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AGENDA - Heritage Advisory Committee - 20160711
HERITAGE ADVISORY COMMITTEE MEETING AGENDA MONDAY,JULY 11,2016 7 P.M. HOLLAND ROOM AURORA TOWN HALL PUBLIC RELEASE July 4,2016 TOWN OF AURORA HERITAGE ADVISORY COMMITTEE MEETING AGENDA DATE:Monday,July 11,2016 TIME AND LOCATION:7 p.m.,Holland Room,Aurora Town Hall 1.DECLARATION OF PECUNIARY INTEREST AND GENERAL NATURE THEREOF 2.APPROVAL OF THE AGENDA RECOMMENDED: THAT the agenda as circulated by Legal and Legislative Services be approved. 3.RECEIPT OF THE MINUTES Heritage Advisory Committee Meeting Minutes of June 13,2016 pg.1 RECOMMENDED: THAT the Heritage Advisory Committee meeting minutes of June 13,2016,be received for information. 4.DELEGATIONS 5.MATTERS FOR CONSIDERATION 1.HAC16-006 –Request to Designate under Part IV of the pg.7 Ontario Heritage Act 220 Old Yonge Street,“The Parteger House” Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Page 2 of 4 RECOMMENDED: THAT Report No.HAC16-006 be received;and THAT the Heritage Advisory Committee recommend to Council: THAT the House located at 220 Old Yonge Street be designated under Part IV of the Ontario Heritage Act as a property of cultural heritage value or interest;and THAT the Town Clerk be authorized to publish and serve Council’s Notice of Intention to Designate as per requirements of the Act;and THAT the designation by-law be brought before Council for passing if no objections were received within the thirty (30)day objection period as per requirements of the Act;and THAT the owners of 220 Old Yonge Street be thanked for their support of the designation of the subject heritage property. 2.Memorandum from Planner pg.28 Re:Request for Feedback –The Red House,16003 Yonge Street RECOMMENDED: THAT the memorandum regarding Request for Feedback –The Red House, 16003 Yonge Street,be received;and THAT the Heritage Advisory Committee provide feedback to the Owners of 16003 Yonge Street. 6.INFORMATIONAL ITEMS 3.HAC16-007 –Conservation and Watering Practices for pg.29 Established “Heritage”Trees RECOMMENDED: THAT Report No.HAC16-007 be received for information. Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Page 3 of 4 4.HAC16-008 –Offences and Restoration Costs of the pg. 37 Ontario Heritage Act RECOMMENDED: THAT Report No.HAC16-008 be received for information. 5.Memorandum from Planner pg. 40 Re:The Allen Brown House,Carisbrooke Circle RECOMMENDED: THAT the memorandum regarding The Allen Brown House,Carisbrooke Circle,be received for information. 6.Memorandum from Planner pg. 41 Re:Cultural Precinct Plan Update RECOMMENDED: THAT the memorandum regarding Cultural Precinct Plan Update be received for information. 7.Memorandum from Planner pg. 42 Re:Aurora Public School –York Culture Magazine RECOMMENDED: THAT the memorandum regarding Aurora Public School –York Culture Magazine be received for information. 8.Extract from Council Meeting of June 28,2016 pg. 45 Re:Heritage Advisory Committee Meeting Minutes of June 13,2016 RECOMMENDED: THAT the Extract from Council Meeting of June 28,2016,regarding the Heritage Advisory Committee meeting minutes of June 13,2016,be received for information. 158 158 Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Page 4 of 4 7.NEW BUSINESS 8.ADJOURNMENT TOWN OF AURORA HERITAGE ADVISORY COMMITTEE MEETING MINUTES Date:Monday,June 13,2016 Time and Location:7 p.m.,Holland Room,Aurora Town Hall Committee Members:Councillor Jeff Thom (Chair),Councillor Wendy Gaertner (Vice Chair),Barry Bridgeford,James Hoyes,John Kazilis, Bob McRoberts (Honorary Member),and Martin Paivio Member(s)Absent:Carol Gravelle Other Attendees:Councillor Tom Mrakas,Marco Ramunno,Director of Planning and Development Services,Jeff Healey,Planner, and Samantha Kong,Council/Committee Secretary The Chair called the meeting to order at 7 p.m. 1.DECLARATION OF PECUNIARY INTEREST AND GENERAL NATURE THEREOF There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act. 2.APPROVAL OF THE AGENDA Moved by Bob McRoberts Seconded by James Hoyes THAT the agenda as circulated by Legal and Legislative Services be approved with the following additions: Delegation (a)Mark Hall and Ray Kurkjian,Representing the Applicant Re:Allen Brown Heritage Home Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Minutes Page -1 -1 - Heritage Advisory Committee Meeting Minutes Monday,June 13,2016 Page 2 of 6 Delegation (b)Nick Racanelli and Frank Abbaglivio,Applicants Re:Item 1 –HAC16-004 –Heritage Permit Application 24 Catherine Avenue,File:NE-HCD-HPA-16-03 CARRIED 3.RECEIPT OF THE MINUTES Heritage Advisory Committee Meeting Minutes of April 11,2016 Moved by John Kazilis Seconded by Barry Bridgeford THAT the Heritage Advisory Committee meeting minutes of April 11,2016,be received for information. CARRIED 4.DELEGATIONS (a)Mark Hall and Ray Kurkjian,Representing the Applicant Re:Allen Brown Heritage Home (Added Item) Mr.Hall and Mr.Kurkjian presented an overview of the Allen Brown Heritage Home,which was relocated in 2012 next to David English Park where it was placed on a new foundation.They expressed concerns regarding the structural integrity of the dwelling and evidence of mold and asbestos.Mr. Hall and Mr.Kurkjian requested that the existing dwelling be demolished and replicated in the reconstruction. Moved by Martin Paivio Seconded by Barry Bridgeford THAT the comments of the delegation be received and referred to New Business. CARRIED Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Minutes Page -2 -2 - Heritage Advisory Committee Meeting Minutes Monday,June 13,2016 Page 3 of 6 (b)Nick Racanelli and Frank Abbaglivio,Applicants Re:Item 1 –HAC16-004 –Heritage Permit Application, 24 Catherine Avenue,File:NE-HCD-HPA-16-03 (Added Item) Mr.Racanelli and Mr.Abbaglivio provided an overview of the proposed construction of a new accessory structure in the form of a three-bay garage at the rear of the property,and noted that no trees would be affected. Moved by John Kazilis Seconded by Councillor Gaertner THAT the comments of the delegation be received and referred to Item 1. CARRIED 5.MATTERS FOR CONSIDERATION 1.HAC16-004 –Heritage Permit Application,24 Catherine Avenue, File:NE-HCD-HPA-16-03 Staff provided a brief history of the property and confirmed that the accessory structure would serve as a garage.Staff noted that the proposed materials are consistent with the surrounding neighbourhood. The Committee made various inquiries and staff advised that both properties on either side of 24 Catherine Avenue currently each possess a detached garage. Moved by Councillor Gaertner Seconded by Martin Paivio THAT Report No.HAC16-004 be received;and THAT the Heritage Advisory Committee recommend to Council: THAT Heritage Permit Application NE-HCD-HPA-15-03 be approved to permit the construction of a 117m2 accessory structure;and THAT the Owner clarify materials of the proposed accessory structure as indicated in the staff report;and Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Minutes Page -3 -3 - Heritage Advisory Committee Meeting Minutes Monday,June 13,2016 Page 4 of 6 THAT the Owner incorporate a rear yard amenity area or soft landscaping if possible. CARRIED 2.HAC16-005 –Request to Remove a Property from the Aurora Register of Properties of Cultural Heritage Value or Interest, 20 Ransom Street Staff provided a brief history of the property and indicated that the original dwelling has incurred significant modifications to the main structure and façade. The Committee made various inquiries and staff advised that the owners had indicated that all trees on the property would be maintained. Moved by Bob McRoberts Seconded by Barry Bridgeford THAT Report No.HAC16-005 be received;and THAT the Heritage Advisory Committee recommend to Council: THAT the property located at 20 Ransom Street be removed from the Aurora Register of Properties of Cultural Heritage Value or Interest;and THAT the proposed elevations are subject to approval of Planning Staff to ensure the proposed new dwelling will maintain the heritage character of the area;and THAT prior to demolition,staff be requested to visit the property and identify any salvageable items that could be donated to Aurora’s Architectural Salvage Program. CARRIED AS AMENDED 6.INFORMATIONAL ITEMS 3.Extract from Council Meeting of April 12,2016 Re:Heritage Advisory Committee Meeting Minutes of March 7,2016 Moved by John Kazilis Seconded by Barry Bridgeford Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Minutes Page -4 -4 - Heritage Advisory Committee Meeting Minutes Monday,June 13,2016 Page 5 of 6 THAT the Extract from Council Meeting of April 12,2016,regarding the Heritage Advisory Committee meeting minutes of March 7,2016,be received for information. CARRIED 4.Extract from Council Meeting of April 26,2016 Re:Heritage Advisory Committee Meeting Minutes of April 11,2016 Moved by Bob McRoberts Seconded by Barry Bridgeford THAT the Extract from Council Meeting of April 26,2016,regarding the Heritage Advisory Committee meeting minutes of April 11,2016,be received for information. CARRIED 7.NEW BUSINESS Staff reviewed the delegation information provided by Mark Hall and Ray Kurkjian regarding the request to demolish the existing dwelling and replicate the original structure of the Allen Brown Heritage Home. The Committee deferred any decision regarding the Allen Brown Heritage Home until a report is provided containing background information of the property, structural conditions,and proposed demolition and reconstruction plans. New Business Motion No.1 Moved by Martin Paivio Seconded by Barry Bridgeford THAT the Heritage Advisory Committee recommend to Council: THAT staff be directed to report back to the next regular Heritage Advisory Committee meeting regarding the Allen Brown Heritage Home. CARRIED Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Minutes Page -5 -5 - Heritage Advisory Committee Meeting Minutes Monday,June 13,2016 Page 6 of 6 The Committee indicated that the building located on 45 Mosley Street has been demolished,although only the demolition and reconstruction of the second storey had been approved.The Committee expressed concern regarding the lack of consequences for an owner that has not adhered to the decisions recommended by the Committee and ratified by Council.Staff indicated that they would investigate the feasibility of imposing fines or fees and report back to the Committee. The Committee made inquiries regarding Doors Open Aurora.Staff noted that there are new walking tours planned for the event,and new sites including the Patrick House.Staff extended an invitation to members to volunteer on the day of the event,or forward any additional sites to staff for consideration. The Committee expressed concern regarding heritage trees that are located on private properties and requested staff to investigate what other municipalities are doing to assist owners in properly maintaining these trees. New Business Motion No.2 Moved by Councillor Gaertner Seconded by Martin Paivio THAT the Heritage Advisory Committee recommend to Council: THAT staff be directed to investigate and report back to the Committee regarding methods by which the Town could help home owners to properly maintain heritage trees on their property. CARRIED The Committee expressed interest in reviewing and providing input into the Cultural Precinct project. 8.ADJOURNMENT Moved by James Hoyes Seconded by Bob McRoberts THAT the meeting be adjourned at 8:40 p.m. CARRIED COMMITTEE RECOMMENDATIONS ARE NOT BINDING ON THE TOWN UNLESS OTHERWISE ADOPTED BY COUNCIL AT A LATER MEETING. Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Minutes Page -6 -6 - TOWN OF AURORA HERITAGE ADVISORY COMMITTEE REPORT No.HAC16-006 SUBJECT:Request to Designate under Part IV of the Ontario Heritage Act 220 Old Yonge Street “The Parteger House” FROM:Marco Ramunno,Director of Planning &Development Services DATE:July 11,2016 RECOMMENDATIONS THAT Report No.HAC16-006 be received;and THAT the Heritage Advisory Committee recommend to Council: THAT the House located at 220 Old Yonge Street be designated under Part IV of the Ontario Heritage Act as a property of cultural heritage value or interest;and THAT the Town Clerk be authorized to publish and serve Council’s Notice of Intention to Designate as per requirements of the Act;and THAT the designation by-law be brought before Council for passing if no objections were received within the thirty (30)day objection period as per requirements of the Act;and THAT the owners of 220 Old Yonge Street be thanked for their support of the designation of the subject heritage property. PURPOSE OF THE REPORT The purpose of this report is to provide the Heritage Advisory Committee with all background materials so it can recommend to Council that the house located at 220 Old Yonge Street be designated as a property of cultural heritage value or interest under Section 29 (Part IV)of the Ontario Heritage Act for its cultural heritage value and interest. BACKGROUND The owners of the property located at 220 Old Yonge Street submitted an Application to request that the subject property be Designated under Part IV of the Ontario Heritage Act on May 18,2016. 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BACKGROUND The Cultural Precinct Plan is bound by Yonge Street to the west,Larmont Street to the east Mosley Street to the north and Metcalfe Street to the south.The Cultural Precinct Plan includes a number of town-owned structures which are Designated under Part IV of the Ontario Heritage Act,including the Church Street School,Victoria Hall and the Aurora Armoury.Other Part IV Designated properties within the Cultural Precinct Lands include the Wells Street Public School,The Grimshaw House (15 Mosley Street)and The Pines (78 Wells Street).An additional fourteen (14)properties within the Cultural Precinct Plan are Listed on the Aurora Registrar of Properties of Cultural Heritage Value or Interest. In the spring of 2016,staff have updated the consultation process for the Cultural Precinct Plan.In addition,the Town is exploring potential repurposing strategies for existing Town assets such as Victoria Hall,the former Library and the Aurora Armoury.The reports attached to this memorandum provide further details into the proposed vision and repurposing for structures within the Cultural Precinct Plan. ATTACHMENTS (Note:Attachments can be accessed at http://www.aurora.ca/ TownHall/Pages/Council-and-Committee-Meetings/Agendas-and-Minutes.aspx) Attachment 1 –General Committee Report No.PDS16-041 Attachment 2 –General Committee Report No.PRS16-028 Attachment 3 –Cultural Precinct Vision,prepared by Fotenn 100 John West Way Box 1000 Aurora,Ontario L4G 6J1 Phone:905-727-3123 ext.4349 Email:jhealey@aurora.ca www.aurora.ca Town of Aurora Planning &Development Services Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Item 6 Page -1 -41 - Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Item 7 Page -1 -42 - Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Item 7 Page -2 -43 - Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Item 7 Page -3 -44 - Page 1 of 2 9.CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION 1.General Committee Meeting Report of June 21,2016 (17)Heritage Advisory Committee Meeting Minutes of June 13,2016 Moved by Councillor Mrakas Seconded by Councillor Thom THAT the Heritage Advisory Committee meeting minutes of June 13,2016,be received;and THAT the Heritage Advisory Committee recommend to Council: 1.HAC16-004 Heritage Permit Application,24 Catherine Avenue, File:NE-HCD-HPA-16-03 THAT Heritage Permit Application NE-HCD-HPA-15-03 be approved to permit the construction of a 117m2 accessory structure;and THAT the Owner clarify materials of the proposed accessory structure as indicated in the staff report;and THAT the Owner incorporate a rear yard amenity area or soft landscaping if possible. 2.HAC16-005 Request to Remove a Property from the Aurora Register of Properties of Cultural Heritage Value or Interest, 20 Ransom Street THAT the property located at 20 Ransom Street be removed from the Aurora Register of Properties of Cultural Heritage Value or Interest;and THAT the proposed elevations are subject to approval of Planning Staff to ensure the proposed new dwelling will maintain the heritage character of the area;and THAT prior to demolition,staff be requested to visit the property and identify Program. EXTRACT FROM COUNCIL MEETING OF TUESDAY,JUNE 28,2016 Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Item 8 Page -1 -45 - Council Extract Tuesday,June 28,2016 Page 2 of 2 New Business Motion No.1 THAT staff be directed to report back to the next regular Heritage Advisory Committee meeting regarding the Allen Brown Heritage Home. New Business Motion No.2 THAT staff be directed to investigate and report back to the Committee regarding methods by which the Town could help home owners to properly maintain heritage trees on their property. CARRIED Heritage Advisory Committee Meeting Agenda Monday,July 11,2016 Item 8 Page -2 -46 - TOWN OF AURORA ADDITIONAL ITEMS FOR HERITAGE ADVISORY COMMITTEE MEETING Monday,July 11,2016 7 p.m. Holland Room Delegation (a)Sharon Vattay,Associate/Heritage Specialist,Goldsmith, Borgal &Company Ltd.Architects Re:Item 2 –Memorandum from Planner;Re:Request for Feedback –The Red House,16003 Yonge Street Item 9 –Memorandum from Planner Re:45 Mosley Street Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Delegation (a)Page -1 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -1 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -2 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -3 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -4 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -5 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -6 Additional Items for Heritage Advisory Committee Meeting Monday,July 11,2016 Item 9 Page -7 MEMORANDUM DATE: July 11, 2016 TO: Heritage Advisory Committee FROM: Jeff Healey, Planner CC: Marco Ramunno, Director of Planning & Development Services RE: Cultural Precinct Plan Update RECOMMENDATIONS THAT the memorandum regarding Cultural Precinct Plan Update be received for information. BACKGROUND The Cultural Precinct Plan is bound by Yonge Street to the west, Larmont Street to the east Mosley Street to the north and Metcalfe Street to the south. The Cultural Precinct Plan includes a number of town-owned structures which are Designated under Part IV of the Ontario Heritage Act, including the Church Street School, Victoria Hall and the Aurora Armoury. Other Part IV Designated properties within the Cultural Precinct Lands include the Wells Street Public School, The Grimshaw House (15 Mosley Street) and The Pines (78 Wells Street). An additional fourteen (14) properties within the Cultural Precinct Plan are Listed on the Aurora Registrar of Properties of Cultural Heritage Value or Interest. In the spring of 2016, staff have updated the consultation process for the Cultural Precinct Plan. In addition, the Town is exploring potential repurposing strategies for existing Town assets such as Victoria Hall, the former Library and the Aurora Armoury. The reports attached to this memorandum provide further details into the proposed vision and repurposing for structures within the Cultural Precinct Plan. ATTACHMENTS (Note: Attachments can be accessed at http://www.aurora.ca/ TownHall/Pages/Council-and-Committee-Meetings/Agendas-and-Minutes.aspx) Attachment 1 – General Committee Report No. PDS16-041 Attachment 2 – General Committee Report No. PRS16-028 Attachment 3 – Cultural Precinct Vision, prepared by Fotenn 100 John West Way Box 1000 Aurora, Ontario L4G 6J1 Phone: 905-727-3123 ext. 4349 Email:jhealey@aurora.ca www.aurora.ca Town of Aurora Planning & Development Services TOWN OF AURORA GENERAL COMMITTEE REPORT No. PDS16-041 SUBJECT: Cultural Precinct Public Consultation Process & Timeline FROM: Marco Ramunno, Director of Planning & Building Services D ATE: June 21, 2016 RECOMMENDATIONS THAT Report No. PDS16-041 be received; and THAT the public consultation and engagement process and timeline, as described in this report, be endorsed. PURPOSE OF THE REPORT The purpose of this report is to seek Council endorsement of the public consultation and engagement process and timeline for the Cultural Precinct as described. Staff have prepared a survey questionnaire and social media strategy for public input and outreach to occur during July, August and September; with additional community consultation to be scheduled in the early fall. BACKGROUND On April 19, 2016, Report No. PDS16-026 was before the General Committee of Council regarding the Cultural Precinct Conceptual Plans which were prepared by FOTENN; the Town’s Planning and Design Consultants. The General Committee passed a resolution endorsing the planning approval process outlined in the report and directed staff to prepare reports and schedule public consultations. Furthermore, on May 3, 2016, Report No. PRS16-028 was before the General Committee regarding the Repurposing Study for the Town owned buildings located in Library Square. The General Committee passed a resolution in this regard notionally agreeing that regardless of the path chosen, a large investment would be required from the Town to move this project forward. Report No. PDS16-026 identified four milestones with respect to the Cultural Precinct Planning Timelines as follows: •Milestone 1: April 19, 2016 - Council Approval of the Guiding Principles for the Cultural Precinct; Attachment 1 June 21, 2016 -2- Report No. PDS16-041 • Milestone 2: May 3, 2016 - Council receipt of the re -purposing study and approval of a "notional" budget for future investment in the Cultural Precinct; • Milestone 3: June 21, 2016 - Council Endorsement of Public Consultation/Engagement process (subject of this report); and • Milestone 4: Fall 2016 - Council Direction of a Concept Plan for the Cultural Precinct that will involve either the repurposing or demolition of Town owned buildings. On May 10, 2016, Council outlined a number of initiatives that they would like to include as part of the public input with respect to the Cultural Precinct; which therefore changed the completion date for Milestone 3. Staff have therefore provided a public consultation process and revised timeline as follows. This is not expected to delay the completion of the final milestone. COMMENTS Revised Timeline and Strategy The following public consultation process will be prefaced with the project background and the goal of revitalizing Yonge Street which dates back to the Aurora Promenade Secondary Planning Process. Therefore, and in accordance with Council direction, staff are proposing to revise the timeline for the Cultural Precinct planning/public consultation process as follows: MILESTONESITASKS Milestone 4 1 1 1 1 1 1 - Council Workshop I I I I I I I I Public Consultations I I I I I I I I I I Public Outreach I I I I Milestone 3 I I I I I I Milestone 2 I I I I I I Milestone 1' I I I I 1 I I April May June July August September Early Fall November MONTH June 21, 2016 • July/August/September 2016: - 3 - Report No. PDS16-041 - Meet with Town Centre Ratepayers Group; - public outreach including short questionnaire targeted for various Town events such as Doors Open, the Farmer's Market and Concerts in the Park; - on-line survey; and - social media strategy. • Early Fall 2016 - Two public consultation sessions; one targeted for the area rate payers and the other for the general public as a whole; - meeting with interested community groups such as the Aurora Chamber of Commerce; and - facilitated Council Workshop where the results of the public consultation will be presented and Council will provide their input. • November 2016 - Council consideration of a final plan for the Cultural Precinct. Consultation Details Public Outreach in July/August In an attempt to not be onerous, the questionnaire designed for the public outreach targeted for the Town events described above will be very short and direct. Generally, there will be two or three questions which will ask participants if they favour Block 1 (Library Square) and Block 3 (Town Park) remaining as is; or would they favour the implementation of the Concept Plans. Participants will also have the opportunity to provide their own ideas. Participants will be shown pictures of existing conditions and renderings/photos of the proposed concepts. Participants will then be asked if they wish to participate in a short, but detailed on-line survey regarding the proposed Concept Plans and the Repurposing Study. The on-line survey will provide for an opportunity to provide greater information with respect to the project background. The questionnaire will be short but detailed and will contain specifics about existing conditions and proposed concepts; June 21, 2016 - 4 - Report No. PDS16-041 including asking preferences with respect to the proposed repurposing of the former library, former seniors centre and