SUBJECT BROCK COMMONS PHASE 2 MIXED-USE HOUSING … · 2019-09-09 · UBC Vancouver Campus Plan...

Template revised: June 2018

REPORT TO THE BOARD OF GOVERNORS

SUBJECT BROCK COMMONS PHASE 2 MIXED-USE HOUSING DEVELOPMENT

MEETING DATE SEPTEMBER 12, 2019

APPROVED FOR SUBMISSION

Forwarded on the Recommendation of the President

Santa J. Ono, President and Vice-Chancellor

DECISION REQUESTED

IT IS HEREBY REQUESTED that the Committees recommend that the Board of Governors approve BOARD 2 for the Brock Commons Phase 2 Mixed-Use Housing Development project as follows:

a. authorization to issue a development permit;

b. $2,700,000 funding release (total):

· $2,000,000 to complete working drawings and tender documents; · $700,000 to relocate electrical and life safety infrastructure from Brock Annex to

Brock Hall and Buchanan Tower; and,

c. proceed to working drawings.

Capital Budget $156,404,000 Operating Budget See report Schedule Funding Release $2,700,000

Information Expenses to date $700,722 Funding released to date $1,000,000

Report Date August 15, 2019

Presented By Ainsley Carry, Vice-President Students Peter Smailes, Vice-President Finance & Operations Andrew Szeri, Provost and Vice-President Academic, UBC Vancouver Gage Averill, Dean, Faculty of Arts Catherine Dauvergne, Dean, Peter A. Allard School of Law Pam Ratner, Vice-Provost and Associate Vice-President, Enrolment and Academic Facilities Janet Teasdale, Managing Director, Student Development and Services Andrew Parr, Managing Director, Student Housing & Hospitality Services John Metras, Associate Vice-President, Facilities Michael White, Associate Vice-President Campus & Community Planning Jennifer Sanguinetti, Managing Director, Infrastructure Development Aubrey Kelly, President & CEO, UBC Properties Trust

Brock Commons Phase 2 Mixed-Use Housing Development – Board 2

EXECUTIVE SUMMARY Brock Commons Phase 2 is proposed to complete the third Commons at UBC Vancouver. Commons (formally called Hubs) are envisioned in Policy 17 of the UBC Vancouver Campus Plan as local mixed-use centres distributed around campus that accommodate significant student housing capacity, child care, plus academic and support services open to all faculty, students and staff. They function as neighbourhood ‘living rooms’ for the daytime community of the surrounding academic disciplines as well as for the students and other academics who reside there. Brock Phase 1, the 404-bed Tallwood House, was completed in summer 2017. The proposed Phase 2 design will provide a residence front desk serving all Brock Commons residents, and approximately 595 additional student residence beds, including beds for residence advisors, coordinators and a residence life manager.

In keeping with the mixed-use commons model that has proven successful at Ponderosa Commons and Orchard Commons, a variety of proposed academic uses and student services are part of the project. These uses include office, consultation, administrative and research space for various Faculty of Arts units; legal clinic space for the Peter A. Allard School of Law; office and consultation space for various Vice-President Students (VPS) units; a centre for accommodated exams; a 150-seat plus an 80-seat general-use classroom; an Opinion Lab/DAE Call Centre, a dedicated Emeritus College; a collegium for first-year students; a food service facility; a multi-faith space; two child care centres; informal learning spaces; and end-of-trip facilities for cycling commuters. In addition, Brock Commons Phase 2 will include a collection of multi-use spaces that can accommodate mustering for the bi-annual graduation ceremonies in May and November; these spaces will be available as meeting and study space during the rest of the year.

The VP Students functions in the building will be part of a comprehensive precinct plan for improved student service facilities spanning Brock Commons, Brock Hall, UBC Life, and a future student health services facility on the Gateway South site.

The capital cost for the proposed Brock Commons Phase 2 functional program is now estimated at $156.404 million. The proposed funding distribution calls for the following approximate contributions:

Total Cost by Funding Source ($m)

Student Housing & Hospitality Services (SHHS) $114.299 Faculty of Arts (FOA) $5.989 Peter A. Allard School of Law (ASOL) $2.206 Central Budget (VPS, VPA, Opinion Lab, General-use spaces) $33.910 Total $156.404

Program changes: Increased childcare capacity; added 80-seat classroom; added dedicated Emeritus College; replaced Dean of Arts Office with Faculty of Arts Administration Suite; replaced Arts Research Commons with CEDaR Indigitization Lab; added relocated Opinion Lab/DAE Call Centre in anticipation of Wesbrook Building replacement; Expanded VP Students office; identified Student Development & Services office separately from VP Students; removed Integrated Health Services (added to future project on Gateway South site).

