JANE FINCH MISSION CENTRE Feasibility Study & Business Case Report For the University Presbyterian Church unit a architecture inc. / February 05, 2014 PG TABLE OF CONTENTS 4 Tables & Figures 6 0.0 Introduction 0.1 The Need for a Feasibility Study and Business Case 0.2 Objectives 0.3 Vision 10 1.0 Site Description 1.1 Development Characteristics 1.2 Environmental Analysis 1.3 Traffic Analysis 1.4 Regulations and Environmental Issues 1.5 Site Analysis 1.6 Zoning Code Analysis 1.7 Building Code Analysis 20 2.0 Case Studies 2.1 Urban Arts 2.2 Evangel Hall Mission 2.3 Pathways to Education 2.4 Regent Park School of Music 28 3.0 Environment 3.1 Priority Investment Neighbourhood 3.2 Housing 3.3 Conflict 36 4.0 Service Infrastructure 4.1 Access to Service Providers 4.2 Music Services 42 5.0 Investment Options 5.1 Introduction 5.2 Existing Facilities Review 5.3 Existing Church Building Use 5.4 New Investment 5.5 Schematic Design 60 6.0 Business Models 6.1 UPC Designs-Finances-Builds-Operates Facility 6.2 UPC Designs-Finances-Builds New Facility and Operates Church, Third Party Operates Nutritional, Homework and Music Services 6.3 New Jane Finch Mission Board Designs-Finances-Builds and Operates Facility 6.4 Sponsorships 6.5 Conclusion 2 66 7.0 Financial Projections 7.1 LEED Cost-Benefit Analysis 7.2 Capital Costs 7.3 Revenue Centres 7.4 Operating Expenses 7.5 Five-Year Pro-forma Projections 7.6 Project Costs Breakdown 78 8.0 Implementation 8.1 Implementation of the Project 82 9.0 Recommendations 9.1 Alternative 1: Do not proceed with construction of the Jane Finch Mission Centre. 9.2 Alternative 2: Proceed with construction of the Jane Finch Mission Centre using the Preferred Redevelopment Option. A86 Appx. A Zoning & Code A.1 Zoning chart A.2 Building code chart B90 Appx. B Concept Studies B.1 Concept B.2 Concept B.3 Concept B.4 Concept B.5 Concept C96 Appx. C Other Studies C.1 Statistics FIGURE 0-0. UNIVERSITY PRESBYTERIAN CHURCH SIGN 3 Tables & Figures FIGURE 0-0. university presbyterian church sign 3 FIGURE 0-1. sunday worship service at university presbyterian church 7 FIGURE 1-1. bird’s-eye view of site (finch ave. west & driftwood ave.) 11 FIGURE 1-2. bus stop & vegetation at southwest corner of site 13 FIGURE 1-3. existing driveway located north of church 14 FIGURE 1-4. diagram showing usage and development potential 17 FIGURE 1-5. 944 sq m max lot coverage without a minor variance 18 FIGURE 1-6. 757 sq m max building area permitted without sprinklers 19 TABLE 3-1.site boundaries 29 FIGURE 3-2. Priority neighbourhood: jane-finch area 30 FIGURE 3-3. catchment area 31 FIGURE 3-4. housing services: jane-finch area 32 FIGURE 3-5. community housing in toronto 33 FIGURE 3-6. newspaper article on violence in toronto 34 FIGURE 4-1. access to service infrastructure within jane-finch area 39 FIGURE 4-2. service infrastructure grouped by age targets 40 FIGURE 4-3. access to private music education within jane-finch area 41 FIGURE 5-1. east elevation of university Presbyterian church 43 TABLE 5-2. building audit chart 44 FIGURE 5-3. 1 of 4 community rooms in the basement 45 FIGURE 5-4. minister`s office 45 TABLE 5-5. building usage chart 47 4 FIGURE 5-6. bird’s-eye view of site (finch ave w & driftwood ave) 50 FIGURE 5-7. proposed program areas 51 FIGURE 5-8. site plan 53 FIGURE 5-9. massing concept 1 54 FIGURE 5-10. massing concept 2 54 FIGURE 5-11. upper floor plan 55 FIGURE 5-12. lower floor plan 55 FIGURE 5-13. diagrams multifunctional main hall 56-7 FIGURE 5-14. vignette from southwest corner 58 FIGURE 5-15. birds-eye view from southeast corner 58-9 FIGURE 7-1. LEED certification levels 67 FIGURE 7-2. LEED cost benefit 68 FIGURE 7-4. five-year pro-forma projection 74 FIGURE 8-1. reference timeline from municipal approvals to construction 81 FIGURE A-1. 944 sq m max lot coverage without a minor variance A87 FIGURE A-2. 757 sq m max building area permitted without sprinklers A89 5 0.0 INTRODUCTION 6 1276 JFMC Feasibility Report 0.0 Introduction FIGURE 0-1. SUNDAY WORSHIP SERVICE AT UNIVERSITY PRESBYTERIAN CHURCH Source: www.universitychurch.ca University Presbyterian Church retained unit a architecture inc. to conduct a feasibility study and prepare a preliminary business case, which the Church requires for the development of a Jane Finch Mission Centre. Project Management for the Church was undertaken by a Steering Committee. The site, located on the north east corner of Driftwood Ave. and Finch Ave. West was pre-selected for development as it is the location of the current University Presbyterian Church. 