Attachment 6: Lawrence-Allen Urban Design Guidelines · 2011. 10. 18. · DANE AVENUE RANEE AVENUE...
Transcript of Attachment 6: Lawrence-Allen Urban Design Guidelines · 2011. 10. 18. · DANE AVENUE RANEE AVENUE...
Attachment 6: Lawrence-Allen Urban Design Guidelines
LAWRENCE-ALLEN
Urban Design Guidelines
OCTOBER 17, 2011
OCTOBER 17, 2011
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Lawrence Allen Urban Design Guidelines
Introduction..............................................................................................................2
1.0Vision:ParksFocusedCommunities.............................................................5
2.0BuiltForm–General.......................................................................................11 2.1 RelationshipofBuildingstoStreets,ParksandOpenSpace 2.2 Transition 2.3 LandscapedSetbacks 2.4 LandscapedCourtyardsandOtherLandscapedOpenSpace 2.5 PedestrianandBicycleCirculation:WalkwaysandTrails 2.6 BuildingEntrances 2.7 VehicularAccess,ParkingandServicing 2.8 SharedPrivateDrivewaysorLanes 2.9 GeneralLandscapingandLighting 2.10 PublicArt 2.11 EnvironmentandSustainability
3.0BuildingLocation,OrganizationandMassingbyBlockType.....................27 3.1 LowRiseBuildingBlocks 3.2 Mid-RiseBuildingBlocks:PrimaryStreets 3.3 Mid-RiseBuildingBlocks:AllenRoad 3.4 TallBuildingBlocks
4.0SpecialAreas....................................................................................................37 4.1 LawrenceAvenueWest,AreaA 4.2 LawrenceAvenueandVarnaDrive,AreaB 4.3 650LawrenceWestTransitionArea,AreaC 4.4 RaneeAvenueatYorkdaleSubwayStation,AreaD 4.5 YorkdaleShoppingCentre,AreaE 4.6 SchoolSites
Table of ContentsLawrence Allan Urban Design Guidelines
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Lawrence Allen Urban Design Guidelines
UrbanDesignGuidelinesareaplace-makingtoolconsistingofasetofwrittenguidelines,illustrativeplans,diagramsandimagesof
buildingsandplacesthatdemonstratepreferredurbandesignphysicalrelationships.UrbanDesignGuidelinesfortheLawrence-
AllenSecondaryPlanareawill,amongothermatters,establishacontextforcoordinateddevelopmentoftheFocusArea.The
UrbanDesignGuidelineswillbeusedasatooltoensureappropriatedevelopmentthatisconsistentwiththeOfficialPlanand
theSecondaryPlan.TheUrbanDesignGuidelineswillalsobeusedasatooltodeterminestandardsthatwillbeincludedin
implementingZoningBy-law(s)andtoevaluateapplicationsforapprovalofplansofsubdivisionandsiteplans.
TheUrbanDesignGuidelinestogetherwiththePublicRealmMasterPlansetoutaframeworkforcreationofahighquality
communitydesign.TheUrbanDesignGuidelineswillgivedirectionfordevelopmentonprivatelands.Theguidelineswillbe
complementedbyaPublicRealmMasterPlanthatprovidesdirectionfordevelopmentofagreen,cohesiveandhighqualitypublic
realm.
TheUrbanDesignGuidelinesapplytotheentireSecondaryPlanAreawithemphasisontheFocusAreawhereintensificationand
investmentwillbeconcentrated.TheplantitledLawrence-AllenStudyArea,outlinestheFocusAreaandtheSecondaryPlanArea.
AreaswithintheSecondaryPlanAreathataresubjecttoarea-specificurbandesignguidelinesareshownontheSpecialBuilding
BlocksPlan.
TheLawrenceAllenUrbanDesignGuidelinesinconjunctionwiththeotherapplicableurbandesignguidelineswillprovide
directiontodevelopersinthedesignofdevelopmentproposalsandprovidedirectiontoCitystaffintheirreviewofdevelopment
proposals.IntheeventofconflictbetweentheseUrbanDesignGuidelinesandotherapprovedguidelines,theseguidelineswill
takeprecedenceinconsiderationofarea-specificconditions,opportunitiesandconstraints.
Introduction
INTRODUCTION
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INTRODUCTION
Lawrence-Allen Secondary Plan
Secondary Plan Boundary
MAP 32-1 Secondary Plan Area
September 2011
Focus Area
City Planning Division
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Lawrence-Allen Study Area Secondary Plan Boundary
Focus Area
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Aerial Photo of Existing Area.
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1.0 Vision: Parks Focused Communities
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The Lawrence-Allen community is a mixed-income, mixed-use community located in central Toronto’s urbanizing suburbs. The
community is at once distinct, celebrating the area’s rich history, cultural diversity, and sense of community, and fully integrated
with the broader city.
The community showcases an innovative approach to revitalization, one that prioritizes the development of a complete
community through coordinated public and private investment in housing, infrastructure and the public realm. Innovative
building and municipal infrastructure technologies ensure the long-term sustainability of the community. As a complete, liveable
community, the Lawrence-Allen area offers residents of all ages and backgrounds a range of housing options – including
revitalized social housing – as well as a range of employment, social and recreational options.
The Lawrence-Allen community is a beautiful human-scaled and walkable place. New connections across Allen Road and to
neighbouring communities provide safe, pedestrian-oriented links between neighbourhoods and to the Community Commons,
where community services, facilities, schools, recreational programming and local retail come together in a park setting. A
distributed system of neighbourhood parks offers all residents access to both passive and active recreational programming.
The community includes connections for all modes of transportation in a manner that balances the needs of pedestrians, cyclists,
transit users, and automobile drivers. A fine-grain mix of land uses around Lawrence West and Yorkdale subway stations
enables transit-supportive densities, recognizing the unique potential of the community to support intensification around existing
transit infrastructure. Access to transit is improved and many residents live within a five-minute walk of a subway station.
Vision: Parks Focused Communities
VISION: PARKS FOCUSED COMMUNITIES
ExcerptfromSecondaryPlan
TheneighbourhooddesignconceptfortheLawrence-Allenareaisbasedonaconnectiveopenspacenetworkofparksandstreets
surroundingacentralopenspace–acommunityparkidentifiedintheSecondaryPlananchors“TheCommunityCommons”.The
CommunityCommonsprovidesalargecivicgreenspaceandcommunityfacilitiescentrallyandprominentlylocatedtobewidely
visibleandlegiblyconnectedbypublicstreetstootherparks,walkwaysandpubliclyaccessibleprivateopenspaces.
SupportingtheCommunityCommonsareneighbourhoodparksandschoolyardsdistributedwithineachneighbourhoodofthe
FocusArea.Thesenewopenspacesaresurroundedonatleastthreesidesbylocalstreets,providingamoreintimatethoughno
lesscivicandprominentspaceforlocalresidents’dailyrecreation.ThedeliberatesitingofparkspacewithintheFocusAreaatthe
ThevisionstatementforLawrence-Allendescribestheareatwentyyearsintothefuture:
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VISION: PARKS FOCUSED COMMUNITIES
Illustration looking west into the northeast Neighbourhood Park - Rendering produced by Sweeny Sterling Finlayson & Co Architects
terminationofstreetandopenspaceviewcorridorsand
withresidences’frontdoorsandwindowsfacingdirectly
ontothemreinforcestheCity’spublicrealmobjectivesfor
prominence,accessibility,safetyandanimationofpublic
spacesandreinforcesthegreenandpark-likeimageofthis
community.
