Escolar Documentos
Profissional Documentos
Cultura Documentos
Tracy Jenkins
www.andco.com
Executive Summary
The Dundas West Business Improvement Association (DWBIA) The study was guided by a steering committee of the Dundas At the scale of the block, Dundas West runs at a diagonal across
Urban Design Study was developed to create a long-term West BIA and included stakeholder meetings, a workshop the regular Toronto grid. This diagonal pattern creates shallow
built-form vision for the area. Based on the vision, this study and a public meeting. In addition, informal conversations and lots with few rear lanes. The typical narrow lots of Dundas West
is intended to assist the BIA in making informed decisions interviews were held with local business owners, real estate give an intimate urban character but make land assembly and
and responses to future development opportunities within agents and developers. redevelopment difficult.
the DWBIA area. The comprehensive Urban Design Study
formulates a clear, built-form vision that can inform future The area of the Dundas West BIA is identified in the Official The Dundas West BIA agrees with the OP goal of intensifying
planning decisions for the Dundas West (DuWest) area. Plan as an “Avenue”. According to the Official Plan, Toronto’s the Avenues and recognizes the unique character of the existing
growth should occur along its major arterial roads. These main street. The challenge for the area is maintaining the
The Dundas West BIA’s goal is to make the area a better place “Avenues” should be designed to accommodate more housing existing character while encouraging growth.
to work, shop, live and visit. The BIA vision is to cultivate a and more jobs. Similarly the 2006 Provincial Places to Grow
place of global diversity where one can live and work locally. policy supports intensification along transit corridors in the This study identifies key development areas within the Dundas
The vision is supported by a streetscape plan to create a public form of development of vacant on under utilized lots within West BIA on larger sites that would allow for development
realm with a vibrant street life that attracts people to live and previously developed areas, infill development, and expansion intensification. The study recommends that the City review the
shop on Dundas West. The urban design approach, described in or conversion of existing buildings. current Zoning and Development Permit System to allow for
this document, aims to guide future development that supports density and built form massing that exceed the previous and
the public and commercial life of the street, as well as providing Despite these policies, almost no intensification has occurred in-place zoning by-laws. The system would allow exceptions
more housing on Dundas West. in the area over the last twenty years. Buildings are on identified sites to allow for intensification while preserving
predominantly two and three storeys tall – lower than the the character of the street. This study further recommends that
The DWBIA Urban Design Study is informed by the planning maximum heights permitted in municipal zoning. The lack of the City conduct a Growth and Re-urbanization Study to set
context of the City of Toronto Official Plan, Zoning By-laws, the development might be partially explained by economic factors specific growth targets for the area. Other recommendations
draft Avenues & Mid-Rise Buildings Study and the Provincial but there are several physical constraints within the area that include that the City undertake an Active Transportation Study
Places to Grow policy. The study reviews and provides set it apart from the typical City of Toronto “Avenue”. and Character Area Study to address mobility and protect the
recommendations based on these planning documents and character of the neighbourhood.
supporting studies as they apply to the specific context of Dundas West is constrained by the railway line that defines its
the DuWest area. The study identifies priority areas in need southern edge and reduces the size of the neighbourhood as it
of revitalization or intensification, as well as investment runs diagonally west. The northern neighbourhood is limited
opportunities and recommendations for implementation. Built in size by the proximity of College Street that runs parallel to
form guidelines are supplemented with storefront design Dundas West, leading people east-west.
guidelines.
Dundas West Business Improvement Area Urban Design Study December 2010 iii
Contents
1. Study Objectives 1
2. Existing Conditions 7
3. Policy Context 25
4. Future Opportunities 49
5. Storefront Design Guidelines 63
6. Key Recommendations 69
7. Appendices 73
Dundas West Business Improvement Area Urban Design Study December 2010 v
Growth is inevitable, but the loss of community character is not. The question is not
whether Dundas West is going to change. The question is how.
Change is both desired and feared. Change brings diversity and increased economic
activity as well as an underlying concern that the community will change in ways that
may not be desirable.
Every community is defined by what it believes. The Dundas West BIA has set a clear
vision for its identity and has taken steps to ensure that its vision guides future trans-
formation. In this way, as the neighbourhood grows through new development, the
community becomes an even better version of itself.
The Business Improvement Area believes that a healthy main street is essential to
sustaining healthy neighbourhoods. The members of the BIA are predominantly land
owners and residents of the neighbourhood. They are invested in its future and are ready
for change.
This document represents the BIA’s vision for the future of Dundas West.
Dundas West Business Improvement Area Urban Design Study December 2010 1
1.1.5 Location
LUMBERVALE AVENUE
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
TE
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
MACKENZIE CRESCENT
BANK STREET
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
1881 York County Atlas
.
n e St
sdow
Lan
ck St.
1.1.6 History
Bro
Du
nda
was once trees and brush. As it was built as an early highway,
Dundas Street’s route traversed the countryside in the most
sS
t. W
efficient manner, avoiding obstacles that would have been
expensive to cross in the 18th century, such as Grenadier Pond
.
in what is now High Park, and the highest point of the Humber
River Valley (Bloor Street to the south requires a high bridge to In the mid-19th century the area was settled by Portuguese and
cross the river at that point). The resulting alignment cuts across Brazilians. It is now known as Little Portugal or Rua Açores,
Toronto’s regular street grid on a diagonal, west of Dufferin after the large Portuguese community (most originally from the
Street. Azores and Madeira Islands). Many local Portuguese-Canadian
businesses are located along Dundas Street West.
The presnt-day Dundas West BIA is located in what was known
briefly as the Village of Brockton. The Village of Brockton was The 1876 birds-eye view of Toronto shows the area as primarily
named after Captain James Brock, cousin of Sir Isaac Brock, a farm land divided by major streets following the park lot
hero of the war of 1812. Captain James Brock owned substantial system. Patches of woodlots remain, and Garrison Creek can be
land in this neighbourhood through a loyalist land claim. seen north of Dundas. By this time the Dundas bridge crosses
Brockton was initially settled in the 1840’s by Irish immigrants. the railway lines that define the southern limit of the area. The
These first settlers found employment in Brockton’s two rope bridge defined the outer limits of Brockton Village at that time.
making factories.
Annexation Map: Toronto Sunday World 1914
Dundas West Business Improvement Area Urban Design Study December 2010 3
The 1851 map shows the area before the rail lines were built. 1851 Map
The alignment of Dundas Street follows the Garrison Creek
tributary to the north and tuns south at present day Ossington
Street to end at the Provincial Lunatic Asylum. Lansdowne and
Dufferin Streets have been partially constructed and early lot
divisions can be seen between the early estate lots.
By 1881, the area been further subdivided into a partial streets 1881 Map
and blocks. Main street lots have been set aside for future
development.
Dundas West Business Improvement Area Urban Design Study December 2010 5
6 Sweeny Sterling Finlayson &Co Architects Inc.
2. Existing Conditions
Much of the neighbourhoods’ working class roots still remain
2.1. DuWest with a large proportion of the population in the sales, service
and trades industry as well as transport and equipment
operators. There is a growing segment of arts and culture
The Dundas West Business Improvement Area (DuWest) is workers in the neighbourhood.
a vibrant commercial and residential neighbourhood that
stretches along Dundas West from the CNR Tracks west of The businesses along Dundas Street are slowly reflecting these
Lansdowne to the east corner of Rusholme Road and Dundas changes, with sports bars and social clubs becoming trendy (if
West within Ward 18 of the City of Toronto. It connects Little tiny) restaurants, bars and brunch places. There is an intriguing
Portugal and Roncesvalles Village and lies between College mix of intentionally down market shabby-chic and extensively
Promenade and both Parkdale Village and the West Queen West renovated high design shops.
areas. Dundas West is the centre of surrounding residential
neighbourhoods. DuWest is a diverse place. It is an independent and intimate
place, loved by its residents, visitors and business people. The
Physically, Dundas West is an example of a 19th century Toronto plans in this document are designed to foster a greater sense
main street. It is a low rise, mixed-use corridor that supports its of community while encouraging passers-by to linger a little
neighbourhood with multiple public, private and institutional longer, attracting new visitors, and drawing new residents who
uses and services. The narrow right-of-way accommodates want to hear the music of Dundas West, feel the rhythm, and
pedestrians on shallow sidewalks as well as cyclists, sense of the spirit and culture of celebration.
automobiles and streetcars in mixed traffic. Over the last 20
years the corridor has experienced minimal growth pressures.
In fact, the area today looks much like it did in historical
photographs from the early century. The area is designated as 2.2. The Dundas West BIA
an “Avenue” in the City of Toronto’s Official Plan. The Official
Plan directs intensification towards the city centre and its
Avenues. In anticipation and support of change the BIA has The BIA, formed in 2006, is driven by a dedicated and active
recognized the need to develop a vision for the Bloor Corridor to steering committee consisting of retailers, artists and designers.
ensure that revitalization adds to the value and character of the Following the direction of the Branding Study this group
neighbourhood. quickly initiated area improvements, the most notable being
a revitalization of the Dundas-St. Clarens parkette and the
Culturally, this area is in the process of gentrification, following Samba on Dundas festival. Plans are underway for streetscape
its surrounding neighbourhoods like West Queen West, improvements to develop the area into a more competitive and
Ossington and Little Italy. Many of the longer established vital business area in a way that acknowledges the historic
Portuguese residents, as they become more affluent, are Village of Brockton and the more recent contribution of the
moving to the suburbs or to more upscale areas of the city. The Portuguese community.
demographic of the area is changing quickly with a higher than
city average of 20–34 year olds. The area has a large number
of Portuguese speaking people and a slightly higher than city
average Spanish and Vietnamese speaking people.
Dundas West Business Improvement Area Urban Design Study December 2010 7
. .
me
geva ub Marshall Wa nal
lley re
P ndw Pendeen
n Cedar
ecr
rat
Ro
Richvie
Bre
Chryess
Beechw
Cy
Cal
Hy
Jasper Donald rw
Oakwood A
Grandv
Fr i
Gle
G
R
Guest
Gl
Keel
Greendale
Silvert
McR
Chudleigh Ma ick
h
Valecrest
est
de
Ripplewood Outlook Amherst
ea
East Elder
..P
Dunraven Holmsdale Durham rkd
rn
Nashville ale
Woodgate
SCARLETT Langden
Edenbro
Ashbury
Robina
Rose Sandcliffe
Clairton
Hill
W
Aileen
r
Av
Cro
be
oo
Valley
.
MILLS PARK CEDARVALE PARK
Cedric
ydo Ardmore
Dalrymple PROSPECT Hatherley Genessee Jesmond
on
Bearwood Black Creek
dc
Glendarling Cordella Kersdale n
Hu
ro
dge Hanson
on
ft
Cameo
Blandford
Rockdale
69
ok
ind
on
Seneca H Burton
Alliance ry Teignmouth Vau Win eathd
eEdenbridge
Av
JAMES
.
Cayuga gha dley ale Peregrine
re GARDENS SMYTHE PARK n
st ld D
Hilldale
El
P
Edinborough
Cranle
Ma
Holland Park
Winona
rt
Humewood Cheerywood
CEDARVALE Stra
.
ria Roundtree
Earlscourt
We
Ha Texe arve
Scar
Morrison
Handel
O'Leary t
Glamis
Winnett
Lap
Feltham
yba
Kinghorn
Atlas
Harvie
lley
2.3. Transportation Networks
Nairn
Th
Silverthorn
RAVINE
Duern
LAMBTON Alg
Blackthorn
Earlsdale
Rosethorn
Boon
Sellers
igh
st
.
Jane St.
p
nk
eva
Rosecliffe
e
l
LANDS
Roseneath
Day
Lower Village
Cloverdale Chambers
hil
McRoberts
GOLF COURSE Rockcliffe McCormack
on
lett
Valewood
.
Ki
Cl
Old Weston
An
Prescott
Turnberry
Gilbert
g
ge
Delemere
ax
Ed
ng
gle Hursting
Rockcliffe
Hope
Ed
Pi Foxwell Estoril Earnscliffe
Lonsmount
Rd.
sle
to
ne
sw
Westmount
Rd.
y Maplewood
Union
n
Northcliffe
Glenholme
W hu Terry Braga
a
Goodwood
Brom
Ravenal
Blakley
Glen Scarlett
Criscoe
Eileen
Arlington
Rockwell
y
im
Park
Royal
ce
Pinewood
Lauder
Wychwood
Rushton
Vaughan
Runnymede
bl Norman
Mildre
Pritchard Glenhurst
Kenwood
Eileen
ren
s
Ascot
Elvin
et Howick
me
The study area is well connected to the rest of the city and to
ley
Lambeth
Robina
Batavia
on
Mariposa
ley
Raglan
Bernic
Flo
Mould
Sy
Homeview
Crang
Harris
e Henrietta
.
Lamb
Ash
d
eth White Norton
Hilldowntree
Str ath
regional transit routes. Dundas West is within Ward 18 which
Hu mb er LAMBTON PARK
s St. Clair Av. W.
Townsley
St. Clair Av. W.
a
Oakwood Av.
H
..
Chestnut Hills d
Old Stock
n o r
es
u
has a high level of transit use. Forty–one percent of residents Bigga
Christie
beth Du
Go
ley Hea nslow Talbot MacKay
Old Weston
EARLSCOURT Ellsworth
g
Lam
Islington Av.
Old Ryding
ch ill 7 Hocken
or
Ly
Wychwood
o
Yards
Highview
Bathurst St.
Wim
Greenlaw
Ford
th
Keele St.
