KING-PARLIAMENT SECONDARY PLAN REVIEW BUILT FORM WORKSHOP NORTH - - PowerPoint PPT Presentation

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KING-PARLIAMENT SECONDARY PLAN REVIEW BUILT FORM WORKSHOP NORTH - - PowerPoint PPT Presentation

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KING-PARLIAMENT SECONDARY PLAN REVIEW BUILT FORM WORKSHOP NORTH MARKET TENT APRIL 11, 2019 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 1 INTEGRATING THE THREE THEMES Built Form, Heritage & Public Realm KING-PARLIAMENT SECONDARY

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SLIDE 1

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 1

KING-PARLIAMENT SECONDARY PLAN REVIEW BUILT FORM WORKSHOP

NORTH MARKET TENT APRIL 11, 2019

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SLIDE 2

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 2

INTEGRATING THE THREE THEMES

Built Form, Heritage & Public Realm

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SLIDE 3

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 3

HISTORIC DEVELOPMENT

Looking East along The Esplanade - 1894 N

P A R L I A M E N T S T FRONT ST TRINITY ST B E R K E L E Y S T P R I N C E S S S T

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SLIDE 4

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 4

HISTORIC DEVELOPMENT

Looking North along Parliament St - 1926

BERKELEY ST P A R L I A M E N T S T E A S T E R N A V E CHERRY ST T R I N I T Y S T K I N G S T FRONT ST QUEEN ST

N

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SLIDE 5

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 5

View looking east - 1977 N

PARLIAMENT ST THE ESPLANADE F R O N T S T KING ST L O W E R J A R V I S S T G E O R G E S T F R E D E R I C K S T L O W E R S H E R B O U R N E S T CHERRY ST

HISTORIC DEVELOPMENT

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SLIDE 6

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 6

View from CN Tower looking east - 1988 N

PARLIAMENT ST T H E E S P L A N A D E F R O N T S T KING ST A D E L A I D E S T R I C H M O N D S T LOWER JARVIS ST GEORGE ST FREDERICK ST LOWER SHERBOURNE ST CHERRY ST BERKELEY ST

HISTORIC DEVELOPMENT

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SLIDE 7

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 7

View looking east - 2000s N

PARLIAMENT ST THE ESPLANADE FRONT ST KING ST Q U E E N S T ADELAIDE ST RICHMOND ST L O W E R J A R V I S S T G E O R G E S T F R E D E R I C K S T LOWER SHERBOURNE ST CHERRY ST BERKELEY ST

HISTORIC DEVELOPMENT

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SLIDE 8

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 8

View looking east - 2000s N

PARLIAMENT ST THE ESPLANADE FRONT ST KING ST Q U E E N S T ADELAIDE ST RICHMOND ST L O W E R J A R V I S S T G E O R G E S T F R E D E R I C K S T LOWER SHERBOURNE ST CHERRY ST BERKELEY ST KINGS COURT CONDOS MOZO BLOCK

HISTORIC DEVELOPMENT

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SLIDE 9

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 9

View looking east - 2000s N

PARLIAMENT ST THE ESPLANADE FRONT ST KING ST Q U E E N S T ADELAIDE ST RICHMOND ST L O W E R J A R V I S S T G E O R G E S T F R E D E R I C K S T LOWER SHERBOURNE ST CHERRY ST BERKELEY ST PURE SPIRIT LOFTS

HISTORIC DEVELOPMENT

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SLIDE 10

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 10

View looking east - today N

P A R L I A M E N T S T THE ESPLANADE FRONT ST K I N G S T QUEEN ST A D E L A I D E S T RICHMOND ST L O W E R J A R V I S S T G E O R G E S T F R E D E R I C K S T LOWER SHERBOURNE ST PRINCESS ST B E R K E L E Y S T

HISTORIC DEVELOPMENT

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SLIDE 11

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 11

THE IVORY AXIOM CONDOS

View looking east - today N

P A R L I A M E N T S T THE ESPLANADE FRONT ST K I N G S T QUEEN ST A D E L A I D E S T RICHMOND ST L O W E R J A R V I S S T G E O R G E S T F R E D E R I C K S T LOWER SHERBOURNE ST B E R K E L E Y S T PRINCESS ST

HISTORIC DEVELOPMENT

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SLIDE 12

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 12 T H E E S P L A N A D E F R O N T S T E K I N G S T E A D E L A I D E S T E R I C H M O N D S T E A D E L A I D E S T E S H E R B O U R N E S T O N T A R I O S T GEORGE ST F R E D E R I C K S T FREDERICK ST

DEVELOPMENT TRENDS

Increased density over time 1970s Type: low to midrise Height: up to 10 stories Open space: 45% Street frontage: continuous 2000s Type: midrise to tall Height: up to 12-19 stories Open space: 25% Street frontage: continuous, upper-level stepbacks Today Type: taller slabs on podiums Height: up to 21 stories Open space: 12% Street frontage: varies

