North Downtown Yonge - Toronto DESIGN GUIDELINES NORTH DOWNTOWN YONGE TORONTO September 2013 Table...

City Planning September 2013

Toronto Urban Design Guidelines

North Downtown Yonge

URBANDESIGNGUIDELINES

NORTHDOWNTOWNYONGE

TORONTOSeptember 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. sPecIal cHaracTer areas................................................................................................... 9 4.1BloorStreetCorridor............................................................................................................. 10 4.2Hayden-ChurchPrecinct......................................................................................................11 4.3St.NicholasCharacterArea.................................................................................................. 12 4.4Gloucester/DundonaldCharacterArea.............................................................................. 14 4.5ChurchStreetVillageCharacterArea................................................................................... 16 4.6College/CarltonCharacterArea.......................................................................................... 18 4.7BayStreetCharacterArea..................................................................................................... 20 4.8YongeStreetCharacterArea................................................................................................. 23

4.8.1Downtown Tall Building Vision and Supplementary Design Guidelines........................ 25 4.8.2YongeStreet,a“GreatStreet”.................................................................................... 26 4.8.3DifferentHeightZonesalongYongeStreet.............................................................. 27 4.8.4BlockbyBlockAnalysisalongYongeStreet............................................................. 29 4.9IsabellaandWellesleyWoodCharacterAreas..................................................................... 40

5. buIlT forM fraMework...................................................................................................... 43

6. sTreeT cHaracTer TYPes.....................................................................................................51

7. Parkland / PublIc realM.................................................................................................. 53

8. gaTewaY TreaTMenT............................................................................................................ 59

9. VIews, keY sITes and VIew TerMInus...........................................................................61

10. PublIc arT............................................................................................................................... 63

11. sHadow sensITIVe areas................................................................................................... 63

12. wInd IMPacT sTudY............................................................................................................... 63

13. susTaInabIlITY and green sTandards........................................................................64

14..cYclIng......................................................................................................................................64

15. TransIT.......................................................................................................................................65

16. relaTed sTraTegIes...............................................................................................................67

17. relaTed docuMenTs...............................................................................................................69

aPPendIx 1......................................................................................................................................71

lIsT of fIgures.............................................................................................................................73


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1.0 InTroducTIon

NorthDowntownYongeisoneofthemostcelebratedareasinToronto.Asamajornorth-southcorridor,YongeStreetisconstantlyusedbypedestrians,vehicleusers,transitusersandcyclists.Thescaleofthebuildings,priorityretailwithnarrowstreetfrontages,heritagepropertiesandresources,culturaldestinations,mixofusesandtheimportantlandmarksandopenspaceshavecollectivelymadeYongeStreetanauthenticdestinationforvisitorsandTorontoniansalike.

BeingthelongeststreetinNorthAmerica,YongeStreethasdifferentcharacteristicsthroughits1,896km1length.ItisamajorarterialstreetthatembodiesmanyoftheimportantandiconicbuildingsandpublicspacesinToronto.Asthearteryofthecity,withoneofthemainnorth-southsubwaycorridors,itprovidesimmediateaccesstocollectorandneighbourhoodstreets,andsubsequentlytootherimportantdestinations.WhiletheaimofthisstudyistoprovideparametersforthedesignanddesignevaluationofdevelopmentsforNorthDowntownYonge,thesurroundingcontextwillbeexploredaswelltoensurethatrecommendationsforYongeStreetwillrespondwelltoitsimmediatecontext.Thecontextareawillbereferredtoasthe“StudyArea”.TherearedifferentcharacterareaswithintheStudyArea,whichhavebeendescribedinchapter4.TherelationshipoffuturedevelopmentsalongNorthDowntownYongewiththesecharacterareasisanessentialpartofthisdocument.ThesecharacterareashavedifferentattributesandtheirfuturedevelopmentswillenrichtheimprovementsoftheNorthDowntownYongeinmanydifferentways.

ThereisanOfficialPlanAmendment,currentlyunderway,whichwilladdressthepolicydirectionfornewpotentialdevelopmentswithintheStudyArea.

1 (Source: Guinness book of records)

Yonge Street’s heritage properties add to the significance of the area

Retail frontages along Yonge Street


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1.1. norTH downTown Yonge objecTIVesTheStudyAreahasseendramaticgrowthduringthepastdecade.NorthDowntownYongeisoneofthekeyareasinthecity,servingTorontoniansinmanydifferentwaysthroughouttheyears.TheNorthDowntownYongeDesignGuidelineswillhelpimprovethequalityoflifebyprovidingappropriatebuiltformandpublicspaceguidance,whilebeingrespectfuloftheintegrityofthesurroundingcontext.Furthermore,thesedesigndirectionswillbereadinconjunctionwiththeurbandesignpoliciesintheCityofTorontoOfficialPlantoensureconsistency,reliabilityandaccuracy.Anumberofkeyobjectiveshaveshapedthedevelopmentofthisdocumentincluding:

• ConserveandmaintainexistingheritagebuildingsandheritagecharacteristicswithintheStudyArea;

• Ensurepedestrians’,residents’,employees’andvisitors’comfortandsafety;

• Maintainandenhancepriorityretailwithnarrowstreetfrontages;

• Provideanimatedandnarrowretailfrontagesatthestreetlevelforsafety,interactionandvitality;

• Protectandreinforcethehuman-scaledandpedestrianorientedmainstreetareaswithrespecttothescaleofshopsandbuildingsfrontingontotheseareas;

• Expandtheopenspacenetworkbyprovidingaccessible,highquality,barrierfreeandwelldesignedparks,plazasandopenspaces;

• Ensureenjoymentofpublicspacesbyallusers;

• Enhancestreetscapedesign,treeplanting,streetfurniture,pavementtreatmentandwell-designedsidewalks;

• Createabalancebetweenvehicle,bicycleandpedestrianmovement;

• Enhancethepublicrealmandpedestrianmovementbyexpandingthesidewalkwidth,mid-blockaccess,welldesignedpromenadesandpotentialnewmid-blockconnections;

• Enhanceandencourageactiveusesat-grade;

Heritage properties will be conserved and maintained.

Combination of heritage buildings and slab type apartment buildings within the Study Area

View of the existing Linear Park


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• MaintainandenhancetheareasdesignatedasNeighbourhoodsintheCityofTorontoOfficialPlan;

• RepresenttheStudyAreawithitsowndistinctidentitywithhighqualitydesignedgatewaysandentrypoints,whilerespectingtheintegrityofheritageproperties;

• Maintainandenhancekeyviewsandvistas;

• Encourageandenhancetheyear-roundeventsandparades;

• Encouragetheredevelopmentofunderutilizedsiteswhenitisappropriate;

• Distributehigherdensitiesatappropriatelocations;

• Provideappropriatetransitionfromtallbuildingstolower-riseareas;

• Ensurehighqualityarchitecturaldesign,whennewdevelopmentsarereviewedbytheCityofTorontoDesignReviewPanel;

• Providedifferenttypesofresidentialunitsfordifferentgroups,includingbutnotlimitedtofamilysizedunits;

• Promotesustainableandenvironmentallyfriendlydevelopments,includingtheadaptivereuseofheritageandexistingproperties;

• Protecttheexistingstockofrentalhousinginthearea;

• Encouragetransituse;and

• Encouragere-investmentthatrespectsandcomplementsYongeStreet’shistory.

1.2. locaTIon / sTudY areaTheStudyArea,fortheNorthDowntownYongeDesignGuidelines,isgenerallylocatedbetweenCollege/CarltonStreettothesouthandCharlesStreettothenorth.ItextendsbeyondthefrontingpropertiesonBayStreettothewestandChurchStreettotheeast,asshowninfigure1.ForthepurposeoftheNorthDowntownYongeDesignGuidelines,andtoensuretheappropriaterelationshipwithothercharacterareas,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 Properties

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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

One of the most important assets of Yonge Street within the Study Area is its intact heritage properties, resources and streetscape. The conservation of these assets is key to carrying its unique identity forward. Properties, which have been listed or designated in the City of Toronto Heritage Inventory are found throughout the Study Area, with the largest concentration along Yonge Street. A HCD (Heritage Conservation District) study is currently underway for North Downtown Yonge from College / Carlton Streets to Davenport Road, which could eventually identify this area or parts of it as a heritage conservation district. The outcome of this study will supersede the existing Zoning By-law and may provide refinements to, or replace the North Downtown Yonge Design Guidelines. Listed and designated heritage properties and those within heritage conservation districts will be conserved consistent with the Council adopted

“Standards and Guidelines for the Conservation of Historic Places in Canada” document.

AskeycomponentsofYongeStreet,specialattentionshouldalsobegiventonon-listed,non-designatedexistingbuildings(contemporaryorold),whichcarrynotablearchitecturaldesignsandlandmarkcharacteristics.

Figure2highlightsthelistedanddesignatedheritagebuildingsinNorthDowntownYonge,aswellasbuildingsofheritageinterest.Notonlyshouldthesebuildingsbeprotectedandconserved,butanyadjacentdevelopmentshouldcomplementtheirscaleandmateriality.NewdevelopmentsneighbouringheritagebuildingsmaybeappropriatewhenthesiteconditionscanmeetspecificguidelinesandrequirementsfoundinthisdocumentandtheAreaSpecificOfficialPlanAmendment.

Anynegativeimpactstoaheritageproperty,orastheresultofadjacentdevelopment,willbemitigatedtoensurethattheintegrityoftheheritageproperty’sculturalheritagevaluesandattributesareprotected.

Intact heritage properties 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.


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2.1. HIsTorY of Yonge sTreeTYongeStreetwasoriginallyamilitaryroadoutsidethetown,namedforSirGeorgeYongewhowasaBritishsecretaryofwar.Itestablisheditselfasthecity’smainnorth-southstreetin1794,whichcontinuedcarryingitsmajorroleasamainspineinTorontouptothisdate.Atthetime,mostoftheearlybuildingswere2-3storeyGeorgianCommercialBlocks,manyofwhichhavebeenprotectedandconserved,reflectingthehistoryofYongeStreet.In1869,withtheopeningoftheTimothyEaton’sdepartmentstoreattheintersectionofYongeandQueenStreet,YongeStreetwasestablishedasthemainshoppingstreet.Untilthe1880’smostpartsofYongeStreet,northofCollegeStreetwerelargelyfilledwithresidentialbuildings.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’shistoryandheritageresourceshavemadeitagreatareaforinvestment,whichhasresultedinalotofongoingchangesduringthepastfewyears.EverynewdevelopmentalongYongeStreetshouldreflecttheidentityoftheareaandshouldbeareasontocelebrateitsrichhistory.

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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: Character Areas

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4.0 sPecIal cHaracTer areas

Thisguidelinedocumentiscomprisedofanumberofcharacterareas,eachdefinedbyitsattributesanddistinctidentityintermsoffunctionandbuiltform.Thisorganizationallowsconsiderationforthespecificsofeachsettingandensuresthatnewdevelopmentisappropriatetoitslocation.Figure3showsdifferentcharacterareaswithintheStudyArea.TheCityofTorontoOfficialPlanstatesthatgenerallythegrowthareasinthecityarelocationswheregoodtransitaccesscanbeprovidedalongbusandstreetcarroutesandrapidtransitstations.Thisstatementdoesnot,however,overridethefactthatgrowthisnotsuitableforeverycharacterareawithintheStudyArea.Theseorganizingcharacterareas(showninfigure3)willhelpidentifytheappropriatelocationsforgrowth,andwillrecognizecharacterareas,whichshallhaveminimalornochange.

SomeofthecharacterareashaveauniqueandstrongidentitysuchastheSt.NicholasandGloucester/DundonaldCharacterAreas,whichshouldbemaintainedandreinforcedthroughappropriatedevelopment.Ontheotherhand,anumberofothercharacterareasrequireastrongvisionforfuturedevelopmentandpublicrealmimprovementstocontributetothemorethrivingcommunityasenvisionedforNorthDowntownYonge.

Itwillbeemphasizedthroughoutthedocumentthatcharacterareasdesignatedas NeighbourhoodsintheCityofTorontoOfficialPlan,aswellasanypropertylistedordesignatedintheCityofTorontoHeritageInventorywillbeconservedandmaintained.Anydevelopmentadjacenttoorinthevicinityofsuchareasandpropertieswillfollowtherelatedguidelines,policiesandstudies.