Cost changes: The estimated capital cost is now $156.4m. This is a reduction of $6.8m from the preliminary estimate of $163.2m at Board 1 in Sep 2018. This reduction is due to a net decrease in program area.

Related projects: The Arts Student Centre (ASC) is to be located at the Brock Commons site as a separate project.

If this item was previously presented to the Board, please provide a brief description of any major changes since that time.


Cost distribution is approximate and will be adjusted to reflect the actual final built area allocated to each unit. Up to an additional $2.0 million will be contributed from Infrastructure Impact Charges (IICs) and tracked as a separate project to fund the design and construction of the outdoor commons (main gathering space) landscape. All other project landscaping will be funded from the main project budget.

The Faculty of Arts has sufficient reserves in its operating budget and will not require an internal loan to finance its contribution. The proposed $33.910 million Central contribution will be financed through an internal loan repaid from the Central operating budget. This central contribution will be potentially repaid through savings from the creation of the Government Business Enterprise (GBE) at a future date but capacity exists to fund the debt service from the central operating budget in the event the GBE is not successful. The student housing portion of the project is proposed to be financed either through an internal loan from the Student Housing Financing Endowment (SHFE) or, depending on timing and if the proposed GBE for student housing proceeds, externally financed. Sufficient liquidity is available in both the university’s liquidity reserves and in SHFE to support the proposed internal financing.

The Arts Student Centre will be located within the Brock Commons precinct, at the northeast corner of Walter Gage Road and East Mall, and is being pursued as a separate project.

The Brock Commons Phase 2 project received Board 1 approval on September 27, 2018.

Attachments 1. Map 2-2 from UBC Vancouver Campus Plan Part 2 2. Brock Commons Site and Context Plan 3. Brock Commons Phase 2 Preliminary Massing 4. Brock Commons Phase 2 Master Program Area Summary 5. Brock Commons Phase 2 Cost Breakdown by Funding Source 6. Project Operating Pro Forma

STRATEGIC CORE AREAS SUPPORTED

a People and Places a Research Excellence a Transformative Learning a Local / Global Engagement

DESCRIPTION & RATIONALE

Background & Rationale Access to student housing continues to be a key strategic initiative for UBC, both to address the significant demand for on-campus accommodation and to provide the best possible environment for student success. Despite a 50.5% increase in the number of student residence beds over the past eight years, from 8,273 beds in 2011 to 12,447 beds in 2019, waitlists for student housing continue to outpace supply. Waitlist numbers in 2011 were approximately 3,200 students; in 2019 this number had grown to 6,000 students. Brock Commons Phase 2 provides an opportunity to respond to this demand. The project will also address general-use classroom needs, academic space needs for the Faculty of Arts and the Peter A. Allard School of Law, and student services space requirements as part of a comprehensive precinct-level plan for improved student service facilities spanning Brock Commons, Brock Hall, the UBC Life Building, and a future academic and student health services building on the Gateway South site. The proposed design provides for a much-needed muster area for graduands attending November and May congregations and a home for the new Emeritus College approved by the Board and Senate in spring 2018.


Site and Compliance The Brock Commons site is designated for a mixed-use academic/student housing hub in the UBC Vancouver Campus Plan (Map 2-2 – see Attachment 1). The first phase of the project, Tallwood House, is a stand-alone student residence building completed in summer 2017. Together with Tallwood House, Brock Commons Phase 2 will provide about 1,000 student beds for upper year students and a mix of academic and institutional functions. It will also provide a number of new amenities and animated public spaces, including:

· A new, large outdoor commons that will offer much needed, useable, sunny green space;

· Spaces on the ground floor, such as a large café with outdoor seating;

· Two childcare centres; and,

· A home for the newly established Emeritus College.

Functional Program for the Facility The following is an overview of the updated functional program for Phase 2 of the Brock Commons project. As per the Commons model, the development will be mixed-use and consist of student housing, academic/institutional space and common-use facilities.