Earlington
Exeter
43 PARK Rosemount
ch
Fin e H Old Benson nd
Ge
Chestnut Hills
Viaitalia
Osler
Hilton
Va rne
C commute to work by transit, compared with a thirty percent
W . D u West Toronto g to n hu
Laughton
n a t. n in
Cawthra
Humbercrest
Mulock
S das Burl Helena
St
Br
r nte Rutland
Gillespie
rst
rsit
d s
e da
Winona
ble
Uxbridge
o n Ilford
nd
rbu u
alo
H ho D
Wells Hill
14
Brookside
Sp
r Thorndale Jillson M
y
in y Connolly Alcina
city average. For non–work trips area residents use transit for a
rla
ton
Priscilla
n
Wilard
Dun r ia
Mcclinchy
r
b
Watson
ss Tyrrel
Roy nt
ing
Ro ham Government a Morland das
Nina
od
ETIENNE
Clendenan
McFa
t King
Braemore
Regal
Wil
nS Davenport Ashburnham
Mou
al
ng 8
mo
McMu rray
St.
Burnside
Bracondale Hill
est
hwo
tti
Marquis
thirty–one percent of all trips, compared to nineteen percent BRULE Va Rexford
Lyndhurst
W. 39 Hi
Miller
Ellio
Juncton
tsh
k
un
Hillcrest
sway
No Oa
rcr
Vine
dena
St Johns Aust
Westmoreland
Walford
PARK
Dunedin
t
llcrest
Wyc
Strath
ir
l in
da
.
Shand
.
ut
Va Valle
Valiant
tt
e
city average. Streetcar lines run along Dundas West and College Beaver
Sun
Jack Marc
Evelyn
Wiltshire
St Clarens
Priscilla
Ce
.
Vernon
Bartlett
son
Pasa
rsit
Laws
h
Delaware
Pelham m
Wilard
Somerest
Beresford
o
Quebec
Donnybrook unt Davenport Rd.
Bristol
Salem
St Marks Maher Chandos
Queen Anne
36 Kings
Thornhill
ley
y
Princeton
Fairview
e
Ashworth
Westholme
Brumell
Oak Cariboo
Brentwood
Durie
ok
ose
Melita
The
bro t
Minho
.
All yalis
Osler
Annette 11
Edwin
y
Lambertlodge
Highgate
Kings
. MAGWOOD PARK
str
Montye
Ossington streets; and, the Bloor subway line and a Go station
in Queen 16 Geary Wychcrest
Lo
an
Grove
We
Hugo Geary
K
Medland
Melita Bridgma
Mavety
w ay Baby Point Humbercrest Annette Jennings
Jane St.
are a short distance to the north of the area.
Aziel
Lane Lincoln Dupont
LynnegroveTremayne
Delaware
Dupont St.
Upland
Bartlett
n d Mac
Indian Grove
Concord
Indian
uir o
Franklin
Westmoreland
Langm
Willingdon
ym Webb Rowland
Symington
Salem
R a
Keele St.
Campbell
Brunswick
int Gregor Melville
Runnymede
TOM RILEY
Howland
Belvedere Baby Po Humberside
Bridge
Methuen 29 Vermont
Rossmore
Woodside
Armadale
King
Willowvale
Albany
Ardagh
Kings Lynn
PARK Lappin
Palmerston
Wilgar Geor Harshaw Kenneth Yarmouth
M
Gladstone
ges Glenwood ne
Christie
Active transportation is higher than the city average as well: Hallam
Jackson
Hills
on
view
.
n n Palmerston
.
White Oak Lessard Millicent
Windermere
t
ly y Garnet
view
Wendover
es
Jerome
Ward
w
tg
Abe
Pi an
Humberview e n
Cr
Ev Olive
twelve percent work and nineteen non-work trips arePnon–
rfoy Birchview do lyn Abbott Abbott
om
Armstrong Wells
den
Essex
ne
Greenview
le n
High Park
3
Halford
Perth
e Rivercrest
Glendonwynne
Gl Eve Follis
ery
Indian
Old Mill
Beresford
Margueretta
Bloor St. W. Wallace
Old Mill
Humber
Clen
Colbeck
Shaw
Glenlake
Dorval
Pendrith
St Clarens
motorized, compared with eight and ten percent city wide c Barton 2
Brentwood
Mountview
Durie
Armadale
Gardenvale
Thompson
Glenlake othi
Emerson
Shanly
Monkton
Kennedy
Bermuda
Oakmount
Wanda
Vanellan
Cliveden
Russett
Pauline
Old Mill
Pacific
PARK LAWN Ernest Paton
Willard
G
Quebec
Lothian
Durban
P as
Brock
Wade
Meadowvale Elora CHRISTIE
Carling
respectively. Dundas West is not well served for cycling
.
Eagle
Dalton
17
Humbervale
.
Ashton Manor edy Edna BLOOR Rankin 9 57 Northumberland
58
there are few bike lanes that connect to the street. College
Tray
Van Dusen
Harcro
n
Prince Edward Dr.
Bloor St. W.
Crawford
Edgemore
13 12
Rushholme
Orchard
67s
.
m
SpringbrookS
Alhambra
HIGH
Indian
crest and Lansdowne have sharrows and the Dundas bridge has
Athlone
Grove
Oatend Bloor St. W.
Havelock
Brock
ore
pr
Lippincott
Sterlin
Larkin Indian Tr
Parkside Dr.
mpu
m
dow
ft
Pert
Dufferin St.
Montrose
Ballacaine
in
o
Mayfield 4 BICKFORD Lennox
St Helens
44
Margueretta
Mea 22
Hazelridge
ay ig
Adelp g G Glenroy Oly
so
PARK
Riverwood
pson Croatia
W rk
W end
Radford
Dac
.
bike lanes to the west of the BIA area. The neighbourhood is
St Clarens
Mo
m Glenaden
Windermere
h
h a a h o PARK
s Pa
ns
r Ridout
ge
T ie
Shaw Shaw
TRAVEL de CHARACTERISTICS Suss
g
Kennedy
TRAVEL CHARACTERISTICS Verbena Hepbourne
Lansdowne Av.
tch en
Grace
Runnymede
P
Gd
re
n Winston Boustead Herrick
Beresford
Rivers
Lod
Brock
Elli
Hazelbrae Dufferin
Indian
relatively convenient for automobile use with a close connection
Lavinia
Jersey
Indian Harbord S
Palisades
ule
Sunnylea Ivy
Roncesvalles Av.
Durie
Sterling
18 Kingslea L Toronto Sunnybro ok w
Br
Sil
ea ro
West
Cobourg
59
orne
No. Sout % No. %
ide
or
n per Household No.
4
% %
Dumbarton Sevenoaks
.
Greenview
Park
ve
to the Gardiner Expressway at Jameson Street.
h King
Stockbridge
SaybrookVehicles
Vehicles a Reid
lroHousehold 5 Manor 0.8 P
slea per
P
0.8 Vehicles per Household 1.1
ard Dewson
r
per Vehicles Household 1.1 M
y per Sylvan
.
Licensed
Licensed Drivers per Household 1.3 Licensed
Licensed Drivers
Drivers per
per Household 1.5 Morningside How Marmaduke nd ay HARBORD
Lothian
Placid
Colb
Lillibet
Lora
g
PARK
rk
Daily Trips per Capita 1.7 Trips per Capita 2.0
Lippincott
Hig w
Dovercourt Rd.
Daily Trips per Capita 1.7 Daily Trips per Capita 2.0 h
Palmerston
Brunswick
Park
Gladfern
k
Bay
rin
Kirk Bradden e Waller r Lindsey Dews on
Markham
Sou
Manning
Pa
Daily
Daily Work
Work TripsTrips 38,412
38,412 Daily
Daily Work
Work R idgWork
Trips
r Trips
1,915,584
1,915,584 11 Constance Pa 62
9 Kenridge Bernice
ide
umbe Rof
Borden
hill
Clinton
Norseman
Sp
ofivWork
49 Columbus
Percentage
Percentage of of Work
Work Trips
Trips by by Auto 47%
47% HPercentage erw Trips
Trips by by Auto 62%
Bonar College St.
hill
Euclid
Howard
Auto Percentage Auto 62%
Wo
Work o RENNIE
Croft
od by Grenadier
ers
Islington Av.
Grenadi
Darlington
Percentage
Percentage of of Work
Work Trips
Trips by by Transit 41% Percentage
gs Poiof ntWork Trips by Transit 30%
th K iversid
Larstone Transit
Fairmar43,888 41% Daily KinNon-Work
Percentage of Trips Transit 30%
C e ntre
FRED
rthi
..
Riv
Lillibet
Badge
Stephen
ray
Percentage
Percentage r of of Non-Work
Non-Work Trips Trips by
by Auto
Auto 50%
50% Percentage
Percentage of of Non-Work
Non-Work Trips by Auto
Auto 71%
71% Sully
38
ings e
ngt
Glenn Arthur
Percentage
Percentage of of Non-Work
Non-Work Trips Trips by
by Transit Bethn31%al Percentage B of
of Non-Work Trips
Trips byby Transit 19% Westminster Shannon PARK Coodge
R
er Woo
ing RTrips
Roxton
.
on
Augusta
Percentage of of Work
Work Trips
Trips Within
Within Ward
Ward 7% Percentage of Work Trips Within
Within Ward
Ward Cinder
Fermanagh Wabash Hickson St Annes Churchill P
Percentage 7% Work lbo
Coney idgeWithin
Co Win uthpor
way
Greenmount
Shaw
Percentage
Percentage of of Work
Work Trips
Trips Within
Within Toronto 85%
85% Percentage
Percentage of of Work
Work Trips Within Toronto 78% Henders on
Ellis Swanse
Berry k
Lukow
Berry High Park Oxford
skir
Lisgar
r Va
Crawford Crawford
Lakeview
Newholm
rne
Montrose
Shirley Mansfield
Sheridan
14
Royal York Rd.
Kinsdale
Rive Stone Orm Wright
iew
ill
Beatrice
Castlebar
65
.
Source: 2006 Transportation
Transportation Tomorrow
Tomorrow Survey
Survey
Aberlady
Beaucourt
Leonard
Source: 2006
Spr
Kinsdale Nassau
dland
Sunnyside
a g a Wyndham Harrison Treford
Grace
Oakfield t Algonquin
So
Note -- Estimates of trips in the City and in each ward are based on
Kethe TTS sample and the population counted
s by the Census.
t The Collahie M
Sorauren
nyv
Glendale
ywell Heatherdale
Ripley
Grove
ac 4
Bellevue
caveats
caveats regarding
regarding the population undercount that are noted on the "POPULATION" page page of
of the
the profile
profile will also apply
apply to
to the
the estimates
estimates of
ing
ian
Skey Lane
Brock
Bentley
will of
K
Ossington Av.
Bank Stonehouse en Plymouth
.
Yorkview
trips. Doddington Cloverhill Garden
ere
Lodge
trips.
Ind
zie Dundas St. W.
Rosemeade
Holbrooke
West
Carlyle Wale
Gladstone
.
Ellis Cross
Park Lawn
Work
Work Trips
Trips Cannon Gordon
SOUTH HUMBER Rolyat
Bathurst St.
Edgecroft Garden Galley
Woodford Park
.
TRINITY
t
Palmerston
Rothsay
Mcintosh
Smithfield
Florence
2010 Cycling Map - Legend
. .. .
Afton Halton
a
PARK Parkdale
Bank
Athol BELLWOODS
Parker
.
Loma
e Uno Foxley
Aldgate
MacDonell
ran HUMBER MARSHES
Ashmore
Manning
Cunningham
Stephen
Merrick
Beaconsfield
PARK
Berl
Frances
St Mathias
Guthrie
Gore Vale
ch Grange
Ward 18
18 -- 2006
2006 City of
of Toronto
Toronto -- 2006 2006
Northcote
o
Ward City Marion Argyle
Argyle
Winslow Moynes
Others
Alma
Brookfield
C Lorne Seaforth
Ryerson
Denison
Claremont
Av
Others
Tenby
Fuller
Inverness Lobb
Fennings
Bellwoods
Burma
Daniels
Lisgar
12% Others
Harvard
o
O'Hara
Maple
Lady
Peel
Sm
s 8%Ringley
Un rk
nP
Auto 8%
Bike Lanes
Strick
Auto
Robinson Carr Stairway w
Givins
Noble
Rosewood Auto Grafton grove 13
The Queensway 62% 8
land
47% Auto
o
ith
47%
18
Wilson Park
ueensway
62%
Inverleigh
Morgan
Penhurst
Wolseley
Dayton
Contra-FlowLogie 70
Wesley
Queen St.
Triller
W. Bike Lanes Bicycle St
Milton
Beaverdale
Portland
Milky Way
Canmotor
Laxton
Taymall
Dowling
Plastics
Richmond St.
Maud
Brussels
Shaw
Crawford
Sharrows Bicycle Lo
Machell
Tyndall Gwynne
Laidlaw
Beaty
Strachan
.
Transit
Dalesford
Massey
Maynard
Melbourne
W
Stafford
Transit
Leopold
Stanley
Transit
Transit Dalesford 30%
30% Mitchell
Save
Grove
Sudb Shared Roadways 23 Adelaide
.
41%
Tecumseth
2010 Cycling Map - Legend
vd
Elm
ury– Signed,
Shank on-street routes
Niag lnut
Cremorne
King St. W.
Bl
Whitaker
Oxford
Lake Ontario
Oxford
Wa
Non-Work
Non-Work Trips Glenavon Do
e
Distin
Trips Bicycle Re
Alan
ara
Major Multi-use Pathway
Wes uro Canniff
Jameson
rad
or
Carnarvon
3
Grand
Manitoba Stewart
Jefferson
tern
.
