City Planning June 2013
Toronto Urban Design Guidelines
North Downtown Yonge
DRAFT
URBANDESIGNGUIDELINES
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TORONTOJune 2013
table of contents
1. IntroductIon............................................................................................................................. 1 1.1NorthDowntownYongeObjectives....................................................................................... 2 1.2Location/StudyArea............................................................................................................. 3
2. HerItaGe...................................................................................................................................... 5 2.1HistoryofYongeStreet........................................................................................................... 6
3. YonGe street and tourIsM................................................................................................. 7
4. PrecIncts and corrIdors.................................................................................................... 9 4.1BloorStreetCorridor............................................................................................................. 10 4.2Hayden-ChurchPrecinct......................................................................................................11 4.3St.NicholasVillagePrecinct................................................................................................. 12 4.4Gloucester/DundonaldPrecinct......................................................................................... 14 4.5ChurchStreetVillagePrecinct.............................................................................................. 16 4.6College/CarltonStreetCorridor......................................................................................... 18 4.7BayStreetCorridor................................................................................................................ 20 4.8YongeStreetCorridor............................................................................................................ 23
4.8.1Downtown Tall Building Vision and Supplementary Design Guidelines........................ 25 4.8.2YongeStreet,a“GreatStreet”.................................................................................... 26 4.8.3DifferentCharacterAreasalongYongeStreetCorridor............................................ 27 4.8.4BlockbyBlockAnalysisalongYongeStreetCorridor.............................................. 29 4.9IsabellaandWellesley/WoodPrecincts.............................................................................. 40
5. buIlt forM fraMework...................................................................................................... 43
6. street cHaracter tYPes.................................................................................................... 49
7. oPen sPace network.............................................................................................................51
8. GatewaY treatMent............................................................................................................ 57
9. vIews, keY sItes and vIew terMInus.......................................................................... 59
10. PublIc art............................................................................................................................... 60
11. sHadow sensItIve areas................................................................................................... 60
12. sustaInabIlItY and Green standards........................................................................62
13..cYclInG......................................................................................................................................62
14. transIt.......................................................................................................................................63
15. related strateGIes...............................................................................................................64
16. related docuMents...............................................................................................................67
aPPendIx 1.....................................................................................................................................69
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1. IntroductIon
NorthDowntownYongeisoneofthemostcelebratedareasinToronto.Asamajornorth-southcorridor,YongeStreetisconstantlyusedbypedestrians,vehicleusers,transitusersandcyclists.Thescaleofthebuildings,priorityretailwithnarrowstreetfrontages,heritagebuildings,culturaldestinations,mixofusesandthesignificantlandmarksandopenspaceshavecollectivelymadeYongeStreetanauthenticdestinationforvisitorsandTorontoniansalike.
BeingthelongeststreetinNorthAmerica,YongeStreethasdifferentcharacteristicsthroughits1,896km1length.ItisamajorarterialstreetthatembodiesmanyoftheimportantandiconicbuildingsandpublicspacesinToronto.Asthearteryofthecity,withoneofthemainnorth-southsubwaycorridors,itprovidesimmediateaccesstocollectorandneighbourhoodstreets,andsubsequentlytootherimportantdestinations.WhiletheaimofthisstudyistoprovideparametersforthedesignanddesignevaluationofdevelopmentsforNorthDowntownYonge,thesurroundingcontextwillbeexploredaswelltoensurethatrecommendationsforYongeStreetwillrespondwelltoitsimmediatecontext.Thecontextareawillbereferredtoasthe“StudyArea”.TherearedifferentprecinctsandcorridorswithintheStudyareawhichareapartofthisdocument.TherelationshipoffuturedevelopmentsalongNorthDowntownYongewiththesecorridorsandprecinctsisanessentialpartofthisdocument.TheseprecinctsandcorridorshavedifferentcharacteristicsandtheirfuturedevelopmentswillenrichtheimprovementsoftheNorthDowntownYongeinmanydifferentways.
ThereisanOfficialPlanAmendment,currentlyunderway,whichwilladdressthepolicydirectionfornewpotentialdevelopmentswithintheStudyArea.
1 (Source: Guinness book of records)
Yonge Streets heritage fabric adds to the significance of this Corridor.
Retail frontages along Yonge Street
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1.1. nortH downtown YonGe objectIvesTheStudyAreahasseendramaticgrowthduringthepastdecade.NorthDowntownYongeisoneofthekeyareasinthecity,servingTorontoniansinmanydifferentwaysthroughouttheyears.TheNorthDowntownYongeDesignGuidelineswillhelpimprovethequalityoflifebyprovidingappropriatebuiltformandpublicspaceguidance,whilebeingrespectfuloftheintegrityofthesurroundingcontext.Furthermore,thesedesigndirectionswillbereadinconjunctionwiththeurbandesignpoliciesintheCityofTorontoOfficialPlantoensureconsistency,reliabilityandaccuracy.Anumberofkeyobjectiveshaveshapedthedevelopmentofthisdocumentincluding:
• PreserveandenhanceexistingheritagebuildingsandheritagecharacteristicswithintheStudyArea;
• Ensurepedestrian’s,resident’s,employee’sandvisitor’scomfortandsafety;
• Maintainandenhancepriorityretailwithnarrowstreetfrontages;
• Expandtheopenspacenetworkbyprovidingaccessible,highquality,barrierfreeandwelldesignedparks,plazasandopenspaces;
• Ensureenjoymentofpublicspacesbyallusers;
• Enhancestreetscapedesign,treeplanting,streetfurniture,pavementtreatmentandwell-designedsidewalks;
• Createabalancebetweenvehicle,bicycleandpedestrianmovement;
• Enhancethepublicrealmandpedestrianmovementbyexpandingthesidewalkwidth,mid-blockaccess,welldesignedpromenadesandpotentialnewmid-blockconnections;
• Enhanceandencourageactiveusesat-grade;
• Provideanimatedfrontagesatthestreetlevelforsafety,interactionandvitality;
• MaintainandenhancetheareasdesignatedasNeighbourhoodsintheCityofTorontoOfficialPlan;
• RepresenttheStudyAreawithitsowndistinctidentitywithhighqualitydesignedgatewaysandentrypoints;
Heritage structures will be maintained and preserved
Combination of heritage buildings and slab type apartment buildings within the Study Area
View of the Linear Park
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• Maintainandenhancekeyviewsandvistas;
• Encourageandenhancetheyear-roundeventsandparades;
• Encouragetheredevelopmentofunderutilizedsiteswhenitisappropriate;
• Distributehigherdensitiesatappropriatelocations;
• Provideappropriatetransitionfromtallbuildingstolower-riseareas;
• Ensurehighqualityarchitecturaldesign,whennewdevelopmentsarereviewedbytheCityofTorontoDesignReviewPanel;
• Providedifferenttypesofresidentialunitsfordifferentgroups,includingbutnotlimitedtofamilysizedunits;
• Promotesustainableandenvironmentallyfriendlydevelopments;
• Encouragetransituse;and
• Encouragere-investmentthatrespectsYonge.Street’shistory.
1.2 locatIon / studY areaTheStudyArea,fortheNorthDowntownYongeDesignGuidelines,isgenerallylocatedbetweenCollege/CarltonStreettothesouthandCharlesStreettothenorth.ItextendsbeyondthefrontingpropertiesonBayStreettothewestandChurchStreettotheeast,asshowninfigure1.ForthepurposeoftheNorthDowntownYongeDesignGuidelines,andtoensuretheappropriaterelationshipwithothercorridorsandprecincts,theanalysiswilllookbeyondthenorthernedgeoftheStudyAreaintheearlysectionsofthisdocument.
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Figure 1: Aerial Photo of the Study Area
Narrow retail frontages along Yonge Street
Neighbourhoods will be protected.
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Figure 2: Heritage Buildings
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(Note: Listed and designated information is from the City of Toronto Heritage Inventory. Please note that the process of identifying sites as potential to be included in the City of Toronto Heritage Inventory is not yet complete and other buildings may be identified as well. Additional sites of interest may be identified through the heritage Conservation District study.
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2.0 HerItaGe
OneofthemostimportantassetsofYongeStreetwithintheStudyAreaisitsintactheritagebuiltformandstreetscape.Thepreservationoftheseassetsiskeytocarryingitsuniqueidentityforward.Structures,whichhavebeenlistedordesignatedintheCityofTorontoHeritageInventoryarescatteredthroughouttheStudyArea,withthelargestconcentrationalongYongeStreet.AheritagestudyiscurrentlyunderwayforNorthDowntownYongefromCollege/CarltonStreetstoDavenportRoad,whichcouldeventuallyidentifythisareaorpartsofthisareaasaheritageconservationdistrict.TheoutcomeofthisstudywillsupersedetheexistingZoningBy-lawandmayproviderefinementstotheNorthDowntownYongeDesignGuidelines.
AskeycomponentsofYongeStreet,specialattentionshouldalsobegiventonon-listed,non-designatedexistingbuildings(contemporaryorold),whichcarrynotablearchitecturaldesignsandlandmarkcharacteristics.
Figure2highlightsthelistedanddesignatedheritagebuildingsinNorthDowntownYonge,aswellasbuildingsofheritageinterest.Notonlyshouldthesebuildingsbeprotectedandenhanced,butanyadjacentdevelopmentshouldcomplementtheirprevailingscaleandmateriality.NewdevelopmentsneighbouringheritagebuildingsmaybeappropriatewhenthesiteconditionscanmeetspecificguidelinesandrequirementsfoundinthisdocumentandtheAreaSpecificOfficialPlanAmendment.
Intact heritage fabric along Yonge Street
Heritage building at the intersection of Yonge Street and Charles Street East
Constructed in 1888, the Gloucester Mews building at 2 Gloucester Street / 601 Yonge St. was originally a Masonic Hall.
Heritage fabric on Wellesley Street West
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2.1 HIstorY of YonGe streetYongeStreetwasoriginallyamilitaryroadoutsidethetown,namedforSirGeorgeYongewhowasaBritishsecretaryofwar.Itestablisheditselfasthecity’smainnorth-southstreetin1794,whichcontinuedcarryingitsmajorroleasamainspineinTorontouptothisdate.Atthetime,mostoftheearlybuildingswere2-3storeyGeorgianCommercialBlocks,manyofwhichhavebeenpreservedandmaintained,reflectingthehistoryofYongeStreet.In1869,withtheopeningoftheTimothyEaton’sdepartmentstoreattheintersectionofYongeandQueenStreet,YongeStreetwasestablishedasthemainshoppingstreet.Untilthe1880’smostpartsofYongeStreet,northofCollegeStreetwaslargelyfilledwithresidentialbuildings.In1894,thefirstelectricstreetcarwasdevelopedalongYongeStreet,providingpublictransitfacilitiesforresidentsandvisitors.Awaveofchangecameafter1930,bringinganumberofconversionsincludingthedevelopmentofnon-residentialbuildings,publictransitdevelopment,streetscapeimprovementsandopenspaceexpansions,accumulatingtheconstructiveroleofYongeStreetinthecity.Anumberoftheseimportantdevelopmentsinclude:
• TheopeningofEaton’sCollegeStoreinthe1930’s
• StreetscapeimprovementsandconnectionsfromCollegeStreettoCarltonStreet(whichpreviouslywerenotconnected)throughlanddonation
• YongeStreetSubwayconstructionbetween1949-1954
• YongeStreetsummerclosures,creatingapedestrianmall,1971-1974
• Toronto’sEatonCentreopeningin1975
• DundasSquarecompletionin2002
YongeStreet’ssignificancehasmadeitagreatareaforinvestment,whichhasresultedinalotofongoingchangesduringthepastfewyears.EverynewdevelopmentalongYongeStreetshouldreflecttheidentityoftheareaandshouldbeareasontocelebrateitsenrichedhistory.
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(Source: A Short History of the World’s Longest Street, by: Richard Stromberg, Toronto Historical Board)
Streetcar at the intersection of Yonge Street and Queen Street, 1909-1915 Photographer: William James(Source: City of Toronto Archives, Fonds 1244, Item 495)
Eaton College Store at the intersection of Yonge Street and College Street
Santa Clause Parade on Yonge Street, 1905
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3.0 YonGe street and tourIsM
YongeStreetinthedowntownisoneofthemostvibrantandbustlingdistrictsofthecity,famousforitsworldclassshopping,diningandentertainment(accordingto“TourismToronto”).Avarietyofretailstoreswithprimarilynarrowat-gradefrontages,whichshapesacontinuouscommercialstripalongits1kmlength,alongwiththefamousTorontoEatonCentre,culturalservicessuchasEdMirvishTheatreandPanasonicTheatre,iconicpublicopenspaceslikeYongeDundasSquare,mixedusedevelopmentsincluding10DundasStreetEast,aswellasthepopularyearroundeventsandparadeshaveaddedtothetourismandculturalsignificanceoftheStudyArea.YongeStreetisnotjustapriorityretailstreet;itisamajorculturalandciviccorridor,whichhasbecomethekeyspineofmetropolitanToronto.
Pride Parade on Yonge Street
Continuous retail along Yonge Street
Dundas Square at the intersection of Yonge Street and Dundas Street
MIrvIsH
Ed Mirvish Theatre on Yonge Street
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Figure 3: Precincts and Corridors
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4.0 PrecIncts and corrIdors
Thisguidelinedocumentiscomprisedofanumberofprecinctsandcorridors,eachdefinedbyitsattributesintermsoffunctionandbuiltfrom.Thisorganizationallowsconsiderationforthespecificsofeachsettingandensuresthatnewdevelopmentisappropriatetoitslocation.Figure3showsdifferentcorridorsandprecinctswithintheStudyArea.TheCityofTorontoOfficialPlanstatesthatgenerallythegrowthareasinthecityarelocationswheregoodtransitaccesscanbeprovidedalongbusandstreetcarroutesandrapidtransitstations.Thisstatementdoesnot,however,overridethefactthatgrowthisnotsuitableforeveryprecinctwithintheStudyArea.Theseorganizingprecinctsandcorridors(showninfigure3)willhelpidentifytheappropriatelocationsforgrowth,andwillrecognizeprecincts,whichshallhaveminimalornochange.
