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 PLAN REVIEW Built Form Workshop 2
HISTORIC DEVELOPMENT Looking East along The Esplanade - 1894 N TRINITY ST FRONT ST S T E N T L I A M P A R S T E Y R K E L B E S S T C E S P R I N KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 3
HISTORIC DEVELOPMENT N Looking North along Parliament St - 1926 QUEEN ST E V A N R E T S A E T S G N I K CHERRY ST FRONT ST BERKELEY ST P A R T L R I I N A I M T Y E S N T T S T KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 4
HISTORIC DEVELOPMENT View looking east - 1977 N CHERRY ST PARLIAMENT ST KING ST S T R N E B O U H E R E R S L O W T S K S T E R I C R E D F T N O THE ESPLANADE R F T G E S E O R G T S S A R V I E R J L O W KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 5
HISTORIC DEVELOPMENT View from CN Tower looking east - 1988 N T S D CHERRY ST N O M H C I R PARLIAMENT ST T BERKELEY ST S E E D D I A A L E N D A KING ST A L T P S S T E N E O H R F T LOWER SHERBOURNE ST FREDERICK ST GEORGE ST LOWER JARVIS ST KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 6
HISTORIC DEVELOPMENT View looking east - 2000s N CHERRY ST T S RICHMOND ST N E E U PARLIAMENT ST Q BERKELEY ST THE ESPLANADE LOWER SHERBOURNE ST ADELAIDE ST KING ST FRONT ST F R E D E R I C K S T G E O R G E S T L O W E R J A R V I S S T KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 7
HISTORIC DEVELOPMENT View looking east - 2000s N CHERRY ST T S RICHMOND ST N E E KINGS U PARLIAMENT ST Q COURT BERKELEY ST CONDOS MOZO THE ESPLANADE BLOCK LOWER SHERBOURNE ST ADELAIDE ST KING ST FRONT ST F R E D E R I C K S T G E O R G E S T L O W E R J A R V I S S T KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 8
HISTORIC DEVELOPMENT View looking east - 2000s N PURE SPIRIT LOFTS CHERRY ST T S RICHMOND ST N E E U PARLIAMENT ST Q BERKELEY ST THE ESPLANADE LOWER SHERBOURNE ST ADELAIDE ST KING ST FRONT ST F R E D E R I C K S T G E O R G E S T L O W E R J A R V I S S T KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 9
HISTORIC DEVELOPMENT View looking east - today N T S T N E M A I L R A P T S Y E L E K R E B PRINCESS ST LOWER SHERBOURNE ST THE ESPLANADE FRONT ST T S K C I R E D E R F T S T G S RICHMOND ST N E I D K I A L QUEEN ST E D T S A E G R O E G T S S I V R A J R E W O L KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 10
HISTORIC DEVELOPMENT View looking east - today N T S T N E M A I L R A P AXIOM T S Y E L E K R E B CONDOS THE IVORY PRINCESS ST LOWER SHERBOURNE ST THE ESPLANADE FRONT ST T S K C I R E D E R F K I N A D G E RICHMOND ST S L T A I D QUEEN ST E S T S T E G R O E G T S S I V R A J R E W O L KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 11
DEVELOPMENT TRENDS Increased density over time 1970s 2000s Today Type : low to midrise Type : midrise to tall Type : taller slabs on podiums Height: up to 10 stories Height: up to 12-19 stories Height: up to 21 stories Open space: 45% Open space: 25% Open space: 12% Street frontage: continuous Street frontage: continuous, Street frontage: varies upper-level stepbacks E T S T N O R F E T S D N O M H C R I E T S E D I A L E D A F R E D E R I C K S O T N T A R S I H O GEORGE ST E S R FREDERICK ST T B O U R N E S T E T S E D A I L E D A E T S G N I K E D A N A L P S E E H T KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 12
DEVELOPMENT TRENDS Current pipeline King East Centre 161 Parliament St 187 King St. E Type : midrise to tall Type : midrise to tall + tower Type : Infill tower Height: up to 25 stories Height: up to 34 stories Height: up to 17 stories Open space: 8% (full block) Open space: 15% Open space: 0% Street frontage: continuous Street frontage: continuous Street frontage: continuous KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 13