Garroch
Sh
Wesley
Pa
Strachan
Hanna
Close
Atlantic
Pa
Cowan
ttePathway with Bike Gutters
Spencer
n CAN-BIKE
Pardee
Minor
Dunn
City of Toronto -- 2006
ry
ne
r
Ward 18 - 2006
21
Milton
Mowat
Draper
Temple
ari
Newcastle
Sp PARK
Fraser
urvter
La
Oa
aw
. .
M
Others
Others Portland b o r g Contra-Flow Bike
Thorburn Lanes Park Roads Bicycle Ordance
Station Public Par
n
Ourland
r sm
Hay Ha luewa rviewOthers hu Front
Willowbrook
19%
La
19% Auto Others
an rst
B rbou
Auto 10% Auto
ke
ay FORT YORK
St George
Brunswick
. .P
10% Auto
O'Donnell
50%
Simpson ssw Suggested On-Street
Bicycle Routes
Locker – Quiet
Locations
Windsor
Sharrows
Expre
50%
a 71%
r Public Wa
Le
H ba
F. G. GardineEXHIBITION
71%
Merriday Newcastle ster Sh Manito
residential streets Garrison
ork
Nunavut New
Nova
gi
Scotia
Harold
..P ..
ore Shared Bicycle Specialty Shops Fort Y
Bur Alb
ia EXHIBITION
on
e
nch ll tor Roadways
..
Alden
Ma Cave VicA Lou P B Britishon-street routes an Connections – SuggestedFlinks between Police Sta
ling ert
Transit – Signed,
lvdColumbia c PLACE le Housey
Blu
tchew ebe e
Canada
lex is
Transit
Aq Saska Qu t
19%
19% ua . Multi-use off-road paths and other bikeways, or
ton
Vic rior
Alberta
eG
Transit
Transit
d k PathwayPrinces across
Prin ces barriers,
major 400 series Lake
GO Station
tor
er . on
oos
pe
NFLD Ontario
31%
31%
highways. May entail travel on busy,
P
.
Stanley Minor Multi-use PathwayEPrince major roads CAN-BIKE Course Locations Bishop
e
w a
.
Su rd Tutu
Elizabeth
LITTLE
Queens
pe BELL PARK
Place
.
Drummond
Islington Av
Little ium
k
mr ar TTC Statio
PARK
8 P Sweeny Sterling Finlayson &Co CORONATION
Architects Inc.
Stad
Vanevery Mimico ose y Reme mbra nce
Allen B a Suggested On-Street Routes – Quiet Connecting Bikeways PARK
Nor
r residential streets Public Washrooms TTC Statio
be
k Rd.
Macdonald
way
Su m
Hillside Hillside mm Hu Connections – Suggested links between Path/Road Intersections
Police Stations Roadway
erh
eld
Little Portugal
Liberty Village
Dundas West Business Improvement Area Urban Design Study December 2010 9
2.5. Population
Storeys
1 to 4
5 to 12
13 to 29
>= 30
10,000
5,000
1,000
Dundas West Business Improvement Area Urban Design Study December 2010 11
Air Photo of the Neighbourhood
Dundas West Business Improvement Area Urban Design Study December 2010 15
East BIA Area
The East BIA area continues the urban pattern from the west.
Dufferin is a major north-south connector. St. Anne’s Church
and the Cadbury factory are significant landmarks just north
of the area. A few taller buildings can be seen off the main
street.: The TCHC McCormick Park housing complex in the South
West, an apartment tower beside St. Anne’s and some low-rise
apartments in the North East. The main street is predominantly
mixed use with a few single family residential properties
fronting Dundas at the East end.
LUMBERVALE AVENUE
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
E
T
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
Residential Anomalies
One-sided Mixed-use
MACKENZIE CRESCENT
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 17
The orientations of the buildings and lots lay either With the exception of the TCHC McCormick Park housing
2.11. Built Form perpendicular to Dundas West or to the surrounding streets. complex and a few small parking lots, Dundas West has a strong
For example, the buildings and lots on block hit the street at continuous street edge.
a right angle. One block west, the buildings and lots are at a
The map below shows the orientation of the buildings in right angle to the streets north and south. The angle of these
DuWest in relation to the street and in relation to the lot. buildings creates interesting conditions along the street and
Buildings are generally positioned at the front lot line, up challenging lot shapes at corners.
against the public right of way. This provides enclosure and
defines the public space of the street.
Built Form
LUMBERVALE AVENUE
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
TE
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
built form
built form FRANKISH AVENUE
MACKENZIE CRESCENT
BANK STREET
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
LUMBERVALE AVENUE
Era of Development
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
TE
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
1901-1915 1961-1975
1916-1930 1976-2008
MACKENZIE CRESCENT
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 19
Five taller (six–seven storey) residential buildings are located The context area has a low proportion of apartment buildings
2.13. Building Heights on either side of Dundas west within the neighbourhood. There over five storeys when compared with the city average. Only
is presently only one midrise building within the study area seventeen percent of the private dwellings are in buildings over
along Dundas Street West: the TCHC McCormick Park housing five storeys compared with a city average of thirty eight percent.
As seen below, buildings are predominantly two and three complex. A six storey housing slab near Dundas and Dufferin The area has a slightly higher than average rental tenure: fifty
storeys tall – minimally lower than the maximum heights Streets. three percent of dwellings are rented, compared with a forty five
outlined in municipal zoning. A few under-utilized, one-storey percent city average.
buildings are located on corners and house auto-oriented
services.
Building Heights
LUMBERVALE AVENUE
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
6 8
LOCK
STRE
MOUTRAY STREET
E
T
ATKINS AVENUE
6
7 FISHER STREET
DUN
DAS
STR
E ST ANNES ROAD
ET W
EST 14
HICKSON STREET
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
6
E
SHIRLEY STREET
6
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
two storeys
three storeys
MACKENZIE CRESCENT
LISGAR STREET
six + storeys DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
16
16 m
10 m
6.5 m
ground
16 m
10 m
6.5 m
ground
Dundas West Business Improvement Area Urban Design Study December 2010 21
Approximately half of the blocks within the study area are
2.14. Surface Parking &Rear Lanes serviced by rear lanes. These lanes provide service access and
parking in some cases. Lanes creates an additional buffer
between the commercial/mixed buildings on the main street
The number of surface parking lots in the area is not excessive. and the surrounding residential areas. Due to the irregular and
All of the surface lots in the area are privately controlled. Future shallow lot configuration and jagged rear property lines along
development should be considered on existing surface lots, Dundas W., creating new rear lanes would be difficult.
particularly the ones with long frontages along Dundas West.
Underground parking should be encouraged.
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
E
T
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
BANK STREET
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
LUMBERVALE AVENUE
Actual Land Use
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
TE
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
mixed-use
commercial
MACKENZIE CRESCENT
LISGAR STREET
park space DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 23
24 Sweeny Sterling Finlayson &Co Architects Inc.
3. Policy Context
The previous section described, a comprehensive assessment of The Streetscape study examined the quality of the public realm
the local conditions, including: the detailed pattern of land use in DuWest and presented a strategy for lighting, sidewalks, and
and urban design; built densities; transit; roads; parking; public planting. This study extends this analysis from the sidewalks
utilities; character and viability of commercial activities; local into the scale of the lots and blocks and looks at development
heritage resources; unique local natural or built features; and potential that works with the upcoming streetscape redesign.
the physical character of the adjacent neighbourhood.
Summarized below are the provincial, municipal and local
This section describes and builds on the directions of the City’s policies that affect the future built realm of the Dundas West
Official Plan policies by reviewing previous City initiatives BIA.
including the Provincial Policy Statement,Growth Plan for
the Greater Golden Horseshoe, Official Plan, In Place Zoning
By-laws, New Draft Harmonized Zoning By-Law, Avenues and
Mid-Rise Buildings Study, Main Streets Initiative, Mid-Rise
Symposium, completed Avenue Studies, Heritage Conservation
Districts, Transit City, Living Downtown—Tall Buildings Study,
Toronto Green Standards, Green Roof By-law, and Vibrant Street
Manual.
This Urban Design Study connects the dots between the BIA
Branding Study completed by &Co and the Streetscape Strategy
completed by PMA Landscape Architects Ltd. It should be read
in conjunction with these documents.
Dundas West Business Improvement Area Urban Design Study December 2010 25
3.2.2 Provincial Policy Statement (PPS) The
3.2. Province of Ontario Grea
The Provincial Policy Statement (PPS) directs a significant
portion of new growth to the built-up areas of the community More
3.2.1 The Planning Act through intensification. Intensification is defined as the will
development of a property, site or area within existing built-up com
The Province of Ontario provides rules and regulations in the areas at a higher density than currently exists. This approach econ
Planning Act which describe how planning processes should directs growth to where the capacity exists to accommodate it, equi
be dealt with, how land uses may be controlled and by whom. making efficient use of existing infrastructure. work
The Planning Act grants the City the power to create Official be e
Plans and Zoning By-laws which in turn provide direction to the The PPS similarly directs that a land use pattern, density and the
various officials, staff members and other authorities involved mix of uses should be promoted that minimizes vehicle trips, sust
in the planning and development decision making process. The and that supports the development of viable choices and plans a pla
Planning Act sets out approval processes for land development for public transit and other transportation modes. livin
and the minimum requirements for public consultation, and sets
out appeal rights to the Ontario Municipal Board. According to the Provincial Policy Statement efficient
The
development patterns optimize the use of land, resources and
is a
public investment in infrastructure and public service facilities.
Provincial Policy Statement
Growth Plan According to policy 1.1.1, healthy, liveable and safe communities
PROVINCIAL Draft Regional Transportation Plan are sustained by, among other matters
* Promoting efficient development and land use patterns
which sustain the financial well being of the Province and
Official Plan municipalities over the long term;
MUNICIPAL Transit City * Accommodating an appropriate range and mix of
Avenues & Midrise Building Study residential, employment (including industrial, commercial
and institutional uses), recreational and open space uses Source:
Note: Some Province oftoOntario,
information used Places
produce this map to Grow
was sourced from various municipal official plans. The
information displayed on this map is not to scale, does not accurately reflect approved land-use and
Dundas West BIA Branding Study to meet long term needs; and, planning boundaries, and may be out of date. For more information on precise boundaries, the appropriate
municipality should be consulted. For more information on Greenbelt Area boundaries, the Greenbelt Plan
Dundas West BIA Streetscape Study * Promoting cost-effective development standards to 2005 should be consulted. The Province of Ontario assumes no responsibility or liability for any
AREA SPECIFIC minimize land consumption and servicing costs. consequences of any use made of this map.
Dundas West BIA Urban Design Study
The Plan defines intensification as the development of vacant The OP Policy 2.2.3.1 states: reurbanizing the Avenues will
of under-utilized lots within previously developed areas, infill be achieved through the preparation of Avenue Studies for
development, and expansion or conversion of existing buildings. strategic mixed use segments of the corridors. The OP futher
states that “Avenues that are characterized by one or two storey
Because DuWest is well-serviced by streetcars, it is a prime commercial buildings, vacant and under utilized lands and large
strip for intensification. According to the Growth Plan, areas areas of surface parking will be priorities for future Avenues
such as Dundas West should also work to increase sustainable Studies.
transport, increase residential density and options, and
employment opportunities.
Dundas West Business Improvement Area Urban Design Study December 2010 27
STEELES STEELES
GORDON
VICTORIA PARK
MARTIN GROVE
YONGE
BAKER
BIRCHMOUNT
MIDDLEFIELD
FE
McNI
MILLS
SEWELLS
N
PHARMACY
ISLINGTON
BATHURST
REESOR
NORFINCH
TAPSCOTT
M
McCOWAN
MARKHAM
DUFFERIN
SIGNET
CO
KENNEDY
AR
MIDLAND
BAYVIEW
BEARE
WARDEN
BRIMLEY
N
HWY 400
ALNESS
KIPLING
WESTO
LL
LESLIE
JANE
DREWRY CUMMER McNICOLL
N
DO
AL
BIO
N
FINCH
OOD
MEADOWVALE
KEELE
W
S FINCH
WILLOWDALE
WILMINGTON
OAKDALE
HWY 404
H ES
LS
EL
HWY 427
EW
HWY 27
SENLAC
C
S
ARROW
HUNTINGWOOD
MORNINGSIDE
EV IN
RN
McL
SON
SHEPPARD U
ET HB
BARTOR
NUGG
WILSON HEIGHTS
NEIL
WAS
SHEPPARD
RE
XD CONSUMERS
AL
E
CLAYSON
MILNER
SIT
HWY 401
TRAN
TRAIL
RY
WILSON YORK MILLS PROGRESS MILITA
SCARBOROUGH G.C.