SomeoftheprecinctshaveauniqueandstrongidentitysuchastheSt.NicholasVillageandGloucester/DundonaldPrecincts,whichshouldbemaintainedandreinforcedthroughappropriatedevelopment.Ontheotherhand,anumberofotherprecinctsrequireastrongvisionforfuturedevelopmentandpublicrealmimprovementstocontributetothemorethrivingcommunityasenvisionedforNorthDowntownYonge.
Itwillbeemphasizedthroughoutthedocumentthatprecinctsdesignatedas NeighbourhoodsintheCityofTorontoOfficialPlan,aswellasanybuildinglistedordesignatedintheCityofTorontoHeritageInventorywillbeprotectedandenhanced.Anydevelopmentadjacenttoorinthevicinityofsuchareasandbuildingswillfollowtherelatedguidelines,policiesandstudies.
Church Street Village Precinct
College / Carlton Street Corridor
Gloucester Street
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4.1 bloor street corrIdor
TheBloorStreetCorridorisoutsidetheStudyArea,howeverduetoitsmajorroleandconnectiontoYongeStreet,hasbeenaddressedinthisdocumenttoensureconsistencywiththeBloor-Yorkville/North Midtown Urban Design Guidelines.TheBloorStreetCorridor,asdescribedintheBloor-Yorkville/North Midtown Urban Design GuidelinesdocumentisonbothsidesofBloorStreet,extendedbeyondAvenueRoadtothewestandChurchStreettotheeast.Itischaracterizedbyitshigh-endshops,whichprovidesomeofCanada’smostaffluentretailexperiences.
AsmentionedintheBloor-Yorkville/North Midtown Urban Design Guidelines,thecentreofthiscorridor,meaningtheintersectionofYongeStreetandBloorStreet,hasbeenreferredtoastheheight“peak”wheresomeofthetallestbuildingsintheareaareconcentrated.Theremainderofthecorridorisreferredtoasaheight“ridge”wherebuildingsstepdowninheightfromthepeak.ThisareaisdesignatedasMixed Use AreasintheCityofTorontoOfficialPlan,andhasexperiencedanumberofnewhighdensitydevelopmentsduringthepastfewyears,includingthe“UptownResidences”and“CrystalBlu”onBalmutoStreet.The75storeybuildingat1BloorStreetEastwillbelocatedatoneofthemostsignificantdowntownintersectionswithinthisCorridor.AllthedesigndirectionsdescribedintheBloor-Yorkville/North Midtown Urban Design Guidelines documentwillapplytothisareaandnochangestotheexistingguidelinesarebeingrecommendedinthisdocument.
Bloor Street Corridor
Illustrative rendering of 1 Bloor Street East retail at-grade along Yonge Street
Illustrative rendering of the proposed 1 Bloor Street East development
Bloor-Yorkville/North Midtown Urban Design Guidelines document
Key map Affluent shopping located along Bloor Street
Yonge Street
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Hayden Street view, looking east
Figure 4: Hayden Street sketch looking east along Hayden Street showing buildings with mid-block connection, consistent setbacks and stepbacks above the base building height (Reference: Bloor-Yorkville/North Midtown Urban Design Guidelines document)
4.2 HaYden - cHurcH PrecInct
TheHayden-ChurchPrecinctasdescribedintheBloor-Yorkville/North Midtown Urban Design GuidelinesdocumentislocatedalongHaydenStreetbetweenYongeStreetandextendsbeyondChurchStreettotheeast.ThisPrecinctisprimarilyrecognizedasaretail/pedestrianprecinctwithHaydenStreetalsooperatinga“servicefunction”fordevelopmentsfrontingontoBloorStreetEast.
AllnewdevelopmentinthisPrecinctwillprovideforstreetscapeimprovementsandanattractivefrontfaçadeonHaydenStreetinaccordancewiththeBloor-Yorkville/North Midtown Urban Design Guidelines document.Mid-blockpedestrianconnectionstoBloorStreetEastandCharlesStreetEastareencouragedinnewdevelopmentsaswellasundergroundpedestrianconnectionstodevelopmentsthatprovideaccesstothesubway.Anynoisegeneratingsystemsassociatedwithdevelopmentproposals(i.e.exhaustfans,garbagestorageareas)willbeconcentratedawayfromtheHaydenStreetfrontage.
DevelopmentfrontingontobothHaydenStreetandCharlesStreetEastwillhavetheirloadingandvehicularaccessfunctionsintegratedwithinthestreetwall.NewdevelopmentsubjecttoanOfficialPlanorZoningBy-lawamendmentwillberequiredtoconveya1.5mstripoflandtotheCityforthepurposesofsidewalkwidening.TheintersectionofHaydenandYongeStreetprovidesforanopportunitytoincorporateanappropriately-scaledterminustreatment.
AllthedesigndirectionsdescribedinthemostrecentInterim Guidelines for Hayden StreetdocumentwillapplytodevelopmentswithinthisPrecinctandnochangestotheexistingguidelinesarebeingrecommendedinthisstudy.
Key map
Hayden Street’s streetscape
Yonge Street
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4.3 st. nIcHolas vIllaGe PrecInctTheSt.NicholasVillagePrecinctislocatedmid-blockbetweenYongeStreetandBayStreet.ItfrontsSt.JosephStreettothesouthandstretchesnorthtoInkermanStreet.ThisareahasbeendesignatedasApartment NeighbourhoodsintheCityofTorontoOfficialPlan.TheSt.NicholasVillagePrecinctcomprisesoftwoandfourstoreytownhousesandsomeapartmentbuildings,withdecorativefacadesfacingthestreet.St.NicholasVillagePrecinctisnotdesignatedasNeighbourhoods,butitisrecognizedasastablearea.Also,duetoitsheritageandbuiltformattributes,St.NicholasVillagePrecinctshallbepreservedandenhancedinitscurrentscaleandcharacter.St.NicholasStreetandInkermanStreethavenarrowright-of-wayswhichaddtothevillagecharacterofthearea.LargescaledevelopmentsandtallbuildingsarenotpermittedinthisPrecinct.
TheVillagepredominantlyhasa“residential”typologywithamajorityofhousingunitseitherdesignatedorlistedwithintheCityofTorontoHeritageInventory.Afewoftheseheritagebuildingshavebeenconvertedintoresidential-commercialorcommercialbuildings,whichcontributetothevibrancyoftheVillage.Beingwithinastrongheritagefabric,therowoftownhousesalongIrwinStreetandimmediatelywestofSt.NicholasStreethavebeendeliberatelydesignedtoconformtothecharacteroftheprevailingheritagebuildingsofthearea.
TheSt.NicholasVillagePrecincthasauniquepublicrealm,withbrickpaversintheroadway.Thisstreetalignswithitsextension,asalaneway,betweenIrwinStreetandSt.JosephStreet,enhancingmidblockpedestrianmovements.
View of the St. Nicholas Village Precinct along St. Nicholas Street
Key map
Laneway within the St. Nicholas Village Precinct
Residential-commercial buildings on Irwin Street
Yonge Street
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ThestreetscapeofSt.NicholasStreethasbeenimprovedinpartsofthePrecinct,withtreeplanting,decorativepavementsidewalktreatmentandstreetfurniture.
ThegoaloftheNorthDowntownYongeDesignGuidelinesistoprotecttheexistingvaluablecharacterandbuiltformintheSt.NicholasVillagePrecinct,howeversomesmallerscaledevelopmentsmaybepermitted.Inthiscase,thefollowingdesigndirectionswillbeconsidered:
• Allnewdevelopmentsshouldcontaincompatibleexteriorbuildingmaterialwiththoseoftheadjacentresidentialandheritagebuildings.
• Allnewdevelopmentswillhaveanappropriatesetbackfromthefrontpropertylineinordertocreatesemi-privatelandscapezonesandtocomplementandenhancethestreetscapedesign.
• TheheightlimitintheSt.NicholasVillagePrecinctdoesnotallowfortallbuildings,however,inthecaseofanacceptablerezoningforminoradditionalheights,newdevelopmentswillcreateanappropriateheighttransitionfromtheexistinglow-risebuildings(residentialorotherwise)tothetallerportionofnewdevelopments.
• Toimprovemid-blockpedestrianandcyclistcirculation,itisstronglyrecommendedthattheextensionofSt.NicholasStreet,betweenIrwinandSt.JosephStreets,beenhancedthroughpavementtreatmentandrefurbishmentofthebuildinginterface.
• TheshadowimpactofanytallbuildingdevelopmentinthevicinityoftheSt.NicholasVillagePrecinctwillbecloselyreviewed.Newshadowsbeyondthoseexistingandas-of-rightarediscouraged.
Heritage buildings in the St. Nicholas Village Precinct, facing St. Joseph Street
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4.4 Gloucester / dundonald PrecInctTheGloucester/DundonaldPrecinctislocatedmid-blockbetweenChurchStreettotheeastandYongeStreettothewest.ThenorthernedgeofthePrecinctisthesouthsideofGloucesterStreetanditextendstothesouthfrontingpropertiesonDundonaldStreet.
TheGloucester/DundonaldPrecinctcontainsthearea’sprevalentmixofgrade-relatedresidentialhomes(singledetached,semi-detached,townhouses).ThispartoftheStudyAreaistheonlysegmentthathasprimarilybeendesignatedasNeighbourhoodsintheCityofTorontoOfficialPlan.Thelow-riseareaonthesouthsideofDundonaldStreetisdesignatedasApartment Neighbourhoods,butseveraloftheexistingpropertieshavearesidentialscaleandshallbemaintained.ThisPrecinctasaprominentNeighbourhoodshouldbepreservedandmaintainedwithoutanyinterruptiontoitsexistingbuiltformandscale.
ThepavedroadwaysarenarrowinthisNeighbourhood,helpingtoslowdownthelocaltraffic.Buildingshavelargesetbacksfromthefrontpropertyline,resultinginagenerousfrontlandscapedarea.Thissetbackalongwiththematuretreescontributestotheneighbourhood-likefeelingofthePrecinctandstrengthenspedestrians’comfortandsafety.BeinglocatednexttooneofthelargestopenspaceswithintheStudyAreaatthistime,theGloucester/DundonaldPrecinctisservedbyJamesCanningGardens(asapartofthelinearpark’snetworkovertheYongesubwayline),whichhasaprominentroleasacommunitypark.
View of Gloucester / Dundonald Precinct looking east-west
Key map
Low-rise built form on Gloucester Street
Houses and large setback from the front property line
Yonge Street
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NorthDowntownYongeDesignGuidelineshavecreatedaprecincttoprotectthisareafromfuturegrowthandanynegativeimpactsfromsurroundingdevelopmentstoensurethatthecurrentbuiltformandmassingwithinthisareaaremaintained.MostofthebuildingsarenotlistedwithinCityofTorontoHeritageInventory,butalargenumberofthemcarrynotableanddistinctarchitecturaldesign.LargescaleandtallbuildingdevelopmentsarenotappropriatebuiltformsforthisPrecinct.AnypotentialdevelopmentsintheGloucester/DundonaldPrecinctwillconformtothefollowingdesigndirections:
• Heritagebuildingswillbepreserved,maintainedandenhanced.
• Newdevelopmentswillbeintheformoflow-riseresidentialbuiltform(singledetached,semi-detached,townhouses)andsmallscalecommercial,replicatingtheheightoftheexistinglow-risebuildings.
• Newlow-riseresidentialbuiltformwillconformtotheprevailingmaterialsandcharacteristicsofadjacentheritagebuildings.
• Theexistinglargesetbackfromthefrontpropertylinewillbemaintainedtoensurepreservationofthesemi-privatelandscapezone,pedestrians’comfortandsafety,aswellasthecontinuityoftheexistingstreetscapedesign.
• TheshadowimpactofanytallbuildingdevelopmentinthevicinityoftheGloucester/DundonaldPrecinctwillbecloselyreviewedtoensuretheminimumadverseshadowimpact.
• Shadowsfromnewdevelopments,whichencroachbeyondtheseofexistingshadows,willnotbepermitted.
There are different type of housing units in the Neighbourhood
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4.5 cHurcH street vIllaGe PrecInctTheChurchStreetVillagePrecinctislocatedonbothsidesofChurchStreet.ItextendstoCharlesStreetEasttothenorthandextendsslightlysouthofWoodStreettothesouth.Thisareaischaracterizedwitha“MainStreet”feel,twolanesoftraffic,on-streetparking,outdoorcafes,streetfurniture,publicart,standardizedlightingandiconicheritagebuildings.HometomanyannualeventsinToronto,ChurchStreethasbecomeadestinationformanyvisitorsandTorontoniansalike.Thebuiltformcontextisgenerallythree-storeysinheightwithretailat-gradeandrentalapartmentsandofficesabove.PartsofthisPrecincthavebeendesignatedasMixed Use Areas,andpartsofitasApartment NeighbourhoodsandParks intheCityofTorontoOfficialPlan.ChurchStreetisalsorecognizedbyanumberoflistedheritagebuildings,whichwillbepreservedandenhanced.ThesidewalksontheeastsideofChurchStreetarebetween2mto3mwide,whiletheirwidthismostlyover3monthewestside.
IntheDowntown Tall Buildings Vision and Supplementary Design Guidelines,approvedbyCouncilinMay2013,ChurchStreetisshownasapriorityretailstreet,whichwillbemaintainedandenhancedwithafine-grainandnarrowstreetfrontageretailandahighqualitypublicrealm.ThepolicieswithinSiteSpecificPolicy155willcontinuetoapplyandwillextendnorthtoIsabellaStreetandsouthtoAlexanderStreetandshallbemaintained.