armoury as identified in the Repurposing Study. The survey/questionnaire will focus on Blocks 1 and 3 as the potential for major structural changes are in those two blocks. Social Media Strategy The social media strategy will include video vignettes of each area of the Cultural Precinct, messaging regarding updates of the project, `did you knows' of the area/project and information regarding upcoming consultations, paid ads and twitter poll. The social media strategy will be timed as follows: Videos: Summer/Fall2016 Twitter poll: Fall 2016 Messages: Summer/Fall2016 Public Consultations in September Staff will schedule two public consultation sessions in early fall. The first is intended to be primarily for the area rate payers and the second is intended to be for the general public as a whole. The public consultations will generally be structured as follows: • Staff will briefly present the background for both the Cultural Precinct Conceptual Plans as well as the Repurposing Study; • staff will then present the details with respect to the findings of the respective studies; and • staff will then field any questions the public may have, as well as obtain any input with respect to the studies. The consultations with interested community groups such as the Aurora Chamber of Commerce will follow a similar format. Council Workshop/Meeting The results of all of the above noted consultation methods will be collected, analyzed and presented to Council in a workshop in the fall. Council will then have the opportunity to give their input with respect to the results of the public consultation; and provide direction with respect to the Cultural Precinct. Staff are proposing that the final decision with respect to establishing a Concept Plan for the Cultural Precinct which would involve either the repurposing or demolition of Town owned buildings in Library Square could take place as early as November 2016. June 21, 2016 - 5 - Report No. PDS16-041 LINK TO STRATEGIC PLAN The Cultural Precinct Plan supports the Strategic Plan goal of Supporting an exceptional quality of life for all through the following key objectives: • Develop a Cultural Master Plan that includes heritage, music, and art to promote more cohesive and coordinated cultural services; • expand opportunities and partnerships that contribute to the celebration of culture in the community; and • actively promote and support a plan to revitalize the downtown that includes culture. ALTERNATIVE(S) TO THE RECOMMENDATIONS 1. Council may wish to direct staff to engage in an alternative public consultation approach or timeline. FINANCIAL IMPLICATIONS The financial implications associated with this project have and will be reported in other staff reports. PREVIOUS REPORTS • PR15-026 - Award of Request for Proposal PRS 2015-77 Cultural Precinct Plan, September 15 and December 1, 2015; • PRS15-040 - Purchase Order Increase for Cultural Precinct Consultant, December 1, 2015; • PRS16-006 -Status of the Cultural Precinct Plan, January 19, 2016; • PDS16-026 - Cultural Precinct/Library Square Repurposing Endorsement of Planning Approvals Process, April 19, 2016; and • PRS16-028 - Seeking Council Investment for Library Square Repurposing Study, May 3, 2016. June 21, 2016 - 6 - Report No. PDS16-041 CONCLUSIONS As stated in this report, staff and their consultants have undertaken a study and prepared some conceptual plans with respect to the Town's Cultural Precinct. In addition, a repurposing study was also undertaken regarding the Town owned buildings in the Precinct. In previous staff reports to Council, milestones have been identified with respect to establishing a Concept Plan for the Cultural Precinct which would involve either the repurposing or demolition of Town owned buildings in Library Square. Council has since expressed their desire for further public input with respect to the Cultural Precinct; which has therefore changed the completion date for Milestone 3; however, it is not expected to delay the final milestone. Staff have therefore provided a public consultation process and revised timeline for which Council endorsement is being requested. ATTACHMENTS Figures Figure 1 - Location Map: Cultural Precinct Study Area PRE -SUBMISSION REVIEW Executive Leadership Team Meeting - June 2, 2016. Prepared by: Fausto Filipetto, Senior Policy Planner, Extension 4342 Marco a unno, M.C.I.P., R.P.P. Director of Planning & Building Services Doug Nklorozny Chief Administrative Officer TOWN OF AURORA GENERAL COMMITTEE REPORT No. PRS16-028 SUBJECT: Town of Aurora Repurposing Study FROM: Allan D. Downey, Director of Parks & Recreation Services DATE: May 3, 2016 RECOMMENDATIONS THAT Report No. PRS16-028 be received; and THAT it is notionally agreed that a large investment will be required from the Town of Aurora to move this project forward. PURPOSE OF THE REPORT Council will receive the Repurposing Study and advance to Milestone #3 of the Cultural Precinct Planning Process and identified in Report PDS16-026. BACKGROUND The Repurposing Study provided by AECOM will be the subject of a presentation by Arthur Diamond of AECOM to Council on May 10, 2016. The Study is quite extensive and includes historical perspective of all facilities, potential concepts and uses, evaluations, recommended purposes and conceptual drawings and cost estimates. Council will be provided the opportunity on May 10th to address the consultant regarding the findings of their Study. COMMENTS As can be seen from the cost of the repurposing, the required investment would be significant if the repurposing of the buildings is selected as the preferred option. In keeping with staff Report No. PDS16-026, this report represents Milestone #2 in the Cultural Precinct Planning process. Accordingly, it is recommended that Council notionally accept that a large investment will be required in the Cultural Precinct, regardless of the path that is chosen. For that reason, before proceeding further, it is Attachment 2 May 3, 2016 - 2 -Report No. PRS16-028 understood that a large investment will be required to move the Cultural Precinct forward. While staff have notionally suggested that at least $5 million will need to be invested, the actual amount will of course depend on the final accepted strategy for development of the Cultural Precinct. LINK TO STRATEGIC PLAN The implementation of the Repurposing Study supports the Strategic Plan goal of Supporting an exceptional quality of life for all through its accomplishment in Celebrating and promoting our culture in the following key objectives within this goal statement: Develop a Cultural Master Plan that includes heritage, music and art to promote more cohesive and coordinated cultural services. ALTERNATIVE(S) TO THE RECOMMENDATIONS 1.Council may propose to alter or amend any of the milestones presented by staff. 2.Further Options as required. FINANCIAL IMPLICATIONS The overall cost estimates provided within the report are in excess of $10 million dollars, if all suggestions in the report are accepted. CONCLUSIONS The future of the municipal facilities within Library Square have been under discussion since 2000. The process proposed will provide Council with a series of milestones that must be approved prior to the execution of the next milestone. The length of this process will be subject to Council discretion. PREVIOUS REPORTS None. ATTACHMENTS Attachment 1 – AECOM Aurora Repurposing Study Town of Aurora Aurora Repurposing Study Prepared by: AECOM Canada Architects Ltd. 300 Water Street 905 668 9363 tel Whitby, ON, Canada L1N 9J2 905 668 0221 fax www.aecom.com January 26, 2016 Project Number: 60445083 Prepared by: AECOM Canada Architects Ltd. 300 Water Street 905 668 9363 tel Whitby, ON, Canada L1N 9J2 905 668 0221 fax www.aecom.com Project Number: 60445083 Date: January, 2016 Town of Aurora Aurora Repurposing Study AECOM Town of Aurora Aurora Repurposing Study AECOM: 2012-01-06 © 2009-2012 AECOM Canada Ltd. All Rights Reserved. Rpt-2016-03-3-Aurora Repurposing Study-60445083 Statement of Qualifications and Limitations The attached Report (the “Report”) has been prepared by AECOM Canada Ltd. (“Consultant”) for the benefit of the client (“Client”) in accordance with the agreement between Consultant and Client, including the scope of work detailed therein (the “Agreement”). The information, data, recommendations and conclusions contained in the Report (collectively, the “Information”): is subject to the scope, schedule, and other constraints and limitations in the Agreement and the qualifications contained in the Report (the “Limitations”); represents Consultant’s professional judgement in light of the Limitations and industry standards for the preparation of similar reports; may be based on information provided to Consultant which has not been independently verified; has not been updated since the date of issuance of the Report and its accuracy is limited to the time period and circumstances in which it was collected, processed, made or issued; must be read as a whole and sections thereof should not be read out of such context; was prepared for the specific purposes described in the Report and the Agreement; and in the case of subsurface, environmental or geotechnical conditions, may be based on limited testing and on the assumption that such conditions are uniform and not variable either geographically or over time. Consultant shall be entitled to rely upon the accuracy and completeness of information that was provided to it and has no obligation to update such information. Consultant accepts no responsibility for any events or circumstances that may have occurred since the date on which the Report was prepared and, in the case of subsurface, environmental or geotechnical conditions, is not responsible for any variability in such conditions, geographically or over time. Consultant agrees that the Report represents its professional judgement as described above and that the Information has been prepared for the specific purpose and use described in the Report and the Agreement, but Consultant makes no other representations, or any guarantees or warranties whatsoever, whether express or implied, with respect to the Report, the Information or any part thereof. Without in any way limiting the generality of the foregoing, any estimates or opinions regarding probable construction costs or construction schedule provided by Consultant represent Consultant’s professional judgement in light of its experience and the knowledge and information available to it at the time of preparation. Since Consultant has no control over market or economic conditions, prices for construction labour, equipment or materials or bidding procedures, Consultant, its directors, officers and employees are not able to, nor do they, make any representations, warranties or guarantees whatsoever, whether express or implied, with respect to such estimates or opinions, or their variance from actual construction costs or schedules, and accept no responsibility for any loss or damage arising therefrom or in any way related thereto. Persons relying on such estimates or opinions do so at their own risk. Except (1) as agreed to in writing by Consultant and Client; (2) as required by-law; or (3) to the extent used by governmental reviewing agencies for the purpose of obtaining permits or approvals, the Report and the Information may be used and relied upon only by Client. Consultant accepts no responsibility, and denies any liability whatsoever, to parties other than Client who may obtain access to the Report or the Information for any injury, loss or damage suffered by such parties arising from their use of, reliance upon, or decisions or actions based on the Report or any of the Information (“improper use of the Report”), except to t he extent those parties have obtained the prior written consent of Consultant to use and rely upon the Report and the Information. Any injury, loss or damages arising from improper use of the Report shall be borne by the party making such use. This Statement of Qualifications and Limitations is attached to and forms part of the Report and any use of the Report is subject to the terms hereof. AECOM Canada Architects Ltd. 300 Water Street 905 668 9363 tel Whitby, ON, Canada L1N 9J2 905 668 0221 fax www.aecom.com Rpt-2016-03-3-Aurora Repurposing Study-60445083 March 04, 2016 Allan D. Downey, Director of Parks and Recreation Services Town of Aurora 100 John West Way, Box 1000 Aurora, Ontario L4G 6J1 Dear Allan: Project No: 60445083 Regarding: Aurora Repurposing Study Please find attached preliminary draft copy of the “Repurposing Study for the determination and Disposition of Five Town Facilities “. The study was conducted after thorough evaluation of the buildings, discussions with Town and community stakeholders and consideration of potentials of each building. We would appreciate your kind review and comments. Sincerely, AECOM Canada Ltd. Arthur Diamond, OAA, AAA Senior Architect, Design Encl. cc: AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 Distribution List # of Hard Copies PDF Required Association / Company Name Revision Log Revision # Revised By Date Issue / Revision Description AECOM Signatures Report Prepared By: Amin Sadeghi, OAA Senior Architect Report Reviewed By: Arthur Diamond, OAA, AAA Senior Architect AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 i Executive Summary There's always something special about walking down a bustling urban street and admiring a heritage building, perhaps browsing for antiques at an old shop, or meeting friends at a pub in a former 19th-century home. Many of the most spectacular streetscapes in Canada feature a combination of modern and historic buildings, creating a fusion of old and new. Located in city cores, historic buildings are key to urban revitalization and renewal, and to sustainable development. Through the revitalization of old buildings for new restaurants, shops, offices and residences, communities can generate income and create trendy, visually and socially interesting areas. The sustainability and rehabilitation of historic places is also environmentally responsible. Existing Buildings can be conserved and serve entirely new purposes. This process has been going on for thousands of years. Known as repurposing or adaptive reuse, this is an important means by which historic places are conserved and holds environmental, social, and economic benefits for everyone. Heritage conservation responds to these benefits by rehabilitating heritage buildings, a practice that reduces waste and conserves energy. This approach also conserves important non-renewable resources. Many Canadian towns and cities have capitalized on the concept of repurposing and have converted heritage buildings into functional and fashionable districts. AECOM was commissioned by the Town of Aurora to conduct a repurposing study and make recommendations to the Council on the determination and disposition of use for former Town library, former Senior’s Center, Victoria Hall, The Petch House and the Armoury. The broad objective of this study was to identify and meet key stakeholders and recognize their needs for facility use. Furthermore, based on the information received from the user groups and after holding public meetings and conducting a survey to identify the needs of the community stakeholders of Aurora, the report will make recommendations to the Council on the determination and disposition of use of the above mentioned facilities. The repurposing study was conducted with a complete background review, Official Plan, Economic Development Strategy, Promenade Plan, Strategic Plan, Parks and recreational Master Plan, Heritage District Plans and ongoing Community Improvement Plan. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 Table of Contents Statement of Qualifications and Limitations Letter of Transmittal Distribution List Executive Summary page 1. Rehabilitation and Repurposing of Existing Buildings ............................................................. 1 2. Factors Affecting Repurposing of Existing Buildings ............................................................... 3 2.1 Economic considerations ..................................................................................................................... 3 2.2 Advantages of repurposing .................................................................................................................. 3 2.3 Barriers to repurposing ........................................................................................................................ 4 3. Rehabilitation & Repurposing of Historical Buildings- Case Studies ...................................... 5 3.1 St Francis Center for the Performing Arts, Ajax, ON ........................................................................... 5 3.2 The Aurora Cultural Centre - 22 Church St., Aurora, ON .................................................................... 6 3.3 Baldwins- 124 Wellington Street, Aurora, ON ..................................................................................... 8 3.4 Hartman’s Corner School House- 118 Wellington Street, Aurora, ON ............................................... 8 3.5 Old Post Office, 15213 Yonge Street, Aurora, ON .............................................................................. 9 3.6 The Chillwack Fire Hall, Chillwack, BC .............................................................................................. 10 3.7 The 69th Regiment Armory, New York, USA .................................................................................... 11 4. Repurposing Considerations .................................................................................................... 13 4.1 Identify and Stabilize Immediate Concerns ....................................................................................... 13 4.2 Physical Conditions ........................................................................................................................... 13 4.3 Contamination, Safety and Health Hazards ...................................................................................... 13 4.4 Zoning ................................................................................................................................................ 14 4.5 Structural and architectural qualities corresponding to the proposed use(s) .................................... 14 4.6 Electrical and mechanical upgrade requirements ............................................................................. 14 4.7 Compatibility of Building Layout with Proposed Use ......................................................................... 14 4.8 Building Codes ................................................................................................................................... 14 4.9 Cost of Repurposing .......................................................................................................................... 15 4.10 Insurance and Liability ....................................................................................................................... 15 4.11 Identifying Marketable Attributes ....................................................................................................... 15 4.12 Heritage ............................................................................................................................................. 15 4.13 Public Perception ............................................................................................................................... 15 4.14 Environmentally Friendly Considerations .......................................................................................... 15 5. Repurposing Approach ............................................................................................................. 17 6. Repurposing Study .................................................................................................................... 18 6.1 Client and Stakeholder Input ............................................................................................................. 18 6.2 Understanding of the Sites ................................................................................................................ 20 6.2.1 The Petch House .................................................................................................................. 20 6.2.2 The Armoury ......................................................................................................................... 21 Victoria Hall ........................................................................................................................................ 22 6.3 Understanding of the Buildings Historical Context ............................................................................ 23 6.3.1 The Petch House .................................................................................................................. 23 AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 6.3.2 The Armoury ......................................................................................................................... 23 6.3.3 Victoria Hall ........................................................................................................................... 24 6.3.4 The Former Town Library ..................................................................................................... 24 6.3.5 The Former Seniors Center .................................................................................................. 24 6.4 Architectural Analysis ........................................................................................................................ 24 6.4.1 The Petch House .................................................................................................................. 25 6.4.2 The Armoury ......................................................................................................................... 25 6.4.3 Victoria Hall ........................................................................................................................... 25 6.4.4 The Former Town Library ..................................................................................................... 26 6.4.5 The Former Senior’s Center ................................................................................................. 26 6.5 Planning, Design Goals and Concepts .............................................................................................. 27 6.5.1 Demographics ....................................................................................................................... 27 6.5.2 Reinforce Aurora’s Cultural role ........................................................................................... 27 6.5.3 Create evening vitality .......................................................................................................... 27 6.5.4 Strengthen John West Way .................................................................................................. 27 6.5.5 Strengthen Mosley St and Larmont St.................................................................................. 28 6.5.6 Ensure Project Financial Sustainability ................................................................................ 28 7. Review of Proposed Repurposing Concepts ........................................................................... 29 7.1 Office Spaces .................................................................................................................................... 29 7.2 Dance Studio ..................................................................................................................................... 29 7.3 Art Studio ........................................................................................................................................... 30 7.4 Art Gallery .......................................................................................................................................... 30 7.5 Community Club House ..................................................................................................................... 31 7.6 Community Class Room/ Education Center ...................................................................................... 31 7.7 Skating Change Room....................................................................................................................... 31 7.8 Farmer’s Market ................................................................................................................................. 32 7.9 Information Centers ........................................................................................................................... 32 7.10 Urban Winery ..................................................................................................................................... 