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The Well - Urban Design Guidelines 440, 450 & 452 Front Street West; 425, 439, 441 & 443 Wellington Street West; 1 & 19 Draper Street; and 6-18 Spadina Avenue February 2017
The Well - Urban Design Guidelines440, 450 & 452 Front Street West; 425, 439, 441 & 443 Wellington Street West; 1 & 19 Draper Street; and 6-18 Spadina Avenue
February 2017
2
Table of Contents
3
INTRODUCTION..........................................................................................................................................4 ABOUT THE SITE.....................................................................................................................................5-7THE DESIGN APPROACH OF THE PROPOSED DEVELOPMENT.............................................................8THE PROPOSED DEVELOPMENT..........................................................................................................9-20
URBAN DESIGN GUIDELINES (UDG)
POTENTIAL PROJECT PHASING (UDG1 - UDG4).................................................................................. 21
PUBLIC REALM AND SITE AMENITIES ............................................................................................26 PUBLIC REALM AND SITE AMENITIES (UDG5 - UDG6).............................................................................27WELLINGTON STREET WEST PUBLIC REALM (UDG7 - UDG9)................................................................28DRAPER STREET PUBLIC REALM (UDG10 - UDG11).................................................................................29FRONT STREET WEST PUBLIC REALM (NORTH SIDE) (UDG12 - UDG14)...............................................30FRONT STREET WEST PUBLIC REALM (SOUTH SIDE) UDG15............................................................31SPADINA AVENUE PUBLIC REALM ( UDG16 - UDG18)............................................................................ 32PEDESTRIAN PATHWAY NETWORK (UDG19 - UDG21)...............................................................................33WELLINGTON STREET PLAZA (UDG22)...................................................................................................34DRAPER STREET PARK (UDG23)..............................................................................................................35FRONT STREET WEST COURTYARD (UDG24).........................................................................................36
BUILT FORM: PODIUM BASE GUIDELINES .........................................................................................37FRONT STREET (UDG25 - UDG27)..............................................................................................................38SPADINA AVENUE (UDG28 - UDG31).....................................................................................................39-40WELLINGTON STREET WEST (UDG32 - UDG35)........................................................................................41DRAPER STREET (UDG36 - UDG40)............................................................................................................42
BUILT FORM: TOWER GUIDELINES..................................................................................................43TOWER FLOORPLATE SIZE (UDG41 - UDG42)...........................................................................................44TOWER SEPARATION DISTANCES (UDG43 - UDG44)................................................................................45SUN / SHADOWS (UDG45 - UDG46)............................................................................................................46
BUILT FORM: WELLINGTON STREET GUIDELINES............................................................................47 STEPBACKS (UDG47-48).......................................................................................................................48-49
HERITAGE CONSIDERATIONS (UDG49 - UDG51)................................................................................50-51MATERIALITY (UDG52 - UDG57).............................................................................................................52-62ADDITIONAL MATERIAL AND TEXTURE PRECEDENTS.................................................................63-68LIGHTING, WAYFINDING AND PUBLIC ART (UDG58 - UDG64).........................................................69-70POTENTIAL SPADINA TRANSIT HUB...............................................................................................71-76
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Introduction
The Well represents a new urban experience for Toronto, by taking the successful mixed-use city building lessons of the past and framing them within a modern and progressive built form context.
The subject site comprises the properties currently municipally recognized as 440, 450 and 452 Front Street West, 425, 439, 441 and 443 Wellington Street West,. 1 & 19 Draper Street, and 6-18 Spadina Avenue. This constitutes 68% of the block bounded by Wellington Street West to the north, Draper Street to the west, Front Street West on the south side and Spadina Avenue to the east.
Official Plan Amendment 317 contemplates a maximum FSI of 9.5. The development proposes to be approximately fifty percent employment uses and fifty percent residential. Comprised of seven buildings in total, the life of The Well takes place not only in the buildings, but also in the spaces between the buildings.
The purpose of this document is to provide design guidance for the future designers of The Well.
The secondary purpose of this document is to act as a lens through which the evaluation of The Well, over the course of it’s development, will be viewed by City of Toronto Community Planning and Urban Design staff.