TheChurchStreetVillagePrecinctwillmaintaintheexisting44degreeangularplaneinZoningBy-law438-86,measuredfrom16mabovetheChurchStreetpropertylinesbetweenHaydenStreetandGerrardStreetEast.
View of Church Street looking north
Church Street is famous for its sidewalk cafes and retail frontages.Key map
Heritage fabric along Church Street
Yonge Street
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TheexistingheightlimitsintheZoningBy-lawshallberespectedforpropertiesfrontingalongtheportionofthestreetbetweenAlexanderStreetandHaydenStreet.
ChurchStreetdoesnothaveaheightdesignationintheDowntown Tall Buildings Vision and Supplementary Design Guidelines duetoitshighconcentrationofheritagepropertiesandthesurroundingbuildingfabric.TheheritageandbuiltformcharacteristicsoftheChurchStreetVillagePrecinctshouldbe,therefore,enforcedbynewsmallscaleandmid-risedevelopments.Potentiallow-riseandmid-risedevelopmentswithintheChurchStreetVillagePrecinctwillconformtothefollowingdesigndirections:
• Thematerialsusedinthefaçadeofnewlow-risedevelopmentsorthebaseofthemid-risebuildingswillconformtotheprevailingmaterialsofadjacentexistingheritagebuildings.
• BuildingfrontagesfacingontoChurchStreetshouldcreateacontinuousstreetwall.
• NewdevelopmentsalongChurchStreetshouldhaveasetbackfromthefrontpropertylinetoallowforenhancedstreetscapedesignandwidersidewalks.
• Activeusesat-grade,cafés,patiosandspill-outzonearestronglyencouragedtoenhancetheChurchStreetVillagePrecinct.
• Seasonalpatioswithinthepublicright-of-wayandadjacenttothecurbzoneareencouraged,whereverpossible.
• Themainfrontageoftheretailuseat-gradeshouldbecoveredwithahighpercentageofpermeablematerialstoallowforinteraction,safetyandvitalityofthestreetlife.
• Mid-risebuildingswillhavestrategicstepbacksfromthebasebuildingstomaintaintheexistingpedestrianscaleandcreatearchitecturalinterest.
Mid-rise building along Church Street
Example of recent streetscape improvements on King Street, Kitchener, ON
Example of recent streetscape improvements on King Street, Kitchener, ON
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4.6. colleGe / carlton street corrIdor College/CarltonStreetCorridorisaneast-weststreetthatconvenientlyconnectswithanumberofDowntownNeighbourhoodsaswellasinstitutional,culturalandrecreationalfacilities.ThisCorridorisdesignatedasMixed Use AreasinCityofTorontoOfficialPlan.BeingatoneofToronto’stransitnodes,College/CarltonStreethasexperiencedmuchdevelopmentduringthepastfewdecades,addingtotheresidentialandemploymentpopulationofdowntown,andencouragingcitizenstousepublictransit.Recentlyconstructedbuildingslocatedat21-25CarltonStreetareamongthenotablenewdevelopmentsalongthisCorridor.Despitethedominanttallbuildingtypologythatexists,thelistedanddesignatedheritagebuildingsalongthisCorridoraddtothehistoricvalueandcharacterofCollege/CarltonStreet.
TheoverallfeelingofthisCorridorischaracterizedbyacanyonbuiltformwithretailusesbetweenBayStreetandJarvisStreet.Withamixofretail,commercial,culturalandofficeuses,theCollege/CarltonStreetCorridorisrecognizedbyitslivelycharacter.ThisCorridorhasbeenidentifiedasapriorityretailstreetintheDowntown Tall Buildings Vision and Supplementary Design Guidelines.
TheCollege/CarltonStreetCorridorhasmaintaineditscontinuousstreetwallwiththeexceptionofafewplaces,wherebiggersetbackshavebeenprovidedforrestaurantpatiosorweatherprotectedentrances.
Havingoneofthemajortransitnodeswithin,theCollege/CarltonStreetCorridorisconsideredtobeanappropriatelocationforhigherdensityandtallbuildings.
Canyon built form along College / Carlton Street Corridor
College Street is a priority retail street
21-25 Carlton Street developments view from Alexander StreetKey map
Yonge Street
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Newdevelopmentapplicationswillconformtothecitywide Tall Building Design GuidelinesandtheDowntown Tall Buildings Vision and Supplementary Design Guidelinesaswellasthefollowingsdesigndirections:
• BuildingslistedinTheCityofTorontoHeritageInventorywillbemaintainedandenhanced.
• Newdevelopmentswillmaintaintheexistingcontinuousstreetwall.
• Tocreateanimatedstreetfrontages,permeablematerialsshouldbeusedinthefaçadeofbasebuildingsandretailuseat-gradetoprovidesafety,visibilityandinteraction.
• AwindstudywillbesubmittedwithanydevelopmentapplicationforanyproposedtallbuildingalongCollege/CarltonStreettoensurepedestrians’comfort.
• DuetotheheightofbuildingsandcanyonbuiltformoftheCorridor,continuousweatherprotectionshallbeprovidedforthestreetfrontagewithaminimumdepthof3minordertomitigatetheadversewindimpactalongthecorridorandprovideforpedestrianconnection.
• Towerswillhaveaproperstepbackfromthebasebuildingtoallowfordirectsunlightandtomaintainahumanscaleperceptionzone.
• Tallbuildingswillmeetthe12.5mminimumseparationdistancerequirementfromtheadjacentproperties,ortheminimum25mseparationdistancefromanyadjacenttallbuildingabovethecanyonheight.
• Tallbuildingsshouldmeettheminimumseparationdistancetoanylow-riseormid-risebuildings.
• Highlyarticulatedbuildings(asopposedtoslab-typebuildings)areencouraged.
• Shadowscastfromtallbuildingsontoshadowsensitiveareasarediscouragedandwillbecloselyreviewed.
Illustrative rendering of the under construction Aura development at the intersection of Yonge and Gerrard Street
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4.7. baY street corrIdor BayStreetisoneofthenorth-southmaincorridorsindowntownToronto,whichisdesignatedasMixed Use AreasintheCityofTorontoOfficialPlan.BayStreethasatowerandbasebuiltform,withbuildingswhichhaveamixofresidentialandretail,orofficeandretail.ItisalsoatransitorientedcorridorwithabusroutethatconnectsBayStreettoQueensQuayWestandDavenportRoad.Thewide27mright-of-way,whichrunsparalleltotheYongeandUniversitysubwaylinesandthemixed-usestructureshavecollectivelymadeBayStreetCorridorsuitableforhighdensityandtallbuildingdevelopments.
BayStreethasgonethroughdramaticgrowthduringthelastdecadewithonlyafewremainingsitesleftforredevelopment.TheMuranoandBuranobuildings,attheintersectionofGrosvenorStreetandBayStreet,areamongthenotablerecentdevelopmentsalongBayStreet,whichhavesignificantlycontributedtotheimprovementofthestreetscapeandthepublicrealm.OtherdevelopmentapplicationsalongBayStreetincludeUcondominiumsattheintersectionofBayStreetandSt.MaryStreet,1000BayStreetattheintersectionofBayStreetandSt.JosephStreet,theproposedSuttonPlaceHotelredevelopmentand880BayStreet,whichisaproposedOntarioGovernmentOfficebuilding.
BayStreetisknownforitswidesidewalksandstreettrees.Canopies/ColonnadesareusedalongBayStreetforweatherprotectionwithatower/basebuiltformwhichconsistsofamixofhigh-riseofficetowersandresidentialcondominiumswithretailat-grade.BayStreethasbeenidentifiedasapriorityretailstreetintheDowntown Tall Buildings Vision and Supplementary Design Guidelines document.
Bay Street Corridor
Illustrative rendering of the U Condominiums with Cloverhill park in the foreground
Key mapStreetscape improvements along Bay Street
Yonge Street
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Cloverhill Park plan view
Thestreetrequirespublicrealmimprovements,goodstreetscapeandactiveusesat-gradetohelpenhancepedestrianmovement,comfortandsafety.AgoodprecedentforsuchimprovementsintheareaisthenewpublicparkknownasCloverhillPark,locatedattheintersectionofBayStreetandSt.JosephStreet,whichwassecuredasapartoftheUCondominiumdevelopmentapplication.Thereisalsoapotentialexpansionoftheopenspaceonthe11WellesleyStreetWestproperty,whichwillbeintroducedlaterinthe“OpenSpaceNetwork”chapter.Allnewdevelopmentsshouldhaveappropriatesetbacksfromthefrontpropertylinetoallowforsuchopenspaceimprovements,streetscapedesignandsemi-privatelandscapezones.
ThepropertiesatthenorthwestcornerofBayStreetandSt.JosephStreet(CloverhillPark)andsouthwestcorner(1000BayStreet)aretheonlypropertiesalongtheBayStreetCorridorwhichalsoexistwithintheUniversityofTorontoSecondaryPlan2.Thesecornersaredesignatedas“ExistingandPotentialGateways(majorUniversityAreaandQueen’sParkGovernmentAreaentrances).AlthoughnotwithintheSecondaryPlanboundary,thepropertiesatthenorthwestcornerofBayStreetandWellesleyStreetWest(officebuilding)andsouthwestcorner(OntarioGovernmentBlock)aredesignatedas“ExistingandPotentialGateways”(majorUniversityAreaandQueen’sParkGovernmentAreaentrances).
ThesecondaryplanalsoshowsaviewpointonBayStreetatthefollowinglocations:
• WestalongSt.MaryStreettoVictoriaCollege
• WestalongSt.JosephStreettoQueen’sParknorth
• WestalongGrosvenorStreettoQueen’sParksouth
2 Link: http://www.toronto.ca/planning/official_plan/pdf_secondary/20_university_toronto_oct2009.pdfIllustrative rendering of Cloverhill Park
Retail at-grade and continuous weather protection along Bay Street
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PropertieswhicharelocatedalongsecondarystreetswithintheBayStreetCorridormayhaveapotentialforsomenewdevelopment,aswellassomeinfill.Aspotentialnewdevelopmentsonsuchstreets,including11WellesleyStreetWest,tallbuildingsshouldbedesignedandorientedinawaythatprovidesminimalincrementalshadowonthenearbyandfutureexpansionofparksandopenspaces,suchastheBreadalbaneparkexpansionandOperaPlacePark.
KnowingthatBayStreetisatallbuildingcorridor,thefollowingdesigndirectionswillbetestedagainstdevelopmentapplicationstoensurequality,safety,healthandfunction:
• Basesoftallbuildingswillbealignedwiththebaseofadjacentpropertiestocreateacontinuousstreetwall.
• Toprovideabetterhumanperceptionzone,tallbuildingswillhaveanappropriatestepbackfromthefaceofthebasebuildingfrontingontostreets.
• Retailat-gradeandgrade-relatedresidentialunitsareencouragedfornewdevelopmentsalongtheCorridor.
• Awindstudywillbesubmittedwithanyre-zoningdevelopmentapplicationfortallbuildingsalongtheBayStreetCorridor.
• Continuousweatherprotectedstreetfrontageswithaminimumdimensionof3metersshallbeprovidedtomitigateadversewindconditionsandprovideforpedestrianprotection.
• ProposedopenspacesalongBayStreetshouldbehighlyvisible,barrierfreeandaccessibleforallusers.
• Proposeddevelopmentswillhaveanappropriatesetbackfromthefrontpropertylinetoallowforsemi-privatelandscapezoneandtocomplementandenhancethestreetscapedesign.
• Additionalshadowsfromnewdevelopmentonanyadjacentorclosepublicopenspacesshallbeminimized.
• Streetscapeoftheeast-weststreetswithinthiscorridorshouldbeenhancedwithtreeplanting,widersidewalkandstreetfurnituretoprovidegreencorridorsthatconnecttoYongeStreetandotherdestinationswithinthisStudyArea.Newdevelopmentsalongsecondarystreetsshouldmeettheminimumsetbackrequirementfromthefrontpropertylinetoallowforsuchimprovements.
• ParkingaccesstothenewdevelopmentswillnotbedirectlyfromBayStreettoensureminimumtrafficcongestion.
• TheBayStreetBioswaleisanimportanturbandesignandenvironmentalsustainabilityfeaturealongBayStreetthatbothsoftensthewidesidewalksandfiltersrunoffwater.ThebioswaleshouldbeextendedwherepossibleonBayStreetbetweenCollegeStreetandCharlesStreetWest.
Ifthesitesalongthesecondarystreetsgetdevelopedasinfillsitestheyshouldmeetallthedesigndirectionsdescribedinthe“BuiltFormFramework”chapterofthisdocument.
University of Toronto Secondary Plan - Gateways and view terminus
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4.8. YonGe street corrIdor YongeStreetisToronto’smainstreet,whichdividesthecityintoeastandwestwithalladdressesoneast-weststreets,notingtheirlocationsrelativetoYongeStreet.NotonlyitisToronto’smainstreet,butitisoneofToronto’smostprominentculturalandpriorityretailcorridors.YongeStreetalsocontainsthecity’smostheavilytravellednorth-southsubwayline,makingitaconvenientcorridortoworkandliveon.ThisCorridor,withintheStudyArea,isdesignatedasMixed Use AreasintheCityofTorontoOfficialPlanandcontainsanimpressivecollectionofheritagebuildingswithanarrowrhythmofretailfrontagesthatrespecttheheritagecharacterarea,whichformthefabricofthestreet.
MuchoftheportionofYongeStreetbetweenCollege/CarltonStreetsandBloorStreetischaracterizedbyapredominantlylow-risemainstreetbuildingtypologywithaprevailingstreetwallheightof2to4storeys,narrowretailfrontagesofaround5metersinwidthonshallowlots,whichhaveavarietyofdepthsrangingbetween18mto25mto30m.Mostoftheblockshaverearlanewaysforloading/unloading,garbagepickupandparkingaccess,whichcanbeenhancedtostrengthenmid-blockpedestriancirculation.HeightpeaksalongthisCorridoroccuratthemajorintersectionsofrailandhighvolumetransitnodesofYongeandBloorStreetsandYongeandCollege/CarltonStreetsintersections.
