2 UDG Allen Sheppard - Toronto · 2017. 8. 23. · Mackenzie Collegiate Institute) by connecting them to streets and other open spaces. 2. Sheppard Promenade – provide improved

June 2004URBAN DESIGN GUIDELINES

ALLEN-SHEPPARD

TORONTO

Development in the Allen-Sheppard area will beconsistent with the following urban designguidelines. They provide a framework for thedevelopment of the whole site and are to be read inconjunction with the urban design policies in theOfficial Plan.

LOCATIONThe Allen-Sheppard area comprises approximately138 hectares surrounding the intersection of AllenRoad and Sheppard Avenue West and includes theDownsview Subway Station and a portion of theformer Canadian Forces Base Downsview. (see Figure1). An 80-hectare National Park is on the westernportion of the former Base land, fronting onto KeeleStreet south of Sheppard Avenue.

GUIDELINESThe Urban Design Guidelines and DevelopmentFramework set out:

� A structure plan of public streets, parks and open spaces

� Public realm guidelines that focus on views,parks, streets, pedestrian routes, weatherprotection, bicycle routes and public transitfacilities

� Built form guidelines that focus on streetwalls,building massing, mid-block connections, grade-related uses, courtyards, entrances, parking and servicing

� Other design matters such as environmentalissues, heritage and public art.

June 2004 URBAN DESIGN GUIDELINESTORONTO

ALLEN-SHEPPARD

URBAN DESIGN GUIDELINES

ALLEN-SHEPPARD

TORONTOJune 2004

URBAN DESIGN GUIDELINESTORONTO

ALLEN-SHEPPARD

June 2004

Natural Environment: 1. To improve the natural environment.

2. To improve access to existing and potential naturalenvironmental areas within the surroundingdistrict (e.g. Downsview Park, West Don Valley, etc.).

3. To create new natural areas to supplement thosethat have been lost.

Green Space and Special Places:

1. Existing Open Spaces – where possible to maximizethe use of existing open spaces (e.g. William LyonMackenzie Collegiate Institute) by connectingthem to streets and other open spaces.

2. Sheppard Promenade – provide improved accessfrom the Allen–Sheppard Area along the southside of Sheppard Avenue to the Parc DownsviewPark in the west.

3. Allen Boulevard – provide a safe, continuousboulevard along the east and west edge of AllenRoad, to provide access to adjacent properties,maintaining a building frontage situation alongAllen Road.

4. New Parks – provide new parks, for both activeand passive use, to serve new development withinthe Allen–Sheppard area, as well as the adjacentneighbourhoods. Provide maximum physical andvisual access to the parks and develop publicfronts and streets adjacent to the parks.

5. Green Links – ensure that all parks and greenspaces are linked.

6. Landmarks and Gateways – provide visuallandmarks that recognize the Allen-Sheppardarea’s location as a gateway to both theDownsview Site and northern North York.

7. Views and Axes – protect and enhance importantviews and/or axes to/from the 401, DufferinStreet, Sheppard Avenue, North York City Centre,Downsview Park, important buildings, etc. Framethese views with landscape and buildings.

URBAN DESIGN OBJECTIVES

General:1. To promote a strong sense of community by

creating a context for incremental development.

2. To respect the fabric of existing neighbourhoods.

3. To support the viability of transit by creating ahigh quality pedestrian environment.

4. To promote high quality design includingstreetscapes, open spaces, public buildings andinfrastructure, and private buildings, to create acomfortable, useable, understandable, andmemorable community.

The Public Realm:1. To develop a coherent, continuous and amenable

public realm comprising public streets, sidewalks,public and institutional open spaces, and publiclyaccessible parts of private development.

2. To develop coherent above- and below-gradeconnections with the existing subway station andall four corners.

3. To reinforce grade as the primary level for publicspace.

4. To provide a coherent and continuous network ofbicycle paths, linked by at-grade crossings ofAllen Road and Sheppard Avenue.


