PROPOSAL 48 ONTARIO STREET NORTH, KITCHENER P LAND SALE. By RFB DEVELOPMENT 75 Dalewood Drive Kitchener ON N2A1G April 3, 2017

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1 PROPOSAL 48 ONTARIO STREET NORTH, KITCHENER P LAND SALE By RFB DEVELOPMENT 75 Dalewood Drive Kitchener ON N2A1G April 3, 2017 Prepared for THE CORPORATION OF THE CITY OF KITCHENER Supply Services Purchasing 200 King St W, 4th Floor Kitchener ON N2G 4G7

2 Table of Contents Executive Summary 3 Project Overview Project Team 5 Advisors John Clinckett Architect Van-Del Contracting Ltd. Charles Brohman Pat Firmi (Ron Firmi) Blair Bender Peter Martin Project Description 8 Lower Level Live Music Venue & Bar Small Independent Eatery Main Floor Community Kitchen Art Gallery Second Floor Café Boutique Hotel Third & Fourth Floors Boutique Hotel Public and Community Benefits 16 Project Contingencies 17 Capital Pro Forma year Operating Pro Forma 19 Project Timeline 20 Appendix A 21 Project: Benton House Appendix B 24 John Clinckett Architect 2

3 Executive Summary In relation to the ongoing growth and economic prosperity that the City of Kitchener has seen, and is continuing to see in recent years, has recognized the growing importance to maintain some of Kitchener s most valued cultural communities. With that intent RFB development is proposing to redevelop 48 Ontario Street into a multi-purpose boutique hotel and mixed commercial use building that will be heavily focused on reviving some of Kitchener s culturally significant past. The boutique hotel in combination with a variety of commercial uses including a community kitchen, art gallery, live music venue, bar, and café effectively forms a functional vertical neighbourhood that promotes community-oriented spaces which interact and operate collectively. As a designated historic property, the former Legion building is recognized for its design, physical, historical, associative, and contextual values within the city of Kitchener. The preservation and restoration of this building would extend beyond it s defining architectural features which include the exterior brick rustication, brownstone doorcase and frontispiece with entablature, tall rectangular window openings with brownstone lintels and sills, and a flat roofline adorned with a simple cornice but also encompass the historical and contextual values of the building. The programming would embrace the history of the site as a live entertainment and music venue, bar, and social gathering space. The design includes a two-storey addition to the historic structure which is set back from the street level façade. In order to protect the historic integrity of the former Legion building the new addition will be compatible with the massing, size, scale, and architectural features of the 1910 Classical Revival structure but easily identified as a contemporary addition through the use of modern materials. In the following proposal, has addressed the evaluation criteria outlined by the City of Kitchener through a thoughtful and comprehensive redevelopment plan. 3

4 Street view with two-storey addition 4

5 Project Team is a small real estate development company based out of Kitchener, Ontario. With the core belief that the investment in existing architecture can activate under-utilized spaces within a community, approaches projects with an understanding that these vacant buildings can be re-envisioned through adaptive reuse in order to incite movements of revitalization within neighborhoods. The company strives to achieve a new development process that utilizes a hands-on approach and is very much neighborhood driven engaging local residents in order to catalyze change and bring excitement to the development process. Good design has the ability to positively impact communities, neighbourhoods, and cities. approaches the development of historically significant spaces with the intention of preserving the architectural heritage embedded in these buildings while providing spaces which remain relevant to the current residential demands of the community. This is achieved through a design process which respects the cultural significance of heritage resources and thoughtfully incorporates a community voice in the redevelopment process. See more at Ron Brohman Ron Brohman received his bachelor s degree in art and architectural history from Queen s University, and has gained experience working as a general contractor in the construction industry. His educational background combined with hands-on work experience has allowed him to develop an understanding of the cultural significance of heritage architecture and the value it can add to the urban landscape through proper redevelopment. This has allowed him to see unique opportunities that others don t, transforming and readapting vacant and under-utilized urban spaces to foster new growth. Erin Weevers Erin Weevers received her bachelor of science in architecture from McGill University and her master of science in historic preservation from the School of the Art Institute of Chicago. She has gained experience working in architecture firms in both Calgary and Chicago, dealing specifically with the preservation, restoration, and adaptive reuse of a range of residential and commercial heritage buildings. 5

