design cannot be adjusted, broaden search for suitable site similar to current one If no appropriate site can be found, project is a NO-GO

IF LAND IS TOO EXPENSIVE:

- Attempt to haggle with property owner for lower price

- If owner will not accept lower price, consider possibility of purchasing a portion of site to adjust project

If total land expense is greater than $5 mill for any purchase, project is a NO-GO

IF THERE IS NO DEMAND FOR DEVELOPMENT:

- Revise market strategy to develop for another niche

- Reconsider unit breakdown and pricing

- Survey community for interest and involvement If project proposal does not demonstrate interest after redesign, project is a NO-GO

IF THE SITE PLAN CONTROL APPLICATION IS NOT APPROVED:

- Review and revise project requirements to meet criteria

- If site plan remains unapproved, project is a NO-GO

IF THE PROJECT EXCEEDS FINANCIALLY FEASIBILTY:

- A profit greater than 20% indicates the project is a worthwhile investment

- If ratio of profit to developer equity is unreasonable, review pro forma for cost reduction or increased revenue without compromising sale likelihood.

If profit remains than 20%, project is a NO-GO

- If cash-on-cash return less than 100%, review pro forma for cost reduction or increased revenue without compromising sale likelihood.

If return remains than 100%, project is a NO-GO

IF INTEREST RATES ON BANK LOANS INCREASE:

- Conduct pro forma and financial analysis prior to significant financial commitments to ensure feasibility

- Acquire contingency funds for additional funding in the even of interest rates increasing

If interest rates rise above 12% during planning process, project is a NO-GO

IF CONTRACTOR BIDS ARE UNSATISFACTORY:

- Revise design and re-collect bids and incentivize project interest

- Expand search for contractors beyond intial inquiry

If bids remain unsatisfactory, project is a NO-GO

IF 70% OF PRE-SALE UNITS ARE UNACCOUNTED FOR:

- Rationalize marketing strategy to target intended audience

- Decide whether it is feasible to extend sale period before construction

If insufficient funding through pre-sales cannot cover the project, it is too late to abort, and must resume as a GO

IF FUNDING RUNS OUT:

- Consider increasing prices of unsold units to acquire more funds

- Prioritize repaying investors so debt does not generate overwhelming interest

- Attempt to sell remaining units to cut losses

If funding runs out through the project, it is too late to abort, and must resume as a GO

BEHR PRO i100 Series Interior Paint

Eggshell White Base, 18.96L

Naturi Lagos 13.1”x13.1” Ceramic Tile in Beige

112.37

187.58

Daltile, Finesse 3-inch x 6-inch

Ceramic Modular Wall Tile in White KITCHEN BACKSPLASH

Goodfellow Pine Creek Montrose 5-in W x 4-ft L Embossed Wood Plank

BAZZ Slim Disk Smart Wi-Fi LED Recessed Light Fixture - 6-in - RGB and White

2.72/sq.f t) $ 53.30

Laminate Flooring $ 99.00 TOILET

Project Source White High Efficiency

BATHROOM FAUCET

AquaSource Matte Black 1-Handle Single Hole 4-inBathroom Sink Faucet ($ 1.19/sq.f t) $ 508.50 LAMINATE FLOORING

BATHROOM VANITY

WaterSense 2-Piece Round Toilet (1.28 GPF) $ 599.00

79.99

Avanity Allie 37-in Vanity Combo, ALLIE-VS37-TGG-D $ 329.00 SHOWER -TUB

Style Selections Sapphire White Acrylic Rectangular Skirted Bathtub ( 32-in x 60-in; Actual: 19-in x 32-in x 59.875-in)

FINISH SCHEDULE - TIER 2

KITCHEN BACKSPLAS H

LAMINAT E FLOORING TOILET

BATHROOM FAUCET

BATHROOM VANITY

SHO WER-TU B

KILZ PVA 5 Gal. White Interior Drywall Primer

Lismori Grigio 12 in. x 12 in. Glazed

Ceramic Tile (20.37 sq. ft. / case)

Harlow Picket 11.5 in. x 12.4 in. x 8 mm

Multi-Surface Mesh-Mounted Mosaic Tile

XP Vanilla Travertine 10 mm T x 5.23 in. W x 47.24 in. L Laminate Flooring

2-Piece 1.28 GPF High Efficiency Single

Flush Round Toilet in White

Constructor 4 in. Centerset 2-Handle

Bathroom Faucet in Chrome

24 in. W Bath Vanity in White with Cultured Marble Vanity Top in White with White Sink

STERLING Accord Seated 36 in. x 48 in. x 74-1/2 in. Shower Kit in White

369.00

4.0 | DESIGN PACKAGE

Frigidaire 30’”F reestanding Electric Range

Vented Dryer with Steam and Sanitize Cycle, ENERGY STAR Samsung 5.0 cu. ft. Hi-Efficiency White Top Load Washing Machine with Active Water Jet, ENERGY STAR GE 25.3 cu. ft. Side by Side Refrigerator in Stainless Steel

Front Control Dishwasher in White, 64 dBA GE 7.8 cu. ft. Smart 240-Volt White

KITCHEN FAUCET

KITCHEN COUNTERTOP

LIGHTING FIXTURE $ 898.0

TOTAL: $6,692.55

Foundations 2-Handle Standard Kitchen

Faucet in Chrome

FORMICA 4 ft. x 8 ft. Laminate Sheet in Silver Galaxy Slate with Matte Finish

12-inch LED Flushmount in Brushed Nick el $59.98 X2

4.0 | DESIGN PACKAGE

Eggshell Paint & Primer 17.7 L

MSI St one On yx Grigio 18”x18”

Glazed Po rc elain Floor Tile

MSI St one Yukon Whi te in te rlocking 12”x12” Glass Mesh Mount

Powe r Dek or 12mm Wint our Maple Lamina te Flooring

American Standa rd 2-Piece 4.8 LPF Single Flush

Delta V er o Single-Handle High -A rc in Chr ome Finish

Glacier B ay R ocara 42” 2-Door 2-Dr awer V aity in Antique Gra y with Engineered St one Top

Kohler 5’ Bathtub

Struct Single-Handle Pull-Do wn with Spring Spout

FRIGIDAIRE GALLERY 30 in. 5.4 cu. ft. Front Control Electric Range with Air Fry in Stainless Steel

Whirlpool 25 cu. ft. French Door

Refrigerator in Fingerprint Resistant Stainless Steel