BROCK COMMONS FUNCTIONAL PROGRAM OVERVIEW BOARD 1 BOARD 2 ACADEMIC & INSTITUTIONAL

FACULTY OF ARTS (FOA) · Dean of Arts office, consolidated from various locations. · Arts Academic Advising, relocated from Buchanan D. · Arts Co-op, relocated from Buchanan C. · Arts Research Commons, new office and research space.

FACULTY OF ARTS (FOA) · Arts Administration office, consolidated from var. locations. · Arts Academic Advising, relocated from Buchanan D. · Arts Co-op, relocated from Buchanan C. · CEDaR Indigitization Lab, new research space. · PoliSci Opinion Lab/DAE Call Centre, Centrally funded.

Relocated in anticipation of future replacement of the Wesbrook Bldg.

PETER A. ALLARD SCHOOL OF LAW (ASOL) · Experiential Learning Suite (Two Law Clinic areas).

PETER A. ALLARD SCHOOL OF LAW (ASOL) · Experiential Learning Suite (Two Law Clinic areas).

VP ACADEMIC (VPA) · A 150-seat general-use classroom. · An Executive Meeting room.

VP ACADEMIC (VPA) · A 150-seat general-use classroom. · An 80-seat general-use classroom. · An Executive Meeting room.

VP STUDENTS (VPS) · Office of the VP Students, relocated from the Old

Administration Building. · A new Integrated Student Health Centre, combining 1)

Counselling Services from Brock Hall and Lower Mall Research Station, 2) the Wellness Centre from UBC Life, and 3) a new Student Health Services unit.

· Office suite for the Access & Diversity and the Equity & Inclusion portfolios, both relocated from Brock Hall.

· Office suite for Sexual Violence Prevention and Response, relocated from Orchard Commons (Vantage College).

· A new Event Room. · An Accommodated Exam Centre, relocated and expanded

from the Crane Library in Brock Annex. · A new Collegium for first-year commuter students. · A Multipurpose room and ablution facilities for faith-based

and other user groups, relocated/expanded from Brock Annex.

VP STUDENTS (VPS) · Office of the VP Students and Student Development &

Services, both relocated from the Old Administration Building. · Centre for Accessibility and Equity & Inclusion, both

relocated from Brock Hall. · Sexual Violence Prevention and Response Office, relocated

from Orchard Commons (Vantage College). · A new Event Room. · An Accommodated Exam Centre, relocated and expanded

from the Crane Library in Brock Annex. · A new Collegium for first-year commuter students. · A Multipurpose room and ablution facilities for faith-based

and other user groups, relocated/expanded from Brock Annex.


BROCK COMMONS FUNCTIONAL PROGRAM OVERVIEW BOARD 1 BOARD 2 SHARED AMENITIES

· Multi-use spaces to accommodate graduation mustering needs during UBC’s bi-annual graduation ceremonies. These spaces will also be heavily used throughout the year for: o Emeriti offices and the home of the College of

Professors Emeriti; o Surplus capacity for accommodated exams as needed; o Shared meeting spaces for the building and precinct.

· A range of consultation and meeting rooms of different sizes shared by the various academic and institutional office suites.

SHARED AMENITIES · Multi-use spaces to accommodate graduation mustering

needs during UBC’s bi-annual graduation ceremonies. These spaces will also be heavily used throughout the year for: o A dedicated Emeritus College; o Surplus capacity for accommodated exams as needed; o Shared meeting spaces for the building and precinct

· A range of consultation and meeting rooms of different sizes shared by the various academic and institutional office suites

STUDENT HOUSING AND RELATED SUPPORT (SHHS)

· Approximately 600 student beds including 20 accessible units, subject to achieving urban design performance.

· Residential study, social, and fitness space. · Music practice rooms. · Front desk facilities. · Residence support spaces including laundry facilities and

bicycle storage.

· Approximately 595 student beds including 13 accessible units, subject to achieving urban design performance.

· Residential study, social, and fitness space. · Music practice rooms. · Front desk facilities. · Residence support spaces including laundry facilities and

bicycle storage.

COMMON-USE FACILITIES

SHHS · A Food Service outlet. · A Childcare Centre for 25 3-5 year olds, & corresponding

staff.

SHARED · Multi-use lobbies incorporating informal learning spaces,

queuing capacity for high-volume periods, and bookable study rooms.

· End-of-trip facilities for cyclists (showers, change rooms). · Building support (housekeeping, waste/recycling, storage).

