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I had a friend -- who I know from architecture school -- visiting from Detroit for the weekend, so we did a little building tour on Sunday morning.
This is the elevated (and half-finished) CIBC Square Park that spans over the rail lines leading into Union Station. The benches are beautiful. On the right side of the second photo are also fire pits that are in the process of being setup.
This is us nerding out (photo credit to Neat B).
And this is the view looking down Bay Street from the stairs that lead up to the park. We tried to snoop around inside a little but a security guard asked us to leave.
This is T3 Bayside -- a new timber office building going up on the waterfront. Apparently it is the tallest of its kind in North America at the moment. I am also embarrassed to say that I just learned that T3 stands for timber, transit, and technology, and that it is part of a broader office development strategy that Hines is rolling out.
This is Tridel's Aquavista. I'm looking forward to the ground floor spaces getting leased up in this area. All of the ingredients seem to be here for a vibrant waterfront community.
This is the next Aqua-something project. We all assumed that there must be strict umbrella rules in place.
This is Monde by Moshe Safdie & BDP Quadrangle (architects) and Great Gulf (developer). It kind of reminds me of 56 Leonard Street (New York) from this elevation. I guess I'm not used to seeing it from the south side.
Finally, this is Sherbourne Common, which is both a park and an important piece of stormwater infrastructure. It treats stormwater before it gets discharged into Lake Ontario and it also helps to reduce poop from flowing into Lake Ontario as a result of combined sewer overflows.
It's fun being a tourist in your own city. We should all do it more often. It makes you appreciate what you have.
Last night as I was walking home, I came across the recently completed Yonge + Rich condominiums at Richmond and Victoria (I think they won awards for this name back in the day). I stopped to look up because I was curious about one particular detail -- the elbows.
This tower is, in effect, two towers that are attached in middle. And the differing facade treatments are meant to reinforce this: two towers, not one.
But because they are in fact connected, there are some unavoidable 90 degree angles in the floor plates. These spaces can be extremely tricky when it comes to laying out residential suites because they skew your ratio of square footage to vision glass. Usually you get too much of the former relative to the latter. You can also get awkward facing / privacy conditions.
And so these spaces are often referred to in the industry as the "elbow" suites or sometimes the "armpit" suites. Though I think elbows are a lot nicer than armpits.
Here's the Yonge + Rich example to illustrate what I'm talking about:
In December of last year, the City of Hamilton launched an RFP process to find a team (from the list of prequalified bidders) to develop a new urban community at Pier 8 along the waterfront. The ambition is somewhere around 1,500 new residential units and approximately 13,000 square meters of commercial and institutional space.
That process has narrowed the pool to 4 teams and 1 will ultimately win the exclusive right to develop the new community. Here are the teams, along with a link to their submission materials, including a short video that I understand was a requirement of the RFP.
- GulfDream (link)
- Tridel (link)
- Urban Capital / Core Urban / Milborne Group (link)
- Waterfront Shores (link)
This is a super exciting project for Hamilton. So I would encourage you to take a look at the presentation materials. At this point, you only have until Tuesday, April 17, 2018 to provide any comments to the City’s evaluators. If you’d like to view the boards in person, you can do that this Monday and Tuesday in the main lobby of City Hall.
I had a friend -- who I know from architecture school -- visiting from Detroit for the weekend, so we did a little building tour on Sunday morning.
This is the elevated (and half-finished) CIBC Square Park that spans over the rail lines leading into Union Station. The benches are beautiful. On the right side of the second photo are also fire pits that are in the process of being setup.
This is us nerding out (photo credit to Neat B).
And this is the view looking down Bay Street from the stairs that lead up to the park. We tried to snoop around inside a little but a security guard asked us to leave.
This is T3 Bayside -- a new timber office building going up on the waterfront. Apparently it is the tallest of its kind in North America at the moment. I am also embarrassed to say that I just learned that T3 stands for timber, transit, and technology, and that it is part of a broader office development strategy that Hines is rolling out.