Church Street Village Character Area

College / Carlton Character Area

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 with 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-ChurchPrecinct,whichisoutsidetheStudyAreaandasdescribedintheBloor-Yorkville/North Midtown Urban Design Guidelinesdocument,islocatedalongHaydenStreetbetweenYongeStreetandextendsbeyondChurchStreettotheeast.ThisPrecinctisprimarilyrecognizedasaretail/pedestriancorridorwithHaydenStreetalsooperatinga“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 StreetdocumentwillapplytodevelopmentswithinthisPrecinctandno

Key map

Hayden Street’s streetscape

changestotheexistingguidelinesarebeingrecommendedinthisstudy.

Yonge Street

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4.3. sT. nIcHolas cHaracTer areaTheSt.NicholasCharacterAreaislocatedmid-blockbetweenYongeStreetandBayStreet.ItfrontsSt.JosephStreettothesouthandstretchesnorthtoInkermanStreet.ThisareahasbeendesignatedasApartment NeighbourhoodsintheCityofTorontoOfficialPlan.TheSt.NicholasCharacterAreacomprisesoftwoandfourstoreytownhousesandsomeapartmentbuildings,withdecorativefacadesfacingthestreet.St.NicholasCharacterAreaisnotdesignatedasNeighbourhoods,butitisrecognizedasastablearea.Also,duetoitsheritageproperties,resourcesandbuiltformattributes,St.NicholasCharacterAreashallbeconservedandmaintainedinitscurrentscaleandcharacter.St.NicholasStreetandInkermanStreethavenarrowright-of-wayswhichaddtotheuniquecharacterofthearea.LargescaledevelopmentsandtallbuildingsarenotpermittedinthisCharacterArea.

TheSt.NicholasCharacterAreapredominantlyhasa“residential”typologywithamajorityofpropertieseitherdesignatedorlistedwithintheCityofTorontoHeritageInventory.Afewoftheseheritagepropertieshavebeenconvertedintoresidential-commercialorcommercialbuildings,whichcontributetothevibrancyofthearea.Beingwithinastrongheritagecharacter,therowoftownhousesalongIrwinStreetandimmediatelywestofSt.NicholasStreethavebeendeliberatelydesignedtoconformtothecharacteroftheprevailingheritagepropertiesandresourcesofthearea.

TheSt.NicholasCharacterAreahasauniquepublicrealm,withbrickpaversintheroadway.Thisstreetalignswithitsextension,asalaneway,betweenIrwinStreetandSt.JosephStreet,enhancingmidblockpedestrianmovements.

View of the St. Nicholas Character Area along St. Nicholas Street

Key map

Laneway within the St. Nicholas Character Area

Residential-commercial buildings on Irwin Street

Yonge Street

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ThestreetscapeofSt.NicholasStreethasbeenimprovedinpartsoftheCharacterArea,withtreeplanting,decorativepavement,sidewalktreatmentandstreetfurniture.

ThegoaloftheNorthDowntownYongeDesignGuidelinesistoprotecttheexistingvaluablecharacterandbuiltformintheSt.NicholasCharacterArea,howeversomesmallerscaledevelopmentsmaybepermitted.Inthiscase,thefollowingdesigndirectionswillbeconsidered:

• Allnewdevelopmentsshouldcontaincompatibleexteriorbuildingmaterialwiththoseoftheadjacentresidentialbuildingsandheritageproperties.

• Allnewdevelopmentswillhaveanappropriatesetbackfromthefrontpropertylineinordertocreatesemi-privatelandscapezonesandtocomplementandenhancethestreetscapedesign.

• TheheightlimitintheSt.NicholasCharacterAreadoesnotallowfortallbuildings,however,inthecaseofanacceptablerezoningforminoradditionalheights(low-rise),newdevelopmentswillcreateanappropriateheighttransitionfromtheexistinglow-risebuildings(residentialorotherwise)tothetallerportionofnewdevelopments.

• Toimprovemid-blockpedestrianandcyclistcirculation,itisstronglyrecommendedthattheextensionofSt.NicholasStreet,betweenIrwinandSt.JosephStreets,beenhancedthroughpavementtreatmentandrefurbishmentofthebuildinginterface.

• TheshadowimpactofanytallbuildingdevelopmentinthevicinityoftheSt.NicholasCharacterAreawillbecloselyreviewed.Newshadowsbeyondthoseexistingandas-of-rightarediscouraged.

Heritage buildings in the St. Nicholas Character Area, facing St. Joseph Street


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4.4. gloucesTer / dundonald cHaracTer areaTheGloucester/DundonaldCharacterAreaislocatedmid-blockbetweenChurchStreettotheeastandYongeStreettothewest.ThenorthernedgeoftheCharacterAreaisthesouthsideofGloucesterStreetanditextendstothesouthofsomeofthefrontingpropertiesonDundonaldStreet.

TheGloucester/DundonaldCharacterAreacontainsthearea’sprevalentmixofgrade-relatedresidentialhomes(singledetached,semi-detached,townhouses).ThispartoftheStudyAreaistheonlysegmentthathasprimarilybeendesignatedasNeighbourhoodsintheCityofTorontoOfficialPlan.Thelow-riseareaonthesouthsideofDundonaldStreetisdesignatedasApartment Neighbourhoods and Mixed Use,buthavearesidentialscaleandshallbemaintained.ThisCharacterAreaasaprominentNeighbourhoodshouldbepreservedandmaintainedwithoutanyinterruptiontoitsexistingbuiltformandscale.

ThepavedroadwaysarenarrowinthisNeighbourhood,helpingtoslowdownthelocaltraffic.Buildingshavelargesetbacksfromthefrontpropertyline,resultinginagenerousfrontlandscapedarea.Thissetbackalongwiththematuretreescontributestotheneighbourhood-likefeelingoftheCharacterAreaandstrengthenspedestrians’comfortandsafety.BeinglocatednexttooneofthelargestopenspaceswithintheStudyAreaatthistime,theGloucester/DundonaldCharacterAreaisservedbyJamesCanningGardens(asapartofthelinearpark’snetworkovertheYongesubwayline),whichhasaprominentroleasacommunitypark.

View of the Gloucester / Dundonald Character Area looking east-west

Key map

Low-rise built form on Gloucester Street

House built form and large setback from the front property line

Yonge Street

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NorthDowntownYongeDesignGuidelineshavecreatedacharacterareatoprotectthisneighbourhoodfromfuturegrowthandanynegativeimpactsfromsurroundingdevelopmentstoensurethatthecurrentbuiltformandmassingwithinthisareaaremaintained.MostofthebuildingsarenotlistedwithinCityofTorontoHeritageInventory,butalargenumberofthemcarrynotableanddistinctarchitecturaldesign.LargescaleandtallbuildingdevelopmentsarenotappropriatebuiltformsforthisCharacterArea.AnypotentialdevelopmentsintheGloucester/DundonaldCharacterAreawillconformtothefollowingdesigndirections:

• Heritagepropertiesandresourceswillbeprotected,conservedandmaintained.

• Newdevelopmentswillbeintheformoflow-riseresidentialbuiltform(singledetached,semi-detached,townhouses)andsmallscalecommercial,replicatingtheheightoftheexistinglow-risebuildings.

• Newlow-riseresidentialbuiltformwillconformtotheprevailingmaterialsandcharacteristicsofadjacentheritagebuildings.

• Theexistinglargesetbackfromthefrontpropertylinewillbemaintainedtoensurepreservationofthesemi-privatelandscapezone,pedestrians’comfortandsafety,aswellasthecontinuityoftheexistingstreetscapedesign.

• TheshadowimpactofanytallbuildingdevelopmentinthevicinityoftheGloucester/DundonaldCharacterAreawillbecloselyreviewedtoensuretheminimumadverseshadowimpact.

• Shadowsfromnewdevelopments,whichencroachbeyondtheseofexistingshadows,willnotbepermitted.

There are different types of housing units in this Neighbourhood


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4.5. cHurcH sTreeT VIllage cHaracTer areaTheChurchStreetVillageCharacterAreaislocatedonbothsidesofChurchStreet.ItextendstoCharlesStreetEasttothenorthandtoWoodStreettothesouth.Thisareaischaracterizedwitha“MainStreet”feel,twolanesoftraffic,on-streetparking,outdoorcafes,streetfurniture,publicart,standardizedlightingandiconicheritageproperties.HometomanyannualeventsinToronto,ChurchStreethasbecomeadestinationformanyvisitorsandTorontoniansalike.Thebuiltformcontextisgenerallythree-storeysinheightwithretailat-gradeandrentalapartmentsandofficesabove.PartsofthisCharacterAreahavebeendesignatedasMixed Use Areas,andpartsofitasApartment NeighbourhoodsandParks intheCityofTorontoOfficialPlan.ChurchStreetisalsorecognizedbyanumberoflistedheritageproperties,whichwillbeconservedandmaintained.ThesidewalksontheeastsideofChurchStreetarebetween2mto3mwide,whiletheirwidthismostlyover3monthewestside.

IntheDowntown Tall Buildings Vision and Supplementary Design Guidelines,approvedbyCouncilinMay2013,ChurchStreetisshownasapriorityretailstreet,whichwillbemaintainedandenhancedwithafine-grainandnarrowstreetfrontageretailandahighqualitypublicrealm.ThepolicieswithinSiteSpecificPolicy155willcontinuetoapplyandwillextendnorthtoIsabellaStreetandsouthtoAlexanderStreetandshallbemaintained.

TheChurchStreetVillageCharacterAreawillmaintaintheexisting44degreeangularplaneinZoningBy-law438-86,measuredfrom16mabovetheChurchStreetpropertylinesbetweenHaydenStreetandGerrardStreetEast.

View of Church Street looking north

Church Street is famous for its sidewalk cafes and retail frontages.Key map

Heritage properties along Church Street

Yonge Street

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TheexistingheightlimitsintheZoningBy-lawshallberespectedforpropertiesfrontingalongtheportionofthestreetbetweenAlexanderStreetandHaydenStreet.

ChurchStreetdoesnothaveaheightdesignationintheDowntown Tall Buildings Vision and Supplementary Design Guidelines duetoitshighconcentrationofheritagepropertiesandthesurroundingcontext.TheheritageandbuiltformcharacteristicsoftheChurchStreetVillageCharacterAreashould,thereforebe,enforcedbynewsmallscaleandmid-risedevelopments.Potentiallow-riseandmid-risedevelopmentswithintheChurchStreetVillageCharacterAreawillconformtothefollowingdesigndirections:

• Thematerialsusedinthefaçadeofnewlow-risedevelopmentsorthebaseofthemid-risebuildingswillconformtotheprevailingmaterialsofadjacentexistingheritageproperties.

• Mid-risebuildingswillhavestrategicstepbacksfromthebasebuildingstomaintaintheexistingpedestrianscaleandcreatearchitecturalinterest.

• Basebuildingshouldbenolessthanthreestoreysandnotallerthanfourstoreystoreinforcetheprevailinglow-risemainstreetcharacter.

• BuildingfrontagesfacingontoChurchStreetshouldcreateacontinuousstreetwall.

• NewdevelopmentsalongChurchStreetshouldhaveasetbackfromthefrontpropertylinetoallowforenhancedstreetscapedesignandwidersidewalks.

• Activeusesat-gradeandabove-grade,cafés,patiosandspill-outzonearestronglyencouragedtoenhancetheChurchStreetVillageCharacterArea.

• Thescaleofretailusesandarticulationofshopfrontsshouldbeconsistentwiththeprevailingscaleandcharacterofretailshops.

• Seasonalpatioswithinthepublicright-of-wayandadjacenttothecurbzoneareencouraged,whereverpossible.

• Themainfrontageoftheretailuseat-gradeshouldbecoveredwithahighpercentageofpermeablematerialstoallowforinteraction,safetyandvitalityofthestreetlife.

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 cHaracTer area College/CarltonCharacterAreaisaneast-weststreetthatconvenientlyconnectswithanumberofDowntownNeighbourhoodsaswellasinstitutional,culturalandrecreationalfacilities.ThisCharacterAreaisdesignatedasMixed Use AreasinCityofTorontoOfficialPlan.BeingatoneofToronto’stransitnodes,College/CarltonStreethasexperiencedmuchdevelopmentduringthepastfewdecades,addingtotheresidentialandemploymentpopulationofdowntown,andencouragingcitizenstousepublictransit.Recentlyconstructedbuildingslocatedat21-25CarltonStreetareamongthenotablenewdevelopmentsalongthesestreets.

Despitethedominanttallbuildingtypologythatexists,thelistedanddesignatedheritagebuildingswithinthisCharacterAreaaddtothehistoricvalue,character,scaleandcontextofCollege/CarltonStreet.Inparticular,theintersectionofYongeandCollege/CarltonStreetsisthelocationoftwoprominentheritagepropertiesat444(CollegePark)and450(OddfellowsHall)YongeStreet.