ThePublicRealmStructurePlanillustratesthekey
componentsandrelationshipswithinthepublicrealm
ofstreets,parks,openspacesandcivicbuildingsites.It
providesaframeworkforcreatingcoherentandintegrated
publicspacethatcanbedevelopedincrementally.The
UrbanDesignGuidelinesdescribehowbuiltformon
privatelandswillsupportandenhancethepublicareas
describedinthePublicRealmStructurePlan.
Townhouses frame a local playground
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DevelopmentwithinthestableresidentialneighbourhoodsoutsideoftheFocusAreawillbelowscale,maintainingthecharacter,
scaleandformoftheexistinggrade-relatedresidentialneighbourhood.Theurbandesignguidelinessupporttheparksfocusedplan
bypromoting:
• intensificationandinvestment
• protectionofStableResidentialNeighbourhoods
• ahighqualitypublicrealmenvironment
• greendevelopment
A Park Focused Plan: Local parks provide a setting for community life
VISION: PARKS FOCUSED COMMUNITIES
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Lawrence-Allen Secondary Plan MAP 32-5 Public Realm Structure PlanCity Planning Division
October 2011
Greenway
Potential and Existing Building Edges
View TerminiT
Landscape Edges View Corridor
Parks
Schoolyards
Mid-block Walkways
Bridge and Underpass ImprovementsSecondary Plan Boundary
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Public Realm Structure Plan
VISION: PARKS FOCUSED COMMUNITIES
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VISION: PARKS FOCUSED COMMUNITY
Built Form - General
2.1 RelationshipofBuildingstoStreets,ParksandOpenSpace2.2 Transition2.3 LandscapedSetbacks2.4 LandscapedCourtyardsandOtherLandscapedOpenSpace2.5 PedestrianandBicycleCirculation:WalkwaysandTrails2.6 BuildingEntrances2.7 VehicularAccess,ParkingandServicing2.8 SharedPrivateDrivewaysorLanes2.9 GeneralLandscapingandLighting2.10 PublicArt2.11 EnvironmentandSustainability
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2.0
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2.1 RelationshipofBuildingstoStreets, ParksandOpenSpace
Buildingsandstructureswillbeorganizedontheirsitestohave
landscapedsetbacksadjacenttostreets,mid-blockopenspaceareas
andlandscapedpedestrianconnectionstosupportandenhancea
greenandwell-treedcommunitycharacter.
Buildingsandbuildingsiteswillbedesignedtosupportthepublic
realmofstreets,parksandopenspacesbyprovidingactive,safeand
attractiveinterfaceconditionsthat:
• Discourageblankwalls,loadingdoorsandotherservicing
areasfrombeinglocatedatgradealongstreetfrontages,parks,
publiclyaccessibleopenspaceandpedestrianconnections;
• Locateactivitygeneratorssuchasretail,indoorcommon
roomsnearlobbiesandmainentranceswithwindowsvisible
tostreets,parksorotherpubliclyaccessiblespaces;
• Promoteafine-grainofdoorsforgrade-relatedapartments,
retailstoresandoffices;
• Promotethecreationofclearlydefined,well-proportioned
outdooropenspacesondevelopmentblocksthatcan
accommodatehighqualitylandscapingandactiveorganized
sharedusessuchascommunitygardens,playandleisureareas;
and
• Defineprivateresidentialyardswithlowfencesandlandscaped
edgesbalancingprivacyandenclosurewithopennessandvisual
connection.
2.2 Transition
NewdevelopmentwithintheFocusAreahasbeenorganized
toachieveappropriatetransitionofbuiltformandheight.
TheSecondaryPlanmaintainsthelowscaleoftheexisting
Built Form - General
BUILT FORM - GENERAL
Define private residential yards with low fences and landscaped edges balancing privacy and enclosure with openness and visual connection.
Active uses and glazing promote safe use of parks and open space.
A fine-grain of retail uses along a street promotes a walkable and lively community. Credit: K. Greenberg
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Lawrence Allen Urban Design GuidelinesLawrence-Allen Secondary Plan
Secondary Plan Boundary
MAP 32-8 11-Metre Height Restriction
Octoberr 2011
Boundaries -11-Metre Height Limit
Dimensions in Metres
Focus Area Boundary
City Planning Division
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neighbourhoodsattheFocusArea’sedgesandprovides,while
puttingforwardanew,largelymid-riseneighbourhood,withsome
tallbuildingslocatedontopofmid-risebasebuildings.
NewbuildingswithintheFocusAreawillbelocatedinthe
followingmannertoprovideappropriatetransitionbetweennew
developmentandthesurroundingstableresidentialareas:
• Abuilt-formtransitionzonealongtheeastandwestedges
oftheFocusAreaadjacenttoexistingstableresidential
neighbourhoodslimitsdevelopmenttotownhousesandother
low-risebuildingsoffourstoreysorless,excludingstacked
townhouses.ThetransitionzoneisidentifiedonThe11-
metreHeightRestrictionMap.
• Mid-riseblockswillgenerallybelocatedwithfrontageon
PrimaryStreetsorAllenRoad.Mid-riseblockslocatedalong
AllenRoadwillbetallerthanmid-risebuildingsonPrimary
Streets;
• TallbuildingswillbelocatedsouthofFlemingtonRoadeastof
AllenRoad;and,
• TallbuildingssurroundtheLawrenceWestsubwaystation,
LawrenceAvenueWestandAllenRoadandresultinthe
highestdevelopmentdensitiesonblocksclosesttothe
LawrenceWestsubwaystation.
Thebuildingheightforallbuildingtypeswillberestrictedin
considerationoftheflightapproachtotheDownsviewAirport
runway.RefertoHeightLimitationsBasedonAirportFlightPaths.
Characteristically,buildingblockswithintheFocusAreaarelong
blockswithextensivestreetfrontage.Buildingsontheselongblocks
needtobemassedandarticulatedtoavoidcreatingexcessivelylong
continuousbuildingfacades.Mid-risebuildingsand/orthebaseoftall
buildingslocatedonblockshavingfrontageinexcessof60metres
alonganypublicstreet,parkoropenspacewillneedtobedesigned
toreducethevisuallengthofacontinuousbuildingwall.Thismaybe
achievedby:
• Introducingadditionallocalstreets;
BUILT FORM - GENERAL
Larger buildings wall step down to lower scale neighbourhoods.
11-Metre Height Restriction Secondary Plan Boundary
Focus Area Boundary
Boundaries 11-metre Height Limit
Dimensions in Metres
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• Creatingmultiplebuildingsseparatedbydriveways,mid-block
pedestrianconnections,oropenspace;
• Breakingupbuildingfacadesthroughtheuseofverticalbreaks
andstep-backs;and/or
• Providingdeeplandscapedsetbacksalongthestreetfrontageto
creategenerouslyscaledcourtyardsandforecourts.
2.3 LandscapedSetbacks
Buildingswillhavelandscapedsetbacksalongstreetsandparkedges
toprovideprivacyforgroundfloorunitsinresidentialareasandspace
forcafes,retaildisplayandrelatedoutdoorusesinretailareas.
Generally,buildingswillhavethefollowingsetbacks:
• 2to3metrelandscapedsetbackfromstreets,parksand
pedestrianconnections;
• 3metrelandscapedsetbackfromtheGreenwayparkblock;and
• 9metrelandscapedsetbackfromthewestsideofAllenRoad.
Withinthesetbackwillbeapubliclyaccessiblemulti-usetrail.
Atleast60percentofanybuilding’sfaçadewillbebuilttothe
minimumsetbacksidentifiedbytheseguidelines.Aportionofthe
buildingfrontagemayprovideforamoregeneroussetbackfromthe
street,park,theGreenwayparkblockorpedestrianconnection.
Notwithstandingtheabove,schools,communitycentres,andother
publicbuildingswillprovideforadeeperbuildingsetbackfromstreets
todistinguishtheirpresencewithinthecommunity.Thesespaceswill
belandscapedtoextendtheprogramandactivityoftheirbuildingsto
theoutside.
