Você está na página 1de 89

Dundas West BIA

Urban Design Study


Dundas West Business Improvement Area

Sweeny Sterling Finlayson &Co Architects Inc. December, 2010


Acknowledgements

The development of this document was based on contributions City of Toronto


from a great many people. We would like to acknowledge
and thank all who contributed to this study, whether it Ron Nash
transpired in the form of technical support and expertise
or in the form of invaluable insight, ideas, thoughts and Jamaica Hewston
feedback at the various stages of the engagement process.

Of particular importance to the execution of the process


was the coordination, direction and support provided by the
subcommittee of the Dundas West Business Improvement Area.

BIA Committee Consultant Team

Sylvia Draper-Fernandez Chris Hardwicke, Project Manager

Lubo Brezina Mia Hunt, Planner and Urban Designer

Tracy Jenkins

Roger Silveira Sweeny Sterling Finlayson &Co Architects

Jose Ortega 468 Wellington Street West, Suite 200

John Merli Toronto, ON M5V 1E3

Marina Tavares info@andco.com

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.

vi Sweeny Sterling Finlayson &Co Architects Inc.


1. Study Objectives
1.1.2 What is Urban Design?
1.1. An Urban Design Study
for Dundas West Urban design is the art of making places. Urban design involves
the design of buildings, groups of buildings, spaces and public
space and the establishment of frameworks and processes that
1.1.1 Purpose of this Study facilitate successful development. Urban design focuses on the
potential of physical design to create opportunities for place
In early 2008, the Dundas West BIA undertook an Urban Design making with tools that are unavailable to land use planning.
Study to create a long-term built-form vision consistent with the
completed BIA Branding and Streetscape Study. The study was 1.1.3 Urban Design Framework
intended to assist the BIA in making informed decisions and
responses to future development opportunities within the area. This document provides an urban design framework that sets
The Dundas West BIA’s goal is to make Dundas West a better out how development plan policies should be implemented
place to work, shop, live and visit. Their vision is to cultivate a within the Dundas West Business Improvement Area. It provides
place of global diversity where one can live and work locally. guidance on how development can be carried out in accordance
The urban design vision is to create a built-form realm that with the planning and design policies of the Province of
supports the public and commercial life of the street, as well as Ontario and the City of Toronto. The study looks closely at the
providing more housing on Dundas West. This is what Sweeny specific urban context of the Dundas West area and provides
Sterling Finlayson &Co Architects was appointed to do. recommendations that address the character and vision for the
neighbourhood.
The analysis and recommendations that follow are a result of a
number of consultations with the BIA Board, its members, the 1.1.4 Scope
local community and the development community. Additionally
we relied on familiarity gained through the Branding Strategy The Dundas West Urban Design Study identifies priority sites in
community exercises to create this study. need of revitalization or intensification, as well as investment
opportunities and recommendations for implementation.
The study discussed the future of the main street and approach The study seeks to define a vision for future built form while
to new development. The Urban Design Study produced a establishing development parameters and certainty for local
framework that identified character areas, focal areas, and stakeholders. A comprehensive engagement strategy identified
key sites for revitalization areas within the area. Like the opportunities for revitalization while protecting the area’s
neighbourhood itself, this urban design study is meant to be a character. Using urban design principles developed with the
living document. It is intended to guide change in Dundas West BIA, urban design vision and guidelines were developed. The
over time. vision was translated into a strategy that indicates where
intensification should occur within the area and in what form.
The report contributes to the discussion on how revitalization
should occur. Rather than focusing solely on protecting the
physical impact of the main street on adjacent land uses, this
study takes a proactive approach to creating a healthy main
street that enhances the value of the neighbourhood.

Dundas West Business Improvement Area Urban Design Study December 2010 1

1.1.5 Location

The Dundas West BIA is situated along Dundas Street West


within the former Village of Brockton. The area extends from the
CNR tracks just west of Lansdowne Avenue to Rusholme Road
in the east and consists primarily of small businesses. The BIA
is well positioned within the City of Toronto in close proximity
to downtown.

LUMBERVALE AVENUE
ST HELENS AVENUE

COLLEGE STREET WEST

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

Dundas West BIA Area FRANKISH AVENUE

MACKENZIE CRESCENT

BANK STREET

LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE

LANSDOWNE AVENUE

MIDDLETON STREET

GORDON STREET
1881 York County Atlas

2 Sweeny Sterling Finlayson &Co Architects Inc.


1800’s The Toll Gate on Dundas West 1876 Birds-eye view of Toronto

.
n e St
sdow
Lan

ck St.
1.1.6 History
Bro

Dundas Street was constructed as a colonial road under the


direction of John Graves Simcoe, first lieutenant-governor of
Upper Canada. It connected Toronto (then known as York) to the
town of Dundas, then to settlements west, and also around Lake
rin St.
Ontario to Niagara-on-the- Lake (Newark). Dundas Street is Duffe
named after its destination, the town of Dundas.

Dundas Street reportedly follows an Indian trail through what

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.