BELFIELD HWY 401 ELLESMERE
HWY 409 BRIDGELAND
CARLINGVIEW
ORTON PARK
PORT UNION
A
Y2
BELLAMY
HW
BL
DIXON
AC
SKYW
K
LAWRENCE
CR
SCAR
W
ES
AY
EE LAWRENCE
THE WESTWAY TR
TO
K
LETT
ET GLENCAIRN
HE
N
WE
MANSE
NIA
Y
ALLEN
SLOANE
CALEDO
RD
FO
EGLINTON WYN
EY
ORIOLE
RENFORTH
ST. DENNIS
BERMONDS
EGLINTON GUILDWOOD
HWY 427
VA
LAIRD
U
G
H
DAVISVILLE
AN
ROGERS
H
OVERLEA
RT
O
NF
RATHBURN
MOORE
DA
ST.CLAIR
ST.CLAIR
NDAS
BURNHAMTHORPE DU DAVENP
ORT
O'CONNOR
WY
N
WEST MALL
RUNNYMEDE
TO
GREENWOOD
COSBURN
GS
MT.PLEASANT
PK
MALL
EAST
ANNETTE
DONLANDS
WOODBINE
CHRISTIE
KIN
ST.GEORGE
DUPONT
COXWELL
LEY
IEW
MORTIMER LUMSDEN
BEDFORD
AVENUE
ES
DV
VAL
DOVERCOURT
PAPE
MAIN
DAW
BLOOR
OSSINGTON
OA
DON
BR
R
BLOOR VA OSE DANFORTH
LL DA
EY LE
S. KI
DUNDAS HARBORD
RONCESVALLES
WELLESLEY GERRARD
NGSW
PARKSIDE
SHORN-
LANSDOWNE
SHERBOURNE
CLIFFE
PARLIAMENT
COLLEGE
DUFFERIN
UNIVERSITY
AY
SPADINA
CHURCH
GERRARD
JARVIS
NORTH QUEEN DUNDAS
PA WN
JONES
CARLAW
LA
BAY
RK
ER
SHUT
THE QUEENSWAY QUEEN
RICHMOND
GARDINER EXPWY ADELAIDE
KING EASTERN
STRACHAN
W EVANS T
QE
WELLINGTON FRON E
SHOR
HUMBER BAY GARDINER EXPWY LAKE LAKE ONTARIO
BROWN'S LINE
QUAY
QUEENS
ROYAL YORK
LAKE SHORE
HORNER
LAKE SHORE
TORONTO
INNER HARBOUR Avenues
Centres
TORONTO
Employment Districts
OUTER HARBOUR
Not to Scale
The residential areas on either side of Dundas West City Council recently adopted Official Plan Amendment 72 which
are considered neighbourhoods in the Official Plan. is intended to bring the Official Plan into conformity with the
Neighbourhoods are defined as physically stable areas made up provincial Growth Plan. Among the new policies added is that
of residential uses in lower scale buildings. Toronto will accommodate 3.08 million residents by 2031.
The Toronto Official Plan provides a policy framework to Although the Official Plan acknowledges growth and identifies
ensure that planned intensification is sensitive to existing the Avenues as one of the growth areas. It does not specify
Neighbourhoods. specific targets for growth. In the case of the Dundas West area
* Development in Mixed Use Areas adjacent or close to or even Ward 18, where there has been little to no growth, the
Neighbourhoods will: Official Plan does not specify the anticipated growth or even the
* Be compatible with those Neighbourhoods; capacity for growth in these areas.
* Provide a gradual transition of scale and density through
stepping down and setbacks; Housing
Toronto’s Housing on Main Streets (1990) * Maintain adequate light and privacy for Neighbourhood The OP states that adequate and affordable housing is a basic
Dundas West was identified as a Main Street with the residents; and, requirement for everyone.
potential for growth since the early 1990’s. Toronto’s * Attenuate traffic and parking impacts on adjacent
Housing on Main Streets Office initiated a design Neighbourhood streets. The Housing (Section 3.2.1) of the OP states:
competition to explore the potential for growth along
Toronto’s Main Streets. The Main Streets initiative The City will undertake Avenue Studies to establish a framework 1. A full range of housing, in terms of form, tenure and
focused on how to achieve housing along the avenues for change tailored to each Avenue context. For development affordability, across the city and within neighbourhoods, will be
with fine grained retail at grade without advocating in Mixed use Areas along Avenues prior to an Avenue Study, provided and maintained to meet the current and future needs
wholesale redevelopment of the corridors. At the time the proponent must undertake a Segment Study that will of residents.
many of the main streets had zoning that limited build- assess impacts of development, including impacts related to
ing heights to 45 feet or 4.5 storeys and often had large neighbourhoods and on infrastructure. 2. The existing stock of housing will be maintained and
set-backs that prohibited new development. replenished. New housing supply will be encouraged through
The OP recognizes that neighbourhoods will not be frozen in intensification and infill that is consistent with this Plan.
The judges of the competition provided a series of time and will benefit from directing growth to the Avenues
recommendations to revitalize the main streets that are by enjoying better transit service, greater housing choices, The Official Plan does not make any recommendations for how,
still relevant today: Jane Jacobs emphasized encourag- increased shopping opportunities, an improved pedestrian an area like Dundas West, could encourage new housing, a
ing commercial opportunities; Anne Vernez Moudon environment and other advantages. (Section 2.3.1) The OP also wider diversity of housing types and tenures, or how to create
acknowledged that towers might be appropriate in spe- states that “In growth areas, such as Centres and Avenues, the affordable housing.
cial locations; Kees Christiaanse emphasized flexible planned context generally anticipates change” (Section 3.1.2)
built form guidelines that would encourage a diversity
of forms and housing types. None of these recommen-
dations were advanced.
Dundas West Business Improvement Area Urban Design Study December 2010 29
Economics Mixed Use
Section 3.5.1,1, Supporting the Foundations of Competitiveness, The Toronto Official Plan describes Mixed Use Areas as areas
of the OP states: Economic opportunities will grow with the that combine residential uses, offices, retail and services,
success of this Plan’s strategy to manage growth and change in institutions, entertainment, recreation and parks;
ways that guide development to parts of the City where it will * Such a mix of uses allows people to live, work, shop and
be most suitable and facilitate this development through clear, play in the same area;
easily understood rules. * Mixed Use Areas will absorb much of the anticipated new
housing growth, particularly along Avenues.
The OP envisions new shopping streets emerging as the
Avenues develop and mature. These shopping streets are The OP directs that development in Mixed Use Areas will:
centers of community activity and support community life and * Create a balance of uses that meets the needs of the local
everyday essentials. The OP states that it reinforces the role of community;
traditional shopping streets in communities as the retail fabric * Locate and mass new buildings appropriately to provide a
of the City continues to evolve. transition between areas of different intensity and scale;
to adequately limit shadow impacts; and to frame the
The Official Plan does not specify how these economic goals edges of streets and parks;
relate to built form, housing supply or density. On issues such * Provide an attractive, comfortable and safe pedestrian
as commercial taxes, which limit much of the retail activity on environment;
main streets, the Official Plan is silent. * Take advantage of nearby transit services;
* Provide good site access and adequate parking.
Two deterrents to main street revitalization on the Avenues are
high property taxes and capital gains tax. The City of Toronto The Dundas West BIA area is identified in the Official Plan as a
is heavily dependent on property tax for revenue. In Toronto, Mixed Use Area as well as an Avenue. The BIA area generally
the current commercial property tax rate is five times higher conforms with the mixed use aspirations of the OP.
than the residential rate. In addition, capital gains tax can
deter revitalization due to the back taxes owed on property
depreciation.
Zoning By-laws regulate use of land and construction of The zoning maps are coloured by their general landuse Floor Area Ratio is a measurement of built-form density that is
buildings and apply the Official Plan on a “site-specific” basis. categories such as Residential, Industrial or Mixed Use as expressed as the gross floor area of a building divided by the
Zoning by-laws define what can be built on a property, for shown in the legends. The zoning categories are labelled for net area of its site. Thus a one-storey building that entirely
example: permitted uses of the site; density of development; each area. The table below describes the previous and amended covers its site has a FAR of 1:1, or 1x, or 1, whereas a two-storey
building heights and setbacks; parking and open space zoning codes for the Dundas West BIA area: building on the same site would have a FAR of 2:1 or 2x or 2.
requirements.
By-law Zone Density Density Split Standard
At its meeting of August 25 - 27 2010, Toronto City Council (Land Use) (FAR) (FAR) Set
enacted a new, single, city-wide zoning by-law. This zoning
project has been underway for five years. The Harmonized Previous MCR T2.5 C1.0 R2.0 —
Zoning By-Law consolidates the existing 43 zoning by-laws
from across the amalgamated city. Amended CR 2.5 (c1.0; r2.0) SS2
The zoning by-law and height overlay maps for the Dundas The previous MCR (now CR) zone symbol on the Zoning By-
West area are included in the next four pages of this document. law Maps represent (mixed) commercial-residential zones
The previous 438-86 by-law is shown next to the amended indicating the primary land uses permitted. The zone symbol
438-86 by-law for comparison purposes. Although the amended is followed by a numerical value representing the maximum
438-86 by-law is now the “in-place” by-law there are areas permitted floor area ratio (FAR) of all land uses on a lot. In the
within the study are that are not yet included in the amended case of a mixed land use designation like CR the maximum FAR
by-law and continue to be governed by the previous 438-86 is followed by one or both of the following in brackets:
zoning by-law. * The letter ‘c’ followed by a numerical value indicating the
maximum floor space index permitted for non-residential
http://www.toronto.ca/zoning/ uses on a lot; and
* The letter ‘r’ followed by a numerical value indicating the The zoning height overlay maps are simply describe the
maximum floor space index permitted for residential uses maximum permitted height limits for the different areas of the
on a lot. plan.
Dundas West Business Improvement Area Urban Design Study December 2010 31
3.3.3 Previous Zoning By-law: Land Use Most of the surrounded area is zoned for residential use with a
relatively low density of 1.0 FAR. The study area also includes
The previous by-law Zoning and Land Use Map below describes Industrial Land Use Areas in the west end surrounding the rail
the land use and density regulations for the Dundas West Area. line, Park Uses and other Mixed Use Areas along College Street.
The BIA area is almost completely within the MCR zone . The
area has a maximum FAR of 2.5 with a maximum of 1.0 FAR
commercial uses and 2.0 FAR residential uses.
R2 Z0.6 MCR
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
C1.0
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
Z1.0
RUSHHOLME ROAD
HAVE
R2.5
LOCK
STRE
R4 Z1.0
MOUTRAY STREET
E
T
I1 D2
I1 D2 G
ATKINS AVENUE
DUN
R2 Z0.6
DAS
STR
HICKSON STREET
MCR T2.5 C1.0 R2.0 EET W
EST
ST ANNES ROAD
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
I1 D2
ME
DRIV
E
SHIRLEY STREET
UT
NORTHERN PLACE
R4 Z1.0
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
Mixed-use
Industrial
MACKENZIE CRESCENT
G
Green space BANK STREET
LISGAR STREET
G
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
I1 D2 GORDON STREET
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
R (d1.0)
STRE
MOUTRAY STREET
E
T
EL2.0
ATKINS AVENUE
O R FISHER STREET
(d2.0)
DUN
R (d0.6)
DAS
STR
EET W ST ANNES ROAD
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
UT
NORTHERN PLACE
R (d1.0)
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
Mixed-use
Industrial
MACKENZIE CRESCENT
O
Open Space BANK STREET
O of This Bylaw
LISGAR STREET
Not part
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 33
3.3.5 Existing Zoning: Height
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
E
T
ATKINS AVENUE 10m
16m FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
16m
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
10m
RIDEAU AVENUE
COLLAHIE STREET
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
LUMBERVALE AVENUE
Municipal Height Zoning - Proposed
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
E
T
ATKINS AVENUE 10.0m
FISHER STREET
16.0m
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET 16.0m
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
10.0m
RIDEAU AVENUE
COLLAHIE STREET
LISGAR STREET
Not part of This Bylaw
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 35
3.3.7 Avenues and Mid-Rise Buildings Study The implementation of the Avenues’ vision has been dependant
2010 on individual Avenues Studies, sixteen of which have been
completed across the city to date. Even with new as-of-right
The Avenues and Mid-Rise Buildings Study was initiated to help zoning in those areas, there has been a slow response from the
implement the Official Plan objective of reurbanizing Toronto’s development community. The Avenues and Mid-Rise Buildings
arterial corridors. The main objective of this city-wide study Study is intended to be a faster and more pro-active Action Plan.
was to encourage future intensification along Toronto’s Avenues
that is compatible with the adjacent neighbourhoods through The report recommends that city staff use the Mid-Rise
appropriately scaled and designed mid-rise buildings. Performance Standards in reviewing proposals for a two
year monitoring period. During the monitoring period, an
The Study categorized the Avenues based on historic, cultural implementation strategy will be developed which will include
and built form characteristics, established a set of performance a review of existing zoning, the statutory five year review of the
standards for new mid-rise buildings and identified areas where Official Plan, and a new Urban Design Handbook, in order to
the performance standards should be applied. The Dundas West incorporate the Performance Standards in guidelines, policies or
BIA is identified in the study as one of the areas that these mid- new as-of-right zoning.
rise buildings guidelines should apply.
By the end of the two year monitoring period, staff will report
The Study describes Toronto’s Avenues as an integral part back to the Planning and Growth Management Committee on
of the urban fabric. Avenues serve as social and commercial the effectiveness of the Performance Standards and potential
centres and are intimately linked to the identity and vitality implementation measures as appropriate and necessary.
of the neighbourhoods that surround them. They are also part
of Toronto’s Official Plan growth management strategy and http://www.toronto.ca/planning/midrisestudy.htm
therefore it is important to anticipate and set the stage for an
appropriate, typically mid-rise, form of development. In the
City of Toronto, mid-rise buildings are defined in relation to the
adjacent street or Avenue and can rise no taller than the street
‘right-of-way’, which is generally between four and eleven
storeys.
North York
Scarborough
Etobicoke/York
Toronto &
East York
Dundas Not
Westto Scale
Business Improvement Area Urban Design Study December 2010 37
3.3.9 Character Areas in the Avenues The Study identifies the location and provides a description of Sections of Avenues may include significant built, cultural
the Character Area but does not provide area specific analysis and natural resources. These can be designated, listed or
The Avenues and Mid-Rise Buildings Study outlines areas and recommendations. simply identified as significant. Character Areas are typically
that are currently identified as Heritage Conservation on a much larger scale than individual heritage sites or even
Districts (HCDs), HCDs Under Study, or Areas that Warrant The Avenues and Mid-Rise Buildings Study includes a range heritage conservation districts.