TheCorridoralsoincludesalinearparksystem(GeorgeHislop,NormanJewisonandJamesCanningGardens)thatstretchesfromCharlesStreetEasttoDundonaldStreetprovidingasignificantpedestrianconnectionwithintheStudyArea.Thisparkprovidesthelargestlinearopenspaceinthearea,whichshouldbeprotected,maintainedandenhanced.
View of George Hislop Park
Yonge Street Corridor looking north
Intact heritage fabric and narrow retail frontages along Yonge Street
Key map
Yonge Street
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Thisareaisprimarilycharacterizedwithtrails,playground,sittingareasandlargetrees.
YongeStreetisconstantlyevolvingandchanging,howeverthesuccessandattractionofYongeStreetasapedestrianorientedpubliccorridorliesinthesensitivityofnewdevelopmenttotheprevailingcontext.FromGrenvilleStreet/WoodStreettoHaydenStreet,YongeStreetdisplaysaprimarilylow-risestreetcharacterthatreflectsitshistoricroleasatraditional“MainStreet”.Thewidthsofthesidewalksrangebetween3mto4.9monthewestsideofthestreet,whileitisdifferentonsomepartsoftheeastside,rangingbetween2mto6m.
RequirementsintheUrbanDesignGuidelineswillbeprovidedwithspecificationsthatguaranteetheprotectionofheritagevalueandthedistinctidentityofthisCorridor.Exclusiveguidelinesconveyprovisionsforthedevelopmentoftallbuildingswithinheritagesensitivearea.Toensurequality,safety,functionandhealth,thefollowingguidelinesanddesigndirectionswillapplytotheYongeStreetCorridorwithintheStudyArea:
• AllheritagebuildingsonYongeStreetwillbepreservedandenhanced.
• AnyadditiontotheexistingheritagebuildingswillprovideaHeritageImpactStudy.
• NewdevelopmentsalongYongeStreetwillhaveasetbackfromthefrontpropertylinetoallowforstreetscapeenhancementthroughasemi-privatelandscapezone,wideningthepedestrianclearway,streetfurnitureandgroundmountedlighting.Outdooramenitiessuchaspatios,andexposurestoandfromheritagebuildingsalongYongeStreet(i.e.firehallclocktower)willenhancethestreetscape.
• Tallbuildingswillbedevelopedonlyatlocationsthathavebeenidentifiedassuitableforhigherdensities.
• Thebaseoftallbuildingsandthebaseofmid-risebuildingsshouldhaveaminimumseparationdistancefromanyadjacentparksandpublicopenspaces,whilecreatingagradualtransitioninheight.
Example of a base building with permeable materials (CASA Condos)
• ThetowerportionsofthetallbuildingwillbeappropriatelysteppedbackfromYongeStreettopreserve,retainorreplicatethelow-rise“MainStreet”characteristic,allowforcontinuoussunlight,andprovideforanunobstructedvistasupanddownthestreet.
• StreetwallheightsfornewtallbuildingswillmatchtheexistingheritagestreetwallheightonYongeStreetofapproximately18m.
• Thegroundfloorfacadeofnewdevelopmentsshouldhaveahighpercentageoftransparencytoprovideanimationand“eyesonstreet”.
• Architecturalarticulation,aswellasnon-structuralhorizontalandverticalelements,continuousweatherprotectionintunewiththeprevailingadjacentpropertiesshouldbebroughtintoconsideration.
Outdoor cafe within the Study Area
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• AdditionalshadowsfromnewdevelopmentonthelinearparksovertheYongeSubwaylinewillbecloselyreviewedwithanunderstandingofthecurrentas-of-rightconditionstoreduceadditionalshadowonparksandstreets.
• Thepriorityretaildesignationshallbemaintainedthroughanarrowrhythmofstreetfrontages.
• Theconnectivityofopenspacesaswellasmid-blockpedestrianmovementwillbemaintainedandenhancedalongtheCorridor.(usingthislinearparkasacatalystforthisconnectivity.)
• Accesstoparkingandloading/unloadingzonewillnotbedirectlyfromYongeStreet.
4.8.1 Downtown tall BuilDings Vision anD supplementary Design guiDelines
TheDowntown Tall Buildings Vision and Supplementary Design Guidelines (adapted by council in May 2013)recognizesthattherearesomesitesalongportionsofYongeStreetwheretallbuildingdevelopmentmaybepossible,aslotsize,depthandspecificlocationcanphysicallyaccommodateatallbuildinganditsservicerequirements,andwheretherearenoheritageresourceconsiderationstobehadthatwouldbeirrevocablycompromisedthroughtallbuildingdevelopment.
Intheseinstances,theDowntown Tall Buildings Vision and Supplementary Design Guidelineswouldapply,butwithaspecificrequirementthatthetowerportionsofthetallbuildingbeappropriatelysteppedbackfromYongeStreettopreserve,retainorreplicatethelow-risemainstreet,traditionalretailcharacteroftheexistingbuildingsalongthestreet;preservesunlightonthesidewalksandprovideforanunobstructedvistaupanddownthestreet.StreetwallheightsfornewtallbuildingdevelopmentalongYongeStreetshouldbeconsistentwiththeprevailingheightsofadjacentheritagebuildings.Forcornersites,appropriatesetbacksshouldbeconsideredalongbothfrontageswithspecificconditionsofthesitebeingtakenintoaccount.
TheDowntown Tall Buildings Vision and Supplementary Design Guidelines shouldbeusedtogetherwiththecitywideTall Building Design Guidelines inevaluatingtallbuildingapplications.
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DOWNTOWN TALL BUILDINGSVision and Supplementary Design Guidelines
To be used together with the city-wide Tall Building Design Guidelines in evaluating new and current tall building proposals Downtown
Downtown Tall Buildings Vision and Supplementary Design Guidelines document
Example of a tower stepback from the base building
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4.8.2 YonGe street, a “Great street”
YongeStreethasthehistoryandmindsettomovebeyonditscurrentstate.ResponsibledevelopmentthatwouldmoveYongeStreetintherightdirectionisencouraged.YongeStreetistobecomea“greatstreet”.Everynewdevelopmentshouldimplementthatgoal.A“greatstreet”isonethat:
1)Providesanambianceforpedestrians;
2)Haswelldefinedstreetwallswhichdonotloomoverthestreet;
3)Hasanchor“places”or“destinations”atbothends;
4)Engagestheeyewitharichvarietyoftexturespatternsandshapes;
5)Providesharmonybetweendifferenttypesofdesignedbuildings;
6)Containsbuildingsandstreetdetailsthatareconstructedwithhighqualitymaterials;
7)Hasasubstantialgreenpresenceonthestreetandattheentrancetosidestreets;and
8)Contains“places”alongside,whicharedestinationsforvisitorsandresidents.
Theseobjectiveswillbeachievedby:
• APPROPRIATE DESIGN: Newconstructionshouldechothepatterns(rhythmandcadence)foundonhistoricYongeStreet,andonlyusenewpatternsthatenhanceits“greatstatus”.
• ENHANCED PUBLIC REALM:Sidewalksshouldbewidened,improvedplantingsintroduced,lanewaysredesigned,streetssharedbetweenpedestrians,cyclistsanddrivers.
• SUCCESSFUL INNOvATIvE RETAIL:RetailisofcriticalimportancetocontributetothefuturegreatcharacterofYongeStreet.NewconstructionhasanobligationtoprovidespacethatmakesYongeStreetapedestrianretaildestination.ThestorefrontagesshouldhaveappropriatenarrowwidthsandmaximumwindowexposureonYongeStreet,whileprovidingspacesforsidewalkcafes,andspill-outretail.
• NECESSARY LIMITS:Therearenecessarylimitsonsetbackandheightconstructioninordertorespectexistingurbanfabric.
Figure 5: Sketch of Yonge Street as a “Great Street”
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4.8.3. dIfferent cHaracter areas alonG YonGe street corrIdor
WithintheStudyArea,YongeStreetwillbecharacterizedashavingthreedistinctzones,eachcorrespondingtowheretallbuildingsmaybelocated,howhightheymaybeandhowfarsetbacktheyarerequiredtobe.Theseareas(showninfigures6and7)aretheheightpeak,theheritagecharacterandthetransitionareas.
Height peak areas
HeightpeakareasareusuallymajorintersectionslocatedontransitnodesorT.T.Crailinterchanges.TheCollegeandYongeStreets,aswellastheBloorandYongeStreetsintersectionsaretheheightpeaksidentifiedwithintheStudyArea,actingasgatewayswheretallbuildingswillbepermitted.Developmentssuchas1BloorStreetEastandAuraatCollegeParkhaveachievedtheseheightsduetotheirlargesitesandavailabledensity.Siteswithinthepeakareas,whichdonothavetheseattributes,willnotbeappropriateforsimilarheights.
Heritage character area
TheheritagecharacterareaislocatedinthemiddleoftheNorthDowntownYongeStudyArea,andhasalargeconcentrationoflistedanddesignatedlow-riseheritagebuildings,aswellasbuildingsofheritageinterest.Anynewdevelopmentorbuildingexpansionwillcomplementtheexistingcharacteristicandthescaleofprevailingheritagebuildings.Maintenanceandrevitalizationofsuchbuildingsareessentialpartsofthisstudy.TallbuildingsarenotasuitablebuildingtypologytohavefrontagedirectlyontoYongeStreet.Tallbuildingdevelopmentswithinthisareashouldfollowspecificstandardsandwillcomplywiththe18mstreetwallheight,aswellasthe75degreeangularplaneasdescribedinthenextchapterandthe“BuiltFormFramework”chapterofthisdocument(seefigure22).
transition areas
TransitionareasaresegmentsofNorthDowntownYonge,whichmediatetheheightsbetweentheheightpeaksandtheheritagecharacterarea.Theseareaswillhelpcreateappropriateheighttransitionfromtallerbuildingstolower-risebuiltforms.HigherbuildingsinthetransitionareaswillbesetbackfromYongeStreetaminimumof10munlesstheyarelocatedonsitesthatcontainheritagebuildings,wheretheyarerequiredtosetbackaminimumof20mtoallowtheheritagebuildingtobemaintainedandrestored.
Figure 6: Cross section through Yonge Street, from Bloor Street to College Street identifying different character areas*Subject to angular plane (see figure 22)
Height peak areaHeight peak area
Transition areaTransition area
Heritage character area*
Bloor St
College /Carlton St
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Figure 7 : North Downtown Yonge Street Character Areas
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4.8.4. block bY block analYsIs alonG YonGe street corrIdor
Asnotedpreviously,YongeStreet’scharacteristicschangethroughoutitslength.Thischange,whichisgovernedbyavarietyofelements,providesdifferentopportunities.TohaveabetterunderstandingoftheappropriatedesignapproachforthedifferentsegmentsofYongeStreet,thefollowingchapterwillhaveacloserlookatthepropertiesonablock-by-blockbasis,exploringtheconditionsofeachimmediatecontext.ThereareanumberofcommonguidelinesthatwillapplytoallnewdevelopmentsalongtheYongeStreetCorridorwithintheStudyAreatoensurequality,safety,healthandfunction:
• AHeritageImpactStudywillbeprovidedfordevelopmentslocatedonoradjacenttoheritageproperties.
• Potentialtallbuildingsonsitescontainingheritagebuildingswillhaveaminimum20mstepbackfromtheYongeStreetpropertylineinordertopreservetheheritageresource.
• Newdevelopmentsthatarenotonheritagesiteswillhaveapropersetbackfromthefrontpropertylinetoallowforanoverall6mdimensionbetweenthebuildingfaceandthecurb.Thissetbackwillenhancethestreetscapebyaccommodatingwidersidewalks,treeplantingzone,streetfurniture,andwillemphasizetheroleofYongeStreetasthemainstreetwithintheStudyArea.
• Themaximumheightofnewstreetwallbuildingswillnotexceed18m.
• ToreinforcethecontinuousretailzonealongYongeStreet,anypotentialnewdevelopmentshouldaccommodatenarrowfrontageretailat-gradewithatransparencyinthefrontfacadetocontributetoananimatedstreetfrontage.
• TheexistingrearlanewaysonbothsidesofYongeStreet,whichareusedforgarbagecollection,servicing,loading/unloadingandparkingaccessshouldbemaintainedandenhancedasmid-blockpedestriancirculation.Moredetailswillbeprovidedinthe“OpenSpaceNetwork”chapterofthisdocument.
Sidewalk conditions along Yonge Street may be improved.
Example of an existing laneway
New developments will respect the heritage fabric within the Study Area(Illustrative rendering of a proposed development next to a heritage building)
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• Anyproposedtallbuildingdevelopmentwillmeettheminimumseparationdistancesof12.5mfromadjacentpropertylines.Thisseparationdistanceisakeycriterionforqualityoflifetoallowforsunlightpenetrationintotheresidentialunits.Itwillalsominimizetheadverseoverlookingimpactandpreservenaturallightontothepublicrealm.
• Anyproposedtallbuildingdevelopmentwillmeettheminimumseparationdistancesof25mfromadjacenttallbuildings.
• Atallbuildingisnotsuitableforasiteiftheminimumlotdimensionsandfacingdistancestandardscannotbemet,orifthelotdepthisnotsufficientenoughtomeettherequiredfrontsetbacksorstepbacks.
• AwindstudywillbesubmittedwiththedevelopmentapplicationforanyproposedtallbuildingalongtheYongeStreetCorridor.
• Applicationsfortallbuildingsonthesesiteswillhaveadetailedsunlightstudy,whichhasbeendescribedinmoredetailsinthe“ShadowSensitiveAreas”chapterofthisdocument.
