Built form refers to the function, shape and configuration of buildings as well as their relationship to streets and open spaces. The Built Form Framework builds on the Vision, Character Areas and the Public Realm Framework to provide guidance for new buildings in the Toronto Entertainment District so as to be consistent with the Master Plan. This is to ensure that new development reinforces the desired function, built quality and character of a given area, but most importantly to ensure that new buildings contribute positively to where they make the greatest impact — at the street and open space level.

With respect to built form, the Toronto Entertainment District Master Plan is concerned primarily with the comfort, convenience, security and visual interest of the pedestrian as shaped by the experience at the level of the sidewalk. Furthermore, the area is comprised of a variety of areas with unique or historic built characteristics that lend to its draw and distinction that new developments ought to respect and reinforce. In these regards, the Built Form Framework provides guidance for the shape and design of new buildings to ensure their character, scale, massing, site configuration, and their quality in contributing to the Toronto Entertainment District’s liveability and appeal to its residents, workers and visitors.

The Built Form Framework serves to provide the BIA and its membership with a reference by which to assess and evaluate the appropriateness of new developments. As a public document, the purpose of the Master Plan is to also give clear ‘a priori’ guidance to potential developers in the preparation of a development concept that the BIA will find agreeable.

The Built Form Framework is informed by, and largely consistent with, existing planning policies and urban design guidelines. However, the intent is not to replace or supersede these other development standards, rather the Built Form Framework should be considered as a parallel guidance providing for an additional level of detail or direction where necessary to reinforce the objectives of the Master Plan.

In addition to applicable Official Plan, Secondary Plan and Zoning Bylaws, other relevant City planning and urban design documents that should be considered in conjunction with this Master Plan include: 

• King-Spadina Urban Design Guidelines (1996)
• Union Station Precinct Plan (May 2006)
• Union Station Heritage Conservation District Plan (May 2006)
• Design Criteria for Review of Tall Building Proposals (June 2006)
• Queen West Heritage Conservation District (August 2006)
• Railway Lands Precinct Agreements

A central objective of the Built Form Framework is to ensure that new buildings reinforce a coherent, harmonious and appealing urban environment, as well as contribute to the enhancement of the public realm. The key principles that underpin the Built Form Framework include:

• Enhancing the pedestrian environment by ensuring appropriate interfaces between buildings and sidewalks as well as massing and relationships between buildings to maximize sun and sky exposure.
• Reinforcing the District’s distinct character by identifying desirable unique built characteristics such as heritage, and guiding new developments so as to reinforce and enhance those defining qualities.
• Attention to civic design and architectural quality by providing guidance for reinforcing the visual prominence of special sites, building articulation, material quality and sustainable design.

Recognizing the inherent complexity of the Toronto Entertainment District BIA context with respect to property ownership, property size and configurations, land uses, as well as existing buildings types, densities and heights, the approach taken for shaping new development focuses on defining a set of parameters and standards that reinforce appropriate building forms with respect to their relationship to streets and open spaces, heritage, distinct character areas, sun penetration, sky view, and adjacent buildings.

Accordingly, the Built Form Framework is comprised of the following four sections:

Heritage – identifies heritage resources that should be retained and provides guidance for development on or adjacent to heritage properties.

Street walls & Prominent Sites – provides guidance for the quality and character of base building conditions, as well as for sites identified for their visually prominence and importance to the District such as buildings located at key corners, at the ends of important view termini, and those that front important retail streets and open spaces.

Height & Massing – provides guidance for the appropriate height and shape of new buildings with a particular focus on areas that are sensitive to the impacts of the scale and form of new development.

Other Built Form Considerations – provides guidance for all other important aspects of built form that should be considered across the District, such as design and architectural quality, parking, and signage.

These four sections work together to provide clear parameters for the appropriate scale and form of development as well as the design standards and benchmarks to guide the quality and character of new buildings in the Toronto Entertainment District. Therefore, as interrelated components of the Built Form Framework, all four are to be considered in concert when determining the appropriate development scale, character and design on any given site.

This section identifies the variety of heritage resources and contexts that currently exist within and adjacent to the Toronto Entertainment District, and which ought to have priority consideration where impacted by new development. These resources are a legacy to the area’s rich history as one of the main industrial and manufacturing nodes of Toronto, and comprise a significant aspect of the area’s current distinction.

A key objective with respect to heritage resources in the Entertainment District is to ensure that one of the area’s distinct characteristics is not only protected, but also that can be leveraged to enhance the District’s draw and attraction for businesses and visitors. Most of these resources are ‘brick and beam’ structures located primarily in the Warehouse Precinct. As demonstrated by many successful comparable warehouse districts across North America, a tremendous untapped opportunity exists in the Entertainment District to transform it’s Warehouse Precinct into a destination in its own right. A destination where a mix of uses, attractions, shops and restaurants exist in a unique setting comprised of both old and new buildings, but of distinctly industrial look and feel.

The purpose of this section is to: 

• Recognize that with respect to considering heritage, the Toronto Entertainment District is not a ‘museum’ but rather a living, thriving and evolving part of the city.
• Ensure protection of existing, registered and potential heritage resources.
• Ensure Heritage Character Streetscapes and heritage districts or contexts are reinforced with compatible developments with respect to matters such as scale, transition, proportions, as well as material and design distinction.

The extent of impact and/or design mitigation that will be deemed appropriate will depend on the significance of the heritage resource and its context. While key components of this section have in part informed the height and massing section, specific built form and design guidance for developments that impact heritage resources are provided in this section.