Further Heritage Analysis, as well as creating an additional of Performances Standards which may be applied to these
consideration, identified as “Character Areas”. Character Areas. The intent was not to prohibit redevelopment A Character Area will be of significance for the Avenues if it
but to highlight the role that the existing context can play in demonstrates identifiable architectural, historic or cultural
Character Areas
Character Areas in the Avenues and Mid-Rise Buildings
Study were identified primarily through visual analysis and
shaping the form and function of new mid-rise buildings on the
Avenues.
themes associated with the underlying historical development
of the specific Avenue.
mapping areas that subjectively were assessed as having an
Avenues
existing identified
character that as having
should be considered in thebuilt
designform
of or cultural significance to the neighbourhood have generally been identified as
Character Areas. New buildings within Character Areas will relate to the existing street and built form context.
redevelopment projects on the Avenues.
Performance Standards
Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010
9,&725,$3$5.
'210,//6
%$7+8567
,1
'8))(5
<21*(
.((/(
-$1(
),1&+ ),1&+ ),1&+
),1&+
6+(33$5' 6+(33$5'
6+(33$5'
:,/621 :,/621
:,/621
$9(18(
:
(6
72
1
/$:5(1&( /$:5(1&(
/$:5(1&(
%$7+8567
,1
'8))(5
<21*(
:
(*/,1721
(6
72
1
(*/,1721 (*/,1721
(*/,1721
073/($6$17
%$<9,(: 125
1
67&/$,5 67&/$,5 21 72
2·& *6
.,1
'81'
$6 ,(:
'9
3$3(
2$
%5
72
&2//(*( *6
*(55$5' .,1
*(55$5'
'81'$6
48((16:$< '81'$6
48((16:$< 48((1 48((1 48((1
.,1* .,1*
Designated Heritage Conservation Districts
%$7+8567
25(
<21*(
/$.(6+
/$.(6+25(
Potential Heritage Conservation Districts
/(*(1'
Character Areas
/$.(6+25( 'HVLJQDWHG+HULWDJH&RQVHUYDWLRQ'LVWULFWV
3RWHQWLDO+HULWDJH&RQVHUYDWLRQ'LVWULFWV
Avenues (as per Official Plan Urban Structure Map)
&KDUDFWHU$UHDV
$YHQXHVDVSHU2IILFLDO3ODQ8UEDQ6WUXFWXUH0DS
Character Areas
$9(18(WRSWRERWWRP %$<9,(: &2//(*(*(55$5'OHIWWRULJKW (*/,1721OHIWWRULJKW -$1(WRSWRERWWRP .,1*6721WRSWRERWWRP /$:5(1&(OHIWWRULJKW 3$3( 521&(69$//(6 :(6721OHIWWRULJKW <21*(WRSWRERWWRP
/HGEXUQ%HGIRUG3DUN /HDVLGH %URFNWRQ (JOLQWRQ*UHHQZD\ -DQH²)LQFK :HVW+LOO :HVWRQ 3DSH9LOODJH 5RQFHVYDOOHV :HVWRQ %HGIRUG3DUN
'XIIHULQ*URYH (JOLQWRQ)ODWV -DQH²/DZUHQFH 6FDUERURXJK9LOODJH *OHQ3DUN/DZUHQFH+HLJKWV :HVWRQ$UHD3KDVH /DZUHQFH3DUN
Source: City of Toronto ,Avenues
%$7+8567 %/225 and Mid-Rise Buildings Study 2010
WRSWRERWWRP
:LOORZGDOH%DWKXUVW0DQRU
OHIWWRULJKW
7KH.LQJVZD\5R\DO<RUN
/LWWOH,WDO\
5LYHUGDOH$UHD3KDVH
6LOYHUWKRUQ
)DLUEDQN2DNZRRG .((/(
.LQJVWRQ²6W&ODLU
&OLIIFUHVW
%DWKXUVW²/DZUHQFH
<RQJH²/DZUHQFH
48((1OHIWWRULJKW
7KH4XHHQVZD\
6+(33$5'OHIWWRULJKW
/DQVLQJ
:HVWRQ6RXWK
0RXQW'HQQLV
<RQJH²(JOLQWRQ8SWRZQ
<RQJH
(DUO%DOHV3DUN %ORRU:HVW9LOODJH /HVOLHYLOOH &HGDUYDOH 'RZQVYLHZ &OLIIVLGHUHWDLOVWULS :HVW+LOO2OG.LQJVWRQ5RDG 3DUNGDOH4XHHQ:HVW :LOORZGDOH 'DYLVYLOOH'DYLVYLOOH9LOODJH
%DWKXUVW²/DZUHQFH:LOVRQ +LJK3DUN *HUUDUG,QGLD%D]DDU )RUHVW+LOO8SSHU9LOODJH &OLIIVLGH %HDFRQVILHOG9LOODJH %D\YLHZ9LOODJH :,/621OHIWWRULJKW 'HHU3DUN<RQJH²6W&ODLU
%DWKXUVW²(JOLQWRQ8SSHU9LOODJH %ORRUE\WKH3DUN (JOLQWRQ:D\ .,1*/HIWWRULJKW .LQJVWRQ3DUNZD\ 073/($6$17 :HVW4XHHQ:HVW 7KH3HDQXW3DUN)RUHVW 1RUWK<RUN6KHULGDQPDOO 6XPPHUKLOO
7KH$QQH[:HVW5
3DOPHUVWRQ/
3DOPHUVWRQ%
'81'$6OHIWWRULJKW
0LUYLVK9LOODJH
/DPEWRQ0LOOV
6FDUERURXJK9LOODJH
/$.(6+25(OHIWWRULJKW
*OHQZRRG
7RSKDP3DUN
/HVOLHYLOOH
7KH%HDFK
5XQQ\PHGH
6W&ODLU*DUGHQV
+DUERUG9LOODJH5 7KH'DQIRUWK*UHHNWRZQ 7KH-XQFWLRQ ),1&+OHIWWRULJKW /RQJ%UDQFK 6W&ODLU:HVW
%DWKXUVW/LWWOH,WDO\ 'DQIRUWK0RVDLF :HVW7RURQWR-XQFWLRQ -DQH²)LQFK8QLYHUVLW\+HLJKWV 1HZ7RURQWR +LOOFUHVW
3.3.10 Avenues and Retail at Grade There are three categories for retail at-grade within Mixed Use
Areas on the Avenues: Required, Encouraged and Permitted.
The Avenues and Mid-Rise Buildings Study states that The map below illustrates those areas where retail at-grade is
consistent at-grade retail uses lining the edges of the required. The Dundas West BIA is identified as an established
streetscape is a fundamental component in the community role district where retail at-grade is required.
and design character of the Avenues.
The Avenues and Mid-Rise Buildings Study identifies these
The study identifies the importance of grade-related retail as it: established districts as communities that are supported
* Enhances community amenity; by stable main-street type retail corridors, with a sizeable
* Supports pedestrian amenity, comfort, and safety; residential base that supports local shopping such as grocery
* Supports the health and vibrancy of the shopping area; stores, drug stores, banks, and other local-serving businesses.
* Provides services for the neighbourhood; Primarily, these areas provide opportunities for mixed-use retail
* Provides space for new businesses; and, infill to strengthen the continuity of these corridors.
* Supports adjacent transit.
40 as areas where further analysis is warranted to determine if mid-rise buildings should be required to include retail-
Sweeny Sterling Finlayson &Co Architects Inc.
commercial space on the ground floor, based on factors such as the existing commercial character of the area and
future prospects for successful pedestrian-oriented commercial development. It should be noted that the Commercial
Residential (CR) Zone that will apply to all Mixed Use Areas will permit retail/commercial uses.
Not to Scale
3 storeys at the street frontage. For mid-rise
min. 1
street
building
min. 1
step-back should not be below the top of th
3.3.11 Minimum and Maximum Building Heights
on the Avenues
building height
min. 10.5m
min. 10.5m
street wall
The Avenues and Mid-Rise Buildings Study recommends that
the maximum allowable height of new buildings will be no • If the property contains sufficie
taller than the width of the adjacent right-of-way, up to a
maximum mid-rise height of 36 metres. The maximum building
height may only be achieved if the building complies with
all the applicable performance standards and the property The above illustrates a range of alternative Pe
The maximum allowable height of new build
is of sufficient depth to accommodate the angular plane
requirements.
Pedestrian Co
adjacent right-of-way (public street and side
36 metres (11 or 12 storeys). The maximum
To allowPerforman
Dundas West throughout the study area is approximately 20m
wide. According to the Avenues and Mid-Rise Buildings Study • If the building complies with all applicable Perfo
adequate sunlight ac
20m height
the maximum allowable height for the area should be 19.5
meters for a Mixed-Use building along the 20 meter R.O.W. • If the property contains sufficient lot depth to ac
should be taken from a heigh
width of Dundas Street W. The study suggests that the ideal
minimum lot depth for a 20 meter R.O.W. is 32.6 meters. For Toronto Avenues
example, to achieve a minimum top floor depth of 11.6 metres
(required for a double-loaded corridor) on a 6-storey building,
20m R.O.W.
a depth of 32.6 metres is required (see the section diagrams on
this page).The study also expects new buildings to include the Approximately 6 storeys
potential for typical below-grade parking layouts, including
ramps and access.
20m height
In order to protect for pedestrian comfort and allow adequate
sunlight access on the sidewalk on the opposite side of the
street, the Avenues and Mid-Rise Buildings Study indicates
that a front angular plane of 45 degrees should be taken
Performance 80% of R.O.W.
45o
Dundas West Business Improvement Area Urban Design Study December 2010
The height of the streetwall
41
sh
from the street level and the o
Rear yard setbacks and angular planes are required to provide appropriate transition to Neighbourhoods and Open Spaces:
• Deep Properties adjacent to R.O.W. Width Definition of Deep Lot is
3.3.12 Neighbourhoods
Rear Transition onand
theOpen
Avenues
Spaces will greater than or equal to
20m 37.5m
include a minimum setback of 7.5 metres 27m 42.5m
The Avenuesandand Mid-Rise
a 45 o Buildings
angular planeStudy requires rear
measured yardthe
from 30m 46.5m
36m 52.5m
setbacks and
rearangular planes are required to provide appropriate
7.5m
* Where 10 ametres
public laneway
from theabuts a site,
rear the laneway
property linemay
andbe 45
o
10m
property line andshould
balconies balconiesnot
should
be not
belowbe below 10 metresat
10 metres
at the rear.
the rear.
Illustrating the alternative transition for shallow properties abutting a Neighbourhood (example shown is a property
shallower than 46.5 metres on a 30 metre R.O.W.).
Vehicular Access
Performance Standards
To establish an uninterrupted public realm, vehicular access
should be provided via side streets and rear lanes, not the
Brook McIlroy Planning & Urban Design / Pace Architects
Avenues. This may require new buildings to be setback at-grade.
Toronto Avenues & Mid-Rise Buildings Study
E.R.A. Architects
Quadrangle Architects Limited
Urban Marketing Collaborative
The map in Section 2.14 shows the existing rear lanes within Performance Standards
the Dundas West BIA Avenue area. Approximately half of the
blocks within the study area are serviced by rear lanes. As the Toronto Avenues & Mid-Rise Buildings Study
side street
Avenues and Mid-Rise
entrance Buildings Study requests new lanes the
public lane lane entrance
creation of new
total developable area of those lots would be further reduced by future lane public lane
the rear lane setback. The majority of lots along Dundas West
are already defined as shallow. These lots would be severely
ofcorner
constrained by the taking mid-rise site for
a rear
buildinglane.
existing buildings mid-block site for
mid-rise building
existing
buildings
existing
new mid-block
existing
buildings buildings
mid-rise building
new driveway
Vehicular access points should be located off of laneways or side streets wherever possible. Vehicular access points should be consolidated and/or shared wherever possible.
Performance Standards
Dundas West Business Improvement Area Urban Design Study December 2010
The Study suggests that streetscapes should provide the highest A B below grade parking permitted
to property line
level of urban design treatment to create beautiful pedestrian 4.8m min.
sidewalk
environments and great places to shop, work and live. Their
design is guided by the City of Toronto Streetscape Manual For rights-of ways between 20 metres and 30 metres a For rights-of ways great
minimum sidewalk width of 4.8 metres is required. width of 6 metres is req
which addresses the five main elements of the street - paving, • PAVING •
VARIES
For rights-of ways between 20 metres and 30 metres a minimum (400mm TYPICAL)
Typical sidewalk widths along Dundas Street are in the range 200mm CONCRETE
RETAINER STRIP
Performance Standar
(60% YORKTOWN
40% RUSSET OR
EQUIVALENT)
SEE NOTE 2
BICYCLE RING
STREET LIGHT OR
UTILITY POLE
The Avenues and Mid-Rise Buildings Study vision for the A 20 metre wide R.O.W.
with several sites that may
Avenues is described as a development form that is termed as accommodate potential
“Mid-Rise Urbanism”. The illustration at the right demonstrates redevelopment.
the potential evolution of a similar Avenues section just east of
the Dundas West BIA.
BMI/Pace 5
Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010
Dundas West Business Improvement Area Urban Design Study December 2010 45
Commercial Residential Zone Requirements
Standard Set 2 – typical Main Streets
The New Zoning By-law
3.3.16 Amended By-law Built Form Permissions
The amended zoning By-law adopts many of the guidelines of the Avenues and Mid-Rise
Buildings Study. A summary of the most relevant zoning permissions is below:
The minimum height of the first storey measured floor-to-floor is 4.5 metres. (40.10.40.10 ) Max Height as
set out on
Overlay Map
Building Setbacks (40.10.40.70) (default is 14m)
For a lot within a CR Zone that abuts an O, ON or OR zone or a Residential Zone category, every
building on the lot in the CR Zone must not penetrate a 45 degree angular plane projected:
* Over a shallow lot, along the entire rear lot line, starting at an elevation of 10.5 Metres
above the average elevation of the ground along the rear lot line; and
* Over a deep lot, along the entire rear lot line, starting at an elevation of 7.5 Metres above the
Set backs
average elevation of the ground along the rear lot line.
