HomeMy WebLinkAboutDSD-2024-537 - Revised Phasing Plan 1001 King Street East - SP Urban Design BriefStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Committee of the Whole
DATE OF MEETING: January 20, 2025
SUBMITTED BY: Garett Stevenson, Director of Housing and Development Approvals
519-783-8922
PREPARED BY: Garett Stevenson, Director of Housing and Development Approvals
519-783-8922
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: January 15, 2025
REPORT NO.: DSD -2024-537
SUBJECT: Revised Phasing Plan 1001 King Street E SP Urban Design Brief
RECOMMENDATION:
That the Phasing Brief for 1001 King Street East attached to Report DSD -2024-537 as
Appendix `A' be adopted; and further,
That staff be directed to report back prior to final site plan approval of any proposed
vertical tower phasing projects, excluding podium phasing, received prior to
December 31, 2026.
REPORT HIGHLIGHTS:
• The purpose of this report is an update on construction phasing for 1001 King Street
East. The full building is 29 storeys with 514 dwelling units. Phase 1 is roughly half of
the building, being a podium and tower, that are collectively 29 storeys in height with
267 dwelling units, 3 live work units along Charles Street, and 1 commercial unit.
• Community engagement was undertaken through the Official Plan Amendment and
Zoning By-law Amendment applications. This report was posted with the agenda in
advance of the Council meeting.
• There are no financial implications with this recommendation.
• This report supports the delivery of core services.
BACKGROUND:
On May 8, 2023, Kitchener City Council approved Official Plan Amendment Application
OPA22/001/K/KA for King Charles Properties (Kitchener) Limited which amended the land
use designation to `Mixed Use Corridor with Special Policy Area 10' and approved Zoning
By-law Amendment Application ZBA22/001/K/KA to amend the zoning to `High Intensity
Mixed Use Corridor Zone (MU -3) with Special Regulation Provision 544R, Special
Regulation Provision 788R and Holding Provision 100H'. The Special Regulation Provisions
permit an increased Floor Space Ratio (FSR), further regulate parking, permit reduced
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 19 of 55
setbacks to the street, allow for dwelling units and commercial uses to both be located on
the ground floor, and to apply a Holding Provision to require remediation of site
contamination and an updated noise study. Further, Council adopted the Urban Design Brief
for staff to ensure implementation through the site plan process.
The applicant has submitted Site Plan Application SP23/075/K/CD which has received
conditional Site Plan Approval for a mixed use development with 514 residential dwelling
units and ground floor commercial units within one 29 -storey Building.
On August 26, 2024, Council issued draft approval of a vacant land plan of condominium
for the subject lands.
Vive Development is proposing to construct the building in phases — phase 1 of the building
(unit 1 of the vacant land condominium) and phase 2 (unit 2 of the vacant land parcel
condominium). Attached as Appendix "A" to this report is a Phasing Brief submitted by Vive
Development which outlines the technical approach to the phased construction. Staff are
advising Council of the phased construction approach as phase 1 will not fully implement
the Council adopted Urban Design Brief.
REPORT:
Vive Development is proposing to construct the proposed building in two phases, where the
total build out will largely align with the adopted Urban Design Brief. Phase 2 is proposed to
be built as a building addition at a later time.
Staff have been advised that phasing is proposed to improve the financial feasibility of the
project as a whole. As a result of the phased approach, Staff have had to split the site plan
approval process into two phases. Phase 1 alone does not fully align with or implement the
Council adopted Urban Design Brief.
Staff have raised concerns that if phase 2 construction does not advance immediately, or at
all, the temporary exterior walls of the podium and tower do not meet architectural standards
and expectations required by the Council adopted Urban Design Brief and the City's Urban
Design Manual. While the temporary exterior cladding does match the design of the building
and temporary windows have been negotiated for the temporary exterior wall, overall, the
temporary exterior wall design is not an acceptable permanent standard as it does not
include sufficient architectural details and may appear to be a mostly blank wall. Staff are
concerned about the appearance of a 29 storey blank wall that will exist prior to the
completion of phase 2 construction.
Staff have raised concerns with Vive Development about the phased construction method,
the appearance of the temporary exterior wall, and the technical considerations for ensuring
life safety systems and building code compliance is met throughout the project (both phases,
and phase 1 alone).