The components of this section and accompanying aspects for consideration are as follows:

Heritage Contexts

Designated Heritage Properties – existing properties containing one or more components of a building having designated heritage significance. The designated aspects of these properties should be protected to the greatest extent possible and adjacent developments ought to provide appropriate transitions and complementary design and material qualities.

Listed Heritage Properties – are existing properties that have been listed on the City of Toronto’s Inventory of Heritage Properties, for which development and building applications are subject to review by Heritage Preservation Services. Listing also requires the owner to provide a 60-day notice of their intention to demolish a property. When listed properties are considered for intervention, or development is proposed adjacent to the property, a heritage impact assessment should be required to determine what, if any aspects should be protected and/or respected through designation.

Heritage Conservation Districts (HCD) & Heritage Pockets – are contiguous areas with concentrations of Designated, Listed or potential heritage resources (that may include properties of interest identified by the City of Toronto in 2008 and which are referenced in Appendix A) where interventions or new developments should be sensitive in scale, design and/or material quality to ensure the defining heritage characteristics of the context remains visibly prominent.

Heritage Character Streetscapes – are contiguous street environments of a prevailing heritage character that may or may not be within a Heritage Conservation District or Heritage Pocket where alterations or new developments ought to fit harmonious with respect to the predominant street wall character — such as scale, horizontal and vertical articulation, proportions in openings and/or material quality.

HERITAGE GUIDELINES

There are six types of heritage conditions to consider within the Toronto Entertainment District: infill, additions, integrated developments, adjacent developments, restoration and adaptive re-use. Different design strategies apply to different types of adjacencies, all with the same objective of ensuring that as the Toronto Entertainment District evolves, the heritage resources remain prominent aspects of its distinction, sense of place, appeal and identity.

Infill – includes modest vacant or underutilized sites that are in-between heritage properties within Heritage Contexts. Additions – includes existing heritage properties, to which modest new construction is added. This will often occur on top of existing buildings, but can also be located to the sides and/or rear.

Integrated Developments – includes sites where existing heritage resources are part of a larger development proposal where they are integrated into a new building or grouping of buildings.

Adjacent Developments – sites that share a lot line with heritage properties but have no heritage resources on them. Restoration – sites where an existing heritage structure is contemplated for improvements and enhancements, which will see the heritage attributes of the building restored to their original or near original condition.

Adaptive Re-Use – sites where an existing heritage structure is being contemplated for another use for which the building was not originally intended and will require interventions to make the structure suitable for the new use.

GENERAL GUIDELINES FOR INFILL, ADDITIONS, INTEGRATED AND ADJACENT DEVELOPMENTS

These general guidelines apply to sites not currently subject to a Heritage Conservation District, including:

• modest infill development sites that are in-between heritage buildings and/or additions to existing heritage buildings;
• sites which incorporate individual or groupings of heritage buildings — these new buildings will generally have greater design latitude than modest infill or additions; and,
• sites that are adjacent to heritage resources — these buildings have the greatest design latitude.

In most instances the heritage value of a building will include its 3-dimensional character: width, depth and height. When this is the case, the entire building envelope should be conserved, and the transition or integration of new construction should respect all three dimensions.

Building Setbacks

A setback refers to the grade level placement of a building in relation to an established alignment (e.g. a property line, or another building) at the street edge.

• Infill or adjacent developments should provide setbacks that are consistent with adjacent heritage buildings.
• Additions or integrated developments with street frontage may provide modest setbacks as a means of distinguishing and/or strengthening the prominence of the heritage building.

Cornice Line & Upper Level Stepbacks

The cornice is the topmost projecting part (e.g. ledge) typically detailed with a decorative moulding. The cornice line is the extended horizontal definition of the building that demarcates where the façade ends and the roof begins. When adjacent buildings have a continuous cornice line they help to reinforce the continuity of the street wall — particularly along Heritage Character Streetscapes.

The stepback of a building occurs at the upper levels providing a transition from the street wall. Stepbacks are useful for distinguishing new construction from heritage in additions or integrated developments, so as to maintain a consistent street wall height and to minimize the visual impact of taller elements. 

• Maintain the same or similar cornice height for the podium building to create a consistent street wall height, reinforcing the ‘frame’ for public streets and spaces
• Use actual cornice heights above grade (some cornice heights are parapet conditions and not all storey heights are consistent among buildings of different eras)
• Step back building elements that are taller than the podium or street wall height. Note that where the roof is of heritage value, it should be protected

Grade level height and articulation

The grade level of a building provides the greatest presence on the street.

• Maintain the same or similar height of the first storey of new buildings to the first storey datum line of heritage buildings.
• Maintain other heights and proportions in the first storey such as:
  • Sign band height and size
  • Window height, size and proportion, including transoms
  • Door height, position, and setback
• Maintain the prevailing at-grade use (i.e. retail or residential) but considering the intended use and role of the street

Rhythm

The idea of rhythm on the façade of a building or along a street refers to the regular intervals of design elements that help to structure visual character and definition. 

• Maintain the rhythm of existing heritage buildings, generally at a fine scale in a vertical proportion.
• For larger or longer buildings, clearly articulate vertical divisions or bays in the façade at this rhythm.
• Where appropriate for consistency, provide retail bays or frontages at the same rhythm.

Façade Articulation and Materials

There are two alternative approaches to façade articulation:

Similarity

• Maintain the same architectural order and rhythm of both horizontal and vertical divisions in the façade.
• Provide similar materials to existing heritage buildings.
• Where materials differ, for example concrete, provide comparable articulation of the surface through score lines or modular units.
• Provide similar colour palettes, typically neutrals and earth tones.