32 7.11 Brewery Pub ...................................................................................................................................... 33 7.12 Coffee House ..................................................................................................................................... 33 7.13 Curling Club ....................................................................................................................................... 33 7.14 Gift Shop ............................................................................................................................................ 33 7.15 Hall of Fame ...................................................................................................................................... 34 8. Repurposing Theme Selection .................................................................................................. 35 8.1 The Petch House ............................................................................................................................... 35 8.2 The Armoury ...................................................................................................................................... 36 8.3 Victoria Hall ........................................................................................................................................ 37 8.4 The Former Town Library .................................................................................................................. 38 8.5 The Former Senior’s Center .............................................................................................................. 39 9. Repurposing Models .................................................................................................................. 40 9.1 The Petch House ............................................................................................................................... 40 9.2 The Armoury ...................................................................................................................................... 42 9.3 Victoria Hall ........................................................................................................................................ 46 9.4 The Former Town Library .................................................................................................................. 47 9.5 The Former Senior’s Center .............................................................................................................. 49 9.6 Lemay Cultural Plaza ......................................................................................................................... 50 10. Cost Estimate ............................................................................................................................. 51 AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 List of Tables Table 1 Proposed Repurposing Concepts ............................................................................................................ 19 Appendices Appendix A- Drawings Appendix B- Stakeholder Questionnaires Appendix C- Stakeholder Feedback AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 1 1. Rehabilitation and Repurposing of Existing Buildings One of the most effective ways of practicing policies and programs for sustainable conservation of Cities is to relate restoration, renovation and rehabilitation projects of the urban fabric to rehabilitation and repurposing of old buildings which constitute as monuments and as an urban ensemble the urban heritage. Rehabilitation and repurposing are not exclusively for Historic buildings per se. All sorts of buildings within the Historic City or in the vicinity can be converted to present needs and future opportunities. Repurposing is a process by which existing and/or historic buildings are developed for their cultural value while receiving economically, socially, culturally viable new uses of a sustainable nature. This sensible and creative reuse of buildings is an activity advocated by “progressive preservationists” and particularly professionals in the urban development field, as well as at times developers as such and Municipal/Local Authorities. While in the last fifty years or so most developing countries have applied this principle primarily for cultural purposes, it is now becoming evident and clear that within a market economy cultural/urban heritage could be considered as a financial asset. We , therefore, find ourselves with new solutions of reuse to both building functions and operations, alongside economic gains with the private sector or joint ventures and a good number of benefits for the public sector, particularly local governments, and the improvement of municipal services, to the benefit of the inhabitants. Buildings greatly contribute to the significance, the identity and the physical condition of a given urban area. It is therefore normal and opportune to retain the historic building stock and the urban fabric in order to find and enhance values related to history, continuity, familiarity and identity, and above all, Sustainable Human Development, all elements which need to be omnipresent in historic areas. We can assert that the initiation of repurposing projects can be an extra stimulus for economic revitalization, not only for the building in question, but also to the region and to the city as such. Dynamic relationship within cities can be promoted through conversion of old buildings and of course with the insertion of new architecture in old settings. Repurposing is also seen as an effective way of reducing urban sprawl and environmental impact. By reusing an existing structure within a site, the energy required to create these spaces is lessened, as is the material waste tha t comes from destroying old sites and rebuilding using new materials. Through repurposing old, unoccupied buildings can become suitable sites for many different types of use. Rehabilitation and repurposing projects involve the sensitive adaptation of a cultural heritage resource or of an individual heritage attribute for a continuing or compatible contemporary use, while protecting/leveraging its heritage value. This may be achieved through repairs, replacements, alterations and/or additions. Also, when repurposing old buildings, challenges can arise between old construction and operating technologies, and a contemporary use that is completely differently from the original purpose. The requirements of codes, acts, such as the AODA and regulations can further increase the scale and complexity of repurposing projects. For these reasons, many of these initiatives become multi-facetted rehabilitation projects involving professional teams with varied expertise. A successful rehabilitation balances the need to respect and enhance the special character and qualities of an historic place and its setting—its heritage values—while incorporating reasonable change in a way that sustains the building into the future. Economic sustainability is not always considered when we are distracted by the potential excitement of resurrecting a charming old building or planning for the new use. However, grants and financial incentives for heritage projects are essential in making the numbers work before conservation can begin. In general, the following issues need to be addressed prior to moving forward. 1. Rehabilitation or repurposing of historic buildings: What ideas can be applied to a high-quality rehabilitation and adaptive use of the buildings? What sustainable design elements are appropriate for the buildings? AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 2 What site modifications could improve the aesthetic and function of the buildings? 2. General uses What mixture and types of public and private uses should be sought after? 3. Types What types, density and design are feasible now and in the future? What benefits are available and advantageous in repurposing at this site? 4. Connectivity What are the best methods for ingress and egress to the building? Does a set of design ideas or concepts exist that would maximize the links between the redeveloping downtown areas and the building? What steps can be taken to avoid redevelopment pressures? What significant code requirements will affect viability of repurposing? 5. Implementation What phases of construction are recommended, and in what order should they be implemented? What financing mechanisms, sources, and schemes are recommended, and what tax benefits are achievable and advantageous in the public and private sectors for this project? 6. Costs Are the repurposing concepts feasible? AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 3 2. Factors Affecting Repurposing of Existing Buildings There are often criteria for deciding whether a building should be conserved and reused or just demolished for the area of land it occupies. Some of these determining criteria include: The societal value of a given site; that is, the importance to the community of the use of a site by community members or visitors. The potential for the reuse of a particular site; the physical damage sustained to the site and its support of future use, the character of the existing site in terms of the proposed reuse. The historical importance of the site; in terms of both the physicality of the street-scape and the area, as well as of the role of the site in the community’s understanding of the past. The natural ecological conditions of the site; whether the site is suitable climatically or can support the proposed environmental work needed in the site. There are also other factors involved such as economic considerations, advantages and barriers to repurposing of the buildings which must be considered prior to moving forward. 2.1 Economic considerations There has been much debate on the economic possibilities and viability of repurposing as different owners seek to find sustainable ways to approach their corporate or retail sites. There are many outcomes that affect the economic return of repurposing as an avenue to reuse of a given site. Factors such as the reuse of materials and resources as well as a lesser need to involve energy, both in terms of labor and machine powered, can effectively decrease the monetary funds needed to establish sites. However, there can be hidden costs in reusing old buildings such as the unknown contamination of older sites, decay and disuse affecting the usability of a building, and the possible need for modification of an older building to fit current and future building codes. The economic costs differ from project to project and some professionals go as far as to assert that new build is always more economical and renovation is universally more expensive due to their own involvement with repurposing projects. Others claim that the return on investment is enhanced when using an older building because of the savings involved. It is sometime claimed that reusing buildings generally represents a saving of between 10- 12% over building new. In terms of profitability, there are also assertions that repurposing projects often have an uncertainty to their profitably that newer developments lack. When looking for funding to build, these considerations must be addressed. With many heritage sites on the agenda for government agencies, there are a number of financial incentives provided in order to increase the use of older sites in many countries. 2.2 Advantages of repurposing With the debate of repurposing as a sustainable avenue in the development of key sites, there are many advantages to using certain sites for redevelopment. One of these advantages is the site’s location. In many cases, historical sites are often located in the centers of large cities. Due to the spatial development of a given area, these buildings can often be heritage-listed and therefore sold as an entity, rather than just for the land that they occupy, which the new tenants then have to retrofit the building for their particular purpose. Older buildings also often have a specific period character through the detailing and joinery of their constructed eras that newer or reconstructed developments lack. In certain cases such as the hospitality industry, the grand character of a site can influence the feel of their building and are used for maximum potential to enhance the site’s physical attractiveness to a client. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 4 2.3 Barriers to repurposing As mentioned above, repurposing sometimes isn’t the most viable option for all historic and existing sites. For some sites that have been left alone to decay by neglect, the physical damage of the site can render the site unusable both in terms of the cost to repair the damage as well as unsafe by government standards. Sites contaminated by old materials such as asbestos also become unviable for the process of adaptive reuse. Each building’s site, proximity to property boundaries and adjacent land uses changes over time, sometimes constraining future adaptations and repurposing. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 5 3. Rehabilitation & Repurposing of Historical Buildings- Case Studies What are buildings but empty boxes for people and their cultural expressions and activities? Originally built for a clear purpose and ideals, many buildings change over time with evolving needs, values, and lifestyles; a house on a busy street becomes a corner store, an obsolete steam plant is now a fitness center, a former gas station lives on as an art gallery. Nothing is static. Change can be simple and benign - installing a new window - or a more involved rearrangement of rooms, or a wholesale repurposing, far removed from original use. Indeed, the lifecycle of a building could be considered an organic and natural ecology, with a vigorous beginning, staid middle age and, not infrequently, fading into disappearance or demolition in its senior years. It’s at that last state when we in the heritage and sustainability sector want to pause and take stock. When a building is fifty years old it is usually considered a survivor of the process of perpetual renewal that happens in most of our communities. Its heritage values and significance start to become apparent and considered as worthy. Perhaps a series of small renovations have diminished the original character. If these previous changes were inappropriate (in heritage terms), and have to be undone before true conservation begins, repurposing may involve restoring lost historic qualities and incorporating a new use. Examples of repurposing in Canada and other countries alike show that there have been trends to initiate these without sustained policy projects of adaptation. They were terminating in haste, at times exclusively for short- term gains of particular groups, without necessarily taking into account neither the principles of conservation nor the sustainability of the buildings and/or the urban fabric, let alone the social and human aspects of rehabilitation with a long-term perspective in mind. At times, what has been done to preserve and sustain the urban heritage fabric has well become destructive and unsustainable 3.1 St Francis Center for the Performing Arts, Ajax, ON Originally constructed in 1871 by Henry Langley, the former St. Francis de Sales Church gives meaning to the name of the street on which it is situated (Church Street), and is an important symbol of the Irish immigrants that settled in the Pickering Village area in the 1800’s. The building is an excelle nt example of High Victorian Gothic Church Architecture and is representative of the Picturesque Eclecticism of architectural design in the 1870’s and 1880’s. Unique features of the building include the distinctive octagonal church spire, which is covered with the original polychromatic slate, and the irreplaceable Gothic arched stained glass windows, which bear the names of some of the early founding families who donated them. The steeply pitched roof is marked by three rose coloured window dormers, which are very rare in a church and have the original decorative filigree ironwork at each peak. In 1999, the building was designated as an Ajax heritage building, and in 2007, the Town acquired the key cultural and heritage landmark, to protect and restore the structure. The acquisition of the building was an important one, representing the first publicly owned and accessible heritage facility in Ajax. The Church’s outstanding history, acoustic characteristics, high ceiling and being a focal point created a perfect opportunity for the town to add to its cultural spaces. As a result, with funding from Federal, Provincial and Municipal Infrastructure dollars, the Town launched a very exciting heritage conservation/cultural development project using the facility. The conceptual AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 6 plan for the adaptive rehabilitation of the former church was developed through an extensive staff and community stakeholder consultation process. Stakeholders, representing a vast cross-section of cultural users and performing groups, local community groups and residents were included in the design development process. The building was returned to its historic and majestic beauty through a careful restoration and renovation process, and was then transformed into the St. Francis Centre, a multi-use community arts, cultural and performance venue; the first of its kind in west Durham. Combining heritage architecture with modern design, the St. Francis Centre features a stage, retractable theatre seating for 150, reception/meeting space, glass atrium, bar, catering kitchen, theatrical light, sound and audio-visual capabilities. This flexible programming space is able to accommodate a variety of private and community-based programming including a myriad of arts and cultural programming such as theatre, exhibitions, films, musical performances, concerts, recitals, corporate and social receptions, lectures and workshop space. 3.2 The Aurora Cultural Centre - 22 Church St., Aurora, ON The school at 22 Church Street, known as the Church Street School, is situated in the historic centre of the Town of Aurora. The two-storey, yellow brick school building was designed in a High Victorian manner. Located at the north-west corner of Church and Victoria Streets, the Church Street School is situated in the historic centre of Aurora, and is a dominant landmark structure. Enhanced by a deep set-back and landscaping, the Church Street School contributes to Aurora's period streetscape and the neighbourhood character. The Church Street School, historically known as Aurora Public School, is significant for its role as a school house from 1886-1951 and intermittently from 1963-68. Designed to house 400 students, the Church Street School was built to replace an 1858 structure, at the same location. Reflecting the confidence in Aurora's future, the Church Street School was unusually substantial in size character for a village of fewer than 2000 residents and 210 students. The school house was designed to accommodate the anticipated growth in population in the area, due to the arrival of the Ontario, Simcoe and Huron Union Railway, in 1853. The Church Street School also represents the era of rapid expansion of educational facilities in Ontario between 1871 and 1885, when a total of 71 school houses were newly built or expand ed. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 7 Church Street School is one of the finest remaining examples of a High Victorian designed public school in Ontario. Built in 1885-86 at a substantial cost, over $12,000, the structure was designed with eight large classrooms, each with a cloakroom and a capacity for 50 students. Barrie architect, Thomas Kennedy, of the firm Kennedy, Gaviller and Holland designed the school and William Crane and Son of Newmarket was responsible for its construction. The exterior of the Church Street School incorporates a variety of fashionable period styles giving it a highly eclectic character. Round headed windows, especially those grouped together and decreasing in size, exemplify the Romanesque Revival style, as does the extensive corbelling of the brick, and the parapet gables. Intricately patterned brickwork, long narrow windows, and the heavily turned, wooden detailing of the belfry with its ogee shaped, Jacobean style roof are elements indicative of a strong Queen Anne Revival style. A huge rooftop monitor, heavily bracketed with rounded blind windows references the Italianate style, which was still enjoying popularity at the time of the school's construction. Separate boys and girls entrances are found in the divided doorways of the front entrance. Of the many schools that existed in Ontario, when the Church Street School was built, it was noted by the regional school inspector, that the Church Street School was one of the finest in the Province. In 2008, as one of the recognized premiere heritage communities, the Town of Aurora won prestigious Prince of Wales Prize for its commitment to the preservation of its built heritage. With generous funding from Federal, Provincial Governments, the Town of Aurora, and from the Aurora Historical Society ensured that the heritage building was beautifully restored to the Aurora Cultural Center. This was realised due to the potential characteristics of the original building such as the numerous spaces, tall ceilings, historical value and the location of the building within the center of Town. Since opening its doors in 2010, the Aurora Cultural Centre has become a vibrant cornerstone of the arts in Aurora. Featuring four gallery spaces, a concert hall, an art studio, a gift shop, and an ever changing calendar of events, the Aurora Cultural Centre delivers a diverse range of inspiring artistic, music and heritage programs while promoting Aurora as a dynamic community that values the creative contributions of its citizens. We proudly showcase local, emerging and established talent for our community to enjoy. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 8 3.3 Baldwins- 124 Wellington Street, Aurora, ON For more than four generations, the Baldwin family operated mills in Aurora. Their first mill was built in the 1870's, after which the Mill was moved to its current location in 1920. There was a great deal of effort restoring the former Baldwin Feed Mill. The building’s characteristics and its location on Wellington Street front created an outstanding opportunity to convert the mill into a new commercial facility. Both inside and out, there is high degree of quality in revitalizing this building those same high quality standards were applied to The Station Tap House and Grill. From the interior décor through to each and every item on their menu, are committed to providing our pat rons with the finest of dining experiences. Baldwins also offers live bands, an amazing patio experience, fine dining, prime rib, international wins, lounges, caterings and a fully stocked bar. The building also housed Ballwin's Restaurant and Studio 34 hair salon on the main floor, upstairs the offices of HR.com. The tenants enjoy open concept floor plans exposed high ceilings with original natural brick and wood construction. 3.4 Hartman’s Corner School House- 118 Wellington Street, Aurora, ON A small one-storey frame building, the Hartman's Corners Schoolhouse was moved from its original site in the late 19th century to its present location on Wellington Street East, across from the railway station. This simple rectangular structure has a low-pitched gable roof, and is sited with the gable end facing the street. The Hartman's Corners Schoolhouse has strong historical significance as the oldest surviving schoolhouse in Aurora, York Region, and the GTA. Built circa 1837, it is likely the 3rd or 4th oldest remaining schoolhouse in Ontario. Originally located in the community of Hartman's Corners at the intersection of Bayview Avenue and AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 9 Wellington Street East, one of the earliest teachers in this one-room schoolhouse was Joseph Hartman. Joseph was the son of Quaker immigrants from Pennsylvania, and went on to become one of early Aurora's most prominent citizens. In addition to teaching and farming, he was a temperance advocate, radical reformer, a leader in the Methodist Congregation, first Reeve of Whitchurch Township (1850-1859), County Warden and a Member of Provincial Parliament for York County. A new brick schoolhouse was built in 1885, and the Hartman's Corners Schoolhouse was sold to George W. Graham, who moved the building to its present location at 118 Wellington Street East in Aurora. The building has been used as a private residence for over 120 years; however, it remains known in the community as a schoolhouse. Most schoolhouses of this era were torn down, so its continued use as a private residence makes it a rare survivor. The architectural value of the Hartman's Corners Schoolhouse lies in its vertical plank construction. This early form of construction was used in communities in Ontario and Quebec during periods of lumber surpluses, and the Hartman's Corners Schoolhouse is the only known surviving schoolhouse built using this technique. Although the building has been altered over the years, a number of its original features remain intact, although hidden under aluminum siding, including the clapboard siding, original fenestration and trim. Due to its historic value and its frontage on Wellington Street the building was renovated and repurposed as an office for the York National Reality Inc. Brokerage. 