4 Sweeny Sterling Finlayson &Co Architects Inc.


The 1910 Goad’s Atlas shows the neighbourhood partially The resulting lot pattern, although predominantly fine-grained,
developed. By 1910 most present-day streets are in place and leaves some scattered larger sites that offer the opportunity
approximately half the buildings with a concentration of main for different uses such as manufacturing. Many of these larger
street buildings developed between Brock and Sheridan streets. lots remain today and offer the potential to accommodate larger
St. Helen’s and St. Anne’s Churches have been built as well format uses.
as Brockton Town Hall. College Street is shown but does not
yet connect to Dundas. Dundas West cuts across the regular
Toronto grid leaving a ragged edge of main street lots with a
variable range of property widths and depths.

1910 Goads Atlas with current BIA boundary

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

Edenbri Rogers Rd. CEMETERY Eversfield

ft
Cameo

Blandford
Rockdale
69

ok
ind

on
Seneca H Burton
Alliance ry Teignmouth Vau Win eathd
eEdenbridge

Av
JAMES

Royal York Rd.


Hilla
Sw

.
Cayuga gha dley ale Peregrine
re GARDENS SMYTHE PARK n
st ld D

Hilldale
El
P
Edinborough
Cranle

fie Westridge Northland Lavender Rogers

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

Hartfield Ellins Innes Millb

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

rst Corbett Conway

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

streets; busses run north-south along Lansdowne, Dufferin and

Fairview
e

Ashworth

Westholme
Brumell
Oak Cariboo
Brentwood

Durie
ok

ose

Melita
The
bro t

Minho
.
All yalis

Hampton Kingsgarden Brandon

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

gs Marys Baby Point

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

CEMETERY Ke Chelsea Randolph London


47 nn Glen Gordon Jenet PITS
Elsfield

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

Leland Sunnylea Ri old

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

Cardigan Leamington Ward


Ward 18 City
City of of Toronto Hewitt G Park

Sterling
18 Kingslea L Toronto Sunnybro ok w
Br

Fer Sunnydale No. Valley

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

Claymore Drivers Household Glenellen Daily


1.3
Glenellen Household 1.5
y Muir Ulster

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

Daily Non-Work Trips Trips 2,870,656


PARK
Park Lawn

Edwalter Hill Heigh


50
Greenview
Chartwell

Daily Non-Work Trips 43,888 Daily Non-Work Trips 2,870,656 Geoffrey


ts Trips by Moutray HAMILTON
College
Velma

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

Belfry Transit 31% Percentage


Percentageaof skNon-Work Transit 19%
L
Glenn Mur

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

Toronto Trips Toronto 78%


lley
e H derm
Bon Minstrel

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

NoteAmbleside the population undercount that are noted on the "POPULATION"


Estimates of trips in the City and in each ward are based on the TTS sample and the population
Fiealso
counted by the e
Census. The
Fern

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

Delroy Waniska Pearson

.
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

12% Others Earnbridge


High

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

Queen Elizabeth41% Mendota Bicycle Sp

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

ans Algoma Bike Lanes Liberty BaStairway


LynMulti-use Wellin gton

Cowan
ttePathway with Bike Gutters

Spencer
n CAN-BIKE

Pardee
Minor

Dunn
City of Toronto -- 2006
ry
ne
r

HUMBER BAY STANLEY


ke

City of Toronto 2006


kL

Ward 18 - 2006
21
Milton

Melrose Ward 18 - 2006 iew William Niagara

Mowat

Draper
Temple
ari
Newcastle

Sp PARK

Fraser
urvter
La

Oa
aw

PARK EAST rin East Liberty

. .
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

Judson an a tic Major W Yu Bicycle Rental


such asLocation
Su

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

MIMICO MARILYN d GO Station


Station

w a

.
Su rd Tutu
Elizabeth

LITTLE
Queens

pe BELL PARK

Place
.

Drummond
Islington Av

Pri rior Park Roads Numbered BikewaysPublic Parking NORWAY

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

N off-road paths and other bikeways, or


e
l
2.4. Connections to Other
BIAs and Avenues

DuWest is part of a web of main streets linked by public transit.


The grey areas on the adjacent map represent other BIAs. These
BIAs are investing in their neighbourhoods and are developing
local road maps to address future intensification. These retail
areas support their neighbourhood by providing services, jobs
and economic growth. Like DuWest, these places have a main
street character. As suggested in the Streetscape Study, the BIA
can benefit from physical and organizational connections with
these other BIAs.

Bloor Street Bloordale Village

Dundas WestCollege Promenade


Roncesvalles Village

Little Portugal

Parkdale Village West Queen West

Liberty Village

Dundas West Business Improvement Area Urban Design Study December 2010 9

2.5. Population

Despite Official Plan policies that encourage the re-urbanization


of the area, Dundas West has seen little or no redevelopment,
or increase in population over the last 15 years. In fact, the
population of Ward 18 fell by 7.2 percent between 2001 and
2006. The dwelling unit change between 1996 and 2001 was
less than 145 units within general the study area.