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SLIDE 13

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 13

Current pipeline Type: midrise to tall Height: up to 25 stories Open space: 8% (full block) Street frontage: continuous Type: midrise to tall + tower Height: up to 34 stories Open space: 15% Street frontage: continuous Type: Infill tower Height: up to 17 stories Open space: 0% Street frontage: continuous 161 Parliament St King East Centre 187 King St. E

DEVELOPMENT TRENDS

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KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 14

166-168 King St E 25 Ontario St 51 Division Toronto Police Service 230 King St E Aproach to heritage Approach: Regards to heritage value Date: 2001 Approach: Tridimentional conservation Date: pre-construction Approach: adaptive reuse Date: 2006 Approach: Facadism Date: 2006

DEVELOPMENT TRENDS

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SLIDE 15

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 15

Large sites vs. small parcels

K I N G ADELAIDE KING SHERBOURNE O N T A R I O

Status: Under review Area: ~ 6,500 m2 Status: 2015 Area: ~ 1,000 m2 Status: Appealed Area: ~ 1,100 m2 39 Sherbourne St 161-167 Parliament St 284 King St. E

PARLIAMENT POWER QUEEN

DEVELOPMENT TRENDS

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KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 16

Pedestrian experience Observation: little articulation of the ground floor design Date: 2004 Observation: Narrow sidewalk Date: 2015 Observation: Animation through retail Date: 2004 39 Sherbourne St 333 Adelaide St E 115 Richmond St E

DEVELOPMENT TRENDS

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SLIDE 17

»Privacy & transition »Changes in character »Shadows & wind »Views »Open space »Public & private amenities »Mix of uses »Conservation of heritage »Affordable housing »Economic Vitality »Improvements to streetscape

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 17

IMPACTS AND BENEFITS OF CHANGE

Overview

Bank of Canada

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SLIDE 18

PRIVACY & TRANSITION VIEWS SHADOWS & WIND

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 18

Increasing density

King St E looking west 33 Mill St 400 Adelaide St E

IMPACTS AND BENEFITS OF CHANGE

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SLIDE 19

OPEN SPACE & PUBLIC ART COMMUNITY FACILITIES MIX OF USES & ECONOMIC VITALITY

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 19

Increasing density

Retail along King St E Cooper Koo YMCA The Water Guardians

IMPACTS AND BENEFITS OF CHANGE

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SLIDE 20

EXERCISE 1

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 20 BLOOR ISLINGTON SITE Internal Meeting 20 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 20

FOR DISCUSSION AT YOUR TABLE

EXERCISE 1: CHOOSE 3 PRECEDENT EXAMPLES TO REVIEW AS A GROUP. WHAT DO YOU LIKE ABOUT EACH BUILDING? WHAT DO YOU DISLIKE?

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SLIDE 21

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 21

TOOLS TO SHAPE BUILT FORM

Planning 101

Specificity

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»Downtown Plan »King-Parliament Secondary Plan & Urban Design Guidelines »Central Waterfront Secondary Plan »West Don Lands Precinct Plan »St Lawrence Neighbourhood Heritage Conservation District »Distillery District Heritage Conservation District Study

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 22

Existing planning frameworks, guidelines and other plans

TOOLS TO SHAPE BUILT FORM

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SLIDE 23

do this

do anything as long as it meets these targets...

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 23

PRESCRIPTIVE PERFORMATIVE

Existing and potential tools

TOOLS TO SHAPE BUILT FORM

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SLIDE 24

11am 12pm 1pm 2pm 3pm 4pm

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 24

MAXIMUM HEIGHT: ACCESS TO SUNLIGHT:

Existing and potential tools

PRESCRIPTIVE PERFORMATIVE TOOLS TO SHAPE BUILT FORM

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SLIDE 25

»Volume Gross Floor Area, Floor Space Index »Height Maximum height »Floorpate

Maximum Area

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 25

Existing and potential tools

SCALE & GENERAL MASSING TOOLS: TOOLS TO SHAPE BUILT FORM

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SLIDE 26

2,000 m2 TOTAL GFA 5,500 m2 2,000 m2 1,000 m2 500 m2

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 26

Existing and potential tools

GROSS FLOOR AREA (GFA):

»The total amount

  • f space within a

building.

TOOLS TO SHAPE BUILT FORM

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SLIDE 27

FSI = 2 FSI = 1 FSI = 2 FSI = 1

property

(100%) (100%) (200%) (200%)

1 1 1 3 5 7 1 2 2 4 6 8 2

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 27

Existing and potential tools

FLOOR SPACE INDEX (FSI):

»The ratio of a building’s gross floor area relative to the size of the property that it

  • ccupies.