TheoverallfeelingofthisCharacterAreaisdistinguishedbyacanyonbuiltformwithretailusesbetweenBayStreetandJarvisStreet.Withamixofretail,commercial,culturalandofficeuses,theCollege/CarltonCharacterAreaisrecognizedbyitslivelyattribute.ThisCharacterAreahasbeenidentifiedasapriorityretailstreetintheDowntown Tall Buildings Vision and Supplementary Design Guidelines.

TheCollege/CarltonCharacterAreahasmaintaineditscontinuousstreetwallwiththeexceptionofafewplaces,wherebiggersetbackshavebeenprovidedforrestaurantpatiosorweatherprotectedentrances.

Canyon built form along College / Carlton Streets

College Street is a priority retail street.

21-25 Carlton Street developments view from Alexander StreetKey map

Yonge Street

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Havingoneofthemajortransitnodeswithin,theCollege/CarltonCharacterAreaisconsideredtobeanappropriatelocationforhigherdensityandtallbuildings.

Newdevelopmentapplicationswillconformtothecitywide Tall Building Design GuidelinesandtheDowntown Tall Buildings Vision and Supplementary Design Guidelinesaswellasthefollowingsdesigndirections:

• Heritagepropertieswillbeconservedandmaintained.

• Newdevelopmentswillmaintaintheexistingcontinuousstreetwallandrespecttheheritagecontextofthearea.

• Tocreateanimatedstreetfrontages,permeablematerialsshouldbeusedinthefaçadeofbasebuildingsandretailuseat-gradetoprovidesafety,visibilityandinteraction.

• AwindstudywillbesubmittedwithanydevelopmentapplicationforanyproposedtallbuildingalongCollege/CarltonStreettoensurepedestrians’comfort.

• DuetotheheightofbuildingsandcanyonbuiltformoftheCharacterArea,continuousweatherprotectionshallbeprovidedforthestreetfrontagewithaminimumdepthof3minordertomitigatetheadversewindimpactwithintheCharacterAreaandprovideforpedestrianconnection.

• 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 Streets


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4.7. baY sTreeT cHaracTer area BayStreetisoneofthenorth-southmaincorridorsindowntownToronto,whichispredominantlydesignatedasMixed Use AreasintheCityofTorontoOfficialPlan.OtherlandusedesignationswithinthisCharacterAreaincludeApartment Neighbourhoods andParks.

BayStreethasatowerandbasebuiltform,withbuildingswhichhaveamixofresidentialandretail,orofficeandretail.ItisalsoatransitorientedcorridorwithabusroutethatconnectsBayStreettoQueensQuayWestandDavenportRoad.Thewide27mright-of-way,whichrunsparalleltotheYongeandUniversitysubwaylinesandthemixed-usestructureshavecollectivelymadeBayStreetCharacterAreasuitableforhighdensityandtallbuildingdevelopments.

BayStreethasgonethroughdramaticgrowthduringthelastdecadewithonlyafewremainingsitesleftforredevelopment.TheMuranoandBuranobuildings,attheintersectionofGrosvenorStreetandBayStreet,areamongthenotablerecentdevelopmentsalongBayStreet,whichhavesignificantlycontributedtotheimprovementofthestreetscapeandthepublicrealm.OtherdevelopmentapplicationsalongBayStreetincludeUcondominiumsattheintersectionofBayStreetandSt.MaryStreet,1000BayStreetattheintersectionofBayStreetandSt.JosephStreet,theproposedSuttonPlaceHotelredevelopmentand880BayStreet,whichisaproposedOntarioGovernmentOfficebuilding.

BayStreetisknownforitswidesidewalksandstreettrees.Canopies/ColonnadesareusedalongBayStreetforweatherprotectionwithatower/basebuiltformwhichconsistsofamixofhigh-riseoffice

Bay Street Character Area

Illustrative rendering of the U Condominiums with Clover Hill Park in the foreground

Key map Streetscape improvements along Bay Street

Yonge Street

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Clover Hill Park plan view

towersandresidentialcondominiumswithretailat-grade.BayStreethasbeenidentifiedasapriorityretailstreetintheDowntown Tall Buildings Vision and Supplementary Design Guidelines document.

Thestreetrequirespublicrealmimprovements,goodstreetscapeandactiveusesat-gradetohelpenhancepedestrianmovement,comfortandsafety.AgoodprecedentforsuchimprovementsintheareaisthenewpublicparkknownasCloverHillPark,locatedattheintersectionofBayStreetandSt.JosephStreet,whichwassecuredasapartoftheUCondominiumdevelopmentapplication.Thereisalsoapotentialexpansionoftheopenspaceonthe11WellesleyStreetWestproperty,whichwillbeintroducedlaterinthe“OpenSpaceNetwork”chapter.Allnewdevelopmentsshouldhaveappropriatesetbacksfromthefrontpropertylinetoallowforsuchopenspaceimprovements,streetscapedesignandsemi-privatelandscapezones.

ThepropertiesatthenorthwestcornerofBayStreetandSt.JosephStreet(CloverHillPark)andsouthwestcorner(1000BayStreet)aretheonlypropertiesalongtheBayStreetCharacterAreawhichalsoexistwithintheUniversityofTorontoSecondaryPlan2.Thesecornersaredesignatedas“ExistingandPotentialGateways”(majorUniversityAreaandQueen’sParkGovernmentAreaentrances).AlthoughnotwithintheSecondaryPlanboundary,thepropertiesatthenorthwestcornerofBayStreetandWellesleyStreetWest(officebuilding)andsouthwestcorner(OntarioGovernmentBlock)arealsodesignatedas“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 Clover Hill Park

Retail at-grade and continuous weather protection along Bay Street


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PropertieswhicharelocatedalongsecondarystreetswithintheBayStreetCharacterAreamayhavepotentialforsomenewdevelopment,aswellassomeinfill.Aspotentialnewdevelopmentsonsuchstreets(including11WellesleyStreetWest),tallbuildingsshouldbedesignedandorientedinawaythatprovidesminimalincrementalshadowonthenearbyandfutureexpansionofparksandopenspaces,includingtheBreadalbaneparkexpansionandOperaPlacePark.

KnowingthatBayStreetisatallbuildingcorridor,thefollowingdesigndirectionswillbetestedagainstdevelopmentapplicationstoensurequality,safety,healthandfunction:

• Toprovideabetterhumanperceptionzone,tallbuildingswillhaveanappropriatestepbackfromthefaceofthebasebuildingfrontingontostreets.

• Retailat-gradeandgrade-relatedresidentialunitsareencouragedfornewdevelopmentswithintheCharacterArea.

• Awindstudywillbesubmittedwithanyre-zoningdevelopmentapplicationfortallbuildingswithintheBayStreetCharacterArea.

• Continuousweatherprotectedstreetfrontageswithaminimumdimensionof3mshallbeprovidedtomitigateadversewindconditionsandprovideforpedestrianprotection.

• ProposedopenspacesalongBayStreetshouldbehighlyvisible,barrierfreeandaccessibleforallusers.

• Proposeddevelopmentswillhaveanappropriatesetbackfromthefrontpropertylinetoallowforsemi-privatelandscapezoneandtocomplementandenhancethestreetscapedesign.

• Additionalshadowsfromnewdevelopmentonanyadjacentorclosepublicopenspacesshallbeminimized.

• Streetscapeoftheeast-weststreetswithinthisCharacterAreashouldbeenhancedwithtreeplanting,widersidewalkandstreetfurnituretoprovidegreencorridorsthatconnecttoYongeStreetandotherdestinationswithintheStudyArea.Newdevelopmentsalongsecondarystreetsshouldmeettheminimumsetbackrequirementfromthefrontpropertylinetoallowforsuchimprovements.

• ParkingaccesstothenewdevelopmentswillnotbedirectlyfromBayStreettoensureminimumtrafficcongestion.

• TheBayStreetBioswaleisanimportanturbandesignandenvironmentalsustainabilityfeaturealongBayStreetthatbothsoftensthewidesidewalksandfiltersrunoffwater.ThebioswaleshouldbeextendedwherepossibleonBayStreetbetweenCollegeStreetandCharlesStreetWest.

Ifthesitesalongsecondarystreetsgetdevelopedasinfillsites,theyshouldmeetallthedesigndirectionsdescribedinthe“BuiltFormFramework”chapterofthisdocument.

University of Toronto Secondary Plan - Gateways and view terminus


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4.8. Yonge sTreeT cHaracTer area YongeStreetisToronto’smainstreet,whichdividesthecityintoeastandwestwithalladdressesoneast-weststreets,notingtheirlocationsrelativetoYongeStreet.NotonlyitisToronto’smainstreet,butitisoneofToronto’smostprominentculturalandpriorityretailcorridors.YongeStreetalsocontainsthecity’smostheavilytravellednorth-southsubwayline,makingitaconvenientcorridortoworkandliveon.ThisCharacterArea,withintheStudyArea,isprimarilydesignatedasMixed Use Areas intheCityofTorontoOfficialPlan.ThereisalsothelinearparkwhichisdesignatedasParks. TheYongeStreetCharacterAreacontainsanimpressivecollectionofheritagepropertieswithanarrowrhythmofretailfrontagesthatrespectthecorearea,whichformtheheritagefabricofthestreet.

MuchoftheportionofYongeStreetbetweenCollege/CarltonStreetsandBloorStreetischaracterizedbyapredominantlylow-risemainstreetbuildingtypologywithaprevailingstreetwallheightof2to4storeys,narrowretailfrontagesofaround5minwidthonshallowlots,whichhaveavarietyofdepthsrangingbetween18mto25mto30m.Mostoftheblockshaverearlanewaysforloading/unloading,garbagepickupandparkingaccess,whichcanbeenhancedtostrengthenmid-blockpedestriancirculation.HeightpeaksalongthisCharacterAreaoccuratthemajorintersectionsofrailandhighvolumetransitnodesofYongeandBloorStreetsandYongeandCollege/CarltonStreetsintersections.

TheCharacterAreaalsoincludesalinearparksystem(GeorgeHislop,NormanJewisonandJamesCanningGardens)thatstretchesfromCharlesStreetEasttoDundonaldStreetprovidingasignificantpedestrianconnectionwithintheStudyArea.Thisparkprovides

View of George Hislop Park

Yonge Street Character Area looking north

Intact heritage properties and narrow retail frontages along Yonge Street

Key map

thelargestlinearopenspaceinthearea,whichshouldbeprotected,maintainedandenhanced.

Yonge Street

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Thisareaisprimarilycharacterizedwithtrails,playground,sittingareasandlargetrees.

YongeStreetisconstantlyevolvingandchanging,howeverthesuccessandattractionofYongeStreetasapedestrianorientedpubliccorridorliesinthesensitivityofnewdevelopmenttotheexistingandhistoriccontextandtheconservationofhistoricproperties.FromGrenvilleStreet/WoodStreettoHaydenStreet,YongeStreetdisplaysaprimarilylow-risestreetcharacterthatreflectsitshistoricroleasatraditional“MainStreet”.Thewidthsofthesidewalksrangebetween3mto4.9monthewestsideofthestreet,whileitisdifferentonsomepartsoftheeastside,rangingbetween2mto6m.

RequirementsintheUrbanDesignGuidelineswillbeprovidedwithspecificationsthatguaranteetheprotectionandconservationoftheintegrityofheritagevaluesandattributes,aswellasthedistinctidentityofthisCharacterArea.Exclusiveguidelinesconveyprovisionsforthedevelopmentoftallbuildingswithinheritagesensitivearea.Toensurequality,safety,functionandhealth,thefollowingguidelinesanddesigndirectionswillapplytotheYongeStreetCharacterAreawithintheStudyArea:

• AllheritagepropertiesandresourcesonYongeStreetwillbeconservedandmaintained.

• AnyalterationstoexistingheritagebuildingswhichhavethepotentialtocreateanegativeimpactuponthemwillprovideaHeritageImpactAssessment.

• NewdevelopmentsalongYongeStreetwillhaveasetbackfromthefrontpropertylinetoallowforstreetscapeenhancementthroughasemi-privatelandscapezone,wideningthepedestrianclearway,streetfurniture,outdoorcafesandgroundmountedlighting.Outdooramenitiessuchaspatios,andexposurestoandfromheritagepropertiesalongYongeStreet(i.e.thefirehallclocktower)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,continuousweatherprotectionconsistentwiththeprevailingadjacentpropertiesshouldbeconsidered.

