STAFF REPORT

June 6, 2006. To: From: Subject: Purpose: To release the findings of the attached report entitled Design Criteria for Review of Tall Building Proposals, prepared by HOK Canada + Urbana Architects Corporation ( June, 2006). Financial Implications and Impact Statement: There are no financial implications resulting from the adoption of this report. Recommendations: It is recommended that: (1) the design guidelines contained in the attached report entitled Design Criteria for Review of Tall Building Proposals be applied to future tall building development applications in conjunction with the application of the Built Form policies of Section 3.1.3 of the Citys Official Plan; and the effectiveness of the tall building design guidelines referred to in Recommendation (1) above, be tested over a period of one year and any necessary modifications identified during that review period be reported back to the Planning and Transportation Committee. Planning and Transportation Committee Chief Planner and Executive Director, City Planning Division Tall Building Design Guidelines

(2)

Background: Section 3.1.3 of the Citys Official Plan addresses built form policies for tall buildings. The prominence of tall buildings imposes larger civic responsibilities and obligations on their design. The Official Plan policies on tall buildings are general, relating to the form of the building itself and considerations of neighbourhood context and fit and it was anticipated that more detailed urban design guidelines, linked where possible to measurable criteria and qualitative indicators, would be required to assist City staff in the review of tall building applications and the implementation of the Official Plans built form policies. Consequently, on March 3, 2003 City Council approved the funding to undertake a consultant study to develop criteria to assist in the

- 2review of tall building proposals (Clause 1 of Report No. 2 of the special meeting of the Policy and Finance Committee, February 21, 2003). Following a call for proposals, HOK + Urbana Architects Corporation were selected, in November 2003, to conduct a study of Design Criteria for Review of Tall Building Proposals. The study was focused on the development of design guidelines for tall buildings; issues of site selection were not addressed. The consultant study began with a worldwide review of tall building policies and best practices, including the use of design review panels in other jurisdictions. The consultant carried out a series of visioning sessions and workshops with staff reference and outside roundtable groups. Much effort was put into the evaluation of the proposed design criteria through testing their application on case sites throughout the City. The roundtable group comprised representatives from the community, the development industry and architectural and urban design professions. The purpose of the roundtable workshop was to provide feedback on the proposed criteria and suggest further adjustments to the study methodology. The progress of the study has been tied to the schedule for the approval of the Official Plan. The consultant report could not be finalized and released prior to the approval of the relevant built form policies of the Official Plan. Comments: The study presents the design criteria for tall buildings in a clear logical framework. The criteria are described in relation to four basic organizational principles: Site Context; Site Organization; Building Massing, and Pedestrian Realm. Although each of the reports four chapters may be read on its own, many of the criteria are related and a full appreciation of the design guidelines can only be achieved by reading the guidelines as a whole. To facilitate the use of the study by City staff and applicants in developing and reviewing the design of tall buildings, the criteria are succinctly presented in a standard double page format. Text is kept to a minimum and supported by the generous use of sketches and photographs. The discussion of each criterion concludes with a statement of the requirements that the applicant must fulfill to show how that particular criterion has been addressed in the buildings proposed design. Applicants may be required to provide specific plans, diagrams, sections, computer visualizations, photomontages, models and other illustrative devices. Overall, the design criteria are intended to achieve the joint goals of enhancing the public realm and ensuring the tall building fits well with neighbouring development. In considering Site Context, the study identifies the case of large sites which are required to develop a more comprehensive master plan for the proposed development. In addition to the requirements for large sites, all tall building proposals have to address concerns related to the transition between the tall building and the lower scaled features around it, and the protection and enhancement of the sites views and vistas. Landmark sites are identified as those at prominent locations such as an important street corner, the terminus of a street or where the site frames an open space.

- 3-

The design criteria related to the Site Organization deal primarily with issues of building placement and orientation, location of building entrances, servicing and parking requirements, enhancement of adjacent streets and open spaces, and respect for heritage buildings. The intensification of use which comes with tall building developments places significant demands on site organization and the design criteria should mitigate the these effects. Building Massing is a critical consideration in determining the contribution of a tall building to the quality of the Citys physical form, its coherence and organization. The scale of the base component of a tall building is particularly important in providing definition and support to the adjacent streets, parks and open spaces. Other key considerations relate to the design and size of the buildings floor plate and the spatial separation between adjacent tall buildings. The Building Massing criteria reflect the fact that some design policy goals, such as good street proportion, vary from district to district and have to be considered on an individual or area-specific basis. New tall buildings are expected to enhance the Pedestrian Realm by providing active frontages, legible entrances, high quality streetscape and landscape design elements, street furniture and artwork. Other considerations include weather protection through the provision of such features as canopies and awnings, the need to provide adequate sunlight and sky view and the desire to minimize the negative effects of shadowing and uncomfortable wind conditions. The criteria include, for example, the requirement that applicants provide a pedestrian wind tunnel model analysis to demonstrate how pedestrian and cyclist comfort levels are achieved in open spaces around the site. Conclusions: The attached study, Design Criteria for Review of Tall Building Proposals, provides guidelines for the design, evaluation and approval of tall buildings in the City. The guidelines are intended to implement the built form policies of the Citys Official Plan, particularly, the tall buildings policies of Section 3.1.3. The study identifies and compiles the key urban design criteria that should be brought to bear in the evaluation of tall building applications and specifies how the applicant will demonstrate that these criteria have been satisfactorily addressed. The criteria are succinctly presented in a standard two-page lay-out with text, photos and illustrations, which combine to create an easy to follow workbook and checklist for applicants and City staff alike. The study directs applicants for tall building approvals to provide additional information as a supplement to the regular application submission requirements, not as a separate approval process. It is recommended that the tall building guidelines be tested over one year period and any modification resulting from that review period will be reported back to the Planning and Transportation Committee. Subsequently, the tall buildings design guidelines will be incorporated into the forthcoming updated version of the Citys Urban Design Handbook. It is also suggested that, if the City proceeds to establish a design review panel, the panel should refer to the guidelines when considering tall building proposals.

- 4Planning staff are about to undertake a Phase II study that will look at a number of broader planning issues associated with the development of tall buildings including site selection, appropriate height limits on a given site, impacts on the skyline and the Citys overall physical structure. Such study could lead to proposed changes to secondary plans as well as revisions to zoning controls and other planning measures. These considerations are beyond the scope of the design guidelines presented in this report. Contacts: Robert J. Freedman Director, Urban Design Tel: 416-392-1126 Fax: 416-392-1744 Email: rfreedm@toronto.ca

Ted Tyndorf Chief Planner and Executive Director City Planning Division
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List of Attachments: Appendix A: Design Criteria for Review of Tall Building Proposals

City of Toronto June 2006

Table of Contents
Page

TABLE OF CONTENTS PURPOSE OF THE STUDY DEFINITIONS DESIGN CRITERIA Introduction to Design Criteria Tall Building Form SITE CONTEXT 1.0 Master Plan for Larger Sites 1.1 Transition in Scale 1.2 Prominent Sites, Views and Vistas 1.3 SITE ORGANIZATION 2.0 Building Placement and Orientation 2.1 Tall Building Address 2.2 S ite S ervicing and Parking 2.3 Open Space 2.4 Heritage Buildings 2.5 TALL BUILDING MASSING 3.0 Scale of the Base Building 3.1 Tall Building Floor Plates - Articulation, Size and Orientation 3.2 Spatial Separation - Light and Privacy 3.3 PEDESTRIAN REALM 4.0 Streetscape and Landscape 4.1 Weather Protection 4.2 Sun, Shadow and Sky View 4.3 Pedestrian Level Wind Effects 4.4 APPENDIX Sustainable Design