TOOLS TO SHAPE BUILT FORM

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SLIDE 28

3 stories 3 stories

10.5m +13m

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 28

Existing and potential tools

HEIGHT:

»The height of a building is measured from the ground to the top of the building. A typical residential floor is 3 metres tall. A typical retail ground floor is 4.5 to 6 metres tall.

RESIDENTIAL OFFICE

TOOLS TO SHAPE BUILT FORM

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SLIDE 29

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 29

Existing and potential tools

TOWER FLOORPLATE:

»The size of one floor of a tower. Residential towers have tower floorplates that are about

  • ne-third the size of non-residential towers.

SMALLER FLOORPLATES LARGER FLOORPLATES

TOOLS TO SHAPE BUILT FORM

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»Coverage »Parks & Privately Owned Publicly-accessible Spaces (POPS)

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 30

OPEN SPACE TOOLS:

Existing and potential tools

TOOLS TO SHAPE BUILT FORM

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SLIDE 31

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 31

Existing and potential tools

COVERAGE:

» Coverage is the footprint of a building in a developed parcel. The remaining space is generally used for green areas, sidewalks and mews.

Coverage = 25% Coverage = 50%

TOOLS TO SHAPE BUILT FORM

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SLIDE 32

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 32

Existing and potential tools

PARKS & PRIVATELY OWNED PUBLICLY-ACCESSIBLE SPACES (POPS):

»The City requires all new development to contribute to the expansion of the open space system.

» If transfered to the City, these new open spaces become Parks. » If retained by the owner but accessible to the general public, these spaces become POPS.

TOOLS TO SHAPE BUILT FORM

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SLIDE 33

»Setback »Stepback »Angular Plane »Streetwall »Building Articulation

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 33

RELATION TO THE STREET TOOLS:

Existing and potential tools

TOOLS TO SHAPE BUILT FORM

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SLIDE 34

varies

6m 7.5m

property line

street rear

property line property line

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 34

Existing and potential tools

SETBACK:

»The distance between a property line and a building on the lot.

TOOLS TO SHAPE BUILT FORM

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SLIDE 35

3 stories 6m street

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 35

Existing and potential tools

STEPBACK:

»Describes the distance that upper storeys of a building are required to be pushed back from the edge of the building below.

TOOLS TO SHAPE BUILT FORM

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SLIDE 36

property line property line

street 45º

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 36

Existing and potential tools

ANGULAR PLANE:

»An imaginary flat surface projecting over a lot at an angle. These are used to define how a taller building should be stepped back and to open up views to the sky. No part of the building can penetrate into the angular plane.

TOOLS TO SHAPE BUILT FORM

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SLIDE 37

STREETWALL:

»The street wall is the part of the building that is built closest to the edge of the street. In most areas of King-Parliament the street wall has a consistent height, above which the building “steps back”.

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 37

Existing and potential tools

street existing built form new built form streetwall

TOOLS TO SHAPE BUILT FORM

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SLIDE 38

COFFEE PRINT HELLO

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 38

Existing and potential tools

BUILDING ARTICULATION:

»Building articulation refers to the many street frontage design elements that help create a streetscape of interest. Articulation

  • f the ground floor is particularly important, as it has a great

impact on the pedestrian experience.

TOOLS TO SHAPE BUILT FORM

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SLIDE 39

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 39

»Access to sunlight »Location of buildings in relation to sunlight

RELATION TO MICRO-CLIMATE:

Existing and potential tools

TOOLS TO SHAPE BUILT FORM

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SLIDE 40
  • pen space

under study shadow

no new shadows any 5 hours during a day

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 40

Existing and potential tools

ACCESS TO SUNLIGHT:

»Different metrics can be used to determine the amount of sunlight that a park or street should receive during a specific

  • period. In Toronto, shadow testing is evaluated on the spring

and fall equinoxes.

TOOLS TO SHAPE BUILT FORM

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SLIDE 41

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 41

LOCATION OF TALLER BUILDINGS:

Existing and potential tools

street street street street street street street street tower tower

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TOOLS TO SHAPE BUILT FORM

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SLIDE 42

EXERCISE 2

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 42 BLOOR ISLINGTON SITE Internal Meeting 42 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 42

FOR DISCUSSION AT YOUR TABLE

EXERCISE 2: FOR THE SAME BUILDINGS, COULD YOU REPHRASE SOME OF YOUR PREVIOUS COMMENTS USING BUILT FORM TOOLS?

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SLIDE 43

»Sign up for E-Updates on our website: www.toronto.ca/king-parliament »Meeting materials posted to the website within two weeks. »Get ready for our King-Parliament Pop-up in early June 2019! »Study Contact: Michelle Drylie michelle.drylie@toronto.ca 416-392-3436

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 43

NEXT STEPS

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SLIDE 44

THANK YOU!

KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 44 BLOOR ISLINGTON SITE Internal Meeting 44 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 44

THANK YOU!