SHHS · A Food Service outlet. · A Childcare Centre for 25 3-5 year olds, 12 toddlers, & 9 FTE

staff

SHARED · Multi-use lobbies incorporating informal learning spaces,

queuing capacity for high-volume periods, and bookable study rooms.

· End-of-trip facilities for cyclists (showers, change rooms). · Building support (housekeeping, waste/recycling, storage).

A map of the Brock Commons site is included in Attachment 2. Attachment 3 shows renderings of the proposed schematic design and building massing, and Attachment 4 provides a breakdown of proposed program uses and areas.

Sustainability Brock Commons will target LEED Gold certification as a minimum standard with specific energy use intensity targets set to ensure achievement of a high level of energy performance. The Design Brief for the project includes environmental, economic and social sustainability goals and aspirations.

BENEFITS Learning, Research,

Financial, Sustainability &

Reputational

· Provides approximately 595 additional student housing beds to address significant demand.

· Provides needed general-use classroom space.

· Addresses Academic Advising, Co-op, Administration, and research space requirements for the Faculty of Arts to address significant space constraints across the Faculty.

· Provides replacement space for a research lab and call centre facility in anticipation of future demolition of the Wesbrook Building.

· Provides legal clinic space for the Peter A. Allard School of Law to address space constraints in Allard Hall.

· Provides a range of improved student service facilities as part of a comprehensive strategy spanning Brock Commons, Brock Hall and the UBC Life Building.


· Provides dedicated Emeritus College space, including offices, meeting and support space – a key issue for professors contemplating retirement who want to continue to contribute to the academic work and reputation of the university.

· Provides a muster area for graduation ceremonies, near the Chan Centre for the Performing Arts, a need resulting from the displacement of Ceremonies from the Graduate Student Society facility.

· Enhanced outdoor public realm spaces for student residents and the broader campus community to enjoy by providing a major outdoor commons (green space) with ample access to sunlight.

RISKS Financial,

Operational & Reputational

· Access to debt capacity and financing. Treasury has confirmed that there is sufficient liquidity to support the debt.

· Opportunity costs in terms of competing high-priority capital projects.

· Central financing capacity is constrained. If external financing options currently being considered for student housing projects are approved by government, this would result in a lower interest rate and substantially reduce the period until the project becomes cash flow positive (year 1 at 3.5% interest down from year 15 at 6%). The savings from this could be directed to repaying the central loan.

· Construction cost escalation continues to be a concern in the local market. An escalation allowance of $5.903 million (5% of construction cost) has been included in the project budget. UBC Properties Trust has adjusted the escalation allowance from 6% at Board 1 reflecting how much closer the project is to tender.

· Alignment with the timing of a Government Business Enterprise decision. This risk is being mitigated by ensuring that the pro forma for the project is cash flow positive within a reasonable time in either scenario. Capacity exists to fund the debt service from the central operating budget in the event the GBE is not successful.

· Tight schedule for September 2022 delivery, regardless of debt and GBE issues. Sequencing of design/construction by building may be explored to prioritize the delivery of beds.

· Coordination with the Arts Student Centre project. The two consultant teams will coordinate efforts to ensure good integration. PFS is the landscape consultant for both projects and the public realm/landscape design will be fully integrated across the two projects.

COSTS Capital & Lifecycle

Operating

Capital Budget The capital cost for the project is now estimated at $156.404 million. This is a reduction of $6.758m from the preliminary cost of $163.162m presented at Board 1 in September 2018. The reduction is due to a net decrease in program area of 21,961 gsf. The updated estimate was based on the pre-application drawings provided to the Advisory Urban Design Panel and was prepared by a construction manager. It is classified as a Class C estimate with an accuracy of +/- 15-20%.


The housing unit costs are consistent with what are currently anticipated for the Pacific Residence. Cost allocation by funding source is provided in Attachment 5.

Project Capital Cost Breakdown BOARD 1 BOARD 2 Construction Costs SHHS 65,980,000 69,360,000 Institutional 45,586,000 37,717,000 Swing Space1 500,000 500,000 Art Work Removal 0 250,000 Public Realm 3,000,000 3,000,000 Site Servicing 1,500,000 1,500,000 Brock Annex Demolition and Repair 600,000 600,000 Legacy: Buchanan Backup Generator 315,000 450,000 Legacy: Loading Bay Closure 150,000 150,000 Contingency 4,705,000 4,541,000 Total Construction 122,336,000 118,068,000