Population Change by Census Tract


3,000 to 14,472 (5)
1,500 to 2,999 (10)
1 to 1,499 (182)
No change (blank) (3)
-1 to -1,559 (331)

Source: Statistics Canada, 2006 Census.


Map 2: Change in Dwelling Units, Toronto 1996 - 2001 Data distributed by 2006 Census Tract.

Produced by Toronto City Planning, Research & Information, March 2007

Dwelling Unit Change by Census Tract*


640 to 2,315 (14)
145 to 595 (50)
5 to 145 (294)
No change (blank) (36)
-5 to -40 (63)
-45 to -80 (17)
-85 to -175 (8)
(#) Number of census tracts in each range.
Each range represents 33.3% of total (+/-) unit change.
Non-Residential Areas
(Employment Areas / Utility Corridors / Parks & Open Space)
Centres / Downtown / Central Waterfront
Source: City of Toronto Population and Dwelling Counts Backgrounder 2006
profile TORONTO – 5

* Data – Statistics Canada, 2001 Census


Census Tract boundaries are suppressed.
Toronto City Planning, Research and Information - December 2003
10 Sweeny Sterling Finlayson &Co Architects Inc.
Map 8: Avenues - Major Residential Development Activity (>= 6 units) by Height
2.6. Recent Development Patterns

Very little redevelopment or investment in the area has occurred


over the last decade. No new development applications have
been made in the study area since 2002, with the exception of
one midrise and townhouse project that was approved by the
OMB in 2006. Azul Condo Towns & Lofts at 1636 Dundas St.
W. is a six-storey mixed use building, containing 14 residential
units above ground floor retail and a three-storey stacked
townhouse structure containing 12 residential units behind the
main street building.

Storeys

1 to 4
5 to 12
13 to 29
>= 30

Map 9: Avenues - Major Non-Residential Development Activity (>= 1,000 m2 of G.F.A.)

Gross Floor Area (m²)

10,000
5,000
1,000

Source: City of Toronto, How Does The City Grow? 2007

Dundas West Business Improvement Area Urban Design Study December 2010 11

Air Photo of the Neighbourhood

12 Sweeny Sterling Finlayson &Co Architects Inc.


Dundas West Business Improvement Area Urban Design Study December 2010 13

West BIA Area

2.7. West BIA Area

In the West BIA Area we find the conjunction of College Streets


and Dundas West at the bridge over the railway corridor. West
Toronto High School can be seen north on lansdowne. The
corner of Lansdowne, Dundas and College is a complex urban
mix of land uses including the No Frills complex in the South
West, a variety of marginal retail stores in the triangle, a used
car lot and loft conversion to rental and the edge of a residential
neighbourhood along Lansdowne Avenue.

14 Sweeny Sterling Finlayson &Co Architects Inc.


Central BIA Area

2.8. Central BIA Area

Within the Central BIA Area we find a typical Toronto streetcar


main street. St. Helen’s Church is a landmark in the area. A
regular grid of residential streets connect the neighbourhood
to Dundas West. Shirly Street School lies just south of the
neighbourhood. This view shows College Street to the north and
the railway corridor to the south constraining the depth of the
neighbourhood. The area is predominantly low-rise with the
exception of two taller residential buildings north of Dundas. A
few single family homes front or flank the main street.

Dundas West Business Improvement Area Urban Design Study December 2010 15

East BIA Area

2.9. 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.

16 Sweeny Sterling Finlayson &Co Architects Inc.


The purple precincts house single-family homes that are The two-sided mixed use, which represents the majority of
2.10. Character Precincts anomalies within the otherwise consistent main street. The DuWest, is represented in blue. These areas are predominantly
orange area has commercial/residential on the south side and a main street mixed use with commercial on the ground floor and
mix of single-family residential and institutional church use on residential above.
As identified in the Streetscape Study, Dundas West is composed the north.
of four different character precincts. These precincts are defined
by building types and land use.

LUMBERVALE AVENUE
ST HELENS AVENUE

COLLEGE STREET WEST

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

Light Industrial FRANKISH AVENUE

Residential Anomalies
One-sided Mixed-use
MACKENZIE CRESCENT

Two-sided Mixed-use BANK STREET

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

COLLEGE STREET WEST

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

18 Sweeny Sterling Finlayson &Co Architects Inc.


Although there are only four structures with heritage
2.12. Development History designation, as indicated in the Streetscape Study, much of the
area retains an older main street character. The architectural
quality and condition of the older buildings varies greatly along
The housing stock in the neighbourhood is much older than the its length.
city average. Over fifty percent of the private dwellings in the
area were built before 1946 which is a significant figure when
compared to the city average of 18 percent pre-1946 dwellings.

LUMBERVALE AVENUE
Era of Development
ST HELENS AVENUE

COLLEGE STREET WEST

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

pre-1901 1946-1960 FRANKISH AVENUE

1901-1915 1961-1975
1916-1930 1976-2008
MACKENZIE CRESCENT

1931-1945 heritage BANK STREET

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

COLLEGE STREET WEST

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

one storey FRANKISH AVENUE

two storeys
three storeys
MACKENZIE CRESCENT

four storeys BANK STREET

LISGAR STREET
six + storeys DELANEY CRESCENT
MACDONNEL AVENUE

LANSDOWNE AVENUE

MIDDLETON STREET

GORDON STREET
16

20 Sweeny Sterling Finlayson &Co Architects Inc.


Difference between Current Heights and Maximum Heights Permitted by Current Zoning

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.