BlocksalongYongeStreetwithintheStudyAreaareanumbered1through9fromsouthtonorthasfollows:
Example of low scale new development adjacent to heritage fabric
Min. 25m
Tall buildings should have minimum 25m separation distance from each other
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block 1 college / carlton to Grenville / wood streets
Thepropertiesonblock1arelocatedwithintheheightpeakarea,whichareconsideredsuitablefortallbuildingsandhigherdensityduetotheircloseproximitytotheCollegesubwaystationandtheCollege/Carltonsteetcar.Theheight,locationandorientationofanytallbuildingshallbeinconformitywithrelatedguidelinesanddesigndirectionsdescribedinthisdocument.
PropertieslocatedonthewestsideofYongeStreet,betweenCollegeandGrenvilleStreets,compriseofalow-risedesignatedheritagestructureandanumberoftwostoreyretailbuildings,consideredasunderutilizedsites.ThesinglepropertyontheeastsideofYonge,betweenCarltonandWoodStreetshasretailat-grade,withanofficetowerabove.
PotentialtallbuildingdevelopmentsonthepropertieswestofYongeStreetshallhavetheexistingheritagebuildingpreserved,enhancedandconsolidatedwiththedesignofthenewbuildings.Theuseofthisheritagestructuremaybeadaptedwithoutanyinterruptiontoitsaestheticandheritagevalue.AnynewdevelopmentlocatedonpropertiesbetweenCollege/CarltonandGrenville/WoodStreetsalongYongeStreetCorridorwillbetestedagainstthefollowingdesigndirectionstoensurequality,function,safetyandhealth:
• Thebaseoftallbuildingswillrespecttheheight,materialandcharacteristicsoftheprevailingadjacentheritagestructure.
• Towerswillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreetinordertomaintainthelow-scale,pedestrianfriendlyfeelingoftheCorridor.
• Continuousweatherprotectionshallbeprovidedalongthestreetfrontageinordertomitigatethenegativewindimpactasaresultofincreasedheightandprovidepedestrianprotection.
• NewdevelopmentsonthisblockwillinternalizetheexistingT.T.Centrance,whichiscurrentlylocatedwithintheCarltonStreetright-of-way.
View of block 1, looking north to south
Illustrative rendering of proposed development (460 Yonge Street, next to a designated heritage building)
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Figure 8: Block 1 plan view
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block 2 Grenville / wood to Grosvenor / alexander streets
Thepropertiesonblock2fallintothetransitionarea.Duetotheircloseproximitytothetransitnode,tallbuildingmaybeappropriateforthisblock,aswellasthesitesthatdonotcontainheritageresources.
PropertiesonthewestsideofYongeStreet,betweenGrenvilleandGrosvenorStreets,compriseof1to2storeyretailbuildingswiththehistoricfirehallclocktowerinthemiddleoftheblock.Tothesouthoftheclocktowerisanunderutilizedbuilding,whichmayberedevelopedinthefuture.Tothenorthofthefirehallclocktower,areanumberoflistedbuildingsaswellasbuildingsofheritageinterest.NewdevelopmentsonthisblockwillbesetbackinordertomaintainviewsofthefirehallwhenperceivedfromthevantagepointofapedestrianfromthecornersatYongeandGrenvilleandYongeandGrosvenorStreets.TheheritagebuildingsonthewestsideofYongeStreetarelocatedonnarrowlots.Oncetherequired20mstepbackisprovided,theremainderofthelotswouldnothaveasufficientdepthtoaccommodateatallbuilding.Additionalheight,therefore,willnotbesuitablefortheseproperties.
ThesinglepropertylocatedontheeastsideofYonge,betweenWoodandAlexanderStreets,hasapproximatelya50mdepth,whichcomprisesoftwohoteltowerssittingontopofa1storeyretailbase.Thisproperty,aswellasthepropertylocatedatthenorthwestintersectionofYongeandGrenvilleStreetsmayredevelop.Inthiscaseaproposeddevelopmentwillbesubjecttothefollowingdesigndirections:
• TheheightofthebasewillconformtotheheightofprevailingadjacentheritagebuildingsonthewestsideofYongestreet,andwillnotexceed18montheeastsideofthestreet.
• Theproposedtowerwillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreettomaintainthelow-scale,pedestrianfriendlyfeelingoftheCorridor.
• ContinuousWeatherprotectionshallbeprovidedonstreetfrontagestominimizethenegativewindimpactasaresultoftheadditionalheightandtoprovidepedestrianprotection.
• Createanurbanplazaorpedestrianconnectiontocapitalizeonviewsofthefirehall.
View of block 2, looking south to north (Protected view of the firehall)
Figure 11: Sketch to illustrate the concept of setting back development to expose views of a firehall clock tower
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Figure 9: Block 2 plan view
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block 3 Grosvenor / alexander to breadalbane / Maitland streets
Partsofblocks3arelocatedinthetransitionareaandpartsofitwithintheheritagecharacterarea.Highdensitydevelopments,therefore,maybeconsideredifsituatedappropriatelyandifinconformitywithdesigndirectionsdescribedinthissection.
ThepropertiesonthewestsideofYongeStreet,betweenGrosvenorandBreadalbaneStreets,compriseofanumberofsmallscalebuildingswithnarrowstreetfrontages,someofwhicharelistedintheCityofTorontoHeritageInventory.Thesebuildingswillbepreservedandenhancedduetotheirheritagevalueaswellastheirnotablearchitecturaldesign.Thedepthofthelotsoccupiedwithheritagebuildingswillnotaccommodatetherequired20mstepback.Asaresult,tallbuildingsarenotsuitablebuiltformsfortheseproperties.
Thefollowingguidelineswillapply,shouldthesmallunderutilizedsitesinbetweentheseheritagepropertiesbeconsideredasinfillredevelopments.Infillsiteswill:
• havealow-risetomid-risebuiltform,replicatingthecharacterofanyadjacentheritagebuilding.
• haveamaximum18mheightandredevelopedasamid-risebuilding.
Iftheunderutilizedsitesareconsolidatedwiththenon-listedadjacentbuildings,largescaledevelopmentmaybeappropriateifconformingtothefollowingdesigndirections:
• AHeritageImpactStudywillbeprovidedfortheadjacentheritagestructurestoensuretheirpreservation,maintenanceandenhancement.
• Aminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,aswellasa75degreeangularplanefromthetopofthe18mhighstreetwallwillbeappliedtolocatethetoweranddetermineitsmaximumappropriateheight.Thisapproachwillalsohelpmaintainthelowscale,pedestrianfriendlycharacteroftheCorridor.
• Thereshouldbeafullintactrenovationofexistingheritagebuildings.
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Example of an infill development on Parliament Street in Cabbagetown Village
Grosvenor Street
Breadalbane StreetMaitland Street
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View of block 3, looking south to north
Figure 10: Block 3 plan view
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ThesinglepropertyontheeastsideofYongeStreet,betweenAlexanderandMaitlandStreets,isconsideredanunderutilizedsite,whichissuitableforalargescaledevelopment.Thissitehasanexceptionalconditionbybeinginbothtransitionareaandheritagecharacterarea.Thefollowingguidelineswillapplytothissite:
• Thebasebuildingshouldhavepermeablematerialsinthegroundfloorfaçadeinordertocreateanimatedstreetfrontagesforvisibility,interactionandsafety.
• Thebaseofthebuildingwillcreateacontinuousstreetwallwithactiveretailat-grade,definedbyclearentrancesandsignagefacingontoYongeStreet.
• Toprovideanappropriateheighttransition,thetallerportionoftheproposeddevelopmentwillbelocatedonthesouthsideofthesubjectpropertyandclosertotheheightpeakareaandhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet.Developmentonthenorthsideoftheblockwillbeintheheritagecharacterareaandwillconformtoa75degreeangularplanestartingabovethe18mhighbaseforthetower(seefigure22).
• Itisalsorecommendedthatthesouthernandnorthernedgesofthepropertybeassociatedwithagatheringplace,contributingtotheexpansionoftheexistingopenspacenetwork.Thiscanbeestablishedthroughcreatingaforecourt,generouslandscapedarea,oraplaza/outdoorcafewithexemplarydesignandpotentialpublicartinstallation.Additionally,thisapproachwillcreatesignificantviewterminiforthosetravellingfromGrosvenorStreettotheeast.
Illustrative rendering of the street view of the proposed development at 501 Yonge Street (block 3 - east side of Yonge Street)
Illustrative rendering of the proposed development at 501 Yonge Street (block 3 - east side of Yonge Street, which demonstrates transition to the heritage character area.)
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block 4 breadalbane / Maitland to wellesley streets
Propertiesonblock4arewithintheheritagecharacterarea.Thereisaconcentrationofheritagestructures,togetherwithothercharacterdefiningbuildingspresentingnotablearchitecturalfeaturesonthepropertieswestofYongeStreetbetweenBreadalbaneandWellesleyStreets.Theheritagebuildingsarelocatedonnarrowlots,whichcannotaccommodatetherequired20msetbackfromthefaceofthebuildingsfrontingontoYongeStreet.Tallbuildings,therefore,arenotsuitablefortheseproperties.Theunderutilizedsiteslocatedonthesouthernedgeoftheblock,betweenBreadalbaneandWellesleyStreets,mayberedevelopedincrementallywithaninfillbuildingcomplyingwiththefollowingdesigndirectionstoensurequality,safety,healthandfunction.
Newinfilldevelopments:
• willreplicatethecharacteristicoftheprevailingadjacentheritagebuildings;
• shouldhaveabasebuildingforamid-risebuiltform,withaheightnotexceedingtheheightofadjacentheritagestructures;and
• willprovideawiderstreetscape.
ThepropertiesontheeastsideofYongeStreet,betweenMaitlandandWellesleyStreets,consistsofanumberofheritagebuildings,whichwillbepreservedandenhanced.TherefurbishmentoftheseheritagestructureswillreinforcetheviewterminilookingeastalongBreadalbaneStreet.
ThepropertyatthesoutheastcornerofYongeandWellesleyStreets,isoccupiedwithamid-risecondominiumbuildingwhichisinastablecondition.Thesiteimmediatelytoitssouthmayredevelopovertimeandshallconformtothefollowingdesignregulations:
• Theheightofthebasewillconformtotheheightofprevailingadjacentheritagebuildings.
• Thebasewillreplicatethematerialsandcharacteristicofprevailingadjacentheritagebuildings.
• Towerswillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,whileimplementingthe75degreeangularplaneabovethe18mhighstreetwallinordertocontrolheight,maintainthelow-scale/pedestrianfriendlyfeelingoftheCorridor,andminimizeadverseshadowimpactonnearbypublicopenspaces,streetsandNeighbourhoods (seefigure22).
• Toprovideagoodheighttransition,thetallerportionofanypotentialnewdevelopmentshouldbelocatedclosertoWellesleyStreet,andaminimum12.5mawayfromitssidepropertylines.
• Thisblockalsoallowstheopportunitytoprovideamid-blockpedestrianconnectiontotheTorontoparkingauthoritylottotheeast,aswellasfurtherconnectionstothenorth-southlanebeyond.
BLO
CK 4
Wellesley Street
Breadalbane StreetMaitland Street
Yong
e St
reet
Wellesley Street N
View of block 4, looking south to north
Figure 12: Block 4 plan view
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block 5 wellesley to st. joseph / dundonald streets
Thepropertiesonblock5arelocatedwithintheheritagecharacterarea.
ThereisalargeconcentrationofheritagebuildingsonthewestsideofYongeStreet,betweenWellesleyandSt.JosephStreets,whichwillbepreservedandenhanced.ThissideofYongeStreethasalreadybeenintensifiedwiththecurrentlyunderconstruction5St.JosephStreettower.Whatmakes5St.JosephStreetasuitablebuiltformwithintheheritagecharacterareaisthedepthofthelotthathaseasilyaccommodatedfora30mstepback,providingamainaddressfromSt.JosephStreet,whilecomplyingwiththe18mstreetwallheightandthe75degreeangularplaneguideline(seefigure22).Additionally,heritagebuildingshavebeenrestoredandtheorientationoftheproposedtoweronthispropertyhasminimizedtheshadowimpactonthenearbypublicopenspacesandNeighbourhoods.Otherdevelopmentsonthisblockmustconformtothe18mstreetwallheightand75degreeangularplaneandshallmaintainaminimumtowerseparationdistanceof12.5mtothenorthpropertylines.
ThecondominiumbuildingatthenortheastcornerofYongeandWellesleyStreetisstableandunlikelytoredevelop.However,theremainingunderutilizedsitesinbetweentheheritagebuildingsontheeastsideofYongeStreetmayberedevelopedasinfillbuildings,whichwillrespecttheheightandcharacteroftheadjacentheritagestructuresandthe18mmaximumstreetwallheightrule.
Illustrative rendering of 5 St. Joseph tower in relation to restored Yonge Street’s heritage properties.)
Heritage fabric at Yonge and St. Joseph Street
Illustrative rendering of 5 St. Joseph development
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Wellesley Street
St. Joseph Street
Dundonald Street
Yong
e St
reet
Wellesley Street
N
View of block 5, looking south to north
Figure 13: Block 5 plan view
5 St
. Jos
eph
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block 6 st. joseph / dundonald to Irwin / Gloucester streets
Thesepropertiesarelocatedwithintheheritagecharacterarea,withalargeconcentrationofheritagebuildingsonthewestsideofYongeStreet.Theseheritagestructureswillbepreservedandenhanced,withspecialattentiontothosethatprovideaviewterminuslookingwestfromGloucesterStreettoYongeStreet.TheblockswestofYongeStreethaveanumberofheritagebuildingsonthem.Thedepthofthelotscannotaccommodatetherequired20mstepbackwhichwouldbetheminimumdimensioninordertogenerateahigherbuildingontheblock.