Cash Allowances SHHS FF+E 2,669,000 2,703,000 Institutional FF+E 2,135,000 1,696,000 Municipal Services 300,000 300,000 UBC IT 1,925,000 1,900,000 Secure Access/Signage 530,000 435,000 SHHS AV 75,000 50,000 Academic AV 1,165,000 1,290,000 Total Cash Allowances 8,799,000 8,374,000

Soft Costs Consultants 11,618,000 10,968,000 IIC's 1,380,000 1,393,000 Preconstruction/Permits 1,468,000 1,417,000 Total Soft Costs 14,466,000 13,778,000

Building Subtotal 145,601,000 140,220,000 Project Management 3,640,000 3,640,000 Building Total 149,241,000 143,860,000 GST 2,492,000 2,402,000 Construction Period Financing2 4,597,000 4,800,000 Escalation3 7,340,000 5,903,000 IIC Public Realm Hub Contribution (2,000,000) (2,000,000) IIC Contribution for DES Primary Extension TBD TBD Retained Risk 1,492,000 1,439,000 BROCK COMMONS TOTAL PROJECT 163,162,000 156,404,000

Area (Square Feet) 349,787 327,826 Cost per Square Foot ($/SF) 466 477

1 Swing space requirements largely finalized (UBC Infrastructure Development). 2 Financing to be confirmed by UBC Central Finance. 3 5% escalation allowance.

SHHS Beds (count) 600 595 Cost / Bed (Cost = SHHS1 + HUB2) $149,818 $156,785 Cost / Bed (Cost = SHHS + HUB + CC3 + FS4 + Brock Replacement5) $182,140 $192,099 Area per Bed6 368 372 gsf 1 SHHS = Student Residences 2 HUB = Student Residence support areas 3 CC = Child Care 4 FS = Food Services 5 Brock Replacement = cost of replacing demolished Brock Annex

6 Area calculation combines the areas in the SHHS and SHHS-HUB programs.


Operating Costs

Student Housing & Hospitality Services (SHHS) will fund all operations and maintenance costs for the student housing portion of the facility out of housing rental revenue, as well as for child care, food service, and supporting spaces, and will manage the operation and associated costs of waste disposal and recycling for both student housing and the food outlet. Annual operating chargeback costs will be calculated at the standard rate (currently $8.60/gsf for new buildings) for Faculty of Arts (FoA) and Peter A. Allard School of Law (ASOL) spaces. Operating costs for central units (VP Academic and VP Students) are covered by Central Finance. Based on the current area estimates, the approximate annual operating and lifecycle costs will be as follows:

$/gsf FOA ASOL VPA VPS Total Gross Area - Brock Commons Phase 2* 31,247 3,645 17,883 65,767 Total Gross Area Demolished/Vacated

Brock Annex 10,102 4,795 7,712 Wesbrook 5,014

OPERATING COSTS*: Annual Operations + Maintenance $ 6.37 199,045 23,219 113,918 418,937 Utilities $ 2.23 69,682 8,128 39,880 146,661 Total O+M Cost $ 8.60 268,727 31,347 153,798 565,598 Less: Savings from Demolished/Vacated Space** $ 5.67 (85,707) - (27,187) (43,729) Net O+M Cost 183,020 31,347 126,611 521,869 LIFECYCLE CAPITAL COSTS***: Cyclical Maintenance $ 3.51 109,678 12,794 62,771 230,843 Modernization/Upgrade $ 0.93 29,060 3,390 16,632 61,163 Total Capital Renewal Cost $ 4.44 138,738 16,184 79,403 292,006 * Final costs will be based on actual built areas and are subject to change pending final design and construction. ** O+M charges apply to net area increase over existing. O+M costs for demolished space is credited to the respective Faculty/Division. *** Lifecycle Capital Costs are covered by Central Finance.

FINANCIAL Funding Sources,

Impact on Liquidity

The Faculty of Arts has sufficient reserves in its operating budget and will not require an internal loan to finance its contribution. The annual debt service amount would be $1.04 million per year, assuming a 30-year loan. Discussions are underway with the Peter A. Allard School of Law to confirm its funding for the legal clinic space. The proposed $33.910 million central contribution is proposed to be financed through an internal loan repaid from the central operating budget. The annual debt service amount for this loan would be $2.55 million per year, assuming a 30 year loan. This central contribution will be potentially repaid, in full or part, through savings from the creation of the GBE.