Surface Parking & Rear Lanes


LUMBERVALE AVENUE
ST HELENS AVENUE

COLLEGE STREET WEST

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

Surface Parking FRANKISH AVENUE

Lanes MACKENZIE CRESCENT

BANK STREET

LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE

LANSDOWNE AVENUE

MIDDLETON STREET

GORDON STREET

22 Sweeny Sterling Finlayson &Co Architects Inc.


2.15. Actual Land Use
The commercial on Dundas is at times on the long end of the
block and on the short side at others. In general, the distance
The actual land uses of the Dundas West BIA area were between intersections on Dundas is small enough to provide
gathered in a walking survey of the site. The map below shows good permeability to the neighbourhood. The existing mix of
a variety of uses intermixed along the corridor. The majority uses is diverse and closely matches the Official Plan’s vision
of uses are mixed vertically within the same building, although of an Avenue with the exception of achieving denser midrise
there are pockets of primarily residential uses. building types.

LUMBERVALE AVENUE
Actual Land Use
ST HELENS AVENUE

COLLEGE STREET WEST

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

residential FRANKISH AVENUE

mixed-use
commercial
MACKENZIE CRESCENT

institutional BANK STREET

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

3.1. Planning 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.

The Branding Study formalized DuWest identity. Urban design


contributes to the identity of place and is supported by graphic
identity such as logos, banners, murals and urban activity
and local stories which all contribute to a local brand. This
Study respects the brand outlined in the Branding Strategy by
emphasizing the diversity and spirit of the neighbourhood in
the larger physical environment.

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

GGH Urban Growth Centres


Downtown Barrie Mississauga City Centre
Downtown Brantford Newmarket Centre
Downtown Cambridge Midtown Oakville
Downtown Guelph Downtown Oshawa
Downtown Peterborough Downtown Pickering
Downtown St.Catharines Richmond Hill/
Downtown Brampton Langstaff Gateway
Downtown Burlington Vaughan Corporate Centre
26 Sweeny Sterling Finlayson &Co Architects Inc.
Downtown Hamilton Downtown Toronto
Downtown Kitchener Etobicoke Centre
3.2.3 The Growth Plan for the Greater Golden Avenues
Horseshoe 3.3. City of Toronto
According to the OP, Toronto’s growth should occur along its
The Growth Plan requires municipalities to accommodate a major arterial roads. These “Avenues” are where reurbanization
significant portion of future growth through intensification to 3.3.1 Official Plan (OP) 2007 is anticipated to accommodate more housing and more jobs.
create more compact, vibrant and complete communities.
The Official Plan is a legal document approved by City Council From Toronto’s OP we read that the “Avenues should perform
Complete communities meet people’s needs for daily living that describes policies and objectives for future land uses. The ‘main street’ role and become meeting places for local
throughout an entire lifetime by providing convenient access Official Plan is prepared in consultation with city residents and neighbourhoods and the wider community”. These Avenues
to an appropriate mix of jobs, local services, a full range of reflects a community vision for future change and development. are identified in the OP as reinvestment areas and are slated
housing and community infrastructure including affordable The Official Plan is a blueprint for how the city will grow over to redevelop building-by-building to accommodate increased
housing, schools, recreation and open space for their residents. the next 30 years. It describes the location for new housing, densities. Dundas Street West is identified as an Avenue.
Convenient access to public transportation and options for safe, industry, parks, office and retail areas, community services
non-motorized travel is also provided. and other land uses. The Official Plan also establishes policies The main street qualities of the Avenues – bustling sidewalks,
for the built environment, for improvements to the city’s public transit, mixed-use, diverse housing and abundant
The Growth Plan provides policy directions that promote hard services (such as transit, roads, sewers, etc.) and for the commercial activity – not only represent principles of good
transit supportive densities and a healthy mix of land uses. protection of the City’s natural environment. planning, but also align with how the DuWest community
It encourages reduced automobile dependence through the envisions their main street. While the OP outlines
development of mixed-use, transit-supportive, pedestrian- The Toronto Official Plan identifies that the Downtown, Centres, intensification on the Avenues, it recognizes the value of
friendly environments. Avenues and Employment Districts can best accommodate community character.
growth. The City of Toronto’s 2007 Official Plan (OP) creates a
The 2006 Places to Grow Growth Plan, published by the big picture vision for the future of the city’s social, economic, The OP recognizes that each Avenue is different and that there
Province’s Ministry of Public Infrastructure Renewal, and physical development. is no “one size fits all” program for reurbanizing the Avenues.
stresses the need to develop compact, vibrant, and complete The OP acknowledges that the avenues will be transformed
communities. Intensification should occur in the areas that The Urban Structure Map of the Official Plan (Map 2 next page) incrementally. New development on the Avenues will be guided
are already built. The Plan also proposes more density along identifies the Dundas West BIA area as an Avenue. by a new zoning by-law and design guidelines created in
transport routes. consultation with the local community.