The by-law defines a shallow lot is a lot with a lot depth less than or equal to 32.6 metres and a
deep lot is a lot with a lot depth greater than 32.6 metres for a 20 meter right-of-way such as
Dundas Street West. The by-law is inconsistent with the Avenues and Mid-Rise Buildings Study
that stipulates that a shallow lot on a 20m right-of-way should be 37.5m deep.
The building must not penetrate a 45 degrees angular plane, measured at a line parallel to and at
a height above a lot line that abuts a street and is not a rear lot line, equal to 80% of the width of
the street right-of-way on which the lot has frontage. In the case of the Dundas West area 80%
of the width of the right-of-way is 16 metres. As the height limit for the area is also 16 metres the
front angular plane does not affect the as-of-right built form restrictions for the Dundas West CR
area.
Any portion of a building or structure containing residential If a wall of the building has windows and a line projected at The above series of drawings shows in a cross-section view the
uses located in the first floor of a building must be set back a a right angle from one of these walls intercepts another such different applications of city policies. The top row illustrates
minimum of 4.5 metres from the front lot line; or a minimum wall on the same lot, the minimum above ground distance the built form limits on a typical 30m shallow lot. The bottom
of 3.0 metres from the front lot line provided that the floor between the walls must be 11.0 metres; or if a wall of the row illustrates the same rules on a typical 40m or deep lot. The
level of the first floor is located a minimum of 0.9 metres and a building has windows facing a wall which does not have three columns illustrate, from left to right, the previous zoning,
maximum of 1.2 metres above the average elevation of grade windows and a line projected at a right angle from one of the current zoning, and the recommendations of the Avenues &
along the front lot line. these walls intercepts the other wall, the minimum above Midrise Typology Study. Given a shallow lot the previous zoning
ground distance between them must be 5.5 metres. and current zoning yield a 5 storey building the only difference
is that the previous zoning enforced a small 45 degree setback
http://www.toronto.ca/zoning/by-law/ZBL_NewProvision_ at the front of the top storey. The Avenues Study recommends a
Chapter40_10.ht taller height limit which allows 6 storeys and includes the same
small 45 degree setback at the front of the top storey.
Dundas West Business Improvement Area Urban Design Study December 2010 47
48 Sweeny Sterling Finlayson &Co Architects Inc.
4. Future Opportunities
4.1. Introduction
Based on City policies this study identifies the sites that have
short to medium-term development potential. A block-by-
block analysis was conducted to determine which sites may
have development potential either as individual sites or an
assembled group of properties. These “Opportunity Sites” were
identified in consultation with the Steering Committee and
presented at the Annual General Meeting of the BIA.
Dundas West Business Improvement Area Urban Design Study December 2010 49
The residual permitted Gross Floor Area (GFA) that has not been type, allowing people to stay within their neighbourhood.
4.2. Development Potential achieved is 124,202 m². This represents about 100 additional Development within the Avenue is the only potential for future
residential units that are permitted within the density but have change in the area as the Official Plan prohibits change due to
not been developed due to the constraints outlined in this study. the protection of the neighbourhood zones.
A block-by-block analysis was conducted to measure the current
and residual development potential under the new zoning The provision of additional housing units within the corridor
regime. The chart below shows that none of the blocks achieve would support the Official Plan by increasing the tax base,
the permitted density of 2.5x Floor Space Index (FSI) coverage. providing life on the streets, increasing the retail potential,
In fact, most of the blocks achieve less than half of the permitted bringing added amenities, support transit use, adding to the
density of the average for the whole Study Area is only 1.1x FSI. affordable housing stock, providing more choice in housing
CNR Lansdowne Av St. Clarens Av Margueretta St Brock Av Sheridan Av Dufferin St Gladstone St Rusholme Dr Rusholme Rd
Block 1 2 3 4 5 6 7 8 9 Totals
North Side
473 m² 171 m² 1791 m² 3150 m² 2852 m² 2385 m² 1349 m² 2614 m² 14785 m²
Commercial GFA
2412 m² 73 m² 3096 m² 4030 m² 3233 m² 3269 m² 1912 m² 18025 m²
Residential GFA
3351 m² 3351 m²
Institutional GFA
Total GFA 473 m² 2583 m² 3351 m² 1864 m² 6246 m² 6882 m² 5618 m² 4618 m² 4526 m² 36161 m²
1156 m² 2963 m² 4196 m² 2265 m² 4593 m² 5918 m² 3183 m² 3874 m² 2444 m² 30592 m²
Block Area
Block Net FSI 0.4 x 0.9 x 0.8 x 0.8 x 1.4 x 1.2 x 1.8 x 1.2 x 1.9 x 1.2 x
South Side
6597 m² 412 m² 1860 m² 1013 m² 3392 m² 1915 m² 2291 m² 1123 m² 3059 m² 21662 m²
Commercial GFA
2616 m² 2380 m² 1270 m² 4241 m² 13999 m² 2629 m² 4417 m² 2140 m² 33692 m²
Residential GFA
1397 m² 674 m² 2071 m²
Institutional GFA
Total GFA 6597 m² 3028 m² 4240 m² 3680 m² 7633 m² 15914 m² 4920 m² 5540 m² 5199 m² 57425 m²
20655 m² 3413 m² 2744 m² 3060 m² 5612 m² 12055 m² 2901 m² 3581 m² 2502 m² 56523 m²
Block Area
Block Net FSI 0.3 x 0.9 x 1.5 x 1.2 x 1.4 x 1.3 x 1.7 x 1.5 x 2.1 x 1.0 x
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
1.
STRE
MOUTRAY STREET
E
T
2.
3.
ATKINS AVENUE
4.
FISHER STREET
DUN
5.
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET NORFOLK STREET
6.
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
7.
E
SHIRLEY STREET
8.
NORTHERN PLACE
9.
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
MACKENZIE CRESCENT
BANK STREET
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 51
4.3. Opportunities and Constraints 4.4. Opportunity Sites
1. Property Depth: deeper sites have the potential to 1. Property Depth: is the primary constraint for the The follow pages provide conceptual demonstration plans
accommodate a feasible building envelope within setbacks redevelopment of properties along Dundas Street. illustrating a maximum potential built form envelope for each
and angular plane requirements. With the exception of Generally, properties less than 30 metres in depth are of the six Opportunity Sites. It is important to recognize that the
the large No Frills site, property depths in the Study Area constrained both by setbacks, height limits and the built form envelope shown for each Opportunity Site represents
are typically between 30 metres to 45 metres. For this space required to provide internal garbage storage and either the maximum extent of the building mass based on City
study properties that were deeper than 37.5 meters were underground parking. These sites were not included the policies or a recommended potential rezoning that fulfills the
considered as intensification sites as the Avenues and intensification list. intent of the Official Plan.
Mid-rise Study defines properties less than 37.5 meters as 2. Property width: can constrain development potential.
shallow lots. Although property consolidation is possible, The built form envelopes were determined with the objective
2. Property Width: Sites that are large enough, without redevelopment can be limited due to “hold-out” properties of accommodating additional appropriate intensification. The
consolidation, or sites that require the assembly of fewer or the expense of assembling lots. Property widths are envelopes address site orientation, sunlight access and shadow
properties, are more likely to redevelop. generally narrow along Dundas Street West. Consolidation impact, views, transit access, relationship to adjacent land uses
3. Landmark Sites: There are several sites that the BIA, of multiple properties often takes many years. Most of the and the width and type of the adjacent streets. The majority of
consultants and community, identified as important properties within the BIA area are too narrow to redevelop the intensification sites follow the Avenues Mid Rise Guidelines.
landmarks, gateways or supported transit. These sites at taller heights. Properties less than 24 metres in width Upon analysis, some of the sites were identified as being able
have been identified as potential landmark development are difficult to redevelop. to accommodate taller buildings. Most of the Opportunity Sites
sites. 3. Rental Housing: The City’s Rental Replacement By-law would require property consolidation to achieve their full
4. Existing Use: Sites that are currently under-utilized and requires the replacement of rental units on site to protect development potential and their redevelopment in the short-
don’t support a healthy main street were identified as high the supply of rental housing. Buildings with many rental term is unlikely.
priority for redevelopment. These sites include surface units are thus unlikely to redevelop without an alternative
parking lots, and former automobile uses. transfer site. There are some sites that, because of their location, adjacency
4. Likelihood of Redevelopment: Churches such as St. and physical characteristics, can accommodate buildings taller
Helen’s are unlikely to redevelop in the short-term as they than the zoning limit base height of 6 storeys, or the 19.5 meter
are supported by the community. 1:1 ratio of building height to street width recommended by the
5. Heritage: A few of the properties along the corridor have Avenues and Mid-Rise Buildings Study. While these sites can
been identified as Heritage buildings and are thus not accommodate taller than the maximum building heights, new
considered as future development sites. development mush be sensitive to the existing context, as well
6. Residential Anomalies: The built form of the existing as conform to all other built form and zoning recommendations.
low-rise residential units that front or flank Dundas West
are anomalies within the Study Area. These buildings The development tests on six opportunities sites, illustrated
were built prior to planning or zoning for the area at a over the next few pages show the potential creation of over
time when the street was on the edge of the city. These 1000 people and 200 jobs in the area. The City of Toronto could
buildings do not contribute to the public realm, life of use a development permit system to unlock the potential of
the street or retail activity. They relate poorly to the these heights in a sensitive manner. The development permit
prevailing character of the Study Area, and as such, system is described in more detail in section 4.6 below.
exemplify what is to be avoided in new development along
the main street.
The map below identifies the location and nature of the City should encourage the redevelopment of these uses to a Areas marked with asterisks present opportunities for landmark
opportunity sites. The map highlights boundaries that more intense mixed-use built form with retail at grade. Areas architecture and public space. These gateways lie at the
are not adjacent to residential areas as having potential highlighted in yellow have fewer constraints for intensification intersection of two transit routes and are located in highly
for redevelopment. Transit route intersections have been given their lot size and distance from adjacent neighborhoods. visible locations. Site 1 is highly visible along Dundas W. and
identified to demonstrate the potential for landmark buildings the rail corridor. Site 2 is visible along Dundas, Lansdowne and
and transit supportive densities. Areas in grey describe main College Streets. Site 6 is at the terminus of a bend on Dundas
street residential uses that are anomalies within the BIA. The Street and is also visible along Dufferin.
Intensification Opportunities
LUMBERVALE AVENUE
ST HELENS AVENUE
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
2.
LOCK
STRE
MOUTRAY STREET
E
T
1.
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
4.
EET W ST ANNES ROAD
EST
HICKSON STREET
3.
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
6.
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
5.
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
LISGAR STREET
>40m Depth Intensification Sites
Large Opportunity Site DELANEY CRESCENT
Gateway
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 53
Current Zoning with Proposed Permissions Proposed Permissions
Opportunity Site 1: South-West Corner of Dundas St. W. & Lansdowne Avenue Opportunity Site 2: North-West Corner of Dundas St. W. & Lansdowne Avenue
Existing Zoning /Avenues Proposed Existing Zoning /Avenues Proposed
Height Limit (m) 10 (10)19.5 10.5 (25) Site Frontage (m) 241 Height Limit (m) 16 16/19.5 10.5 (92) Site Frontage (m) 49.1
GFA (m2) 0 102,727 39,781 Site Depth (m) 141 GFA (m2) 462 8,866 8,683 Site Depth (m) 56.4
Commercial GFA (m2) 6,597 20,974 9,502 Site Area (m2) 20,641 Commercial GFA (m2) 472 1,841 1,710 Site Area (m2) 1,833
Total GFA (m2) 6,597 123,701 49,283 Total GFA (m2) 934 10,707 10,393
Density (FSI) 0.3 6.0 2.4 Density (FSI) 0.5 5.8 5.7
Estimated Units 0 873 338 Above Current Zoning Estimated Units 4 75 74 Above Current Zoning
Estimated Population 0 1,546 599 +599 Increase Estimated Population 7 133 131 +124 Increase
Estimated Employees 132 419 190 +58 Increase Estimated Employees 9 46 43 +33 Increase
The BIA has identified this site as an important gateway. High quality architecture, materials The triangle between Dundas West, College West and Lansdowne has also been identified as
and public space design should be considered for any future development plans. The No Frills a gateway. The size and shape of this site limits the development potential, somewhat. The
site is a large consolidated site that presents significant development potential if rezoned. highly visible location makes it an ideal site for a landmark building. This site and the No Frills
The size of the site and its relative isolation from residential neighbourhoods presents the site are both adjacent to intersecting transit lines and should be designed to support transit use.
opportunity for tall buildings along the railway corridor. This site would be appropriate for Site 2 is a located along a vista to the St. Helen’s church steeple (a local landmark).The massing
an increase in height limit (above zoning) because it is at a major intersection. The proposed of new buildings should be minimized along Dundas Street and pushed to the northern part of
height limit ensures no shadow impact on the nearby residential areas and minimal shadow the site ensuring sensitivity to the remnant residential area to the north of the site. Commercial
impact on the Dundas West sidewalk. A lower than mid-rise podium of 3 storeys would match uses to the south, west, and east of Site 2 are less sensitive to height. The triangular shape
the heights of the adjacent built form and protect sunlight access to sidewalks and increase sky of the site ensures minimal bulk which limits the shadow impact of new development. New
view. Towers should be located with deep step-backs from the street to minimize the impact buildings should be designed to have no shadow impact on the adjacent residential areas.
of height. The southern end of the site can accommodate shorter tower elements, ensuring no
shadow impact on the residential area to the east. Essential to a redevelopment of the site is
the preservation of the historic facade of the existing building and providing active frontages
along Dundas Street.