The student housing portion of the project is proposed to be funded by one of two methods depending on timing:

· Through internal loans from the Student Housing Financing Endowment (SHFE) for the student housing/housing hub portion at 6.0% annual interest, and from working capital for the Brock Annex relocation, childcare and food service portions at 5.75% annual interest, paid back over 30 years from housing rental revenue. The total annual debt service cost for SHHS in this case would be $8.05 million and the pro forma would become cash flow positive in Year 15.


· Through external borrowing, given the creation of a Government Business Enterprise (GBE) for student housing. The annual debt service cost for SHHS in this case would be $6.12 million, assuming 3.5% external borrowing rate, and the pro forma would be cash flow positive from the start of operations.

A detailed operating pro forma for the SHHS portion of the project, including debt service payments, is included in Attachment 6.

SCHEDULE Implementation

Timeline

Schedule

The project schedule has been updated from that presented at Board 1, including shifting the Board 2 date from April to September 2019 and the Board 3 date from February 2020 to April 2020. These changes also include working with SHHS to explore a phased delivery of the student residence components because the completion dates have shifted from what was originally targeted.

Milestone Revised Target Date Executive 1 Dec 2017 Executive 2 Mar 2018 PPAC/SABNC Jul 2018 Executive 3 Aug 2018 Board 1 Sep 2018 Board 2 Sep 2019 Board 3 Feb 2020 Construction Start Mar 2020 Construction Completion – North Building April 2022 Construction Completion – South Building Fall 2022 Occupancy – North Building May 2022 Occupancy – South Building Fall 2022 Board 4 Dec 2024

CONSULTATION Relevant Units,

Internal & External Constituencies

The project received Board 1 approval in September 2018. All units included in the program have been involved in developing an area estimate program, and have actively participated in ongoing working group sessions. In addition, the consultant team has held two intensive series of sessions to more fully understand user needs and verify that design is developing in a way that meets those needs.

The project was supported with recommendations by the Advisory Urban Design Panel on July 18, 2019 and on July 25, 2019 it was reviewed and given feedback by the Development Review Committee.

Student housing is part of the broader University Boulevard area vision to create a welcoming, vibrant academic social hub that contributes to UBC’s goal for a complete community. In 2018, two phases of public consultation were held to provide updates and collect feedback on a number of projects in the U Boulevard area, including Brock Commons Phase 2. The feedback collected about the Commons largely supported increasing student housing opportunities and supportive amenities. Some concern was voiced about increased development, especially the possibility of losing open green spaces and view and shadow


impacts from the new development on the adjacent Chancellor Place neighbourhood. Feedback also indicated a desire to include flexible and usable outdoor spaces in the area as well as increasing the availability of seating and usable outdoor space.

In response to public feedback and based on further technical and design analysis, the massing was significantly revised with student housing now distributed over two buildings on either side of Walter Gage Road. The previous proposal presented in the fall of 2018 proposed a single residential tower up to a height of 22 storeys/approximately 65m (which would require changes to UBC’s Land Use Plan), and a 5-storey lower-rise building on the north side of Walter Gage Road. In the revised proposal, student housing is distributed across two buildings on either side of Walter Gage Road: an 18-storey (approx. 52m) residential tower on the north side and a 13-storey mixed-use building on the south side. This placement ensures they exceed best practices for separation between residential building towers. This also results in an increase in the number of beds pulled further away from the adjacent neighbourhood. The open space benefits from this redistribution, ensuring optimal sun exposure to the open space and more natural light access to adjacent buildings.

Design development of the buildings is ongoing to address the Advisory Urban Design Panel’s and C+CP comments. Most noteworthy is resolution of the south building’s south elevation and relationship between the tower and base, ground floor program and expression of the south building as it relates to the Commons, and articulation of the ground floor to reinforce a pedestrian scale along Walter Gage Road. The façade materials and colour of both buildings continue to be refined, as are details around the canopies, soffits, and entrances.

The public realm is a key component of the project and comprises the Commons open space and the streetscape along Walter Gage Road and East Mall. It is conceived as a social hub that links Phase 1 and 2 and forms a large outdoor room framed by Allard Hall, Buchanan E, and the new Brock Commons buildings. With the recent siting of the Arts Student Centre (ASC) within the commons area, the final public realm design will be presented as part of the ASC Development Application and Board 2 process targeted for February 2020. The public realm is being designed to support the social and functional needs of the academic and student community identified through the two rounds of U Boulevard area vision consultation together with a high ecological performance. Key features include: multi-purpose lawn areas, seating steps, paved plazas and walkways, a rain-protected area and integrated site furniture to encourage broad use in all seasons. The mature trees on the site will be retained and are being used to inform the design and character of the open space. Existing conifer and dogwood trees will also be retained at the northeast corner of the site and a wide range of native and drought-tolerant plantings will be planted to support biodiversity and pollinators. Rainwater from building roofs and paved areas will be managed in the landscape through purpose-built green infrastructure.