Outdoor cafe within the Study Area


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• AdditionalshadowsfromnewdevelopmentonthelinearparkovertheYongeSubwaylinewillbecloselyreviewedwithanunderstandingofthecurrentas-of-rightconditionstoreduceadditionalshadowonparksandstreets.

• Thepriorityretaildesignationshallbemaintainedthroughanarrowrhythmofstreetfrontages.

• Theconnectivityofopenspacesaswellasmid-blockpedestrianmovementwillbemaintainedandenhancedwithintheCharacterArea.(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,andwheretherearenoheritageresourceconsiderationstobehadthatwouldbenegativelyimpactedbytallbuildingdevelopment.

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.

Downtown Tall Buildings Vision and Supplementary Design Guidelines document

Example of a tower stepback from the base building (Charles Street E)


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4.8.2. Yonge sTreeT, a “greaT sTreeT”

YongeStreethasthehistoryandmindsettomovebeyonditscurrentstate.ResponsibledevelopmentthatwouldmoveYongeStreetintherightdirectionwillbeinconformitywiththesedesignguidelines.YongeStreetistobecomea“greatstreet”.Everynewdevelopmentshouldimplementthatgoal.A“greatstreet”isonethat:

1)Providesanambianceforpedestrians;

2)Createdastrongsenseofplace

3)Haswelldefinedstreetwallswhichdonotloomoverthestreet;

4)Hasanchor“places”or“destinations”atbothends;

5)Engagestheeyewitharichvarietyoftexturespatternsandshapes;

6)Providesharmonybetweendifferenttypesofdesignedbuildings;

7)Containsbuildingsandstreetdetailsthatareconstructedwithhighqualitymaterials;

8)Hasasubstantialgreenpresenceonthestreetandattheentrancetosidestreets;and

9)Contains“places”alongside,whicharedestinationsforvisitorsandresidents.

Theseobjectiveswillbeachievedby:

• APPROPRIATE DESIGN: Newconstructionshouldechothepatterns(rhythmandcadence)foundonhistoricYongeStreet,andonlyusenewpatternsthatenhanceits“greatstatus”.

• ENHANCED PUBLIC REALM:Sidewalksshouldbewidened,improvedplantingintroduced,lanewaysredesigned,streetssharedbetweenpedestrians,cyclistsanddrivers.

• SUCCESSFUL INNOvATIvE RETAIL:RetailisofcriticalimportancetocontributetothefuturegreatcharacterofYongeStreet.NewconstructionhasanobligationtoprovidespacesthatmakeYongeStreetapedestrianretaildestination.ThestorefrontagesshouldhaveappropriatenarrowwidthsandmaximumwindowexposureonYongeStreet,whileprovidingspacesforsidewalkcafes,andspill-outretail.

• NECESSARY LIMITS:Therearenecessarylimitsonsetbackandheightconstructioninordertorespectexistingurbanfabric.

• CONSERvATION OF HERITAGE PROPERTIES:Heritagepropertieslistedanddesignatedontheheritageinventory,oridentifiedasapotentialheritageproperty,willbeconservedconsistentwiththe“Standards and Guidelines for the Conservation of Historic Places in Canada” document.

Figure 5: Sketch of Yonge Street as a “Great Street”


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4.8.3. dIfferenT HeIgHT zones along Yonge sTreeT

WithintheStudyArea,YongeStreetwillbecharacterizedashavingthreedistinctzones,eachcorrespondingtowheretallbuildingsmaybelocated,howhightheymaybeandhowfarsetbacktheyarerequiredtobe.Theseareas(showninfigures6and7)aretheheightpeak,thecoreandthetransitionareas.

Height peak areas

HeightpeakareasareusuallymajorintersectionslocatedontransitnodesorT.T.Crailinterchanges.TheCollegeandYongeStreets,aswellastheBloorandYongeStreetsintersectionsaretheheightpeaksidentifiedwithintheStudyArea,actingasgatewayswheretallbuildingswillbepermitted.Developmentssuchas1BloorStreetEastandAuraatCollegeParkhaveachievedtheseheightsduetotheirlargesitesandavailabledensity.Siteswithinthepeakareas,whichdonothavetheseattributes,willnotbeappropriateforsimilarheights.

core area

ThecoreareaislocatedinthemiddleoftheNorthDowntownYongeStudyArea,andhasalargeconcentrationoflistedanddesignatedlow-riseheritagebuildings,aswellasthoseofheritageinterest.Anynewdevelopmentorbuildingexpansionwillbesympathetic,compatibleandsubordinatetotheexistingheritagecharacterandthescaleofheritageproperties.ConservationandmaintenanceofheritagepropertiesareessentialpartsofthisstudyandwillbedoneconsistentwithCounciladopted“Standards and Guidelines for the Conservation of Historic Places in Canada” document.Tallbuildingdevelopmentswithinthisareashouldfollowspecificstandardsandwillcomplywiththe18mstreetwallheight,aswellasthe75degreeangularplaneasdescribedinthenextchapterandthe“BuiltFormFramework”chapterofthisdocument(seefigure22).

Transition areas

TransitionareasaresegmentsofNorthDowntownYonge,whichmediatetheheightsbetweentheheightpeaksandthecorearea.Theseareaswillhelpcreateappropriateheighttransitionfromtallerbuildingstolower-risebuiltforms.HigherbuildingsinthetransitionareaswillbesetbackfromYongeStreetaminimumof10munlesstheyarelocatedonsitesthatcontainheritagebuildings,wheretheyarerequiredtosetbackaminimumof20mtoallowtheheritagebuildingtobemaintainedandrestored.

Figure 6: Cross section through Yonge Street, from Bloor Street to College Street identifying different height zones*Subject to angular plane (see figure 22)

Height peak areaHeight peak area

Transition area Transition area

Core area*

Bloor St

College /Carlton St


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Figure 7 : North Downtown Yonge Height Zones

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HeigHT peak

HeigHT peak

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area

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area

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4.8.4. block bY block analYsIs along Yonge sTreeT

Asnotedpreviously,YongeStreet’scharacteristicschangethroughoutitslength.Thischange,whichisgovernedbyavarietyofelements,providesdifferentopportunities.TohaveabetterunderstandingoftheappropriatedesignapproachforthedifferentsegmentsofYongeStreet,thefollowingchapterwillhaveacloserlookatthepropertiesonablock-by-blockbasis,exploringtheconditionsofeachimmediatecontext.ThereareanumberofcommonguidelinesthatwillapplytoallnewdevelopmentswithintheYongeStreetCharacterAreawithintheStudyAreatoensurequality,safety,healthandfunction:

• AHeritageImpactAssessmentwillbeprovidedfordevelopmentslocatedonoradjacenttoheritageproperties.

• Whereverpossible,theheritagepropertyshouldbeconservedasawhole.(i.e.Interiorspaces,existingstructure,etc)

• Potentialtallbuildingsonsitescontainingheritagebuildingswillhaveaminimum20mstepbackfromtheYongeStreetpropertylineinordertoconservetheheritageproperties.

• Newdevelopmentsthatarenotonheritagepropertieswillhaveapropersetbackfromthefrontpropertylinetoallowforanoverall6mto10mdimensionbetweenthebuildingfaceandthecurb.Thissetbackwillenhancethestreetscapebyaccommodatingwidersidewalks,treeplantingzone,streetfurniture,potentialoutdoorpatios,andwillemphasizetheroleofYongeStreetasthemainstreetwithintheStudyArea.

• Themaximumheightofnewstreetwallbuildingswillnotexceed18m.

• ToreinforcethecontinuousretailzonealongYongeStreet,anypotentialnewdevelopmentshouldaccommodatenarrowfrontageretailat-gradewithatransparencyinthefrontfacadetocontributetoananimatedstreetfrontage.

Sidewalk conditions along Yonge Street should be improved.

Example of an existing laneway

New developments will respect the heritage resources within the Study Area (Illustrative rendering of a proposed development next to a heritage building)


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• TheexistingrearlanewaysonbothsidesofYongeStreet,whichareusedforgarbagecollection,servicing,loading/unloadingandparkingaccessshouldbemaintainedandenhancedasmid-blockpedestriancirculation.Moredetailswillbeprovidedinthe“OpenSpaceNetwork”chapterofthisdocument.

• Anyproposedtallbuildingdevelopmentwillmeettheminimumseparationdistancesof12.5mfromadjacentpropertylines.Thisseparationdistanceisakeycriterionforqualityoflifetoallowforsunlightpenetrationintotheresidentialunits.Itwillalsominimizetheadverseoverlookingimpactandpreservenaturallightontothepublicrealm.

• Anyproposedtallbuildingdevelopmentwillmeettheminimumseparationdistancesof25mfromadjacenttallbuildings.

• Atallbuildingisnotsuitableforasiteiftheminimumlotdimensionsandfacingdistancestandardscannotbemet,orifthelotdepthisnotsufficientenoughtomeettherequiredfrontsetbacksorstepbacks.

• AwindstudywillbesubmittedwiththedevelopmentapplicationforanyproposedtallbuildingwithintheYongeStreetCharacterArea.

• Applicationsfortallbuildingsonthesesiteswillhaveadetailedsunlightstudy,whichhasbeendescribedinmoredetailsinthe“ShadowSensitiveAreas”chapterofthisdocument.

BlocksalongYongeStreetandwithintheStudyAreaareaarenumbered1through8fromsouthtonorth.Block9whichisoutsidetheStudyAreawillbeanalyzedaswelltoensureconsistencywiththerestofYongeStreetCharacterArea.Theblockbyblockanalysisisasfollows:

Example of low scale new development adjacent to a heritage property

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-risedesignatedheritageproperty,whichwillbeconservedandmaintained.Therearealsotwostoreyretailbuildingsnexttothisheritageproperty,whichareconsideredasunderutilizedsites.ThesinglepropertyontheeastsideofYongeStreet,betweenCarltonandWoodStreetshasretailat-grade,withanofficetowerabove,whichisabuildingofheritageinterest.

PotentialtallbuildingdevelopmentsonthepropertieswestofYongeStreetshallhavetheexistingheritagebuildingconserved,maintainedandincorporatedintothedesignofthenewbuildings.AnynewdevelopmentlocatedonpropertiesbetweenCollege/CarltonandGrenville/WoodStreetswithinYongeStreetCharacterAreawillbetestedagainstthefollowingdesigndirectionstoensurequality,function,safetyandhealth:

• Thebaseoftallbuildingswillrespecttheheight,materialandcharacteristicsoftheprevailingadjacentheritagestructure.

• Towerswillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreetinordertomaintainthelow-scale,pedestrianfriendlyfeelingoftheCharacterArea.

• Continuousweatherprotectionshallbeprovidedalongthestreetfrontageinordertomitigatethenegativewindimpactasaresultofincreasedheightandprovidepedestrianprotection.

• NewdevelopmentsonthisblockwillinternalizetheexistingT.T.Centrance,whichiscurrentlylocatedwithintheCarltonStreetright-of-way.

• Thepredominantretailstorefrontsonthisblockrangefrom4.5mto7m(excludingthebigstorefrontontheeastside).Inordertokeepitconsistentwiththeexistingpattern,thenewstorefrontsonthisblockshouldnotexceed7m.

View of block 1, looking south

BLO

CK 1

College Street Carlton Street

Grenville StreetWood Street

Yong

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reet N

Figure 8: Block 1 plan view

2 Carlton Street located at the northeast corner of Yonge and Carlton Streets


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block 2 grenville / wood to grosvenor / alexander streets

Thepropertiesonblock2fallintothetransitionarea.Duetotheircloseproximitytothetransitnode,tallbuildingmaybeappropriateforthisblock,aswellasthesitesthatdonotcontainheritagepropertiesandresources.PropertiesonthewestsideofYongeStreet,betweenGrenvilleandGrosvenorStreets,compriseof1to2storeyretailbuildingswiththehistoricfirehallclocktowerinthemiddleoftheblock.Tothesouthofthefirehallclocktowerisanunderutilizedbuilding,whichmayberedevelopedinthefuture.Tothenorthofthefirehallclocktower,areanumberoflistedbuildingsaswellasbuildingsofheritageinterest.NewdevelopmentsonthisblockwillbesetbackinordertomaintainviewsofthefirehallclocktowerwhenperceivedfromthevantagepointofapedestrianfromthecornersatYongeandGrenvilleandYongeandGrosvenorStreets,aswellaspointsfurthernorthandfurthersouthalongthisalignment.TheheritagebuildingsonthewestsideofYongeStreetarelocatedonnarrowlots.Oncetherequired20mstepbackisprovided,theremainderofthelotswouldnothaveasufficientdepthtoaccommodateatallbuilding.Additionalheight,therefore,willnotbesuitablefortheseproperties.Also,theexistingstorefrontswithinheritageproperties,whichareapproximately5mwidewillbemaintained.