1 2 4 5 6 8 11 12 14 16 19 20 22 24 26 28 31 32 34 36 39 40 42 44 46 49 50

Page 1

Purpose of the S tudy

The City of Toronto retained Urbana Architects/HOK Canada in October, 2003 to assist in the development of planning and urban design criteria for the review of planning applications involving tall buildings. The purpose of the Urbana/HOK Canada study is to elaborate on the built form policies of the new Official Plan (November, 2002) by providing a common set of measurable criteria and other qualitative indicators to assist City staff in the review of tall building development applications. By this means the study will advance the Plans goal of improving the quality of urban design and architecture in Toronto. In particular, there is a focus on the tall building policies of Section 3.1.3 of the Official Plan. The terms of reference for the study confined attention to the design of tall buildings on a site. The broader issues related to their appropriate location within the City were not addressed. This study brings forward urban design criteria that will help the evaluation of tall building proposals. The study is not intended to recommend changes to the Citys zoning by-laws. However, the study findings may contribute, in the longer term, to the on-going work of the New Zoning By-law Project. The study adopts an operational definition of a tall building as one whose height is greater than the width of the right of way of the principal street on which it is located. This threshold of a 1:1 ratio of building height to street width will be used to engage the design criteria within this booklet. Buildings that exceed this limit trigger a number of urban design concerns regarding fit and impact on the surrounding urban fabric, including the local pedestrian environment. As the Official Plan recognizes, tall buildings come with larger civic responsibilities and objectives than other buildings and require additional built form principles to be applied to their design. Typical arterial street allowances in the City range from 20 to 36 meters. Based on the above definition, buildings generally greater than 6 to 10 stories in height would invoke the application of the tall buildings policies and design criteria. This definition of tall should also recognize that any building which rises significantly above its existing or planned context should be considered tall. Under this expanded and more flexible definition, the more rigid 6 to 10 stories limit might be seen in certain situations to be either too high or too low a cut-off point depending on the local context. Although tall buildings have their origins in North America, they have become increasingly common throughout the urbanized world. Most cities in Europe and North America have tailored features of their development approval process to deal specifically with issues related to tall building design. Each city has a different set of parameters with differing implications for the development of tall buildings within their fabric.

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In general terms, North American cities, such as New York, Chicago and Vancouver exercise a relatively high degree of control over the design of tall buildings, particularly at the local or site-specific level. By contrast, certain European cities, such as Frankfurt and Rotterdam, tend to apply regulations in the pursuit of more strategic objectives at a broader scale. In both cases, the development control process can be a mixture of regulations and incentives applied by statutory or advisory authorities. However, the more prescriptive approach to tall building design practiced in North America leads to a more standardized development typology, whereas the more discretionary system employed in Europe has a better capacity to address the much greater diversity of environmental character found there. Regulatory systems can, therefore, be viewed as tending either towards a more rigid, prescriptive framework or a more flexible, negotiated system. The employment of Design Review Panels, typically made-up of respected design professionals, can sometimes blend these two regulatory approaches to maximum effect, significantly raising the bar on urban design and architectural quality of tall building development. While the Design Review Panel approach would be our recommendation in the long term, it is not practical to expect the City to implement new and separate approval process for tall buildings in the short term. The most practical route forward for Toronto at this time is to work within the existing regulatory framework to make it more effective. Consequently, this study identifies and compiles the key urban design criteria that should be brought to bear in the evaluation of tall building applications, and specifies how the applicant will demonstrate that these criteria have been satisfactorily addressed. By and large, applicants will be directed to provide additional information as a supplement to the standard application submission process, not as a separate process. The study organizes the tall building design criteria under four principal headings: Site Context; Site Organization; Building Massing, and Pedestrian Realm. Clearly, many of the criteria are inter-related and, although each section or chapter can be read on its own, the report should be viewed as a whole to fully appreciate how the criteria work in combination to enhance the design of tall buildings. The criteria are succinctly presented in a standard two-page lay-out, with photos, text (including applicable Official Plan policy references) and illustrations, that create an easy to follow workbook and checklist for applicants and City staff alike. Applying the design criteria and recommended application submission requirements will help implement the objective of the Official Plan to ensure that tall buildings fit within their context and minimize their impacts.

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Design Criteria for Review of Tall Building Proposals

Definitions
elements including cornices and belt courses.

T ext in quotation marks denotes an extract from the City of Toronto Official Plan

Articulation - the layout or pattern of building elements including walls, doors, roofs, windows and decorative Base Building - lower portion of a tall building, designed to provide definition and support at an appropriate scale
for adjacent streets, parks and open spaces, integrate with adjacent buildings, minimize the impact of parking and servicing uses.

Existing and Planned Context - The existing context of any given area refers to what is there now. The
planned context refers to what is intended in the future. In stable areas, such as Neighbourhoods and Apartment Neighbourhoods, the planned context typically reinforces the existing context. In growth areas, such as Centres and Avenues, the planned context generally anticipates change. Height and density aspects of the planned context of new development will be assessed on the basis of the Plans policies, including S econdary Plans and site and area specific policies.Where there are no height and density limits in the Plan, height and density limits of area zoning that implements the Plan will be a benchmark for assessment of those aspects of the planned context. Where there are no height and density limits in the Plan and no area zoning implementing the Plan, height and density aspects of the planned context will be determined on the basis of an area review such as that undertaken to implement Sub-section 2.2.3.3 b) of the Plan. In this case, in determining an application, Council will have due regard for the existing and planned contexts. In instances of apparent inconsistency between existing and planned contexts when interpreting the built form policies as they relate height and density, the planned context will prevail.

Good Street Proportion - Good street proportion is subject to study on a district and street basis. Good
street proportion will be determined by studying the existing conditions, street and open space width, existing building heights and the planned intensity of development and expectations for the character and quality of the streets and open spaces in the future.

Gross Floor Construction Area - total aggregate floor area of the largest typical floor plate of a building,
measured from the exterior face of all exterior walls.

Master Plan for Larger Sites - required for :

Development sites larger than 2.0 hectares Developments with two or more construction phases Sites with more than one building S ites with shared servicing Sites with a new street and/or park

Middle (Shaft) - mid portion of tall building with the floor plate size and shape with appropriate dimensions
for the site, locate and orient it on the site and in relationship to the base building and adjacent buildings.

Pedestrian Amenity - architectural and landscape elements including, lighting, trees, decorative paving, seating,
water features, etc. that promote the safe and comfortable use of streets and open spaces.

Point Tower - tall building with a typical Gross Floor Construction Area not exceeding 8,000 SF (743m2). Street proportion - the ratio of height of buildings along the edges of the street and the width of the space
between the buildings.

Tall Building - generally, a building whose height is greater than the width of the right of way of the principal street
on which it is located or the wider of two principal streets if located on an important intersection.

Tall Building Form - three part building design consisting of Base Building, Middle (Shaft) and Top. Top - the uppermost part of tall building, designed to contribute to the skyline character and integrate roof top
mechanical systems into the design.