Due to the summer timing, public consultation on the Development Permit application is being extended from late July to early September, with one open house on August 7 and another on September 10, 2019. At the time of writing, 24 people have submitted feedback on the project. Key themes from the feedback received to date are:


· support for additional student housing and office space for the Faculty of Arts Advising office;

· concern about development and construction in such a busy academic area of campus;

· concern about the loss of green space and open space to accommodate buildings; and

· concern about insufficient classroom and office space in the new building design.

Further feedback received on-line and at the September open house will be verbally summarized to the Board of Governors at their September meeting.

The project is being managed by UBC Properties Trust. The architect is Hughes Condon Marler Architects (HCMA) and the landscape architect is PFS Studios.

UBCPT COMMENTS

Complete for all reports that include

a property component

Review Date August 15, 2019 Signed off by Aubrey Kelly

N/A

Previous Report Date September 27, 2018

Decision Board 1 approval with a $1,000,000 funding release.

Action / Follow Up Commence schematic design.


Attachment 1: Map 2-2 from UBC Vancouver Campus Plan Part 2

Brock Commons


Attachment 2: Brock Commons Site and Context Plan


Attachment 3: Brock Commons Phase 2 Preliminary Massing (excluding ASC Building)

Aerial view to southeast

View from East Mall looking southeast across the Commons


View east along Walter Gage Road

View south towards academic building entry


Attachment 4: Brock Commons Phase 2 Master Program Area Summary

BOARD 1 BOARD 2 Total Total Total Total Description NSM GSM NSM GSM SHHS 15,300 21,383 15,426 21,565 Student Housing & Support 14,730 20,505 14,771 20,556

Student Residences 13,540 19,000 13,540 19,000 Shared Residence Support 602 762 602 762 SHHS Offices & Support 238 300 238 300 Building Support (Residential) 350 443 391 494

Common /General-use (SHHS-serviced) 570 878 655 1,009 Childcare (+outdoor area) 245 377 330 508 Food Service 325 501 325 501

SHARED ALL BLDG USERS 683 1,127 696 1,149 Building Support (shared) 683 1,127 696 1,149

Lobby/ILS (approx) - divided btwn 2 bldgs 400 660 400 660 End-of-Trip Facility 187 309 158 261 Custodial Services + Bldg Service Spaces 96 158 138 228

ACADEMIC & INSTITUTIONAL 6,052 9,985 4,692 7,742 VP Academic (VPA) General-Use Space 725 1,196 1,007 1,661

Classroom - 150 seats tiered 315 520 350 578 Classroom - 80 seats flat-floored 0 0 184 304 Executive Meeting Room 60 99 60 99 Graduation/Emeriti/Meeting Space 350 578 0 0 Graduation/General Meeting Space 0 0 320 528 Emeritus College 0 0 93 153

Shared Meeting Rooms (FOA / ASOL / VPA / VPS) 535 883 145 239 Faculty of Arts (FOA) 1,760 2,905 1,013 1,672

Dean of Arts Office 575 949 0 0 Arts Administration Suite 0 0 304 502 Arts Research Commons 600 990 0 0 Arts Academic Advising 402 664 410 677 Arts Co-op 183 302 207 342 CEDaR Indigitization Lab 0 0 92 152

FOA Wesbrook Replacement (centrally funded) - - 75 124 Opinion Lab/DAE Call Centre 0 0 75 124

Peter A. Allard School of Law (ASOL) 149 245 195 321 Legal Clinics + Support 149 245 195 321

VP Students (VPS) Office Suites 2,090 3,449 1,419 2,342 Office of the VP Students 370 611 370 611 Student Development & Services 0 0 242 399 Centre for Accessibility 234 386 293 484 Integrated Student Health Centre 1,045 1,724 0 0 Sexual Violence Prevention & Response Office 155 255 160 263 Equity & Inclusion 287 474 354 585