All building designs, site plans and renderings as shown in this document are indicative only. The Urban Design Guidelines should be read in conjunction with the City of Toronto’s land use planning framework.
The focus on the pedestrian experience has been an overarching design principle of the proposed development, with a significant proportion of the site area dedicated to pedestrian pathways and open spaces. Retail uses and lobbies will provide animation at grade, not only along the public street, but also in the pedestrian pathways.
All of the aforementioned are contained and framed within creatively designed and sited buildings, so as to respond to and complement the existing and planned built form character surrounding the site. The Well invites Torontonians to live, work and shop through the day and night, and can also be an attraction for visitors.
The unique experience at the pedestrian level is unprecedented in such a large-scale development, particularly within an urban context. The Well is a positive example and important development for the city, as it gives residents, employees and visitors a unique experience in modern city building.
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This document contains information developed during the project design process, which may not be part of the actual development and may possibly be implemented by others, including the City of Toronto. Those ideas are marked with an asterisk .*
INTR
OD
UC
TION
ABOUT THE SITE
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THE SURROUNDING CONTEXT - LOOKING NORTH THE SURROUNDING CONTEXT - LOOKING NORTHEAST
THE SURROUNDING CONTEXT - LOOKING SOUTHWEST THE SURROUNDING CONTEXT - LOOKING WEST
Spadina A
ve
Front St W
Wellington St W Spadina Ave
Front S
t WWellin
gton St W
Spadina Ave
Wellington St WSpadina Ave
Wellington S
t W
Front St W
INTR
OD
UC
TIO
N
7
THE SURROUNDING CONTEXT - LOOKING NORTHEAST
THE SURROUNDING CONTEXT - LOOKING WEST
INTR
OD
UC
TION
Page Intentionally Left Blank
The design approach to The Well has is rooted in traditional city building techniques that are applied within a contemporary approach. A balanced mix of uses are contained within the unique and interesting character of new buildings, responding to the surrounding structures of the King-Spadina neighbourhood. The spacebetween buildings is just as important as the buildings themselves, and pedestrian pathways between buildings connect the site through to restaurants, galleries and other vibrant areas of the city.
The Well is comprised of 7 distinct buildings, marked in the skyline by an iconic Class A office building on the northwest corner of Spadina Avenue and Front Street West. It announces The Well to the city. Like all buildings in The Well, the office building is mixed with other uses, built on a retail podium base. Though the number of residents in the area has grown, options for shopping are difficult to find within King-Spadina area.
The Well will address the shortage of retail options in the neighbourhood by adding a significant amount of new retail space. The first and second floors throughout the development will be
primarily retail, with additional retail in a portion of the lower concourse level to allow for a variety of retail store sizes.
The primary circulation within The Well will be an at grade pedestrian pathway system that is reflective of similar such pathways in the surrounding blocks. This pathway system winds from Wellington Street West to Front Street West in distinct locations and will also connect from the corner of Spadina Ave and Front Street West through the length of the property to Draper Street.
This pedestrian pathway is primarily open to the elements, but covered in places. The pathway is active and framed by a variety of retail options and entrance lobbies to the residential and office components.
There are three particular locations that can be animated with special events: a green space on Wellington Street West, a courtyard on Front Street West and other accessible areas within the site. They could become the home of a regular market, a gathering space for special events, cafe patios or simply a space in which to linger and to enjoy the day. The subject site also includes the properties at 1 Draper Street and 19 Draper Street, though the former will be maintained as is and the latter will be used as a public park.
THE DESIGN APPROACH OF THE PROPOSED DEVELOPMENTFloor to floor heights of the office building are designed with an emphasis on the type of offices found in King Spadina in older renovated buildings. This type of office space is usually marketed to companies involved in creative industries, which characterize the office market of the future.
Offices will occupy a number of levels of each of the buildings located along Front Street West, in addition to the retail and residential portions of the project.
The three buildings along Front Street, (west of the office building) will be comprised of residential buildings above the retail and office space within the podiums.
Wellington Street West will be comprised of mixed use buildings, with residential above the retail spaces. These buildings are designed to frame the Wellington Street frontage and complement the street’s existing built form character. Evocative of the masonry warehouse buildings of the neighbourhood, they are smaller in scale along the street frontage, each being broken down into smaller components as they address the street.