Weather Protection Systems - continuous pedestrian weather protection in form of canopies, overhangs
or colonnades along the base of tall building located on or at: Streets with retail or commercial uses at grade Avenues Streets in the Downtown Financial District Adjacent to transit stops

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DES IGN CRITERIA

Introduction to Design Criteria

The tall building has been a part of the make up of Toronto since the turn of the century when the steel frame of the Bank of Toronto rose to 14 storeys at Yonge St. and King St. to be the tallest building in the British Commonwealth. The form of tall buildings has continued to evolve with changing technical improvements, the market demand for space, the economics of development and planning controls addressing where tall buildings are allowed and how they fit into the city. Initially, tall buildings were built on the lot and block framework of nineteenth century Toronto. S mall plate commercial developments, such as the first tall buildings at Yonge Street and King Street and along Bay Street, were constructed in the 1920s on large single lots. Later, in the 1950s, eight to ten storey concrete frame apartments were built on single lots on streets such as J arvis S treet, Dunn Avenue and S t George Street. In each of these cases, small rear and side yard setbacks that had provided adequate light, view and privacy for low buildings, did not work successfully with taller structures. Little or no parking was provided with these early tall buildings. In the 1960s, changes in construction technology and new ideas about the city created new forms of tall buildings. These tall buildings, whether commercial or residential, used large single lots or consolidated lots to provide space for adequate underground parking and increased spaces for light, views and privacy between the buildings. The tall buildings were placed in the middle of the block with large landscaped open spaces between them. Commercial developments based on this model, like the downtown TD Centre, became the symbols of the new economic power of Toronto. Residential towers were inserted into the existing city blocks by the consolidation of smaller lots and demolition of existing neighbourhoods such as at Danforth Avenue and Cambridge Avenue, or in the blocks east of Yonge Street and south of Davisville Avenue.

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Outside of the built up City, new subdivisions such as Flemingdon Park and Parkway Forest were planned, using tower in the park design principles. While providing needed apartments and office space, in general, these buildings did not fit within the existing city built form context and were disruptive to its scale and texture. The buildings did not support streets and open spaces with the porches, stoops and retail that the traditional forms of urban buildings had. Their large floor plates cast long shadows and created windy conditions at grade. Often the promised landscapes of the Tower in the Park became in reality the Tower in the Parking Lot. In the late 1980s a new approach to tall buildings began to take hold in Toronto. These tall buildings were more careful to fit within the existing urban fabric, defining the edges of streets and small open spaces in a traditional way with base buildings, townhouses, or lower scale buildings. These new tall buildings were often mixed-use, had smaller floor plates and were located to minimize shadow and wind impacts. The policy framework for the new Official Plan reinforces and elaborates these ideas about tall buildings. Tall building development should define and support adjacent streets and open space, integrate with the other buildings and open spaces on the block and in the area, including heritage features, and provide high quality pedestrian amenity and enhance the public realm. To facilitate this, the new Official Plan calls for the design of tall buildings to be considered in three distinct parts, base, middle (shaft) and top, each with its particular role in creating a single, integrated structure. These design criteria are intended to provide guidance to the form of development that will achieve the joint goals of enhancing the public realm and fitting in with neighbouring development.

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Design Criteria for Review of Tall Building Proposals

Tall Building Form

Policy
The design of tall buildings will be designed to consist of three parts, carefully integrated into a single whole: base building provide definition and support at an appropriate scale for adjacent streets, parks and open spaces, integrate with adjacent buildings, minimize the impact of parking and servicing uses, middle (shaft) design the floor plate size and shape with appropriate dimensions for the site, locate and orient it on the site and in relationship to the base building in a manner that satisfies the provisions of this section, and top design the top of tall buildings to contribute to the skyline character and integrate roof top mechanical systems into their design. Official Plan 3.1.3(1a,b,c)

Top

Middle (Shaft)

Base

The vertical proportions and articulation of tall buildings will have a dramatic impact on how they are viewed both at street level and on the skyline of the City.
Three part building example.

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Design Criteria
New tall buildings will have regard for the Built Form Policies of the Official Plan and will be designed to: Avoid free standing towers without bases. Avoid big boxy, dominant massing of new tall buildings. Design the walls and step back the building mass to maintain an appropriate scale at street level. Design the uppermost floors of tall buildings to achieve a distinctive profile and integrating mechanical penthouse functions into the total building design.

Sketch 1 Avoid free standing tall buildings.

Sketch 2 Avoid big boxy massing and create an appropriate scale at street level.

Sketch 3 Move away from the approach that all tall buildings should look the same.

Sketch 4 A generic example of how to use vertical emphasis with setbacks to achieve a proportioned tall building. Base is defined in support of pedestrian realm, middle (shaft) is shaped to minimize shadows and increase sky view from street level and the top is sculpted to contribute to the skyline character.

Applicants will illustrate and describe how the massing of the proposed tall building is integrated into surrounding development, how it creates an elegant rather than bulky form, and how its design quality makes a positive contribution to the citys public realm, urban form and skyline.

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Design Criteria for Review of Tall Building Proposals

S ITE CONTEXT 1.0

Master Plan for Large Sites 1.1 Transition in Scale 1.2 Prominent Sites, Views and Vistas 1.3

Master Plan for Larger S ites

The site plan approval process for larger sites with potential multiple tall buildings and/or new internal streets will require a Master Plan for the proposed development. This study has identified that the master planning of larger sites is critical to the success of tall building designs for these developments. Larger sites have certain opportunities and constraints when being designed as places for tall buildings. The integration of larger sites with adjacent areas is important, especially in light of the Official Plan policies calling for the provision of new roads, parks, pedestrian paths and open spaces that extend into and complement the existing surrounding neighbourhoods and help knit the public realm into a single, cohesive whole. Larger sites enable tall buildings to be sited and organized in a way that provides desirable transition to adjacent neighbourhoods and ensures appropriate spatial separation between tall buildings. The larger site allows for the design of base buildings that will define new streets and open spaces at the right scale, as well as provide the correct fit of scale with adjacent sites. On larger sites it is possible to co-ordinate servicing, parking access and utilities to ensure that they do not have negative impacts on neighbours, or on the new public realm within the project. To achieve all these important objectives for larger sites, it is important to develop a Master Plan that will consider and analyze each of the issues described within these guidelines at an appropriate scale.

Illustrative Neighbourhood or District Scale Context Plan of the Railway Lands West.

SITE CONTEXT

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Design Criteria
A Master Plan for larger sites is to be provided at two scales, Neighbourhood or District Scale and the Site or Block Scale. The intent of the Neighbourhood or District Scale Context Plan is to demonstrate how the proposed development fits into and reinforces the existing neighbourhood context. In addition to the criteria outlined below, the plan should indicate five and ten minute walking radii and label area amenities including: public transit and stops, community parks and centres, ravines and trails, libraries, schools, retail areas, etc..
Illustrative Site/Block Plan of proposed development. Highlighted in colour : street edge to be defined, view corridors and view termini points of entry internal service court important green buffers.

.1

A Master Plan for larger sites is required for: Development sites larger than 2.0 hectares Developments with two or more construction phases Sites with more than one building S ites with shared servicing Sites with a new street and/or park

The intent of a Site/Block Plan is to ensure that issues such as internal site circulation and servicing, parcelization of the land, phase implementation, adequate spacing between buildings, entrance locations, ground floor land use, the appropriate location of parks and public spaces, general location of base and middle(shaft) and efficient land use have been taken into account.