Contrast 

• Consider the existing architectural order and rhythm of both horizontal and vertical divisions in the façade in the articulation of the new building.
• Provide contrasting materials and surface treatments that complement the heritage building. Use of glass can be effective both for its transparency and reflectivity.
• Ensure materials and detailing is of the highest quality.

SPECIFIC GUIDELINES FOR ADDITIONS

The following guidelines should be considered when additions to existing heritage buildings are considered:

• Additions should be designed to be compositionally balanced with the existing heritage building—ensuring that any addition complements and enhances, rather than detracts from the heritage elements. This includes respecting the architectural rhythms, orders and proportions of the existing building.
• While attempts should be made for additions to fit aesthetically with the existing building, mimicry of heritage elements devalues the existing building and should be avoided.
• Additions should reinterpret the existing architectural features in a modern aesthetic and materiality.
• A clear visual distinction should be made between the addition and the heritage building, such as an above-grade stepback where an addition is made on top of a heritage building.

SPECIFIC GUIDELINES FOR INTEGRATED DEVELOPMENTS

Building Composition and Setbacks

Building composition refers to the manner in which new construction relates to the heritage components of an integrated development. Specifically, how the setbacks and massing of the new construction can be designed to retain the visual prominence of the heritage components.

Potential approaches to integrating heritage within larger developments include:

(1) Cornice Line & Upper Level Setbacks are a consistent with the heritage building.

(2) New building is set back or a visual ‘seam’ is provided.

(3) Upper level is stepped back or a visual ‘seam’ is provided.

(4) Complementary Street Wall treatments.

Autonomous Composition

Autonomous composition refers to new construction that is visually autonomous to heritage resources. This can be achieved through:

• new construction placed beside, behind or around the heritage building(s);
• internal and/or external connections made between the new and old structures; and,
• setbacks of the new construction that are consistent with the heritage building, but distinguished through building separations or through a setting back of the abutting components of the new construction to articulate a visual ‘seam’.

Enveloped Composition

Enveloped composition refers to new construction that visually integrates the heritage resources into a contiguous building expression. This can be achieved through:

• new construction that envelops the heritage building(s) and/or retains their façades;
• reinforcing the visual prominence of the heritage resources through compatible massing relationships and articulation that distinguish the new from the old; and,
• setbacks of the new construction that are consistent with the heritage building, but distinguished through a setting back of the abutting components of the new construction to articulate a visual ‘seam’.

Subordinate Composition

Subordinate composition refers to new construction that is visually contiguous but subordinate to the heritage building. This approach is particularly appropriate for landmark heritage structures that are architecturally distinct from other heritage resources, such as churches, civic buildings and theatres. This can be achieved through: 

• new construction that abuts or envelops the heritage building(s); and,
• the massing and setbacks of the new construction that reinforces the visual dominance of the heritage building.
  
  

SPECIFIC GUIDELINES FOR ADJACENT DEVELOPMENTS

Height Transition

As much as possible, new adjacent developments should provide for appropriate transitions to heritage buildings so as to ensure that they do not overwhelm.

Approaches to transitions include:

• Stepping down heights to adjacent heritage buildings outside of heritage contexts.
• Providing consistent street wall heights, stepping down heights, and stepping back taller elements in Heritage Contexts.

RESTORATION

The existing heritage buildings in the Toronto Entertainment District are an important distinguishing characteristic that sets this area of the city apart. Every effort should be made to enhance the existing heritage resources.

The following principles should be considered when undertaking restoration work on existing heritage buildings within the BIA:

• Restoration of existing heritage buildings should restore or retain original architectural features.
• Priority should be given to the repair of original features over the replacement with replicas. Every attempt should be made to try and repair original heritage features before replacing it with new work.
• Any new work undertaken should be based on research of archival (photographic) sources of the same or similar buildings and/or architecture.
• ll restoration work should be performed in accordance with “The Standards and Guidelines for the Conservation of Historic Places in Canada”

ADAPTIVE RE-USE

To further protect and enhance existing heritage resources, the adaptive re-use of existing buildings should be actively encouraged. Adaptively re-using existing buildings not only preserves and maintains the existing heritage building by ensuring the building remains relevant. They also provide unique spaces for retailers, restaurants, cafés and/or other creative industries that are looking for un-conventional formats for their businesses.

This section of the Built Form Framework provides guidance for those aspects of development that can make the greatest impact on the quality of the streets and open spaces, and in shaping the quality of the pedestrian experience in the Toronto Entertainment District. Street Walls are the parts of a building that meet and frame the street or open space, while Prominent Sites identify key locations and sites that have strategic and visual importance to the District. Attention to the quality and design of Street Walls and Prominent Sites are of the utmost importance for reinforcing the objectives of the Public Realm Framework and for enhancing the image of the Toronto Entertainment District.

STREET WALLS

The Street Wall has the greatest impact on the image and character of the street, as it is the most visible and tangible to the pedestrian. In general, the Street Wall is comprised of the building base and any other portions that fall within 3 metres of the street frontage. The City places a great deal of importance on the quality of the Street Wall and numerous guidelines address how buildings ought to interface with the public realm. The following general guidelines apply to all buildings in the District and address the key aspects of the Street Wall that impact the quality and character of the streets and open spaces:

Visual Continuity

Visual continuity ensures a consistent and well defined street or open space edge:

• All developments including main entries into buildings should orient to and address the street or open space.
• The Street Wall should generally be built to occupy 100% of a property’s principal frontage, and should be required for properties with less than 30.0m of street frontage.
• Side yard setbacks for the Street Wall components of a new building should be avoided to minimize unnecessary ‘gaps’ in the streetscape.
• In general, a Street Wall of a new building should align with those of neighbouring buildings or have the same setback as the predominant buildings on the block.
• Development of an entire block or at corners sites may provide greater setbacks to widen sidewalks without compromising the visual continuity of the streetscape.