ALLEN-SHEPPARD

TORONTO


ALLEN-SHEPPARD

June 2004

Neighbourhoods, Precincts and Edges:

1. Existing/New Wilson Neighbourhoods - to providefor residential development on both sides ofWilson Heights Boulevard, with access providedpredominantly from this Boulevard

2. New Allen Precinct - to provide for a well-defined medium-to-high density residential, ormixed residential neighbourhood fronting ontoAllen Road, access to the neighbourhood to beprovided by two roads running parallel to the Allen

3. Allen–Sheppard Intersection - to encourage thedevelopment of this intersection as a secondaryurban centre, accommodating higher density,mixed-use residential/employment land uses

Building Fit and Transition:1. Density Distribution - to locate higher buildings

and more intense development around theintersection of Allen and Sheppard, and/or alongthe both sides of the Allen; and, to locate lowerbuildings and massing in the Wilson Heightscorridor

2. Framing Public Open Space – buildings and otherelements (e.g. trees)

3. Building Massing – to allow for good sunlightand wind conditions in streets and public openspaces

4. Transition - to allow for a gradual transition fromlower to higher buildings using stepbacks and basebuildings as points of transition

5. Phasing - to allow for gradual development


ALLEN-SHEPPARD

TORONTOJune 2004


ALLEN-SHEPPARD

THE STRUCTURE AND CHARACTER OF THENEIGHBOURHOODAllen Road and Sheppard Avenue will becomesignificant new public avenues serving drivers,pedestrians and cyclists within an urbanisingnorth Toronto.

The area will be served, where possible, by a new,fine-grained network of tree-lined streets that aredesigned to provide direct vehicular and pedestrianaccess to and from Allen Road, Sheppard Avenueand the Downsview Subway Station. The streetpattern will restrict traffic flow through the new,lower density residential neighbourhoods locatedalong the west side of Wilson Heights Boulevard.

QUADRANTS AND PRECINCTSFour quadrants or precincts comprise the Allen–Sheppard Area (see Figures 1-5) as follows:

Southeast Quadrant

(Subway, Allen, and Wilson HeightsPrecincts)This quadrant consists of three precincts comprisingapproximately 29 hectares. It is likely to attract amix of land-uses supporting a vibrant and diversestreet life comparable to other sub-centres in the city.

The Subway Precinct (14.5 hectares) is located atthe southeast corner of the Allen–Sheppardintersection and includes the Downsview SubwayStation. A number of buildings could beaccommodated, which face onto Allen or Sheppardor a central 2 hectare park located to the west ofthe existing residential neighbourhood.

These buildings will step down from a height ofapproximately 12-14 storeys at the Allen–Sheppardintersection, to 7-9 and 6-8 storeys along AllenRoad and Sheppard Avenue, respectively. Mid-precinctbuilding heights will range from 5-9 storeys. Thisprecinct could accommodate a mix of new residentialand non-residential uses. Developing the 4.5 hectaresassociated with the Downsview Subway Station maybe a long-term proposition. At present, the TTC isintending to locate a surface commuter parking lotsouth and east of the station.

June 2004

The Allen Precinct (5.3 hectares) is located south ofthe Subway Precinct, between Allen Road and theproposed central linear park. Buildings facing AllenRoad will range from 5-8 storeys. 4-storeyresidences would be suitable facing the linear park.

The Wilson Heights Precinct (8 hectares) is locatedwest of Wilson Heights Boulevard, south of theexisting residential neighbourhood and east of theproposed central linear park. A neighbourhoodconsisting of a fine grain of east/west streets isappropriate with a mix of detached, semi-detachedand townhouse residences. This precinct would havea scale similar to that of existing neighbourhoodslocated east of Wilson Heights Boulevard. Streetswould be restricted to local traffic, facilitatingincreased pedestrian and cyclist use.

Northeast Quadrant

(Sheppard West–Dublin Precinct)This quadrant currently contains commercial andresidential buildings along the Dufferin Street andSheppard Avenue West frontages, behind which sitsa secondary school and school yard. Buildingsaddressing Dufferin and Sheppard will step downfrom a maximum height of 11-13 storeys at theAllen–Sheppard intersection, to 6-8 storeys alongthese major streets.