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INTR
OD
UC
TIO
N
Front St
Wellington St
Spa
dina
Ave
Building 2 Building 1Building 3
podium 3
podium 4
podium 5
podium 6
podium 2 podium 1
Building 4
Building 5Building 6
Building 7
The plan is comprised of 7 building modules. Buildings 1, 2 and 3 are designed to have a strong local realtionship to the scale of Wellington Street West.
Buildings 4, 5 and 6 are scaled to Front Street West and the rail corridor.
Building 7 is a landmark office tower at the southeast corner of Front Street West
and Spadina Ave. A heritage property is located at the northeast corner of the subject property at 401 Wellington St. W. The western edge also aligns with the Draper Street Heritage District.
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THE PROPOSED DEVELOPMENT
INTR
OD
UC
TION
10
Front Street
Building Occupancy View from Front StreetNorth Looking
N
INTR
OD
UC
TIO
N
These two drawings show the range of the building typologies both as base buildings and towers from both Front Street West and Wellington Street West. The coloration indicates the intended layering of uses within the building mass.
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Building Occupancy ViewFrom Wellington Street
N
INTR
OD
UC
TION
These two drawings show the range of the building typologies both as base buildings and towers from both Front Street West and Wellington Street West. The coloration indicates the intended layering of uses within the building mass.
Wellington Street
Front Street
Wellington Street West
Spadina Avenue
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LOOKING SOUTHWEST N
INTR
OD
UC
TIO
N
This view shows the relationships of the Wellington Street buildings to the landscape of the street
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LOOKINGNORTH AT THE BUILDINGS ON-FRONT STREET / SPADINA AVENUE
INTR
OD
UC
TION
This view shows the relationships of the buildings to Front Street and the rail corridor, the corner focal point of the office building and the possible transit station ( see appendix )
LOOKING SOUTHWEST AT THE SPADINA AVENUE BUILDING
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INTR
OD
UC
TIO
N
This view shows the relationship along Spadina Ave and the 401 Wellington Street West building.
The view of the office tower shows the north location of the core and elevators.
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PODIUM BASE - SPADINA AVENUE BUILDING AT FRONT STREET WEST.
INTR
OD
UC
TION
This view looks southwest and shows the proposed corner condition at Spadina Ave and Front Street West, particularly the Spadina frontage.
LOOKING SOUTHWEST AT WELLINGTON STREET WESTThis view shows the buildings along the southside of Wellington Street West
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INTR
OD
UC
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N
LOOKING NORTH FROM THE LOWER LEVEL RETAIL CONCOURSE
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INTR
OD
UC
TION
This view shows the mid point location where the pedestrian central open space is located running from Front Street West to Wellington Street West. The stairs connect the lower level retail concourse with the ground level.
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COURTYARD VIEW - LOOKING NORTH
INTR
OD
UC
TIO
N
This view is looking north from Front Street West up the central courtyard towards Wellington Street West.
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COURTYARD VIEW - LOOKING SOUTH
INTR
OD
UC
TION
The view is looking south from Wellington Street West down the proposed central courtyard.
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Potential Project Phasing
Front Street West
Wellington Street West
Spa
dina
Ave
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PHASE 1:UNDERGROUND GARAGE
The urban design guidelines in this document are consecutively numbered for ease of reference.
UDG1 Due to the size of the subject site, the proposed development will be constructed in phases, and in response to market conditions.
UDG2 Phase 1 will comprise the entirety of the underground garage of the proposed development.
UDG3 Phase 2 is proposed to comprise Buildings 7 and the podium of Building 6 with subsequent phases to follow in response to market conditions.
UDG4 Interim treatments for those portions of the subject site yet to be constructed could include, but are not limited to, construction staging areas and interim art installations on construction hoarding boards.
PHASE ONE - the underground parking, service and loading platform.
PH
AS
ING
UNDERGROUND GARAGE
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BUILDING 7 AND THE PODIUM FOR BUILDING 6
PHASE TWO - Building 7 (office tower) and the podium for Building 6.