In response, Vive Development has provided building elevations drawings for the temporary
exterior wall that feature consistent building materials that match the rest of the building.
Temporary windows are shown on all floors where the future hallway extension will extend
into the phase 2 portion of the building (phase 2 will be a building addition). Staff recognize
Page 20 of 55
this is an improvement, but the temporary exterior wall lacks sufficient openings, including
windows and balconies, that would be typical for this type of building design.
To address staff concerns about the blank fagade along the podium and tower, Vive
Development is proposing to provide the City with a $50,000 security for the installation of
a mural or other public art installation (the "Public Art Feature") to be installed along the
blank wall. In the event that the Owner fails to complete their obligations (phase 2
construction), the City shall have the right to draw down on the security at any time for the
installation of the Public Art Feature to the satisfaction of the City's Director of Development
and Housing Approvals.
Staff are also securing a temporary free and unobstructed right, interest and easement on,
over and through the property for the purpose of ingress and egress, and access for
constructing, installing, hanging, inspecting, altering, affixing, replacing, reconstructing,
maintaining and repairing the Public Art Feature, at the sole cost of Vive Development.
Staff are not familiar with other Canadian examples of vertical phasing for towers (examples
exist for phased podium) and have asked for examples from the Applicant's team. The
attached Phasing Brief notes that Vive Development's Director of Construction, Bassem
Saweris, has been involved in other international projects that used vertical phasing. The
project architect, Kyle Reinders of Reinders + Law Ltd. has provided a professional opinion
letter (as a qualified Architect, Ontario Association of Architects) advising on the approach
of the vertical phasing and how life safety systems and building code compliance will be met
for both phases.
Staff are concerned with the risk of the appearance of a temporary (and permanent) 29
storey blank wall until phase 2 construction is completed. Staff are also concerned that such
an approach may set a precedent for future developments in Kitchener or become
permanent if phase 2 is not realized. Staff are not aware of any Canadian examples of
vertical phasing of a high rise tower and believe this will be the first of its kind in Canada.
Recent changes to the Planning Act exclude exterior design as a matter that is subject to
site plan control. Vive Development has responded to staff requests for consistent cladding
materials and some windows on the tower portion of the temporary wall.
Further, construction phasing is not regulated by the Planning Act, and a building could be
partially constructed, in phases, and still comply with the Ontario Building Code.
Vive Development has agreed to the City's requirements of a Public Art Security, easement,
and exterior cladding for the temporary wall. While staff would prefer the full construction of
the building, life safety and building code compliance can be achieved used this phased
approach.
Staff recommend adopting the Phasing Brief. Staff will report back with the progress on this
project after construction of Phase 1 and do no recommend any other vertical phasing
projects be supported before that time (approximately two years), without specific Council
direction.
Page 21 of 55
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the council / committee meeting.
PREVIOUS REPORTS/AUTHORITIES:
• Municipal Act, 2001
• Planning Act
• DSD -2023-151 OPA22/001/K/KA & ZBA22/001/K/KA
• Original Urban Design Brief (MHBC, amended November 2022)
• DSD -2024-318 Draft Plan of Condominium Application (Vacant Land
APPROVED BY: Justin Readman, General Manager, Development Services
Department
ATTACHMENTS:
Attachment A — Phasing Brief
Attachment B — Site Plan, Phase 1
Page 22 of 55
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R-�EIINDERS
T 71
TO:
City of Kitchener
Garett Stevenson, Director of Development and Housing Approvals
FROM:
Reinders + Law Ltd.
Kyle Reinders, OAA
til 1�IV"il.ttM ,,,
DATE:
December 17t", 2024
DEC #7, 2024
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RE:
1001 King St — Phased Development
rPilo ohkn
The King Ottawa and Charles development project at 1001 King Street East has been split into
two Phases of Construction. Phase A is 267 units encompassing a 29 -storey residential tower along
with a 4 -storey podium residential and parking garage building. Phase B is 248 units encompassing
a 29 -storey addition to the existing tower and a perpendicular 11 storey residential tower to
complete the 515 -unit development. The Phase line between Phase A and Phase B will be on the
west side of grid line G which is running north and south in a straight line for this development
(see drawing attached).