DEVELOPMENT TRENDS Aproach to heritage 51 Division Toronto Police Service 230 King St E Approach : adaptive reuse Approach : Facadism Date: 2006 Date: 2006 166-168 King St E 25 Ontario St Approach : Regards to Approach : Tridimentional heritage value conservation Date: 2001 Date: pre-construction KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 14
DEVELOPMENT TRENDS Large sites vs. small parcels 39 Sherbourne St 284 King St. E 161-167 Parliament St Status : 2015 Status : Appealed Status : Under review Area : ~ 1,000 m2 Area : ~ 1,100 m2 Area : ~ 6,500 m2 QUEEN ADELAIDE PARLIAMENT POWER SHERBOURNE KING O N T A R G I N O I K KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 15
DEVELOPMENT TRENDS Pedestrian experience 115 Richmond St E 39 Sherbourne St 333 Adelaide St E Observation : little articulation of Observation : Narrow sidewalk Observation : Animation through retail the ground floor design Date: 2015 Date: 2004 Date: 2004 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 16
IMPACTS AND BENEFITS OF CHANGE Overview » 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 Bank of Canada KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 17
IMPACTS AND BENEFITS OF CHANGE Increasing density PRIVACY & TRANSITION VIEWS SHADOWS & WIND 400 Adelaide St E 33 Mill St King St E looking west KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 18
IMPACTS AND BENEFITS OF CHANGE Increasing density OPEN SPACE & PUBLIC ART COMMUNITY FACILITIES MIX OF USES & ECONOMIC VITALITY Cooper Koo YMCA Retail along King St E The Water Guardians KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 19
EXERCISE 1 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? KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 20 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 20 BLOOR ISLINGTON SITE Internal Meeting 20
TOOLS TO SHAPE BUILT FORM Planning 101 Specificity KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 21
TOOLS TO SHAPE BUILT FORM Existing planning frameworks, guidelines and other plans » 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
TOOLS TO SHAPE BUILT FORM Existing and potential tools PRESCRIPTIVE PERFORMATIVE do anything as do this long as it meets these targets... KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 23
TOOLS TO SHAPE BUILT FORM Existing and potential tools PRESCRIPTIVE PERFORMATIVE MAXIMUM HEIGHT: ACCESS TO SUNLIGHT: 11am 12pm 1pm 2pm 3pm 4pm KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 24
TOOLS TO SHAPE BUILT FORM Existing and potential tools SCALE & GENERAL MASSING TOOLS: » Volume Gross Floor Area, Floor Space Index » Height Maximum height » Floorpate Maximum Area KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 25
TOOLS TO SHAPE BUILT FORM Existing and potential tools GROSS FLOOR AREA (GFA): » The total amount of space within a building. 500 m2 1,000 m2 2,000 m2 2,000 m2 TOTAL GFA 5,500 m2 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 26
TOOLS TO SHAPE BUILT FORM Existing and potential tools 8 FLOOR SPACE INDEX (FSI): 7 » The ratio of a building’s gross floor area 6 relative to the size of the property that it 5 occupies. 4 property 3 2 FSI = 1 FSI = 2 1 2 (100%) (200%) 1 FSI = 1 FSI = 2 2 (100%) (200%) 1 1 KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 27
TOOLS TO SHAPE BUILT FORM 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. 3 stories 3 stories 10.5m +13m RESIDENTIAL OFFICE KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 28
TOOLS TO SHAPE BUILT FORM Existing and potential tools TOWER FLOORPLATE: » The size of one floor of a tower. Residential towers have tower floorplates that are about one-third the size of non-residential towers. SMALLER FLOORPLATES LARGER FLOORPLATES KING-PARLIAMENT SECONDARY PLAN REVIEW Built Form Workshop 29
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