6 Matt Code Matt Code was born and raised in Kitchener and is involved in all aspects of the community. He was brought up in a family that is passionate about local real estate and city planning so Matt has been involved in the industry from a young age. As of recently, he has been investing a lot of time into learning the ropes of the bar and service industry while pursuing his love of music on the side. Matt is outgoing, a problem solver and committed to building lasting and substantial relationships. Advisors The individuals listed below have all agreed to participate in the development if this proposal is accepted. Each individual provides their own expertise and knowledge in their respected fields but even more importantly they all hold one thing in common, they are well known and respected people in the Kitchener community. John Clinckett Architect John Clinckett has demonstrated a long and devoted career to architectural preservation and restoration in the area. Please See Appendix B. for more information. Van-Del Contracting Ltd. Van-Del Contracting Ltd. has over 50 years in construction management, general contracting and design build in the Waterloo Region building a strong and respected reputation in the area. Charles J. Brohman Charles Brohman, a well-known contractor in Kitchener, has been involved in commercial development in Kitchener-Waterloo for over 40 years. He is also a keen arts enthusiast and co-owner of the Courtyard at Bonnie Stuarts at 141 Whitney Place in Kitchener an organization which promotes space for myriad artists, performing arts organizations, culinary operations, and other design oriented businesses. Pat Firmi (Ron Firmi) The late Ron Firmi and his wife Pat Firmi opened Pepi s Pizza in 1962, which continues to be a family-owned and operated business today. Pepi s Pizza has become a staple in the City of Kitchener offering the "Best Dressed Pizza in Town for over 50 years. Ron and Pat were also involved in many building development projects and entrepreneurial ventures in the City of Kitchener throughout their careers. 6

7 Blair Bender Blair Bender has extensive experience in the restaurant business owning and running some of this area's most recognisable restaurants such as Café 13 and LA Franks in Galt, Cambridge. His experience and knowledge in providing comfort food and atmosphere will be invaluable to this development. Peter Martin Peter Martin, the owner of the old 41 Gastro Pub on King Street in downtown Kitchener, is a well known chef and ambassador of downtown Kitchener. Peter Martin s remarkable-culinary run lasted over 25 years in the downtown core and his experience in the restaurant industry will be critical to this development. 7

8 Project Description Lower Level Live Music Venue & Bar Embracing the history of the space as a setting for live entertainment which heavily influenced the development of the Blues in Kitchener, the lower level would function as a bar with a venue suitable for live music. The goal is to establish a space that facilitates and supports the vibrant music culture that already exists in Kitchener. Specifically, it would be a medium size venue. This particular size of venue is much needed in the City of Kitchener in order to foster the continued growth of the local music scene. Medium size venues are where audience development happens, where fans get to hear new music, and bands get to rehearse with other bands and move on to bigger venues. The difference between this music venue and other venues is that it will function as a do it yourself (DIY) music venue. A DIY music venue allows independent and emerging artist the flexibility to promote, play and profit on their own terms. The venue will prioritize community over financial gain, offering a unique character you won t find with other traditional music venues. These spaces are essential to a vibrant music community. Bar and live music venue 8

9 Independent Eatery This space will be designed and built for a minimal commercial kitchen to allow an independent restaurant owner to provide late night comfort food and service for the bar and hotel as well as the public. Hours would be limited and focused to evenings. Schematic Floor Plan Basement Live Music Venue & Bar : 3,000 ft 2 Independent Eatery : 900 ft 2 1 stage 2 bar 3 washrooms 4 independent eatery 9

10 Main Floor The main floor of the building will house the reception for the hotel, a small independant art gallery, and the core focus of the development a community kitchen. Restoration would include the significant interior features on the main floor, including the front entrance terrazzo floor, staircase with slate treads and metal risers, and wood handrails with metal balusters and metal newel-posts. Community Kitchen This space is the integral part of the development. With the aid of a local non-for profit organization as well as local and respected chefs in the area this community restaurant will become a place where individuals and families can come and eat a delicious meal in a warm, welcoming setting. The concept for the restaurant will not rely on a traditional menu with prices but rather require the customer to make a donation. If a person can afford to donate more, the proceeds go toward helping to feed the community. If a person is unable to donate, they can volunteer their time in order to pay for the meal. What will set this community restaurant apart from similar concepts is that the menu will be prepared by local and independent chefs and the volunteers will be guided by the restaurant staff through their tasks, but even more importantly the atmosphere of the restaurant will be like any other restaurant therefore providing community dining with dignity. Restaurant seating and bar Art Gallery The art gallery would offer a small, but much-needed, exhibition space to display and promote the work of local artists. Similar to the concept of the DIY music venue, the exhibition space would allow emerging artists to showcase and publicize their work to a wider audience, and benefit from an affordable venue where they have the opportunity to sell their art. 10

11 Schematic Floor Plan Main Restaurant & Bar : 1,200 ft 2 Kitchen : 990 ft 2 Gallery : 775 ft 2 1 restaurant seating & bar 2 washrooms 3 open concept kitchen 4 gallery 5 reception 11