The rationale for undertaking the two-phase project is to suit the financial viability of the entire
development. As soon as Phase A is built and occupancy can start, then the intention is for the
Phase B development construction to start. Construction drawings for the Phase B development
are nearing completion so that all detailing between the two Phases is complete in their integration
and understood, while Phase A is being constructed. The building design has been developed with
this two -Phase approach to allow the development to be undertaken. The following attributes
have been considered in the two -Phase approach:
The Life Safety aspects (sprinklers, travel distances, spatial separation, fire protection, etc.) of
Phase A and Phase B have been coordinated and complement each other. The Life Safety of Phase
A is intact to serve the single development so that it can be occupied while Phase B construction
is ongoing. Phase A is not dependent on Phase B to maintain the Life Safety of Phase A.
Once Phase B is constructed the Life Safety of the entire building is holistically complete. Whether
reviewed singularly or in combination Life Safety has been coordinated and both these plans have
been illustrated on the building permit submission for Phase A.
Elevator and vertical travel elements (stairs) have been coordinated so that when Phase A is
constructed and occupied the appropriate number of elevations and exit stairwells have been
provided to suit the Phase A development. When Phase B is constructed in the future, additional
elevators and exit stairwells are being added to allow the completed development of Phase A and
Page 36 of 55
B to act as a single building development. Entrances on King and Charles Streets developed in
Phase A will be maintained as the entrance to the entire development once completed.
The Structural Cast -in place Engineers and the Total Precast Concrete Engineers have worked in
tandem on both Phase A and Phase B. Phase A has the structure designed so that it is not
dependent on the development of Phase B for structural or lateral loading. This way the Phase A
development can be safely occupied while the Phase B development is under construction. The
structures have been designed so that after the construction of the first tower the second tower can
be erected independently but the final design will allow for one overall development. There is no
additional structure being added in Phase B to sustain the Phase A structure.
The structural engineers have detailed the development of the raft slab for Phase A and the adjacent
temporary shoring to the west of Phase A so that in the future the raft slabs can be connected for a
holistic building structure and that the west development on this site will have additional shoring
being placed on the north, east and south sides. Once these shoring elements are in place then the
temporary shoring at the Phase A and B junctions can be removed. All details at the junction of
the two buildings have been reviewed to allow the separate construction of both developments.
Phase A has been designed with a loadbearing CIP or Precast wall on the west side of the building.
The exposed face of this building will be concrete with architectural details (reveals and panels)
and windows along the future corridor connection, that will allow for a temporary aesthetic of this
west face while the future Phase B building is being developed.
Similarly, this west face will be internally thermally insulated to allow the north facing units on
this side to have a thermal barrier to the exterior while Phase B is being erected and constructed.
This will allow for full comfort of these tenants until the building is fully constructed. Once Phase
B is constructed the internal insulation of these north units will remain intact which increases the
STC rating between the buildings.
The Developer has agreed to a letter of credit for placing a mural or artwork on the west face of
the development should Phase B not proceed.
All heritage aspects of the development have been incorporated into Phase A showing the
intentionality of the developer and the importance of these items. They have not been deferred to
Phase B.
The building elevations of both buildings have been designed so that both Phases will match
together and show one complete building mass when both Phases of the project are completed.
Careful detailing has allowed this to occur.
Inherently the design of the Phase A and Phase B buildings have allowed them to exist singularly
and together as complete developments.
Many phased residential projects have been completed across the province. Examples of phased
developments that our firm has been involved in are:
King Cameo Development on 3241 King St East. This is a three-phase development by Vive
Developments. Tower A is currently under construction, while Tower B is in for permit and Tower
C has started design development. All three developments are link by a below and above grade
parking garage while respecting each other's vistas. Development is similarly a multi -phase
approach due to financing feasibility.
64 ONTARIO STREET NORTH, MILTON, ON L9T ZT1 / OFFICE: 905-457-1 61 8
Page 37 of 55
1430 Highland Road (Savic Homes) is a four phased development with Reinders and Law Ltd.
being involved in the fourth phase 17 storey building completing the development. Similarly, the
three other developments were permitted to occur before the final street facing facade of Building
G. The three residential towers are linked by an underground parking garage and a sharing of
various facilities.
Redeemer University - Charis Live and Learn Centre was a twin pod student housing project
encompassing a north and south residential pod that allowed the north pod to be fully constructed
to allow student occupancy while the south pod was being completed six months later to meet
funding and financial timelines. A total of 170 student accommodations were provided in this
facility.
