The Residences of 488 University

480 University Avenue, Toronto

Developer: Amexon Development Inc.
Units: 453
Storeys: 55
GFA: 669,885 sq.ft.
Completion Date: 2019

An Intensification Project that Includes
Major Enhancements to the Existing 18 Storey Office Building

The Residences of 488 University is an intensification project that includes major enhancements to the existing 18 storey office building built in 1968 (Global House) by incorporating a striking new façade, exterior skin, and a distinctive and sophisticated three-storey podium on one of Toronto’s oldest and grandest boulevards. Renovations began with the removal of the existing cladding, and a new glass exterior now enhances the grille façade.

The project includes the addition of 37 storeys of multi-residential condominiums and shared amenity space above the existing 18 storey office structure. A total of approximately 453 residential units are proposed within a mix of one-bedroom units to three-bedroom family units. Two full floors will be dedicated to 3,251 m² of shared amenity space.

The ground floor of the 3 storey podium will continue to accommodate retail and service commercial uses accessible from University Avenue. The ceremonial pedestrian entrance to the residential lobby will be located within the podium at University Avenue. There will also be a grand vehicular canopied entrance from Simcoe Street so as to not interfere with traffic circulation along University Avenue or Dundas Street West.

New Vertical Structure

The recessed footprint of the existing building enabled the structural engineers to introduce new vertical structural steel columns all along the exterior face of the building on all four exposures that go vertically down to sound rock. These new vertical structure columns surrounding the existing building will support the new residential floors independently of the existing building structure.

Long Span Transfer Beams

There are also new horizontal perimeter steel beams along the face of the existing building exterior and cross bracing to attract the lateral load from the additional residential floors. Long span transfer beams will be utilized on the 20th floor. These transfer beams will distribute the load of the new tower directly to the new vertical steel structure that surrounds the existing building. The new vertical structure will go down to the foundation rock without stressing any of the existing structure.

Direct Connection to TTC

A direct connection to the TTC and St. Patrick subway station has been accommodated in the design. Residents will enjoy a private driveway on Simcoe Street for pickups and drop-offs. The recessed footprint of the existing building enabled the structural engineers to introduce new vertical structural steel columns all along the exterior face of the building on all four exposures that go vertically down to sound rock.

Commercial and residential area

Overall the mixed-use project will possess a total gross floor area of approximately 65,021 m² comprising 26,306m² of the existing retained commercial building and 38,714m² of the new residential area representing approximately 60% of the total development area.

Global House

The original 18 storey building (Global House)
located at 488 University Avenue, was completed in 1968. The building features an all-encompassing precast grille with punched lozenge-shaped windows.

Drywall

Drywall construction on each floor around the perimeter. Shortly before the completion of the below grade construction, interior hoarding through each office floor was underway.

Perimeter insulated drywall walls with windows and doors between each structural bay (to provide access for the eventual steel erection) were erected prior to the removal of the exterior cladding.

As the entire project construction happened with the building occupied, the hoarding remained in place until the existing 18 storey building was enclosed to protect the occupants.

Extraction of the existing precast façade.

Once the installation of the interior hording was complete, extraction of the precast façade began. A unique clamping device was constructed specifically to the pattern of the precast patterns. The clamp removed one modular section at a time. The clamp was also designed with a sliding offset pivot which ensured that precast panels remained vertical as the panels were extracted from the facade. The panels were carefully collected and shipped to a recycling plant.

Erection of The Exo-Skeleton

Effectively, a perimeter steel frame made up of vertical plate welded columns, horizontal beams integrated with slab pan extensions and cross bracing was erected to carry the perimeter load of what would be the residential concrete tower above the existing commercial building. The loads of the residential tower would be carried on independent new structure which was allowed to compress vertically as the residential tower’s loads were applied to the steel.

The new perimeter steel floor

The floor pans between the vertical columns were designed to be above the existing floor slabs such that when the loads of the concrete residential tower were applied to the steel structure, the steel columns would compress under those loads and the extension floor pans would eventually align with the existing floor slabs.

Installation of exterior commercial skin

As the skeletal steel structure was erected and leveled, the commercial exterior skin was installed. This new skin was a vast improvement in both the energy efficiency of the precast/single pane façade, but it also dramatically improved the peripheral visibility of the users within the office space that was previously blocked by projecting precast fins spaced 40 cm apart from one another. As the exterior cladding was completed, the interior hoarding was removed and the interior finishes were completed to the new exterior façade.

Construction of transfer slab

The transfer slab located at the 19th floor, which is the lowest level of the residential floor consists of a series of 3.5m deep reinforced concrete beams spanning from the perimeter steel exo-skeleton to the new concrete sheer walls on either side of the existing elevator core which previously used to house the vertical mechanical distribution. From this level upwards, the construction shifts from predominately steel construction to reinforced concrete.

Construction of traditional concrete structure for the residential component

After the completion of the transfer slab, the construction of the 37 storey residential tower proceeded with traditional residential construction which consisted of 200mm concrete slabs on concrete sheer walls and concrete formed elevator and stair shafts.

Installation of the tuned mass damper

At the residential mechanical level, as prescribed by the results of the wind tunnel report, a tuned mass water damper was installed at the south west corner of the mechanical level of the residential tower to reduce the tower sway due to external wind loads.

Installation of the exterior cladding

As the concrete structure is being erected, the window wall enclosure of the residential building follows behind.

New below grade public transit connection.

Concurrent with the construction of the residential component of the project, the construction of a new accessible connection to the subway was underway. An accessible connection at this intersection did not exist previously, but was provided as part of a benefit through the Planning Act. This connection linked the new commercial lobby to the subway ticketing platform through a newly constructed below grade pedestrian tunnel below University Avenue. This connection now allowed passengers to have a direct enclosed connection from the subway to their office or to the residential tower.

The residences of 488 university

The project includes the addition of 37 storeys of residential condominiums and shared amenity space above the existing 18 storey office structure. A total of approximately 453 residential units are proposed within a mix of one-bedroom units to three-bedroom family units. Two full floors will be dedicated to 3,251 m2 of shared amenity space.

Consultant Team

GC: Toddglen Group of Companies
Structural: Sigmund Soudack and Associates Inc.
Mechanical: The Mitchell Partnership Inc.
Electrical: M.V. Shore Associates
Steel: Walters Group
Interior Design: IIBYIV
Landscape: Cosburn & Nauboris Ltd. Landscape Architects

Awards

2021 CTBUH Renovation Award
Award of Excellence

2015 International Property Awards
High-Rise Canada

2015 International Property Awards
Architecture Multiple Residence Canada