BUILT FORM - GENERAL
Lawrence-Allen Study Area
17-20
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Maximum Building Heights
Height limitations based on Airport Flight Path.
Civic buildings should provide landscaped open space designed to extend program and activity of their building to the outside.
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2.4 LandscapedCourtyardsandOther LandscapedOpenSpace
Openspacewithindevelopmentblocksmaytaketheformofa
forecourt,walkway,urbangarden,plazaorcourtyard.At-grade
openspacewithindevelopmentblockswillbedesignedtobe:
• Generouslyscaledtosupporttheintendeduses;
• Visibleandaccessiblefromsurroundingpublicstreets,parks
andotherpublicspaces;
• Visiblefromandoverlookedbymanysurroundingresidences
andunits;
• Accessibleandcomplementarytoindooramenityareas;and
• Supportiveofarangeofactivitiesandprogramming
opportunities.
Allmixed-useandresidentialbuildingswillprovideat-gradeopen
spaceandoutdooramenityareas.Outdooramenityareaswill
includesharedamenityspace,and,whereappropriate,private
outdooramenityspace.
Additionalcommonamenityareaonrooftopterracesisencouraged
toaugmentand/orcomplementat-gradeopenspaceandamenity.
BUILT FORM - GENERAL
A landscaped courtyard that is open on one side to a street provides landscaped amenity for the whole neighbourhood.
Landscaped courtyards will be designed to provide shared amenity for residents of the block.
Landscaped courtyards maybe either partially open to streets or parks, or surrounded by buildings on all sides.
OpenCourtyard
ClosedCourtyard
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Outdooramenityareaswillincludegenerouslyscaledareasofsoft
landscapingcapableofsupportingshadetrees.
Landscapedcourtyardsmaybeeitherpartiallyopentostreetsor
parks,orsurroundedbybuildingsonallsides.Courtyardswillbe
designedtoextendandenhancethepublicrealmofstreets,parks
andopenspaces.
Landscapedcourtyardswithinablockwillbescaledand
proportionedtobewiderthantheheightofthesurrounding
buildingstoallowforsunlightandcomfortwithintheopenspace
topromotetheiruse.Courtyardswillbegenerallyscaledwitha
minimum1:1.5heighttowidthratioofbuildingheighttoopenspace
widthwithinablock.
Courtyardsshouldbedesignedprimarilytoprovidelandscaped
amenityspaceandtocreatealandscapedsettingforbuildings.The
courtyardcharacterwillbegreenandwell-treedwithoutdooruses
thatpromotepedestriancirculationaswellasrecreational,gathering
andothersocialuses.Vehicularaccessandservicingareaswill
generallybediscouragedfrombeinglocatedwithinacourtyard.
Whereserviceareasand/orvehicularaccessaretobelocated
withinacourtyard,asanexception,theywillbelimitedinscale,
anddesignedandlocatedtointegratewiththedesignandamenity
usesofthecourtyard.Hardsurfaceareasforvehicularusewillbe
minimized.
Smallscalepedestriandrop-offareasandlimitedshort-termparking
may,inexceptionalcasesasdeterminedduringthedevelopment
planningprocess,beincorporatedintoacourtyard.Theywillbe
integratedintoalandscapedcourtyardusinghighqualitypaving
materials,intensivelandscapingandcreativedesignstrategies.
BUILT FORM - GENERAL
Appropriate building heights allow for sunlight into landscaped courtyards promoting their use in all seasons.
Landscaped courtyards should be designed to be wider than the height of the enclosing building.
Height ofBuilding
1.5 x Height of Building
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2.5 PedestrianandBicycleCirculation: WalkwaysandTrails
Mid-blockwalkwaysandbicycletrailsareincludedatthepedestrian
connectionatRondaleAvenueandatmulti-usetrailalongthewest
sideofAllenRoad,asshownonthePublicRealmStructurePlan.
Additionalmid-blockwalkwayandcyclingroutesmaybeencouraged
ondevelopmentblockstoextendandenhancepedestrianand
cyclinglinkages.
Developmentoneithersideofaneighbourhoodconnectionat
RidgevaleDrive,RondaleBoulevardandKirklandBoulevard,
pedestrianwalkwayorcycleroutewillbedesignedtosupportand
enhancethepedestrianand/orcyclingenvironment.
TheGreenwayparkblocklocatedalongtheeastsideofAllen
Roadwillincludealandscapedmulti-usetrailforpedestriansand
cyclistsmovingthroughthecommunityandlinkingtheparksystem
intotheCity’slargernetworkoftrails.Designdirectionsforthe
GreenwayparkblockwillbeincludedinthePublicRealmMaster
Plan.DevelopmentalongtheGreenwayparkblockwillbedesigned
withconnectionstostreets,bicycletrailsandwalkwaysinawaythat
facilitatespedestrianandbicyclecirculationandsupportsthegreen
characterofthisimportantpublicopenspace.
Apubliclyaccessiblemulti-usetrailonprivatelandswillbeprovided
bydevelopmentlocatedonthewestsideofAllenRoad.Thistrail
willbelocatedwithinalandscapedbuildingsetbackfromthewest
sideofAllenRoad.Themulti-usetrailwillbepubliclyaccessibleand
haveconnectionstostreets,bicycletrailsandwalkwaystofacilitate
pedestrianandbicyclecirculation.Thetrailwillbedeveloped
incrementallyasdevelopmentproceedsalongthewestsideofAllen
Road.Thegreenandwell-treedcharacterofthepubliclyaccessible
landscapedspacewillbecoordinatedtothedesignedcharacterof
theGreenwayparkblock.Therouting,designandfeaturesofthe
landscapdmulti-usetrailwillbecoordinatedalongitslength.
BUILT FORM - GENERAL
Walkways through development blocks should be landscaped and surrounded by buildings with active uses to promote their use.
Walkways and trails should provide building address, where possible.
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Pedestrianwalkwaysandcyclingtrailswillbeprovidedthrough
developmentblocksto:
• Createthroughroutesthatconnectwithinacomprehensive
pedestrianandcyclingnetwork;
• Provideopportunitiesformultipleconnectionsalong
pedestrianandcyclingroutestoavoidchannelingpedestrians
overgreatdistances,improvesafety,providealternative
routesandmaximizeconnectionswithinandbetween
neighbourhoods;
• Eliminateunnecessarycorners,planters,wallsandfences
thatcouldcreateunsafeareasthatareblockedfromviewor
overlook,especiallyatentrancesandexits;
• Combinepathswithdifferentfunctionsormodes(e.g.cycling
routeswithpedestriantrails)toincreaseusage;
• Providelightingtopedestrianwalkwaysandcyclingtrails
expectedtobeusedatnight(e.g.theGreenwayparkblock);
and
• Limitplantingalongedgesofpedestrianwalkwaysandcycling
trailstolowlyingvegetationand/orhighbranchingdeciduous
treestopromotevisibilityandsafety.
BUILT FORM - GENERAL
Illustration looking north of the Greenway next to Allen Road - Illustration from Planning Alliance
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BUILT FORM - GENERAL
Neighbourhood ConnectionMajor Off-Street Pedestrain Route
Minor On-Street Pedestrian Route
Major On-Street Pedestrian Route
Minor Off-Street Pedestrain Route
Pedestrian Priority Area
New Bridges Over Allen Road
Existing Subway StationS
Lawrence-Allen Secondary Plan MAP 32-9 Pedestrian Plan
October 2011
City Planning Division
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BUILT FORM - GENERAL
Landscapedmid-blockpedestrianwalkwaysand/orbicycletrails
shouldbeatleast6metreswidetoprovideroomforthepathand
softlandscape.Narrowerspacesthatlimitvisibilityandsafetyare
discouraged.