3.5 Old Post Office, 15213 Yonge Street, Aurora, ON A substantial 2 storey building, the Aurora Post Office is a centerpiece of historic downtown Aurora, located on Yonge Street between Wellington and Mosley Streets. This red brick building features a campanile- like clock tower. The Aurora Post Office has maintained its connections to Aurora society for a period of over 50 years. With an eclectic mix of Italianate and Classical features, it reflects the varied architectural styles of the late 19th and early 20th centuries. The Aurora Post Office was Aurora’s fourth Post Office, and as such, it played an important role as the focal point of social activity in Aurora from 1915-1967. Before the advent of home mail delivery, the Post Office’s central platform for mail deposit was a convenient stage for citizens to express their opinions on matters of local concern. The welcoming addresses for soldiers returning home from the First and Second World Wars were made from the letter drop platform and the chimes of the clock have rung for members of the community ever since. The first Aurora post office was located in the home of Charles Doan, one of early Aurora’s most prominent citizens. Two subsequent post office facilities were also located on Yonge Street before the fourth Aurora Post Office was AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 10 designed by the Department of Public Works under chief architect David Ewart for construction in 1915. The Federal Government wanted the ‘new’ Post Office Building to better suit the growing needs of the thriving community and the fourth Aurora Post Office did so until 1967. When the fifth post office was built on Wellington Street, the Aurora Post Office was sold to a private business. The Aurora Post Office is a rare local example of the Italianate style, with Classical details, applied to a civic building. Elements such as the campanile-like clock tower and triangular pediment make it one of Aurora’s most significant landmarks. The excellent location of the building on Young Street and the clock tower which is considered as a focal point in the Town of Aurora , together with the high ceilings made it a suitable case for rehabilitation into a commercial unit. The Old Post Office is currently used by a number of different commercial establishments. 3.6 The Chillwack Fire Hall, Chillwack, BC Built in the late-modernist style, the two-storey brown-and-cream-coloured fire hall opened on June 29, 1949 near the historic five corners in downtown Chilliwack. The new fire hall, according to then provincial deputy fire marshal B. Nixon, was the most modern fire hall of its size in B.C. and was built for the sum of $50,000. The building is almost 5,000 square feet with room for three fire trucks on the main floor. Upstairs held a large recreation room and sleeping space for the firefighters as well as living quarters for the caretakers. When the fire alarm sounded, the firemen reached the main floor via a brass fire pole. Vancouver-based architectural firm Townley and Matheson designed the mid-century building after completing their previous commission, Chilliwack’s Paramount Theatre. The concrete building served the community as a fire hall until 2004, when a new, larger fire hall was built further south on Young Street. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 11 CHP Architects, a local architectural firm, was seeking new office space; they were outgrowing their quarters located in a heritage home in the downtown area. As the fire hall was slated for demolition to allow for the expansion of an adjacent parking lot, purchasing and rehabilitating the building seemed a logical option for all parties. After an assessment of the building, and due to its high ceilings and ample space it was decided to re-purpose the entire upper floor for offices for their architectural firm. The downstairs was re-configured into office space and was formerly the home of the Chilliwack Business Improvement Association. The exterior of the fire hall still retains the look and feel of the original space, including the doors for the fire trucks on the main level. The old fire hall is an excellent example of Repurposing and continues to serve as a reminder of Chilliwack’s historic past. 3.7 The 69th Regiment Armory, New York, USA The historic building began construction in 1904 and was completed in 1906. The building is still used to house the headquarters of the New York Army National Guard's 1st Battalion, 69th Infantry Regiment, as well as for the presentation of special events. The armory was designed by the firm of Hunt & Hunt, and was the first armory built in New York City to not be modeled on a medieval fortress; instead, it was designed in the Beaux- Arts style. The building was declared a National Historic Landmark in 1965, and a New York City landmark in 1983. Today the Sixty-Ninth Regiment Armory not only serves its original function as the headquarters of and training center for the National Guard's "Fighting Sixth-Ninth" but also continues to lend its drill hall for exhibition purposes such as the 1913 Armory Show, in which modern art AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 12 was first publicly presented in the United States. With the large drill hall having a capacity for a 5,000 seat arena, the facility has been used for sporting and entertainment events such as hosting Christmas parties and the occasional art organization hosting an exhibition through the years. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 13 4. Repurposing Considerations 4.1 Identify and Stabilize Immediate Concerns If the building has been vacant, neglected or underused for a period of time, it’s imperative to identify immediate threats and secure the building from further deterioration. The building should be protected from water infiltration, animals and trespassers with short-term low-cost repairs, which will buy time until further action can be taken. There are four main areas that require immediate and ongoing inspections, and should be done by a qualified building contractor. The repairs should be done with proper building materials and techniques that don’t destroy the building’s historic features and take into account future rehabilitation efforts. Roof - Roof leaks can lead to countless number of problems, from the rotting of roof rafters and trusses to the deterioration of interior finishes and the creation of mold. Inspections should include checking for broken or missing shingles, holes or cracks in the roof surface membrane, loose or rusted sheet metal flashing, openings around vents, between the roof boards, in the valleys, and at the intersections of chimneys and parapet walls, and the inspection of gutters and downspouts. These openings may be repaired using replacement shingles, flashing materials and sealants. The attic area should also be inspected for severe deterioration of the roof trusses or rafters, which may require stabilization in order to make the building safe for occupants. Windows - Whether it’s a missing window or the deterioration of window parts, there should be short term repairs conducted to alleviate water infiltration. If a window is missing, the opening should be boarded up and if window parts are missing or broken, they may be temporarily repaired with wood patches and sealants. Using plastic or canvas tarps are not suitable solutions because they can be easily destroyed by harsh weather conditions and are easily accessible by animals and vandals. Exterior siding - Missing or broken corner boards or siding can also lead to water infiltration and may be temporarily repaired with wood, flashing material and sealants. Foundation - If the basement or crawlspace shows signs of leaks, cracks or instability, it should be properly sealed from future water infiltration and securely braced for stabilization. 4.2 Physical Conditions Physical condition, including foundation and structural condition; size, expansion possibilities (vertical, horizontal), mechanical and electrical conditions and future needs are major determinants on how the repurposing and reuse of the building will go forth. Site and drainage - Encroaching tree roots, branches and falling leaves are sometimes problematic for older buildings and their basements and rooves. Roof penetration and leaf clogging can allow water infiltration and structural degradation. Circulation - Sidewalks, plazas, courtyards and parking areas need regular maintenance in order to maintain safe and secure travel surfaces. 4.3 Contamination, Safety and Health Hazards A basic walk-through inspection can reveal potential contamination and safety and health hazards that may require further investigation. Costs to remediate environmental and building contaminants can vary widely depending on the particular site conditions. There are a variety of safety hazards that may exist and should be documented during early inspections. The building and access to it should be made reasonably safe for prospective buyers and visitors. Some of the more common hazardous building materials include asbestos and lead-based paint, which may be found in a variety of materials and surfaces. Other health and safety hazards may include: AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 14 Mold/mildew Faulty electrical wiring, frayed wires or wiring that is not up to code Electrical switches Termite damage Chimney flues that are in ill repair or lined with clay tile Non-existent or insufficient air handling systems Animal droppings Mercury-filled devices or switches 4.4 Zoning Historic properties are subject to local zoning restrictions, which may affect the future repurposing of a vacant or underutilized building. Zoning regulations dictate not only the use of the building in specific districts, but also a variety of development actions such as density, the maximum size of a building, the required spaces around the building, building setbacks and the number of off-street parking spaces. Rehabilitation plans that include the construction or removal of building additions or parking changes will also be affected by zoning restrictions and generally require a variance, special use permit or rezoning. 4.5 Structural and architectural qualities corresponding to the proposed use(s) Every building was designed with unique architectural and structural qualities serving its original purpose. However, in order to be suitable for a new function, there has to be certain qualities which should match the new use. 4.6 Electrical and mechanical upgrade requirements Building systems are designed specifically for the unique architectural requirements and occupancy designations of the building. As a result, one of the first steps to be taken by the repurposing team is to make sure that the building systems (mechanical, electrical, communications and data) have providing sufficient size to serve the new purpose since this could have tremendous impact on the costs and the likelihood of the project moving forward. 4.7 Compatibility of Building Layout with Proposed Use Determination of future use of an existing building greatly relates to the existing layout and feasibility of its alternation to suite the proposed use. In doing so all building code, life safety and accessibility requirements must be foreseen together with the spatial requirements of the new function. 4.8 Building Codes The Ontario Building Code (OBC) has specific requirements for restoration, upgrades and additions to existing buildings. According to the building code, the local building inspector has the authority to insure the building’s safety and accessibility. Most historic buildings were not constructed for handicap accessibility. As per the OBC and AODA, accessibility should be provided to the main entrance and/or primary public space, restrooms, secondary spaces, as well as to services, amenities, and programs offered by the occupant. Solutions should be considered within a preservation context, and conducted sensitively so as not to destroy the building’s historic building materials and features. Local and state codes and federal laws should also be taken into consideration. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 15 4.9 Cost of Repurposing Using architectural innovation to make an existing structure viable again seems preferable on many levels since it retains some linkage to the past, saves construction waste and, sometimes, can even be more cost-effective than starting from scratch. However, there are still costs associated to the repurposing which must be calculated as part of the feasibility study. 4.10 Insurance and Liability When the building is owned by a local government entity, the insurance should be covered by their blanket policy. One way is to insure for replacement value, which involves replicating the original historic building materials and construction, and is generally very expensive and cost-prohibitive. The other way is to insure the cost of rehabilitating the building using substitute, compatible building materials and construction techniques. Most historic property owners opt for the second choice. 4.11 Identifying Marketable Attributes Identifying the building’s significant attributes helps to pric e and market it for future sale/ lease. Besides the typical features, other marketable attributes may include: • Construction year • Architectural style • Basic floor plan and number of floors • Elevator • Commercial grade HVAC system • ADA compliancy • Style and condition of windows, roof, foundation and exterior walls • Unique interior features and finishes, including wall coverings, flooring, and lighting • Architectural features that showcase quality building materials or craftsmanship such as leaded or stained glass windows, and parquet wood floors • Proximity to population centers, i.e. downtown, adjacent neighborhoods, etc. • Parking 4.12 Heritage Identifying the building’s heritage designation, if any, will set guidelines for the repurposing of the buildings. Challenges established by such designations most often set a hierarchy of prerequisites on such issues as: Preservation of existing façade Preservation of existing use 4.13 Public Perception Potential concerns due to changes to existing/ historical buildings could require sensitive handling public with input and acceptance. 4.14 Environmentally Friendly Considerations Environmental awareness continues to rise, and clients of all types are realizing that the buildings that they acquire and use on a daily basis need to be designed with a different set of criteria in mind. This is also the case where in AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 16 the newly repurposed projects the designers will be taking on the concept of Ecodesign throughout the design process, from the choice of materials to the type of energy that is being consumed and the disposal of waste. The designer may also introduce active systems such as solar power, wind generators, geothermal energy and biomass which use the principle of harnessing power generated from renewable and inexhaustible sources of energy or a passive system such as the green roof in their design. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 17 5. Repurposing Approach Many heritage buildings were built for a use that does not exist today. But the best way to conserve an important building or site is to use it. Adapting existing buildings, some of which have heritage or cultural values, can be complex, but if well considered the outcomes can be rewarding. Any new use needs to be compatible with the building. This includes retaining the historic character and conserving the significant fabric. But in doing so, it does not always mean copying the construction techniques or aesthetic of the old work. New work my blend well with the old and introduce new services for today’s use. Adaption typically requires new work, which must be informed by an understanding and analysis of the buildings significance, its character and quality. It should result in a design which creates a relationship between the existing building and the more contemporary solution. Key to the relationship between the old and the new is a respect for the old and the inspiration it provides for the new work. Sometimes there is a community perception that historic fabric must be matched or mirrored. This is not necessarily the case, whilst planning policy encourages the retention and reuse of heritage features, it also promotes new development that positively contributes to that historic context. A wide range of solutions to a design problem may emerge after careful analysis and sympathetic interpretation. In today’s approach to design, construction, and occupancy of buildings there is an increased expectation that buildings will perform in a specific manner, and at specific levels, with regard to particular performance attributes. However, this approach is often full of conflicts that either cannot be easily resolved, or may even result in conditions wherein the desired performance level of one attribute of the exterior enclosure may induce a failure in another component of the building. The approach taken in this study is based on a number of different steps: 1- Client and stakeholder Inputs 2- Building Analysis 3- Understanding of the site’s previous role and assessment of current features 4- Understanding the Building Historical Context 5- Architectural Analysis 6- Planning, Design Goals and Concepts 7- Review of Proposed Repurposing Concepts 8- Repurposing Models AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 18 6. Repurposing Study 6.1 Client and Stakeholder Input Input gathered through the project’s consultation activities with the client and stakeholders helped articulate the valued assets of the buildings, the potential challenges to the repurposing efforts, and recommended reuses of the buildings. The consultation efforts also helped identify organizations with an interest in either being a future tenant or as a project partner, whether as funder, administrator, or other role. The project consultation program comprised the following activities: Meeting with the client (The Town of Aurora), Meeting with the Community Stakeholders to complete and review the questionnaires on In consultation with the potential community stakeholders and the Town of Aurora representatives, a wide range of possible building reuses were suggested. Some suggested reuses reflected views that were broadly shared. Other suggestions were for more specific uses which, while no less valid, were not put forward by as many individuals. In some cases, suggestions were advanced for uses that were not suitable for the building or site, whether due to conflict with land use regulations or market realities. The consultant team collected and analyzed all the input received and used this information in the development of a repurposing concept. The following summarizes the input, which was provided by the two broad groups consulted: The Town of Aurora: A workshop with the representatives from the Town of Aurora on November 6th 2015 provided an opportunity for participants to offer suggestions of potential reuses of the five buildings as follows: Office, Sport’s administration offices, Center for the Arts, Art gallery, Theatre, Meeting spaces, Artist workshop, Curling rink Skating change rooms, Information center The Stakeholders: Individual interviews were held with the community stakeholders on November 19th, 20th and December 15th 2015. The following is a summary of the potential uses that were suggested: Arts education, kids’ and continuing education, Artisan fair, farmer’s market Community classrooms – non-formal education Dirty arts studios, e.g., sculpture (metal, wood, ceramics) Quiet arts studios, e.g., photography, painting, textiles; printmaking, pottery, Performing arts studios, e.g., dance, theatre, music Office, especially for sports, and social purpose organizations such as Aurora Minor Hockey League, Soccer Club, Sports Hall of Fame, Dental Office AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 19 Cafes – Brew pubs, urban wineries, local food theme Gallery, museum Education center Gardening workshop Seasonal use for weddings, pavilions, tourist information, Skate path/rink change room Armory Kitchen Library Gift Shops, jewelry , souvenir shop, tourist center Based on the discussions held at the meetings and after review of the questionnaire the final different required options by the potential end users for the buildings were as follows: Table 1 Proposed Repurposing Concepts Name Current Function Proposed Town Community stakeholders Petch House No Usage Wedding Reception Hall Skating Changing Rooms Information Center Tourist Information Center Gift Shop Former Armory No Usage Art Gallery Curling Rink Artisan Fair, Farmer Market Art Gallery Community Club House Restaurant, Coffee Shop, Brewery Pub, Urban Winery Victoria Hall On Permit Art Gallery Meeting Space Theatre Music Hall, Community Class Room Community Club House Office Workshop Quite Art Studio Former Town Library On Permit Offices Community Club House Meeting Space Dancing Studios, Community Club House Community Class Room Performing Art Studio Dirty Arts Studios Former Seniors Center On Permit Sports Admin. Offices Community Club Community Class Room Education Center Sport’s Hall Of Fame Performing Art Studio Dirty Arts Studios AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 20 6.2 Understanding of the Sites The study is structured around three different sites in Aurora. 6.2.1 The Petch House The Petch House is located on the John West Way south of the new Senior’s Center and at the end of the trails. The Petch House is a striking building, with obvious historic significance, and acts as a gateway feature south of the Town Hall. The site is generally flat, with some scattered plantings and informal pathways. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 21 6.2.2 The Armoury Located on the north-east corner of the Town Park, the Armoury is found at the Mosley and Larmont Streets intersections. The parking area and walking distance to regional transit makes the site easily accessible by the public. Set within the Town Park, this site represents significant public realm opportunities. The current landscape reflects the utilitarian nature of the previous land use and not its prominent park location. Flat and accessible, this site offers utmost flexibility in adaptive re-use and re-design. Another feature of the site is its close proximity to the residential areas to the north, south and east sides of the site. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 22 6.2.3 Victoria Hall Victoria hall, the former library and the former Senior’s Center are located on the corner of Victoria and Mosley Streets, a vibrant location in downtown Aurora. The three buildings on the site are surrounded by a number of Cultural and religious buildings such as the new Public library, Aurora Cultural center, York region Arts Council St Andrew’s Presbyterian Church and Trinity Anglican Church. The site is adjacent to and sits along a residential scaled street. The public realm of this 3-part site is utilitarian in nature and does not reinforce a sense of common identify. The site’s landscape features are aged. In addition to parking space in the area the site is within a walking distance to Yonge St., providing it with direct accessibility to York regional Transit. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 23 6.3 Understanding of the Buildings Historical Context 6.3.1 The Petch House The Petch log House , a two-storey log home, was built by the Petch Family who emigrated in 1818 from Yorkshire, England circa 1844 on the farm lands along Leslie Street between W ellington Street and St. John’s side road, formerly part of Whitchurch. The house was built from large hewn timbers, divided downstairs into a kitchen and parlour, and upstairs into two bedrooms and a third living space. Over the years, subsequent owners added dormer windows and other modifications. People still lived there as recently as a decade ago. After passing ownerships this oldest surviving home in Aurora was nearly lost once again when it was moved by an inexperienced contractor and then left to deteriorate in the fields for many years unoccupied and unprotected. However, in 2011 with the determination of The Friends of Petch House and support from the Town Council the building was dismantled and after several debates a home was finally found for it behind the Aurora Seniors’ Centre at the formal entrance of the Aurora Community Arboretum on John West Way. After relocation and considerable restoration, the new building was restored to its former glory in 2012 leaving the house with approximately 70% of its original structure. 