Northwest Quadrant

(1100 Sheppard Avenue West)This quadrant comprises approximately 4.5 hectaresand contains existing stores and related commercialfacilities. Given its proximity to the DownsviewSubway Station, this precinct is likely to attract amix of land-uses supporting a vibrant and diversestreet life. A number of buildings surrounding acentral park and new road on one side, andaddressing Allen Road and Sheppard Avenue on theother is proposed. These new buildings will stepdown from a maximum height of 12-14 storeys atthe Allen–Sheppard intersection, to a maximum of6-8 storeys along the major streets. Although theDevelopment Framework shows an existing retailbuilding, it is appropriate for 6-8 storey buildings inthis location if the store is demolished.


ALLEN-SHEPPARD

TORONTO

Southwest Quadrant

(Intersection, Allen and Office andEmployment Precincts)The Southwest Quadrant consists of three separateand distinct precincts comprising approximately 28hectares. Given its size, and proximity to both theDownsview Subway Station and Parc DownsviewPark, this quadrant is likely to attract a mix of land-uses supporting a vibrant and diverse street lifecomparable with that found at other sub-centres inthe City. In addition, it will likely also attract a mixof sports and entertainment uses. Development mustbe appropriate to its location adjacent to ParcDownsview Park.

The Intersection Precinct is located at the southwestcorner of the Allen–Sheppard intersection. Buildingswill face onto either Allen or Sheppard, or a central0.5 hectare park located to the west-central part ofthe quadrant.

The buildings will step down from a height ofapproximately 12-14 storeys at the Allen–Sheppardintersection, to 7-9 storeys and 6-8 storeys alongAllen Road. Mid-precinct building heights will rangefrom 5-9 storeys. The existing Department of NationalDefence Buildings on the site will be retained andincorporated into the new urban fabric.

The Allen Precinct is located south of theIntersection Precinct, along Allen Road. Buildingsfacing Allen Road and westwards to the Park willrange from 5-8 storeys.

The Office and Employment Precinct is locatedwest and south of the other precincts. Newdevelopment can be accommodated on lots varyingin size from a minimum of 0.2 hectares to amaximum of approximately 2.0 hectares (the size ofthe largest block shown). The heights of newbuildings will not only step down from those alongAllen Road but will also be regulated by the AirportHeight Restrictions. Heights will range from 5-7storeys on the west side of this Precinct, to 3-5storeys on the east side. Development would beserved by a modified grid pattern of tree-lined streets.

PUBLIC REALM

PARKS AND OPEN SPACE SYSTEMS The Development Framework establishes acomprehensive, linked system of parks and openspace in all four quadrants and consists of thefollowing (see Figures 5 and 6):

Quadrant ParksNew local parks are proposed for the southeast,northwest and southwest quadrants, of approximately2.0 hectares, 0.4 hectares and 0.6 hectares, respectively.The southeast quadrant park will be large enough tosupport active recreation activities supported bypotential indoor community facilities located on theground floor of the new building immediately westof the park.

Pedestrian Promenades Pedestrian promenades are located along both sidesof Allen Road, and the south side of Sheppard Avenue,linking the site with Downsview Park in the westand the Don River watershed, in the east. Thepromenades combine pedestrian paths with generousnew street-tree planting and provide access to, andbetween, the quadrant parks.

Linear Park A central linear park will link Sheppard Avenue withthe new local park located in the southeast quadrant(Subway Precinct) and the Allen and Wilson HeightsPrecincts, further south. The linear park will formpart of a larger link between Parc Downsview Parkand the Don River watershed. The Linear Park isapproximately 1.6 hectares in area and 48 metres inwidth. It can accommodate both active and passiverecreational activities, and will be viewed by residentialbuildings located along adjacent streets.

Significant Public Views Figure 6 identifies significant views that need to beprotected and that would, in turn, be reflected inthe design of terminus buildings, landscapes andpublic art.


ALLEN-SHEPPARD

June 2004


ALLEN-SHEPPARD

TORONTOJune 2004


ALLEN-SHEPPARD

STREETS AND PEDESTRIAN ROUTESThe Development Framework establishes a newblock and street pattern for the four quadrants thatconsists of the following (see Figures 1, and 7-12):

Streets Allen Road and Boulevard – south of SheppardAvenue, a total right-of-way of approximately 60metres consisting of (see Figure 9):

� Three travel lanes in each direction

� A planted central boulevard which facilitatespedestrian crossings at intersections

� Two 16 metre wide, tree-lined boulevards oneither side

� Flanking streets that provide vehicular andpedestrian access to adjacent buildings.