Dundas West Business Improvement Area Urban Design Study December 2010 55
Current Zoning with Proposed Permissions Proposed Permissions
Opportunity Site 3: South-West Corner of Dundas St. W. & Sheridan Opportunity Site 4: North-East Corner of Dundas St. W. & Sheridan
Existing Zoning /Avenues Proposed Existing Zoning /Avenues Proposed
Height Limit (m) 16 16/19.5 10.5 (22.5) Site Frontage (m) 97.8 Height Limit (m) 16 16/19.5 19.5 Site Frontage (m) 32.6
GFA (m2) 1,712 9,399 7,516 Site Depth (m) 37.5 GFA (m2) 0 6,298 3,722 Site Depth (m) 39.2
Commercial GFA (m2) 995 2,184 1,992 Site Area (m2) 2,615 Commercial GFA (m2) 0 1,519 1,468 Site Area (m2) 1,895
Total GFA (m2) 2,707 11,583 9,508 Total GFA (m2) 0 7,817 5,190
Density (FSI) 1.0 4.4 3.6 Density (FSI) 0.0 4.1 2.7
Estimated Units 15 80 64 Above Current Zoning Estimated Units 0 54 32 Above Current Zoning
Estimated Population 26 141 113 +87 Increase Estimated Population 0 95 56 +56 Increase
Estimated Employees 20 55 50 +30 Increase Estimated Employees 0 38 37 +37 Increase
The site located on the south-west corner of Dundas Street West and Sheridan Avenue has The former garage site on the north-east corner of Sheridan Avenue and Dundas Street West
deep lots that would have to be assembled to unlock the development potential. Site 3 has is a good opportunity for a mid-rise development that follows the City’s guidelines. This site
been identified as a site that can accommodate some modest additional height as it is the only is presently under-utilized and would revitalize the street if developed properly. The property
deep site on its block. Other than the additional height permission, new development should is large enough for a redevelopment without the need for additional properties. Because
conform to all of the mid-rise and zoning step-backs and setbacks including the 45 degree of its direct proximity to the residential properties to the north, it is recommended that new
angular plane from the rear property line. These restrictions would limit the height to 8 storeys. development fully comply with the current zoning and avenues mid-rise guidelines. This would
As the site is on the south of Dundas Street this height would have no shadow impact on limit the height to 6 storeys with the designated setbacks and stepbacks. The height would have
adjacent properties. It would have minimal shadow impact on the Dundas West sidewalks as it no shadow impact on the residential areas or the Dundas West sidewalk as it is on the north
would be the only tall building on the block. side of the street.
Dundas West Business Improvement Area Urban Design Study December 2010 57
Current Zoning with Proposed Permissions Proposed Permissions
Opportunity Site 5: Mid-Block between Sheirdan and Dufferin St. Opportunity Site 6: South-West Corner of Dundas St. W. & Dufferin St.
Existing Zoning /Avenues Proposed Existing Zoning /Avenues Proposed
Height Limit (m) 16 16/19.5 19.5 Site Frontage (m) 55.2 Height Limit (m) 16 16/19.5 10.5 (31.5) Site Frontage (m) 38.9
GFA (m2) 9,435 32,990 16,378 Site Depth (m) 154.9 GFA (m2) 2114 6,701 9,085 Site Depth (m) 29.7
Commercial GFA (m2) 0 1,570 1,572 Site Area (m2) 8,820 Commercial GFA (m2) 1057 1,625 1,624 Site Area (m2) 1,096
Total GFA (m2) 9,435 34,560 17,950 Total GFA (m2) 3,171 8,326 10,709
Density (FSI) 1.1 3.9 2.0 Density (FSI) 2.9 7.6 9.8
Estimated Units 80 280 139 Above Current Zoning Estimated Units 18 57 77 Above Current Zoning
Estimated Population 142 496 246 +104 Increase Estimated Population 32 101 137 +105 Increase
Estimated Employees 0 39 39 +39 Increase Estimated Employees 21 41 41 +19 Increase
The TCHC McCormick Park housing complex on the south side of Dundas West, although, Although, the properties located at the south-west corner of Dundas West and Dufferin are
protected by the Rental Replacement By-law, presents an opportunity for a mid-rise addition deep, they would have to be assembled to unlock the development potential. The site has
along Dundas West. A thoughtful addition could add affordable housing above retail and been identified as a gateway due to its location on the intersection of two major streets and
would greatly contribute to the life of this stretch of the main street. transit lines. As the site is on the southern side of the street with only the southern edge of the
site exposed to residential uses, it could potentially accommodate a taller building with little
Because of its mid-block location and direct adjacency to Opportunity Site 6 , it is recommended adverse effect on the neighbourhood. In order to limit the height, while allowing for a taller
that new development fully comply with the current zoning and avenues mid-rise guidelines. building on this important site, a 60 degree angular plane limit is recommended rather than the
This would limit the height to 6 storeys with the designated setbacks and stepbacks. The 45 degree plane described in the zoning. The height limit would still ensure no shadow impact
Dundas Street frontage of the side has no impact on residential areas and the mid-rise height on the nearby residential areas and maintain minimal shadow impact on the Dundas West
limits would ensure no shadow impact on the northern Dundas Street West sidewalk. sidewalk. A lower than mid-rise podium of 3 storeys would match the heights of the adjacent
built form and protect sunlight access to sidewalks and sky view. The tower should conform
to the City’s tall building guidelines with step-backs from the street to minimize the impact of
height.
Dundas West Business Improvement Area Urban Design Study December 2010 59
Today Current Zoning if Fully Built Proposed Alternative Solution
Toronto’s mid-rise vision carries two major issues for Dundas Given the nature of the built form and Dundas West’s heritage, In addition to identifying minimum and maximum development
West: it restricts development and, if actually built out, it would there is a need to ensure that new development complements standards, a development permit bylaw would establish a
erase the fine-grained heritage of the neighbourhood. the character of the area. At the same time there is also a need specified range of variation from these standards which can
for a planning process that is clear, transparent and expedient. be permitted (without a bylaw amendment). The Development
The illustrations on the facing page show three built form The Development Permit System is a planning tool that Permit System allows the public to have a say in official plan
scenarios for three views along the Dundas West corner. The combines zoning, site plan and minor variance processes into policies as the development permit bylaw requires public
left column shows the existing conditions, the centre column one application and approval process. It promotes investment review. The Development Permit System should be considered
illustrates the full build-out of the current zoning, the right and facilitates development by significantly reducing the time along with development standards and design guidelines
column shows a proposed flexible zoning system that could be required to obtain approvals. that are unique to Dundas West and provide flexibility for
enabled with a development permit system. The central column implementation on a case-by-case basis. A Development Permit
shows the monotony of the mid-rise vision: a relentless street- The Development Permit System offers the City of Toronto the System could allow for the preservation of character areas
wall that produces continuous shadow, on the south side of the option to set a range of conditions on development approvals while allowing for more permissive height and setbacks for
street. The right column illustrates a more realistic development that would minimize negative impact, yet allow growth. Under new development. Given that the height of buildings along
future and a better built-form future. A future that looks allows the system, the City of Toronto would have the authority to Dundas West has potential impact on the public realm, it is
height and density to respond to views, vistas, transit proximity consider exterior design of buildings and the ability secure recommended that an absolute maximum height be established
and context. streetscape improvements such as landscaping, street furniture in order to implement the BIA’s urban design vision for the
and bicycle parking facilities. These tools could help create area. The Development Permit System would include regulatory
The series of images at the top of the page illustrate the a sense of place and character for Dundas West. The permit tools such as Development Permit Urban Design Guidelines,
same issue, in elevation. These images were used in the system increases the clarity and transparency of the land use Application, Citizens guide and Site Design Standards. Such
public consultation process to gather input. The public planning system by requiring the City to declare the standards a system would protect the adjacent neighbourhoods, while
overwhelmingly chose the image at the right. The proposed for development up front in the official plan policies and the requiring appropriate improvements to the public realm.
solution protects most of the heritage buildings and allows a development permit bylaw.
taller building to carry the future density of the neighbourhood.
The mid-rise vision erases the existing main street.
Dundas West Business Improvement Area Urban Design Study December 2010 61
62 Sweeny Sterling Finlayson &Co Architects Inc.
5. Storefront Design Guidelines
Dundas West Business Improvement Area Urban Design Study December 2010 63
ability Checklist
Walkability Guidance
Checklist Guidance
1.
ncorporate
Incorporate
plants, plants,
signage,signage,
lights as
lights
well as well
different
as different
textures,
textures,
colors, colors,
and materials
and materials
that addthat
andadd
visual
andinterest.
visual inte
“The unique, independent shops – local, maybe family-run/staffed – make newcomers really welcome.”
Recommended Recommended Not Recommended
- BIA Member Not Recommended
ncorporate
1. plants, plants,
Incorporate signage, lights as
signage, well as well
lights different textures,
as different colors, colors,
textures, and materials that add
and materials andadd
that visual
andinterest.
visual inte
Recommended
Recommended Not Recommended
Not Recommended
1. Incorporate plants, signage, lights as well as different textures, colors, and materials that add and visual interest.
Add
2. scale
Addand
scale
interest
and interest
to the building
to the building
facade facade
by articulated
Recommended by articulated
massing.
massing.
Not Recommended
Recommended
Recommended Not Recommended
Not Recommended
Add
2. scale
Add andscale interest
and interest to the building
to the building facade facade
2. Add scale and interest to the building facade by articulated massing.
by articulated massing.
by articulated massing.
Recommended
Recommended Not Recommended
Not Recommended
3. Maintain
Maintain the existing
the existing facade facade
rhythm rhythm and proportions
andRecommended
proportions
Recommended along
along the thewith
street street withNot
architectural
architectural
Not Recommended elements.
elements.
Recommended
Recommended
Recommended Not Recommended
Not Recommended
3. Maintain the existing facade rhythm and proportions along the street with architectural elements.
Discourage
4. Discourageblank walls blankand wallsprovide
and provide
more pedestrian
more pedestrian friendlyfriendly
streetscape; streetscape;
Recommended contribute contribute
to neighborhood to Not
neighborhood
safety saf
Recommended
as well as
by wellproviding
by providing
windows windows
at the street
at thethat street actthat as “eyes
act ason “eyesthe street“.
on the street“.
4. Discourage
Discourage blank walls blankand walls andRecommended
provide provide more pedestrian
moreRecommended
pedestrian friendlyfriendlystreetscape; streetscape;
contribute
Not contribute
Recommended
Not to neighborhood
Recommended to neighborhood safety saf
as well as
by
4.
well
Discourage
by providing
providing
blank walls windows
windows atstreetscape;
at thefriendly
and provide more pedestrian
thethat
street street actthat
contribute toas
act as
“eyes
neighborhood on“eyes
safety as the
on the street“.
well by street“.
providing windows at the street that act as “eyes on the street“.
Recommended
Recommended Not Recommended
Not Recommended
Dundas West Business Improvement Area Urban Design Study December 2010 65
Walkability
Walkability
Checklist
Checklist
Guidance
Guidance
6. Include
6. Include
overhead
overhead
architectural
architectural
features,
features,
such assuch
awning,
as awning,
canopies,
canopies,
trellises
trellises
or cornice
or cornice
treatments
treatments
that provide
that provide
shade shade
and reduce
and reduce
heat gain.
heat gain.
Recommended
6. Include overhead architectural features, such as awning, canopies, trellises or cornice Recommended
treatments that provide shade and reduce heat gain. Not Recommended
Not Recommended
Dundas West Business Improvement Area Urban Design Study December 2010 69
height along most of the study area to 16 metres. The current 6.2.4 Character Area Study
6.2. Recommendations: zoning for the area treats all properties along Dundas West
with equal restrictions, regardless of location or physical shape The City should undertake a Character Area study for the area
and size. As shown in the Site Opportunities section of this including assessing Brockton Village as a potential Heritage
6.2.1 Growth and Re-urbanization Study document, it is recommended that the City review the zoning on Conservation District as identified in the Avenues and Mid-Rise
a block-by-block basis and allow for exceptions to the consistent Buildings Study.