0.1 The Need for a Feasibility Study and Business Case University Presbyterian Church is a small church built in 1964 simultaneously with the new Jane Finch community, a mix of individual family houses and high quality apartment towers. In the intervening fifty years much has changed. The church building has reached the end of its lifespan; it is operationally dysfunctional and grossly undersized for its current congregation. As well, the neighbourhood is no longer predominately middle class. Therefore this study is important to determine; • The full costs to construct and operate a new facility; • To identify the range of uses within the facility; • Site constraints; 7 1276 JFMC Feasibility Report 0.0 Introduction • Other potential partners; • The overall value of such a facility to University Presbyterian Church (UPC). 0.2 Objectives The following are key objectives and deliverables for the feasibility study and business case as follows: • Delivery of an Appropriate Consultant Program including at least one Public Presentation to determine Congregational comments on the Preferred Redevelopment Concept; • Analyze current market trends and best practices in order to drive design and use of the proposed Mission Centre; • Review and make recommendations on the appropriate uses within the facility (including size and layout) for the congregation and Mission along with other service commercial, retail and public uses, including other possible partners; • Review the general costs and benefits of different concepts (different size buildings, different amounts of commercial activities etc.) as a business plan considering five-year projections of operating expenses and revenue projections with recommendations on the most economically feasible option including construction budgets and operating budgets for the scenarios; • Operating Model and Investment Review to determine partnerships and investment opportunities including options on how to operate the Mission Centre; • Rendering and plans of the Preferred Redevelopment Concept; • Review of feasibility (cost and potential usage review) of public uses within the Mission (worship, community meeting space, homework club, music school. nutrition program, gallery space etc.); and • Site constraint analysis including traffic impact assessment and engineering service review to reinforce the appropriateness of the site for a Mission Centre. 8 1276 JFMC Feasibility Report 0.0 Introduction 0.3 Vision University Presbyterian Church (UPC) has been serving the Jane-Finch community since 1964. UPC developed its community programs in response to a 2007 Community Assessment Report by Toronto City Mission. The study identified the feelings of fear or bondage held by members within the community. 82% parents stated that their greatest fear was that they were exposing their children to negative influences because they lived within the Jane-Finch neighbourhood. The after-school program was started in 2008 to help children with their homework and ensure that they would do well in school and not drop out. In 2009 this was followed by a music program, which gave the children an opportunity to discover their musical talents and learn to play an instrument of their choice. Today the Jane-Finch Reaching UP ministry has been well established in the community. UPC’s “Vision 2015” is to expand its community programs and build a Christian Mission Centre. The goal is to provide out-reach programs to share the love of God in Jesus Christ and be a light in the face of the brokenness in the community. The five-year plan, initiated in 2010, began with building discipleship in the UPC congregation. Together, members and friends of UPC worked on defining the vision for UPC to be a place where people in the community can participate in various programs seven days a week. It is UPC’s vision to be more than a Sunday worship service, but to be a place where the Jane-Finch community’s daily bread can be met. On January 14, 2013, Rev Thomas Kim presented Vision 2015 to the committee of Vision and Growth of the Presbytery of West Toronto. The Vision and Growth committee recommended that a feasibility study needed to be done for a concrete proposal. As a response to the committee’s suggestion, the Jane-Finch Mission Centre feasibility study has been commissioned since March 2013. The goal of the study was to understand the existing facilities and property to determine the nature of alterations, expansions or construction of new facilities that may be required to meet the programming and broader vision of the Jane-Finch Mission Centre. 9 1.0 SITE DESCRIPTION 10 1276 JFMC Feasibility Report 1.0 Site Description FIGURE 1-1. BIRD’S-EYE VIEW OF SITE (FINCH AVE. WEST & DRIFTWOOD AVE.) The University Presbyterian Church site (figure 1-1) is located on a prominent corner lot on a rise of land looking south over Finch Ave. West at Driftwood Ave.