PH
AS
ING
Front Street West
Wellington Street West
Dra
per
St
Spa
dina
Ave
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BLDG 4 BLDG 5
PHASE 3B - The residential towers of Bldg 4 and Bldg 5 to follow immediately after the completion of Phase 3A or shortly thereafter, subject to market conditions.
PHASE 3A - The podium bases of Bldg 4 and Bldg 5.
PH
AS
ING
Front Street West
Wellington St West
Dra
per
St
Spa
dina
Ave
4A 4B 4C
Front Street West
Wellington Street West
Dra
per
St
Spa
dina
Ave
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PHASE FOUR - Residential buildings 4A, 4B, 4C.
PH
AS
ING
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Public Realm and Site Amenities
XXX
X
XX
XX
XX
X
X
X
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X X
XX
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XX
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INE
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PROPERTY LINE
PROPERTY LINE
PRO
PERTY LIN
EPROPERTY LINE
PRO
PER
TY L
INE PROPERTY LINE
PROPERTY LINE
UNDERGROUND LIMITS
UPUP
UPUP
UNIT UG 01 13202 m²
??
UNIT UG 01 17145 m²
UNIT UG 01 16163 m²
UNIT UG 01 14283 m²
UNIT UG 01 12145 m²
UNIT UG 01 15131 m²
UNIT UG 01 05352 m²
UNITUG 01 06223 m²
UNIT UG 01 11150 m²
UNIT UG 01 1079 m²
UNIT UG 01 09100 m²
UNIT UG 01 0870 m²
TERRACE90 m²
TERRACE175 m²
UNIT UG 01 01457 m²
TERRACE183 m²
TERRACE98 m²
UG 01 24 ENTRANCE TO ANCHOR71 m²
UNIT UG 01 23244 m²
UNIT UG 01 25133 m²
UNIT UG 01 26123 m²
UNIT UG 01 27205 m²
UNIT UG 01 30191 m²
UNIT UG 01 2899 m²
UNIT UG 01 42219 m²
UNIT UG 01 41131 m²
UNIT UG 01 40137 m²
UNIT UG 01 39155 m²
UNIT UG 01 34116 m²
UNIT UG 01 35163 m²
UNIT UG 01 36125 m²
UNIT UG 01 37142 m²
UNIT UG 01 3390 m²
TERRACE88 m²
TERRACE54 m²
UNIT UG 01 03182 m²
UNIT UG 01 041395 m²
UNIT UG 01 21 COMMUNITY USE255 m²
GYM
ENTR
ANCE
80 m
²UG
01 19
28 m
²
UG 01 43249 m²ENTRANCE TO
ABOVE
UG 01
22 B
IKE
CAFE
202 m
²
ENTRANCE TOBELOW
UG 01 4449 m²
UNIT UG 01 32113 m²
UNIT UG 01 38315 m²
??
UNIT UG 01 2999 m²
UNIT UG 01 07137 m²
UNIT UG 01 31188 m²
??
1
2
3
4
56
7
401475
TRAVELLANE
TRAVELLANE
TRAVELLANE
TRAVELLANE
CANTILEVER BOARDWALKPLANTING ZONE (ON BOTH SIDES OF
EXISTING RETAINING WALL)
PARKING
PARKING
TRAVEL LANE
TRAVEL LANE
LANDING
VEGETATION
PROMENADE
VEGETATION
PAVING
VEGETATION
SIDEWALK
SIDEWALK
POTENTIAL LAY-BY
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LSEX. LS
EX. LS
LS-NLS-NLS-NLS-NLS-NLS-NLS-NLS-NLS-N
LS-N
LS-N
LS-N
LS-N
LS-N
LS-N
LS-N
LS-N
LS-N
LS-N LS-N
LS-N
RELOCATED TL
LS-N
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
EX. LS
X
X
X X
XX
X X
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60004000
3300
3300
3300
3300
4000
1000
1750
4300
7000
5200
3000 40003000
2400
3450
6900 6550
72007200
25000
4250
4850
2400
5300
4950
11800
137006000 5300
5250
2850
10000
7350
7450
10000
7650
9350
500094
00
3450
2400
4400
9750
12600
5000
1960
0
5000
39450
5050
8300
6355
0
1700
0
1810
0
1555
0
1058190001059010495
18050
8350
26190
1901
FROM EX. CURB1000
12000
POTENTIAL TAXI STAND
5900 1060618498
205502115720550
POSSIBLE LOCATION OFRELOCATED PEDESTRIAN
SIGNAL
EXISTING STREET CURB
NORTHPLAZA
EXIS
TING
DRIV
EWAY
BRIC
KW
ALL
BOLLARDSBOLLARDS
PROPOSED WELLINGTON STREET TREEAMERICAN ELM SP.
