Intensification Area Urban Design Guidelines

Intensification Area Urban Design Guidelines

Public Open House / April 27, 2011

Presentation Overview/

Project Schedule

What We’ve Heard

Intensification Typologies

Next Steps

Project Schedule/

January 28th – Kick-Off Meeting & Site Visits

February – Stakeholder Interviews

March 31st – Opportunity Site Analysis

March 10th – Public Open House 1

March/April – Draft Guideline Preparation

Today – Public Open House 2

What We’ve Heard/Priority Directions

• Provide or protect for mixed-use buildings with commercial and retail on the ground-level – keeping goods and services close to where people live, resulting in more walkable neighbourhoods.

• Promote a mix of housing types, including townhouses, walk-up apartments and condominiums.

• Encourage active transportation by creating walkable streets that are also safe and convenient for bicycles.

• Create safe, attractive, pedestrian friendly streetscapes with active frontages, unique architecture, wide sidewalks, mature street trees, public art and lighting.

• “High density does not necessarily mean high-rise” – Encourage mid-rise building forms in the downtown area.

• Buildings should transition in height to existing residential areas.

What We’ve Heard/

Existing Typologies/

Suburban Commercial District (Bayfield Street, Dunlop Street W., Essa Road, Yonge Street)

Suburban Residential (Duckworth Street, Essa Road, Yonge Street, Dunlop Street south of Highway 400)

Established Districts (Bradford Street, Dunlop Street E., Simcoe Street, Toronto Street, Maple Avenue)

Looking west on Bayfield Street Looking northeast on Duckworth Street

Looking north on Bradford Street

define the existing characteristics along the City’s major corridors.

Existing Typologies/

Will transition to...

Intensification Typologies/

Mixed-Use and Residential Avenues (Bayfield Street, Dunlop Street W., Essa Road, Yonge Street)

Mixed-Use Main Streets (Bradford Street, Dunlop Street E., Simcoe Street, Toronto Street, Maple Avenue)

Established Residential Streets (Duckworth Street, Dunlop Street east of Highway 400)

Mixed-Use Residential Avenue Mixed-Use Main Street Established Residential Street

define the criteria for development and revitalization along the City’s major corridors.

Mixed-Use & Residential Avenues/are major transportation corridors with active, pedestrian- oriented streetscapes.

General Characteristics• Residential Adjacencies• Street-Oriented Buildings• Wide Boulevards• Street Trees and

Landscaping• Cycling Facilities• Ground-Floor Retail

Examples Include:• All intensification corridors

with the exception of Duckworth Street (south of node) and Dunlop Street (east of node).

The Design Guidelines will focus on:

• Built Form and Massing• Pedestrian-oriented

streetscapes and Open Spaces

• Pedestrian circulation

Mixed-Use & Residential Avenues/are major transportation corridors with active, pedestrian- oriented streetscapes.

Guideline IntentEncourage human-scaled buildings and minimize impacts on adjacent land uses (i.e. stable residential neighbourhoods).

Sample Guidelines• 1:1 street width to building height

relationship.• Buildings should be stepped back

above a 2 to 4-storey building base.

• Minimum setbacks and application of an angular plane.

Mixed-Use & Residential Avenues/Built-Form and Massing

Mixed-Use & Residential Avenues/

Guideline IntentOn large lots, create street oriented built form, minimize impacts of parking and promote active transportation.

Sample Guidelines• Buildings have a continuous streetwall.• Opportunities for large-format retail uses

along the avenue.• Surface parking at the side or rear-yard.• Structured parking is integrated within the

building where feasible.• Larger buildings have mid-block pedestrian

walkways and/or private rear lane access.

Site Plan Design

Mixed-Use & Residential Avenues/

Guideline IntentCreate a well proportioned building frontage-to-boulevard connection.

Sample Guidelines• Boulevards should be a minimum

width of 4.8m, with a 2.1m barrier- free sidewalk.

• Street trees are consistently planted along the boulevard, with adequate room for long-term growth.

• Opportunities for retail marketing zones.

Pedestrian Oriented Streetscapes

Mixed-Use and Residential Avenues/Demonstration Site / Bayfield Street

Mixed-Use Main Streets/

General Characteristics• Compatible Infill (i.e.

streetwall, height, heritage character)

• Pedestrian-Oriented Streetscapes

• Active, At-Grade Uses• On-Street Parking

Examples include:• Streets within the UGC with

the exception of the Allendale Neighbourhood.

are downtown commercial streets with active, pedestrian- oriented streetscapes.

The Design Guidelines will focus on the heritage context of the UGC, including:

• Infill within a Main Street Context

• Built Form and Massing for Infill

• Site Access, Parking and Circulation

Mixed-Use Main Streets/are downtown commercial streets with active, pedestrian- oriented streetscapes.


Guideline IntentEnsure intensification is compatible with the existing building stock.

Sample Guidelines• Infill buildings should be set back

to reflect the average between adjacent buildings.

• New buildings should have sympathetic scale, massing, and height.

Infill within a Main Street Context


Guideline IntentEncourage human-scaled buildings that fit with the existing context.

Sample Guideline• Buildings should generally align with the

front property line.• Building base height should align with

the established 2 to 4-storey streetwall.• Above the streetwall, buildings should

step back a minimum of 3.0m.• Façades should maintain the rhythm

and proportion of adjacent buildings.

Built Form and Massing

3.0m (min)


Guideline IntentMaintain a continuous, pedestrian- supportive streetscape and minimize vehicle access from Main Streets.

Sample Guideline• Where feasible, provide access

to parking, loading, and servicing from local streets and rear lanes.

Access and Circulation

Mixed-Use Main Streets/Demonstration Site / Victoria Street

Established Neighbourhood Streets/

General Characteristics• An existing stock of lower-scale

residential dwellings.• Some intensification

opportunities through converted dwellings, and compatible infill (i.e. townhouses).

• Convenience retail within walking distance.

Example includes:• Duckworth Street • Dunlop Street (south of Hwy

400)

are streets within stable residential neighbourhoods that have potential for compatible intensification.

The Design Guidelines will focus on:

• Compatible residential buildings (i.e. height, massing and architectural detail).

• A mix of housing types and forms.

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Established Neighbourhood Streets/are streets within stable residential neighbourhoods that have potential for compatible intensification.


Guideline IntentPromote infill that is compatible with adjacent residential neighbourhoods.

Sample Guidelines• Infill buildings should respect the

height, massing and setbacks of adjacent residential developments.

• Buildings should be set back along side streets to transition to adjacent properties with front yard setbacks.

Compatible Residential Intensification


Guideline IntentPromote a diverse community.

Sample Guidelines• Ensure a variety of lot sizes and

shapes to accommodate a diversity of housing types, sizes, and designs (i.e. semi-detached, townhouses).

A Mix of Housing Types and Forms

Established Neighbourhood Streets/Demonstration Site / Duckworth Street

Unique Intensification Considerations/

Major Transit Stations

Lakeshore Drive and the Waterfront

Allendale Neighbourhood

Lakeshore Drive and Waterfront

Allendale Neighbourhood

Major Transit Station Areas

Next Steps/

Revise Opportunity Sites

Public Workshop – April 27

Prepare Draft Urban Design Guidelines

Intensification Area Urban Design Guidelines

Documents

Transcript of Intensification Area Urban Design Guidelines