TheblockseastofYongeStreetareincloseproximityofthedesignatedNeighbourhoodsintheCityofTorontoOfficialPlan.ThepropertiesontheeastsideofYongeStreet,betweenDundonaldandGloucesterStreetsarenotcurrentlylistedinTheCityofTorontoHeritageInventory,butareidentifiedasbeingcharacterdefiningbuildingsofinterest.Thepropertytothenorthofthischaracterdefiningblockmaybeappropriateforredevelopment.
Thelinearpark(JamesCanningGardens)islocatedincloseproximitytotheseproperties,whichshallbeprotectedfromadverseshadowimpacts.Opportunitiesalsoexistonthisblocktocreateprivatelyownedpublicspace(POPS)oramini-piazzainordertocontributetothepublicrealmandviewsoftheMasonicHallbuildingatthenortheastcornerofYongeStreetandGrosvenorStreet.
PotentialtallbuildingslocatedonpropertieseastofYongeStreet,betweenDundonaldandGloucesterStreetswillbetestedagainstthefollowingdesigncriteria:
• TheexistingcharacterdefiningbuildingattheintersectionofYongeandDundonaldStreetswillbemaintainedandenhanced.
• Theheightofthebasewillconformtotheheightofprevailinglow-risebuildingimmediatelytoitssouth.
• Thetowerwillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,whileimplementingthe75degreeangularplaneabovethe18mhighstreetwall(seefigure22).
• Towerswillhavea20msetbackfromdesignatedNeighbourhoods.
• TherewillbeanappropriateheighttransitionfromtherearsideofthebuildingtoYongeStreet.
• Itisalsorecommendedthatthenorthernedgeofthepropertybeassociatedwithagatheringplace,contributingtotheexpansionoftheexistingopenspacenetwork.Thiscanbeestablishedthroughcreatingaforecourt,agenerouslandscapedarea,oraplazawithexemplarydesignandpublicartinstallation.
Dundonald Street
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Irwin Street
St. Joseph Street
Yong
e St
reet
Gloucester Street
N
View of block 6 buildings, looking south to north
Figure 14: Block 6 plan view
Dundonald Street
Figure 15: Sketch showing the potential open space at the intersection of Yonge and Gloucester Streets
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block 7 Irwin / Gloucester to st. Mary / Isabella streets
Thesepropertiesarelocatedwithintheheritagecharacterarea.MostofthebuildingsonthewestsideofYongeStreet,betweenIrwinandSt.MaryStreetarelistedintheCityofTorontoHeritageInventory.TheirlocationcomplementstheheritagecharacteroftheneighbouringSt.NicholasVillagePrecincttotheirwest.Theseheritagebuildingswillbepreservedandenhanced,withspecialattentiontothosethatprovideviewterminuscomingwestfromIsabellaStreet.
ThedepthofthelotsonthewestsideofYonge,betweenSt.JosephandIrwinStreet,cannotaccommodatetheminimum20mstepbackrequirement.Furthermore,theselotsareconstrainedwiththeminimumseparationdistancerequirementsfromthelow-risebuiltformintheSt.NicholasVillagePrecinct,aswellasthetowerunder-construction,locatedat15St.MaryStreet.Asaresult,tallbuildingsarenotappropriateforthepropertieslocatedbetweenIrwinandSt.MaryStreets.
ThepropertiesontheeastsideofYongeStreet,betweenGloucesterandIsabellaStreets,areacombinationofheritagebuildingsandbuildingsofheritageinterest.Thesepropertieshavesimilarconditionstotheoneslocatedonblock6,whichneedtocomplywiththesimilardesigndirectionsasdescribedbelow:
• Theexistingcharacter-definingbuildingattheintersectionofGloucesterandYongeStreetswillbemaintainedwithoutanyadditionalheight.
• Anyproposedtowershallhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,whileimplementingthe75degreeangularplane(seefigure22).
• TherewillbeanappropriateheighttransitionfromtherearsideofthebuildingtoYongeStreet.
• Towerswillhaveaminimum12.5separationdistancefromadjacentpropertylines.
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Irwin Street
St. Mary Street
Isabellea Street
Yong
e St
reet
Gloucester Street
N
View of block 7, looking south to north
Figure 16: Block 7 plan view
Heritage fabric on Yonge Street
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block 8 st. Mary / Isabella to charles streets
Theseblocksarewithintheheritagecharacterarea,whichareoccupiedwithlistedheritagebuildings,aswellasbuildingsofheritageinterest.Thedepthofthelotscontainingheritagestructurescannotaccommodatetherequired20mstepbackandtherefore,tallbuildingswillnotbesuitablefortheseproperties.Consolidationoftheselandswiththepropertiesattheirrearmayprovidetheopportunityforlargerscaledevelopments.
Opportunitiesfortallbuildingdevelopmentwillbeprovided,ifthethreepropertieslocatedat/closetotheintersectionofCharlesStreetEastandYongeStreetareconsolidated.Tallbuildingdevelopmentonthesepropertiesshallconformtothefollowingdesigncriteriatoensurequality,safety,healthandfunction:
• TheheightofthebasebuildingfacingYongeStreetwillnotexceedtheheightofadjacentheritagebuilding.
• Thebasewillreplicatethematerialsandcharacteristicofprevailingadjacentheritagebuildings.
• Todeterminethelocationandtheheightofproposedtowers,aminimum10mstepbackfromthefaceofthebasebuildingfrontingontoYongeStreetwillbeappliedinordertomaintainthelow-scale,pedestrianfriendlycharacteroftheCorridor(seefigure22).
• Itisstronglyrecommendedthatamid-blockpedestrianconnectionbeprovidedonthispropertyasapedestrianpathway,providingaccess,visibilityandporositytotherearlanewaysandtoGeorgeHislopPark.
block 9 bloor / charles streets
Block9,whichisinbothheightpeakandtransitionareasisoutsidetheStudyArea.Potentialtallbuildingdevelopments,however,willconformtotheguidelinesdescribedforBlock1,aswellasthedesigndirectionsexplainedinthe Bloor-Yorkville/North Midtown Urban Design Guidelinesdocument.
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N
St. Mary Street
Isabellea Street
Yong
e St
reet
Charles Street WCharles Street E
View of block 9, looking south to north
View of block 8, looking south to north
Figure 17: Block 8 plan view
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4.9. Isabella and wellesleY / wood street PrecIncts
ThesePrecinctsaredesignatedasApartment NeighbourhoodsintheCityofToronto’sOfficialPlan.Theyarepredominantlycomprisedofmid-riseand“towerintheparkstyle”buildingswithslabstylefloorplates.Mostofthesebuildingshavelargesetbacksfromthefrontpropertylineandadjacentproperties,providinggenerousspacesforlandscaping,aswellasprivatesuburban-styledrivewaysthatconnecttothebuilding’smainentrance.Afewlistedanddesignatedheritagelow-risebuildingsarelocatedwithinthesePrecinctsandwillbepreservedandenhanced.
PropertiesinthesePrecinctsarealsowithinthewalkingdistanceoftheYongelinesubwaystations.Suchsites,therefore,mayhavethepotentialforsomeinfilldevelopmentwhichareappropriateforthescaleofthePrecincts.PotentialfuturedevelopmentsinthesePrecinctsshallhaveappropriateheighttransitionsfromtheheightsfoundinthepeaksandtransitionheightsoftheYongeStreetCorridor.
WhatmakesthesePrecinctsuniqueistheirspecialbuiltformandopenspaceconfiguration,whichresultsinlargeseparationdistancesfromadjacentpropertiesandporositythroughtheblock.Theopenspacesontheseblocksarevaluableandcontributetothequalityoflifeforresidents.
Infilldevelopmentsontheseblocksshall:
• Protectthelow-risebuiltform,heritagebuildingsandhumanpedestrianscale;
• Maintaintheopenspacenetwork,byidentifyingsitesthatcancomplementandenhancetheexistingpublicopenspaces;
Addtionally:
• TheheightofnewdevelopmentsshouldcreateaheighttransitionfromYongeStreettothemid-risebuiltformalongChurchStreet.
• Thereshallbeacompatiblerelationshipofpotentialnewdevelopmentstothestreetright-of-way,immediatecontext,existingheritagebuildings,nearbyparksandopenspacesandNeighbourhoods.
View of Isabella Street, looking west
Front landscaped area and driveways
View of Wood Street looking east
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• Thestreetscapeshouldprovidestrongstreetedgeswithtreeplantings,minimumpavedsidewalkwidthandbeinconformitywiththeCityofTorontoStreetscapeManual.
• ShadowswillbeminimizedondesignatedNeighbourhoodssuchastheGloucester/DundonaldPrecinct.
Proposednewdevelopmentsintheseareaswillbetestedagainstthe“BuiltFromFramework”guidelines,describedinthenextchapter.
“Tower in the park“ style within these Precincts
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Figure 18: Built Form Framework
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5.0 buIlt forM fraMework
TheidentityofNorthDowntownYongeislinkedtoitshumanscaleandwalkingenvironment.Itsurbandesignshould,therefore,considerthepedestrians’comfortasthefirstpriorityofthefutureYongeStreetdevelopments.Thevarietyofbuiltformsandtheirrelationshipwithpedestriancomfortandperceptionaresensitiveissuesthatshouldbeaddressedbyspecificdesigndirections.Thischapterprovidesdesignregulationsfordifferenttypeofmassingthatwillapplytoallcorridorsandprecinctstoensurethecomfortandsafetyofpedestrians,aswellastherealizationofacompleteandhealthycommunity.
ThereareanumberofgeneralguidelinesthatwillapplytoallkindofbuiltformswithintheStudyArea.Allnewdevelopmentswill:
• conformtotheprevailingheritagecharacteristicofadjacentornearbyproperties;
• haveclearentrancesfacingthestreet;
• haveanappropriatesetbackfromthefrontpropertylinetoallowforsemi-privatelandscapezone,patiosorspilloutzones;
• havearchitecturalarticulationintheoverallmassingtocreatearchitecturalinterest;
• beorientedinawaythatpreservesviewsandvistas;
• haveagradualtransitioninheightfromlow-risebuildingstotallbuildings;
• havecanopies,stairsandwalkwayslocatedonprivateland;
• haveentrances,balconiesandwindowslookingintothepublicstreetsandpublicopenspacestoprovidesafetyandvisibility(eyesonstreet);
• minimizetheshadowimpact;and
• haveanappropriatesetbackfromparksandopenspaceswithagradualheightincreasetowardsthestreets.
Example of sidewalk treatment, enhanced streetscape, weather protection and retail
Example of height transition
Yonge Street-Wall Study g y
New Building Existing BuildingsNew Building Existing Buildings
Figure 19: Example of a new streetwall maintaining a rhythm and scale of the existing heritage buildings
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MId-rIse buIldInGs Mid-risebuildingsareessentialtotheidentityandhealthofNorthDowntownYonge.TheyhavebeenidentifiedasappropriatebuiltformformanylocationsandPrecinctsandwillbeinconformitywiththefollowingdesigndirections:
• Mid-risebuildingstallerthan5storeyscompriseofabasebuildingandtopfloors.
• AlongMainStreets,thebaseofthemid-risebuildingshouldnotexceed80%ofthestreetright-of-way.
• 45degreeangularplaneshouldbeimplementedfromthetopofthebasebuildingtoprovidestepbacksandenhancethehumanperceptionzone.
• Ahighpercentageofthebasebuildingfaçadewillbedesignedwithpermeablematerialstoallowforinteraction,safetyandvitalityofthestreetlife.
• Balconyprojectionshouldnotexceedthedepthofthesetback.
• Architecturalarticulationshouldbeconsideredinthedesignofthebuildingtocreatebeautyanddesigninterest.Thesearticulationsincludebutarenotlimitedto:stepbacks,non-structuralelements,useofdiversematerialsandcontinuousweatherprotection.
tall buIldInGs Tallbuildingsarebuiltformsthathaveaheightlargerthatthewidthofthestreetright-of-way.Theycompriseofthreedifferentcomponentsincluding:
• basebuilding
• middle(tower)
• towertop
Thebaseoftallbuildingwill:
• benosmallerthan3storeys(10.5m)andnotallerthan80%ofthestreetright-of-waywidth;
• conformtotheheightofprevailingadjacentlow-risebuildings;
• usecompatiblematerialandheightofanyadjacentheritagebuilding;
45o
80%
of A
Street`s righ-of way width=A
Street
Example of mid-rise building with projected balconies within the setback area
Example of mid-rise building with 45 degree angular plane and architectural articulation
Figure 20: Mid-rise building angular plane diagram
45O
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• havecontinuousweatherprotection;and
• havepermeablematerialsintheirfaçadetocreateanimatedstreetfrontages.
Towersoftallbuildingswill:
• beslendertominimizeadverseshadowimpactonresidentialNeighbourhoods,openspacesandstreets;
• haveafloorplatearealessthan750sq.m,otherwiseitshouldbehighlyarticulated;
• beaminimumof12.5mawayfromadjacentpropertyline;
• be20mawayfromabuttinglow-risebuildings;
• haveanappropriatestepbackfromthefaceofthebasebuildingfrontingontoYongeStreet.Thisstepbackisminimum10mforsiteswithoutaheritagecomponentandwillbeminimum20mifthereisanyheritagefabriconsite;
• conformtothe75degreeangularplane,startingataheightof18m,whichisabovethestreetwallheight(seefigure22),todeterminethemaximumallowableheight,iflocatedwithinheritagecharacterarea;
• havewelldesignedtopfloorswitharchitecturalarticulationtoreflecttheroleofthetallbuildingsontheskyline;and
• The18mstreetwallheightandthe75degreeangularplanearedesignedsothattheheritagestreetscapeofYongeStreetismaintainedandthattallbuildingsareappropriatelysetback.Thefurthertheyaresetback,thehighertheyarepermittedtorise.