PROPOSED FLOWERING TREEMAKAMIK CRABAPPLE
EXISTING STREET CURB
EXISTING STREET CURB
EXISTING STREET CURB
EXISTING STREET CURB
BOLLARDS
EXISTING RETAINING WALL
PROPOSEDPEDESTRIAN LIGHTS
T.B.D.
PROPOSEDSTREET LIGHTS (LS-N)
SPACING T.B.D.
EXISTINGSTREET LIGHT (EX. LS)
EXISTINGSTREET LIGHT (EX. LS)
PROPOSED TREEHONEYLOCUST SP.
EXISTING RETAINING WALL
EXISTING LOADING DOORAND TRUCK ACCESS
PROPOSED STREET TREE
KENTUCKY COFFEE TREE (
FREESTANDINGFURNITURE
EXISTINGMAIN ENTRANCE
LAY-BY (5x)
EXISTINGSTREET LIGHT (EX. LS)
WITH OVERHEAD WIRES
FRONT STREET
FRONT STREET
TERRACETERRACE TERRACE
CLARENCESQUARE
WELLINGTONSTREET
WELLINGTONSTREET
PROMENADE
SPAD
INA
AVE
TTC
DEDI
CATE
DRO
W
FRONTSTREET
EXISTINGTREES
EXIS
TING
TREE
S
EXISTINGPASSAGE
TOKING
STREET
POTENTIALFUTURE
PASSAGETO
KINGSTREET
PAVINGPAVING
ROLLCURB
PROPOSEDEXTENSION
OFPROMENADE
ROLL CURB
ROLL CURB
CROS
SWAL
K
WELLINGTON STPROMENADE
TTC
DEDI
CATE
DRO
W
LAWN
EXISTING SIDEWALK AND PLANTING ZONESEXISTING SIDEWALK AND PLANTING ZONESEXISTING SIDEWALK AND PLANTING ZONES
PARK
ING
/DE
LIVE
RYap
prox
.24
0m2
COURTYARDDROPOFF
POTENTIAL REMOVAL OFGREENERY FOR WIDENING OF
PUBLIC SIDEWALK
ROLLCURB
DRAP
ERST
REET
SOUTHPLAZA
ROLL CURB
ROLLCURB
ROLLCURB
EXISTING LOADING DOORAND TRUCK ACCESS
EXISTINGMAIN ENTRANCE
ROLL CURB
ROLL CURB
LAY-BY (4x)
LAY-BY (3x)
LAY-BY (3x)LAY-BY (5x)LAY-BY (2x)LAY-BY (2x)
PROPOSEDCROSSWALK
BRICK WALL
POTENTIAL LAY-BYPOTENTIAL LAY-BYPOTENTIAL LAY-BYPOTENTIAL LAY-BY
ROLLCURB
PLAYGROUND
WESTWALKWAY
UPPERGROUNDFLOOR
LOWERGROUNDFLOOR
UPPERGROUNDFLOOR
LOWERGROUNDFLOOR
TERRACE TERRACE TERRACE
THE WELL - MASTERPLANLANDSCAPE PLAN 1:2502016.10.11
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UDG5 Improvements to the public realm include enhancing the streetscapes of Wellington Street West, Spadina Ave and Front Street West through widening the sidewalks and the introduction of street furniture and trees and planting to soften the public realm. These streetscape improvements should achieve a minimum pedestrian sidewalk width of 6 metres on the combined public and
private land, which may include weather protection, colonnades and spaces for cafes/patios. A variety of grade related retail uses and lobbies will activate the public realm along Front Street West, Spadina Ave and Wellington Street West, while a passageway through the site’s southeast corner will create a gateway at the Front and Spadina intersection.