Despite Official Plan policies that encourage the re-urbanization zoning based on lot size, depth, potential assemblage, gateway
of the area, Dundas West has seen little or no redevelopment, locations, proximity to transit and proximity to residential uses. 6.2.5 Retail at Grade
or increase in population over the last 15 years. The OP states One policy tool that should be considered is the Development
that “In growth areas, such as Centres and Avenues, the planned Permit System that would combine zoning, site plan and minor The Avenues and Mid-Rise Buildings Study states that
context generally anticipates change” (Section 3.1.2). The OP variance processes into one application and approval process. consistent at-grade retail uses lining the edges of the
recognizes that neighbourhoods will not be frozen in time and streetscape is a fundamental component in the community
will benefit from directing growth to the Avenues by enjoying The Development Permit System offers the City of Toronto the role and design character of the Avenues. In recent years, the
better transit service, greater housing choices, increased option to set a range of conditions on development approvals area has seen residential conversions of grade-related retail.
shopping opportunities, an improved pedestrian environment that would minimize negative impact. Under the system, the City These residential uses reduce the vitality of the commercial
and other advantages. (Section 2.3.1) In fact, the population of Toronto would have the authority to consider exterior design corridor. The City should consider policies that limit or prohibit
of Ward 18 fell by 7.2 % between 2001 and 2006. The City of buildings and the ability secure streetscape improvements residential uses at grade along Dundas West.
should study growth in the area and review the zoning of the such as landscaping, street furniture and bicycle parking
area to ensure that specific growth targets are achieved as well facilities. These tools could help create a sense of place and 6.2.6 Tax Review
as affordable housing, and transit supportive densities are character for Dundas West. The permit system increases the
achieved. The study should recommend amendments to the clarity and transparency of the land use planning system by Two deterrents to main street revitalization on the Avenues are
regulatory framework (i.e. Official Plan, Zoning By-laws, and requiring the City to declare the standards for development up high property taxes and capital gains tax. The City of Toronto is
Design Guidelines) to create a better climate for development front in the Official Plan policies and the Development Permit heavily dependent on property tax for revenue. In Toronto, the
of mid-rise buildings on Dundas West while providing the Bylaw. In addition to identifying minimum and maximum current commercial property tax rate is five times higher than
neighbourhood with a level of comfort about the character of development standards, a Development Permit Bylaw would the residential rate. Capital gains tax can deter revitalization
development. establish a specified range of variation from these standards due to the back taxes owed on property depreciation. The City
which can be permitted (without a bylaw amendment). should conduct a study to determine the effect of taxes on the
6.2.2 Zoning Review and the Development redevelopment of the Avenues, on a city-wide basis.
Permit System 6.2.3 Active Transportation Study
6.2.7 Rear Lanes
The newly amended zoning by-law carries forward the height Active transportation is higher than the city average in the area
regime of the previous by-law. These heights limits contradict but the area is under-served by bike lanes. In fact there are no Approximately half of the blocks within the study area are
existing density allowances and restrict growth. bike lanes that cross the study area. The City should undertake serviced by rear lanes. As the Avenues and Mid-Rise Buildings
an Active Transportation Study of the area to determine the Study requests new lanes the total developable area of those
Dundas West throughout the study area is approximately 20m appropriate delivery of bike lanes and pedestrian connections. lots would be further reduced by the rear lane setback. The
wide. According to the Avenues and Mid-Rise Buildings Study majority of lots along Dundas West are already defined as
the maximum allowable height for the area should be 19.5 shallow. These lots would be severely constrained by the taking
metres for a Mixed-Use building along the 20 metre R.O.W. of a rear lane. The City should review the guideline requirement
width of Dundas Street W. The current zoning bylaw limits for rear lanes along Dundas West on a block-by-block basis.
Dundas West Business Improvement Area Urban Design Study December 2010 71
72 Sweeny Sterling Finlayson &Co Architects Inc.
7. Appendices
Eclectic and diverse or clean and repetitive?
7.1. AGM Panel Feedback * Eclectic and diverse bring variety and interest to the public
realm
* Eclectic is best makes it unique and not look like a strip
Below are a selected list of questions/comments recorded at the mall
Public Open House / Annual General Meeting: * Avoid name brands, Starbucks, Tim Horton’s but have a
“feel” to the neighbourhood. The “eclectic” picture looks
Unique independent with uncertain draw or franchises with a better and is actually not as eclectic as what we already
certain market? have now – we could use some consistency
* Unique shops make the neighbourhood unique
* The unique, independent shops – local, maybe family-run/ Products on sidewalks for vibrancy or clear sidewalks to
staffed – make newcomers really welcome facilitate pedestrian flow?
* I think a combination of both but with careful * More products and cafés for people to sit at makes the
consideration to what gentrification fits in and will area more friendly – with guidelines to keep it from
improve business for all looking too junky
* Agree w. above * Agree w. Above
* Agree w/ above and NO STARBUCKS PLS! * A bit of both, but yes, w/guidelines
Unity with colour or unity with consistent style? High-impact individual branding or understatement and
* Both in unison streetscape cohesion?
* - Guidelines on both colour and style = beneficial * Streetscape cohesion but diversity in branding
* A combination of both * Open to both with guidelines. The example here is a bit
* Combination of both – agreed! intrusive
* People have v. diff. tastes on color – be careful w. what you * Have streetscape cohesion – think SOHO in NYC even the
choose. big stores keep it tasteful
* Style is very important – choose high end finishes – it will * Streetscape cohesion
increase the real estate value even if it costs more initially
– we’ll make it back on (increased) property value Over and dominating written communication or storefront
transparency?
Safe, shut and concealed or trusting, open and visible? * Storefront transparency makes a friendlier street
* Shut and concealed give the impression that the * Transparency but depends on the business
neighbourhood is unsafe and unfriendly * Transparency
* Do not like too concealed, looks scary, open and trusting
with great displays make the area stoppable and stand out Diversity of signage types or conformity to one style?
night or day * Diversity of signage – we don’t want a mall
* Open! * Yes! Diversity!
* Open and transparency = inviting and friendly (window * Diversity
shopping is also a form of promo) * Diversity but some guidelines so nothing extremely tacky
gets put in.
Dundas West Business Improvement Area Urban Design Study December 2010 73
Buildings as art or buildings as billboards?
* Building as art! Promote good design!
* Building as buildings – with quality, controlled
advertising.
* Buildings as art, billboards above or on top of
* Billboards are not appropriate for this neighbourhood
* Art!
Will more local residents help your business? Will this improve
the vibrancy of DuWest? How so?
* Yes, bringing new customers who see the area as their
own
* Yes! Yes! More people = more business = self-
sustainable community
Additional comments:
* Try to limit businesses that create excess noise, bad
odours, etc.
* No change to an existing block
* -Change – this isn’t beautiful architecture
* Change if it improves run down areas or vacant lots
GLADSTONE STREET
DUFFERIN STREET
SHERIDAN AVENUE
LANSDOWNE AVENUE
ST CLARENS AVENUE
MARGUERETTA STREET
BROCK AVENUE
RUSHHOLME ROAD
HAVE
LOCK
STRE
MOUTRAY STREET
TE
ATKINS AVENUE
FISHER STREET
DUN
DAS
STR
EET W ST ANNES ROAD
EST
HICKSON STREET
NORFOLK STREET
LANGEMARK AVENUE RU
SH
OL
ME
DRIV
E
SHIRLEY STREET
NORTHERN PLACE
MARSHALL STREET
WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET
LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE
LANSDOWNE AVENUE
MIDDLETON STREET
GORDON STREET
Dundas West Business Improvement Area Urban Design Study December 2010 75
Existing conditions Incremental additions to an existing block 7.1.1 Incremental additions to an existing block
http://www.toronto.ca/planning/pdf/tallbuildings_udg_aug17_ http://www.toronto.ca/greenroofs/
final.pdf
Dundas West Business Improvement Area Urban Design Study December 2010 77
7.3.4 The Committee of Adjustment
7.3. City of Toronto Exceptions
to Regulations City Council-appointed district panels empowered to hear and
make decisions on minor planning matters such as: minor
changes to the Zoning By-law; legal non-conforming use
7.3.1 Official Plan Amendment applications; and applications for consent to divide land. All
decisions may be appealed to the Ontario Municipal Board.
If you wish to use, alter or develop your property in a way that
does not conform with the Official Plan, you must apply for a 7.3.5 Section 37 of the Planning Act
site specific Official Plan Amendment. Any change to the Official
Plan requires an Official Plan Amendment application. Section 37 of the Planning Act allows the City, through a
rezoning, to grant additional height and/or density beyond
7.3.2 Rezoning what is otherwise permitted in the Zoning By-law in return
for facilities, services or matters provided by the owner and
If you wish to use, alter or develop your property in a way that referred to as community benefits. If community benefits are
does not conform with the Zoning By-law, you must apply for a appropriate, they are secured through an agreement registered
site-specific amendment to the By-law. You can do this through on title.
either a Zoning By-law Amendment application (commonly
called a Rezoning). 7.3.6 Site Plan Control
7.3.3 Minor Variance application Site Plan Control is a process that examines the design and
technical aspects of a proposed development to ensure it
Rezonings are used for major revisions to the By-law such as is attractive and compatible with the surrounding area and
land use changes or significant increases in permitted building contributes to the economic, social and environmental vitality
heights and development densities. Minor Variances are used of the City. Features such as building designs, site access and
for issues such as small changes to building setback or parking servicing, waste storage, parking, loading and landscaping
requirements. are reviewed. The authority for the City to review a proposed
development in such detail is provided by the Planning Act,
which grants the City the authority to include in its Official Plan
areas to be designated as “areas of Site Plan Control”.
Dundas West Business Improvement Area Urban Design Study December 2010 79
development: The carrying out of building, fine grain: The quality of an area’s layout of lane: A narrow street at the back of buildings,
engineering, mining or other operation in, on, over building blocks and plots having small and frequent generally used for service and parking.
or under land, or the making of any material change subdivisions.
in the use of any building or other land. Most forms landscape: The appearance of land, including its
of development require planning permission. flagship project: One intended to have the highest shape, form, colours and elements, the way these
profile of all the elements of a regeneration scheme. (including those of streets) components combine in
development control: The process through which a a way that is distinctive to particular localities, the
local authority determines whether (and with what floor area ratio: A measurement of density way they are perceived and an area’s cultural and
conditions) a proposal for development should be expressed as gross floor area divided by the net site historical associations.
granted planning permission. area.
layout: The way buildings, routes and open spaces
distinctive: The positive features of a place and floorplate: The area of a single floor of a building. are placed in relation to each other.
its communities which contribute to its special
character and sense of place. form: The layout (structure and urban grain), legibility: The degree to which a place can be easily
density, scale (height and massing), appearance understood by its users and the clarity of the image
driveway: A private way across land used for (materials and details) and landscape of it presents to the wider world.
vehicular access from a public street - includes a development.
private right-of-way. light pollution: Light created from excessive
frontage zone: The area in the right-of-way between illumination, by unshielded or misaligned light
enclosure: The use of buildings to create a sense of the building and the sidewalk; can include planting, fixtures, and by inefficient lamp sources, with health
defined space. outdoor patios, etc. implications to humans and wildlife.
energy efficiency: The result of minimizing the use gateway: A main point of entrance into a district massing: The combined effect of the arrangement,
of energy through the way in which buildings are or a neighbourhood and a good location for volume and shape of a building or group of buildings.
constructed and arranged on site. intensification. This is also called bulk.
eyes on the street: People whose presence in glazing: Clear or lightly tinted glass windows. mews: Small pedestrian passageway to link parking
adjacent buildings or on the street make it feel safer to public sidewalks, parks to sidewalks, etc.
(see also defensible space and natural surveillance). hard landscape: Landscape features other than
plant materials (e.g. decorative pavers, planter mixed use: A mix of complementary uses within
façade: The principal face of a building (also boxes, walks, fences, retaining walls, etc.). a building, on a site or within a particular area.
referred to as the front wall). “Horizontal” mixed uses are side by side, usually
intensification: Higher, bigger and more compact, in different buildings.”Vertical” mixed uses are on
feasibility: The appropriateness of development in mixed-use, pedestrian-oriented development. different floors of the same building.
relation to economic and market conditions.
landmark: A building or structure that stands out
fenestration: The arrangement of windows on a from the background buildings.
facade.
Dundas West Business Improvement Area Urban Design Study December 2010 81
street furniture: Structures in and adjacent to the urban design framework: A document setting urban structure: Urban structure refers to the
highway which contribute to the street scene, such out how development plan policies should be pattern or arrangement of development blocks,
as bus shelters, litter bins, seating, lighting and implemented in a particular area where there is a streets, buildings, open space and landscape which
signs. topography A description or representation of need to control, guide and promote change. Such make up urban areas. It is the interrelationship
artificial or natural features on or of the ground. areas include transport interchanges and corridors, between all these elements, rather than their
regeneration areas, town centres, urban edges, particular characteristics that bond together to
street section: A street cross-section which includes housing estates, conservation areas, villages, new make a place. Urban structure does not imply
the horizontal line of the street plus the vertical settlements, urban areas of special landscape value, any particular kind of urbanism. Urban structure
edges of the buildings, on either side, that face it. and suburban areas identified as being suitable for is important because its structure provides the
streetwall: Street edge, along which a line of more intense development. foundations for detailed design of the constituent
buildings can occur and defines the limits of the elements.
right-of-way. urban design guidelines: A generic term for
documents providing guidance on how development vernacular: The way in which ordinary buildings
transitional height plane: A two-dimensional, can be carried out in accordance with the planning were built in a particular place before local styles,
geometric plane that defines the upper boundary and design policies of a local authority or other techniques and materials were superseded by
(i.e., maximum permitted height) of the buildable organization. imports.
area of a higher intensity district that is adjacent to
a lower-intensity residential district. The effect of a urban design policy: Relates to the form and visual clutter: The uncoordinated arrangement of
transitional height plane is to progressively lower appearance of development, rather than the land street furniture, signs and other features.
the allowable building height of a higher intensity use.
district as one approaches that district’s boundary walk shed: A line on a map or plan showing
and the adjacent lower-intensity residential district. urban design principle: An expression of one of the the furthest distance that can be walked from a
The plane does not supersede other building height basic design ideas at the heart of an urban design particular point at an average pace in a certain time
restrictions; it is an additional height restriction that framework, design guide, development brief or (usually five or ten minutes).
must be considered in conjunction with any other design code. Each such planning tool should have its
height restrictions imposed. own set of design principles. Some definitions are derived from By Design (ODPM/
CABE, 2000) and The Dictionary of Urbanism
urban design: The art of making places. Urban urban design standards: Produced by districts and (Streetwise Press, 2003)
design involves the design of buildings, groups of unitary authorities, usually to quantify measures of
buildings, spaces and landscapes, in villages, towns health and safety in residential areas.
and cities, and the establishment of frameworks and
processes that facilitate successful development. urban grain: The pattern of the arrangement and
size of buildings and their plots in a settlement;
and the degree to which an area’s pattern of street-
blocks and street junctions is respectively small and
frequent, or large and infrequent.