Figure 21: Illustrative rendering of the base buildings along Yonge Street and the towers with the minimum 10m and 20m setback from the front property line
Figure 22: Angular plane and setback for North Downtown Yonge Street Heritage Character Area
Figure 23: Tall building separation distance and floorplate area
min. 25m
max. 750 sq.m
max. 750 sq.m
min
. 25m
max. 750 sq.m
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coMMercIal buIldInGsTheareahasexperiencedtheconversionofcommercialbuildingstoresidentialusesandthedemolitionofcommercialbuildingsforprimarilyresidentialuses.Commercialbuildingsandresidentialbuildingswithalargeamountofcommercialspaceareencouragedintheareagiventheproximityoftransitnodes.Commercialbuildingswillbeinconformitywiththeaboveandthefollowing:
• Commercialbuildingsfloorplateareashouldnotexceed2500sq.m.Otherwise,theywillbehighlyarticulated.
• Theexteriorofthebuildingsshouldbeacombinationofvariedmaterialswithahighpercentageofpermeability.
• Theproposedcommercialbuildingsshouldmeetthegeneraldesigndirectionsdescribedinthisdocument.
• Largescalecommercialbuildingsarenotencouraged.
Grade related retaIlHavingretailat-gradeisoneofthemostimportantaspectsofYongeStreet,reflectingitsprimaryretailstreetdesignation.ThedesignofgraderelatedretailshouldguaranteeitsmaximumpositivecontributiontothevitalityofYongeStreetCorridoraswellasotherdefinedprecinctswithintheStudyArea.Toensurethis,thedevelopmentofretailat-gradewillconformtothefollowingdesigndirections:
• Largeconcentrationofretailat-gradewillbelocatedalongprimarystreetssuchasYongeStreet,BayStreet,WellesleyStreet,College/CarltonStreetsandChurchStreet.
• Theheightoftheretailat-gradeshouldbeminimum4.5mfloortofloor.
• Retailentrancesshouldbevisibleandclear,facingthestreetwithappropriatesignageandlighting.
• Retailsignagetobehighqualityandcompatiblewiththecharacterofthearea.Back-litboxsignageisdiscouraged.
• Retailat-gradeshouldhaveahighpercentageofpermeablematerialstocreateanimatedfrontage,visibility,safetyandinteraction.
Example of a commercial building
Grade related retail with 4.5m height, clear entrance and weather protected entrance
Permeable materials in the facade of grade related retail
• Continuousweatherprotection,suchascanopiesarerequired.
• Sidewalkcafesandpatiosshouldbewithinthesetbackareawithoutencroachingintothepublicright-of-way(withtheexceptionoftheseasonalpatiosalongChurchStreet)toavoidinterruptingthepedestrianclearway.
4.5m
Weather protection
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servIcInG (ParkInG, loadInG/unloadInG)
Thefollowingdesigndirectionsaregoingtobetakenintoconsiderationduringthereviewofanyapplicationinordertoensurethattheproposedparkingdoesnotinterferewithkeyviewsandlocationandwillminimizetrafficcongestions.
• EntrancetoparkingandloadingandunloadingareaswillnotbedirectlyfromtheMainStreets.
• Loadingandunloadingareasshouldbehiddenfromviewandlocatedonroadswiththeleastpedestriantraffic.
• Accesstoparkingshouldnotbelocatedatgatewaysitesorattheterminusofaviewcorridor.
Example of parking entrance and loading/unloading area away from street
Bicycle rack accommodation within the public right-of-way
• Vehicleparkingandloading/unloadingareasshouldbeplacedbelowgrade.
• Thenumberofparkingspacesshallbeinconformitywithresidentialandvisitorparkingrequirements,statedintheZoningBy-law.
• Thenumberofvehicularparkingmaybereducedthroughtheprovisionofcarshareaspects.
• Bicycleparkingforbothvisitorsandresidentsshouldbelocatedat-gradeandatthefirstparkinglevelofthebuilding,withseparateentrancesandloadingareasfromthevehicles.
• Tocreateanenvironmentallyfriendlydesign,thenumberofbicycleparkingspacesshouldbeinconformitywithTorontoGreenStandard.
• Bicycleracksshouldbeprovidedalongstreetsandcorridors.
• AbovegradeparkingisprohibitedexceptforpropertiesthataredirectlyovertheYongesubwayline.Inthiscaseabovegradeparkingshallbemaskedwithresidentialunits,offices,retail,institutionalorrecreationuses.
• Commercialboulevardparkingisprohibited.Incentiveswillbeprovidedtoencourageexistingcommercialboulevardparkingspacestobeconvertedintowidersidewalks,sidewalkcafes,bicycleparkingareas,communitygardensandsittingareas.
• AbovegradeparkingisprohibitedexceptforpropertiesthataredirectlyovertheYongesubwayline.Inthiscaseabovegradeparkingshallbemaskedwithresidentialunits,offices,retail,institutionalorrecreationuses.
parking entrance behind the building
Laneway access
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Figure 24: Street Character Types
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6.0 street cHaracter tYPes
urban street UrbanStreetsgenerallyhavelargerbuildingsthatreflectabroaderfunctionalimportanceofthestreet.Themannerinwhichthebuildingsinterfacewiththestreetshouldbesensitivetothecomfortandvisualinterestsofpedestrians.Architecturaltreatmentsshouldbeappropriatelyscaledtomakeanimpressiononpeoplemovingincars,aswellaswhilewalking,cyclingortakingtransit.Entrancesshouldbedefinedandstorefrontsshouldpromotevisibilitytotheinteriorspaces.UrbanStreetswithintheStudyAreainclude:YongeStreet,BayStreet,ChurchStreet,andWellesleyStreet.BloorStreetfoundintheBloor-Yorkville/North Midtown Urban Design GuidelinesisalsoanUrbanStreet.
PrIMarY PedestrIan street PrimaryStreetsarelikeurbanstreetsintheirneedtoensurethecomfortandvisualinterestofthepedestrians.Reinforcementofthehumanscale,avibrantstreetlifeincludingsidewalkcafesandspill-outretailactivitiesandpedestrianpriorityarepre-eminentconsiderations.BalmutoStreet,CharlesStreetWest,HaydenStreetandpartsofCharlesStreetEastfallintothiscategory.
neIGHbourHood street ThesetypesofstreetssupportstableresidentialNeighbourhoodsandshouldreinforcetheresidentialscaleofthestreet.Whereappropriate,trafficcalmingmeasuresmaybeimplementedtocontrolthespeedofvehiclesanddiscouragethrough-traffic.Buildingsonthesestreetshavealargesetbackfromthefrontpropertyline,creatinggenerousfrontlandscapedareasandfrontyards.Thiswilladdtotheneighbourhood-likefeelingofsuchstreetsandcreateapedestrianfriendlycorridor.Allstreets,excludingtheonesmentionedinthe“UrbanStreets”and“PrimaryStreets”sections,areNeighbourhoodStreetswithintheStudyArea.
Church Street, an Urban Street
Hayden Street, a Primary Street
Gloucester Street, a Neighbourhood Street
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Figure 25: New Open Space Network
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7.0 oPen sPace network
TherearegreatopportunitieswithintheStudyArea,whichcanhelpimprovetheexistingparks,openspaces,pedestrianlinks,forecourts,courtyards,andthequalityofthepedestrianenvironmentalongtheexistingroadnetwork.Therearealreadyanumberofvaluablepublicparksandprivatelyownedpublicopenspaces(POPS)locatedwithintheStudyArea,whichshouldbeenhanced,maintainedandexpandedtostrengthenpedestriansafety,comfortandleisureastheprioritizeddevelopmentinNorthDowntownYongearea.ThemajorexistingopenspaceswithintheStudyAreainclude:
• GeorgeHislop,NormanJewisonandJamesCanningGardens,whichcollectivelycreatethelinearparkontheeastsideofYongeStreet
• CawthraPark
• ChurchStreetPublicSchoolyardattheintersectionofChurchandWoodStreets
• AlexanderStreetParketteonAlexanderStreet
• OperaPlaceParkonthesouthsideofBreadalbaneStreet
• BreadalbaneParkonthenorthsideofBreadalbaneStreet
• CloverhillPark,locatedatthenorthwestcornerofBayandSt.JosephStreets
• PaulKaneHousePark
Thereisalsoalargeconcentrationofcourtyards,forecourtsandsquaresalongtheBayStreetCorridor,aswellasothertypesofgreenopenspacesinfrontofdevelopmentswhichenhanceandstrengthentheopenspacenetwork.Figure25identifiestheseopenspaceswithintheStudyArea,aswellasthegreatopportunitiesfortheirexpansionandenhancement.
Thegoalistocreateacontinuous,easytoaccessandeasytouseopenspacenetworkforallusers.Thereareanumberofwaystoachievethisgoal,includingbutnotlimitedtosomekeyinitiativessuchas:
James Caning Gardens
Example of a forecourt on Bay Street
Cawthra Park on Church Street
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• Enhancingexistingopenspaces.Thereareopportunities,forexample,tohaveadditionalopenspacesattheintersectionofYongeandGloucesterStreets,aswellasonBreadalbaneStreetandtheintersectionofChurchandWoodStreets;
• Providingastrongphysicalconnectionbetweenthelinearparks.Forexample,thereareopportunitiestotableandbricktheportionsofGloucesterStreetandIsabellaStreetabuttingJamesCanningGardens,NormanJewisonPark,GeorgeHislopPark;
• CreatingorimprovingexistingpedestrianconnectionstoparksandopenspaceswhichhavelessvisibilitytoUrbanStreets(i.e.GeorgeHislop,NormanJewisonandJamesCanningGardens);
• Providingadditional,welldesigned,welllitandinvitingmid-blockpedestrianconnectionstoassisttherevitalizationofstreets;
• EnhancingStreetscapedesignthroughtreeplanting,pavingmaterials,streetfurniture,landscapeplanters,decorativepedestrianscalestreetlightingandpublicart;
Green east-west corridors to strengthen the open space network
6m sidewalk currently exists on Yonge Street between Wood and Alexander Streets
6M
Figure 26: Sketch showing the potential open space at the intersection of Yonge and Gloucester Streets
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• Wideningthesetbackoneast-weststreetstoprovidea“greengateway”tothesestreets;
• Incorporatingforecourtsandsidewalkwideningforsidewalk/streetactivities,suchassidewalkcafesandspill-outretail;
• Creatingpromenadesatdesiredlocationstoprovidebeauty,porosity,visibilityandaccessibilitytoexistingparksandopenspaces;
• Encouragingnewdevelopmentstoincorporateprivatelyownedpublicspaces(POPS)andgreenspacesasapartoftheirdesign;
• Conversionofsoftorunderutilizedsitestoparksandopenspacesatstrategiclocations.Asanexample,theBreadalbaneParkmaybeexpandedthroughthereviewofthedevelopmentapplicationat11WellesleyStreetWest;
• Creatingwelldesignedopenspacesadjacenttoanexistingpark;
• Preservingtheexistingcharacteroftheresidentialareasbyencouragingtreelinedstreetsandlandscapedfrontyards;
• Definingpedestrianpaths,crossingsandsidewalkswithhighqualitymaterials;
• UsingzebrastripedcrossingsonarterialroadsincludingYongeStreet,WellesleyStreetandCollege/CarltonStreets,aswellaslocalstreetsandwherepossibleintheformofraisedcrossings;
• Providingraisedcrossingsattheendoflanewaysandmid-blockpedestrianmovement;
• Extendingthepavementtreatmentofmid-blockpathwaystotheintersectingstreet;and
Zebra striped crossings
Photo of new privately owned public space (POPS)
Example of a promenade to expand pedestrian networks
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Example of an enhanced mid-block pedestrian connection, Yorkville, Toronto
• Enhancingmid-blockpedestrianandcyclistcirculationwithoutinterruption,specialattentionshouldbegiventothedesignofrearsideofthepropertiesby:
o Designingthebuildinginterfacewithhighqualitymaterialsandwindows(eyesonstreet)alongtherearlanewaystocreateapleasantpedestrianplace
o Specialpavementtreatmentstoemphasizeonthecontinuityofmid-blockaccessandcirculationalongYongeStreet
o Providingdecorativepedestrianscalelightsaswellasclearandvisiblesignageforsafetyandway-finding
o Wideningthelanewaywidth,ifpossible,toallowforsmallformatandnarrowfrontageretailat-grade,implementedinthegroundfloorofnewdevelopments.Thisapproachwillmaketheselanewaysnotjustapassageforcirculationandaccess,butareasforhangingoutandleisure.
TheUniversityofTorontoSecondaryPlanidentifiesmajorpedestrianconnectionsfromthecampustoimportantopenspaceswithintheStudyAreaandbeyond.
Existing laneways should be enhanced
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Figure 27: Sketch showing an enhanced mid-block pedestrian connection
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Figure 28: Gateway Treatment
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8.0 GatewaY treatMent
Gatewaysareimportantentrypointstoaneighbourhood,acommunityoracity.Theyhaveakeyroleinestablishinganarea,whilegivingitadistinctidentity.Gatewaysareusuallylocatedatvisiblelocations,withahighvolumeoftransportation,similartomajorintersectionsortransitnodes.Figure28identifiesthegatewayswithintheStudyArea.ThesegatewaysrepresentsignificantopportunitiestomarkentrypointsnotonlyintotheStudyArea,butalsotodifferentprecinctsandcorridorswithin.Creativewaysandtoolscanbeusedtoaccentuatetheentrypointstotheseareasincluding:
• Distinctarchitecturaldesign
• Useofspecialmaterialsandfaçadetreatment
• Speciallandscapetreatment
• Greatstreetscapedesignbytreeplanting,lights,upgradedsidewalktreatmentandspecialstreetfurniture
• Plazasandopenspacesaslandmarks
• Publicartinstallations
TheUniversityofTorontoSecondaryPlanidentifiessomeofthegatewaysthatarelocatedalongBayStreetactingasentrypointstothecampus.