UDG6 Create four, new, north-south pedestrian pathways and one, new, east-west pathway contributing to the walkable nature of the area. Align these pathways with existing potential and planned pedestrian pathways on the northside of Wellington Street West. A significant proportion of the site should be compromised of pedestrian pathways, landscaped plazas, and parks.
*
*
*
* The south side of Front Street West, the north side of Wellington Street West and portions of the south side of Wellington Street West will be implemented by others.
North / South walkways
East / West walkways
PU
BLIC
RE
ALM
AN
D S
ITE A
ME
NITIE
S
Front Street West
Wellington Street West
Dra
per
St
Spa
dina
Ave
WELLINGTON STREET PUBLIC REALMUDG7 Create a green linkage along the south side of Wellington Street West between Clarence Square and Victoria Square. This space will be a linear park that will connect Clarence Square and Victoria Square, fulfilling a 150 year ambition for one of the city’s historic streets.The improvement to the south side of Wellington St West will complement the improvements on the north side of the street.
UDG8 On Wellington Street West, create and maintain a public realm as generally indicated below, the design of which will be approved during the master site plan approval.
UDG9 The public realm should be animated by active retail and commercial uses on the ground floor of Buildings, 1, 2 and 3. The public realm should include
a double row of trees, seating, high quality street furniture and paving materials, as well as lighting and street furniture subject to City approval.
* Portions of the south side of Wellington Street implemented by others. Subject to the approval of the City.
**
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PROJECT SITE
IMPLEMENTEDBY OTHERS
PU
BLI
C R
EA
LM A
ND
SIT
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ME
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IES
UDG10 Reconfigure the right-of-way along Draper Street, in accordance with City of Toronto right-of-way improvements.
UDG11 Provide a new material treatment in the right-of-way reflective
and respectful of the heritage character within this district and in accordance with the City of Toronto right-of-way improvements. Note that the street is part of the Draper Street Heritage Conservation District which should inform the design treatment.
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DRAPER STREET PUBLIC REALM
Draper street,
*
PU
BLIC
RE
ALM
AN
D S
ITE A
ME
NITIE
S
UDG12 Increase the width of the sidewalk onto private lands to achieve a minimum width of 6m and up to 10m on the north side of Front Street West.
UDG13 Introduce where appropriate along Front Street West a ground level colonnade or weather protection on private lands.
UDG14 The building frontage should be animated by active retail and commercial uses and lobbies at the ground floor of Buildings 4, 5, 6 and 7. The public realm should include trees and/or landscaping, seat planters and high quality street furniture and paving in accordance with City standards.
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FRONT STREET WEST PUBLIC REALM (NORTH SIDE)
PROJECT SITE
Increase available sidewalk width
using private lands
IMPLEMENTEDBY OTHERS
*
PU
BLI
C R
EA
LM A
ND
SIT
E A
ME
NIT
IES
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FRONT STREET WEST PUBLIC REALM (SOUTH SIDE)UDG15 Consult with Metrolinx and the City of Toronto regarding the potential of a Front Street Terrace that creates a larger public realm along the south side of Front Street West.
This enlarged public realm could be comprised of a new landscaped sidewalk with a portion of the landscaping sloping down towards the GO Train tracks.
* The south side of Front Street at the rail corridor will be implemented by others.
PU
BLIC
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ALM
AN
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S
UDG16 Set the building back at-grade to create greater pedestrian space on both public and private land along Spadina Ave.
UDG17 Create a gateway entrance feature from the public realm at the northwest corner of the Spadina Avenue and Front Street West intersection. This gateway will be connected to the
internal pedestrian pathway network. The gateway should allow for:a. A change of Architecture at the corner.b. A larger at grade pedestrian space.c. An opening to the east/west walkway.d.Visual penetration into the office lobby. and upper levels at the corner.
UDG18 Scale flankages to the street.
Guideline 16
Guideline 17
Guideline 18
Guideline 16
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SPADINA AVENUE PUBLIC REALM
PU
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LM A
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SIT
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