6.3.2 The Armoury The Armoury is a Recognized Federal Heritage Building because of its historical associations, and its architectural value. Designed by Walter Moberly and built in 1874 as a drill shed for the 12th Battalion of Infantry or York Rangers, the Aurora Armoury was part of a network of defense training facilities for the for the Department of Militia and Defence. It evokes the larger stories and traditions of the province’s militia regiments, recruited regionally, and possessing close affiliations with their communities of origin. The armoury was also the site of Edward Blake’s famous “Aurora speech” of October 3rd, 1874, in which the prominent politician and former Ontario premier called upon the federal government of Liberal Prime Minister Alexander Mackenzie to implement nationalistic and electoral reforms. The speech exemplifies how drill halls and armouries fulfil civic roles in the lives of their communities. The Aurora Armoury was one of the oldest functioning armouries in Canada used by the military in Ontario, and home to elements of The Queen’s York Rangers until 2012. Following negotiations with Public Works and Government Services Canada, the Town of Aurora purchased the historical building on the corner of Mosley and Larmont streets on September 20th 2014. The town also took on the $120,000 in maintenance and repairs the aged building required to bring it up to code. The building is occasionally used as the Farmer’s Market. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 24 6.3.3 Victoria Hall Victoria Hall was originally built in 1883 to house the congregation of "Disciples of Christ" church in 1883. This building was constructed in the Gothic Revival style so favoured by nineteenth century church architecture, but it is far removed from, say, the relatively ornate Gothic Revival Trinity Church (old building) just a block away. It became a Health Hall after the trustees of the Aurora Public School bought the building in 1922 It housed the Aurora Library from 1945 to 1963, when Aurora built a new library to celebrate the town’s centennial. 6.3.4 The Former Town Library Aurora’s former library was designed by Denis Bowman, built in 1965 and completed in time for 1967 the Town’s centennial. A significant project for its time it saw additions in the 1976 but was totally evacuated in 2001 after the library was moved to a new location on Young Street. It is currently used for in parts for club and church meetings, Air Cadet League of Canada and a Bridge club. The Former Library was constructed in 2 sections. The original section is one storey in height, concrete block and steel truss construction, 4400 square feet in area. The expansion section is two storeys in height, is concrete block and wood truss construction approximately 11,900 square feet in floor area. The buildings total floor area is 16,300 square feet. 6.3.5 The Former Seniors Center Previously a Fire Hall, the former Aurora Seniors center, the Seniors Centre was originally constructed for use as a fire hall, it would appear that it was built sometime in the 1940’s. Major renovations were done in 1990 to convert it to its current day state. It is one story in height and is concrete block and wood joist construction. It is approximately 4000 square feet in floor area. The exterior finish is stucco and steel “door-frame” style windows. 6.4 Architectural Analysis A critical component of the project was to clearly describe the space architecturally in order to enable the accurate assessment of the possibilities and limitations of the buildings. The architectural analysis began with a comprehensive site tour of the buildings. Next, a set of CAD file base drawings for all floors of all buildings were created. These plans were used during the project’s consultation activities and served as base plans for subsequent repurposing concept development. Potential uses were able to be architecturally tested, ensuring that any proposed uses and associated square footage were feasible given the actual building area and layout. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 25 6.4.1 The Petch House The newly renovated 72 square meters, two story log cabin is currently vacant and periodically used for small wedding receptions. Through the fairly large dormer windows the Petch house has ample natural light but lacks proper heating and electrical system. The cabin has a shallow pitched roof cladded with cedar shakes with end gables, soffits, eaves and wooden fascia. The interior has exposed hand hewn squared logs, structural beams. The small mezzanine may be used. 6.4.2 The Armoury The Armoury in Aurora is a Recognized Federal Heritage Building because of its historical associations, and its architectural value, a good surviving example of early armoury design. The reinforced truss system and large drill space were standard features of these early wooden drill halls. The 800 square meter building is characterized by its wood frame design and large trussed volume which reflects its original militia function. The character-defining elements of the Armoury may be seen in its simple massing consisting of a rectangular, one-storey, multi-space, gable roofed structure; its large trussed volume which reflects its original militia function; its wood frame construction and its horizontal siding; its wood windows including the vertical six-over-six wood sash windows and the glazed openings and its well-lit interior open space with exposed wood and steel truss framing. The Armoury reinforces the present character of the town’s park setting adjacent to the heritage district and is a familiar landmark within the community. This is evidenced by its overall appearance, scale and materials which are prominent in its setting and maintain a visual and physical relationship to the municipal park adjacent to the central heritage district; its use by the community as a public hall and for outdoor events and its recognition as one of the oldest buildings in the community The Armoury is currently being used as storage and the Farmers market every other week. 6.4.3 Victoria Hall Victoria Hall is a fine example of a simple Gothic Revival church of the late nineteenth century and one of the two surviving examples of this sort of structure in Aurora. The outstanding features of the building are its simple rectangular building with arched windows, the buttresses, and the steeply pitched roof ornamented by the exposed ends of the roof rafters. The principal construction material of Victoria Hall is the buff brick seen throughout the town. Years of chimney smoke long ago darkened the pale yellow brick to grey. There is a rough stone foundation. The steeply pitched roof is typical of the Gothic Revival style. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 26 The main entrance, centrally located in the Mosley Street façade, is through an enclosed porch which mimics the main body of the structure. Above the peak of the porch roof is the 1883 date stone, and above that a small pointed- arch louvred opening. The same Gothic pointed arch is found in the windows of the church: flanking the front entrance, and in three pairs down the long sides of the building. Four two-tiered buttresses, rising almost to the roofline, support each of these long sides. A small brick addition has been made to the rear of the building. Victoria Hall is currently used for art and dance group classes. The building has a washroom, storage area and the main hall with a total area of 160 square meters. 6.4.4 The Former Town Library The former town library is a typical 1960’s modern building following the Btutalist style of architecture which became popular with governmental and institutional clients between 1950- 1970. The building was originally designed forming a distinct cubic mass and was later to be enlarged using the same principal of using solid cubic masses distinctly articulated and grouped together into a unified whole. Brick forms an integral part of the building. Brick façade is used for its raw and unpretentious honesty, contrasting dramatically with the highly refined and ornamented buildings constructed in the Victorian style. Surfaces of Brick were made to reveal the basic nature of its construction. The loadbearing walls support the wooden structure and precast concrete slabs which were a typical characteristics of the buildings designed by the architect. As with similar type of buildings, glass is used in abundance bringing natural light into the building. The former town library is currentl y used for church/ AA meetings, the bridge club and the kid’s gym. The multi- space building is 1,200 square meters and is in two levels. 6.4.5 The Former Senior’s Center The former Seniors center was originally designed as a functional modern fire hall with high ceiling, open concept apparatus bay and administrative (residential) offices under a flat roof supported by a steel structure. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 27 The building is currently covered with stucco and has high curtain wall glass windows providing natural light to the building interior. The building is 375 square meter, one storey structure consisting of a large hall and numerous rooms and service areas. Previously home to Blue Baloon it is currently fully permitted to Morneau Sheppell Ltd. 6.5 Planning, Design Goals and Concepts Consultation input received from representatives of the Town of Aurora and community stakeholders included a range of issues and opportunities specific to the building, some pertaining to the Town, as well as suggested uses for the buildings. The consultant team analyzed the input to help create a preliminary repurposing concept for the buildings that is presented in the next section of the report. However, prior to developing the repurposing concept, the consultant team distilled the input received into a list of eight project goals that will help guide the development of the repurposing concept. These goals reflect the input from consultation, the pre-existing terms of reference established by Town for this project, as well as best practice theories from planning and design. 6.5.1 Demographics The buildings should be repurposed to meet the requirements of both the young and older generations residing in the Town as well as attracting new visitors. This will not only add vitality to the place, but also contribute to Town’s authenticity as a major arts and culture hub. A successful reuse of the buildings will replace, and possibly increase, the number of people coming to the buildings on a daily basis. 6.5.2 Reinforce Aurora’s Cultural role Aurora is synonymous with arts and culture. Aroura is a leading municipality in developing its Cultural master Plan and there is an opportunity to renew and expand the Town’s role in contemporary arts and cultural scene. 6.5.3 Create evening vitality It was noted by many during the project consultation that for much of the year, certain areas of Town, including where the project sites are located, lack vitality at night. The future repurposed buildings should provide a range of uses that will draw more people to the sites in the evening. 6.5.4 Strengthen John West Way To attract more people to the John West Way by creating more interesting things to do there. Repurposing the Petch House will provide a cluster of attractive destinations will help draw people down to this area. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 28 6.5.5 Strengthen Mosley St and Larmont St To attract more people to the corner of Larmont and Mosley streets by creating more interesting things to do there. Repurposing the Armoury to include a cluster of attractive destinations will help draw people down to this area. 6.5.6 Strengthen Victoria St and Larmont St To attract more people to the corner of Larmont and Victoria streets by creating more interesting things to do there. Repurposing the Victoria Hall, the former Library and senior’s center to include a cluster of attractive destinations will help draw people down to this area. 6.5.7 Ensure Project Financial Sustainability To be feasible, the repurposing concept must provide uses that will generate adequate levels of revenue. The goal is to provide an exciting new concept for the buildings that will provide a mix of revenue-generating uses that combined will create a financially sustainable mix. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 29 7. Review of Proposed Repurposing Concepts The finalization of the repurposing study requires a detailed understanding of the spatial requirements of the proposed future use to determine the feasibility of the buildings. In general, the proposed schemes by the client representatives and community stakeholders may be narrowed down to the following categories: 7.1 Office Spaces The main purpose of an office environment is to support its occupants in performing their job. Work spaces in an office are typically used for conventional office activities such as reading, writing and computer work. There are nine generic types of work space, each supporting different activities. In addition to individual cubicles, there are also meeting rooms, lounges, and spaces for support activities, such as photocopying and filing. Some offices also have a small kitchen area where workers can make coffee/ tea and heat lunches. There are many different ways of arranging the space in an office and whilst these vary according to functional and managerial approaches, they are generally where the culture of the client, adjacencies, equipment and spatial needs can be even more important. While offices can be built in almost any location and in almost any building, some modern requirements for offices make this more difficult, such as requirements for light, networking, and security. The primary purpose of an office building is to provide a workplace and working environment for administrative and managerial workers. These workers usually occupy set areas within the office building, and usually are provided with desks, PCs and other equipment they may need within these areas. Lighting provides an important opportunity to enhance the quality of the space. The introduction of natural light helps in this regard, and is best achieved by a north light. Artificial light with typical light levels (antiglare, etc.)may also be used. 7.2 Dance Studio A dance studio is a space designed or equipped for the purpose learning or rehearsal of dancing with a minimum dimension of 15 x 15 m. A room this size will be sufficient to accommodate a range of classes for the most common school and community uses. The studio should be well proportioned: a square or rectangular shape enables a clear sense of orientation to be maintained. Columns, over-elongated spaces and walls which are not square should be avoided. The recommended minimum headroom of 4.5m will accommodate exercise and dance disciplines as well as the majority of martial arts. The above dimensions will be appropriate in most schools, but it is important that the specific user requirements for this space are determined before finalizing its dimensions. Dance studios are generally spaces for creative work and concentration and it is important that the technical requirements for the studio can be met in an environment which is inspiring. The proportions of the space are therefore of great importance. A dance studio normally includes a smooth floor covering or, if used for tap dancing, by a hardwood floor. The smooth vinyl floor covering, also known as a performance surface is generally not affixed permanently to the underlying floor and can be rolled up and transported to performance venues if needed. In many cases the floor is sprung . As a result, the construction of the floor provides a degree of flexibility to absorb the impact of intensive dance exercise, such as jumping. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 30 Other common features of a dance studio include a barre, can be either fixed to the wall or be a standalone move- able device that is approximately waist height and used as a means of support. Music is an integral part of dance and as a result acoustics requirements of dance studios are particularly critical because of the need to achieve good music reproduction and ensure intelligibility of speech. In purpose-built dance studios, it is typical for at least one wall to be covered by floor to ceiling mirrors, which are used by dancers to see their body position and alignment. Lighting provides an important opportunity to enhance the quality of the space. The introduction of natural light helps in this regard, and is best achieved by a north light over the mirrors. This allows light to fall to the front and the sides of the participants when facing the mirror, producing a clear, well-illuminated image. Large areas of glazing on the wall opposite the mirrors will throw the participant’s image into silhouette and should be avoided. Maintaining temperature levels is an important factor in the design of the dance studio. While some disciplines may require a higher level of heat others, due to their level of physical movement may require less. Air conditioning should be considered where heat gains are likely to be high and strict temperature control is needed. 7.3 Art Studio A studio is an artist's workroom which can be for the purpose of acting, architecture, painting, pottery (ceramics), sculpture, woodworking, scrapbooking, photography, graphic design, filmmaking, animation, industrial design, radio or television production broadcasting or the making of music. In educational studios, students learn to develop skills related to design. In specific, educational studios are studio settings where large numbers of students learn to draft and design with instructional help. Although every studio has specific characteristics of its own and can be in various sizes and forms, however, they require ample wall space and a number of sinks for wash ups, etc. Lighting is one of the most important factors in the design of an art studio as the level of lighting will affect the final creation of the artist. Finding a solution between natural and artificial lighting is dependent on the subject of work, budget style of art work and the space. Depending on the type of art, ventilation could be one of the key factors in the design of the studio. Arts in which chemicals are used (oil paint) or fumes and particles are spread (sculpture) require a more powerful ventilation system. 7.4 Art Gallery An art Gallery is a space designed for the exhibition of visual arts such as paintings, decorative arts, sculpture, etc. The way an art gallery is designed not only affects how visitors and customers perceive it visually and navigates it spatially; it may even affect the gallery's level of economic success. Spatial requirements for an art gallery include a gallery space, an office, washroom and a storage room. Each gallery is different in its specific needs and size requirements depending on the number of artists it represents, the amount of inventory on hand and the number of people working at the space. Outdoor installations, or public art, are becoming very popular. Many galleries place permanent and temporary installations on their grounds. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 31 It is important to have plenty of wall space for hanging drawings and paintings. Galleries that primarily show sculpture might need additional rooms for the sculpture to be displayed. Some galleries create moveable walls, which allow a space to transition from one show to another. Lighting is one of the most important features in gallery spaces. A well-lit show helps to highlight and present the work. Integrate lighting into the gallery design, keeping in mind any walls that might block the path of the light. Flexible lighting, such as track lighting is ideal for gallery spaces. Also, the selection of a suitable lighting system will have impact on the reduction of the risk of temperature rise and infrared. Control of air temperature and humidity are also important aspect in the design of an art gallery as they will have negative effects on the artifacts. As a result, if the gallery has distinct sections for different arts which have different ventilation and humidity requirements, then the system must be designed to accommodate for such requirements. 7.5 Community Club House The design of club houses varies according to the nature of the activities and events. The importance of providing adequate social facilities is often the key to survival of many clubs. Club house design requires having straightforward circulation and flexibility in order to provide decent social facilities to accommodate their members. The club room or social area should provide for the full range of activities that they may be required to accommodate. First and foremost it needs to provide for the needs of the members and guests. The bar (if permitted) and kitchen areas (including storage) need to be able to support and service the maximum number of occupants that potentially could be using the facility at any one time and provide sufficient area for members to socialize. It is worth considering having sufficient space or a storage area for tables, chairs and any indoor sports/activity equipment. It is important that the clubhouse design provides for the needs of disabled people and not only meets the need of relevant legislation but also looks to apply best practice in its provision for disabled people. The issue is not about making special provision for a special class of citizen but making the building accessible and safer for the whole population which includes those with varying levels of disability and impairment. Generally basic designs need to follow a number of key principles of access and movement and the majority of buildings will go some way towards providing equal access and provision for all. Lighting and ventilation are key elements to the success of the club. Different clubs may require different lighting and ventilation level requirements not only from others but at different hours of operation. As a result, some clubs may adopt automated systems to provide the lighting and ventilation levels they may need at different times. 7.6 Community Class Room/ Education Center A community classroom/ Education Center is generally spaces on permits from the municipal government used for meetings of a small number of people for recreation such as cookery, gardening, poetry, languages, etc or support groups. These classes, depending on their nature will require different furniture but in general will be a spacious room with adequate light. 7.7 Skating Change Room A skating changing facility can be provided as a large communal changing area. The changing accommodation should be big enough to accommodate the largest number of people likely to use the room. Change rooms will require washrooms which can be accessible from the outside. Skate change room proximity and connectivity to the skating surface is critical. Short, level and rubberized surfaces are preferable and must be easily maintained during the winter season. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 32 As nature warms and humidifies the outdoors, indoor relative humidity can rise. High relative humidity promotes some types of mold growth which can be harmful to some. Roof or piping leaks and normal operation of the change room can add moisture to buildings. This can result in mold contamination if these high humidity conditions are not removed. As a result, good design of the heating and ventilation systems is important, not only to provide a comfortable environment but also to ensure that the problems of condensation, mold growth and unpleasant smells are avoided within the building. 