Sheppard Avenue – a total right-of-way ofapproximately 36 metres including two travel lanesin each direction and a 12 metre wide south boulevardthat accommodates a double row of trees and extrawide sidewalks on the south side. (see Figure 10).

Typical Streets – are proposed within 20 metrerights-of-way, with a single row of trees within agrassed boulevard and sidewalks on each side of thestreet (see Figure 11).

Transit Road Extension – a total right-of-way ofapproximately 27 metres including two travel lanesin each direction with a single row of trees within agrassed boulevard and sidewalks on each side of thestreet.

June 2004


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Pedestrian Crossings Street level pedestrian crossings will be provided atall major intersections, including Allen and Sheppard.In addition, below-grade connections will be designedto link the Downsview Subway Station with thenorthwest and southwest quadrants, under AllenRoad and Sheppard Avenue, and connected to thestreet level by open stairwells.

Bicycle Routes

Proposed designated north-south bicycleroutes include: � The rail corridor west of the Downsview Airport

runway

� The proposed Transit Road

� Wilmington Avenue south to Faywood Boulevard.

East-west designated bicycle routes will include aconnection from Keele Street through ParcDownsview Park to Earl Bales Park at BathurstStreet. The central linear green space in thesoutheast quadrant and interior streets will servelocal bicycle traffic.

Weather Protection Locations for colonnades and/or canopies will bedesignated on key buildings along major streets. Theminimum width for colonnades is proposed at 3.5metres, with a vertical clearance of 4.5 metres.Canopies will have a minimum vertical clearance of3.0 metres and a maximum vertical clearance of 4.0metres and cover a minimum horizontal width of3.0 metres (see Figure 13).

Public Transit Facilities Co-ordinated, below-grade access, linking all fourquadrants with the subway level is proposed,focusing on the Allen–Sheppard intersection. Openlight wells are recommended to provide light tobelow-grade public space.

Site Sections Figure 11


ALLEN-SHEPPARD

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ALLEN-SHEPPARD

BUILT FORM GUIDELINESThe following design guidelines are proposed forprivate development blocks (see Figures 14-22):

Street Wall� Heights

The tallest buildings will be located at the busiestintersections, closest to public transit and will stepdown in height from the corners back towardsinterior residential precincts and along major streets.

Buildings range from a maximum height of 45metres (11-15 storeys, depending on whether theyare designed for commercial or residentialoccupation) at the Allen–Sheppard intersection, to24-30 metres (6-10 storeys) at secondaryintersections, to 18-24 metres (5-8 storeys) atsignificant internal intersections in the mixed-useprecincts. In turn, heights of 18 metres arerecommended along Allen Road, 12 metres (4storeys) along the central linear park and 9.5 metres(3-3.5 storeys) in the Wilson Heights precinct.

In the southwest quadrant, in the Intersectionprecinct, buildings range from a maximum height of45 metres (11-15 storey, depending on whether theyare designed for commercial or residentialoccupation) at the Allen–Sheppard intersection, to30 metres (10 storeys) along Allen Road.

Within the Allen Precinct buildings will range from amaximum height of 30 metres (10 storeys)to 18 metres (6 storeys).

Within the Office and Employment precinct, heightsrange from 12-24 metres (3-7 storeys), steppingdown from north to south, as well as east to west.

It has been assumed that all new building heights inthe southwest quadrant will be measured from193.8 metres ASL, the “safety zone” and “end of therunway” height designated in Public Works andGovernment Services Canada Document SGC / CGT20-008 [Item 97-002-4].

� Setbacks

Residential and low-rise office and employmentstreets will have soft landscaped setbacks (up to 3metres) between the property line and the buildingface. Planted and constructed elements in thesetback (low hedges, trees, fences, gates) would bedesigned to provide a transition from the publicsidewalk to the finished floor level of adjacentresidences (see Figure 15). Buildings on major streetswill be built to the property line. Setbacks for newbuildings on the north side of Sheppard areregulated by the Site Specific Amendment.