Buildingfacadesfrontingontoneighbourhoodconnections,
pedestrianwalkwaysand/orbicycletrailsshouldincludeentrances,
openporches,terraces,coveredentriesorsimilarfeaturesto
overlookandanimatetheroute.
Fencingalongneighbourhoodconnections,pedestrianwalkways
and/orbicycletrailsshouldbelowandallowforviewsfrom
surroundingbuildingsandareastopromotesafety.Acoordinated
approachtofencingdesign,locationandheightalongtheseroutes
willbeencouraged.
2.6 BuildingEntrances
Mainbuildingentranceswillbelocatedadjacenttothepublicstreet,
orapublicly-accessiblecourtyardphysicallyandvisuallyconnected
tothestreet.Buildingentrancesareencouragedtobeprovided
alongtheGreenwayparkblock
Residentialbuildingentranceswillbelocatedandorientedtohave
directaccessfromthestreet.Porches,stoopsandbalconiesare
encouragedatallentrancestocreateopportunitiesforoverlook
andsocialinteractionalongthestreet.
Entrancestoindividualgrade-relatedresidentialunitsare
encouragedtobeprovidedalongstreetsandparkedges.Amodest
gradechangewillcreateathresholdbetweenpublicandsemi-
privatespaceattheentranceandlimitdirectviewsintoresidential
units.
Retailactivitiesandothernon-residentialorcommercialactivities
withinbuildingsshouldbeorientedtowardsthestreetandhave
directaccessfromsidewalksthroughstorefrontentriestopromote
overlook,andenlivenandsupportthepublicstreet.
Residential entrances to individual units are encouraged along the edges of streets and parks.
Retail streets should provide direct access to the sidewalk with continuous weather protection.
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Lawrence Allen Urban Design Guidelines
2.7 VehicularAccess,ParkingandServicing
Vehicularaccess,ramps,servicingandloadingaccessshouldbe
providedfromlocalstreetswhereverpossible,tominimizeimpacts
onvehicularandpedestriantrafficonPrimaryStreets.
Ramps,servicingandloadingfacilitiesshouldbeintegratedintothe
buildingstheyservetominimizeimpactsonlandscapedopenspace.
At-gradeparkingwillbeminimized.Wherepermitted,surface
parkingareaswillbecarefullylocatedandscreenedtominimize
impactsonadjoiningstreetsorparks.Parkingwillbeencouragedto
beprovidedinundergroundparking.
Undergroundparkingareaswillbedesignedtopromotesafe,
accessible,legiblepedestriancirculationforresidentsandvisitorsby
incorporatingthefollowingdesignstrategies:
• Providelit,generouslyscaled,well-defined,directpedestrian
accessroutestoexitsandelevators;
• Maintainunobstructedsightlineswithinandtoparkingareas;
• Ensuresightlinesforattendantsareunobstructed;
• Incorporateglazing,asmuchaspossible,intoelevatorlobbies
andexitstairdoors;
• Maximizeinformalopportunitiesforsurveillance;
• Locatelightingaboveparkedcarstoprovideaclearviewof
car’sbackseat;and
• Paintinteriorsurfaceswithlightcolouredhighreflectance
paving.
BUILT FORM - GENERAL
Parking garage ramp integrated within a building.
Garage lighting and active uses promote safe use of underground parking.
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Lawrence Allen Urban Design Guidelines
BUILT FORM - GENERAL
2.8 SharedPrivateDrivewaysandPublic Lanes
Toavoidlocatingservicingusesalongedgesofstreetsandparks,
blocksshownonthePublicRealmStructurePlanmaybefurther
dividedforfunctionalreasonsusingpubliclanesorprivateshared
driveways.
Sharedprivatedrivewaysorpubliclaneswillprovidevehicularand
servicingaccesstodevelopmentblocks.Sharedprivatedriveways
orpubliclaneswillbecoordinatedwithintheblocktogiveaccess
tomultiplebuildings.Theyareencouragedtolimitcurbcutsalong
publicstreetsandsidewalks,andtoreducetheextentofimpervious
pavingwithinablock.
Sharedprivatedrivewaysorpubliclaneswillbedesignedtomeet
technicalrequirementsandenhancepedestriansafetyby:
• Providingadequatelighting;
• Limitingtheirlengthtomaintainend-to-endvisibility;
• Connectingwithastreetatbothends;
• Ensuringalllanesbethroughlanesnotdeadends;
• Creatingastraightalignment,whereverpossible,tomaximize
visibility;and
• Providingappropriatescreening,landscapingand/orfencing
betweenvehicularlanesandadjacentornearbyoutdoor
amenityareas.
Shared Private Driveway has been designed to provide access to servicing within the block as well as provide safe pedestrian walks through blocks
A public lane provides access to servicing within the block.
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Lawrence Allen Urban Design Guidelines
BUILT FORM - GENERAL
2.9GeneralLandscapingandLighting
Thesizeandconfigurationofthelandscapedarea,depthofplanting
medium,andqualityofplantingmediumandlightconditionswithin
amenityareaswillbesufficienttosupporttreegrowth.Plantingareas
locatedaboveundergroundparkingstructuresor“on-slab”willneedto
provideaminimumdepthof1.2metresofhighqualityplantingmedium
tosupporttrees.
Where,fortechnicalreasons,shadetreescannotbesupported,shade
structuressuchastrellisesorarbourswillbeprovidedalongwith
intensivelowerlevellandscaping.
Alllandscapedareasplantedon-slaboronrooftopswillbeirrigated.
Automaticirrigationispreferred.Alternatively,watersourcesfor
manualwateringprograms,suchashosebibswillneedtobeidentified
onsubmittedlandscapeplans.
Theplantingmediumforalllandscapedareaswillbetopsoil,afertile,
friablenaturalloamcapableofsustainingvigorousplantgrowth.Itshall
befreeofanyadmixturesofsubsoil,claylumpsandfreeofstones,roots
andotherextraneousmatter.Ifthisisnotattainablefromthetopsoilon
site,theneitherthistopsoilshallnotbeusedoritshallbemixedwith
importedmaterial.Thereuseofnativetopsoilisencouraged,buttheuse
ofnativesub-soilsforplantingbedsisdiscouraged.
Lightingisanimportantsafetycomponentforoutdoorareasandwill
bedesignedtoimprovevisibilityandmaintainlightlevelsinallpublicly
accessibleoutdoorspacesby:
• Locatinglightfixturestoilluminatepedestrianroutesandspaces,
withspecialemphasisonincreasedilluminationatanyperceived
problemareas;
• Illuminatingallpubliclyaccessiblespacestoaminimumof4.0light
candlesunlessotherwisespecifiedbyOBC;
• Locatinglightstomaintainconsistentilluminationthroughoutand
minimizecontrastbetweenlightandshadow;and
• Usinglightfixtureswhichminimizevandalismpotentialand
encouragesimple,easymaintenance.Pedestrian lighting promotes safety and enhances local neighbourhood character.
Continuous tree pits can help provide the necessary soil volume to support healthy tree growth.
Outdoor amenity can be provided on a roof top. Planters, furniture and shade are required to make roof tops comfortable.
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Lawrence Allen Urban Design Guidelines
2.10PublicArt
PublicArtisencouragedwithintheSecondaryPlanAreatocontribute
tolocalidentity,enhancecharacterandtoreflectthecreativediversity
oftheLawrenceAllenSecondaryPlanArea.Developmentproposals
withintheSecondaryPlanAreawillcontributeinaccordancewith
thepoliciesoftheSecondaryPlan.Significantdevelopmentproposals
outsideoftheFocusAreawillgenerallybeexpectedtoprovidea
publicartcontribution.DevelopmentblockswithintheFocusArea
identifiedonthePotentialPublicArtLocationswithintheFocusArea
Planwillmakeacontributiontopublicart.