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

Downtown and Central Waterfront


Green Space System

Not to Scale

Source: City of Toronto, Official Plan - Urban Structure Map 2


Official Plan - Urban Structure Map 2 Brook McIlroy Planning & Urban Design / Pace Architects

Toronto Avenues & Mid-Rise Buildings Study


E.R.A. Architects
Quadrangle Architects Limited
Urban Marketing Collaborative

28 Sweeny Sterling Finlayson &Co Architects Inc.


Toronto’s Main Streets (1990) Neighbourhoods Growth

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.

30 Sweeny Sterling Finlayson &Co Architects Inc.


3.3.2 Zoning By-law Reading the Zoning By-law Understanding Floor Area Ratio (FAR)

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.

In the amended by-law, the final density split is followed by a


Development Standard Set symbol (SS), followed by a number
indicating the set of development standards that applies to
the lot. The Development Standard Set symbol (SS) on the
Zoning By-law Map for commercial residential zones identifies
the Development Standard Set with a numerical value that
corresponds to a specific set of development standards that
describe detailed development standards including setbacks
and step backs.

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.

Municipal Land UseLUMBERVALE


Zoning Existing
AVENUE

R2 Z0.6 MCR
ST HELENS AVENUE

COLLEGE STREET WEST MCR T2.5 C1.0 R2.0 R4 T3.0

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

R4 72.0 FISHER STREET

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

Residential FRANKISH AVENUE

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

32 Sweeny Sterling Finlayson &Co Architects Inc.


3.3.4 Amended Zoning By-Law: Land Use include commercial floor space equal to the area of the lot
and residential floor area equal to twice the lot area. The
The map below shows the land use designations in the Development Standard Set for the area is SS2. The SS2
amended Zoning By-Law. Although the symbol for MCR has designation defines setbacks and specific built form regulations.
been changed to CR the zoning category and maximum density
has remained the same. The land uses and density of the surrounding area have
remained largely the same in the amended by-law. The grey
Density zoning in the BIA area allows buildings with a floor areas in the map below indicate areas that have not yet been
area of up to 2.5 times the total area of the lot. This can included in the amended by-law.

Municipal Land Use Zoning Proposed


LUMBERVALE AVENUE
CR 3.0
R (d0.6)
ST HELENS AVENUE

CR 2.5 (c1.0; r2.0) SS2 (c1.0; r2.5)


COLLEGE STREET WEST
SS2
R (d1.0)

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

HICKSON STREET NORFOLK STREET CR 2.5 (c1.0; r2.0) SS2 EST

LANGEMARK AVENUE RU
SH
OL
ME

DRIV
E
SHIRLEY STREET

UT
NORTHERN PLACE

R (d1.0)
MARSHALL STREET

WYNDHAM STREET
RIDEAU AVENUE
COLLAHIE STREET

Residential FRANKISH AVENUE

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

EL2.0 GORDON STREET

Dundas West Business Improvement Area Urban Design Study December 2010 33

3.3.5 Existing Zoning: Height

The majority of properties along Dundas West are currently


zoned for a maximum height of sixteen meters which is
approximately five storeys tall. The surrounding residential
neighbourhoods are zoned for a height of ten metres or about
three storeys. The residential areas are thus envisioned to be
physically stable leaving no capacity for growth.

Municipal Height Zoning Existing


LUMBERVALE AVENUE
ST HELENS AVENUE

COLLEGE STREET WEST 14m 16m

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

0 metres FRANKISH AVENUE

10 metres max (about 3 floors)


14 metres max (about 4 floors)
MACKENZIE CRESCENT

16 metres max (about 5 floors) BANK STREET

LISGAR STREET
DELANEY CRESCENT
MACDONNEL AVENUE

LANSDOWNE AVENUE

MIDDLETON STREET

GORDON STREET

34 Sweeny Sterling Finlayson &Co Architects Inc.


3.3.6 Amended Zoning By-Law: Height

The amended zoning by-law carries forward the height regime


of the previous by-law.

LUMBERVALE AVENUE
Municipal Height Zoning - Proposed
ST HELENS AVENUE

10.0m COLLEGE STREET WEST 14.0m 16.0m

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

0 metres FRANKISH AVENUE

10 metres max (about 3 floors)


14 metres max (about 4 floors)
MACKENZIE CRESCENT

16 metres max (about 5 floors) BANK 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.

The Official Plan vision for Toronto’s Avenues is one of vibrant,


tree-lined streets, wide sun-lit sidewalks, framed by well
designed and contextually sensitive mid-rise buildings that
support an active street life by providing a variety of retail and
community uses at the ground floor level.

36 Sweeny Sterling Finlayson &Co Architects Inc.


3.3.8 Avenues Included in the Avenues and Mid-
Rise Buildings Study

Dundas West BIA is included in the Avenues and Mid-Rise


Buildings Study and is subject to the recommended guidelines.

