Issue link: http://digital.canadawide.com/i/734400
OCTOBER 2016 | 67 UWinnipeg Commons RENDERING COURTESY LM ARCHITECTURAL GROUP; PHOTOGRAPHY COURTESY UNIVERSITY OF WINNIPEG COMMUNITY RENEWAL CORPORATION UWinnipeg Commons by ROBIN BRUNET E quipping young adults with career-building knowledge may be the University of Winnipeg's central mandate, but the venerable institute of higher learning is also adept at community building, as evidenced by its latest contribution to Winnipeg's downtown residential inventory: the UWinnipeg Commons. This 112,000-square-foot building contains 102 apartments on 14 floors, ranging from one to three bedrooms. The mixed-use complex also offers 46 apartments with affordable rents for students with families; 32 of these units will be offered on a rent geared-to- income basis and the remaining 56 will be offered at market rents, 18 of which will be considered premium units. While it may seem unusual for a Canadian university to understand and cater to the different needs of the local housing, the fact is UWinnipeg has added 300 quality, affordable rental units in Winnipeg's downtown and West End neighbourhoods since 2009. The $30.8-million Commons project was activated by a loan guarantee from the Manitoba government and conventional loans. But purely from an esthetic perspective, the Commons is an elegant addition to Winnipeg's skyline – minimalist in design and an ambiance of cubism that is enhanced by the stark horizontal protrusion of balconies at key levels. It's located on one of the most iconic corners in downtown Winnipeg, between the Buhler Centre and the Winnipeg Art Gallery, across from Hudson's Bay; amidst these surroundings, an outdoor terrace provides added appeal for residents along with lounge space. Interior amenity spaces include a meeting area and common kitchen. Jeremy Read, COO for the University's Community Renewal Corporation, points out that since it was always the intention for the Commons to house different cultures as well as different levels of income earners, the building design was to an extent dictated by their needs. For example, for First Nations residents who burn smoke during ceremonial events (called smudging), a meeting room was designed with extra venting. This room would be part of a multi-purpose area with food prep capabilities, which in turn would adjoin outdoor amenities with children's play space. LM Architectural Group was retained by the Community Renewal Corporation to develop the Commons. The company noted that the project was "specifically sited on a tight urban parcel of land, presently a series of parking lots. Beyond the physical context, the building program and existing development agreements constrained the 'buildable area' even further." The architects went on to observe that, "Tasked with accommodating the residential program, future expansion considerations and existing onsite parking, the buildings' form and orientation respond directly to its contextual framework. "The physical footprint of the project is minimal, comprised of a two-storey, glazed entrance podium which houses both communal areas and the building's support and service space. A carefully crafted 'void' is left adjacent to the podium, designed to accommodate a potential future gallery expansion of the Plug In Institute for Contemporary Art [ICA]." Arising from the podium is the residential tower, rendered in a deep charcoal finish to present what LM describes as "a bold and contrasting statement within the context of such prominent neighbours. The tower volume is perforated and articulated by a rhythm of glazed openings and suspended balconies. Working within this multifaceted framework, the Commons housing project aims to define itself as a new campus landmark and downtown residential destination." LM has worked with the University several times in the past, and its relationship with administrators is such that "while we had a clear idea of what kind of mix of housing we wanted, we relied heavily on LM for their design leadership, and they didn't disappoint," says Read. "In terms of colour scheme alone, Commons' white envelope offset with grey elements is the perfect accompaniment to the nearby Buhler Centre, and since its construction the owners of a series of red brick buildings in the vicinity changed their colour scheme to the same white and grey – almost as if these are the official university colours." Julien Lavergne, principal, Lavergne Draward & Associates Inc., says his company relied on RISA structural analysis modelling software to provide a thorough structural analysis of the project, with the system being precise enough to determine exact building sway, reaction on piles and other key information. However, while RISA eliminated the need for hundreds of pages of calculations and sped along the design process, "the software required accurate input of information such as wind loads, live loads and dead loads," says Lavergne. "We couldn't afford a mistake, as any incorrect information would produce incorrect results." To that end, some manual calculations were still required to ensure that the results were correct. Manshield Construction broke ground on the site in June of 2015, and as construction managers they encountered minimal changes and no nasty surprises as the Commons took shape. In fact, Lavergne says this was one of the smoothest delivery processes he has been involved with of late. "There were no problematic site conditions, few if any delays, and few change orders, which is always a sign that things are going as intended," he says. "A good deal of our success is due to Manshield working from a comprehensive co-ordinated drawing package provided by us and the architects." Read, who talked to Award on the day people began moving into the Commons, says, "We made smart use of what was once a parking lot; our building is energy efficient due to our partnership with Manitoba Hydro; and we're catering to many living needs, to the point where we're even accommodating Syrian refugees," he says. "In 2005 we identified the need for 500 new living units on and off campus, and the Commons brings us to 400 – while at the same time helping to make the university experience an integral part of the city's downtown core." To which Sherman Kreiner, managing director of the Community Renewal Corporation, says by way of conclusion: "There are very few mixed income projects in Winnipeg; for this reason, we're excited about the opening of the Commons and look forward to the unique living experience the building will provide to its tenants." A LOCATION 320 Colony Street, Winnipeg, Manitoba OWNER/DEVELOPER University of Winnipeg Community Renewal Corporation (UWCRC) ARCHITECT LM Architectural Group CONSTRUCTION MANAGER Manshield Construction STRUCTURAL CONSULTANT Lavergne Draward & Associates Inc. MECHANICAL/ ELECTRICAL CONSULTANT Epp Siepman Engineering TOTAL SIZE 112,000 square feet TOTAL COST $30.8 million 11:03 AM