Potentialpublicartsitesonpubliclandsandfacilitiesincludingsites
identifiedwithintheCommunityCommonsandproposedpedestrian
bridgessitesovertheAllenRoadareshownonthePotentialPublic
ArtLocationswithintheFocusAreaPlan.Tofacilitatetheprovisionof
publicartinpublicplaceswithintheFocusArea,aminimumoftwenty
percentofapublicartcontributionforasitewithintheSecondary
Planareaisencouragedtobedirectedtoapooledfundforpublicart
tobelocatedonpubliclands.
Theprovisionofpublicartwillbecarriedoutincompliancewiththe
PercentforPublicArtProgramGuidelines.
Thepublicartsitesarestronglyassociatedwithpedestrianpriority
areas,landmarksites,viewcorridorsandviewterminishownonthe
SecondaryPlan’sPublicRealmStructurePlanandthePedestrianPlan.
Alternativesitesforpublicartmayalsobeconsiderediftheproponent
candemonstratethatthesiteishighlyprominentandsupportiveof
thepublicrealm.
PublicArtwillbeofdurablematerialsandconstruction.Publicartwill
becarefullysitedtoavoidobstructingimportantviews.
Public art can contribute to the identity and character of a community.
The Percent for Public Art Program can be integrated into the building, enhancing entrances, pedestrian portion and streetscapes.
Public Art can be integrated into bridges, underpasses, parks, community centers to celebrate the cultural diversity and creativity of the community.
25
Lawrence Allen Urban Design Guidelines
Lawrence-Allen Secondary Plan
Secondary Plan Boundary
MAP 32-3 Block Plan
September 2011
City Planning Division
RIDGEVALE DRIVE
ROBERTA DRIVE
BROO
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COVINGTON ROAD
KIRKLAND BOULEVARD
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Parks
Schoolyards
Locations wtih Public Art Potential - Private Land
Locations wtih Public Art Potential - Public Land
Potential Public Art Locations within the Focus Area Secondary Plan Boundary
Parks
Schoolyards
Locations wtih Public Art Potential - Private Land
Locations wtih Public Art Potential - Public Land
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Lawrence Allen Urban Design Guidelines
2.11EnvironmentandSustainability
Developmentwillincorporateenvironmentallysustainabledesign
intoallnewbuildingsandlandscapestopromoteandsupport
thearea’sgreenandwell-treedcharacterandpromotethe
environmentalobjectivesoftheSecondaryPlanarea.
Energyefficiency,andsustainabledevelopmentfeatures,
technologiesandconstructiontechniquesareencouragedtobe
providedatthehigheststandardand,whereverpossible,toexceed,
theCity’sminimumrequirementsaspertheTorontoGreen
Standards.DevelopmentwillbeencouragedtomeetorexceedTier
2oftheTorontoGreenStandards.
MitigationofidentifiednoiseimpactsarisingfromAllenRoadand
Highway401willberequiredtobeaddressedthroughappropriate
siteplanning,buildingdesignandmassing,gradingandlandscaping.
inawaythatdoesnotdetractfromtheAllenRoadstreetscape,the
Greenwayparkblockdesignortheoutdooramenityofabutting
privateopenspace,orcommunitysafetyissues.
Noiseattenuationmeasures,ifrequiredalongtheGreenwaypark
block,willnotcreateabarrierbetweenthelandscapedsetbackarea
onprivatelandsandTheGreenwayparkblock,ortheGreenway
parkblockandtheCommunityCommons,oranyotherparkblock.
Noiseattenuationmeasureswillbeintegratedwiththelandscape
designoftheGreenwayparkblockandmaybelocatedbetween
theGreenwayparkblockandtheAllenRoadright-of-way.The
PublicRealmMasterPlanwillprovidedirectionfornoiseattenuation
strategiesaffectingpubliclandsandbuildings.
Ifnoiseattenuationmeasuresarerequired,theformanddesign,
whetherwalls,bermsorothermitigation,willcomplement
theAllenRoadstreetscape,abuttingparklandandtheabutting
privatedevelopmentlandscaping.Long,blankunrelievednoise
attenuationwallswillbediscouraged.Opportunitiestoincorporate
variation,architecturaldetailing,landscapingandotherfeaturesof
interestwiththedesignofthenoiseattenuationmeasureswillbe
encouraged.
The Green Roof By-law promotes a healthy environment.
Appropriate window applications to reduce glass reflection for the first 12 metre above grade are essential for a building to be considered bird-friendly.
Building Location, Organization and Massing by Block Types
3.1 LowRiseBuildingBlocks3.2 Mid-RiseBuildingBlocks:PrimaryStreets3.3 Mid-RiseBuildingBlocks:AllenRoad3.4 TallBuildingBlocks
27
3.0
28
Lawrence Allen Urban Design Guidelines
Lawrence-Allen Secondary Plan
Secondary Plan Boundary
MAP 32-3 Block Plan
September 2011
Tall Building Blocks
Mid-Rise Building Blocks on Primary Streets
Mid-Rise Building Blocks on Allen Road
Low-Rise Building Blocks
Special Building Blocks
City Planning Division
RIDGEVALE DRIVE
ROBERTA DRIVE
BROO
KVIEW D
RIVE
RONDALE BOULEVARD
COVINGTON ROAD
KIRKLAND BOULEVARD
BLO
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YORKDALE ROADYORKDALE ROAD
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Building Location, Organization and Massing by Block Type
BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
Secondary Plan Boundary
Tall Building Blocks
Mid-Rise Building Blocks on Primary Streets
Mid-Rise Building Blocks on Allen Road
Low-Rise Building Blocks
Special Building Blocks
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Lawrence Allen Urban Design Guidelines
BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
TheBuildingLocation,OrganizationandMassingbyBlockTypeMap
illustrateswheredifferenttypesofbuildingsareproposedtobe
distributedwithintheFocusArea:low-riseblocks,mid-risebuilding
blocksonPrimaryStreetsblocks,mid-risebuildingblocksonAllen
Road,tallbuildingblocksandspecialbuildingblocks.Guidelinesare
providedforeachbuildingtypewithsitespecificguidelinesprovided
forthespecialbuildingblocksidentifiedontheplan.
3.1LowRiseBuildingBlocks
Buildingsonlow-riseblockswithinthe11metreheightrestriction
areawillnotexceed11metresinheight.Outsideoftheheight
restrictionarea,buildingsonlow-riseblocksmaynotexceed12.5
metres.
Low-RiseBuildingBlocksareplannedwithenoughdepthtosupport
townhouseswithbackyardsandsmallfrontgardens.
Onlow-riseblockswithfrontageonaPrimaryStreet,orfacingonto
apublicpark,vehicularaccesstobuildingswillbeprovidedfrom
lanesorprivateshareddriveways.Directaccesstoindividualunits
withstreet-sideintegralgarageswillbelimitedtolocationsonLocal
streetsnotfacingapublicpark.Townhouseunitswithstreet-side
integralgarageswillnotbelessthan6metreswidetoallowforon-
streetparkingandproperspacingforstreettrees.
Halfblocksfortownhouseshavebeenlocatedalongthewest,
north,andeastsidesoftheFocusArea,placingthebacksofnew
townhousesagainstthebacksofexistingsingledetachedhomes.
Townhousefeaturesincludinggarages,lanesandbackyardswill
beorganizedtominimizepotentialimpactsontheabuttingstable
residentialarea.Appropriatelandscaping,fencing,lightingand
screeningwillbeprovided.
