sosc 3710 - project1-72Chestnut

Development Proposal Presentation for 72 Chestnut Street, Toronto, Ontario

Malik, Martino, Klisz, Liu (MMKL) Ltd.


When the status quo is just not good enough, there’s always…

72 Chestnut Street


Location


Surrounding Area

North


Surrounding Area

East


Surrounding Area

South


Surrounding Area

West


Surrounding Area


Observations: Age


Observations: Height (st.)


Observations: Uses


Observations: Uses

Offices:

- Arthritis Society- Lawyers and paralegals- Litigation Services- Insurance Companies- Importer/exporter offices

Commercial:

- Parking lots- Staples Business Depot- U of T residence coffee shop- 2 convenience stores- Hotel restaurant (Hemispheres)- Ethnic Restaurants along Dundas

Cultural/ Social:

- Textile Museum of Canada- Nathan Philips Square


Public Transportation


Traffic


Sun Exposure


Census Data

Policy

- Ontario’s Places to Grow (Growth Plan for the Greater Golden Horseshoe)

- Toronto’s Official Plan

Design Criteria for Review of Tall Buildings Proposals Tall Buildings Study Toronto Green Standard By- Laws


Places to Grow

Aims:Revitalize downtowns to become vibrant and convenient centres. Provide housing options to meet the needs of people at any age.

Section 2.2.3Intensification: By 2015, a minimum of 40 % of all new residential development must be constructed in existing built up areas. (Source: Growth Plan for the Greater Golden Horseshoe, 2006)


Toronto’s Official Plan

2.2.1 Downtown: The Heart of Toronto

3.1.3 Built Form- Tall Buildings

4.5 Mixed Use Area

“As Toronto grows and evolves, it will need more tall buildings to accommodate people and jobs drawn to the city’s core.” (Tall Buildings, Inviting Change in Downtown Toronto, 2010)


Urban Structures Map

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Guidelines for Downtown

1) Downtown will continue to evolve as a healthy and attractive place to live and work by accommodating policies that: b) provide a full range of housing opportunities for Downtown workers and reduce demand for in-bound commuting.

3) The quality of Downtown will be improved by: d) preserving and strengthening the range and quality of social, health, community services and local institutions located Downtown.

4) A full range of housing opportunities will be encouraged through: a) residential intensification in the Mixed Use Areas and Regeneration Areas in Downtown

6) Design guidelines will be developed and applied to ensure new development respects the context in terms of the development’s fit with existing streets, setbacks, height and relationship to landmark buildings.


Tall Buildings(Design Criteria for Review of Tall Buildings

Proposals)

1) Tall Buildings should be designed to consist of three parts, carefully integrated into a single whole:


a) Top

b) Middle (Shaft)

c) Base Building (Podium)

Mixed-Use Development

Mixed Use Areas Development will:

a) provide for new jobs and homes for Toronto's growing population on underutilized lands in the Downtown.

b) take advantage of nearby transit services.


Design Criteria for Review of Tall Building Proposals

Five Elements:

Design Criteria Site Context Site Organization Tall Building Massing Pedestrian Realm Sustainable Design

(Source: Design Criteria for Review of Tall Building Proposals)


Tall Building Study

“Tall Buildings, Inviting Change in Downtown Toronto”

Authored by Urban Strategies Inc. and Hariri Pontarini Architects (April 2010)

In consultation with City Staff

Establishes a Downtown Vision for tall buildings: which streets tall buildings should be located on, highlights the characteristics of those streets that should be supported and enhanced through tall building development, and sets out how high tall buildings may be along those streets.

Provides a series of Regulations for tall buildings Downtown that build upon the existing policy framework: which includes the Official Plan, Zoning By-law and the City’s “Design Criteria for Review of Tall Building Proposals” document.


Tall Building Study

Identifies portions of major Downtown streets (“High Streets”) where tall buildings are considered to be appropriate.


Tall Building Study

Characterizes tall building typologies in the Downtown, such as the Tower-Podium Form; Canyon Form; Landscaped Setback Form and Secondary High Street Form.


Tall Building Study

• A range of heights is proposed for properties fronting onto High Streets. There are six height range categories.

62m to 107m (20 st to 35 st)


Toronto Green Standard

• Plan applications that meet both Tier 1 and 2 of the TGS are eligible for a refund of 20% of the development charges paid to the City.


“The City of Toronto encourages developments to make significant sustainable design contributions.” (Design Criteria for Review of Tall Building Proposals )

By- Laws

CR 7.8


By- Laws

CR Zone provide for a broad range of uses including retail,

service commercial, office and residential uses:

Permitted Use (40.10.20.10 Principal Use):Holistic/ Health Centre

Conditional Permitted Use (40.10.20.20 Principal Use- Conditional):

- Residential - Day Nursery- Eating Establishment


By- Laws

Conditions:

Residential40.10.20.100 (18): it is in a permitted building type that contains 5 or more dwelling units; and (B) the building is located in a CR zone that has an 'r' value greater than 0.0

Day Nursery (Day Care)150.45.40: If a day nursery is in an apartment building, the day nursery must be located on the first floor

Eating Establishment150.100.20: Other than an outdoor patio, must be contained entirely within the building where the eating establishment is located


Policy Summary

From the provincial government's Growth Plan to the City of

Toronto’s by-laws, our proposal meets, and at timesexceeds, the requirements as dictated through the

variouspolicies in place.


Precedent


Two City Hall (Bay and Elizabeth)


-50- storey mixed-use

- Hotel and residential

- Commercial at-grade

- 6-level parking garage

Two City Hall (Bay and Elizabeth)

Former City of Toronto Official Plan:

Policy 3.5, Prominent Areas and Sites, and Map 4, Prominent Areas and Sites and Significant Views, designate the City Hall Precinct as a prominent area to be sustained and enhanced.

Policy 3.6, Views and Vistas and Map 4, Prominent Areas and Sites and Significant Views,

designate the view of City Hall and the unobstructed view between the towers, as seen from Nathan Phillips Square, as a significant view of a major landmark to be enhanced and preserved.


Policy 3.5, Prominent Areas and SitesPolicy 3.6, Views and Vistas



Proposal: High-Rise Residential with at-grade Commercial level


Being Green

- LEED- Green Roof- Toronto Green Standards- Bixi- Pedal N’ Park


Commercial Amenities

-Restaurant - Café

- Bistro

- Wellness Centre

- Walk-in Clinic - Pharmacy - Physiotherapy - Spa - Dentist - Daycare


Parking

- 4 floors of underground parking - 288 spots (0.67 per unit)- Lower-end Garage to maximize utilization of space

- Auto Share- Parking spots allocated based on purchase- Remaining spots - Public Parking- Pedal N’ Park


When the status quo is just not good enough, there’s always…

72 Chestnut Street


Thank you!

sosc 3710 - project1-72Chestnut

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