12 Second Fourth Floors Hotel and Café The Brohman family s hospitality service roots are deeply planted in the Kitchener-Waterloo area as the family has owned and operated inns, hotels and stagecoach stations throughout Waterloo County going back to the early 1800 s. The Brohman ancestors were the Innkeepers of Yesteryear. The Breslau Hotel, Leisure Lodge in Cambridge, and the Blue Moon Motel in Petersburg were just a few of the more well-known establishments. The Brohman family knew how to welcome the weary traveller providing them with all the comforts of home including a warm bed, homemade German style food such as rolled ribs, pig tails, sauerkraut and draft beer, good conversation and companionship. Being a guest at one of these inns was a personal experience for the 19th century traveller. Today s millennial and Gen X-er travellers are looking for a place to stay that will give them that personal experience. The main objective of the Innkeepers of Today should be the same as it was over a hundred years ago to accommodate both the physical and social comforts of it s guests. is proposing to establish a small, boutique hotel in a heritage building located in an urban setting, that would provide for its guests all the comforts and social aspects of a 19th century country inn coupled with the amenities, design, function and cutting edge technology of the current day. Small Hotel Rooms (approximately 310 ft 2 each) total rooms: 15 Large Hotel Rooms (approximately ft 2 each) total rooms: 5 In conjunction with the gallery space on the main level, both the hotel and café offer an opportunity to display additional works by local artists, creating a memorable space that conveys a sense of place and community. The entire building has the potential to offer exhibition space for artists with the added benefit of providing beautiful rooms and shared spaces for guests. 12

13 Schematic Floor Plan Second Hotel Rooms : 2,600 ft 2 Café : 820 ft 2 1 typical large hotel room 975 ft 2 2 typical small hotel room 310 ft 2 3 café 13

14 Schematic Floor Plan Third Hotel Rooms : 3,400 ft 2 1 typical large hotel room ft 2 2 typical small hotel room 310 ft 2 14

15 Schematic Floor Plan Fourth Hotel Rooms : 3,200 ft 2 1 typical large hotel room ft 2 2 typical small hotel room 310 ft 2 15

16 Public and Community Benefits The redevelopment of 48 Ontario Street would offer a number of public and community benefits. The proposed development plan demonstrates direct contributions to the objectives outlined in sections 15.D.2 (Urban Growth Centre) of the City s Official Plan and the design objectives contained in Design Brief 4.0 (Downtown Design Districts) of the City s Urban Design Guidelines, including: Increased vitality to downtown by offering a building with multi-functional spaces and diverse programming in order to attract people to the downtown area in a variety of ways Fostering local pride and interest through well-designed public spaces and thoughtful architectural development Restoration and preservation of an important cultural resource Further support of arts and culture within the City Centre District in order to foster an authentic experience unique to the City of Kitchener The site is ideally located to take advantage of the amenities offered along King Street, creating a pedestrian-friendly environment that would also encourage growth among other downtown businesses. 16

17 Project Contingencies 1. Offer is conditional on preliminary Site Plan approval and project financing. 2. Offer is conditional upon the satisfaction of the buyer as to the condition of the building and property. 3. Buyer to be granted a six month time frame following the acceptance of offer to perform all due diligence required for the project. 4. Project to commence following final Site Plan / Building Permit approvals. 5. City of Kitchener to waive all Site Plan Approval / Development fees. 6. City of Kitchener to waive all Heritage Impact Assessment & Conservation Plan / Heritage Permit Application fees. 7. City of Kitchener to waive all Building Permit fees. 8. City of Kitchener to waive all Property Taxes until completion of project. 9. City of Kitchener to be responsible for all utility costs until completion of project. 10. Balance of 99% of the property purchase price to be paid to the City of Kitchener immediately after the completion of project. 11. Any existing and/or uncovered environmental health and safety issues to be disclosed by the City of Kitchener after acceptance of offer. 12. Community kitchen, gallery, and music venue to be leased back to the City of Kitchener at fair market lease rates. 13. City of Kitchener to provide parking in the garage across the street for the hotel (20 rooms = 20 spots) as well as additional parking for the community kitchen, gallery, and music venue. 17

18 Capital Pro Forma 18

19 10-year Operating Pro Forma 19

20 Project Timeline * Building permits within 12 months of start of project * Construction to start within 90 days of obtaining permits * Construction not to exceed 2 years 20

21 Appendix A 21

22 Benton House The Benton House was the first project for. The vision for this unique property was to take a once-significant single family home which had suffered significant damage due to neglect and develop it into a four-unit residential building, while preserving the architectural integrity of the single family home. The Benton House is listed in the Kitchener-Waterloo Heritage Register as a property of interest and is located adjacent to the Victoria Park Heritage District. Built in 1895 in the Berlin Vernacular architectural style, many of the original design elements of the house have remained intact including the brick construction and decorative brickwork, gable roofline, ornamental pediment above the front door, front picture window with stained glass, and ornamental wood work. It is recognized for its design, as well as physical, contextual, historical and associative values within the community. Second Floor Unit: Kitchen 22

23 Main Floor Unit : Bedroom The key focus of this development was to maintain and foster a connection between the old and new the redevelopment intentionally exposes the existing fabric of the home and has sought to preserve the characteristics which contribute to its architectural significance. This process included uncovering and displaying the original internal brick walls throughout the house as well as preserving the stained glass window and as much of the ornamental wood work as possible. A clear vision for the property was maintained throughout this process, with the goal of working with the existing infrastructure rather than ignoring it. Benton House: Stained Glass & Beam Detail 23

24 Appendix B 24