Gbf08 lewin north_torontoci

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Gbf08 lewin north_torontoci

  1. 1. NORTH TORONTO COLLEGIATE INSTITUTE the Journey to a New Urban School + the Partnerships which gave it Life Introductions  Susan Lewin, CS&P Architects  Sheila Penny, Executive Superintendent Facilities, TDSB  Greg Nevison, Vice President, Tridel
  2. 2. NORTH TORONTO COLLEGIATE INSTITUTE the Journey to a New Urban School + the Partnerships which gave it Life n the need  the challenge  the opportunity  the journey  the vision  the evolution of a land use management plan  engaging community  the first milestone  the search for a development partner  the design  a sustainable design mandate  an integrated community project  the construction
  3. 3. the need  In 1912, the first building unit on this site was opened with five classrooms  Over the course of 90 years the building received six additions  Today, the building no longer meets the program needs of a new generation of students  Today, North Toronto Collegiate Institute (NTCI) is in very poor condition.
  4. 4. the need  NTCI students n parents n administrators n political leaders call for a new building In the words of Adnaan Bhyat, Student Council President, 2003 “Wouldn’t it be great if the school building would enhance the athletic and artistic abilities of our students instead of compromising them.”
  5. 5. the challenge  In 1998, the Ontario Provincial Government changed the manner in which school boards are funded for school replacements and new school construction  The TDSB receives an annual Renewal Grant of approximately $42M based on student enrolment  The Renewal Grant funds building deficiencies, major emergency maintenance and ongoing health and safety issues  The TDSB no longer receives provincial funding for new/replacement schools and site purchases in both new and existing neighbourhoods across the City How does the TDSB fund its capital requirements given the significant short fall in funding?
  6. 6. the opportunity  A 5.3 acre property of land located in the heart of the City’s Yonge-Eglinton Urban Node with amenities which include:  Direct access to public transit  Main street with vibrant retail infrastructure  A strong and desirable residential market  Seek a development partner  Leverage the NTCI property  Redevelop the NTCI lands as a mixed institutional, residential and open space development NTCI  Replace NTCI with a state of the art, sustainable facility with funds leveraged from residential development Yonge-Eglinton Urban Node
  7. 7. the journey the vision  A state of the art, sustainable NTCI facility, a track and field, residential buildings and underground parking and servicing which exemplify design excellence and support urban planning and design principles the process  Participatory design Students Development Parents Industry School Political Community- Leaders NTCI Alumni Local Community
  8. 8. the journey the evolution of a land use management plan  Engage NTCI partners through a Local School Community Design Team and Residential Design Team School Local Community Political Students Parents Community- Leaders NTCI Alumni  Evaluate feasibility of residential development, test the market
  9. 9. the journey engaging community  Engage community in a meaningful way  Conduct community meetings in partnership with community leaders  Listen and respond to community concerns and issues  Engage the NTCI Alumni and integrate the history and heritage elements of NTCI  On June 24, 2004, the local residents association – Sherwood Park Residents Association (SPRA) – and the TDSB signed a Memorandum of Understanding.  This commits the TDSB to specific conditions which gives the local community certainty and ensures the community's needs are understood and realized in the NTCI development
  10. 10. the journey the first milestone A conceptual massing envelope shaped by the NTCI and supported by students, parents, school community, local community and political leaders the massing envelope  A 156,000 square foot school facility  2 residential buildings, 24 and 27 storeys in height  A maximum of 500,000 square feet of density  a north-south playfield with through block access  A public pedestrian walkway linking Broadway Avenue to Roehampton Avenue
  11. 11. the journey the search for a development partner  On July 30, 2004 the Board released a Request for Proposal (RFP) seeking a development partner in the redevelopment of the NTCI lands  The RFP provided a defined massing envelope with clear development parameters supported by all stakeholders and partners  Design excellence, sustainable design, a competitive financial package and a participatory design process were the essential criteria in the selection of a development partner  An open and transparent process for the selection of a development partner which included political leaders, TDSB staff, Administrators, and Community partners (the Sherwood Park Residents Association (SPRA) and the Federation of North Toronto Residents Associations (FoNTRA)  A rigorous and open RFP evaluation process
  12. 12. the journey the search for a development partner  Stakeholders unanimously recommend the selection of Tridel Incorporated and CS+P Architects as development partners  On June 26, 2005 the Toronto District Board approved the sale and redevelopment of the 0.7 acres of land to Tridel as set out in the Land Use Management Plan  A Land Use Management Plan, a conceptual massing envelope and school and community support provide a clear framework to conduct negotiations and conclude an Agreement of Purchase and Sale which achieved all stakeholders objectives:  Design excellence  Sustainable design  Good urban planning design principles  A financial package that meets both school and development objectives
  13. 13. the journey the search for a development partner – a developer’s perspective  The NTCI site is located in a vibrant, desirable residential market  A Land Use Management Plan, a conceptual massing envelope and school and community support provide predictable development parameters  The complexity and challenge of a mixed institutional-residential project, in an urban setting, presented an exciting development opportunity  A partnership with the TDSB in the development of a mixed use project added to the diversity of projects and partnerships in the Tridel portfolio
  14. 14. the design: a sustainable, integrated community environmental stewardship
  15. 15. the design: a sustainable, integrated community NTCI  1,200 pupil places  Mandated requirement for sustainable design using LEED® as a framework  Goals:  LEED® Gold  High performance school  Utility payback The Republic  449 units total  500,000 sf residential area  2 towers at 24 and 27 stories  Goals:  LEED® Certified  Environmental stewardship  Healthy indoor environment  Savings to users
  16. 16. urban context
  17. 17. neighbourhood scale
  18. 18. school identity
  19. 19. community amenity Ground Floor Second Floor
  20. 20. classrooms with daylight and views Third Floor Fourth Floor
  21. 21. courtyard section Section at Heritage Elevation
  22. 22. heritage as the heart of the new school
  23. 23. elevations North Elevation West Elevation
  24. 24. sections Section Through the Theatre Section Through Courtyard
  25. 25. the republic North Elevation Roof Plan West Elevation
  26. 26. rooftop amenity integrated on roof of school
  27. 27. community identity
  28. 28. sustainable design
  29. 29. integrated design increased performance = a change in process reduced carbon footprint daylighting and views reduced energy and water consumption indoor environmental quality recycling and waste diversion a community resource
  30. 30. high performance schools sustainable schools are:  Healthy  Thermally, visually and acoustically comfortable  Efficient use of energy, materials and water  Easy to maintain and operate  Commissioned  Environmentally responsive  A teaching tool  Safe and secure  A community resource
  31. 31. NTCI green roof  1 ½” Sedum Mat  ½” Water Retention Fleece  ½” Drainage Layer  Roof membrane
  32. 32. radiant heating and cooling
  33. 33. displacement ventilation NTCI Typical Classroom
  34. 34. salvaged materials South Courtyard Elevation West Courtyard Elevation West Courtyard Elevation
  35. 35. insulated translucent glazing
  36. 36. sunshading
  37. 37. the construction The Project began construction November, 2007 School and Condo Occupancy – September 2010
  38. 38. the construction the construction

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