Proportional Enclosure

Proportional enclosure ensures that the heights of the Street Wall are relatively consistent and at a scale that is appropriate to the scale and/or character of the street:

• Ensuring pedestrian comfort and adequate light penetration are paramount considerations in the height of Street Walls.
• While materials and architecture can vary greatly between buildings, it is desirable that the Street Wall height be a relatively consistent line with a range of not more than 2 storeys in difference between adjacent buildings on any given block.
• Minimum and maximum Street Wall heights will vary according to the desired character of streets in the District.
• Along Heritage Character Streetscapes, the Street Wall height should be consistent with the prevailing heights of the adjacent heritage buildings.
• Street Walls heights should not be less than 3 storeys or 10.0 metres to adequately frame streets.
• Street Wall heights should not exceed the width of the street or open space as measured from building wall to building wall.
• Where a proposed building height exceeds the recommended maximum height of the Street Wall, adequate above grade stepbacks should be employed. Refer to the Streetscape Hierarchy in Section 3.2 for recommended above grade stepbacks which will vary according to street character.

Street Animation

Street animation ensures that buildings have positive relationships to streets and open spaces and contribute to a vibrant street life:

• Where ever possible, at-grade uses should be of a retail commercial nature that maximizes visual transparency through the use of glazing.
• Spill out activity such as sidewalk cafés should be encouraged on all streets and open spaces.
• Non-commercial uses at-grade should animate the street with frequent entries and windows.
• Residential uses should include at-grade access units with appropriate privacy measures such as setbacks, landscaping, grade shifts and porches.
• Where non-retail uses are proposed, the grade-level should be designed to accommodate conversion to retail use in future.
• Blank wall conditions should be discouraged on any streets and public spaces.

Design Quality

Design quality ensures that architectural expression, material choices and attention to detail enhances the quality of the public realm and the pedestrian experience: 

• All ground levels, including residential uses, should have a prominent presence on the street or open space with a floor-to-ceiling height that is no less than 4.5 metres.
• Generally, where a Street Wall is greater than 3 storeys, the 2-3 storey base of the building should be articulated through a cornice line, change in materials or small setback to provide for articulation at the scale of the pedestrian.
• Weather protection for pedestrians is encouraged through the use of awnings and canopies.
• Where a colonnade is proposed it should be of generous proportions to ensure adequate natural light and for accommodating spill out activities such as sidewalk cafés. Generally, these should be no less than 3.0 metres in depth and 6.0 metres in height.
• The Street Wall should have the highest quality in architectural design and materials, especially at the ground and second storey — the use of materials such as stucco, mirrored glass, vinyl and concrete block are to be discouraged.

PROMINENT SITES

Prominent Sites identify special frontages and sites with exceptional visibility and/or that currently or can anticipate the greatest exposure to pedestrian traffic. The quality of development on all these sites can profoundly shape the image of the District and how it is experienced. Accordingly, development here ought to have a greater civic responsibility that obliges consideration for the highest possible architectural design and material quality, including articulation and features that reinforce their visual prominence. Particular attention to the appropriate design of these sites can enhance the quality of the public realm, reinforce the Toronto Entertainment District identity, and orient pedestrians and visitors. They include:

1 Prominent Corner Sites

Prominent Corner Sites occupy key intersections of streets that often correspond to potential Gateways into the Toronto Entertainment District:

• To enhance the distinction and landmark quality of new buildings on Prominent Corner Sites, modest exceptions to stepbacks and height restrictions could be permitted to encourage massing and designs that accentuate the visual prominence of the site. 
• Architectural treatments can include vertical slender elements such as drums, spires and turrets. 
• New developments on all corner sites should orient to both street frontages.

2 Prominent Visual Sites

Prominent Visual Sites occupy extraordinary and strategic locations that terminate an important view corridor and can strengthen visual connectivity to and across the District: 

• To enhance the distinction and landmark quality of new buildings on Prominent Visual Sites, modest exceptions should be permitted to encourage massing and designs that accentuate the visual prominence of the site.
• Unique architectural treatments are strongly encouraged and can include vertical slender elements such as drums, spires and turrets.
• New developments on Prominent Visual Sites should align design features to the view axis which, in addition to tall elements, can include aligned entries or portico openings.
• As new developments on terminus sites are highly visible, the highest possible standards in design and material quality should extend to all aspects of the building within the view corridor.
• These sites do not necessarily warrant additional building height to make a visible impact, as they are already afforded with visibility that is free of interference.

3 Prominent Civic Frontage

Prominent Civic Frontages are building sites that front onto important existing or potential public open spaces, which afford significant visibility and civic presence: 

• Because of their visibility and role in framing public spaces, Prominent Civic Frontages have an obligation in ensuring the highest possible design and material quality to all extents of the building fronting the public space.
• Civic presence can be enhanced through distinctive architectural treatments such as belvederes, porticos, colonnades or archways.
• A high level of transparency and active at-grade uses such as retail, restaurants and cafés should be encouraged.
• As much as possible, continuity in Street Wall scale and character should be encouraged between adjacent buildings that collectively frame the open space.