7.8 Farmer’s Market Farmers Market provides opportunity to local farmers, growers, producers, artists, and crafts people to support the region's economy. The design of stalls can create the most attractive farmers’ market possible. Circulation, storage areas, washroom facilities and loading/ unloading areas are necessary considerations in the design of this facility. A successful public realm will also create a wonderful place when unoccupied by the bustle of the market. Unique landscape features, furniture, structures, lighting and public art can ensure that full time enjoyment can be encouraged. One of the most important issues in the design of such temporary commercial units is power consumption. As a result, stalls will require power connections with separate metering systems to operate independently. Another item of interest is the provision of the appropriate number of parking for the market when it’s at its highest demand. The Farmer’s market could also act as an artisan fair. 7.9 Information Centers An information center is a public educational facility or dedicated space for interpretive displays, programs, services, and information. These centers generally have support facilities and conveniences for the traveling public. Information centers can vary in size from a kiosk to a larger building. The design of the center needs t o be based on a service-centric model with a welcoming, open and interactive feel. Bold colors need to be used to draw visitors. Information centers need to be fully accessible and designed for barrier free acces s. Lighting, whether natural or artificial, will affect the reception of the space. Great attention needs to be given to the lighting of the information center’s interior. Recessed light coves that run the length of the space infuse the center with a soft, white illumination while the light emitted by the various media displays brighten the interior without the use of direct lighting. 7.10 Urban Winery The urban winery is a recent phenomenon whereby a wine producer chooses to locate their winemaking facility in an urban setting within a city rather than in the traditional rural setting near the vineyards. With advances in technology and transportation, it is not a problem for an urban winery to grow their grapes in a remote location and then transport them to the urban facility for crushing, fermentation and aging. Urban wineries have been opened in cities across the Canada including such as Madnotta winery. Wine aficionados traditionally had to travel to remote areas to learn about winemaking firsthand and to taste the offerings of a wine producer in the setting in which they were made. Now, many urban dwellers can hop in their car for a short drive or take public transportation or even walk, and have an authentic winery experience. Many urban wineries offer productions tours and a traditional tasting room for this purpose and also offer retail sales of their wines. This allows the consumer to purchase directly from the source ensuring that wines have been stored correctly and not subjected to extreme conditions that can occur in transport which can occasionally result in spoiled wines. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 33 A few urban wineries are also incorporating full-service restaurants or venues for live entertainment. Many also offer their customers the ability to make their own wine under the guidance of their winemaking team. Amateur winemakers can choose the grape varieties, select an appellation, make production decisions along the way and participate in the final blending, bottling and even design their own labels. This has spawned a new generation of boutique wines that are available in micro quantities as small as 30 bottles. Urban wineries will require a sampling room, cellar and wine making room in addition to any supporting offices and staff areas. They typically have a shop for selling their products. 7.11 Brewery Pub A "microbrewery" is an alternative attitude and approach to brewing while providing flexibility, adaptability, experimentation and customer service. The term and trend spread to the U.S. in the 1980s, where it was eventually used as a designation of breweries that produce fewer than 15,000 beer barrels a year. Microbreweries have adopted a marketing strategy that differs from those of the large, mass-market breweries, offering products that compete on the basis of quality and diversity, instead of low price and advertising. Their influence has been much greater than their market share. A brewery will have a high ceiling brewery hall, storage (cold and warm), a sampling area and a gift shop in addition to any supporting offices and staff areas. Brewery pubs combine the ideas of a brewery and a pub or public-house. A brewery pub can be a pub or restaurant that brews beer on the premises and attracts a much larger revenue and people to the location. 7.12 Coffee House A coffeehouse, coffee shop, or café is an establishment which primarily serves hot coffee, related coffee beverages ( latte, cappuccino, espresso), tea, and other hot beverages. Some coffeehouses also serve cold beverages such as iced coffee and iced tea. Many cafés also serve some type of food, such as light snacks, muffins, or pastries. Coffeehouses range from owner-operated small businesses to large multinational companies such as Starbucks. From a cultural standpoint, coffeehouses largely serve as centers of social interaction: the coffeehouse provides patrons with a place to congregate, talk, read, write, entertain one another, or pass the time, whether individually or in small groups. Since the development of Wi-Fi, coffeehouses with this capability have also become places for patrons to access the Internet on their laptops and tablet computers. A coffeehouse can serve as an informal club for its regular members. As early as the 1950s Beatnik era and the 1960s folk music scene, coffeehouses have hosted singer-songwriter performances, typically in the evening. 7.13 Curling Club A curling club provides plenty of opportunity for members to learn, practice and participate in a variety of leagues. A curling club house would require a reasonably long hall to accommodate for the ice sheet, a refrigeration room, change rooms, offices and storage area in addition to room for spectators. 7.14 Gift Shop A Gift shop has a narrow marketing focus targeting an audience, such as tourists. Size of store are typically small unless they are located in large tourist attractions. Such stores, regardless of size, tend to have a greater depth of the specialist stock than general stores, and generally offer specialist product knowledge valued by the consumer. Pricing is usually not the priority when consumers are deciding upon a specialty store; factors such as branding AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 34 image, selection choice, and purchasing assistance are seen as important. They differ from department stores and supermarkets which carry a wide range of merchandise 7.15 Hall of Fame A hall of fame is a building housing memorials to famous or illustrious individuals in a certain field, usually chosen by a group of electors. In some cases, these halls of fame consist of actual halls or museums which enshrine the honorees with sculptures, plaques, and displays of memorabilia and general information regarding the inducted recipient/s. Sometimes, the honorees' plaques may instead be posted on a wall (hence a '"wall of fame") or inscribed on a sidewalk (as in a "walk of fame" or an "avenue of fame"). In others, the hall of fame is more figurative and just simply consists of a list of names of noteworthy individuals maintained by an organization or community or honouring its inducted members legacy or legend. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 35 8. Repurposing Theme Selection Selection of a successful theme for a repurposing project is the most challenging task since it needs to identify the most suitable theme for each of the five buildings. The basis for the repurposing theme selection includes: 1- Architectural characteristics of the building 2- Repurposing Considerations 3- Client and Stakeholder Input. 4- Providing permanent use facility. 5- Cost Based on our understanding of the requirements and the characteristics of the buildings, site conditions, planning and design goals it is our understanding that although all of the applications listed in Section 6 (Table 1) could potentially work, however, some would not operate as effectively and to the best interest of the Town then others. 8.1 The Petch House The Petch house is an outstanding building on the John West Way. Although this building is sometimes permitted to function as a small reception hall for small weddings it is generally unused. As described earlier, this building is a newly renovated/ relocated off the Grid log house which is not connected to any of the municipal services. Using the building for high occupancy function would result in the need for major alterations to add a suitable number of washrooms, sprinkler system, etc. However, this building would be most suitable for smaller occupancy loads which would not require extensive and costly alternations. Wedding Hall Gift Shop Information Center Skating / Roller Blading Change Room Immediate Concerns No No No No Physical Conditions Good Good Good Good Contamination, Safety & Health Hazards No No No No Zoning √ √ √ √ Structural and Architectural Qualities √ √ √ √ Electrical and Mechanical Upgrades X √ √ √ Compatibility √ √ √ √ Building Code X √ √ √ Cost X √ √ √ Insurance & Liability X √ √ √ Marketable Attributes X √ √ √ Heritage √ √ √ X Public Perception √ √ √ √ Environmental Considerations X √ √ √ Reinforcing Aurora Cultural Role X √ √ √ Creating Evening Vitality X √ √ √ Strengthening John West Way X √ √ √ Financial Sustainability X √ √ √ Utilisation X √ √ √ Total 5 16 16 15 AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 36 From the table above it is understood that the Petch House is not suitable to be repurposed as a wedding reception hall due to not meeting most of the prerequisites specially its financial unsuitability, requirements to be upgraded to meet code requirements and not reinforcing Aurora’s cultural role. 8.2 The Armoury The Armoury is a unique building with a long and vivid history. Although the building is currently occasionally permitted out for the Farmer’s Market, however, it is not often used. Located on one of the most visited sites in the Town, the Armoury should be repurposed to a function which would have a major influence on the public life throughout the year. Art Gallery/ Art Studio Farmer’s Market/ Artisan Fair Community Club House Restaurant, Café, Brewery, Winery Immediate Concerns No No No No Physical Conditions Good Good Good Good Contamination, Safety & Health Hazards No No No No Zoning √ √ √ √ Structural and Architectural Qualities √ √ √ √ Electrical and Mechanical Upgrades √ √ √ √ Compatibility √ √ √ √ Building Code √ √ √ √ Cost √ √ √ √ Insurance & Liability X √ √ X Marketable Attributes √ X √ √ Heritage √ √ √ √ Public Perception √ √ √ √ Environmental Considerations √ √ √ √ Reinforcing Aurora Cultural Role √ √ √ √ Creating Evening Vitality √ X √ √ Financial Sustainability X X X √ Utilisation √ X √ √ Strengthening Mosley & Victoria Streets √ √ √ √ Total 16 13 16 16 As seen above, the proposed repurposing themes are most suitable for the Armoury. However, due to marketable attributes, creating an evening vitality, financial sustainability and utilisation on a daily basis a Farmer’s market/ Artisan Fair is the least favourable. Although and art gallery/ Art Studio and a Community Center can be utilised throughout the year, however, they are not as financially sustainable as a restaurant, brewery, winery and café. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 37 8.3 Victoria Hall Victoria hall is a historic building located on close to Aurora’s cultural district. The building is currently on permit but requires a permanent use. Art Gallery Art Studio Meeting Hall Work shop Offices Community Club House Community Class Room Theatre Music Hall Immediate Concerns No No No No No No No No No Physical Conditions Good Good Good Good Good Good Good Good Good Contamination, Safety & Health Hazards No No No No No No No No No Zoning √ √ √ √ √ √ √ √ √ Structural and Architectural Qualities √ √ √ √ √ √ √ X √ Electrical and Mechanical Upgrades √ √ √ √ √ √ √ X √ Compatibility √ √ √ X X √ √ √ √ Building Code √ √ √ √ X √ √ X √ Cost √ √ √ √ √ √ √ √ √ Insurance & Liability X √ √ √ √ √ √ X √ Marketable Attributes X X X X X X X X √ Heritage √ √ √ X X √ √ √ √ Public Perception √ √ √ X X √ √ √ √ Environmental Considerations √ √ √ X √ √ √ √ √ Reinforcing Aurora Cultural Role √ √ √ X √ X X √ √ Creating Evening Vitality √ X X X √ X √ √ √ Strengthening Mosley & Victoria Streets √ √ √ X √ √ X √ √ Financial Sustainability X X X X √ X X X X Utilisation √ √ √ √ √ √ √ √ √ Total 13 13 13 7 11 12 12 10 15 AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 38 Apart from workshop which is the least suitable purpose for the new building, the mainstream of the themes are cultural which fit the building and site characteristics of the hall. Nevertheless, due to the existence of the Aurora Theatre the need for a new theatre seems to be non-existent. Additionally, repurposing the building into an office would not have any cultural impact on the area and as a result will not be considered. Since Victoria Hall is located near the designated Former Library in which a number of the community club houses , class rooms, art gallery and studios will be locate, the building could be put into other purposes. 8.4 The Former Town Library Art Studio Meeting Hall Offices Community Club House Community Class Room Performing Art Studio Dance Studio Immediate Concerns No No No No No No No Physical Conditions Good Good Good Good Good Good Good Contamination, Safety & Health Hazards No No No No No No No Zoning √ √ √ √ √ √ √ Structural and Architectural Qualities √ √ √ √ √ X √ Electrical and Mechanical Upgrades √ √ X √ √ X √ Compatibility √ √ X √ √ √ √ Building Code √ √ X √ √ √ √ Cost √ √ X √ √ √ √ Insurance & Liability √ √ √ √ √ √ √ Marketable Attributes √ X X X X √ √ Heritage √ X X √ X √ √ Public Perception √ √ X √ √ √ √ Environmental Considerations √ √ √ √ √ √ √ Reinforcing Aurora Cultural Role √ X X √ √ √ √ Creating Evening Vitality √ √ X √ √ √ √ Strengthening Mosley & Victoria Streets √ √ X √ √ √ √ Financial Sustainability √ X X X X √ √ Utilisation √ √ √ √ √ √ √ Total 16 12 5 14 13 16 16 AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 39 As per the above, the least viable option is to convert the former Town library in to offices. All other remaining options are viable. 8.5 The Former Senior’s Center The former Senior’s Center is a short distance away from the former Town Library within the cultural zone of the Town of Aurora. It is currently on permit. Sport Hall of Fame Meeting Hall Offices Community Club House Community Class Room Art Studio Performing Art Studio Immediate Concerns No No No No No No No Physical Conditions Good Good Good Good Good Good Good Contamination, Safety & Health Hazards No No No No No No No Zoning √ √ √ √ √ √ √ Structural and Architectural Qualities √ √ √ √ √ √ √ Electrical and Mechanical Upgrades √ √ X √ √ √ √ Compatibility √ √ X √ √ √ √ Building Code √ √ X √ √ √ √ Cost √ √ X √ √ √ √ Insurance & Liability √ √ √ √ √ √ √ Marketable Attributes X X X X X √ √ Heritage √ X X √ X √ √ Public Perception √ √ X √ √ √ √ Environmental Considerations √ √ √ √ √ √ √ Reinforcing Aurora Cultural Role √ X X √ √ √ √ Creating Evening Vitality √ √ X √ √ √ √ Strengthening Mosley & Victoria Streets √ √ X √ √ √ √ Financial Sustainability √ X √ X X √ √ Utilisation √ √ √ √ √ √ √ Total 15 12 6 14 13 16 16 As seen above, the offices are not the most viable option for this building. However, the remaining options may be used. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 40 9. Repurposing Models Repurposing is all about taking advantage of what already exists rather than developing previously untouched land or demolishing older structures in favor of the new. And while we certainly have nothing against brand-new construction from the ground up, there is something uniquely special about being able to repurpose an old building. It is almost as though we are given the opportunity to breathe new life into a structure that might otherwise be on its last breath. In repurposing a building the Architect needs to make design decisions that are hard to make or costly to change. These decisions are based on the client’s vision, their needs, budget and the adaptability of the existing building to the new proposed use. As a result, in making such decisions all necessary angles had to be reviewed. The final recommendation for the different buildings in this study will be to as follows: 9.1 The Petch House The repurposing of the Petch house will provide an attractive destination in the John West Way and will help draw people to this area. The two solutions presented here are an incorporation of two of the usages identified in table 8.1 which for one option and proposing another stand-alone usage as our second proposed option. Both options will be both environmentally friendly schemes using eco-friendly principals in the design such as wind turbines, roof top solar panels and possible geothermal systems. Option A: The Petch House will be transformed into a new Town of Aurora Tourism Center and Gift Shop with a small boutique coffee house with a patio at the back. Being located on the trails this rustic building can attract hikers, skaters and tourists alike throughout the year. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 41 In order to achieve the required outcome and meet the new building codes upgrades to the existing building will be necessary. These will include addition of a new universal washroom required and upgrades to lighting and mechanical system and a sprinkler system. Option B: With the aim of providing more vitality and attracting more people to the area a new skating path will be constructed and the Petch House will be repurposed as a change room which can provide service to the ice skaters and roller bladders and hikers alike. This will require changes to the existing floor plan by including additional of washrooms and an office for programming the skating activities. Similar to the first option extensive upgrades to the electrical and mechanical system will be required. Also a refrigeration and Zamboni room will need to be built close to the ice path. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 42 9.2 The Armoury The Armoury is situated in the cultural area of the Town. Based on the study and results of Table 8.2 two proposed options are put forward for this building. Option A- The location, history and building conditions and characteristics make this building ideal for a multi-purpose facility housing an art gallery / studios, a reception hall with a small café and a community center( it is proposed that due to the historic context the rights to this community center be granted to the Air Cadets). In order to achieve the above, all of existing partitions on the north and east side of the building will be removed to make room for a more spacious open gallery/ reception hall and studio. While the boiler room will be upgraded at its existing location, the existing washrooms will be relocated to create storage area for the new building. Additionally, the existing Squadron duty office and Quarter Master store area will be converted to new washrooms and kitchen for reheating food which could provide services to the building during receptions and events. A new café serving as a permanent Farmer’s stall will provide additional services to the gusts of the gallery. In the proposed scheme removable partitions will be available in the open gallery/caption area to provide additional wall space when required and also create a more flexible space. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 43 The open gallery will be connected to the outside via five overhead doors connecting the interior space to the open patio complete with attractive seasonal canopies. This space will provide a proper circulation, off/on loading spaces, and can expand as an open space into the park. The combination of the flexible gallery and the semi open canopy which can be used as the Farmer’s market during the summer will create a more dynamic space. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 44 Option B: Urban wineries and breweries have become an attraction in a number of cities, towns and villages across Ontario and a far attracting a large number of guests and tourists. As a result and with the understanding of the Town in order to attract more tourists to the town and specially to this specific area and create evening vitality, it is proposed that the Armoury be converted into an urban brewery pub where guests will experience a firsthand the art of brewery, sample different beers and have a chance to eat good food. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 45 In order to achieve the above, all existing partitions on the north and east side of the building will be removed to make room for a more spacious open brewing area and brewery floor/ restaurant. While the boiler room will be upgraded at its existing location, the existing washrooms will be relocated to create storage area for the new building. Additionally, the existing Squadron duty office and Quarter Master store area will be converted to new washrooms and kitchen for reheating food which could provide services to the building during receptions and events. The exterior patio will be used during the warmer months by the guests. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 46 9.3 Victoria Hall The historic context and the acoustic features of the old church are ideal for repurposing this building into a center for arts such as poetry sessions, music classes and small dancing studio for children. In order to maintain the historic context of the building and achieve the desired goal the main entrance to the church will remain as is and all the major spatial upgrades will be at the back of the building. This will include the removal of the existing kitchen and WC, allowing room for a barrier –free access, a mechanical room and a new universal washroom enclosed in a glass box which adds modernity to the historic context. Extensive mechanical and electrical upgrades will be required to bring the building up to code. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 47 9.4 The Former Town Library The former town library is a large building which could be used for multiple purposes. Based on the studies and the repurposing theme selection table we have determined that due to the number of large spaces this facility, instead of being dedicated to a single purpose, can be used as club house and Arts studios based on which only one option will be provided. As a result, in our proposed scheme two dedicated Club houses for various Town of Aurora clubs such as the Lions and Bridge clubs in addition to four studios (two Dance studios on the upper floor and two Art studios for the elderly at grade) have been considered. In order to achieve this, extensive interior upgrades are required to remove some of the interior walls, upgrade existing HVAC and electrical systems and floor and wall finishes. Due to the major renovations and in considering that all of the club houses and studio spaces may be rented to different parties, there will be an extensive electrical and mechanical upgrades required to make sure that each tenant will have separate systems. Although the clubs will not be financially sustainable and will require Town assistance, however, their utilization of the space throughout the year will have a major impact on the cultural value of the area. The art and dance studios will also be used by all age groups will have a financial sustainability and add to the cultural value of the Town. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 48 AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 49 9.5 The Former Senior’s Center The former’s Senior Center will be repurposed as new dedicated club house housing two individual clubs. The interior space will be completely renovated with carpet floors for the club rooms, ceramic tile for washrooms and concrete floors for the storage area. Due to the extensive change in occupancy, electrical and mechanical upgrades will be required to meet the requirements of the new purpose. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 50 As a dedicated club house, the building will add to the cultural value and positively impact the evening vitality of the of the area. 9.6 Victoria Cultural Plaza Due to the juxtaposition of Victoria Hall, The Former Town Library and the F ormer Senior’s Center around an open parking lot and the proposed repurposing functions we have determined that this open space can act as a cultural nucleus in the Town of Aroura. In order to achieve this we are proposing to direct the traffic on Victoria Street north and Wells Street south to create more parking (diagonal) on the street. The Cultural plaza will have a glass canopy connecting the three buildings together and a dedicated entry allowing passenger drop off at every building front. AECOM Town of Aurora Aurora Repurposing Study Rpt-2016-03-3-Aurora Repurposing Study-60445083 51 10. Cost Estimate Repurposing of existing and older buildings to serve new means can seem to be expensive at first glance. However, knowing that by repurposing buildings of historic, cultural and sentimental value one can better use the buildings instead of spending more on demolition and constructing new buildings which will look no different from ones seen in the next Town or across the continent is an option which should be thought of deeply. In this section we are presenting an order of magnitude estimate based on our proposed schemes. Job # 60445083 Date: March 4, 2016 EXECUTIVE SUMMARY Section Ref Description Area -m2 Area-sf $/sf AECOM Estimate Petch House Renovation 77 829 $243 $201,100 General Sitework $162,400 Skate trail including regeration $2,300,000 Refrigeration Building allowance $400,000 Solar Panels Allowance $50,000 Wind Mill Allowance $150,000 Sub Total 77 829 $3,455 $2,863,500 General Requirements & Fee 10% General Requirements in Estimate Included 5% Fee Included in Estimate Included Sub Total 77 829 $3,455 $2,863,500 Contingencies 10% Design Allowance $286,350 5% Cash Allowance / Construction Contingency $18,000 3% Escalation Allowance $95,036 Sub Total 77 829 $3,937 $3,262,886 12% Soft Costs - Design, permit fees etc.$343,620 $3,606,506 13% HST Excluded Total 77 829 $4,351 $3,606,506 Notes: 1 HST is Excluded. 2 Escalation costs beyond March 2017 is excluded. 3 Estimate is based on receiving a minimum of 4 to 6 bids. 4 Hazardous material removals are excluded other than those identified. 5 LEEDS costs are excluded. 6 Costs are based on work being performed during regular working hours. 7 Estimate is based on a non occupied building . 8 No property assessment reports were reviewed in the making of this estimate. 9 No designated substance reports were reviewed in the making of this estimate. 10 Interest / Finance charges are excluded from this estimate. 11 Relocation costs are excluded from this estimate. 12 Operating expenses are excluded 13 Land costs are excluded. 14 FF&E costs are excluded for this estimate. 15 Administration fees are excluded. 16 Estimate is based on Architectural Floor Plan dated March 3, 2016. No specifications were provided. 17 No costs are included for upgrades to the existing roof or façade. Order of Magnitude Estimate Town of Aurora - Petch House 86 John West Way 1DRAFT Project: 86 John West Way Petch House Job # 60445083 Location: Town of Aurora, Ontario Date: March 4, 2016 Owner/Client: Town of Aurora Consultant: AECOM Canada Gross Floor Area:77 m2 Ratio Elemental Elemental Elemental Element to GFA Quantity Unit Rate Amount Cost/m2 Amount A SHELL A1 SUBSTRUCTURE $0.00 A11 Foundation 0.00 0 m2 $0.00 $0 $0.00 A12 Basement Excavation 0.00 0 m3 $0.00 $0 $0.00 $0 0% A2 STRUCTURE $64.94 A21 Lowest Floor Construction 0.00 0 m2 $0.00 $0 $0.00 A22 Upper Floor Construction 0.01 1 m2 $0.00 $0 $0.00 A23 Roof Construction 0.01 1 sum $5,000.00 $5,000 $64.94 $5,000 2% A3 EXTERIOR ENCLOSURE $198.70 A31 Walls Below Grade 0.00 0 m2 $0.00 $0 $0.00 A32 Walls Above Grade 0.00 0 m2 $0.00 $5,000 $64.94 A33 Windows & Entrances 0.01 1 sum $7,500.00 $7,500 $97.40 A34 Roof Covering 0.01 1 sum $2,000.00 $2,000 $25.97 A35 Projections 0.01 1 sum $800.00 $800 $10.39 $15,300 8% B INTERIORS B1 PARTITIONS & DOORS $112.42 B11 Partitions 0.01 1 m2 $6,456.00 $6,456 $83.84 B12 Doors 0.01 1 No $2,200.00 $2,200 $28.57 $8,700 4% B2 FINISHES $224.79 B21 Floor Finishes 1.00 77 m2 $159.82 $12,306 $159.82 B22 Ceiling Finishes 1.00 77 m2 $18.00 $1,386 $18.00 B23 Wall Finishes 1.91 147 m2 $24.61 $3,617 $46.97 $17,300 9% B3 FITTING & EQUIPMENT $114.39 B31 Fitting & Fixtures 1.00 77 m2 $114.39 $8,808 $114.39 B32 Equipment 1.00 77 m2 $0.00 $0 $0.00 B33 Conveying Systems 0.01 1 sum $0.00 $0 $0.00 $8,800 4% C SERVICES C1 MECHANICAL $664.87 C11 Plumbing & Drainage 1.00 77 m2 $129.87 $10,000 $129.87 C12 Fire Protection 1.00 77 m2 $0.00 $0 $0.00 C13 H.V.A.C.1.00 77 m2 $500.00 $38,500 $500.00 C14 Controls 1.00 77 m2 $35.00 $2,695 $35.00 $51,200 25% C2 ELECTRICAL $335.65 C21 Service & Distribution 1.00 77 m2 $200.00 $15,400 $200.00 C22 Lighting, Devices & Heating 1.00 77 m2 $85.00 $6,545 $85.00 C23 Systems & Ancillaries 1.00 77 m2 $50.65 $3,900 $50.65 $25,800 13% NET BUILDING COST (Excluding Site)$1,715.58 $132,100 66% D SITE & ANCILLARY WORK D1 SITE WORK $519.48 D11 Site Development 1.00 77 m2 $0.00 $0 $0.00 D12 Mechanical Site Services 1.00 77 m2 $194.81 $15,000 $194.81 D13 Electrical Site Services 1.00 77 m2 $324.68 $25,000 $324.68 $40,000 20% D2 ANCILLARY WORK $25.97 D21 Demolition 1.00 77 m2 $25.97 $2,000 $25.97 D22 Alterations 0.00 0 m2 $0.00 $0 $0.00 $2,000 1% NET BUILDING COST (Including Site)$2,261.04 $174,100 Z GENERAL REQUIREMENTS & ALLOWANCES Z1 GEN. REQ. & FEE 15.0%$350.65 Z11 General Requirements 10.0% Included $17,400 $225.97 Z12 Fee 5.0% Included $9,600 $124.68 $27,000 13% TOTAL CONSTRUCTION ESTIMATE (Excluding Allowances)$201,100 100% Z2 ALLOWANCES 0.0%$0.00 Z21 Design Allowance 0.0% Incl in exec summ $0 $0.00 Z22 Escalation Allowance 0.0% Incl in exec summ $0 $0.00 Z23 Construction Allowance 0.0% Incl in exec summ $0 $0.00 $0 0% GOOD & SERVICES TAX 0.0% Excluded $0 $0.00 $0 0% TOTAL CONSTRUCTION ESTIMATE (Including Allowances)$201,100 100% AREA :77 m2 Cost / m2 : $2,611.69 AREA :829 sf Cost / sf : $242.63 ELEMENTAL COST SUMMARY Petch House Renovation 2DRAFT Job # 60445083 Date: March 4, 2016 EXECUTIVE SUMMARY Section Ref Description Area -m2 Area-sf $/sf AECOM Estimate Former Armoury Renovation including associated sitework 730 7,858 $213 $1,671,000 Sub Total 730 7,858 $213 $1,671,000 General Requirements & Fee 10% General Requirements in Estimate Included 5% Fee Included in Estimate Included Sub Total 730 7,858 $213 $1,671,000 Contingencies 10% Design Allowance $167,000 5% Cash Allowance / Construction Contingency $84,000 3% Escalation Allowance $57,660 Sub Total 730 7,858 $252 $1,980,000 12% Soft Costs - Design, permit fees etc. $200,520 $2,180,520 13% HST Excluded Total 730 7,858 $278 $2,180,520 Notes: 1 HST is Excluded. 2 Escalation costs beyond March 2017 is excluded. 3 Estimate is based on receiving a minimum of 4 to 6 bids. 4 Hazardous material removals are excluded other than those identified. 5 LEEDS costs are excluded. 6 Costs are based on work being performed during regular working hours. 7 Estimate is based on a non occupied building . 8 No property assessment reports were reviewed in the making of this estimate. 9 No designated substance reports were reviewed in the making of this estimate. 10 Interest / Finance charges are excluded from this estimate. 11 Relocation costs are excluded from this estimate. 12 Operating expenses are excluded 13 Land costs are excluded. 14 FF&E costs are excluded for this estimate. 15 Administration fees are excluded. 16 Estimate is based on Architectural Floor Plan dated March 3, 2016. No specifications were provided. 17 No costs are included for upgrades to the existing roof or façade. Order of Magnitude Estimate Town of Aurora - 89 Mosley Street Former Armoury 1DRAFT Project: 56 Victoria St. Former Armoury Job # 60445083 Location: Town of Aurora, Ontario Date: March 4, 2016 Owner/Client: Town of Aurora Consultant: AECOM Canada Gross Floor Area:730 m2 Ratio Elemental Elemental Elemental Element to GFA Quantity Unit Rate Amount Cost/m2 Amount A SHELL A1 SUBSTRUCTURE $0.00 A11 Foundation 0.00 0 m2 $0.00 $0 $0.00 A12 Basement Excavation 0.00 0 m3 $0.00 $0 $0.00 $0 0% A2 STRUCTURE $47.95 A21 Lowest Floor Construction 0.00 0 m2 $0.00 $15,000 $20.55 A22 Upper Floor Construction 0.00 0 m2 $0.00 $0 $0.00 A23 Roof Construction 0.00 1 sum $20,000.00 $20,000 $27.40 $35,000 2% A3 EXTERIOR ENCLOSURE $132.19 A31 Walls Below Grade 0.00 1 m2 $0.00 $0 $0.00 A32 Walls Above Grade 0.00 0 m2 $0.00 $34,000 $46.58 A33 Windows & Entrances 0.00 1 sum $57,500.00 $57,500 $78.77 A34 Roof Covering 0.00 1 sum $2,500.00 $2,500 $3.42 A35 Projections 0.00 1 sum $2,500.00 $2,500 $3.42 $96,500 5% B INTERIORS B1 PARTITIONS & DOORS $87.90 B11 Partitions 1.12 817 m2 $63.73 $52,070 $71.33 B12 Doors 0.01 8 No $1,512.50 $12,100 $16.58 $64,200 3% B2 FINISHES $106.71 B21 Floor Finishes 0.95 695 m2 $40.11 $27,876 $38.19 B22 Ceiling Finishes 0.95 695 m2 $49.35 $34,300 $46.99 B23 Wall Finishes 1.40 1,020 m2 $15.41 $15,720 $21.53 $77,900 4% B3 FITTING & EQUIPMENT $46.38 B31 Fitting & Fixtures 1.00 730 m2 $36.11 $26,360 $36.11 B32 Equipment 1.00 730 m2 $10.27 $7,500 $10.27 B33 Conveying Systems 0.00 1 sum $0.00 $0 $0.00 $33,900 2% C SERVICES C1 MECHANICAL $600.00 C11 Plumbing & Drainage 1.00 730 m2 $50.00 $36,500 $50.00 C12 Fire Protection 1.00 730 m2 $35.00 $25,550 $35.00 C13 H.V.A.C.1.00 730 m2 $500.00 $365,000 $500.00 C14 Controls 1.00 730 m2 $15.00 $10,950 $15.00 $438,000 22% C2 ELECTRICAL $205.00 C21 Service & Distribution 1.00 730 m2 $60.00 $43,800 $60.00 C22 Lighting, Devices & Heating 1.00 730 m2 $75.00 $54,750 $75.00 C23 Systems & Ancillaries 1.00 730 m2 $70.00 $51,100 $70.00 $149,700 8% NET BUILDING COST (Excluding Site)$1,226.30 $895,200 45% D SITE & ANCILLARY WORK D1 SITE WORK $573.29 D11 Site Development 1.00 730 m2 $518.49 $378,500 $518.49 D12 Mechanical Site Services 1.00 730 m2 $27.40 $20,000 $27.40 D13 Electrical Site Services 1.00 730 m2 $27.40 $20,000 $27.40 $418,500 21% D2 ANCILLARY WORK $182.19 D21 Demolition 1.00 730 m2 $182.19 $133,000 $182.19 D22 Alterations 0.00 0 m2 $0.00 $0 $0.00 $133,000 7% NET BUILDING COST (Including Site)$1,981.78 $1,446,700 Z GENERAL REQUIREMENTS & ALLOWANCES Z1 GEN. REQ. & FEE 15.0%$307.26 Z11 General Requirements 10.0% Included $144,700 $198.22 Z12 Fee 5.0% Included $79,600 $109.04 $224,300 11% TOTAL CONSTRUCTION ESTIMATE (Excluding Allowances)$1,671,000 84% Z2 ALLOWANCES 18.0%$422.82 Z21 Design Allowance 10.0%$167,000 $228.77 Z22 Escalation Allowance 3.0%$57,660 $78.99 Z23 Construction Allowance 5.0%$84,000 $115.07 $308,700 16% GOOD & SERVICES TAX 0.0% Excluded $0 $0.00 $0 0% TOTAL CONSTRUCTION ESTIMATE (Including Allowances)$1,980,000 100% AREA :730 m2 Cost / m2 : $2,712.33 AREA :7,858 sf Cost / sf : $251.98 ELEMENTAL COST SUMMARY Former Armoury Renovation 2DRAFT Job # 60445083 Date: March 4, 2016 EXECUTIVE SUMMARY Section Ref Description Area -m2 Area-sf $/sf AECOM Estimate Victoria Hall Renovation 112 1,206 $177 $213,200 Victoria Hall Addition 52 560 $413 $231,219 Sub Total 112 1,206 $369 $444,419 General Requirements & Fee 10% General Requirements in Estimate Included 5% Fee Included in Estimate Included Sub Total 112 1,206 $369 $444,419 Contingencies 10% Design Allowance $43,000 5% Cash Allowance / Construction Contingency $22,000 3% Escalation Allowance $15,283 Sub Total 112 1,206 $435 $524,701 20% Soft Costs - Design, Heritage consultant, permit fees etc.$88,884 $613,585 13% HST Excluded Total 112 1,206 $509 $613,585 Notes: 1 HST is Excluded. 2 Escalation costs beyond March 2017 is excluded. 3 Estimate is based on receiving a minimum of 4 to 6 bids. 4 Hazardous material removals are excluded other than those identified. 5 LEEDS costs are excluded. 6 Costs are based on work being performed during regular working hours. 7 Estimate is based on a non occupied building . 8 No property assessment reports were reviewed in the making of this estimate. 9 No designated substance reports were reviewed in the making of this estimate. 10 Interest / Finance charges are excluded from this estimate. 11 Relocation costs are excluded from this estimate. 12 Operating expenses are excluded 13 Land costs are excluded. 14 FF&E costs are excluded for this estimate. 15 Administration fees are excluded. 16 Estimate is based on Architectural Floor Plan dated March 3, 2016. No specifications were provided. 17 No costs are included for upgrades to the existing roof or façade. Order of Magnitude Estimate Town of Aurora - 27 Mosley Street Victoria Hall 1DRAFT Project: 27 Mosley St. Victoria Hall Job # 60445083 Location: Town of Aurora, Ontario Date: March 4, 2016 Owner/Client: Town of Aurora Consultant: AECOM Canada Gross Floor Area:112 m2 Ratio Elemental Elemental Elemental Element to GFA Quantity Unit Rate Amount Cost/m2 Amount A SHELL A1 SUBSTRUCTURE $0.00 A11 Foundation 0.00 0 m2 $0.00 $0 $0.00 A12 Basement Excavation 0.00 0 m3 $0.00 $0 $0.00 $0 0% A2 STRUCTURE $44.64 A21 Lowest Floor Construction 0.00 0 m2 $0.00 $0 $0.00 A22 Upper Floor Construction 0.00 0 m2 $0.00 $0 $0.00 A23 Roof Construction 0.01 1 sum $5,000.00 $5,000 $44.64 $5,000 2% A3 EXTERIOR ENCLOSURE $230.36 A31 Walls Below Grade 0.00 0 m2 $0.00 $0 $0.00 A32 Walls Above Grade 0.00 0 m2 $0.00 $15,000 $133.93 A33 Windows & Entrances 0.01 1 sum $7,500.00 $7,500 $66.96 A34 Roof Covering 0.01 1 sum $2,500.00 $2,500 $22.32 A35 Projections 0.01 1 sum $800.00 $800 $7.14 $25,800 10% B INTERIORS B1 PARTITIONS & DOORS $35.71 B11 Partitions 0.01 1 m2 $4,000.00 $4,000 $35.71 B12 Doors 0.01 1 No $0.00 $0 $0.00 $4,000 2% B2 FINISHES $203.29 B21 Floor Finishes 1.00 112 m2 $153.00 $17,136 $153.00 B22 Ceiling Finishes 1.00 112 m2 $18.00 $2,016 $18.00 B23 Wall Finishes 1.31 147 m2 $24.61 $3,617 $32.29 $22,800 9% B3 FITTING & EQUIPMENT $21.86 B31 Fitting & Fixtures 1.00 112 m2 $21.86 $2,448 $21.86 B32 Equipment 1.00 112 m2 $0.00 $0 $0.00 B33 Conveying Systems 0.01 1 sum $0.00 $0 $0.00 $2,400 1% C SERVICES C1 MECHANICAL $395.00 C11 Plumbing & Drainage 1.00 112 m2 $0.00 $0 $0.00 C12 Fire Protection 1.00 112 m2 $0.00 $0 $0.00 C13 H.V.A.C.1.00 112 m2 $350.00 $39,200 $350.00 C14 Controls 1.00 112 m2 $45.00 $5,040 $45.00 $44,200 17% C2 ELECTRICAL $255.18 C21 Service & Distribution 1.00 112 m2 $90.18 $10,100 $90.18 C22 Lighting, Devices & Heating 1.00 112 m2 $90.00 $10,080 $90.00 C23 Systems & Ancillaries 1.00 112 m2 $75.00 $8,400 $75.00 $28,600 11% NET BUILDING COST (Excluding Site)$1,185.71 $132,800 53% D SITE & ANCILLARY WORK D1 SITE WORK $343.75 D11 Site Development 1.00 112 m2 $343.75 $38,500 $343.75 D12 Mechanical Site Services 1.00 112 m2 $0.00 $0 $0.00 D13 Electrical Site Services 1.00 112 m2 $0.00 $0 $0.00 $38,500 15% D2 ANCILLARY WORK $117.86 D21 Demolition 1.00 112 m2 $117.86 $13,200 $117.86 D22 Alterations 0.00 0 m2 $0.00 $0 $0.00 $13,200 5% NET BUILDING COST (Including Site)$1,647.32 $184,500 Z GENERAL REQUIREMENTS & ALLOWANCES Z1 GEN. REQ. & FEE 15.0%$256.25 Z11 General Requirements 10.0% Included $18,500 $165.18 Z12 Fee 5.0% Included $10,200 $91.07 $28,700 11% TOTAL CONSTRUCTION ESTIMATE (Excluding Allowances)$213,200 84% Z2 ALLOWANCES 18.0%$351.39 Z21 Design Allowance 10.0%$21,000 $187.50 Z22 Escalation Allowance 3.0%$7,356 $65.68 Z23 Construction Allowance 5.0%$11,000 $98.21 $39,400 16% GOOD & SERVICES TAX 0.0% Excluded $0 $0.00 $0 0% TOTAL CONSTRUCTION ESTIMATE (Including Allowances)$252,600 100% AREA :112 m2 Cost / m2 : $2,255.36 AREA :1,206 sf Cost / sf : $209.53 ELEMENTAL COST SUMMARY Victoria Hall Renovation 2DRAFT Project: 27 Mosley St. Victoria Hall Job # 60445083 Location: Town of Aurora, Ontario Date:e: March 4, 2016 Owner/Client: Town of Aurora Project Number:0 Consultant: AECOM Canada Gross Floor Area:52 m2 Ratio Elemental Elemental Elemental Element to GFA Quantity Unit Rate Amount Cost/m2 Amount A SHELL A1 SUBSTRUCTURE $109.60 A11 Foundation 0.19 21 m $584.52 $12,275 $109.60 A12 Basement Excavation 0.00 0 m3 $0.00 $0 $0.00 $12,300 5% A2 STRUCTURE $97.96 A21 Lowest Floor Construction 0.46 52 m2 $0.00 $5,994 $0.00 A22 Upper Floor Construction 0.00 0 m2 $0.00 $0 $0.00 A23 Roof Construction 0.46 52 m2 $211.00 $10,972 $97.96 $16,966 6% A3 EXTERIOR ENCLOSURE $8.93 A31 Walls Below Grade 0.00 0 m2 $0.00 $0 $0.00 A32 Walls Above Grade 0.01 1 sum $1,000.00 $1,000 $0.00 A33 Windows & Entrances 0.93 104 m2 $0.00 $72,600 $0.00 A34 Roof Covering 0.46 52 m2 $159.62 $8,300 $0.00 A35 Projections 0.01 1 m2 $1,000.00 $1,000 $8.93 $82,900 30% B INTERIORS B1 PARTITIONS & DOORS $32.14 B11 Partitions 0.79 88 m2 $132.93 $11,698 $0.00 B12 Doors 0.03 3 No $1,200.00 $3,600 $32.14 $15,298 6% B2 FINISHES $36.07 B21 Floor Finishes 0.39 44 m2 $36.89 $1,623 $0.00 B22 Ceiling Finishes 0.46 52 m2 $83.00 $4,316 $0.00 B23 Wall Finishes 1.57 176 m2 $22.95 $4,040 $36.07 $9,979 4% B3 FITTING & EQUIPMENT $0.00 B31 Fitting & Fixtures 0.46 52 m2 $33.38 $1,736 $0.00 B32 Equipment 0.46 52 m2 $0.00 $0 $0.00 B33 Conveying Systems 0.01 1 sum $0.00 $0 $0.00 $1,736 1% C SERVICES C1 MECHANICAL $0.00 C11 Plumbing & Drainage 0.46 52 m2 $110.00 $5,720 $0.00 C12 Fire Protection 0.46 52 m2 $0.00 $0 $0.00 C13 H.V.A.C.0.46 52 m2 $150.00 $7,800 $0.00 C14 Controls 0.46 52 m2 $30.00 $1,560 $13.93 C15 Process & Instrumentation 0.46 52 m2 $0.00 $0 $0.00 $15,080 6% C2 ELECTRICAL $23.21 C21 Service & Distribution 0.46 52 m2 $90.00 $4,680 $0.00 C22 Lighting, Devices & Heating 0.46 52 m2 $90.00 $4,680 $0.00 C23 Systems & Ancillaries 0.46 52 m2 $50.00 $2,600 $23.21 $11,960 4% NET BUILDING COST (Excluding Site)$1,484.09 $166,219 61% D SITE & ANCILLARY WORK D1 SITE WORK $223.21 D11 Site Development 0.01 1 m2 $25,000.00 $25,000 $223.21 D12 Mechanical Site Services 0.01 1 m2 $0.00 $0 $0.00 D13 Electrical Site Services 0.01 1 m2 $0.00 $0 $0.00 $25,000 9% D2 ANCILLARY WORK $100.45 D21 Demolition 0.01 1 sum $11,250.00 $11,250 $100.45 D22 Alterations 0.00 0 m2 $0.00 $0 $0.00 $11,300 4% NET BUILDING COST (Including Site)$1,808.20 $202,519 Z GENERAL REQUIREMENTS & ALLOWANCES Z1 GEN. REQ. & FEE 15.0%$256.57 Z11 General Requirements 10.0% Included $18,736 $167.29 Z12 Fee 5.0% Included $10,000 $89.29 $28,700 11% TOTAL CONSTRUCTION ESTIMATE (Excluding Allowances)$231,219 85% Z2 ALLOWANCES 18.0%$365.42 Z21 Design Allowance 10.0%$22,000 $196.43 Z22 Escalation Allowance 3.0%$7,927 $70.77 Z23 Construction Allowance 5.0%$11,000 $98.21 $40,900 15% GOOD & SERVICES TAX 0.0% Excluded $0 $0.00 $0 0% TOTAL CONSTRUCTION ESTIMATE (Including Allowances)$272,119 100% ELEMENTAL COST SUMMARY Victoria Hall Addition 3DRAFT Job # 60445083 Date: March 4, 2016 EXECUTIVE SUMMARY Section Ref Description Area -m2 Area-sf $/sf AECOM Estimate Former Town Library Renovation 1,538 16,555 $178 $2,941,500 Sub Total 1,538 16,555 $178 $2,941,500 General Requirements & Fee 10% General Requirements in Estimate Included 5% Fee Included in Estimate Included Sub Total 1,538 16,555 $178 $2,941,500 Contingencies 10% Design Allowance $294,000 5% Cash Allowance / Construction Contingency $147,000 3% Escalation Allowance $101,475 Sub Total 1,538 16,555 $210 $3,484,000 12% Soft Costs - Design, permit fees etc. $352,980 $3,836,980 13% HST Excluded Total 1,538 16,555 $232 $3,836,980 Notes: 1 HST is Excluded. 2 Escalation costs beyond March 2017 is excluded. 3 Estimate is based on receiving a minimum of 4 to 6 bids. 4 Hazardous material removals are excluded other than those identified. 5 LEEDS costs are excluded. 6 Costs are based on work being performed during regular working hours. 7 Estimate is based on a non occupied building . 8 No property assessment reports were reviewed in the making of this estimate. 9 No designated substance reports were reviewed in the making of this estimate. 10 Interest / Finance charges are excluded from this estimate. 11 Relocation costs are excluded from this estimate. 12 Operating expenses are excluded 13 Land costs are excluded. 14 FF&E costs are excluded for this estimate. 15 Administration fees are excluded. 16 Estimate is based on Architectural Floor Plan dated March 3, 2016. No specifications were provided. 17 Order of Magnitude Estimate Town of Aurora - 56 Victoria Street Former Town Library An allowance has been made for the roof replacement only. No upgrades to exterior façade have been included. 1DRAFT Project: 56 Victoria St. Former Town Library Job # 60445083 Location: Town of Aurora, Ontario Date: March 4, 2016 Owner/Client: Town of Aurora Consultant: AECOM Canada Gross Floor Area:1,538 m2 Ratio Elemental Elemental Elemental Element to GFA Quantity Unit Rate Amount Cost/m2 Amount A SHELL A1 SUBSTRUCTURE $16.25 A11 Foundation 0.00 1 sum $25,000.00 $25,000 $16.25 A12 Basement Excavation 0.00 0 m3 $0.00 $0 $0.00 $25,000 1% A2 STRUCTURE $42.26 A21 Lowest Floor Construction 0.00 0 m2 $0.00 $20,000 $13.00 A22 Upper Floor Construction 0.00 1 sum $15,000.00 $15,000 $9.75 A23 Roof Construction 0.00 1 sum $30,000.00 $30,000 $19.51 $65,000 2% A3 EXTERIOR ENCLOSURE $154.16 A31 Walls Below Grade 0.00 1 sum $5,000.00 $5,000 $3.25 A32 Walls Above Grade 0.00 0 m2 $0.00 $15,000 $9.75 A33 Windows & Entrances 0.00 1 sum $7,500.00 $7,500 $4.88 A34 Roof Covering 0.00 1 sum $174,100.00 $174,100 $113.20 A35 Projections 0.00 1 sum $35,500.00 $35,500 $23.08 $237,100 7% B INTERIORS B1 PARTITIONS & DOORS $109.48 B11 Partitions 1.28 1,969 m2 $62.70 $123,455 $80.27 B12 Doors 0.02 33 No $1,361.36 $44,925 $29.21 $168,400 5% B2 FINISHES $169.20 B21 Floor Finishes 0.93 1,432 m2 $107.61 $154,098 $100.19 B22 Ceiling Finishes 0.91 1,404 m2 $46.05 $64,660 $42.04 B23 Wall Finishes 1.74 2,679 m2 $15.48 $41,467 $26.96 $260,200 7% B3 FITTING & EQUIPMENT $139.52 B31 Fitting & Fixtures 1.00 1,538 m2 $58.57 $90,088 $58.57 B32 Equipment 1.00 1,538 m2 $15.93 $24,500 $15.93 B33 Conveying Systems 0.00 1 sum $100,000.00 $100,000 $65.02 $214,600 6% C SERVICES C1 MECHANICAL $520.01 C11 Plumbing & Drainage 1.00 1,538 m2 $110.01 $169,200 $110.01 C12 Fire Protection 1.00 1,538 m2 $40.00 $61,520 $40.00 C13 H.V.A.C.1.00 1,538 m2 $350.00 $538,300 $350.00 C14 Controls 1.00 1,538 m2 $20.00 $30,760 $20.00 $799,800 23% C2 ELECTRICAL $324.97 C21 Service & Distribution 1.00 1,538 m2 $84.98 $130,700 $84.98 C22 Lighting, Devices & Heating 1.00 1,538 m2 $150.00 $230,700 $150.00 C23 Systems & Ancillaries 1.00 1,538 m2 $89.99 $138,400 $89.99 $499,800 14% NET BUILDING COST (Excluding Site)$1,475.88 $2,269,900 65% D SITE & ANCILLARY WORK D1 SITE WORK $57.22 D11 Site Development 1.00 1,538 m2 $57.22 $88,000 $57.22 D12 Mechanical Site Services 1.00 1,538 m2 $0.00 $0 $0.00 D13 Electrical Site Services 1.00 1,538 m2 $0.00 $0 $0.00 $88,000 3% D2 ANCILLARY WORK $122.76 D21 Demolition 1.00 1,538 m2 $122.76 $188,800 $122.76 D22 Alterations 0.00 0 m2 $0.00 $0 $0.00 $188,800 5% NET BUILDING COST (Including Site)$1,655.85 $2,546,700 Z GENERAL REQUIREMENTS & ALLOWANCES Z1 GEN. REQ. & FEE 15.0%$256.70 Z11 General Requirements 10.0% Included $254,700 $165.60 Z12 Fee 5.0% Included $140,100 $91.09 $394,800 11% TOTAL CONSTRUCTION ESTIMATE (Excluding Allowances)$2,941,500 84% Z2 ALLOWANCES 18.0%$352.71 Z21 Design Allowance 10.0%$294,000 $191.16 Z22 Escalation Allowance 3.0%$101,475 $65.98 Z23 Construction Allowance 5.0%$147,000 $95.58 $542,500 16% GOOD & SERVICES TAX 0.0% Excluded $0 $0.00 $0 0% TOTAL CONSTRUCTION ESTIMATE (Including Allowances)$3,484,000 100% AREA :1,538 m2 Cost / m2 : $2,265.28 AREA :16,555 sf Cost / sf : $210.45 ELEMENTAL COST SUMMARY Former Town Library Renovation 2DRAFT Job # 60445083 Date: March 4, 2016 EXECUTIVE SUMMARY Section Ref Description Area -m2 Area-sf $/sf AECOM Estimate Old Seniors Centre Renovation 370 3,983 $121 $480,000 Sub Total 370 3,983 $121 $480,000 General Requirements & Fee 10% General Requirements in Estimate Included 5% Fee Included in Estimate Included Sub Total 370 3,983 $121 $480,000 Contingencies 10% Design Allowance $48,000 5% Cash Allowance / Construction Contingency $24,000 3% Escalation Allowance $16,560 Sub Total 370 3,983 $143 $569,000 12% Soft Costs - Design, permit fees etc. $57,600 $626,600 13% HST Excluded Total 370 3,983 $157 $626,600 Notes: 1 HST is Excluded. 2 Escalation costs beyond March 2017 is excluded. 3 Estimate is based on receiving a minimum of 4 to 6 bids. 4 Hazardous material removals are excluded other than those identified. 5 LEEDS costs are excluded. 6 Costs are based on work being performed during regular working hours. 7 Estimate is based on a non occupied building . 8 No property assessment reports were reviewed in the making of this estimate. 9 No designated substance reports were reviewed in the making of this estimate. 10 Interest / Finance charges are excluded from this estimate. 11 Relocation costs are excluded from this estimate. 12 Operating expenses are excluded 13 Land costs are excluded. 14 FF&E costs are excluded for this estimate. 15 Administration fees are excluded. 16 Estimate is based on Architectural Floor Plan dated March 3, 2016. No specifications were provided. 