ThesinglepropertylocatedontheeastsideofYonge,betweenWoodandAlexanderStreets,hasapproximatelya50mdepth,whichcomprisesoftwohoteltowerssittingontopofa1storeyretailbase.Thisproperty,aswellasthepropertylocatedatthenorthwestintersectionofYongeandGrenvilleStreetsmayredevelop.Inthiscaseaproposeddevelopmentwillbesubjecttothefollowingdesigndirections:

• TheheightofthebasewillconformtotheheightofprevailingheritagebuildingsonthewestsideofYongestreet,andwillnotexceed18montheeastsideofthestreet.

• Theproposedtowerwillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreettomaintainthelow-scale,pedestrianfriendlyfeelingoftheCharacterArea.

• ContinuousWeatherprotectionshallbeprovidedonstreetfrontagestominimizethenegativewindimpactasaresultoftheadditionalheightandtoprovidepedestrianprotection.

View of block 2, looking north (Protected view of the firehall clock tower)

Figure 10: Sketch to illustrate the concept of setting back development to expose views of the firehall clock tower

BLO

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Grosvenor Street

Grenville StreetWood Street

Yong

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• Createanurbanplazaorpedestrianconnectiontocapitalizeonviewsofthefirehallclocktower.

• InordertokeepitconsistentwiththeexistingstorefrontswidthpatternonthewestsideofYongeStreet,thenewstorefrontswidthonthisblockshouldnotexceed7m.


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block 3 grosvenor / alexander to breadalbane / Maitland streets

Partsofblocks3arelocatedinthetransitionareaandpartsofitwithinthecorearea.Highdensitydevelopments,therefore,maybeconsideredifsituatedappropriatelyandifinconformitywithdesigndirectionsdescribedinthissection.

ThepropertiesonthewestsideofYongeStreet,betweenGrosvenorandBreadalbaneStreets,compriseofanumberofsmallscalebuildingswithnarrowstreetfrontages,someofwhicharelistedintheCityofTorontoHeritageInventory.Thesebuildingswiththenarrowstorefrontswillbeconservedandmaintainedtoprotecttheintegrityoftheirheritagevaluesandattributes,aswellastheirgreatcontributiontothepedestrianfriendlyenvironmentalongYongeStreet.Thedepthofthelotsoccupiedwithheritagebuildingswillnotaccommodatetherequired20mstepback.Asaresult,tallbuildingsarenotsuitablebuiltformsfortheseproperties.Thefollowingguidelineswillapply,shouldthesmallunderutilizedsitesinbetweentheseheritagepropertiesbeconsideredasinfillredevelopments.Infillsiteswill:

• havealow-risetomid-risebuiltform,consistentwiththecharacterofanyadjacentheritagebuilding.

• haveamaximum18mheightandredevelopedasamid-risebuilding.

Iftheunderutilizedsitesareconsolidatedwiththenon-listedadjacentbuildings,largescaledevelopmentmaybeappropriateifconformingtothefollowingdesigndirections:

• AHeritageImpactAssessmentwillbeprovidedfortheadjacentheritagepropertiestoensuretheirconservation,maintenanceandappropriateintegrationinnewdevelopment.

• Aminimum10mstepbackfromthefaceofthebasebuildingfrontingontoYongeStreet,aswellasa75degreeangularplanefromthetopofthe18mhighstreetwallwillbeappliedtolocatethetoweranddetermineitsmaximumappropriateheight.Thisapproachwillalsohelpmaintainthelowscale,pedestrianfriendlyfeelingoftheCharacterArea.

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CK 3

Example of an infill development on Parliament Street in Cabbagetown Village

Grosvenor Street

Breadalbane StreetMaitland Street

Yong

e St

reet

Alexander Street

N

View of block 3, looking north



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• Thereshouldbeafullintactconservationofexistingheritagebuildings.

• Thepredominantretailstorefrontsonthisblockrangefrom4.5mto6minwidth.Inordertokeepnewstorefrontswidthconsistentwiththeexistingpattern,theyshouldnotexceed6monthisblock.

ThesinglepropertyontheeastsideofYongeStreet,betweenAlexanderandMaitlandStreets,isconsideredanunderutilizedsite,whichissuitableforalargescaledevelopment.Thissitehasanexceptionalconditionbybeinginbothtransitionareaandcorearea.Thefollowingguidelineswillapplytothissite:

• Thebasebuildingshouldhavepermeablematerialsinthegroundfloorfaçadeinordertocreateanimatedstreetfrontagesforvisibility,interactionandsafety.

• Thebaseofthebuildingwillcreateacontinuousstreetwallwithactiveretailat-grade,definedbyclearentrancesandsignagefacingontoYongeStreet.

• InordertokeepitconsistentwiththeexistingretailstorefrontswidthonthewestsideofYongeStreet,thenewstorefrontswidthshouldnotexceed6monthisblock.

• Toprovideanappropriateheighttransition,thetallerportionoftheproposeddevelopmentwillbelocatedonthesouthsideofthesubjectpropertyandclosertotheheightpeakareaandhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet.Developmentonthenorthsideoftheblockwillbeinthecoreareaandwillconformtoa75degreeangularplanestartingabovethe18mhighbaseforthetower(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 height transition to the core area.)


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block 4 breadalbane / Maitland to wellesley streets

Propertiesonblock4arewithinthecorearea.Thereisaconcentrationofheritageproperties,togetherwithothercharacterdefiningbuildingspresentingnotablearchitecturalfeaturesonthepropertieswestofYongeStreetbetweenBreadalbaneandWellesleyStreets.Theheritagebuildingsarelocatedonnarrowlots,whichcannotaccommodatetherequired20msetbackfromthefaceofthebuildingsfrontingontoYongeStreet.Tallbuildings,therefore,arenotsuitablefortheseproperties.Theunderutilizedsiteslocatedonthesouthernedgeoftheblock,betweenBreadalbaneandWellesleyStreets,mayberedevelopedincrementallywithaninfillbuildingcomplyingwiththefollowingdesigndirectionstoensurequality,safety,healthandfunction.

Newinfilldevelopments:

• willbeconsistentwiththecharacteristicoftheadjacentheritagebuildings;

• shouldhaveabasebuildingforamid-risebuiltform,withaheightnotexceedingtheheightofadjacentheritagestructures;and

• willprovideawiderstreetscape.

Also:

• Thepredominantretailstorefrontsonthisblockrangefrom4.5mto12minwidth(mostly4.5m).Inordertokeepnewstorefrontswidthconsistentwiththeexistingones,theyshouldnotexceed5.5mor6monthisblock.

ThepropertiesontheeastsideofYongeStreet,betweenMaitlandandWellesleyStreets,consistsofanumberofheritageproperties,whichwillbeconservedandmaintained.TherefurbishmentoftheseheritagestructureswillreinforcetheviewterminilookingeastalongBreadalbaneStreet.

ThepropertyatthesoutheastcornerofYongeandWellesleyStreets,isoccupiedwithamid-risecondominiumbuildingwhichisinastablecondition.Thesiteimmediatelytoitssouthmayredevelopovertimeandshallconformtothefollowingdesignregulations:

• Theheightofthebasewillconformtotheheightofprevailingadjacentheritagebuildings.

• Thebasewillreplicatethematerialsandcharacteristicofprevailingadjacentheritagebuildings.

• Towerswillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,whileimplementingthe75degreeangularplaneabovethe18mhighstreetwallinordertocontrolheight,maintainthelow-scale/pedestrianfriendlyfeelingoftheCharacterArea,andminimizeadverseshadowimpactonnearbypublicopenspaces,streetsandNeighbourhoods (seefigure22).

• Toprovideagoodheighttransition,thetallerportionofanypotentialnewdevelopmentshouldbelocatedclosertoWellesleyStreet,andaminimum12.5mawayfromitssidepropertylines.

• Thisblockalsoallowstheopportunitytoprovideamid-blockpedestrianconnectiontotheTorontoparkingauthoritylottotheeast,aswellasfurtherconnectionstothenorth-southlanebeyond.

• Thepredominantretailstorefrontsonthisblockrangefrom3.5mto7minwidth.Inordertokeepnewstorefrontswidthconsistentwiththeexistingpattern,theyshouldnotexceed5.5monthisblock.

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CK 4

Wellesley Street W

Breadalbane StreetMaitland Street

Yong

e St

reet

Wellesley Street E N




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block 5 wellesley to st. joseph / dundonald streets

Thepropertiesonblock5arelocatedwithinthecorearea.

ThereisalargeconcentrationofheritagepropertiesonthewestsideofYongeStreet,betweenWellesleyandSt.JosephStreets,whichwillbeconservedandmaintainedalongwiththeexistingretailsandtheirnarrowfrontages.ThissideofYongeStreethasalreadybeenintensifiedwiththecurrentlyunderconstruction5St.JosephStreettower.Whatmakes5St.JosephStreetasuitablebuiltformwithinthecoreareaisthedepthofthelotthathaseasilyaccommodatedfora30mstepback,providingamainaddressfromSt.JosephStreet,whilecomplyingwiththe18mstreetwallheightandthe75degreeangularplaneguideline(seefigure22).Additionally,heritagebuildingshavebeenrestoredandtheorientationoftheproposedtoweronthispropertyhasminimizedtheshadowimpactonthenearbypublicopenspacesandNeighbourhoods.Otherdevelopmentsonthisblockmustconformtothe18mstreetwallheightand75degreeangularplaneandshallmaintainaminimumtowerseparationdistanceof12.5mtothenorthpropertylines.

ThecondominiumbuildingatthenortheastcornerofYongeandWellesleyStreetisstableandunlikelytoredevelop.However,theremainingunderutilizedsitesinbetweentheheritagebuildingsontheeastsideofYongeStreetmayberedevelopedasinfillbuildings,whichwillrespecttheheightandcharacteroftheadjacentheritagestructuresandthe18mmaximumstreetwallheightrule.Thenarrowstorefrontswithinheritageproperties,whichrangefrom3mto8minwidth,willbepreservedandnewstorefrontswidthshouldnotexceed5.5m.

Illustrative rendering of 5 St. Joseph tower in relation to restored Yonge Street’s heritage properties.)

Heritage properties at Yonge and St. Joseph Streets

Illustrative rendering of 5 St. Joseph development

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CK 5

Wellesley Street W

St. Joseph Street

Dundonald Street

Yong

e St

reet

Wellesley Street E

N



5 St

. Jos

eph


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block 6 st. joseph / dundonald to Irwin / gloucester streets

Thesepropertiesarelocatedwithinthecorearea,withalargeconcentrationofheritagepropertiesonthewestsideofYongeStreet.Theseheritagepropertiesandtheirnarrowstorefronts,whichrangebetween3mto8minwidth,willbeconservedandmaintained,withspecialattentiontothosethatprovideaviewterminuslookingwestfromGloucesterStreettoYongeStreet.TheblockswestofYongeStreethaveanumberofheritagebuildingsonthem.Thedepthofthelotscannotaccommodatetherequired20mstepbackwhichwouldbetheminimumdimensioninordertogenerateahigherbuildingontheblock.

TheblockseastofYongeStreetareincloseproximityofthedesignatedNeighbourhoodsintheCityofTorontoOfficialPlan.ThepropertiesontheeastsideofYongeStreet,betweenDundonaldandGloucesterStreetsarenotcurrentlylistedinTheCityofTorontoHeritageInventory,butareidentifiedasofpotentialculturalheritagevalueorinterest.Thepropertytothenorthofthischaracterdefiningblockmaybeappropriateforredevelopment.

Thelinearpark(JamesCanningGardens)islocatedincloseproximitytotheseproperties,which

shallbeprotectedfromadverseshadowimpacts.Opportunitiesalsoexistonthisblocktocreateprivatelyownedpublicspace(POPS)oramini-piazzainordertocontributetothepublicrealmandviewsoftheMasonicHallbuildingatthenortheastcornerofYongeStreetandGrosvenorStreet.

PotentialtallbuildingslocatedonpropertieseastofYongeStreet,betweenDundonaldandGloucesterStreetswillbetestedagainstthefollowingdesigncriteria:

• TheexistingcharacterdefiningbuildingattheintersectionofYongeandDundonaldStreetswillbeconservedandmaintained.

• Theheightofthebasewillconformtotheheightofprevailinglow-risebuildingimmediatelytoitssouth.

• Thetowerwillhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,whileimplementingthe75degreeangularplaneabovethe18mhighstreetwall(seefigure22).