4 Primary Retail Frontages

Although retail is encouraged throughout the Toronto Entertainment District, Primary Retail Frontages correspond to those streets that currently, or are desired to have the greatest concentration of shops and restaurants. Identifying and directing retail uses to these locations builds on existing and planned conditions to reinforce a critical mass of street activity that can ensure vibrancy in the District in all hours and seasons. In the case of the John Street Promenade, ensuring a continuous positive commercial presence is crucial for realizing this corridor’s potential as major northsouth pedestrian spine for the District.

• All Primary Retail Frontages should have retail uses at-grade with a minimum 75% glazing to achieve maximum visual transparency and animation.
• Commercial uses should be placed close to the street edge; articulate narrow shop fronts; and, have frequent entries.
• Second storey and/or double storey commercial uses are encouraged to intensify the retail presence and activity on the streets.
• Spill out activity such as sidewalk cafés are highly encouraged.
• Weather protection for pedestrians is encouraged through the use of awnings and canopies.
• Commercial signage should be of high quality and add diversity and interest to retail streets, but not be overwhelming. Backlit sign boxes should not be permitted.

New developments are expected to be consistent with the City’s planning policies with respect to height and massing. However, given that many applications in the Toronto Entertainment District often seek a rezoning or variance to the by-laws to permit developments that exceed the standards set out in the policies, this section provides conditions and parameters by which these proposals can be assessed. The primary objective is to ensure that where a rezoning or variance is proposed, it remains consistent with the spirit and intent of the Master Plan.

GENERAL HEIGHT AND MASSING FRAMEWORK

The Height & Massing Framework provides conceptual guidance for appropriate building heights and forms in the Toronto Entertainment District. In developing this framework, considerations were given to a multitude of factors, so as to arrive at a discernible, rational and balanced approach to the scale and form of new buildings.

Considerations were given to the following factors:

• Existing and approved developments in and adjacent to the District;
• Existing planning policies with respect to height and massing;
• Heritage Conservation Districts and Heritage Contexts;
• Important views to iconic landmarks such as the Rogers Centre; and,
• The height pattern in the context of the greater Downtown area including the peak of tall building in the Financial District to the east, transitioning to the lower-rise area to the north and west of the District.

Subject to all other sections in the Master Plan and other applicable City policies and guidelines, the intent of the Height & Massing Framework is to provide clear and simple benchmarks for directing appropriate developments within the District according to three categories: Low-Rise, Mid-Rise and High-Rise. Within these categories a range of heights and building forms may be achieved dependent on site-specific circumstances such as property configuration and adjacencies. Developments that seek to exceed the development permissions of the zoning by-law should remain consistent with this broader framework. The Height & Massing Framework should also be considered in concert with the Special Height & Massing Considerations, which may have implications on sites with unique constraints to height and massing.

Low-Rise Areas

Low-Rise Areas are comprised of buildings that range between 3 to 6 storeys. Only a modest Low-Rise Area surrounding Clarence Square has been identified within the Toronto Entertainment District which is consistent with the policies and guidelines that seek to protect its heritage character as well as ensure minimal shadowing on the park. The Queen West Heritage Conservation District abutting the north boundary of the District is also a Low-Rise Area which may influence the scale of adjacent development.

Guidelines for new development in these areas include: 

• Heights should not be less than 3 storeys to ensure adequate enclosure of streets and open spaces.
• Buildings with heights greater than the prevailing established height in the area should be massed to provide transitions to the adjacent buildings.
• Mid-rise or high-rise building forms are inappropriate as they may have significant adverse impacts and may pose a threat to the area’s low-rise character and stability.

Mid-Rise Areas

Mid-Rise Areas are comprised of existing buildings that generally range between 3 to 12 storeys. This area primarily corresponds to the Warehouse Precinct, which includes most of the heritage ‘brick & beam’ buildings that vary in height, but generally range from three to six storeys. A key objective for maintaining heights in mid-rise forms in this area is twofold: to ensure the retention of the existing concentration of mostly unprotected heritage resources; and, to reinforce the distinct mid-rise built character of the Warehouse Precinct.

Guidelines for new development in these areas include:

• Heights should provide appropriate transitions to adjacent Low-Rise Areas.
• Heights should not be less than 3 storeys to ensure adequate enclosure of streets and open spaces.
• Building forms should reinforce the character of the Warehouse Precinct by providing a significant street wall presence of between 4 to 6 storeys.
• Building components taller than 20.0 metres are subject to a minimum 3 metre stepback from the street wall.
• Point block office or residential high-rise towers currently do not exist and are inappropriate building forms that may detract from the area’s distinct character and may pose a significant threat to the retention of the heritage resources.
• Where proposals are made that exceed the current height permissions in these areas, they should be in forms that are consistent with the prevailing building types of the surrounding Mid-Rise Area.
• Where proposals are made to exceed the current height permissions in a Heritage Pocket, adjacent to the Queen West Heritage Conservation District, or that includes a heritage building, they are subject to the Special Height & Massing Considerations outlined in Section 4.5.2.

High-Rise Areas

High-Rise Areas are comprised of a variety of building heights that include tall buildings that are greater than 12 storeys. Most of the Toronto Entertainment District falls within a High- Rise Area enabling a significant amount of residential and office intensification in a wide variety of potential building forms and heights. Taller buildings are appropriate in these locations because they either already exist and/or would not have adverse impacts in these locations.