This is Tridel's Aquavista. I'm looking forward to the ground floor spaces getting leased up in this area. All of the ingredients seem to be here for a vibrant waterfront community.
This is the next Aqua-something project. We all assumed that there must be strict umbrella rules in place.
This is Monde by Moshe Safdie & BDP Quadrangle (architects) and Great Gulf (developer). It kind of reminds me of 56 Leonard Street (New York) from this elevation. I guess I'm not used to seeing it from the south side.
Finally, this is Sherbourne Common, which is both a park and an important piece of stormwater infrastructure. It treats stormwater before it gets discharged into Lake Ontario and it also helps to reduce poop from flowing into Lake Ontario as a result of combined sewer overflows.
It's fun being a tourist in your own city. We should all do it more often. It makes you appreciate what you have.
Last night as I was walking home, I came across the recently completed Yonge + Rich condominiums at Richmond and Victoria (I think they won awards for this name back in the day). I stopped to look up because I was curious about one particular detail -- the elbows.
This tower is, in effect, two towers that are attached in middle. And the differing facade treatments are meant to reinforce this: two towers, not one.
But because they are in fact connected, there are some unavoidable 90 degree angles in the floor plates. These spaces can be extremely tricky when it comes to laying out residential suites because they skew your ratio of square footage to vision glass. Usually you get too much of the former relative to the latter. You can also get awkward facing / privacy conditions.
And so these spaces are often referred to in the industry as the "elbow" suites or sometimes the "armpit" suites. Though I think elbows are a lot nicer than armpits.
Here's the Yonge + Rich example to illustrate what I'm talking about:
In December of last year, the City of Hamilton launched an RFP process to find a team (from the list of prequalified bidders) to develop a new urban community at Pier 8 along the waterfront. The ambition is somewhere around 1,500 new residential units and approximately 13,000 square meters of commercial and institutional space.
That process has narrowed the pool to 4 teams and 1 will ultimately win the exclusive right to develop the new community. Here are the teams, along with a link to their submission materials, including a short video that I understand was a requirement of the RFP.
- GulfDream (link)
- Tridel (link)
- Urban Capital / Core Urban / Milborne Group (link)
- Waterfront Shores (link)
This is a super exciting project for Hamilton. So I would encourage you to take a look at the presentation materials. At this point, you only have until Tuesday, April 17, 2018 to provide any comments to the City’s evaluators. If you’d like to view the boards in person, you can do that this Monday and Tuesday in the main lobby of City Hall.
In this case, the entire stack is comprised of frosted translucent glass. So it is pretty clear that these spaces are not residential suites. Here's the floor plate:
What was done here was to make it circulation/corridor space. This solves the elbow suite problem and adds a nice feature to each floor. These days, very few corridors have natural light. Vision glass is too precious of a commodity. You could argue that it should have been clear glass, but presumably frosted glass was used to avoid privacy concerns.
The other trade-off that needs to be considered is that of efficiency. What is the ratio of saleable/rentable area to gross construction area? Adding circulation space lowers this number. So it can come down to whether it is better to have a higher efficiency with some elbows, or a lower efficiency with no elbows.
Every building is a prototype, isn't it?
In this case, the entire stack is comprised of frosted translucent glass. So it is pretty clear that these spaces are not residential suites. Here's the floor plate:
What was done here was to make it circulation/corridor space. This solves the elbow suite problem and adds a nice feature to each floor. These days, very few corridors have natural light. Vision glass is too precious of a commodity. You could argue that it should have been clear glass, but presumably frosted glass was used to avoid privacy concerns.
The other trade-off that needs to be considered is that of efficiency. What is the ratio of saleable/rentable area to gross construction area? Adding circulation space lowers this number. So it can come down to whether it is better to have a higher efficiency with some elbows, or a lower efficiency with no elbows.
Every building is a prototype, isn't it?
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