Applicants will provide a Master Plan for large sites that will describe in drawings and words for the site and its context the following issues: the location and dimensions of public streets, parks and accessible open spaces general location and dimensions of pedestrian circulation and relationship to pedestrian sidewalks and paths,TTC stops and shelters general location of building footprints - base buildings and taller buildings general layout and dimensions of setbacks from streets, parks and open spaces, as well as dimensions between base and tall buildings on the same site general location of building entrances for each building general location and dimensions of site access, service areas, ramps, drop-off and parking for each building phasing plan and schedule perspective(s) showing important views

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Design Criteria for Review of Tall Building Proposals

Transition in S cale
Policy
New development will be massed to fit harmoniously into its existing planned context. It will limit its impacts on neighbouring streets, parks, buildings and open space by: creating appropriate transitions in scale to neighbouring existing and planned buildings for the purpose of acheiving the objectives of this Plan. Official Plan 3.1.2(3b) The Official Plan clarifies transition: Appropriate transition in scale can be achieved with many geometric relationships and design methods in different combinations including angular planes, stepping height limits, appropriate location and orientation of the building, the use of setbacks, and step backs of building mass. The larger the difference in scale of development the greater the need for transition. Transition in scale between tall buildings and lower scaled buildings or open space and low-rise neighbourhoods can be thought of at two scales. 1. Scale of the Block A transition between lower scaled neighbouring buildings, open space and tall buildings on a block or across the street may be achieved through: - The creation of a base building at the appropriate scale with the adjacent buildings and width of the street. - Articulation of the base that integrates with the neighboring building and the street including appropriate ground floor uses. - The scale and placement of the taller building on a site to reduce its visible impact from streets, open spaces and neighbouring property, including the stepback of the taller building from the base to allow for the reading of the base as the primary definition of the street. 2. Scale of the District When considering a tall building(s) on a site between two land use areas or areas of differing heights or built form consideration needs to be given to: - Providing appropriate horizontal separation distance between the tall building(s) and lower scale area. - The appropriate height for the transition site to allow for a stepping down of the tall building(s) towards lower scaled buildings or adjacent neighbourhoods reducing its impacts from streets, open spaces and properties.
Within the North York Centre two approaches have been used that can provide insight as to how a district of tall buildings has been regulated to ensure an adequate transition to lower scaled neighbourhoods:

North York Uptown Height Diagram Height = 70% of the distance from the stable area to ensure that buildings step up away from the lower scaled neighborhoods at the edge of the Centre towards a maximum height of 87 metres at Yonge Street. S treet.

North York Downtown Height Diagram A 75 metre setback from the relevant residential property line sets a zone with 11 metre high buildings that can integrate with the adjacent neighbourhood. A first height zone of up to 65 metres is allowed and then the 100 metre re height limit limit adjacent adjacent to toYonge Y onge Street. S treet.

SITE CONTEXT

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Design Criteria
Transition at the Scale of the Block: On sites adjacent to lower scaled buildings on the block or across the street: Ensure that appropriately scaled base buildings are put in place. Place the taller building shaft on the site and provide appropriate setback of the tall building from the base in a manner that limits its visual impact on the street, open space and from neighbouring properties that are lower in scale. Consider appropriate setbacks of tall buildings from neighbouring buildings to provide areas where buildings at a lower scale achieve appropriate transition. Use angular planes to limit the height of tall buildings and to ensure that they step away from the lower scaled neighbouring buildings. An angular plane of 45 degrees is often used but may vary to meet other policies. Transition at the Scale of the District: When designing a tall building or group of tall buildings on a site between two height areas, land uses, or built form, study and consider the use of setbacks, stepbacks and an angular plane to achieve appropriate transition in scale. Each of these envelope controls may vary according to the size of the development area, the planned intensity of use in the redevelopment area, the size of the low-scaled area, the street widths and the analysis of impacts on the low-scaled areas including sunlight and sky view. Not all sites may be appropriate for a tall building.

.2

Sketch 2 Maintain the street scale by designing base building to match height and setback of neighbouring buildings or planned base building.

Sketch 3 Use angular planes to limit the height of tall buildings and to achieve appropriate transition from lower scaled buildings on the block. An angular plane of 45 degrees from the closest property line of sites with lower scaled buildings is often used but may vary to meet other policies.

Applicants will provide building plans, sections and computer views, illustrating the design strategy that will successfully integrate the building(s) into its surroundings. Drawings will clearly indicate existing and proposed building context, showing zoning envelopes, setbacks, property lines, street widths, building heights, angular planes and sun/shadow impact.

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Design Criteria for Review of Tall Building Proposals

Prominent S ites,Views & Vistas

Policy
On a corner site, the development should be located along both adjacent street frontages and give prominence to the corner. If located at a site that ends a street corridor, development should acknowledge the prominence of that site. Official Plan 3.1.2(1a)

Prominent sites are defined by their strategic location and relationship to adjoining public streets, open spaces and consequently, by their strong visual impact on the surrounding city. Prominent sites include those that terminate a street, are on street corners or that frames the edge of a major park or open space. Sites adjacent to bridges, underpasses, or sites where changes in land use or scale occur, are also prominent sites. In Torontos discontinuous grid of streets, the corners are some of the most prominent building sites. Historically buildings of distinctive form, sited at prominent intersections, provide enduring visual delight and reinforce the organization of the city by providing a landmark for orientation. Tall buildings on prominent sites should respond to these situations with high quality design. Historically, buildings of distinctive form were located on prominent locations including city halls, churches, hotels, post offices, banks or theatres; today these are admired for their memorable vistas and quality architecture. Prominent site(s) neither require tall buildings to make them special, nor should they be a reason for a tall building or an increase in height.

The preserved heritage faade incorporated into the base of a tall building provides provides a a unique street terminus.

The clock tower of this prominent public building acts as a terminus of the vista.

SITE CONTEXT

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Design Criteria
Tall buildings on prominent sites will be designed and organized to: Enhance the landmark site and integrate with context. Complement and enhance, not compromise, strategic views and important vistas in the city. Provide an appropriate design that acknowledges the land shape and architectural context of the prominent site area. Provide a high level of architectural treatment to all frontages that are visible and prominent. Display a high quality design. Tall buildings should not be located on sites where they create negative visual impact on sensitive historic environments.

.3

Sketch 1 Acknowledge the street terminus with distinctive architectural features.

Sketch 2 Prominent sites: 1. Terminating Sites 2. Corner Sites 3. Sites framing open spaces

Applicants for developments on prominent sites will provide an evaluation of the potential visual impact of the proposed development on the surrounding urban context, illustrated through computer visualization from a pedestrian point of view, photomontage techniques, aerial photographs, and/or a physical model. Applicants will also provide an analysis of surrounding areas that outlines the positive and negative impacts that the proposed tall building makes to the visual quality of the area.

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Design Criteria for Review of Tall Building Proposals

S ITE ORGANIZATION 2.0

Building Placement and Orientation Tall Building Address S ite S ervicing and Parking Open Space Heritage Buildings 2.1 2.2 2.3 2.4 2.5

Building Placement & Orientation

Policy
New development will: Generally, locate buildings parallel to the street or along the edge of a park or open space with a consistent front yard setback. Official Plan 3.1.2(1a)

Torontos traditional urban pattern is of buildings aligned parallel to the street with a consistent setback from the front property line. This pattern clearly defines the street edges, reinforces the public street and provides a seamless edge of public activity. Spaces for planting street trees and gardens between the public sidewalks and the front of the buildings are provided, where appropriate. There will be situations however, especially on a larger site, on block-long development or multi-block development, that break the consistent pattern and provide an opportunity for an attractive forecourt, urban plaza, garden or other publicly accessible amenities. New development will be located and organized to fit with its existing and planned context. New base buildings will frame and support adjacent streets, parks, and open spaces by, in general, being placed parallel to the street, aligning with neighbouring buildings to create a pattern of continuous building facade. The tall building middle (shaft) may orient itself differently from the base building when it is demonstrated that the proposed orientation minimizes the shadow impact and loss of light and skyview or improves wind conditions and sustainable design features.

Base building infill defines street at the alignment of adjacent buildings.

Buildings consistently setback to provide additional pedestrian space and amenity.