Guidelines for new development in these areas include:

• Heights should provide appropriate transitions to adjacent Low-Rise and Mid-Rise Areas, particularly on those lands identified as Transitional Areas.
• Heights should not be less than 3 storeys to ensure adequate enclosure of streets and open spaces.
• The height of tall buildings should reinforce the shape of the Downtown skyline by generally transitioning down in height from the Financial District to Spadina Avenue.
• The massing and design of tall buildings should be consistent with the City of Toronto’s Design Criteria for Review of Tall Building Proposals (June 2006), and any other applicable tall building guidelines that may emerge subsequent to this Master Plan. Particular attention should be given to guidance for the base building, floor plate size, spatial separation, shadow, sky view and wind effects.
• Where proposals are made in proximity to the Queen West Heritage Conservation District, they should provide appropriate transitions in height subject to the Special Height & Massing Considerations outlined below.

SPECIAL HEIGHT AND MASSING CONSIDERATIONS

As a predominantly high density, mixed-use district within the Downtown, the height of a building in general, is of lesser importance than it’s massing and design in meeting other important urban design objectives such as heritage considerations and the quality of the building base at the street level. However, a taller building if not appropriately located and massed can negatively impact both heritage and the quality of the pedestrian environment. Accordingly, the following height and massing guidelines should be considered where taller buildings are proposed in locations that require careful consideration:

Sun Streets & Spaces

Essential to the success of open spaces and retail streets in the Toronto climate is adequate sun penetration. In dense urban environments, significant shadowing is to be expected, however green public spaces and key pedestrian streets warrant careful consideration so as to minimize shadow impacts, particularly in the shoulder seasons (autumn and spring). Adequate sunlight in parks and retail streets is essential for residents living in high density environments and for ensuring pedestrian comfort on key routes through the District. In addition to all green public spaces, streets where shadowing should be minimized include: King Street, Queen Street, Spadina Avenue and John Street.

With the exception of John Street, these streets and parks are currently subject to specific city policies and guidelines for minimizing shadow impacts. As John Street has been identified in this Master Plan as the primary north-south pedestrian spine for the Toronto Entertainment District, it should also be subject to similar shadow concerns. As much as possible, new developments adjacent to these spaces and streets should employ heights, massing and separation distances that minimize impacts with respect to the duration of shadowing and cumulative impact of shadows during the summer, spring and autumn seasons.

Heritage Pockets

New developments in Heritage Pockets as described in Section 4.3, should be consistent with the General Height & Massing Framework and Heritage Guidelines.

Where a development proposes to exceed the current zoning permissions, the following height and massing considerations should be considered in these heritage contexts to ensure character retention:

• The development site has a street frontage of no less than 50.0 metres to ensure the fit of an appropriate building type.
• The street wall height on a Heritage Character Streetscape should be consistent with the prevailing heights of adjacent heritage buildings at which point a stepback of no less than 3.0 meters is provided.
• Taller components of the building are subject to a 45˚ angular plane originating at a height of 30.0 metres, setback 3 metres from the front property line.
• The building height should not exceed a benchmark height for the block in which it is located, and as determined by the point of intersection of the above mentioned 45˚ angular plane applied to all principal sides of the block (see diagram).
• The building form is consistent with mid-rise building typologies that are compatible with the warehouse context such as perimeter block, office blocks or slab building types.

Given that the primary objective in these heritage contexts is to protect and retain the heritage resources, which themselves present significant and costly challenges, exceptions to these guidelines may be considered as an incentive to landowners and developers.

Where a heritage building is retained on the property and/or adjacent properties in conjunction with the proposal, encroachments into the 45˚angular plane may be permitted under the following conditions:

• A heritage resource that is not currently designated is proposed to be designated and restored in conjunction with the development;
• A minimum 3.0 metre setback above the street wall and/or heritage building is provided;
• The part of the building encroaching into the angular plane does not exceed 50% of the property frontage of a midblock site, or 75% of the principal frontage of a corner site;
• The new building area or volume within the encroachment is proportional to the building area or volume of the heritage resources proposed to be protected; and,
• The proposal is consistent with all other relevant sections of this Master Plan, including the Heritage Guidelines in Section 4.3.

Transition Areas

While new developments in High-Rise Areas should provide transitions in height to adjacent Mid-Rise and Low-Rise Area, Transition Areas identify especially important locations for stepping down heights. As High-Rise Areas that either front on or protrude into the Mid-Rise Area, a visible and proportional transition should be provided to ensure an appropriate interface between the two areas of differing intensities. Where a public space in conjunction with a significant setback is provided as an interface, such as the proposed Adelaide Promenade, the creation of a shared and appealing mitigating buffer can serve as an adequate transition.

Queen Street Heritage District

Queen Street West is a major attraction and shopping area that is influential to, and compatible with, the Entertainment District. Its success is directly related to its low-rise, heritage, ‘main street’ charm. It is also a street that receives a significant amount of sun year round which lends to its pedestrian draw. All developments adjacent to the Queen Street Heritage Conservation District should be carefully considered to ensure no adverse visual or shadow impacts on this sun street. For the blocks to the south, massing and heights should be subject to a 45˚ degree angular plane originating at a height of 13 metres above the street line on the south side of Queen Street (see diagram).

Special Height Area

Bounded by Bremner Boulevard, Rees Street, the Gardiner Expressway and east of Mariner Terrace, this area is consistent with the City’s objective for reinforcing Toronto’s distinct skyline by preserving key views to important landmarks such as the Rogers Centre. In this area, new buildings should be of a height that is less than the base of the domed roof component of the Rogers Centre to ensure that it remains visible and unobstructed from Lake Ontario.