17 No costs are included for upgrades to the existing roof or façade. Order of Magnitude Estimate Town of Aurora - 52 Victoria Street Old Seniors Centre 1DRAFT Project: 52 Victoria St. Old Seniors Centre Job # 60445083 Location: Town of Aurora, Ontario Date: March 4, 2016 Owner/Client: Town of Aurora Consultant: AECOM Canada Gross Floor Area:370 m2 Ratio Elemental Elemental Elemental Element to GFA Quantity Unit Rate Amount Cost/m2 Amount A SHELL A1 SUBSTRUCTURE $0.00 A11 Foundation 0.00 0 m2 $0.00 $0 $0.00 A12 Basement Excavation 0.00 0 m3 $0.00 $0 $0.00 $0 0% A2 STRUCTURE $25.68 A21 Lowest Floor Construction 0.00 0 m2 $0.00 $5,000 $13.51 A22 Upper Floor Construction 0.00 0 m2 $0.00 $0 $0.00 A23 Roof Construction 0.00 1 sum $4,500.00 $4,500 $12.16 $9,500 2% A3 EXTERIOR ENCLOSURE $219.19 A31 Walls Below Grade 0.00 0 m2 $0.00 $0 $0.00 A32 Walls Above Grade 0.00 0 m2 $0.00 $2,500 $6.76 A33 Windows & Entrances 0.00 1 sum $10,000.00 $10,000 $27.03 A34 Roof Covering 1.00 370 m2 $180.00 $66,600 $180.00 A35 Projections 0.00 1 sum $2,000.00 $2,000 $5.41 $81,100 14% B INTERIORS B1 PARTITIONS & DOORS $124.17 B11 Partitions 1.60 593 m2 $53.23 $31,567 $85.32 B12 Doors 0.02 7 No $2,053.57 $14,375 $38.85 $45,900 8% B2 FINISHES $144.33 B21 Floor Finishes 0.92 342 m2 $71.48 $24,445 $66.07 B22 Ceiling Finishes 0.89 329 m2 $51.37 $16,900 $45.68 B23 Wall Finishes 1.98 733 m2 $16.46 $12,059 $32.59 $53,400 9% B3 FITTING & EQUIPMENT $50.95 B31 Fitting & Fixtures 1.00 370 m2 $37.43 $13,850 $37.43 B32 Equipment 1.00 370 m2 $13.51 $5,000 $13.51 B33 Conveying Systems 0.00 1 sum $0.00 $0 $0.00 $18,900 3% C SERVICES C1 MECHANICAL $210.14 C11 Plumbing & Drainage 1.00 370 m2 $85.14 $31,500 $85.14 C12 Fire Protection 1.00 370 m2 $0.00 $0 $0.00 C13 H.V.A.C.1.00 370 m2 $120.00 $44,400 $120.00 C14 Controls 1.00 370 m2 $5.00 $1,850 $5.00 $77,800 14% C2 ELECTRICAL $120.27 C21 Service & Distribution 1.00 370 m2 $35.14 $13,000 $35.14 C22 Lighting, Devices & Heating 1.00 370 m2 $60.00 $22,200 $60.00 C23 Systems & Ancillaries 1.00 370 m2 $25.14 $9,300 $25.14 $44,500 8% NET BUILDING COST (Excluding Site)$894.86 $331,100 58% D SITE & ANCILLARY WORK D1 SITE WORK $101.35 D11 Site Development 1.00 370 m2 $101.35 $37,500 $101.35 D12 Mechanical Site Services 1.00 370 m2 $0.00 $0 $0.00 D13 Electrical Site Services 1.00 370 m2 $0.00 $0 $0.00 $37,500 7% D2 ANCILLARY WORK $127.03 D21 Demolition 1.00 370 m2 $127.03 $47,000 $127.03 D22 Alterations 0.00 0 m2 $0.00 $0 $0.00 $47,000 8% NET BUILDING COST (Including Site)$1,123.24 $415,600 Z GENERAL REQUIREMENTS & ALLOWANCES Z1 GEN. REQ. & FEE 15.0%$174.05 Z11 General Requirements 10.0% Included $41,500 $112.16 Z12 Fee 5.0% Included $22,900 $61.89 $64,400 11% TOTAL CONSTRUCTION ESTIMATE (Excluding Allowances)$480,000 84% Z2 ALLOWANCES 18.0%$239.35 Z21 Design Allowance 10.0%$48,000 $129.73 Z22 Escalation Allowance 3.0%$16,560 $44.76 Z23 Construction Allowance 5.0%$24,000 $64.86 $88,600 16% GOOD & SERVICES TAX 0.0% Excluded $0 $0.00 $0 0% TOTAL CONSTRUCTION ESTIMATE (Including Allowances)$569,000 100% AREA :370 m2 Cost / m2 : $1,537.84 AREA :3,983 sf Cost / sf : $142.87 ELEMENTAL COST SUMMARY Old Seniors Centre Renovation 2DRAFT A – Drawings Appendix A Drawings B – Stakeholder Questionnaires Appendix B Stakeholder Questionnaires Page 1 of 4 ANSWERS TO STAKEHOLDER QUESTIONNAIRE Date: Nov.16, 2015 Organization: Aurora Farmer’s Market & Artisan Fair Facility: Town Park & Wells Street Respondent: Anna Kroeplin Position: Market Manager & Past Chair 2011-2012 & 2013-2014 Phone: 647-669-0150 Email Address: annasmosaics@gmail.com FUNCTION Describe the function of your Organization To organize and run a community and business based event every Saturday on a weekly basis for 6 months outdoors from May-October, and 6 times indoors on a monthly basis during the winter. ORGANIZATION Describe the organizational structure within your organization: We are a self-governing organization made up of volunteers who are small business people, working as a collective. The AFM Committee has 13 members with a Chair, Vice-chair, Treasurer and Secretary, plus Directors. The full-season vendors make up our membership, and we hold an Annual General Meeting where we present the previous season’s wrap-up, a Treasurer’s Report, plans for the following season, amendments to the Constitution (if any) and introduce new policies. We adhere to the rules and regulations of the Health Department and the Farmers’ Market Ontario criteria (51% farmers to 49% food vendors). The FMO holds our insurance. BUILDING & SPACE How many square feet are you currently occupying and what is your prospect for growth in the 1, 3 and 5 years? Current space size: Wells St. from Mosley to Metcalf = approx.. 220’ (L) x 40’ (w) Town Park along N/S/ pathway and E/W pathway = approx..120’ x 30’ Projected space size for 2016: Wells St. from Mosley to Metcalf = approx.. 120’ (L) x 40’ (w) Town Park along N/S/ pathway and E/W pathway = approx..220’ x 30’ (due to new owners of Wells St. Schoolhouse Lofts moving in soon) Projected space size for 2018: Wells St. from Mosley to Metcalf = approx.. 120’ (L) x 40’ (w) Town Park along N/S/ pathway and E/W pathway = approx..260’ x 30’ Projected space size for 2020: Wells St. from Mosley to Metcalf = approx.. 120’ (L) x 40’ (w) Town Park along N/S/ pathway and E/W pathway = approx..260’ x 30’ Page 2 of 4 Describe pro’s & cons of your existing space layout: Pro’s – excellent heritage environment; adequate parking on regular market days; accessible; Family-friendly being close to the park play equipment. Con’s – parking is harder to find on a special event day. What are the current constraints of your space, if any? AFM is not allowed by Park’s Dept. to have any vehicles in Town Park for vendors to unload products at 7 a.m. or load up booths & products at 2 pm. No vehicles for our group allowed in the Town Park, but it has been acceptable and common practice for other groups to have vehicles driving through or parked in the Town Park, such as for the Concerts in the Park series (Wednesday nights from 7 pm to 9 pm in July & August). The Winter Blues Fest had an actual Car Show in the baseball diamond field, plus the former Jazz Fest vendors were allowed vehicles in the park as well. Describe any wish list items for your organization (identify special requirements) We have been asking the Park’s Department for these items for the last 4 years!: Community Board – weather resistant, enclosed, on the washroom building exterior wall; Access to Existing Water Spout located at the washroom building on the exterior wall; Storage space in the Armories building; Additional storage wooden box in the Town Park (west side by fencing); Use of band-shell each Saturday without rental fee. What would your ideal space look like or consist of (i.e. amenities, access, finishes, flooring, lighting, etc.) - Outdoors - We need to use more of the space along the pathways in the Town Park from the west gates to the splash pad area. - Indoors – Armories building – Paint the walls, ceilings; remove storage over office rooms; remove west wall to open into Town Park; soften lighting; improve HVAC system; create windows. What days and times does your organization require this space? Outdoors - The first Saturday in May until the last Saturday in October (26 Saturdays), 8 a.m. – 1 p.m. Indoors - The second Saturday each month from November to April (6 Saturdays), 9 a.m. – 1 p.m. Does your organization require a dedicated space or could a shared space be a solution? A shared space would work since we only need it on Saturday mornings/afternoons. DESIRED PARTNERSHIPS Are there other groups that you think you might be able to partner with? - Lions, Rotary, Girl Guides, Optimist Club, etc. – any or all local service groups Page 3 of 4 DESIRED PHYSICAL SETTING Generally describe the desired arrangement of the space or building: - Climate controlled - access to municipal water - Ample Natural lighting - storage space - Entertainment area (stage) - ample parking SECURITY/ACCESS CONTROL List the level of access control required from your facility, work areas and vehicle access. - During the outdoor market, Vendors would need to enter the Town Park with their vehicles to safely unload their tent, products, etc. then safety relocate the vehicle to another area. - Certain vendors (farmers) would need to safely park their vehicles behind their tents in the Town Park so that they can replenish their produce as required. STORAGE NEEDS What items does your organization store in the building? Nothing. The Park’s Dept. Director said that it would cost an additional $150 per month to rent a small space in the Armories, even though we are already renting it once a month from Nov.-Apr. for $2,250 - ($375 each month.) Exterior storage box in Town Park on west side of park, beside fence: - signs, 3 collapsible tents, promo materials, craft supplies, volunteer vests, cable covers, Market bags. PARKING AND VEHICLE ACCESS Is the current parking area adequate? Yes: X No:___ Comment on the adequacy of parking: Customers park at the baseball diamond and around the Town Park, plus on the streets in the surrounding area; vendors relocate their vehicles to allow for more customer parking. Identify the number of parking spaces required for employee personal vehicles: Current: 50 Future: 60 NOTE: - vendors relocate their vehicles once they have unloaded their booth and products. Identify the number of parking spaces required for visitors to your department: Current: 80 Future: 100 NOTE: - customers arrive at different times, therefore we only need rotating or temporary parking for up to 80 vehicles at any one time Page 4 of 4 COMMENTS List any concerns you have with the condition of the facility: Town Park – it would be ideal if the Farmer’s Market could use the band-shell without rental cost - The park is in excellent shape and an ideal setting for the farmer’s market with its mature trees Wells Street – again, great location for the farmer’s market booths since there is ample space on the road, even with having to ensure that neighbouring resident apartment and the new condo unit owners of Wells Street Schoolhouse Lofts require accessibility to their parking lots. Please comment on anything else you think we should know to help plan the overall layout of the existing building or site. In 2016/2017, it is anticipated that the new condo unit owners of Wells Street Schoolhouse Lofts will be moving into the condo building, so in light of that, it would be extremely useful and aesthetically pleasing if the boulevard is paved in front of the Well St. Schoolhouse Loft building. This would not only protect the boulevard, but would increase parking spaces in the area. Thank you for this opportunity! Anna Kroeplin C – Stakeholder Feedback Appendix C Stakeholder Feedback STAKEHOLDER QUESTIONNAIRE Town of Aurora, Repurposing Study For the Determination and Disposition of five town Facilities November 4, 2015 1 INSTRUCTION SHEET This questionnaire is intended to provide a broad base of information pertinent to the programming and planning study. 1. Please answer all relevant questions. Whenever you cannot supply exact figures for answers, please estimate the answer, and mark as such. You know your operation best, so your judgment and knowledge will be most helpful. 2. Please complete this questionnaire and be prepared to discuss it. Use additional sheets if more room is required. Retain a copy of the completed material for your file. 3. If you have any questions, please contact: Arthur Diamond AECOM Canada Architects Ltd. 300 Water Street Whitby, ON L1N 9J2 Office - (905) 668 9363 Fax - (905) 668 0221 Cell - (905) 242 4230 arthur.diamond@aecom.com The best planning information can be provided by those who work in the facility on a daily basis. Your input to this study is crucial to the planning and development of your facility. Thank you in advance for taking the time and effort required to complete this questionnaire. STAKEHOLDER QUESTIONNAIRE Town of Aurora, Repurposing Study For the Determination and Disposition of five town Facilities November 4, 2015 2 DATE: _ November 4,, 2015 ORGANIZATION: Aurora Group FACILITY: Old Library RESPONDENT: _David Hanna POSITION: _Town contact PHONE: 905-758-2583 EMAIL ADDRESS: david.hanna@sympatico.ca FUNCTION Describe the function of your Organization. Closed meetings, for study and discussion. STORAGE NEEDS What items does your organization store within the building Books and literature PARKING AND VEHICLE ACCESS Is the current parking area adequate? No: X Comment on the adequacy of parking: There is no dedicated parking for the Old Library _ Identify the number of parking spaces required for employee personal vehicles: Current: 0 Future: 0 Identify the number of parking spaces required for visitors to your meetings: STAKEHOLDER QUESTIONNAIRE Town of Aurora, Repurposing Study For the Determination and Disposition of five town Facilities November 4, 2015 3 Current: 25____ Future: 25____ STAKEHOLDER QUESTIONNAIRE Town of Aurora, Repurposing Study For the Determination and Disposition of five town Facilities COMMENTS List any concerns you have with the condition of the facility: 1) The carpets are moldy, and dirty 2) The chairs are old, in disrepair and uncomfortable 3) The private meeting room shares storage with other groups. 4) The acoustics are terrible. 5) The rectangular shape of the room is inappropriate for our meetings. 6) The heating/air conditioning is not controlled within the room. ____ Friday November 6, 2015 Purpose of the Meeting •The purpose of the meeting is to receive input from the Town Staff regarding the possible future uses of the Petch House, Armoury, Old Library, Old Seniors Centre, and Victoria Hall, located on Victoria St. north of Church St. •The meeting will be conducted in an open format Former Seniors Centre New Library Old Town Library Victoria Hall Church Street Museum 52 Victoria Street Former Seniors Centre 52 Victoria Street Former Seniors Centre •Site area: 0.29 acres •4,000 square feet •Last renovation was in 1990 –Previously a fire hall & parks office •Single storey •Steel frame construction with stucco finish •Associated parking: 21 spaces Former Seniors Centre Exterior` Rear (west) of building with parking North side of building neighbouring private residential property South side of building next to Old Library Former Seniors Centre Interior Views of entrance, foyer and office, showing door to storeroom Former Seniors Centre Interior Cont’d Lounge Storeroom off foyer leading through to the pool room Pool room Former Seniors Building Interior Cont’d Main hall with kitchen on right Bow window of main hall from exterior and interior Kitchen off main hall 2 Cupboards to left and right Former Seniors Centre Interior Cont’d Corridor leading off main hall with door to kitchen and lounge on right, washrooms and cupboards on left One of 2 washrooms (2 units each) Double cupboards near washrooms 56 Victoria Street Former Town Library 56 Victoria Street Former Town Library •Site area: 0.63 acres •Original construction in 1963: 4,390 sq ft Expansion in 1976:13,310 sq ft Total area:17,700 sq ft •Two storey structure – split level •Wood / steel frame construction with brick veneer •Associated parking: 4 spaces on street •List of required repairs: see next slide Former Town Library Exterior South side of building adjacent to Church Street Museum, from west & east Rear of building facing west: a) from former seniors building parking lot; b) from new library parking lot Architectural details at front Front elevation on Victoria St. showing the 4 street parking spaces Former Town Library Interior Ground Level Floor at Victoria St. Entrance View from foyer to stairs to upper level Front vestibule View from stairs to foyer & south wing North wing from foyer South wing, west end Washrooms and storage area Former Town Library Interior Upper Floor: Main Access at Rear Entrance Rear entrance, stairs, elevator, storage rooms (2) South wing North wing Former Town Library Interior Lower Floor – North Wing: Main Access at Rear Entrance Meeting room Main activity room Entrance room 3 Office rooms Former Town Library Interior Lower Floor – South Wing: Main Access at Rear Entrance Foyer Kitchenette in foyer Lower stairs from rear entrance and washrooms Marjorie Andrews Hall accommodates 225 people with access via separate entrance or from foyer 138 Larmont Street (also known as 89 Mosley St) Former Armoury Former Armoury Exterior Former Armoury Interior Former Armoury Plan 27 Mosley Street Victoria Hall Victoria Hall Exterior Victoria Hall Interior 86 John West Way Petch House Petch House Exterior Petch House Interior Options For Consideration •Declare the land and buildings surplus and sell them on the open market is considered not a viable option. •Demolish some or all of the buildings on the property to increase parking for the New Library and Church Street School after assessing the need for parking in the area is considered not viable •Identify the needs for facility of the current Community Stakeholders, though use of a questionnaire process. •Work with existing Permiters to develop primary tenants and lease the buildings to the primary tenant. •Bring the current facilities up to date, through renovations and or additions to make them B.F. Accessible, code compliant and to town standards. •Use some or all of the facilities for Town purposes Further Information •The best planning information can be provided by those who work in the facility on a daily basis. Your input to this study is crucial to the planning and development of your facility. •If you have any questions, please contact Arthur Diamond, AECOM Canada Architects Ltd. by phone (905) 668 9363 or by email arthur.diamond@aecom.com Client Name Error! No text of specified style in document. AECOM 1 About AECOM AECOM (NYSE: ACM) is built to deliver a better world. We design, build, finance and operate infrastructure assets for governments, businesses and organizations in more than 150 countries. As a fully integrated firm, we connect knowledge and experience across our global network of experts to help clients solve their most complex challenges. From high-performance buildings and infrastructure, to resilient communities and environments, to stable and secure nations, our work is transformative, differentiated and vital. A Fortune 500 firm, AECOM companies had revenue of approximately US$19 billion during the 12 months ended June 30, 2015. See how we deliver what others can only imagine at aecom.com and @AECOM. Contact Amin Sadeghi Senior Architect, Design T +1 (905) 668-4021 ext. 2293 E Amin.Sadeghi@aecom.com Arthur Diamond, OAA, AAA Senior Architect, Design T +1 (905) 668-4021 ext. 2212 E Arthur.Diamond@aecom.com aecom.com Attachment 3 Agenda 01 04 06 08 09 VISION CONCEPT PLAN TO DATE NEXT STEPS07 02 05 TIMELINE 03 GUIDING PRINCIPLES STREET TYPOLOGIES SITE SPECIFIC DEVELOPMENT OPPORTUNITIES CONSULTATION FUTURE DEVELOPMENT OPPORTUNITIES 01 VISION The Cultural Precinct will be an attractive, vibrant, people-focused district strongly connected to the Town Centre and other key community destinations. It will become a celebrated local community hub of year round activity and serve as a focal point for the arts, cultural tourism and creative industries. 02 TIMELINE WORK TASK SEPTEMBER OCTOBER NOVEMBER DECEMBER JANUARY VISIONING PHASECONTRACT AWARD INTRODUCTORY MEETING STAFF WALKING TOUR + COUNCIL VISIONING SESSION PUBLIC MEETING #1 DRAFT VISION REPORT VISION REPORT TO COUNCIL CONCEPT PHASEDRAFT CONCEPT PLAN REVIEW WITH STAFF STAKEHOLDER ROUNDTABLES + DESIGN REVIEW WITH STAFF + COUNCILLORS PUBLIC MEETING #2 REVISED CONCEPT PLAN FINAL VISION + DRAFT CONCEPT PLAN TO COUNCIL WE ARE HERE TIMELINE 3 03 GUIDING PRINCIPLES Building on the foundation established through the Aurora Cultural Master Plan (2014), the guiding principles for the Cultural Precinct contextualize the town’s overarching cultural goals, and set the framework for the development of a community focused, economically viable and culturally vibrant district for Aurora. THINK BIG AND LOCAL The Cultural Precinct should be the true heart of Aurora. Its innovative design elements, integrated land uses, engaging programming and a creative economy will celebrate the living heritage of the Town, recognizing both past and present in order to catalyze opportunities for the future of all Aurora residents. CREATE A HUB OF ARTISTIC CREATION, INNOVATION, PRODUCTION AND PRESENTATION. Ensure the Precinct has the necessary vision and resources to foster the establishment of cultural businesses and encourage uses that promote, produce, create and present culture. CONSIDER CONTEXT AND SCALE 'HYHORSPHQWDQGLQWHQVL¿FDWLRQZLWKLQ the Precinct will support the creation of a complete and vibrant community. New development will be primarily mid-rise in scale with layered uses that make more HI¿FLHQWXVHRIODQGDQGHQFRXUDJH civic, arts-based and cultural activity throughout the day and evening. A broad mix of retail and commercial uses will be located at and above grade, ensuring a mix of uses to support local residents, shoppers, visitors and the broader community. BUILD ON EXISTING COMMUNITY ASSETS Look for opportunities to build on H[LVWLQJVWUHQJWKVWKURXJKUHWUR¿WDQG adaptive re-use, while leveraging the full development potential of adjacent private and publicly owned lands. SUPPORT ACTIVE TRANSPORTATION Create better pedestrian connections within the Cultural Precinct and to adjacent areas and transit stops and encourage people to walk and cycle within the Precinct. The addition of high quality pedestrian and bicycle infrastructure, both on and off street, will create new movement patterns and serve as a model for active transportation within the Town. Existing SDUNLQJVSDFHVDQGWUDI¿FSDWWHUQVZLOO be rationalized to understand where the challenges exist and how the new plan can mitigate them. ENHANCE CONNECTIONS Create a coherent and complete precinct, connected to its surrounding neighbours. Investment in the public realm and increased permeability will enhance connectivity and contribute to placemaking. New urban squares, courtyards and other public realm features will be developed to accommodate local users and visitors to the Precinct. CREATE A DESTINATION Establish a clear sense of arrival and transition into the Cultural Precinct. Incorporate a range of public indoor and outdoor amenities and activities that connect buildings, uses, and users to each other. Give residents, businesses and tourists alike a reason to be in the Precinct through innovative architecture, engaging social programming, commercial and culinary uses, and attractive public spaces. 5 04 CONSULTATION LOCAL RESIDENTS SERVICE PROVIDERSBUSINESS COMMUNITY COMMUNITY GROUPS CONSULTATION: CONCEPT DEVELOPMENT STAKEHOLDER GROUPS: Municipal Staff Design Review Workshop Councillors Open House Landowners Design Review Workshop Building Industry Forum #1 Key Stakeholder Roundtables CultureQuest! Aurora Community Event 7 05CONCEPT PLAN TO DATE DEVELOPMENT OPPORTUNITYUNDERGROUND THEATRE POTENTIAL COMMUNITY AMENITY RETAIL/RESIDENTIAL SHARED SURFACE NEW CROSSWALKS RETAIL/RESIDENTIAL INFORMAL PLAY ARMOURY + SHADE STRUCTURE TRAFFIC CALMED STREETS TRAFFIC CALMED STREETS CONCERT STRUCTURE RESTRUCTURED PARKING CENTRAL PLAZA LIBRARY ICE RINK/SPLASH PAD THE GREAT LAWN CHURCH STREET SCHOOL EXTENSION PARKING + COMMUNITY AMENITYYONGE STREETMETCALFE STREET CHURCH STREET MOSLEY STREET WELLS STREETVICTORIA STREETLARMONT STREETSHARED SURFACE 9 25 m25 m0000 06SITE SPECIFIC DEVELOPMENT OPPORTUNITIES 11 BLOCK ONE BLOCK TWO BLOCK THREE 12 BLOCK ONE YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 13 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 14 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 15 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 16 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 17 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 18 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 19 YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 20 21 23 BLOCK TWO YONGE S T R E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 24 YONGE S T R E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 25 26 27 BLOCK THREE YONGE STR E E T METCALFE STREETCHURCH STREETMOSLEY STREETVICTORIA S T R E E T WELLS STREET LARMONT STREET 28 30 31 07 STREET TYPOLOGIES YONGE STREET P 3.0 3.5 3.5 3.5 2.25 3.5 10 m0 33 VICTORIA STREET PP 2.0 2.02.25 3.5 3.5 2.25 3.0 10 m0 35 METCALFE STREET P 2.0 2.01.25 3.5 3.5 2.25 1.0 10 m0 37 08 FUTURE DEVELOPMENT OPPORTUNITIES GATEWAY DEVELOPMENT / Retail / Condominiums RESIDENTIAL ADDITION CONNECTING EXISTING PROPERTIES RESIDENTIAL ADDITION CONNECTING EXISTING PROPERTIES RETENTION OF PUBLIC LIBRARY RETENTION OF TRINITY CHURCH MIXED-USE MID-RISE: / Galleries / Retail / Restaurants / Condominiums CENTRAL PLAZA: / Farmers Markets / Community Gatherings and events THE GREAT LAWN: / Festivals / Community Gatherings and Events / Concerts / Informal Play LIVE/WORK UNITS: / Galleries / Studios / Condominium / Rental Apartments / Small Scale Commercial / Restaurants CULTURAL CENTRE EXTENSION: / Galleries / Community Uses / Showrooms / Studio Classrooms RETENTION OF EXISTING PROPERTIES INFORMAL PLAY AREA PARKING STRUCTURE: / Active Facade / Attached Shop Frontage / Community Use on Roof of Structure CULTURAL CENTRE PARKETTE/PATIO RESTRUCTURED PARKING PRESERVE + INCORPORATE INTO NEW DEVELOPMENT ARMOURY + SHADE STRUCTURE ICE RINK/SPLASH PAD CONCERT STRUCTURE Interactive Water Plaza Informal Play Plaza Vehicular Circulation Possible Pedestrian Circulation Vehicular Movement Gateway New Development Heritage Development Retention of Existing Property Concert Space YONGE STREETMETCALFE STREET CHURCH STREET MOSLEY STREET VICTORIA STREETWELLS STREETLARMONT STREET25 m25 m0000 39 09 NEXT STEPS NEXT STEPS: Building Industry Forum #2 (December 2015) Online Survey Extension (December 2015) Phase 3 Implementation (commencing January 2016) 41