S ITE ORGANIZATION

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Tall Building Address

Policy
New development will: locate main building entrances so that they are clearly visible and directly accessible from the public sidewalk, and provide ground floor uses that have views into and, where possible, access to, adjacent streets, parks and open spaces.
Official Plan 3.1.2(1b,c)

A well designed building entrance, directly accessible from the street, provides a clear and visible identity for the building acting as a threshold between the public realm and the private realm of the building interior. Entrances not visible or easily accessible from the public sidewalk, including entrances behind parking areas, from long driveways, from interior malls and exterior walkway circulation systems, take away from the importance of the street and are inappropriate as entrances to tall buildings. Direct, visible and accessible public entrances to buildings help promote safe, vibrant public streets and sidewalks. Typically, the most vital and interesting streets, whether lined with residential or commercial uses, have a fine grain of entrances along the street edge.

A dramatic galleria entrance provides address for mid-block development.

Base building has a two-storey glazed lobby at the corner and a fine grain of retail entrances along commercial street.

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Design Criteria
When designing building entrances: Locate primary entrances to buildings at grade and on the public street frontage. If setback from from the the public public sidewalk, sidewalk, maintain clear sight lines and accessible grades from the public sidewalk to the primary building entrance. Use a high level of architectural and, where appropriate, landscape treatment to emphasize the primary entrance. Differentiate architecturally between the residential and commercial entrances in mixed use buildings. Organize automobile drop-offs at the side and rear of development sites. Use lobbies with multiple access points where appropriate. Articulate the base building at the primary entrance to allow the middle (shaft) of a tall building to meet the street in order to achieve a clear and visible address.

.2

Sketch 1 A fine grain of entrances along the edge of public streets is encouraged to support the safe and active use of the public sidewalk.

Sketch 2 Provide clear and visible identity for building entrances located at mid block and corner.

Sketch 3 Provide clear, visible and safe link between sidewalk and tower entrance at block interior.

Applicants will provide an illustration of primary and secondary entrances showing how the addresses are readily identifiable from the street.

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Design Criteria for Review of Tall Building Proposals

S ite S ervicing and Parking

Policy
New development will locate and organize vehicle parking, vehicular access, service areas and utilities to minimize their impact on the property and on surrounding properties and to improve the safety and attractiveness of adjacent streets, parks and open spaces.
Official Plan 3.1.2(2)

All buildings and developments should be designed to accommodate front of house and back of house functions and activities. Areas for garbage storage and collection, loading docks, auto parking, ramps to underground parking, vents, meters and transformers are essential to the efficient function of any new development but are specifically back of house activities. Safety, physical, visual and noise impacts on the street and adjacent property are the key considerations when designing and locating these functions. Transformers, meters, vents and exit stairs should be integrated within the building mass. If located outside of the building, they should be organized away from areas visible or accessible to the public, or screened from view and integrated into planting and/or architectural treatment.

A dramatic archway frames access to the midblock landscaped auto court that provides drop off and access to parking ramps and servicing.

A mid-block landscaped courtyard provides for automobile drop-off, parking ramp access and other servicing.

A shared rear driveway provides access to a flanking auto drop-off, as well as servicing and parking access.

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Design Criteria
Tall building developments will organize site access and servicing to: Screen, to the maximum extent possible, back of house uses from public view. Use shared service areas where possible within development blocks, including public and private lanes, driveways and service courts. Consolidate and minimize the width of driveways and curb cuts across the public sidewalk. Organize automobile drop-off areas into the side and rear of development sites and provide through lobbies with access to the street and auto drop-off areas. Integrate services and utility functions within buildings where possible. Minimize the size of service, garage doors and openings visible from public streets and open spaces. Provide underground parking where appropriate. Eliminate surface parking between the front face of a building and the public street or sidewalk. Eliminate lay-bys on public streets. Where permitted or appropriate, integrate above-ground parking structures with building design and have usable building space, rather than parking, face adjacent streets, parks and open spaces.

.3

Sketch 1 Consolidate servicing by using shared driveways and service courts.

Sketch 2 Screen parking structure in the base building by providing commercial, retail or residential activities along street facade on all floors.

Applicants will provide a site plan and section with annotations to explain the systems of parking, access and egress for all vehicular movements and the appropriate location of areas allocated for garbage storage and collection, loading areas, underground ventilation shaft/gratings, service metres and transformer vaults. Applicants will also describe which, if any, existing public transportation services are within walking distance and demonstrate the projects commitment to reducing private vehicle use and improving public transportation.

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Design Criteria for Review of Tall Building Proposals

Open S pace
Policy
New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional for pedestrians by providing landscaped open space within the development site. Official Plan 3.1.2(5d)

The Official Plan outlines objectives for the provision of open space within new developments to extend, enhance and complement the system of public streets and parks. New tall building developments should strive to provide occupants and neighbours with high quality, accessible and safe open space on their sites. Open space on a site can take a number of different forms depending on the building programme, its site and planning expectations for development. Exclusive use amenities for the individual owner or tenant in a building may be provided through balconies, gardens at grade or on a roof terrace, while shared amenities for the use of residents and tenants may take the form of indoor and outdoor space at grade, or on roof terraces. Publicly accessible open spaces are those parts of private developments that are visually and physically accessible to the general public. The location within the block, along with the form and scale of these open spaces may vary, as does their intended use. Furnishing, landscaping, lighting, public art and connections to public streets and other open spaces need to be considered when locating and designing new open spaces.
An intimate urban garden adjacent to a city street.

Plaza displaying high quality of architectural features including fountains, public art, quality paving, street furniture and planting.

Landscaped mid-block park provides tranquil retreat in densely developed area.

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Design Criteria
The former City of Toronto Urban Design Handbook provides formal definitions and design criteria for a number of recuring public open space types. Guidelines on the location and layout of the following five open space types, usually associated with tall building development, can be found on pages 44 and 45 of that publication: forecourt , an open space between the public sidewalk and the main entrance of the building; walkway, an exterior public pedestrian way at street level, usually providing connection through the block; urban garden, a landscaped open space, usually of intimate scale, located and oriented to provide maximum sunlight during midday; plaza, an animated gathering place with landscape features flanking a public street; and courtyard, a landscaped open space, located in the centre of a single or consolidated block with no direct street frontage.

.4

Sketch 1 Design walkways with public uses along the base building edges and a rhythmic repetition of architectural and landscaping elements.

For more information on Open Space and Pedestrian Amenity issues refer to the Urban Design Handbook, City of Toronto,1997. Sketch 2 Define public open spaces by appropriate massing and articulation of base buildings.

Applicants will demonstrate through illustration(s) the open space features that create and enhance pedestrian amenity. The illustrations should further demonstrate how the design of the building and associated open space(s) will relate to its context by providing pedestrian level perspective sketches.

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Design Criteria for Review of Tall Building Proposals

Heritage Buildings
Policy
S ignificant heritage resources will be conserved by designating areas with a concentration of heritage resources as Heritage Conservation Districts and adopting conservation and design guidelines to maintain and improve their character. Official Plan 3.1.5(1b)

The history of any city is best told through its streets, parks and architecture. The City of Toronto values its heritage properties and therefore requires that they be protected and integrated into new development in a manner that preserves their setting, character and integrity consistent with accepted principles of good heritage conservation. The historic legacy of the city can co-exist with new development. Development should strive for the long term protection, integration and re-use of heritage resources. The conservation of heritage resources must be taken into consideration at each phase of the planning and decision making process.

An example of a heritage faade integrated into the base of new development.

Scale and materials of the new base building complement the preserved heritage building.

Carefully scaled base building and stepbacks reinforce the prominence of a significant historic building.