• Towerswillhavea20msetbackfromdesignatedNeighbourhoods.

• TherewillbeanappropriateheighttransitionfromtherearsideofthebuildingtoYongeStreet.

• Itisalsorecommendedthatthenorthernedgeofthepropertybeassociatedwithagatheringplace,contributingtotheexpansionoftheexistingopenspacenetwork.Thiscanbeestablishedthroughcreatingaforecourt,agenerouslandscapedarea,oraplazawithexemplarydesignandpublicartinstallation.

• Thepredominantretailstorefrontsonthisblockrangefrom4mto5.5minwidth.Inordertokeepnewstorefrontswidthconsistentwiththeexistingpattern,theyshouldnotexceed5.5monthisblock.

Dundonald Street

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CK 6

Irwin Street

St. Joseph Street

Yong

e St

reet

Gloucester Street

N

View of block 6 buildings, looking 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

Thesepropertiesarelocatedwithinthecorearea.MostofthebuildingsonthewestsideofYongeStreet,betweenIrwinandSt.MaryStreetarelistedordesignatedintheCityofTorontoHeritageInventory.TheirlocationcomplementstheheritagecharacteroftheneighbouringSt.NicholasCharacterAreatotheirwest.Theseheritagebuildingswillbeconservedandmaintained,withspecialattentiontothosethatprovideviewterminuscomingwestfromIsabellaStreet.TheexistingretailfrontageswithinheritagepropertieswillbemaintainedonbothsidesofYongeStreet.

ThedepthofthelotsonthewestsideofYonge,betweenSt.JosephandIrwinStreet,cannotaccommodatetheminimum20mstepbackrequirement.Furthermore,theselotsareconstrainedwiththeminimumseparationdistancerequirementsfromthelow-risebuiltformintheSt.NicholasCharacterArea,aswellasthetowerunder-construction,locatedat15St.MaryStreet.Asaresult,tallbuildingsarenotappropriateforthepropertieslocatedbetweenIrwinandSt.MaryStreets.

ThepropertiesontheeastsideofYongeStreet,betweenGloucesterandIsabellaStreets,areacombinationofheritagebuildingsandbuildingsofheritageinterest.Thesepropertieshavesimilarconditionstotheoneslocatedonblock6,whichneedtocomplywiththesimilardesigndirectionsasdescribedbelow:

• Theexistingcharacter-definingbuildingattheintersectionofGloucesterandYongeStreetswillbemaintainedwithoutanyadditionalheight.

• Anyproposedtowershallhaveaminimum10mstepbackfromthefaceofthebasefrontingontoYongeStreet,whileimplementingthe75degreeangularplane(seefigure22).

• TherewillbeanappropriateheighttransitionfromtherearsideofthebuildingtoYongeStreet.

• Towerswillhaveaminimum12.5mseparationdistancefromadjacentpropertylines.

• Thepredominantretailstorefrontsonthisblockrangefrom3mto5minwidth.Inordertokeepitconsistentwiththeexistingpattern,thenewstorefrontswidthshouldnotexceed5monthisblock.

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CK 7

Irwin Street

St. Mary Street

Isabellea Street

Yong

e St

reet

Gloucester Street

N



Heritage properties on Yonge Street


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block 8 st. Mary / Isabella to charles streets

Theseblocksarewithinthecorearea,whichareoccupiedwithlistedanddesignatedheritageproperties,aswellasthoseofpotentialofculturalheritagevalueorinterest.Thedepthofthelotscontainingheritagestructurescannotaccommodatetherequired20mstepbackandtherefore,tallbuildingswillnotbesuitablefortheseproperties.Consolidationoftheselandswiththepropertiesattheirrearmayprovidetheopportunityforlargerscaledevelopments.TheexistingnarrowstorefrontswithinheritagepropertieswillbemaintainedonbothsidesofYongeStreet.

Opportunitiesfortallbuildingdevelopmentwillbeprovided,ifthethreepropertieslocatedat/closetotheintersectionofCharlesStreetEastandYongeStreetareconsolidated.Tallbuildingdevelopmentonthesepropertiesshallconformtothefollowingdesigncriteriatoensurequality,safety,healthandfunction:

• TheheightofthebasebuildingfacingYongeStreetwillnotexceedtheheightofadjacentheritagebuilding.

• Thebasewillreplicatethematerialsandcharacteristicofprevailingadjacentheritagebuildings.

• Todeterminethelocationandtheheightofproposedtowers,aminimum10mstepbackfromthefaceofthebasebuildingfrontingontoYongeStreetwillbeappliedinordertomaintainthelow-scale,pedestrianfriendlyfeelingoftheCharacterArea(seefigure22).

• Itisstronglyrecommendedthatamid-blockpedestrianconnectionbeprovidedonthispropertyasapedestrianpathway,providingaccess,visibilityandporositytotherearlanewaysandtoGeorgeHislopPark.

• Thepredominantretailstorefrontsonthisblockrangefrom4.5mto7minwidth.Inordertokeepnewstorefrontswidthconsistentwiththeexistingpattern,theyshouldnotexceed7monthisblock.

block 9 bloor / charles streets

Block9,whichisinbothheightpeakandtransitionareasisoutsidetheStudyArea.Potentialtallbuildingdevelopments,however,willconformtotheguidelinesdescribedforBlock1,aswellasthedesigndirectionsexplainedinthe Bloor-Yorkville/North Midtown Urban Design Guidelinesdocument.

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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 cHaracTer areas

TheseCharacterAreasaredesignatedasApartment NeighbourhoodsandMixed Use intheCityofTorontoOfficialPlan.WellesleyWoodCharacterAreaalsocontainslandsdesignatedasParks.

TheseCharacterAreasarepredominantlycomprisedofmid-riseand“towerintheparkstyle”buildingswithslabstylefloorplates.Mostofthesebuildingshavelargesetbacksfromthefrontpropertylineandadjacentproperties,providinggenerousspacesforlandscaping,aswellasprivatesuburban-styledrivewaysthatconnecttothebuilding’smainentrance.Afewlistedanddesignatedheritagelow-risebuildingsarelocatedwithintheseCharacterAreasandwillbepreservedandenhanced.

PropertiesintheseCharacterAreasarealsowithinthewalkingdistanceoftheYongelinesubwaystations.Suchsites,therefore,mayhavethepotentialforsomeinfilldevelopmentwhichareappropriateforthescaleoftheCharacterAreas.PotentialfuturedevelopmentsintheseCharacterAreasshallhaveappropriateheighttransitionsfromtheheightsfoundinthepeaksandtransitionheightsoftheYongeStreetCharacterArea.

WhatmakestheseCharacterAreasuniqueistheirspecialbuiltformandopenspaceconfiguration,whichresultsinlargeseparationdistancesfromadjacentpropertiesandporositythroughtheblock.Theopenspacesontheseblocksarevaluableandcontributetothequalityoflifeforresidents.

View of Isabella Street, looking west

Front landscaped area and driveways

View of Wood Street looking east

Key map

Yonge Street

N


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Infilldevelopmentsontheseblocksshall:

• Protectthelow-risebuiltform,heritagebuildingsandhumanpedestrianscale;

• Maintaintheopenspacenetwork,byidentifyingsitesthatcancomplementandenhancetheexistingpublicopenspaces;

Additionally:

• TheheightofnewdevelopmentsshouldcreateaheighttransitionfromYongeStreettothemid-risebuiltformalongChurchStreet.

• Thereshallbeacompatiblerelationshipofpotentialnewdevelopmentstothestreetright-of-way,immediatecontext,existingheritagebuildings,nearbyparksandopenspacesandNeighbourhoods.

• Thestreetscapeshouldprovidestrongstreetedgeswithtreeplanting,minimumpavedsidewalkwidthandbeinconformitywiththeCityofTorontoStreetscapeManual.

• ShadowswillbeminimizedondesignatedNeighbourhoodssuchastheGloucester/DundonaldCharacterArea.

Proposednewdevelopmentsintheseareaswillbetestedagainstthe“BuiltFromFramework”guidelines,describedinthenextchapter. “Tower in the park“ style within these Character Areas


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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.Thischapterprovidesdesignregulationsfordifferenttypeofmassingthatwillapplytoallcharacterareastoensurethecomfortandsafetyofpedestrians,aswellastherealizationofacompleteandhealthycommunity.

ThereareanumberofgeneralguidelinesthatwillapplytoallkindofbuiltformswithintheStudyArea.Allnewdevelopmentswill:

• beconsistentwiththeexistingheritagevalue,attributesandcharacterofadjacentornearbyproperties;

• 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 at-grade

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 the rhythm and scale of the existing heritage buildings


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MId-rIse buIldIngs Mid-risebuildingsareessentialtotheidentityandhealthofNorthDowntownYonge.Theyhavebeenidentifiedasappropriatebuiltformformanylocationsandcharacterareasandwillbeinconformitywiththefollowingdesigndirections:

• Mid-risebuildingstallerthan5storeyscompriseofabasebuildingandtopfloors.

• AlongMainStreets,thebaseofthemid-risebuildingshouldnotexceed80%ofthestreetright-of-way.

• 45degreeangularplaneshouldbeimplementedfromthetopofthebasebuildingtoprovidestepbacksandenhancethehumanperceptionzone.

• Ahighpercentageofthebasebuildingfaçadewillbedesignedwithpermeablematerialstoallowforinteraction,safetyandvitalityofthestreetlife.

• Balconyprojectionshouldnotexceedthedepthofthesetback.

• Architecturalarticulationshouldbeconsideredinthedesignofthebuildingtocreatebeautyanddesigninterest.Thesearticulationsincludebutarenotlimitedto:stepbacks,non-structuralelements,useofdiversematerialsandcontinuousweatherprotection.

Tall buIldIngs Tallbuildingsarebuiltformsthathaveaheightlargerthanthewidthofthestreetright-of-way.Theycompriseofthreedifferentcomponentsincluding:

• basebuilding

• middle(tower)

• towertop

Thebaseoftallbuildingwill:

• benosmallerthan3storeys(10.5m)andnotallerthan80%ofthestreetright-of-waywidth;

• conformtotheheightofprevailingadjacentlow-risebuildings;

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


NORTHDOWNTOWNYONGE


• usecompatibleandcomplimentarymaterialandheightofanyadjacentheritageproperty;

• havecontinuousweatherprotection;and

• havepermeablematerialsintheirfaçadetocreateanimatedstreetfrontages.

Towersoftallbuildingswill:

• beslendertominimizeadverseshadowimpactonresidentialNeighbourhoods,openspacesandstreets;

• haveafloorplatearealessthan750sq.m,otherwiseitshouldbehighlyarticulated;

• beaminimumof12.5mawayfromadjacentpropertyline;

• be20mawayfromabuttinglow-risebuildings;

• haveanappropriatestepbackfromthefaceofthebasebuildingfrontingontoYongeStreet.Thisstepbackisminimum10mforsiteswithoutaheritagepropertyorresourceandwillbeminimum20mifthereisaheritagepropertyonsite;

• conformtothe75degreeangularplane,startingataheightof18m,whichisabovethestreetwallheight(seefigure22),todeterminethemaximumallowableheight,iflocatedwithincorearea;and

• havewelldesignedtopfloorswitharchitecturalarticulationtoreflecttheroleofthetallbuildingsontheskyline.

The18mstreetwallheightandthe75degreeangularplanearedesignedsothattheheritagestreetscapeofYongeStreetismaintainedandthattallbuildingsareappropriatelysetback.Thefurthertheyaresetback,thehighertheyarepermittedtorise.

Figure 21: Illustrative rendering of the base buildings along Yonge Street and the towers with the minimum 10m and 20m setbacks from the front property line

Figure 22: Angular plane and setback for North Downtown Yonge within the core area

Figure 23: Tall building separation distance and floor plate 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.ThedesignofgraderelatedretailshouldguaranteeitsmaximumpositivecontributiontothevitalityofYongeStreetCharacterAreaaswellasotherdefinedcharacterareaswithintheStudyArea.Toensurethis,thedevelopmentofretailat-gradewillconformtothefollowingdesigndirections:

• Largeconcentrationofretailat-gradewillbelocatedalongprimarystreetssuchasYongeStreet,BayStreet,WellesleyStreet,College/CarltonStreetsandChurchStreet.

• Theheightofthenewlybuiltretailat-gradeshouldbeminimum4.5mfloortofloor.

• Retailentrancesshouldbevisibleandclear,facingthestreetwithappropriatesignageandlighting.

• Retailat-gradeshouldhaveahighpercentageofpermeablematerialstocreateanimatedfrontage,visibility,safetyandinteraction.

