DRAFT - Toronto...June 2013 7 3.0 YonGe street and tourIsM Yonge Street in the downtown is one of...

City Planning June 2013

Toronto Urban Design Guidelines

North Downtown Yonge

DRAFT

URBANDESIGNGUIDELINES

NORTHDOWNTOWNYONGE

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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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

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View of block 3, looking south to north



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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




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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

BLO

CK 5

Wellesley Street

St. Joseph Street

Dundonald Street

Yong

e St

reet

Wellesley Street

N



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

BLO

CK 6

Irwin Street

St. Joseph Street

Yong

e St

reet

Gloucester Street

N

View of block 6 buildings, looking south to north


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.

BLO

CK 7

Irwin Street

St. Mary Street

Isabellea Street

Yong

e St

reet

Gloucester Street

N



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.

BLO

CK 8

N

St. Mary Street

Isabellea Street

Yong

e St

reet

Charles Street WCharles Street E





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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

N


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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

N


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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

N


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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

N


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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

N


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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

N


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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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