Building Location, Organization and Massing by Block Type
Townhouses with frontages narrower than 6 metre will provide auto parking and storage at the rear to promote safe comfortable streets. Rear garages can be free standing or integrated.
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Lawrence Allen Urban Design Guidelines
Alllow-risedevelopmentandalldevelopmentonlowrisebuilding
blockswillcomplywiththeCityofTorontoDevelopment
InfrastructurePolicyandStandardsforPublicLocalResidential
StreetsandPrivateStreets.
Individualtownhousebuildingswillgenerallynotexceed36metres
inlengthtoencouragepedestrianpermeability.
Townhouses can be designed with many kinds of character.
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Lawrence Allen Urban Design Guidelines
SHARED PRIVATE DRIVEWAY OR LANE
SHARED PRIVATE DRIVEWAY OR LANE
GARAGE UNDER TERRACE
FENCE & LANDSCAPING
PROPERY LINE
NEIGHBOURS BACKYARDSHARED PRIVATE DRIVEWAY OR LANE
FENCE
BACKYARD
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
GARAGE
BACKYARD
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
TERRACE ON SECOND FLOOR
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
GARAGESHARED PRIVATE DRIVEWAY OR LANE
SHARED PRIVATE DRIVEWAY OR LANE
GARAGE UNDER TERRACE
FENCE & LANDSCAPING
PROPERY LINE
NEIGHBOURS BACKYARDSHARED PRIVATE DRIVEWAY OR LANE
FENCE
BACKYARD
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
GARAGE
BACKYARD
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
TERRACE ON SECOND FLOOR
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
GARAGE
SHARED PRIVATE DRIVEWAY OR LANE
SHARED PRIVATE DRIVEWAY OR LANE
GARAGE UNDER TERRACE
FENCE & LANDSCAPING
PROPERY LINE
NEIGHBOURS BACKYARDSHARED PRIVATE DRIVEWAY OR LANE
FENCE
BACKYARD
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
GARAGE
BACKYARD
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
TERRACE ON SECOND FLOOR
TOWNHOUSE
WALKWAY/FRONTYARD
SIDEWALK
STREET
GARAGE
TOWNHOUSE
WALKW
AY/FRONTYARD
SIDEWALK
STREET
TERRACE
GARAGE UNDER TERRACE
FENCE & LANDSCAPING
SHARED DRIVEWAY OR LANE
NEIGHBOURS BACKYARD
Townhouses with garages at the back can be organized in different ways.
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Lawrence Allen Urban Design Guidelines
BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
3.2Mid-RiseBuildingBlocks:PrimaryStreets
Theheightofbuildingsonmid-riseblockswillnotexceedthewidth
oftheright-of-wayofthefrontingstreet.GenerallyPrimaryStreets,
havea27metreright-of-wayallowingformid-risebuildingheights
of6to8storeys.
Mid-RisebuildingslocatedonPrimaryStreetswillgenerallycomply
withtheperformancestandardsincludedintheAvenuesandMid-
RiseBuildingsStudysubjecttotheseurbandesignguidelines,andthe
followingexceptionsandspecialconditions:
• Mid-risebuildingswillbebuilttoapplicablesetbacksidentified
bytheseguidelines;
• Facingdistancesbetweenbuildingsonthesameblockwillbea
minimumof11metres;
• Minimum5.5metressideyardsetbackswillbeprovidedto
allowfacingbuildingstohavewindows;
• Minimum5.5metressetbackwillbeprovidedbetweena
buildingwallwithwindowstoablankbuildingwall;
• Sideyardsetbacksareencouragedforbuildingsnotlocatedon
LawrenceAvenue,BathurstStreetandDufferinStreet;
• ForbuildingfaçadesfacingPrimaryStreets,parksorlocal
streets,balconiesmaybeprovidedforallstoreys,includingthe
first3storeys;
• Pedestrianperceptionstep-backsbetweenthethirdfloorand
80%heightofthefacadeareencouragedonallstreetandpark
frontages;and
• Thebuildingenvelopeshouldallowforaminimumof5hours
ofsunlightontotheLocal,PrimaryandMajorstreetsidewalks
fromMarch21toSeptember21.
Guidelines Summary from Mid-rise and Avenues Building Study. Credit: Brook Mcllroy
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Lawrence Allen Urban Design Guidelines
AMENITYLO
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BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
Wheremid-risebuildingsandlow-risebuildingsarebuiltonthe
samedevelopmentblock,themid-risebuildingswillbeoriented
tothePrimaryStreet,andthetownhouseswillbeorientedtothe
Localstreets.Theblockwillbeplannedcomprehensivelytoensure
that:
• Themiddleoftheblockwillbedevelopedwithalandscaped
openspace;
• Servicing,loadingfunctionsandparkingaccesswillbeco-
located,orsharedwithintheblock;and
• Asharedprivatedrivewayorpubliclanewillprovideaccess
andservicetodevelopmentontheblockinawaythat
minimizescurbcutsandinterruptionstothesidewalkonthe
publicstreets.
3.3Mid-RiseBuildingBlocks:AllenRoad
AllenRoadisgenerallymorethan45metreswideproviding
conditionsthatallowformid-risebuildingstobebuilttoamaximum
mid-riseheightof12storeys.Anybuildingsexceeding12storeys
inheightwillbedesignedastallbuildingsinaccordancewithtall
buildingguidelines.
BuildingsalongAllenRoadwillbelocated,organizedanddesigned
tobalancetheneedforbuiltformthatframesAllenRoadatgood
proportionwiththeneedtolimitshadowimpactsonthenew
neighbourhood’sstreetsandopenspaces.Buildingslocatedon
mid-riseblocksabuttingthewestsideofAllenRoadwillhavea
maximumheightof12storeys.
OnthewestsideofAllenRoad,the12-storeymid-risebuildings
and/ortallbuildingswillbelocatedwithin30metresoftheAllen
RoadandorientedparalleltoAllenRoad,.Therewillbeagradation
ofbuildingheightsontheseblocks.Buildingswillstepdownfrom
AllenRoadtothePrimaryStreetandalongallotherstreetstoallow
forsunlightalongthesidewalksonpublicstreets,privatedriveways
orpedestrianconnections.
6 Storey Mid-Rise Building.
Possible building organization along the greenway.
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Lawrence Allen Urban Design Guidelines
BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
OntheeastsideofAllenRoad,buildingslocatedonmid-riseblocks
abuttingTheGreenwayparkblockontheeastsideofAllenRoad
willalsohaveamaximumheightof12storeys.These12-storeymid-
risebuildingswillbelocatedwithin30metresoftheGreenwaypark
blockandorientedparalleltoit.Themid-risebuildingswillstep
downinheightfromAllenRoadalongallotherstreetsorprivate
drivewaystoallowsunlightalongthesidewalksonpublicstreets,
privatedrivewaysorpedestrianconnections.
DevelopmentalongAllenRoadwillbedesignedtosupportand
enhancethepublicuseandamenityoftheGreenwayparkblockand
newmulti-usetrailsoneithersideoftheAllenRoad.Buildingsalong
theAllenRoadandalongtheGreenwayparkblockwill:
• Provideappropriatesetbacks,stepbacksandactiveuses
atgrade,bothindoorsandoutdoors,aswellasentrances,
extensiveglazingandlightingtosupportthispublicedge;
• Provideabuildingenvelopethatallowsforaminimumof5
hoursofsunlightontotheLocal,PrimaryandMajorstreet
sidewalksfromMarch21toSeptember21.