• Continuousweatherprotection,suchascanopiesarerequired.

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

4.5m

Weather protection


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• Sidewalkcafesandpatiosshouldbewithinthesetbackareawithoutencroachingintothepublicright-of-way(withtheexceptionoftheseasonalpatiosalongChurchStreet)toavoidinterruptingthepedestrianclearway.

• Theexistingnarrowrhythmofretailfrontagesshouldbemaintainedandenhanced.

Example of custom-cut letter signage (Image by forum member TOCondoGarden)

Example of awning and digital printing signage, Source of the image: http://www.1stopvisual.com/

Example of minimal signage with variety of materials

• NewretailfrontagesshouldcomplywiththeaveragenarrowfrontagesalongYongeStreetandshouldrangefrom5mto7m,dependingontheirlocation.Largerretailfrontagesshouldbemostlyconcentratedonblocks1,2and8asperinformationprovidedinthe“blockbyblockanalysis”sectiontoreflecttheexistingpatternonthoseblocks.

• LargeformatretailwillnotbepermittedtooccupythegroundlevelonanybuildingfrontingontoYongeStreet.Allretailspacesshouldhavetheexteriorfacadeconsistentwiththenarrowrhythmofat-gradestorefronts.

• RetailstoreswithactiveusesafterworkinghoursareencouragedalongYongeStreetandretailstoresthatareonlyactiveduringworkinghours(suchasbanks)shouldbedirectedtowardsthesidestreetsorupperlevelsoastonottakeawayfromthevibrantcharacterofYongeStreet.

• SignsfornewlybuiltretailstoresaswellasanyupgradetothesignageofexistingretailstoreswillbereviewedinaccordancewiththeCityofTorontosignby-lawandshould:

0behighqualityandcompatiblewiththecharacterofthearea.

0beminimal,welldesignedandmadewithhighqualitymaterials.(Highqualityawningsignage,digitalprinting,non-illuminated,customcutletterswithabroadrangeofmaterialsincludingacrylic,PVC,signfoam,gatorfoam,MDF,aluminum,stainlesssteel,etc.areencouraged.)

• Back-litboxsignage,bannersandmovingsignsareprohibited.

Retailsignageonheritagepropertiesshallbe:

• madeofamaterialsympathetictoandcompatiblewiththeheritageproperty;

• Affixedtothepropertyinmortarjointsonlyonmasonrystructures;

• Bereversiblewithoutdamagingtheheritageproperty;

• Belocatedwithinthesignbandwherehistoricstorefrontremainintact;and

• Noback-litorcabinetsigns.


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serVIcIng (ParkIng, loadIng/unloadIng)

Thefollowingdesigndirectionsaregoingtobetakenintoconsiderationduringthereviewofanyapplicationinordertoensurethattheproposedparkingdoesnotinterferewithkeyviewsandlocationsandwillminimizetrafficcongestions.

• EntrancetoparkingandloadingandunloadingareaswillnotbedirectlyfromtheMainStreets.

• Loadingandunloadingareasshouldbehiddenfromviewandlocatedonroadswiththeleastpedestriantraffic.

• Accesstoparkingshouldnotbelocatedatgatewaysitesorattheterminusofaviewcorridor.

• Vehicleparkingandloading/unloadingareasshouldbeplacedbelowgrade.

Example of parking entrance and loading/unloading area away from street Bicycle rack accommodation within the public right-of-way

• Thenumberofparkingspacesshallbeinconformitywithresidentialandvisitorparkingrequirements,statedintheZoningBy-law.

• Thenumberofvehicularparkingmaybereducedthroughtheprovisionofcarshareaspects.

• Bicycleparkingforbothvisitorsandresidentsshouldbelocatedat-gradeandatthefirstparkinglevelofthebuilding,andpreferablywithseparateentrancesandloadingareasfromthevehicles.

• Tocreateanenvironmentallyfriendlydesign,thenumberofbicycleparkingspacesshouldbeinconformitywithTorontoGreenStandard.

• Bicycleracksshouldbeprovidedalongstreetsandcorridors.

• AbovegradeparkingisprohibitedexceptforpropertiesthataredirectlyovertheYongesubwayline.Inthiscaseabovegradeparkingshallbemaskedwithresidentialunits,offices,retail,institutionalorrecreationuses.

parking entrance behind the building

Laneway access


NORTHDOWNTOWNYONGE


• Commercialboulevardparkingisprohibited.Incentiveswillbeprovidedtoencourageexistingcommercialboulevardparkingspacestobeconvertedintowidersidewalks,sidewalkcafes,bicycleparkingareas,communitygardensandsittingareas.

• AbovegradeparkingisprohibitedexceptforpropertiesthataredirectlyovertheYongesubwayline.Inthiscaseabovegradeparkingshallbemaskedwithresidentialunits,offices,retail,institutionalorrecreationuses.

Incaseswheresurfaceparkinglotsmayremainforaperiodoftime,specificapproachesmaybeconsideredinordertobeautifytheurbanspaceandmitigatethenegativeimpactofsuchspaceswithintheStudyArea.Asdescribedinthe“Design Guidelines for ‘Greening’ Surface Parking Lots”(updatedJanuary2013),beforeplanningandbuildingsurfaceparkinglots,thefeasibilityofalternatives,suchasundergroundparking,shouldbeconsidered.Whenthesepreferredalternativesarenotfeasible,surfaceparkinglotsshouldbecarefullydesignedtoenhancetheurbandesignandenvironmentalconditions.Surfaceparkinglotdesignshouldreflectthefollowingobjectives:

• Respecttheexistingorplannedcontext

• Enhancethesafetyandattractivenessofthepublicrealm(adjacentstreets,parksandopenspaces)

• Createdirect,comfortableandsafepedestrianroutes

• Provideshadeandhigh-qualitylandscaping

• Mitigatetheurbanheatislandeffect

• Managestormwaterqualityandquantityon-site

• Incorporatesustainablematerialsandtechnologies

Bicycleracksareencouragedtobelocatedwithinindividualparkingspaceswhentheyareincloseproximitytothesidewalk.

Formoreinformationpleaserefertothe“Design Guidelines for ‘Greening’ Surface Parking Lots”document.

A pedestrian pathway defined and lit with appropriately-scaled fixtures

A coordinated lighting scheme and landscape


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Figure 24: Street Character Types

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6.0 sTreeT cHaracTer TYPes

urban sTreeT UrbanStreetsgenerallyhavelargerbuildingsthatreflectabroaderfunctionalimportanceofthestreet.Themannerinwhichthebuildingsinterfacewiththestreetshouldbesensitivetothecomfortandvisualinterestsofpedestriansandcreateastrongsenseofplace.Architecturaltreatmentsshouldbeappropriatelyscaledtomakeanimpressiononpeoplemovingincars,aswellaswhilewalking,cyclingortakingtransit.Entrancesshouldbedefinedandstorefrontsshouldpromotevisibilitytotheinteriorspaces.UrbanStreetswithintheStudyAreainclude:YongeStreet,BayStreet,ChurchStreet,andWellesleyStreet.BloorStreetfoundintheBloor-Yorkville/North Midtown Urban Design GuidelinesisalsoanUrbanStreet.

PrIMarY PedesTrIan sTreeT PrimaryStreetsarelikeurbanstreetsintheirneedtoensurethecomfortandvisualinterestofthepedestrians.Reinforcementofthehumanscale,avibrantstreetlifeincludingsidewalkcafesandspill-outretailactivitiesandpedestrianpriorityarepre-eminentconsiderations.BalmutoStreet,CharlesStreetWest,HaydenStreetandpartsofCharlesStreetEastfallintothiscategory.

neIgHbourHood sTreeT ThesetypesofstreetssupportstableresidentialNeighbourhoodsandshouldreinforcetheresidentialscaleofthestreet.Whereappropriate,trafficcalmingmeasuresmaybeimplementedtocontrolthespeedofvehiclesanddiscouragethrough-traffic.Buildingsonthesestreetshavealargesetbackfromthefrontpropertyline,creatinggenerousfrontlandscapedareasandfrontyards.Thiswilladdtotheneighbourhood-likefeelingofsuchstreetsandcreateapedestrianfriendlycorridor.Allstreets,excludingtheonesmentionedinthe“UrbanStreets”and“PrimaryStreets”sections,areNeighbourhoodStreetswithintheStudyArea.

Church Street, an Urban Street

Hayden Street, a Primary Street

Gloucester Street, a Neighbourhood Street


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Figure 25: New Open Space Network

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7.0 Parkland / PublIc realM

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,forecourtsandsquaresalongtheBayStreetCharacterArea,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,widenedsidewalks(6mto10m),streetfurniture,landscapeplanters,decorativepedestrianscalestreetlightingandpublicart;

Green east-west corridors to strengthen the open space network

6m sidewalk currently exists on Yonge Street between Wood and Alexander Streets

6M

Figure 26: Sketch showing the potential open space at the intersection of Yonge and Gloucester Streets


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• Wideningthesetbackoneast-weststreetstoprovidea“greengateway”tothesestreets;

• Incorporatingforecourtsandsidewalkwideningforsidewalk/streetactivities,suchassidewalkcafesandspill-outretail;

• Creatingpromenadesatdesiredlocationstoprovidebeauty,porosity,visibilityandaccessibilitytoexistingparksandopenspaces;

• Encouragingnewdevelopmentstoincorporateprivatelyownedpublicspaces(POPS)andgreenspacesasapartoftheirdesign;

• Conversionofsoftorunderutilizedsitestoparksandopenspacesatstrategiclocations.Asanexample,theBreadalbaneParkmaybeexpandedthroughthereviewofthedevelopmentapplicationat11WellesleyStreetWest;

• Creatingwelldesignedopenspacesadjacenttoanexistingpark;

• Preservingtheexistingcharacteroftheresidentialareasbyencouragingtreelinedstreetsandlandscapedfrontyards;

• Definingpedestrianpaths,crossingsandsidewalkswithhighqualitymaterials;

• UsingzebrastripedcrossingsonarterialroadsincludingYongeStreet,WellesleyStreetandCollege/CarltonStreets,aswellaslocalstreetsandwherepossibleintheformofraisedcrossings;

• Providingraisedcrossingsattheendoflanewaysandmid-blockpedestrianmovement;

• Extendingthepavementtreatmentofmid-blockpathwaystotheintersectingstreet;and

Zebra striped crossings

Photo of new privately owned public space (POPS)

Example of a promenade to expand pedestrian networks


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Example of an enhanced mid-block pedestrian connection, Yorkville, Toronto

• Enhancingmid-blockpedestrianandcyclistcirculationwithoutinterruption,specialattentionshouldbegiventothedesignofrearsideofthepropertiesby:

o Designingthebuildinginterfacewithhighqualitymaterialsandwindows(eyesonstreet)alongtherearlanewaystocreateapleasantpedestrianplace

o Specialpavementtreatmentstoemphasizeonthecontinuityofmid-blockaccessandcirculationalongYongeStreet

o Providingdecorativepedestrianscalelightsaswellasclearandvisiblesignageforsafetyandway-finding

o Wideningthelanewaywidth,ifpossible,toallowforsmallformatandnarrowfrontageretailat-grade,implementedinthegroundfloorofnewdevelopments.Thisapproachwillmaketheselanewaysnotjustapassageforcirculationandaccess,butareasforhangingoutandleisure.

TheUniversityofTorontoSecondaryPlanidentifiesmajorpedestrianconnectionsfromthecampustoimportantopenspaceswithintheStudyAreaandbeyond.

Existing laneways should be enhanced


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Figure 27: Sketch showing an enhanced mid-block pedestrian connection


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Figure 28: Gateway Treatment

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8.0 gaTewaY TreaTMenT

Gatewaysareimportantentrypointstoaneighbourhood,acommunityoracity.Theyhaveakeyroleinestablishinganarea,whilegivingitadistinctidentity.Gatewaysareusuallylocatedatvisiblelocations,withahighvolumeoftransportation,similartomajorintersectionsortransitnodes.Figure28identifiesthegatewayswithintheStudyArea.ThesegatewaysrepresentsignificantopportunitiestomarkentrypointsnotonlyintotheStudyArea,butalsotodifferentcharacterareaswithin.Creativewaysandtoolscanbeusedtoaccentuatetheentrypointstotheseareasincluding:

• Distinctarchitecturaldesign

• Useofspecialmaterialsandfaçadetreatment

• Speciallandscapetreatment

• Greatstreetscapedesignbytreeplanting,lights,upgradedsidewalktreatmentandspecialstreetfurniture

• Plazasandopenspacesaslandmarks

• Publicartinstallations

• ViewsofheritagepropertiesindicatedwithintheSiteandAreaSpecificPolicesrelatingtothisarea

TheUniversityofTorontoSecondaryPlanidentifiessomeofthegatewaysthatarelocatedalongBayStreetactingasentrypointstothecampus.