North York

Scarborough

Etobicoke/York

Toronto &
East York

Avenues (as per Official Plan Structure Map 2)

Avenue Study Areas (excluded from the Performance Standards)


Secondary Plan Areas (excluded from the Performance Standards)
Other City Initiated Studies (excluded from the Performance Standards)
City of Toronto District Boundaries

Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010

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.

Fine Grain Façades Consistent Cornice Lines Vertical Additions


New buildings within Character Areas will New buildings will require a 1.5 metre front Additions to existing buildings provide an
maintain a fine grain fabric that is consistent step-back that references the height of alternative to redevelopment. They are
with the rhythm of adjacent buildings. adjacent cornice lines. permitted provided that the addition:
• Does not exceed the overall maximum
height for the site; and
• Meets all angular plane requirements.
5.5m

side property line

front property line


1.5m
min.

Existing buildings in a New Mid-Rise New Mid-Rise


Character Area Building Building

Street Elevation Street Section

Performance Standards
Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010

38 Brook McIlroy Planning


Sweeny & Urban
Sterling Design / Pace
Finlayson &CoArchitects
Architects Inc.
Toronto Avenues & Mid-Rise Buildings Study
E.R.A. Architects
Quadrangle Architects Limited
Urban Marketing Collaborative
Character Areas typically consist of a healthy, mixed use fabric. According to the Avenues and Mid-Rise Buildings Study new Brockton Village has been identified in the Avenues and
They have been identified as sections of an Avenue that contain mid-rise development in these Character Areas should: Mid-Rise Buildings Study as a Potential Heritage Conservation
potential built, natural, and/or cultural heritage resources that * Mitigate impacts of new development that may destabilize District due its legacy as a 19th century village and the diverse
are not listed or designated. These are not intended to become the function and character of the area. range of late 19th century and early 20th-century housing types.
Heritage Conservation Districts, but have a character that will be * Be developed through alterations and infill development
important to consider as redevelopment occurs. that are sensitive to, and where appropriate, strengthen
the character of the area.

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

%/225 %/225 %/225


5 '$1)257+
22
%/
1
521&(69$//(6

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
$YHQXHV DVSHU2IILFLDO3ODQ8UEDQ6WUXFWXUH0DS

Character Areas
$9(18( WRSWRERWWRP %$<9,(: &2//(*(*(55$5' OHIWWRULJKW (*/,1721 OHIWWRULJKW -$1( WRSWRERWWRP .,1*6721 WRSWRERWWRP /$:5(1&( OHIWWRULJKW 3$3( 521&(69$//(6 :(6721 OHIWWRULJKW <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((1 OHIWWRULJKW
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 :,/621 OHIWWRULJKW 'HHU3DUN<RQJH²6W&ODLU
%DWKXUVW²(JOLQWRQ8SSHU9LOODJH %ORRUE\WKH3DUN (JOLQWRQ:D\ .,1* /HIWWRULJKW .LQJVWRQ3DUNZD\ 073/($6$17 :HVW4XHHQ:HVW 7KH3HDQXW3DUN)RUHVW 1RUWK<RUN6KHULGDQPDOO 6XPPHUKLOO

Dundas West Business Improvement Area Urban Design


%DWKXUVW&HGDUYDOH
8SSHU$QQH[ <RUNGDOH0DOO Study
'8))(5,1
%ORRUGDOH %ORRUFRXUW9LOODJH
 &KULVWLH3LWV.RUHDWRZQ
<RQJH²(JOLQWRQ
*ROGHQ0LOH
.HQQHG\3DUN
7ULQLW\1LDJDUD
 December 2010
%LUFKFOLIIH
.LQJVWRQ²:DUGHQ
8SSHU%HDFK
'DYLVYLOOH 7ULQLW\%HOOZRRGV
&RUNWRZQ
$JLQFRXUW :HVW'RZQVYLHZ
'RZQVYLHZ
5RVHGDOH
39
6HDWRQ9LOODJH /  6HDWRQ9LOODJH 7 2·&21125 WRSWRERWWRP 5LYHUGDOH 67&/$,5 OHIWWRULJKW %DWKXUVW²:LOVRQ

7KH$QQH[:HVW 5
3DOPHUVWRQ /
3DOPHUVWRQ %
'81'$6 OHIWWRULJKW
0LUYLVK9LOODJH
/DPEWRQ0LOOV
6FDUERURXJK9LOODJH 
/$.(6+25( OHIWWRULJKW
*OHQZRRG
7RSKDP3DUN
/HVOLHYLOOH
7KH%HDFK
5XQQ\PHGH
6W&ODLU*DUGHQV
+DUERUG9LOODJH 5 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.