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Design Criteria
With respect to heritage buildings or sites either within or adjacent to the development site: New tall buildings will not visually impede the setting of listed/designated buildings nor block important views into areas designated as Heritage Conservation Districts. Where heritage buildings are low-scaled, the base building of the tall building will respect and reflect the unique urban grain and scale, visual relationships, topography and materials of the surrounding historic buildings. Any new tall building proposal affecting the setting of a listed/designated building should satisfy all requirements of the Official Plan and should demonstrate that the areas character and the appearance of the setting of a listed/ designated buildings will be preserved and enhanced.
Sketch 1 Maximize spatial separation between heritage building and new tall building development.

.5

Sketch 2 Stepback beyond base and maintain the views of heritage buildings.

Applicants will provide drawings and a description demonstrating how the proposed project works to maintain, support, reinforce and enhance any historic buildings or sites, either within, or adjacent to the applicants property.

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Design Criteria for Review of Tall Building Proposals

TALL BUILDING MAS S ING 3.0

Scale of the Base Building 3.1 Tall Building Floor Plates - Articulation, Size and Orientation 3.2 Spatial Separation - Light, View and Privacy 3.3

S cale of the Base Building

Policy
The base building will provide definition and support at an appropriate scale for adjacent streets, parks and open spaces, integrate with adjacent buildings, minimize the impact of parking and servicing uses. Official Plan 3.1.3(1a)

In new tall building development it is important that the base buildings recognize and integrate with the prevailing and planned context of building massing and the characteristics of the street. Appropriate base building height depends on the scale of the existing and planned context. Existing and Planned Context is a term defined in the Official Plan (see Definitions p.4). Street proportion is the ratio of the height of buildings along the edges of the street and the width of the space between the buildings. Street proportion gives a measure to certain qualities of the street including its access to sunlight and sky view and the scale of building walls that form the edge of the street. Good street proportion is subject to study on a district and street basis. Appropriate street proportion will be determined by studying the existing conditions, street and open space width, existing building heights and the planned intensity of development and expectations for the character and quality of the streets and open spaces in the future. (Official Plan pg. 42)

The new development complements the historic scale of the street by providing a base building at the context height and by significantly steping back the taller building.

The base building provides definition for the street at an appropriate scale.

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Design Criteria
The massing and height of base buildings will always be considered within the zoning envelope. Within that zoning envelope the massing of new development will: Where height limits are taller than the existing street proportion and adjacent historical context, the building massing will include a base building at the street proportion described in sketch 2 or context height. The minimum base building height will be 11 metres or three storeys. In the absence of an historical building context, the massing of the base building will be within a 45 degree angular plane, taken from the curb on the opposite side of the street. On a corner site, the base building will be massed to respect the prevailing height of the base building and setback on both streets, but the higher height limit will govern in order to give the building a degree of prominence. The appropriate scale of the stepback from the base building for taller building elements is determined by the relationship of the scale of the taller building to the base. The taller the building in relationship to the base, the larger the stepback to reduce the negative impact of the taller element on the street proportion and context.The minimum stepback of the taller building parts from the street edge of the base building will be 5 metres.

.1

Sketch 1 Different street proportions in different locations. A - Urban Street-Financial District B - Residential Street C - Mixed use Residential/Commercial Street

Sketch 2 Design base building at the street proportion or context height.

Sketch 3 Step back from the base for a minimum of 5 metres.

Applicants will provide annotated street elevations, sections and pedestrian level perspective views showing the massing relationship between base building and taller building parts, and illustrating how the base integrates with the adjacent buildings and defines a well proportioned street. A 1:50 elevation drawing, with materials labelled, of a portion of the base will also be provided.

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Design Criteria for Review of Tall Building Proposals

Tall Building Floor Plates

Policy
New development will be massed to fit harmoniously into its existing and/or planned context, and will limit its impacts on neighbouring streets, parks, open spaces and properties by: c) providing for adequate light and privacy; d) adequately limiting any resulting shadowing of, and uncomfortable wind conditions on, neighbouring streets, properties and open spaces, having regard for the varied nature of such areas; and e) minimizing any additional shadowing and uncomfortable wind conditions on neighbouring parks as necessary to preserve their utility. Official Plan 3.1.2(3) New development will be massed to define the edges of streets, parks and open spaces at good proportion. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. Official Plan 3.1.2(4) Design the floor plate size and shape with appropriate dimensions for the site, locate and orient it on the site and in relationship to the base building and adjacent buildings in a manner that satisfies the provisions of this section. Official Plan 3.1.3(1b) Articulation and Size The size and articulation of the floor plate in the shaft (middle) of the tall building is instrumental in the perception of the overall three dimensional massing of the building and its visual and physical impact on adjacent areas. The use of properly located small floor plates is encouraged since they result in slender buildings which cast smaller shadows, may improve skyviews, and permit better views between buildings and through the site. Such developments also promote sustainability by providing opportunity for increased daylight catchment and more efficient climate control within the building. Orientation Larger sites have greater flexibility when designing and orienting the middle (shaft) of the building. Taller buildings located to the south and east side of a block have less negative impact on the adjacent streets, as a greater proportion of the shadows cast from their taller parts fall within the development block itself.

Tower with narrow floor plates, shaped to maximize views to the Waterfront, creates dramatic skyline silhouette.

Articulated square shaped floor plates provide a variey of balcony fronts and terraces.

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Design Criteria
With respect to the size and massing of tall buildings: Point tower form is preferred.
(See definition p.4)

.2

Sketch 1 Design articulated, square shaped plates that reduce building bulk and shadowing, and set up view and balcony opportunities.

Middle (shafts) will be located to minimize the shadowing of adjacent streets, open spaces and buildings. Middle (shafts) that have small floor plates are encouraged since they have the least impact on shadowing, winds and views. When siting tall buildings that have elongated slab floor plates that cast biggest shadows, North-South orientation is preferred. East-West buildings cast the largest shadows, therefore locate them on south side of a block so the shadows will fall within the block rather than on the adjacent street. Articulate large floor plates to break down the mass of the building and to create street interest and enhance sky line character. Articulate the uppermost floors of tall buildings to achieve a distinctive skyline profile. Residential floor plates larger than 8,000 SF (743 m2) and commercial floor plates exceeding 20,000 SF (1860 m2) of Gross Floor Construction Area will be articulated architecturally to minimize shadows, loss of sky view and wind conditions in adjacent open space.
Gross Floor Construction Area is defined as the total aggregate floor area of the largest typical floor plate of a building, measured from the exterior face of all exterior walls.

Sketch 2 Avoid bulky, elongated slab floor plates in dense urban context.

The applicants will illustrate and highlight the strategy for shaping and planning the tall building floor plate. References to any regulations such as the Ontario Building Code which affect the layout should be annotated.

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Design Criteria for Review of Tall Building Proposals

S patial S eparation
Policy
New development will be massed to fit harmoniously into its existing and/or planned context, and will limit its impacts on neighbouring streets, parks, open spaces and properties by: c) providing for adequate light and privacy; d) adequately limiting any resulting shadowing of, and uncomfortable wind conditions on, neighbouring streets, properties and open spaces, having regard for the varied nature of such areas; and e) minimizing any additional shadowing and uncomfortable wind conditions on neighbouring parks as necessary to preserve their utility. Official Plan 3.1.2 New development will be massed to define the edges of streets, parks and open spaces at good proportion. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. Official Plan 3.1.2(4) Appropriate space between towers allows for appropriate light and privacy for new and existing buildings as well as allowing appropriate sunlight, wind and skyview to the adjacent streets, parks, open spaces and properties. Light and privacy are two separate, but inter-related issues that are influenced by the orientation, site characteristics, heights and distances between adjacent buildings. An adequate condition of privacy is achieved when orientation, facing distances or space exists to mitigate overlooks between the residential windows and balconies of one building and the residential windows and balconies of another. An adequate level of natural light into a dwelling can be said to be achieved when the orientation, facing distance and space between building walls and windows is sufficient to allow daylight for part of the day to enter through the windows into the main living space. These conditions vary depending on the urban context and intensity of planned development.