In addition to these projects that we have been involved in, Vive Development's Director of
Construction, Bassen Saweris, has been involved in multiple high-rise projects that have followed
a similar process of Vertical Phasing. We have reviewed the methodology used in these projects
in developing our approach as explained above.
P2 Marina Walk — Bassein was involved in Phase 2 of this Tower Complex as part of the
contractor's team focused on forming and construction of the second phase of this elongated slab
tower. This development was built in 4 consecutive vertical phases. Due to the length of the slab
and the scale of the project, vertical phasing was introduced. This phasing was implemented to
facilitate the leasing sales and marketing of smaller, incremental portions of the development. The
phases were vertically connected to each adjacent phase. There were challenges in matching the
texture and colour of the adjacent phases due to the weathering of the finish. This has informed
the development at 1001 King to provide colour changes along these phasing lines to reduce the
impact of matching finishes on adjacent precast panels. Another challenge was the connection
between the two adjacent raft slabs. 1001 King St will use 1.Om of lean concrete in the connection
between rafts rather that epoxy coat or dowelling.
JLT Cluster X, Sheikh Zayed Rd, Dubai — Bassein was involved as the Owner's Representative
and Engineer -in -Charge of this two -phased project. The Tower development was split vertically
through the center of the building with 3 elevators servicing one half of the development and 3
elevators servicing the other half of the development. The phasing was done as it was anticipated
that Phase 1 was to be developed as offices and business centres and Phase 2 was being developed
as a hotel. Phasing allowed for expedited construction of Phase 1 while contract negotiations
continued for Phase 2. As Phase 1 was completed construction, work on Phase 2 began
immediately from the base, attaching the newly built tower vertically at each level. The curtain
wall building envelope provided a unique challenge in the detailing for water -tightness and
constructability. The phasing line for the 1001 King development has been located at the joint of
two precast panels at all points vertically on the tower. This allows for a simple and common joint
detail to be used to complete the building envelope as Phase 2 is constructed.
In addition to the phasing strategies listed previously, 1001 King will also use knockout panels in
the hallways and parking connections. The knockout panels will be constructed with heavy gauge
steel studs to facilitate enclosing Phase 1's building envelope while allowing for constructability
of Phase 2 of the development. A shelf angle will be welded to the precast panel/slabs to allow for
future connection to the Phase 2 building components.
64 ONTARIO STREET NORTH, MILTON, ON L9T ZT1 / OFFICE: 905-457-1 61 8
Page 38 of 55
Boundary Laver Wind Tunnel I
MEMO VIA EMAIL
Attn: Tristan Connelly, Vive Development
From: P. Case, Boundary Layer Wind Tunnel Laboratory
Date: January 7, 2025
Re: 1001 King St E, Kitchener (1001 King)
It is common practice that pedestrian level wind studies for new developments consider
the full site in their completed configuration. It is less common to consider phased
construction where the phasing is known or expected to be a relatively short term and
therefore reflect an interim condition. In the case of the KOC development, the adjoining
west side of the site (Phase 2) is to be constructed following Phase 1. The completed
development (i.e. Phase 1 + 2) reflects a larger and broader (more bluff) configuration
and as typical would be expected to displace more oncoming wind, thereby leading to
the more critical wind conditions at ground level. In this respect, the interim condition
(Phase 1 alone) can generally be expected to produce lesser winds at ground -level
compared to that of the completed development.
Nonetheless, without Phase 2 present, the 29 -storey tower extends to the ground which
will impact the effect of downwash winds, particularly at the SW corner of the 29 -storey
building (at ground level), and at the NW corner of the 29 -storey building (at podium
level). While the fully phased development is expected to reflect the more critical
condition for ground level winds, it would be prudent to incorporate mitigation to provide
greater assurance for wind comfort in Phase 1 of the development. Recommended
mitigation is illustrated in Figure 1.
Sincerely,
P. Case
Director of Operations,
Boundary Layer Wind Tunnel Laboratory
Western University, Boundary Layer Wind Tunnel Laboratory, Faculty of Engineering, BLWTL Building
1151 Richmond St., London, ON, Canada N6A 5B9 t. 519.661.3338, f. 519.661.3339 www.blwtl.uwo.ca
Page 40 of 55
January 7, 2025
page 2 of 2
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Page 41 of 55
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