Avenues (as per Official Plan Structure Map 2)

Avenue Study, Secondary Neighbourhoods


Plans, and other City Initiated
Study Areas (excluded from the Apartment Neighbourhoods
Performance Standards) Natural Areas
Areas Recommended for Parks
Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010 Further Consideration for Retail-
Other Open Spaces
Commercial
‘Areas Recommended for Further Consideration for Retail-Commercial’ have been identified by the study consultants

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

The Avenues and Mid-Rise Buildings Study stipulates that new


The maximum allowable heig
buildings on the Avenues must achieve a minimum height of
10.5 metres and 3 storeys at the street frontage. For mid-rise
adjacent right-of-way (public
buildings taller than 6 storeys, the first step-back should not be 36 metres (11 or 12 storeys).
4th
below the top of the third storey. 3rd storey
• If the building complies with all

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

Toronto Avenues & Mid


20m R.O.W. width = 16m 27m R.O.W.
from a height of 80% of the R.O.W. at the front property line.
The height of the streetwall should be designed to provide a Approximately 6 storeys Approximately 8 stor
“human-scale” and minimize the perception of height from the
street level and the overall mass of buildings.

Performance Standa 20m R.O.W.

Toronto Avenues & Mid-Rise Build


Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010

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

Sample 30m R.O.W.


property line.

front property line


Avenue Neighbourhood

transition to neighbourhoods and open spaces. or Open Space

• Where a public laneway abuts a site, the

rear property line


laneway may be included for the purposes of
Deep properties adjacent to
establishing theneighbourhoods
setback andand open spaces
angular plane.
will include a minimum setback of 7.5 metres and a 45 degree 7.5m
• In order to minimize overlook, principal
angular plane measured from the rear property line.
windows should not be located closer than

7.5m
* Where 10 ametres
public laneway
from theabuts a site,
rear the laneway
property linemay
andbe 45
o

included for the purposes of establishing


balconies should not be below 10 metres at the setback and
Illustrating the rear transition for deep properties abutting a Neighbourhood or Open Space (example shown is a property greater than
angular
the plane.
rear. 46.5 metres on a 30 metre R.O.W.).
* In order to minimize overlook, principal windows should
not be located closer than 10 metres from the rear
•property line and
Shallow balconies should
Properties not beto
adjacent below 10 metres
R.O.W. Width Definition of Shallow Lot is
at the rear.
Neighbourhoods and Open Spaces will less than
20m 37.5m
include a minimum setback of 7.5 metres 27m 42.5m
Shallow properties
and a 45adjacent
o to neighbourhoods
angular plane measured and open
from a 30m 46.5m
36m 52.5m
spaces will include a minimum
height of 10 metres. setback of 7.5 metres and a 45
degree
• angular
Where plane measured
a public from a height
laneway abuts of a10site,
metres.
the

Sample 30m R.O.W.


* Where a public laneway abuts a site,
laneway may be included for the purposes the laneway may be of

front property line


Avenue Neighbourhood
or Open Space
included for the purposes
establishing of establishing
the setback the setbackplane.
and angular and

rear property line


angular plane.
• In order to minimize overlook, principal o
45
* In order to minimize
windows overlook,
should not beprincipal
located windows should
closer than 7.5m

not be located closer than 10 metres from


10 metres from the rear property line and the rear

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

As illustrated in the map in Section 4.41 of this report, eighty


percent of the lots within the Dundas West BIA Avenue are
defined as shallow lots using the Avenues and Mid-Rise
Buildings criteria.

Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010

42 Sweeny Sterling Finlayson &Co Architects Inc.


setback at-grade. pos
• App
• A7
whi
3.3.13 Vehicular Access on the Avenues blo
• As
The Avenues and Mid-Rise Buildings Study provides guidance
Ave
for vehicular access to new developments along an Avenue. To
pro
establish an uninterrupted public realm, vehicular access, the
Study suggest, should be provided via side streets and rear
lanes, not the Avenues. This may require new buildings to be
setback at-grade.
side street
Mid-block Vehicular Access
Vehicular Access Mid-block Vehicular Access
entrance public lane lane entrance

For mid-block sites without rear lane access, vehicular access


from the Avenue may be permitted, if
* To
Theestablish an uninterrupted
driveway is located public realm, vehicular
as far from the adjacent For mid-block sites without rear lane access, vehicular
corner site for
mid-rise building
existing buildings mid-block site for
mid-rise building
existing
buildings
access
intersectionshould be provided via side streets and rear lanes,
as possible; access from the Avenue may be permitted, if:
* not the Avenues.
Appropriate spacing betweenThis maydriveways
adjacent require is new buildings to be • The driveway is located as far from the adjacent intersection as
setback at-grade.
maintained; possible;
* A 7.0 metre public lane is provided at the rear of the • Appropriate spacing between adjacent driveways is maintained;
property which will form part of a continuous laneway
• A 7.0 metre public lane is provided at the rear of the property
system within the block as adjacent properties redevelop;
which will form part of a continuous laneway system within the
and block as adjacent properties redevelop; and
* As redevelopment occurs, approved mid-block driveways Vehicular access points should be located off of laneways or side streets wherever possible. Vehicular acc
• As redevelopment occurs, approved mid-block driveways to the
to the Avenue should be designated for shared access to
Avenue should be designated for shared access to serve adjacent
serve adjacent properties in lieu of, and until, a rear public
properties in lieu of, and until a rear public laneway is established.
laneway is established.