ARCHITECTURAL AND MATERIAL QUALITY

One of the Toronto Entertainment District’s greatest character defining elements, repeatedly raised by residents and visitors alike, is its architectural character and diversity. New developments should be mindful of ensuring excellence in architectural design and in the use of high-grade materials, particularly at street-level. A key objective of the Master Plan is to achieve a balance between consistencies in design quality and interfacing with the public realm, while enabling individual expression in new developments.

Key guidelines for architectural and material quality include:

• The Toronto Entertainment District BIA has a rich history of architectural styles and expressions. New developments should seek to contribute to this mix and variety of high quality architecture while remaining respectful of its context.
• New developments should clearly express a base at the street level, the main body of the building, and a roof form.
• Entrances to buildings should be clearly articulated and expressed.
• Mechanical penthouses should be integrated with the architectural treatment of roofs and screened from view.
• Building materials should be chosen for their functional and aesthetic quality and exterior finishes should exhibit quality of workmanship, longevity, sustainability and ease of maintenance.
• Building materials recommended for new construction include brick, stone, wood, glass, in-situ concrete and pre-cast concrete.
• In general, the appearance of building materials should be true to their nature and should not mimic other materials.
• Vinyl siding, plastic, plywood, concrete block, darkly tinted and mirrored glass should be discouraged.

WEATHER PROTECTION

Viable contiguous weather protection with a minimum width of 3 metres should be provided on streets and exterior midblock connections that carry high volumes of pedestrian traffic either related to the commercial uses that line these routes or because they are the common paths used to move through the Entertainment District. In a city with four seasons, protecting pedestrians from the elements should be an important consideration in all new developments.

Canopies can offer shade in the summer months and shelter pedestrians from rain, snow and even the wind. Alternatively, to mitigate accelerating wind where buildings are taller, the built form can either provide a colonnade condition at grade or make a significant above-grade setback

SIDEWALK CAFÉS

Sidewalk cafés add vitality to the street and can transform an area into a destination, such as the existing condition along King Street West between John Street and Peter Street. By providing for sidewalk cafés, they become neighbourhood amenities, providing another form of interaction in highly urban settings.

• Sidewalk cafés should be encouraged throughout the Toronto Entertainment District provided that there are no conflicts with adjacent land uses and are able to be accommodated within the existing sidewalk width dimensions without encumbering pedestrians.
• Where permitting, small sidewalk cafés should be encouraged along streets with narrower sidewalks as well. Small sidewalk cafés generally require 1.4 metres for a single row of tables and chairs.
• Sidewalk cafés should be designed to contribute and integrate into the streetscape. Tall fencing or landscaping that obscure visibility to and from the street should be avoided. Material and landscaping choices should be of the highest possible quality.

COMMERCIAL SIGNAGE

Commercial signs play an important role in the overall image of any area. Signs should contribute to the quality of individual buildings and the public realm. They should reflect the unique characteristic of their context. This includes compatibility with heritage buildings and precincts, where appropriate. High quality, imaginative, and innovative signs are also encouraged.

Design objectives for first-party commercial signs include:

• All signage should conform to City of Toronto policies and guidelines.
• Commercial signage should not overwhelm the building and/or the storefront.
• Back lit illuminated rectangular sign boxes are discouraged.
• Signage should be integrated into the design of building façades wherever possible, by placing them within architectural bays, friezes or datum lines.
• Signage should not obscure windows, cornices or other architectural elements.
• The scale of signage should reinforce the pedestrian scale, through location at or near grade level for viewing from sidewalks.
• Signage on heritage buildings should be consistent with traditional sign placement such as on a sign band, window lettering, or within architectural orders.
• Protruding flags and banners as commercial signage should be encouraged within the Warehouse Precinct.

Third-party commercial signage currently exists throughout the District and in a variety of formats and qualities. In general these signs should be discouraged where they are not architecturally integrated — such as billboards atop of buildings.

Because third-party signage can generate significant revenues for both the landowner and potentially for the BIA, if they are to be considered, the following general guidelines should apply:

• Large, bold and animated signage should be directed to the John Street Promenade as the central spine of the Entertainment District. However, the scale and level of animation of this signage is not intended to be of a magnitude and character as that of the Yonge Street Strip and Dundas Square.
• Third-party signage should not be located within the first 3 storeys of the building face.
• The signage should be of the highest possible quality and structural integrity. As much as possible the signs should be architecturally integrated.
• Where located on a heritage building, a visible distinction should be made between the sign and building structures.
• Third-party signage should only be permitted when proposed in conjunction with adequate improvements to the host building and/or contributions to public realm improvements identified by the BIA.

BUILDING LIGHTING

The image and experience at night is an important aspect of any mixed-use urban area — particularly within the Toronto Entertainment District, which is a destination for both day and night life. Illumination of buildings through creative approaches to lighting has the potential to transform the image of an area and reinforce its identity and appeal.

Considerations include: 

• Attractive landscape and architectural features can be highlighted with spot-lighting or general lighting placement.
• Landmark buildings and elements such as towers or distinctive roof lines should be illuminated.
• Encourage subtle night-lighting of retail display windows.
• Ensure light does not spill onto adjacent residential areas.
• Ensure that lighting is consistent with existing City of Toronto policies and guidelines, including the Bird-Friendly Design Guidelines.
• Where the BIA defines a lighting strategy, lighting on buildings should be consistent so as to contribute to and not detract from it.