VP Students (VPS) Common-Use Spaces 792 1,307 838 1,383 Event Room (60) 110 182 110 182 Accommodated Exams Centre 297 490 328 541 Collegium (SD&S) 180 297 180 297 Multipurpose (Multifaith) Space (SD&S) 205 338 220 363

TOTAL PHASE 2 AREA NET GROSS NET GROSS Sq.M. 22,034 32,495 20,814 30,456 Sq.Ft. 237,172 349,787 224,035 327,826


Attachment 5: Brock Commons Phase 2 Cost Breakdown by Funding Source

Gross

Area (SF) % Total Total Cost

Brock Annex Replacement Adjustment

Total Cost by Funding Source

SHHS 233,641 71.3% 101,538,000 12,761,000 114,299,000 Student Housing 206,032 62.8% 85,062,000 12,761,000 97,823,000 Housing Hub/Support 16,751 5.1% 8,225,000 -- 8,225,000 Childcare 5,466 1.7% 4,053,000 -- 4,053,000 Food Service 5,393 1.6% 4,198,000 -- 4,198,000

Faculty of Arts (FOA) 21,476 6.6% 12,149,000 (6,160,000) 5,989,000 Peter A. Allard School of Law (ASOL) 4,290 1.3% 2,206,000 -- 2,206,000 Central Finance 68,418 20.9% 40,511,000 (6,601,000) 33,910,000

VP Academic/Opinion Lab 21,541 6.6% 13,811,000 (3,117,000) 10,694,000 VP Students 46,876 14.3% 26,700,000 (3,484,000) 23,216,000

Total 327,826 100.0% 156,404,000 156,404,000


Attachment 6: Project Operating Pro Forma

BROCK COMMONS PHASE 2 Development - Current Model (Internal Financing 6%, 30 years)

2023 2024 2036 2037 Rental Revenue 1 2% 4,836 8,456 10,724 10,939 Less Rental Vacancy 2 1% (48) (85) (107) (109)

4,788 8,371 10,617 10,829 Less Student Housing Operating Costs 3 25% (1,209) (2,114) (2,681) (2,735)

(1,209) (2,114) (2,681) (2,735) Net Operating Income 3,579 6,257 7,936 8,095 Less Student Housing Debt Service 4 6.00% (3,849) (6,598) (6,598) (6,598) Operating Cash Flow (270) (340) 1,338 1,497 Less other SHHS & Replacement Space Debt Service 4 5.75% (845) (1,448) (1,448) (1,448) Net Cash Flow (1,115) (1,788) (110) 49

1 - Comparing current rates and current unit sizes, with a Rental Inflation factor applied. 2 - Contemplates vacancy rates of 1% in both the Winter Academic and Summer Academic term. 3 - Current operating costs are 25% based on comparable Year Round UBC Residence operating figures. 4 - Assumes financing at a net effective rate of 6% amortized over 30 years for Phase 2. BROCK COMMONS PHASE 2 Development - GBE Model (External Financing 3.5%, 30 years)

2023 2024 2025 2026 Rental Revenue 1 2% 4,836 8,456 8,625 8,798 Less Rental Vacancy 2 1% (48) (85) (86) (88)

4,788 8,371 8,539 8,710 Less Student Housing Operating Costs 3 25% (1,209) (2,114) (2,156) (2,199)

(1,209) (2,114) (2,156) (2,199) Net Operating Income 3,579 6,257 6,383 6,510 Less Student Housing Debt Service 4 3.50% (2,912) (4,993) (4,993) (4,993) Operating Cash Flow 666 1,265 1,390 1,518 Less other SHHS & Replacement Space Debt Service 4 3.50% (656) (1,125) (1,125) (1,125) Net Cash Flow 10 140 265 393

1 - Comparing current rates and current unit sizes, with a Rental Inflation factor applied. 2 - Contemplates vacancy rates of 1% in both the Winter Academic and Summer Academic term. 3 - Current operating costs are 25% based on comparable Year Round UBC Residence operating figures. 4 - Assumes financing at a rate of 3.5% amortized over 30 years under a self supporting Government Business Entity model.

SUBJECT BROCK COMMONS PHASE 2 MIXED-USE HOUSING … · 2019-09-09 · UBC Vancouver Campus Plan...

Documents

Transcript of SUBJECT BROCK COMMONS PHASE 2 MIXED-USE HOUSING … · 2019-09-09 · UBC Vancouver Campus Plan...