Allgatewaytreatmentswillensurethattherearenonegativeimpactonheritagepropertiesthatresultfromtheconsiderationindicatedabove.

Special landscape treatment and open space as a gateway (Yorkville, Toronto)

Distinct architectural design as a means to introduce a gateway


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Figure 29: Terminus & Signature Treatment

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9.0 VIews, keY sITes and VIew TerMInus

ViewsandkeysiteshaveasignificantroleinorientingpedestriansandcyclistsaswellasdriverswithintheStudyArea.Viewstothefollowingpropertiesontheheritageregisterwillbeconservedconsistentwiththeviewprotectionpoliciesofsections3.1.1and3.1.5oftheOfficialPlan:

• College park [H]–CollegeParkcanbeviewedfromseveralvantagepointswithintheYongeStreetcorridor.Theentiretyofitseastfacingfacadecanbeviewedfromthenorth-eastcornerofYongeStreetandWoodStreet.TheentirenorthfacingfaçadecanbeviewedfromCollegeStreetandthenorth-eastcornerofBayStreet.Bothfacadescanbeviewedtogetherfromthenorth-eastcornerofYongeStreetandCarltonStreet.

• OddFellows’ Hall[H]–TheOddfellows’Halllocatedonthenorth-westcornerofYongeStreetandCollegeStreetcanbeviewedfromseveralvantagepointsintheYongeStreetandCollege/CarltonStreetcorridor.Theeastfacingfaçadeandtowersofthepropertycanbeviewedfromthenorth-eastcornerofAlexanderStreetandYongeStreet,aswellasfromthesouth-eastcornerofCarltonStreetandYongeStreet.Thepropertycanbeseeninitsentiretyfromthesouth-eastcornerofYongeStreetandCarltonStreetaswellasfromthesouthsidesidewalkofCarltonStreetinfrontofthedrivewayentranceto25CarltonStreet.

View terminus from Irwin Street

• Firehall Clock Tower[H]–thefirehallclocktoweronYongeStreet,locatedmid-blockbetweenGrenvilleStreetandGrosvenorStreetcanbeviewedfromthecornersofGrosvenorStreetandYongeStreetaswellasthecornersofGrenvilleStreetandYongeStreet.ThetowerisalsoaprominentviewfromthewestsideofYongeStreetbetweenthesouthsideofCarltonStreetandnorthsideofCharlesStreet.

• Masonic Hall[H]–theMasonicHallatYongeStreetatGloucesterStreetcanbeviewedinitsentiretylookingnorthfromthenorth-westcornerofYongeandSt.JosephStreets.TheprominenttowerandWestfacingfacadecanbeviewedfromIrwinandSt.NicholaslaneaswellasCottageLane.ItssouthernFaçadeandcornertowercanalsobeseenfromthesouthsideofGloucesterStreetwhenviewedfromthenorthernentrytoJamesCanninggarden.

Publicandprivatedevelopmentswillpreservetheviewstotheseheritageproperties.Theywillbeaddedtomaps7aand7boftheOfficialPlanuponimplementationofOPA199.AHeritageImpactAssessmentmayberequiredwhereadevelopmentmayobstructordetractfromaviewincludedintherelatedsiteandareaspecificpolicy.

Figure29identifiessitesthatterminateaviewcorridorandhavestrategiclocationsforpublicorcommercialuses.Theyalsoofferanopportunitytocreatevisualinterestfromgreaterdistances.Thereareanumberofviewsandkeysitesinsidethestudyareathatshouldbeprotected,designedoraccentuatedby:• Distinctarchitecturaldesign• Refurbishmentandexposureofbuildingswithheritagevalueandlandmarkcharacteristic• Landscapedesign• Structuralelements• Publicartinstallation

Terminustreatmentsitesshouldnotbeconsideredthesingularjustificationforadditionalheight.Figure29identifiessitesthatareathighlyvisibleintersectionsand/oroccupysitesofsignificancetothecity.Thesesitesofferanopportunityforlandmarkbuildingsthatshouldbeuniqueandimmediatelyidentifiable.Heritagepropertiesthatarealsoviewterminishouldbeconservedsothatviewterminustreatmentsdonotnegativelyimpacttheirheritagevaluesorattributes.


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Figure 30: Shadow Sensitive Areas

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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,March21andSeptember21forthehourof9:18am,10:18am,11:18am,12:18pm(whenthesunisatitshighestpointinToronto’slatitude),1:18pm,2:18pm,3:18pmand4:18pm.Shadowdrawingsaretobeprovidedearlyinthedevelopmentreviewprocessandforacompletedevelopmentapplication.Consideringtheas-of-right,additionalshadowswillnotbepermittedonspecificparksandopenspaces,includingtheOperaPlaceParkanditsfutureexpansion.Shadowstudiesforadditionaltimesmayberequiredwhenwarranted.ShadowsensitiveareasandNeighbourhoodsinNorthDowntownYongeareshowninfigure30.

12.0 wInd IMPacT sTudY

Inordertominimizetheadverseimpactofaproposedbuildingonthepedestrianlevelsurroundingthebuildingandintheneighbouringareas,applicantsoftheprojectsinexcessof20minheightshallprovideapedestrianlevelwindstudyoftheproposeddevelopmentearlyinthereviewprocess.

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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13.0 susTaInabIlITY and green sTandards

NewdevelopmentsproposedintheStudyAreawillbemodern,energyefficientandsustainable.AllapplicationswillbereviewedfortheirconformitytotheTorontoGreenStandard.

TheTorontoGreenStandard(TGS)isatwo-tieredsetofperformancemeasureswithsupportingguidelinesrelatedtosustainablesiteandbuildingdesignfornewpublicandprivatedevelopments.Thestandardsaredesignedtoworkwiththeregulardevelopmentapprovalsandinspectionsprocess.AllnewplanningapplicationsarerequiredtodocumentcompliancewithTier1environmentalperformancemeasures.

ApplicantswhoalsochoosetomeetTier2,avoluntaryhigherlevelofenvironmentalperformance,maybeeligibleforadevelopmentchargerefund.

14.0 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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15.0 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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Figure 31: Three BIAs within the Study Area

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16.0 relaTed sTraTegIes

Yonge sTreeT culTural PlanYongeStreetisdesignatedasaCulturalCorridorfromGrosvenor-AlexanderStreetstoDundasStreet.SignificantculturalresourcesexistonornearYongeStreet,northofDundasStreetincludingTorontoLifeSquare,theCarlu,CarltonCinema,BuddiesinBadTimesTheatre,andthePanasonicTheatre.ItisrecommendedthattheCultureSectionextendtheYongeStreetCulturalCorridortoDavenportRoad.

TheDowntownYongeBIAdevelopedaPublicRealmStrategywhichwasendorsedbyTorontoCityCouncilin2012.ThestrategyoutlinesdesiredimprovementstothepublicrealmwithintheBIAarea.TheintentofthestrategywastoguidefutureinvestmentintheBIAareabybothprivateandpublicsectorandjointinitiatives.

ThestrategydividedtheBIAareaintocharacterareasandfurtheridentifiedimprovementswithineachcharacterarea.TheCollege/CarltonCharacterAreaiswithintheStudyAreaandthefollowingimprovementsareidentified:

• 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.

HIsTorIc Yonge sTreeT HerITage conserVaTIon dIsTrIcT sTudY and PlanYongeStreetbetweenCollege/CarltonandDavenportRoadiscurrentlybeingstudiedforitspotentialculturalheritagevalueanddesignationasaheritageconservationdistrict.ShouldthestudyindicatethestreetshouldbedesignatedasanHCD,aplanfortheconservationandplanningoftheareawillbeprepared.ThatplanonceadoptedbyCouncil,maysupersedepartsofthisUrbanDesignGuidelinesthatcoverthesameareorthatconflictwiththeHCDPlan.

Photo of Yonge Street in the area of Yonge Downtown BIA


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Figure 32: Community Improvement Plan (CIP)

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17.0 relaTed docuMenTs

1. Urban Design Guidelines for Greening Parking Lots

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

8. Standards and Guidelines for the Conservation of Historic Places in Canada

Link:www.historicplaces.ca


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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

• Mid-blockconnections–northeastcornerof11WellesleyStreetWesttoBreadalbanePark,andnorth-southandeast-westthroughthefuturedevelopmentattheTorontoParkingAuthoritylotonWellesleyStreetEast

• TablingandbrickingacrosswalkonBreadalbaneStreettoconnectBreadalbaneParkandOperaPlacePark

• Roadright-of-waywideningonWellesleyStreetWestbetweenBayStreetandYongeStreettofacilitatewidersidewalks

• PedestrianscalestreetlightsonBayStreet

• WideningofPhippsStreetbetweenBayStreetandSt.NicholasStreet

• BrickpavingPhippsStreet

2.0 cYclIng• SharrowsonBayStreetbetweenBloorStreetWest

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

• Publiclyaccessibleprivatelyownedspaceatthenorthendof587-599YongeStreet

• CloverHillParkrevitalization

5.0 coMMunITY serVIces• CommunitymeetingspacewestofYongeStreet

6.0 TransPorTaTIon serVIces• SignalizationoftheintersectionofBayStreet

andSt.MaryStreet

• WideningofMaitlandPlacebetweenMaitlandStreetandWellesleyStreetEast


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lIsT of fIgures

Figure 1:AerialPhotooftheStudyArea..............................................................................................................P.3Figure 2:HeritageProperties..................................................................................................................................P.4Figure 3:CharacterAreas........................................................................................................................................P.8Figure 4:HaydenStreetsketchlookingeastalongHaydenStreetshowingbuildingswithmid-blockconnection,consistentsetbacksandstepbacksabovethebasebuildingheight(Reference:Bloor-Yorkville North Midtown Urban Design Guidelines document)...........................................P.11

Figure 5:SketchofYongeStreetasa“GreatStreet”.........................................................................................P.26Figure 6:CrosssectionthroughYongeStreet,fromBloorStreettoCollegeStreetidentifyingdifferent

heightzones,*Subjecttoangularplane(seefigure22).....................................................................P.27Figure 7:NorthDowntownYongeHeightZones...............................................................................................P.28Figure 8:Block1planview..................................................................................................................................P.31Figure 9:Block2planview..................................................................................................................................P.32Figure 10:Sketchtoillustratetheconceptofsettingbackdevelopmenttoexposeviewsofthefirehallclocktower................................................................................................................................P.32Figure 11:Block3planview................................................................................................................................P.33Figure 12:Block4planview................................................................................................................................P.35Figure 13:Block5planview.................................................................................................................................P.36Figure 14:Block6planview................................................................................................................................P.37Figure 15:SketchshowingthepotentialopenspaceattheintersectionofYongeandGloucesterStreets.P.37Figure 16:Block7planview................................................................................................................................P.38Figure 17:Block8planview................................................................................................................................P.39Figure 18:BuiltFormFramework........................................................................................................................P.42Figure 19:Exampleofanewstreetwallmaintainingarhythmandscaleoftheexistingheritagebuildings...............................................................................................................................P.43Figure 20:Mid-risebuildingangularplanediagram...........................................................................................P.44Figure 21:IllustrativerenderingofthebasebuildingsalongYongeStreetandthetowerswiththeminimum10mand20msetbackfromthefrontpropertyline............................P.44Figure 22:AngularplaneandsetbackforNorthDowntownYongewithinthecorearea.............................P.45Figure 23:Tallbuildingseparationdistanceandfloorplatearea....................................................................P.45Figure 24:StreetCharacterTypes........................................................................................................................P.50Figure 25:NewOpenSpaceNetwork.................................................................................................................P.53Figure 26:SketchshowingthepotentialopenspaceattheintersectionofYongeandGloucesterStreets..P.54Figure 27:Sketchshowinganenhancedmid-blockpedestrianconnection....................................................P.57Figure 28:GatewayTreatment.............................................................................................................................P.58Figure 29:Terminus&SignatureTreatment.....................................................................................................P.60Figure 30:ShadowSensitiveAreas......................................................................................................................P.62Figure 31:ThreeBIAswithintheStudyArea.....................................................................................................P.66Figure 32:CommunityImprovementPlan(CIP).................................................................................................P.68

North Downtown Yonge - Toronto DESIGN GUIDELINES NORTH DOWNTOWN YONGE TORONTO September 2013 Table...

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