� Build-To Lines

Build-to zones are recommended for taller buildings(i.e., over 18 metres) at all significant intersections,requiring developers to build to 90% of the cornerand podium levels. All additional flanking planes arerecommended at 75% build-to (see Figure 16).

Building Massing� Angular Plane

To ensure that direct sunlight reaches sidewalks atmost times of the year, angular planes of 44 degreesare proposed along all east-west streets, and 30degrees along all north-south streets(see Figures 17-19).

Space between BuildingsTo achieve appropriate spacing between buildingson the same block, light, view and privacy setbackswill be used to regulate the design of buildingfacing conditions (see Figures 20-22).

Maximum Building DepthsThe depth of new buildings from the street isproposed to be limited to 50 metres in mixed-useareas, and 25 metres in residential areas. This isintended to encourage street-related developmentwith open courtyards in the centre of the block toreinforce proposed pedestrian routes, mews andother forms of public open space, and to providea fine-grain of development in keeping with thegradual and ongoing re-urbanisation ofNorth Toronto.


ALLEN-SHEPPARD

TORONTO


ALLEN-SHEPPARD

Mid-Block ConnectionsPublicly accessible privately owned open spaces areencouraged on individual sites to complement thepublic open space system (see Figure 6). Mid-blockpedestrian connections, designed as landscapedpedestrian mews, will be provided within largerdevelopment parcels. They will be lit, landscaped andmaintained for public use. These mid-block connectionsare intended to provide a fine grain of pedestriancirculation and can provide an important connectionbetween two streets and public destinations such asschools, parks, and public transit. They can alsoprovide an address to individual frontages.

Grade-related Uses The provision of community services, restaurants,cafes, stores and display windows at grade providesvisual interest, encourages the use of sidewalks,promotes retail continuity and feasibility, andcontributes to a safer and more vibrant pedestrianenvironment. Buildings will front onto public streetsand allow for a variety of uses that encourage theuse of the street.

Grade-related units are encouraged with individualentrances connected to the public sidewalk.

Courtyards Courtyards will be formed in many of the residentialblocks. Their principal role will be to provide on-site,at-grade open space amenity for residents. Courtyardswill have a unified landscape design that ensuresthat gardens and play areas on individual sites canbe shared with those living on the block as a whole.

Pedestrian, Parking Garage and ServiceEntrances

To reinforce streets as primary public spaces, thelocations of pedestrian, parking and service entrancesneed to be carefully considered. Parking and servicingare to have the least possible impact on the streetscapeand public open spaces. Principal pedestrian entrancesfor large buildings will occur from major streets whileparking and servicing areas will occur off minor streetsor lanes. The general proposed location of vehicularentrances is indicated on Figure 6. Parking will belocated below grade wherever possible. Any above-grade parking garages will be faced with animateduses having a minimum depth of 9 metres on publicstreet faces and open spaces. Surface parking must

be set back 2 metres from the property line. Thesetback will be substantially landscaped to continueto define the street edge and provide safe use of theparking lot. The surface of the lot will also belandscaped with a regular grid of lights and trees.

OTHER DESIGN ISSUES

HeritageThe heritage policies contained within the DownsviewArea Secondary Plan apply to the southwest quadrant.

Environment The following environmental issues will be consideredat the preliminary planning stages:

� Microclimate studies remediating problems ofwind and shade

� Landscape concept plan demonstrating speciesdiversity

� Storm water management including use ofpermeable surfaces and other techniques

� Auto and pavement minimization through thedesign of street sections

� Design of streets to give priority to bicycles,pedestrians and public transit

Public ArtPublic art sites are proposed at selected, highly-visible points within the new open space system andthese will help to establish gates to and fromadjacent neighbourhoods and Parc Downsview Park(see Figure 6). Consideration may be given tocommemorating early pioneers in Downsview,famous aviators, local business entrepreneurs, etc.The public art policies contained in the DownsviewArea Secondary Plan apply to the southwest quadrant.


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Documents

2 UDG Allen Sheppard - Toronto · 2017. 8. 23. · Mackenzie Collegiate Institute) by connecting them to streets and other open spaces. 2. Sheppard Promenade – provide improved