Smaller separation distances are improved by the use of curved faade.

Greater than

30 m

30 m

An example of how facing distances between the towers are increased relative to height.

TALL BUILDING MAS S ING

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Design Criteria
Conditions beyond the required By-law minimums are often necessary to achieve light, view and privacy. The minimum spacing between the shafts of two tall buildings will equal the widest tower width measured perpendicularly to building face, but it will be no less than 25 metres. The taller the building, the greater the facing distance between the buildings should be in order to achieve appropriate light and privacy. Similarly, on compact urban sites where a tall building is proposed the shaft of the tall building must be located a minimum of 12.5m away from the property line. The taller the building, the greater the distance to the property line and neighbouring buildings on a site should be in order to achieve appropriate light and privacy.

.3

Sketch 1

Sketch 2

Applicants will provide building plans and sections that illustrate the design strategy for resolving light, view and privacy issues. Drawings will clearly indicate zoning envelopes, setbacks, property lines, and building heights, as well as arrow annotations showing view angles and access to light at different times of the day and year.

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Design Criteria for Review of Tall Building Proposals

PEDES TRIAN REALM 4.0

Streetscape and Landscape Weather Protection Sun, Shadow and Sky View Pedestrian Level Wind Effects 4.1 4.2 4.3 4.4

S treetscape & Landscape

Policy
New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional for pedestrians by providing: improvements to adjacent boulevards and sidewalks including street trees, lighting and other street furniture coordinated landscape improvements in setbacks to create attractive transition from private to public realm landscaped open space within the development site
Official Plan 3.1.2(5a,b,d)

New tall buildings will integrate with and enhance their surrounding context. High quality streetscape and landscape design elements will be used between the building and the street. The space between the building faade and the public sidewalk is an integral part of the image and character of the public street. This is the zone that accommodates sidewalk cafes and retail displays, corporate or residential building entrances, front gardens to residential units, or connections to arcades and other open spaces. It is this zone that usually contains canopies and awnings, signage, special lighting, landscaping and outdoor furniture. There are two design approaches to treating the transition space between the private and public realms. The first promotes interaction between the ground floor uses and the public sidewalk and has a primarily hard or paved character to accommodate commercial/pedestrian activities. The other approach provides privacy for the ground floor uses and usually has a soft, landscaped character for residential activities.

Hard surface streetscape complements commercial street frontages.

On residential streets, green privacy buffers and mature trees create transition from the private to the public realms.

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Design Criteria
The new tall building development will: Contribute positively to the streetscape by providing active frontages, legible entrances and views to the street for security. Provide a new high quality streetscape on each frontage to City standards. On streets characterized by setbacks of primarily hard landscaping, tall building developments with retail and/or commercial uses at grade, will provide appropriate setback between the base building face and the public sidewalk. The design of the space will be an extension of the materials, levels and the character of the public streetscape. Where appropriate, introduce soft landscaping, street furniture and public art. On streets characterized by setbacks with a soft landscaped character and where ground floor uses require more privacy from the adjacent sidewalk, additional landscaping and amenity will be provided between the building face and the public sidewalk. This landscaping treatment may include tree and shrub planting, water features, railings, curbs, low walls, fences and public art. On residential streets provide additional lighting, seating and planting, as well as change of grade level (up to 90 cm) between ground floor residential and public sidewalks for privacy.
For more information on Streetscape & Landscape refer to the Urban Design Handbook, City of Toronto,1997.

.1

Sketch 1 Extend hard surface character along commercial frontages and where appropriate provide canopies, awnings, planters, art, lighting and street furniture.

Sketch 2 Introduce soft surface landscape for privacy adjacent to residential uses.

Applicants will demonstrate how the new proposal contributes to the streetscape enhancement by providing active frontages, legible entrances and views to the street for security.They will also provide landscape plans showing paving, artwork, exterior furniture and planting.

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Design Criteria for Review of Tall Building Proposals

Weather Protection
Policy
New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional for pedestrians by providing weather protection such as canopies and awnings. Official Plan 3.1.2(5c)

Toronto is a city with a climate of extreme weather conditions. In such a climate use of continuous canopies and awnings along the edge of buildings can greatly enhance the enjoyment of public streets and open spaces. While primarily provided to assist in the environmental comfort of pedestrians, weather protection systems play an important role in framing and shaping our visual urban experience. Canopies, awnings and colonnades work together with street trees to enclose the street and define its edge. They change and redefine building proportions at the street level, articulate entrances, animate the base building and enhance the character of the neighbourhood. To be effective, weather protection should be well integrated into building design, carefully proportioned and easily maintained. Where base buildings form a continuous street faade , the coordinated and uninterrupted weather protection elements may allow pedestrians to walk comfortably throughout whole districts in all seasons.

A continuous canopy along sidewalk.

Well proportioned and detailed colonnade.

Coordinated canopies over entrances and store fronts.

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Design Criteria
New tall building developments will: Provide continuous pedestrian weather protection along the base of tall building located on or at: Streets with retail or commercial uses at grade Avenues Streets in the Downtown Financial District Adjacent to transit stops Coordinate pedestrian weather protection between developments on adjacent street frontages to ensure that the shelter is continuous and the designs are compatible in scale. Design awnings or canopies to protect main entrances to tall buildings. Proportion columns for colonnades to maintain clear view of the uses behind and to allow for easy pedestrian flow and visibility from the street. The ratio of width to height of the sheltered space will be approximately 1:1.5, with the minimum clear width of 2.5 metres. Integrate lighting, signage and street numbering into canopy or arcade design for clear viewing and easy maintenance. Where space and lighting levels permit, planting will be encouraged as well.

.2

Sketch 1 Weather protection may take form of an overhang, a colonnade or an awning/canopy.

Sketch 2 Introduce canopies/awnings to protect entrances and/or provide continuous weather protection along the base building.

3.75 mm

Sketch 3 Design well proportioned colonnades.

Applicants will provide diagrams in plan, section or axonometric to illustrate the design of pedestrian weather protection features.

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Design Criteria for Review of Tall Building Proposals

S un, S hadow and S ky View

Policy
New development will be massed to fit harmoniously into its existing and/or planned context, and will limit its impacts on neighbouring streets, parks, open spaces and properties by: d) adequately limiting any resulting shadowing of, and uncomfortable wind conditions on, neighbouring streets, properties and open spaces, having regard for the varied nature of such areas; and e) minimizing any additional shadowing and uncomfortable wind conditions on neighbouring parks as necessary to preserve their utility. Official Plan 3.1.2(3) New development will be massed to define the edges of streets, parks and open spaces at good proportion. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. Official Plan 3.1.2(4)

Tall buildings can adversely affect the environmental quality of surrounding areas through the loss of sky view and by the overshadowing of adjacent public and private open spaces. Sky view is the measurable amount of sky seen from a street, park or open space above and in between the building mass. S ky view is important as it has direct impact on the character of streets and open space around a building. Adequate sky view improves the usability and quality of open spaces and the buildings that face them, even though it may not be a source of direct sunlight. The access to direct sunlight is another measurable quality of a space. Access to direct sunlight improves the usability of the space and the quality of rooms in buildings that face that space. In the Toronto climate, access to direct sunlight is important in order to extend the season during which the pedestrians can comfortably use an open space. Tall building developments need to consider how their massing will affect both direct access to sunlight and sky view when designing the building.