• Providelandscapedoutdoorareastoextend,enhanceand
complementtheGreenwayparkblockontheeastsideof
AllenRoad;
• Provideapubliclyaccessiblelandscapedlinearmulti-usetrail
coordinatedasanextensionofoutdooropenspaceassociated
withnewbuildingsalongthewestsideofAllenRoad;
• Providevisualconnectionsandphysicallinksbetweenthe
Greenwayparkblockandsurroundingstreets;
• Providenoiseattenuationthroughbuildingmassing,site
organizationandlandscaping,whereneeded;
• Facilitatecomfortable,generouslyscaledwell-designed
pedestrianconnectionbridgesacrossAllenRoad,where
appropriate;and
• Featurehigh-qualityarchitecturalandlandscapearchitectural
designtocreatevisuallandmarksandapositivecommunity
imagealongAllenRoad.
Guidelines to achieve 5 hour sunlight window on streets with midrise building types. Credit: Brook Mcllroy
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Lawrence Allen Urban Design Guidelines
BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
3.4TallBuildingBlocks
Tallbuildingsarebuildingsthataretallerthanthewidthofadjacent
streets.
Tallbuildingswillconsistofthreeparts:base,shaftandtop
integratedintoasinglewhole.Thebasedefinesandsupportsthe
edgeofstreetsandopenspaces.Theshaftisthetallpartofthe
building,andwillbedesigned,sizedandlocatedonablockto
limititsshadowandskyviewimpactsonadjacentstreets,parks
andneighbouringproperties,aswellasonopenspacewithinthe
block.Thetopofthebuildingshouldbedesignedtointegratethe
mechanicalpenthouseaspartoftheskyline.
Thebaseofatallbuildingwillworktogetherwithotherbase
buildings,townhousesandmid-risebuildingstodefineandsupport
streets,parksandopenspaceshownonthePublicRealmStructure
Plan.
Thebaseofatallbuildingwilltaketheformofathickenedtower,
mid-risebuildingoratownhouse.Amulti-tieredbaseorupper
podiumformisdiscouraged.
Alternative layouts of blocks with tall buildings, midrise buildings and townhouses all organized around a landscaped courtyard.
Tall building on Merton Street rise from a consistent base building height.
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Lawrence Allen Urban Design Guidelines
BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE
Tallbuildingswill:
• Haveabasewithaminimumheightof3storeysanda
maximumheightof6storeys;
• Providenotlessthana3to5metrestepbackfromthetower
tothebase;
• Ensuretallbuildingshaftsareatleast25metresapart;
• Ensuretallbuildingshaftsarenoclosertoapropertylineon
theblockthan12.5metres;and
• Haveaslendershaftwithafloorplatenolargerthan750
squaremetres.
Balconieswillbelocatedtominimizeadditionalshadowimpacts
beyondthetallbuilding’s750squaremetrefloorplate.Townhouses and the base of a tall building work together to define a street with a pedestrian scale.
Provide a minimum of 25 metre between tall buildings.
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Lawrence Allen Urban Design Guidelines
Special Areas
4.1 LawrenceAvenueWest,AreaA4.2 LawrenceAvenueandVarnaDrive,AreaB4.3 650LawrenceWestTransitionArea,AreaC4.4 RaneeAvenueatYorkdaleSubwayStation,AreaD4.5 YorkdaleShoppingCentre,AreaE4.6 SchoolSites
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4.0
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Lawrence Allen Urban Design Guidelines
SPECIAL AREAS
Lawrence-Allen Secondary Plan
Secondary Plan Boundary
MAP 32-3 Block Plan
September 2011
Special Building Blocks
City Planning Division
RIDGEVALE DRIVE
ROBERTA DRIVE
BROO
KVIEW D
RIVE
RONDALE BOULEVARD
COVINGTON ROAD
KIRKLAND BOULEVARD
BLO
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YORKDALE ROADYORKDALE ROAD
MU
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RANEE AVENUE
BAYCREST AVENUE
NEPTUNE DRIVE
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HOTSPUR ROAD
MARQUETTE AVENUE
WASDALE CRESCENT
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LAWRENCE AVENUE WEST
A Lawrence Avenue West
B Lawrence Avenue and Varna Drive
C 650 Lawrence West Transition Area
D Ranee Avenue at Yorkdale Subway Station
E Yorkdale Shopping Centre
AB
C
D D
A
E
Special Building Blocks
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Lawrence Allen Urban Design Guidelines
SPECIAL AREAS
AreaswithintheSecondaryPlanthatneedareaspecificurbandesign
guidelinesareshownontheLocationforBuildingTypesPlanforthe
FocusArea,Theseareashaveuniquecharacteristicsand/orspecial
circumstancessuchthatthegeneralurbandesignguidelinesdo
notprovideasufficientframeworkforaddressingtheirbuiltform
andcityplanningissues.Thegeneralurbandesignguidelineswill
continuetoapplytonewdevelopmentintheidentifiedareasand
willbesupplementedbytheareaspecificguidelinesareprovided.In
theeventofconflictingguidelinesorurbandesigndirection,thesite
specificguidelineshouldbefollowed.
4.1 LawrenceAvenueWest,AreaA
AlongLawrenceAvenueWest,theexistingcontextofa6storey
(18to20metre)builtformwillbesupported,respectedand
extendedwithintheFocusAreawhileensuringthattallerbuildings
maybeincorporatedondeeperlots.Newbuildingswillbedesigned
toensurethatthefollowingurbandesignobjectivesareaddressed:
• Createagenerouslyscaledlandscapedsetbackthatsupports,
enhancesandextendsthestreetscapealongLawrenceAvenue;
• Createopportunitiesforat-gradeusesandbuildingdesignto
activatetheLawrenceAvenueWeststreetscape;
• Locate,andscalebuildingstallerthan6storeystoensurethat
asix-storeybuiltformpredominatesalongLawrenceAvenue
West;and
• MaximizepedestriancomfortconditionsalongLawrence
AvenueWest.
DevelopmentalongLawrenceAvenueWestwillcontributethrough
design,programming,infrastructureimprovementsandother
meanstotheimprovementoftheLawrenceAvenuepedestrian
environment.Newdevelopmentcouldprovideat-graderetailuses
Special Areas
Lawrence Avenue West will be defined by building 6 storeys in height. Taller buildings or taller portions of buildings will step back from Lawrence Avenue West.
Lawrence Avenue West, Area A
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Lawrence Allen Urban Design Guidelines
withentrances,extensivelandscapingandcontinuousweather
protectionaswellasoutdoorusessuchascafes,patios,displayand
seatingareas.
Thebuildingsthatwillbebuiltonthetallbuildingblockshaving
frontageonLawrenceAvenuewillincorporatea6storeybase
alignedwithLawrenceAvenue.Theshaftortowerwillstepback6
metresto10metrefromthebasebuilding.
DevelopmentofanewschoolontheJohnPolanyiSecondary
Schoolsitewillmaintaintheexistingathleticfieldonthenorth
portionoftheselandsasat-gradeopenspace.Thislargesitecould
accommodateatallbuilding.Buildingswillbelocated,massedand
articulatedtominimizeshadowimpactsonandmaximizeactive
frontagesoverlookingtheprivateopenspace.Serviceareaswillnot
belocatedabuttingtheprivateopenspace.
Agenerouslyscaled,landscapedandwell-litpubliclyaccessible
mid-blockpedestrianandcyclinglinkbetweentheLawrence
AvenueandFlemingtonRoadwillbeprovidedconnectingReplin
RoadwithLawrenceAvenueWest.Thealignmentofthelinkwill
becoordinatedamongstthedevelopmentblockslocatedbetween
AllenRoadandthe650LawrenceWestproperties.Thelinkwillbe
landscaped,litandhavedirectpedestrianandbicycleconnections
withtheabuttingdevelopment.