ROOF GARDENS

Roofs and terraces should be usable for private and communal outdoor patios, decks and gardens. Green roofs are encouraged as a means of retaining stormwater, improving air quality, and to add visual interest. There are a number of existing policies and guidelines which encourage green roofs including incentives available to buildings that include them in their design. All new buildings in the Toronto Entertainment District should be encouraged to include a green roof, garden or other use, and should be in compliance with existing policies and guidelines.

MID-BLOCK CONNECTIONS AND COURTYARDS

The provision of publicly accessible, privately developed and owned mid-block connections and/or courtyards is encouraged on individual sites throughout the Toronto Entertainment District. These areas can be successful if they include: 

• locations between pedestrian destinations;
• providing high levels of active commercial frontage;
• incorporating architectural treatments that provide visual interest such as materials, lighting, streetscaping; and,
• are appropriate widths relative to building heights so as to provide for plenty of sunlight and outdoor spill out activity such as cafés and patios

PATH NETWORK

Certain areas of the Toronto Entertainment District are currently served by the underground PATH network. This network is especially popular in the winter months as pedestrians can access the subway and key destinations entirely indoors. However, despite the obvious benefits of the PATH, it can also be a detriment to the vitality of grade-level uses and the vibrancy of street life. Further extensions of the PATH network should be discouraged, otherwise very carefully considered to ensure that the extension does not occur at the expense of current, desired or planned street-level commercial uses.

ACCESS & LOADING

Service areas are a necessary part of buildings, but often do not create a welcoming pedestrian environment. Care must be given to their design in order to minimize their presence and impact on the public experience by directing them to less visible parts of the building and by integrating them within the development.

Guidelines include: 

• Where served by a rear lane, developments should utilize the rear lane for its intended purpose — parking access, loading, garbage and other utility purposes.
• Where not serviced by a rear lane, ensure vehicular and service access has a minimal impact on the streetscape through minimizing the width of the drive access, and by designing integrated access portals and garages.
• Where access and service areas are visible from or shared with public space, provide high quality materials and features that can include continuous paving treatments, landscaping and well designed doors and entries.
• Locate loading, storage, utilities, and areas for delivery and trash pick up out of view from public streets and spaces.
• Coordinate and integrate utilities, mechanical equipment and meters with the design of the building, for example, using rooftop parapets or internal utility rooms.
• Locate heating, venting and air conditioning equipment and vents away from public streets.

PARKING STRUCTURES

Wherever possible, parking for new developments should be provided below-grade and accessed by a rear lane. As surface parking lots are replaced with new developments, the number of parking spaces lost should be accommodated within new developments to ensure that the current capacity of commercial parking spaces is retained. This can be accomplished through partnerships with the Toronto Parking Authority.

Above-grade parking structures should be avoided, however where they are proposed, the following guidelines should be considered:

• Direct access for parking from the street should be discouraged.
• Where a structured public parking facility is visible, it should be subject to the Built Form Framework as would any other building in the District.
• As much as possible, the structure should be designed to be concealed by using similar façade articulation and materials to that of a building, such as small openings that function as ‘windows’.
• Where a structured parking facility fronts on a street, the ground-level frontage should incorporate retail, public or other active uses.
• Stairways, elevators and entries should be clearly visible, well lit and easily accessible.

Resolving Residential and Entertainment Land Use Conflicts

In dense, mixed-use urban areas, real and perceived conflicts between different uses are inevitable, and the same can be said for the Toronto Entertainment District. Part of the appeal and success of the Toronto Entertainment District is the diverse range of uses that co-exist and function at different times of the day and night, contributing to the area’s vibrancy and dynamism. A thriving entertainment industry and their complementary uses are vital to any great city and are central to the identity of this district.

As the influx of residential uses is a desired next step in the evolution of the area’s development, it is imperative that solutions and measures be taken to ensure minimal conflicts with entertainment related uses. While entertainment related businesses need to do their part in enforcing by-laws and being good neighbours, residential developers also need to do their part in disclosing to potential purchasers the inherent risks to living in an area that has an active and vibrant nightlife. Furthermore, when new development is at the planning stages, particularly for residential and/or hotel developments, design solutions or other measures such as noise attenuation ought to be considered to address potential issues arising from land use conflicts.

SUSTAINABILITY

Sustainable design can be defined as architecture and engineering that establishes the conservation of natural resources and systems as a primary consideration in the planning, design, and construction process. To achieve this goal, all proposed projects should strive for sustainable building practices. This includes public as well as private development, and encompasses streets, parks, and buildings.

The Toronto Entertainment District should urge LEED-certified levels of sustainable design and encourage the private sector to meet that challenge. In line with the sustainable strategies and LEED, opportunities exist to rehabilitate underused or deteriorating historic resources with new functions through adaptive reuse to strengthen the unique character of the area. These principles are outlined in Heritage (Section 4.3). As a principle of sustainability, new additions, exterior alterations, or related new construction should not destroy historic materials, features, and spatial relationships that characterize the property. The new work should be differentiated from the old and should be compatible with the historic materials, features, size, scale, height, proportion and massing to protect the integrity of the property and its environment.

A typical sustainable design standard to pursue is a LEED (U.S. Green Building Council’s Leadership in Energy and Environmental Design) rating of Bronze. This requires all buildings to achieve at least 50% of the available LEED credits for sustainable design. More information on this program is available at the U.S. Green Building Council’s web site at www.usgbc.org/leed.