The sun traverses the sky from east to west at various angles, depending on the time of day and year. To understand the impacts of building siting and height on shadowing, knowledge of sun angle and the orientation of Toronto streets is essential. The Toronto street grid is generally rotated by sixteen degrees to the west of north. Given this street and block orientation, taller buildings on the south side of a street or park will have a larger impact on the amount of direct sunlight reaching those spaces than buildings on the north side of the street. Tall buildings placed on the east side of the street will cast shadows in the morning, and those on the west side will cast shadows in the afternoon.

Base building stepping back under an angular plane maximizes sun penetration into the park.

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Design Criteria
Alternative massing for individual sites and blocks should always be prepared and analyzed to evaluate the impact on sunlight and sky view in adjacent streets, parks, buildings and spaces. This will include: Placing the appropriate amount of building mass in the base building. The appropriate amount of mass considers the existing and planned context for the site. Designing a small floor plate that allows for more sunlight and sky view. Evaluations need to be made between the impacts of taller thin buildings and lower thick buildings. Placing the taller part of the building Sketch 1 Plan view illustrates shadow patterns on horizontal surfaces. Suitable technique where (the shaft) away from the street or ground plane and roof surfaces are of interest. affected open spaces. This reduces the amount of shadow cast and increases the sky view. Balance this with the need to maintain adequate spacing between buildings on a block for light, view and privacy. Sky view can be measured by creating an imaginary box floating above the site between the height of the base and the maximum building height. The sky view will be the percentage of the space left after the building mass has been subtracted from this box. Computer programs have made the evaluation of the shadow impacts of development on adjacent spaces easy to calculate. The Building Toronto Together Development Guide sets standards for applications and should be followed.

.3

Sketch 2 Oblique view illustrates shadow patterns on vertical and horizontal surfaces. Suitable technique where building facades and roof surfaces are of interest. For more information on sun and shadow refer to Sun, Wind and Pedestrian Comfort by P. Bosselmann/E. Arens and K.Dunker/R.Wright, City of Toronto, 1990 For sun and shadow analysis refer to Building Toronto Together, A Development Guide City of T oronto, J anuary 2004 Engineering input by RWDI

Applicants will, through use of site sections and perspective views, demonstrate that the proposed tall building maximizes the sky views and minimizes its shadow impacts on public streets, parks or adjacent open spaces and buildings. Sun shadow analysis should be provided as per the Building Toronto Together Development Guide.

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Design Criteria for Review of Tall Building Proposals

Pedestrian Level Wind Effects

Policy
New development will be massed to fit harmoniously into its existing and/or planned context, and will limit its impacts on neighbouring streets, parks, open spaces and properties by: d) adequately limiting any resulting shadowing of, and uncomfortable wind conditions on, neighbouring streets, properties and open spaces, having regard for the varied nature of such areas; and e) minimizing any additional shadowing and uncomfortable wind conditions on neighbouring parks as necessary to preserve their utility. Official Plan 3.1.2(3d,e) The position, mass and height of buildings that surround a study site are key factors that affect local wind patterns and pedestrian and cyclist wind comfort. Down drafts off buildings or accelerated winds through tunnelling of wind between buildings are well known to be a hazard. These conditions can be mitigated through good design and sensitive siting of a new building, through appropriate scale of the base building and the step back of the middle (shaft) portion. The use of architectural devices such as screens, terraces, overhangs and awnings can also be adopted to minimize the effects of high speed wind around the base building and to further enhance pedestrian and cyclist comfort at the street level. Predicting the influence of a buildings mass on local wind flow patterns and determining pedestrian and cyclist comfort conditions is a complex task best established through the wind tunnel testing of a scale model. At a preliminary design stage, however, the basic aerodynamic issues, illustrated in the following diagrams, as well as the guidelines of this book, can help to provide design direction to limit uncomfortable wind conditions.

Wind sensors and modelled landscaping.

Pedestrian wind comfort study model on wind tunnel turntable.

For more information on pedestrian level wind effects refer to Sun, Wind and Pedestrian Comfort by P. Bosselmann/E. Arens and K.Dunker/R.Wright, City of Toronto, 1990 Engineering input by RWDI

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Design Criteria
Problems
When wind meets a building, wind that flows down the face, causes accelerated wind speeds near the windward corners. Tall and wide facades that face the prevailing winds are often undesirable.

.4

Preferred
Colonnaded base buildings can be used on windward facades to control downward wind flows. Colonnades provide pedestrians a choice of calm or windy areas (breezes are welcome on hot days).

Buildings create a low wind pressure area immediately downwind. A low building upwind of a tall building increases the downward flow of wind, causing accelerated winds near the windward corners of the tall building.

Base building roof areas that are inaccessible to pedestrians can be used to mitigate against downward wind flows and improve conditions at grade. Landscaped base building roof areas can further reduce wind speeds at grade.

Wind is funneled between two buildings causing accelerated winds between them (wind canyon effect). The height, spacing and orientation of the buildings affects intensity of wind acceleration.

The use of horizontal canopies on the windward face of base buildings is beneficial. Parapet walls can increase the canopys effectiveness. Sloped canopies only partially deflect downward wind conditions. Base buildings that stepback can be used to reduce undesirable downward wind flows. The proportion of base building stepbacks and their influence on the wind is affected by the height of the surroundings.

Applicants will provide a pedestrian wind tunnel model analysis to demonstrate how pedestrian and cyclist comfort levels has been achieved in open spaces around the site that are appropriate for intended or future uses.

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Design Criteria for Review of Tall Building Proposals

APPENDIX
Sustainable Design

S ustainable Design
Today, there are many reasons for building tall: cultural, demographic, environmental and economic. Two vital factors are global population growth and the increasing rate of urbanization. Globally, cities are being challenged to accommodate more people at greater densities and to relax pressure on finite resources, including arable land. The result is intensification of our cities, both in plan and in height. An increased public awareness of environmental issues, such as energy consumption and atmospheric pollution, advancements in construction technology and a raised awareness of design in general have paved the way for sustainability to be recognized as an important element in the future planning of all developments, and especially those featuring tall buildings. Sustainable Design encourages denser buildings, some of which can be tall buildings by ensuring measurable efforts are made to mitigate their impact on the citys environment and infrastructure. The City of Toronto encourages developments to make significant sustainable design contributions. There are also voluntery, private sector green building programs. For example, since 1998, the LEED 1 (The Leadership in Energy and Environmental Design), Green Building Rating System has been used for evaluating environmental performance from a whole-building perspective.

Sustainable design features: building orientation, green roof, slim floor plate, high performance envelope, day lighting, sunshades.

____________________
1. For the LEED Green Buidling Rating System please see Leed Reference Guide For New Construction and Major Renovations LEED Canada - NCV ersion 1.0 by the Canada Green Building Council www.cagbc.org Copyright - 2000 by J ohn Wiley & S ons, published in Canada.

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Design Criteria
The overall, on-going energy consumption and natural resource requirements of a building will be most dramatically impacted by the design decisions made at the projects initial or site planning stage. Key factors that are typically considered in the sustainable design of tall buildings include: building orientation new open space creation sustainable landscape design urban heat island mitigation storm water management alternative transportation renewable energy green roofs high performance envelope natural ventilation daylight harvesting and views illumination pollution reduction waste management water use reduction + waste water technology

Design Optimization: Stormwater Management

Sustainable features: high performance glazing, sunshades, daylighting, natural ventilation with operable windows.

Green roofs can radically reduce energy consumption and improve the use of rain water.

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Design Criteria for Review of Tall Building Proposals

Design Criteria for Review of Tall Building Proposals

HOK Architects Corporations 720 King Street West, Suite 505 T oronto, Ontario M5V 2T3 Tel 1 416 203 9993 Fax 1 416 203 9992 www.hok.com

HOK ARCHITECTS CORPORATION