4.2 LawrenceAvenueandVarnaDrive, AreaB
Anewdevelopmentblockisplannedforatthenortheast
cornerofVarnaRoadandLawrenceAvenueasaresultofthe
realignmentofVarnaRoad.Developmentonthisblockwill
needtoensureanappropriatetransitiontotheexistingstable
residentialneighbourhoodthatitabuts.Thisshallowsitealsohas
anopportunitytodevelopamid-risebuildingalongitsLawrence
Avenuefrontage.Thisblock’sdevelopmentwillbedesignedto:
SPECIAL AREAS
Lawrence Avenue and Varna Drive, Area B
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Lawrence Allen Urban Design Guidelines
• Respectthe11metreheightrestrictionthataffectsthenorth
portionofthesite;
• Promoteamid-risebuiltformalongLawrenceAvenueWest
thatstepsdownundera45degreeangularplanfromthe
neighbourhoodboundary;
• Developacoordinateddevelopmentanddesignfortheblock;
• Provideanappropriateamountofopenspacewithintheblock;
• Minimizecurbcuts,ramps,drivewayentrances,at-grade
loadingareasandservicingareas;and
• AddresstheurbandesignobjectivesidentifiedforLawrence
AvenueWest,AreaA.
4.3 650LawrenceAvenueWestTransition Area,AreaC
Thenewdevelopmentblockabuttingthenorthboundaryofthe
650LawrenceWestresidentialsitewillbedesignedtoprovide
transitionofbuiltformtorespecttheexistingcontext.The650
LawrenceWestsitesupportstownhousesonthenorthportionof
itssite.Newdevelopmentwilladdressthefollowingurbandesign
objectivestoensureappropriatetransitionisachieved:
• Createanappropriatetransitionofbuiltformwithinthesite
torespectthescaleandcharacteroftheexistinglow-risebuilt
formabuttingtheblock’ssouthboundary;
• Createamid-risebuiltformonthenorthportionofthesite;
• Developacoordinateddevelopmentanddesignfortheblock;
• Provideanappropriateamountofopenspacewithintheblock
thatmaximizestheopportunityforresidentialunitstoface
ontogreenspace;
• Minimizecurbcuts,ramps,drivewayentrances,at-grade
loadingareasandservicingareas;and
• Provideopportunitiesforpubliclyaccessibleconnections
throughtheblockandconnectingtothesurroundingpublic
streets.
SPECIAL AREAS
A midrise building will step down on a 45 degree angular plane from the neighbourhood boundary.
The building at 650 Lawrence Avenue West has a 6 storey height along Lawrence Avenue West.
650 Lawrence Avenue West Transition Area, Area C
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Lawrence Allen Urban Design Guidelines
4.4 RaneeAvenueatYorkdaleSubway StationEntrance,AreaD
The Mid-Rise Block: Allen Road guidelines, section 3.3 of these
guidelines, will be applicable to the two blocks fronting onto
the south side of Ranee Avenue, east and west of Allen Road. In
addition, new development will address the following urban design
objectives:
• Respect the 11 metre transition zone;
• Create active frontage at grade along Ranee Avenue. Retail
uses are encouraged;
• Maximize sunlight and limit shadowing impact on the
surrounding streets and open spaces;
• Provide generously scaled open space within the block, located
and organized to maximize the number of units that can face
onto it;
• Create active high quality pedestrian environment including
opportunities for cafes, outdoor display or landscaped
forecourts along Ranee Avenue from curb to building face; and
• Create a predominately soft landscaped setback from other
streets.
• A public right-of-way or private street will be provided at the
south end of the blocks.
A 9 metre landscaped setback from Allen Road designed to include
a publicly accessible multi-use trail will be required for the mid-rise
block located west of Allen Road.
SPECIAL AREAS
Retail will be provided along Ranee Avenue. Stairs, ramps and planting will promotoe direct access on retail as well as promote pedestrian use.
Ranee Avenue at Yorkdale Subway Station Entrance, Area D
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Lawrence Allen Urban Design Guidelines
4.5 YorkdaleShoppingCentre,AreaE
DevelopmentwithintheYorkdaleMallsitelocatedinthenorthwest
portionofthestudyareaisanticipatedtooccurincrementally.The
followingurbandesignobjectiveswillneedtobeaddressedbynew
developmentontheYorkdaleMallsite:
• Developacomprehensivepedestrianandcyclingnetwork,
toprovideconnectionswithinthesiteandwithsurrounding
streetsandneighbourhoods;
• Improvesafety,way-finding,landscapingandvisibilityalong
establishedpedestrianlinksbetweenYorkdaleMalland
BaycrestPark,andYorkdaleMallandYorkdalePark;
• Improvetheexteriorretailstorefrontandpedestrian
environment;
• Reducethevisualandenvironmentalimpactsofsurface
parkinglots.
• Improvethepedestrianenvironmentalongthedriveway
locatedalongthesouthboundary;
• Improvepedestriancrossingsacrossdriveways.;
• Incorporateenvironmentallysustainablefeaturesinto
development.
SPECIAL AREAS
Yorkdale Shopping Centre, Area E
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Lawrence Allen Urban Design Guidelines
4.6 SchoolSites
TheschoolsitesarenotshownindividuallyontheLocationfor
BuildingTypesMap.Thefollowingurbandesignguidelineswillapply
forallschoolswithintheSecondaryPlanArea.
Schoolswillbedesignedanddevelopedascivicbuildingswithina
highqualitypublicrealm.Schoolswillbelocatedonlandmarksites
thatarevisuallyprominentwithinthecommunity,havingaddress
andfrontageonaprimarystreetoranarterialstreet.Schoolsmay
belocatedtoterminateviewcorridorsordefinevistas.
Schoolswillbeco-locatedwithTheCommunityCommonsor
BaycrestDistrictPark,orlargeat-gradesportsfieldtoreinforcea
greencharacterwithinthecommunity.
Generally,schoolswillbeintegratedwithinthelowerfloorsof
mixedusebuildings.Theirarchitecture,landscapeandotherdesign
featureswilldistinguishtheschoolcomponentfromallotheruses
withinthebuilding.
Free-standingschoolswillbemulti-storeybuildingslimitingthe
buildingfootprintandmaximizingat-gradeopenspace.
Thedesignofschoolswillincludethefollowing:
• Welldefinedanddistinctentrancesthatclearlyannouncea
civicpresencebyvirtueoftheirlocation,designedprominence,
scaleandarchitecturalfeatures;
• Primarilyundergroundparkingforstudents,teachersand
visitors.Forschoolsintegratedintothebasesofbuildings,
thesharingofvehicularaccessrampamongstseveralofthe
buildingtenantsisencouraged,especiallyforschools.;
• Separateentrancesforvehiclesandpedestrians;
• Drop-offfacilitiesseparatedfromothervehicularroutesona
sharedsite.Dropofffacilitiesandroutesshouldnotbelocated
SPECIAL AREAS
A school with its own identity, entrance and landscape open space can be built as part of a larger building.
A school with its own identity, entrance and landscape open space can be built as part of a larger building.
Free-standing schools should be multi-storyed to maximize landscaped open space on the site.
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Lawrence Allen Urban Design Guidelines
betweenschoolandstreetorschoolandparkedge;
• Directaccesstoextensivelandscapedandgreengrounds
whetherwhollyon-siteorsharedwithadjacentgroundsor
parks;
• Mainbuildingentrancesandplaygroundsvisiblefromand
locatednearthestreet;
• Unobstructedviewofthemainbuildingentrancefromthe
mainoffice;
• Windowsthatallowstafftowatchindoorandoutdoor
activities;
• Deeplandscapedsetbacksfromthestreetandoutdoor
amenityareas;and
• Shadetreeplanting.
SPECIAL AREAS
High quality landscapes should be constructed for schools.
OCTOBER 17, 2011 Front cover rendering produced by Sweeny Sterling Finlayson &Co Architects Inc.