Spectrum
'Missing Middle' assumes there is an ideal sweet spot between downtown tower and suburb an house models. This project takes the position that people want to live on various points across this spectrum, and that a range of diverse living units will create a more vibrant mixed community, greater inclusivity, and greater accessibility. A spectrum of density across the site transitions to the low neighbouring houses and rise sup to a landmark on the southwest corner.
Build ability: The buildings will all be treated as if they are separate buildings from a foundation and structural perspective. This enables these buildings to be built in phases if needed, and to be easily constructed out of wood. This team loves working with wood for its affordability, sustainability, and design capabilities. Due to the simplicity of the design, this project lends itself nicely to modular or panelized construction methods which will increase construction efficiencies, reduce waste on site, and significantly reduce construction timelines.
Financial Viability: The project is viable from both a residential rental apartment financial scenario, and a condo development scenario. In the current market conditions, a rental apartment project is the most viable option due to the higher numbers of condo listings at this time, however due to the wide range of unit sizes available the condo prices vary with several affordable options under $150,000 which are attractive in the current market. The rental rates vary starting from $700 for a studio. The simplicity and repetition of the designs allow us to build this project at an affordable price while still meeting high standards for quality.
Range/Diversity of users: This team strongly believes in building projects that support complete, diverse, communities, and this project achieves that all in one project. Healthy communities are diverse communities with diverse housing options. There are units designed for families, students, professionals, and seniors with barrier free friendly design, and interior and exterior shared spaces to bring them all together as a community.
Environmental, Social, and Economic Sustainability: The goal is to construct the development 40- 50% more efficient than building code requirements. Focusing on first reducing the buildings energy consumption will be a top priority with investment in the building envelope and mechanical systems. Spectrum uses environmentally-conscious materials throughout, including materials high in recycle d content, low in VDC emissions, and as renewable as possible.
Access to natural light and the natural outdoor environment is crucial for the mental health of residents. Spectrum has more exterior façade than a typical building -- most units have multiple facades. The checkered building form creates many outdoor courtyards that both allow light into the residences, as provide private outdoor space. Most at-grade units have independent access from the exterior.
Unlike other developments which typically only have 3-4 repetitive floor plans, Spectrum has over 20 floor plans of all shapes and sizes for different demographics and ages. This gives residents a wide variety of choices for floor plans, affordable price options, and the ability to move within the development as their needs change. This assists in giving the residents within the building stability in their living situation as they are not required to move when their situation changes. It also gives other residents within the larger community more diverse housing options to move into when their house no longer meets their needs, all while staying in a community they love.
(From competitor's text)
This scheme represents an innovative approach to site layout by distributing
densities and amenity spaces through a unique "checkerboard" development
pattern and basic massing, which supports affordability and sustainability.
Submission highlights
- Integration of varied housing typology including apartments, row houses, and single detached homes
- Clear concept that acknowledges both the street and avenue
- Reduction of front setbacks and clustering of built form generates a "good neighbour" relationship with the community
Additional insights
- Further articulation of materials may be considered
- Configuration of courtyards may pose impediments to good winter design
- Zero-parking proposal that supports and reinforces active transportation
- Shifting dwelling units to the ground level may be considered to improve programming solutions
(From jury report)
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