Special landscape treatment and open space as a gateway (Yorkville, Toronto)
Distinct architectural design as a means to introduce a gateway
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Figure 29: Terminus & Signature Treatment
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9.0 vIews, keY sItes and vIew terMInus
ViewsandkeysiteshaveasignificantroleinorientingpedestriansandcyclistsaswellasdriverswithintheStudyArea.Figure29identifiessitesthatterminateaviewcorridorandhavestrategiclocationsforpublicorcommercialuses.Theyalsoofferanopportunitytocreatevisualinterestfromgreaterdistances.Thereareanumberofviewsandkeysitesinsidethestudyareathatshouldbeprotected,designedoraccentuatedby:
• Distinctarchitecturaldesign
• Refurbishmentandexposureofbuildingswithheritagevalueandlandmarkcharacteristic
• Landscapedesign
• Structuralelements
• Publicartinstallation
Terminustreatmentsitesshouldnotbeconsideredthesingularjustificationforadditionalheight.Figure29identifiessitesthatareathighlyvisibleintersectionsand/oroccupysitesofsignificancetothecity.Thesesitesofferanopportunityforlandmarkbuildingsthatshouldbeuniqueandimmediatelyidentifiable.
View terminus from Irwin Street
Example of a key view treatment on Yorkville, Toronto
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10.0 PublIc art
PublicartwillplayasignificantroleinreinforcingtheurbandesignguidelinesforthepublicrealmintheNorthDowntownYongeStudyArea.
Thecreationofpublicartthatreflectsourculturaldiversityandhistorywillbepromoted.Opportunitiesforpublicartcanrangefromtheintegrationofideasintostreetscape,openspace,builtformdesignstothecreationofindependentsculptures.Gatewaysandvisualcorridorterminationsshallbecomeprominentpublicartsites.ItisanticipatedthattheCity’sPrivateDeveloperPercentforPublicArtProgramwillbeacontributortotheimprovementofpubliclyaccessibleareas,bothonprivateandpubliclands.PublicartpoliciesandguidelinesarereferencedintheCityOfTorontoOfficialPlan.
11.0 sHadow sensItIve areas
Parks,residentialareasandthepublicrealmmustbeprotectedfromundueovershadowingbyproposedbuildings.Inordertominimizetheadverseimpactofproposedbuildingsontheneighbouringareas,applicantsofprojectswhichhaveaheightabovetheexistingcontextshouldprovidedrawingsshowingshadowscastbytheproposeddevelopmentonpubliclyaccessibleareasandonbuildingssurroundingit.ShadowsshouldbeshownforDecember21,June21,MarchandSeptember21forthehourof9:18am,10:18am,11:18am,12:18pm(whenthesunisatitshighestpointinToronto’slatitude),1:18pm,2:18pm,3:18pmand4:18pm.Shadowdrawingsaretobeprovidedearlyinthedevelopmentreviewprocessandforacompletedevelopmentapplication.Shadowstudiesforadditionaltimesmayberequiredwhenwarranted.ShadowsensitiveareasandNeighbourhoodsinNorthDowntownYongeareshowninfigure30.
Inordertominimizetheadverseimpactofaproposedbuildingonthepedestrianlevelsurroundingthebuildingandintheneighbouringareas,applicantsoftheprojectsinexcessof20minheightshallprovideapedestrianlevelwindstudyoftheproposeddevelopmentearlyinthereviewprocess.Consideringtheas-of-right,additionalshadowswillnotbepermittedonspecificparksandopenspaces,includingtheOperaPlaceParkanditsfutureexpansion.
Public art can be incorporated into the design of the building. (Burano building on Bay Street)
Example of a stand alone public art (Immigrant family,18 Yonge Street)
Example of public art incorporated into the landscape design(Bird bath, Four Seasons on Bay and Yorkville Streets)
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Figure 30: Shadow Sensitive Areas
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12.0 sustaInabIlItY and Green standards
NewdevelopmentsproposedintheStudyAreawillbemodern,energyefficientandsustainable.AllapplicationswillbereviewedfortheirconformitytotheTorontoGreenStandard.
TheTorontoGreenStandard(TGS)isatwo-tieredsetofperformancemeasureswithsupportingguidelinesrelatedtosustainablesiteandbuildingdesignfornewpublicandprivatedevelopments.Thestandardsaredesignedtoworkwiththeregulardevelopmentapprovalsandinspectionsprocess.AllnewplanningapplicationsarerequiredtodocumentcompliancewithTier1environmentalperformancemeasures.
ApplicantswhoalsochoosetomeetTier2,avoluntaryhigherlevelofenvironmentalperformance,maybeeligibleforadevelopmentchargerefund.
13.0 cYclInG
Theareahasahighvolumeofcyclistsduetotheconcentrationofemployment(GovernmentofOntario,UniversityofToronto,RyersonUniversityandhospitaldistrict)andhighdensityresidentialareas.TheareaisentirelywithinthePhase1serviceareaofBIXI.CyclingenhancementssuchasbarrierprotectedbikelanesonWellesleyStreetwillbeinstalledin2013eastofYongeStreetandin2014westofYongeStreet.SharrowshavebeenapprovedbyCityCouncilforthesectionofBayStreetbetweenCollegeStreetandBloorStreetWest.CyclingimprovementsonYongeStreetwillbereviewedinconjunctionwitharevisioningoftheYongeStreetstreetscape.
BicycleparkingissuppliedbybicyclepostandlockupringsandattheTorontoParkingAuthoritylotonWellesleyStreetEast.NewdevelopmentsarerequiredtoprovideadequateonsitebicycleparkingandbicyclepostandlockupringswithintheCity’sright-of-way.
For
Mid to HighRise Development(All buildings 4-storeys or greater, and
all residential apartment buildings)
Toronto Green Standard
Making a Sustainable City Happen
Toronto Green Standard document
Bicycle lane on Wellesley Street
BIXI bicycle station within the Study Area
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14.0 transIt
TheareaiswellservedbytheYonge-Universitysubwayline,Bloor-Danforthsubwayline,College/Carltonstreetcar,andbusserviceonBayStreetandWellesleyStreet.Toservethegrowingemploymentandpopulation,thefollowingtransitimprovementsarearequired:
• ElevatoratWellesleyStation
• NorthEntrance/ExittoWellesleySubwayStationintegratedintotheproperty/buildingat15or17DundonaldStreet
• SouthEntrance/ExittoWellesleySubwayStationintegratedintothefuturedevelopmentattheTorontoParkingAuthoritylotonWellesleyStreetEast.
• ElevatoratCollegeStation
• WeatherprotectedstairwayatthenortheastcornerofCarltonStreetandYongeStreet
• Wherepossible,newdevelopmentisencouragedtoconnectdirectlyintotheBloor/Yonge,WellesleyandCollegesubwaystationsandPATHsystem
Example of a covered subway station entrance
Yonge and College subway station entrance
Existing underground connection to subway from 777 Bay Street
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15.0 related strateGIes
YonGe street cultural PlanYongeStreetisdesignatedasaCulturalCorridorfromGrosvenor-AlexanderStreetstoDundasStreet.SignificantculturalresourcesexistonornearYongeStreet,northofDundasStreetincludingTorontoLifeSquare,theCarlu,CarltonCinema,BuddiesinBadTimesTheatre,andthePanasonicTheatre.ItisrecommendedthattheCultureSectionextendtheYongeStreetCulturalCorridortoDavenportRoad.
TheDowntownYongeBIAdevelopedaPublicRealmStrategywhichwasendorsedbyTorontoCityCouncilin2012.ThestrategyoutlinesdesiredimprovementstothepublicrealmwithintheBIAarea.TheintentofthestrategywastoguidefutureinvestmentintheBIAareabybothprivateandpublicsectorandjointinitiatives.
ThestrategydividedtheBIAareaintoprecinctsandfurtheridentifiedimprovementswithineachprecinct.TheCollege/CarltonPrecinctiswithintheStudyAreaandthefollowingimprovementsareidentified:
• St.LukeLaneImprovementProject
• CollegeSubwayStationStairwellCanopyProject
• ReverendPorterLaneImprovementProject
• WoodStreet(atYongeStreet)SidewalkBump-outProject
• GrenvilleStreet(atYongeStreet)SidewalkBump-outProject
cHurcH wellesleY vIllaGe bIa PublIc realM strateGYTheChurchWellesleyVillageBIAPublicRealmStrategyincludesthefollowing:
•Murals,parklets,curbbumpouts,bikeparking,decorativebanners,polewraps,hangingflowerbaskets,publiclanenaming,publiclanebrickpaving,andpedestrianamenityareas.
downtown YonGe street coMMunItY IMProveMent PlanBy-law1996-0135wasenactedMarch4,1996designatingandadoptingaCommunityImprovementPlan(CIP)fordowntownYongeStreet.TheCIPwassubsequentlyamended7timesfrom1996to2002.TheCIPcontainspolicieswhichwereoriginallyputinplacetosupporttheYonge/DundasRedevelopmentProject.AmendmentstotheCIPovertheyearsadjustedtheboundariesofthePlanandaddedtheCity’sfaçadeimprovementgrantprogramasaneligiblebenefit.
Photo of Yonge Street in the area of Yonge Downtown BIA
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Figure 31: Three BIAs within the Study Area
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Figure 32: Community Improvement Plan (CIP)
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16.0 related docuMents
1. UrbanDesignGuidelinesforGreeningParkingLots
Link:http://www.toronto.ca/planning/urbdesign/greening_parking_lots.htm
2. DiscoveryDistrictCIP
Link1:http://en.wikipedia.org/wiki/Discovery_District
Link2:http://www.toronto.ca/legdocs/2002/agendas/committees/to/to020507/it011a.pdf
3. UptownDiscoverywalk[changeMidtowntoUptown]
Link:http://www.toronto.ca/parks/pdf/trails/DW_Uptown.pdf
4. BirdFriendlyUrbanDesignGuidelines
Link:http://www.toronto.ca/lightsout/pdf/development_guidelines.pdf
5. YongeStreetHeritageConservationDistrictStudyarea(College/CarltonStreettoDavenportRoad)
Link1:http://www.toronto.ca/heritage-preservation/heritage_districts.htm
Link2:http://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-49461.pdf
6. Tall Building Design Guidelines and Downtown Tall Building Vision and Supplementary Design Guidelines
Link:http://www.toronto.ca/planning/tallbuildingstudy.htm
7. UniversityofTorontoSecondaryPlan
Link:http://www.toronto.ca/planning/official_plan/pdf_secondary/20_university_toronto_oct2009.pdf
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aPPendIx 1
community Improvement facilities are to support the growth of employment and population in the north downtown Yonge Planning area.
1.0 PedestrIan streetscaPe aMenItY• ScrambleIntersectionatYongeStreetand
College/CarltonStreets
• PolemountedpedestrianscalestreetlightsonYongeStreetbetweenGrosvenor/AlexanderStreettoCharlesStreet
• St.LukeLaneImprovementProject
• ReverendPorterLaneImprovementProject
• WoodStreet(atYongeStreet)SidewalkBump-outProject
• GrenvilleStreet(atYongeStreet)SidewalkBump-outProject
• StreetscaperenewalonCollege/CarltonStreetbetweenBayStreetandChurchStreet
• ChurchStreetParklets
• St.JosephStreet(atBayStreet)SidewalkBump-outProject
• SidewalkwideningontheeastsideofBayStreetatGrenvilleStreet
• ExtensionoftheBayStreetBioswalebetweenCollegeStreetandCharlesStreetWest
• Wideningsidewalkswherepossibletoaminimumwidthof6metres
• ProvisionofcontinuousweatherprotectionalongthefrontageofYongeStreet,ChurchStreet,BayStreet,WellesleyStreet,andCollegeCarltonStreetforallnewdevelopment
• TablingandbrickingacrosswalkonIsabellaStreetandGloucesterStreettoconnectGeorgeHislopPark,NormanJewisonParkandJamesCanningGardens
• Midblockconnections–northeastcornerof11WellesleyStreetEasttoBreadalbanePark,andnorth-southandeast-westthroughthefuturedevelopmentattheTorontoParkingAuthoritylotonWellesleyStreet
• TablingandbrickingacrosswalkonBreadalbaneStreettoconnectBreadalbaneParkandOperaPlacePark
• RoadwideningonWellesleyStreetWestbetweenBayStreetandYongeStreettofacilitatewidersidewalks
• PedestrianscalestreetlightsonBayStreet
• WideningofPhippsStreetbetweenBayStreetandSt.NicholasStreet
• BrickpavingPhippsStreet
2.0 cYclInG• SharrowsonBayStreetbetweenBloorStreetEast
andCollegeStreet
• BarrierprotectedbikelanesonWellesleyStreet
• Additionalbicyclepostandlockuprings
3.0 transIt• ElevatoratWellesleyStation
• NorthEntrance/ExittoWellesleySubwayStationintegratedintotheproperty/buildingat15or17DundonaldStreet
• SouthEntrance/ExittoWellesleySubwayStationintegratedintothefuturedevelopmentattheTorontoParkingAuthoritylotonWellesleyStreetEast.
• ElevatoratCollegeStation
• WeatherprotectedstairwayatthenortheastcornerofCarltonStreetandYongeStreet
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4.0 Parkland• Publicparkorpubliclyaccessibleprivatelyowned
spaceattheTorontoParkingAuthorityLotonWellesleyStreetEast
• ExpansionofNormanJewisonParktoincludetheTorontoParkingAuthorityspacesabuttingthepark.
• ExpansionofBreadalbanePark
• CawthraParkrenewal
• NewparklandinthevicinityofWoodStreetandChurchStreet
• Publiclyaccessibleprivatelyownedspaceatthesouthendof501YongeStreet
• Publiclyaccessibleprivatelyownedspaceatthenorthendof501YongeStreet
• Cloverhillparkrevitalization
5.0 coMMunItY servIces
6.0 coMMunItY MeetInG sPace west of YonGe street
7.0 transPortatIon servIces• SignalizationoftheintersectionofBayStreet
andSt.MaryStreet
• WideningofMaitlandPlacebetweenMaitlandStreetandWellesleyStreetEast
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