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

min. distance from intersection

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.

Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010

Performance Standards
Dundas West Business Improvement Area Urban Design Study December 2010

Brook McIlroy Planning & Urban Design / Pace Architects


43
Minimum sidewalk widths are required to crea
new buildings to be setback at-grade. Avenue

3.3.14 Minimum Sidewalk Widths & Streetscapes


on the Avenues

front property line


The Avenues and Mid-Rise Buildings Study requires minimum
sidewalk widths to create an attractive, welcoming and safe
pedestrian experience. This may require new buildings to
be setback at-grade. Avenues on Transit City LRT routes may
require additional sidewalk width.

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 •

street trees, medians, lighting and street furniture.


Streetscapes should provide the highest level
200mm

VARIES
For rights-of ways between 20 metres and 30 metres a minimum (400mm TYPICAL)

sidewalk width of 4.8 metres is required.


200mm
great places to shop, work and live.
Their design is guided by the City of Toronto S 200mm
CONCRETE CURB

The City’s Streetscape Manual requires a minimum pedestrian


paving, street trees, medians, lighting and stre
width of 2.10 m. Where this is not possible, a reduction to no POURED IN PLACE
CONCRETE SIDEWALK
less than 1.53 m can be considered. (BROOM FINISH)
WITH ACCESSIBLE
CURB RAMP

Typical sidewalk widths along Dundas Street are in the range 200mm CONCRETE
RETAINER STRIP

of 3.5–4.5 meters. These sidewalk widths, although narrow, do


accommodate the minimum pedestrian width of 2.1m including
a total planting area, splash strip and curb of 1.4m. Although CONCRETE BASE
WITH PEDESTRIAN
LIGHT POLE
the 4.8m sidewalk width suggested in the Avenues and Mid-
Rise Buildings Study would provide more public space it is not
required to meet the minimum requirements of the City’s own 200mm x 200mm
CONCRETE
Streetscape Manual. UNIT PAVERS

Performance Standar
(60% YORKTOWN
40% RUSSET OR
EQUIVALENT)
SEE NOTE 2

Toronto Avenues & Mid-Rise Buildin

BICYCLE RING

STREET LIGHT OR
UTILITY POLE

NOTES: SEE NOTE 1 VARIES


1. THE DESIRED WIDTH OF THE PEDESTRIAN (800mm TYPICAL)
CLEARWAY IS A MINIMUM OF 2100mm.
WHERE THIS IS NOT POSSIBLE, A REDUCTION
TO NO LESS THAN 1530mm CAN BE CONSIDERED.

2. SIZE AND/OR COLOUR OF CONCRETE PAVERS


MAY VARY IN SITE-SPECIFIC CASES
Source: City of Toronto, Streetscape Manual

Concrete Paver Band (2 Rows)


44 Sweeny Sterling Finlayson &Co Architects Inc.
Special Street, Major Street, Existing Main Street, Emerging Main Street P-1 NTS
09/08
3.3.15 The City’s Vision for the Transformation of May 2010
the Avenues

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.

The Avenues and Mid-Rise Buildings Study claims that the


Avenues will transform as vibrant streets providing a high level
of services and amenities while protecting the character of
adjacent neighbourhoods through mid-rise development that
is moderate in scale. The study anticipates that the Avenues
will gradually intensify through the introduction of mid-rise
buildings.

As the Avenues and Mid-Rise Buildings Study applies to all


properties equally the eventual complete transformation is seen
as inevitable. The resulting transformation of the street from
its original fine-scaled main street buildings to a continuous The Avenue can
gradually intensify
mid-rise street wall erases the existing character and grain of
through the introduction
the neighbourhood. of mid-rise buildings

Consultation with the Dundas West BIA and neighbourhood


residents found that the local community does not agree with a
vision for a future Dundas West that fully redevelops in a mid-
rise form. See section 4.5 for details.

Eventually the Avenues


will transform as vibrant
streets providing a
high level of services
and amenities
while protecting the
character of adjacent
neighbourhoods

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)

Within the CR zone of Dundas west new buildings must be setback:


* A maximum of 3.0 Metres from a front lot line;
* A minimum of 75% of the main wall of the building facing a front lot line must be located at
or between the front lot line and the maximum setback;
* A minimum of 7.5 Metres from the rear lot line; and
* A minimum of 1.5 Metres from the rear lot line if the rear lot line abuts a lane.
Set backs
Where the wall of a building does not contain windows or openings, the wall must be set back a
minimum of 3.0 metres from any abutting side lot line if the building is on a lot that abuts a lot in
a Residential Zone category, otherwise no setback is required.

Angular Plane (40.10.40.70)

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.

Source: City of Toronto ,Avenues and Mid-Rise Buildings Study 2010

46 Sweeny Sterling Finlayson &Co Architects Inc.


Residential Uses (40.10.40.70) Separation (40.10.40.80) Summary

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

A key desire that emerged during the consultation process with


the Dundas West BIA was a vision for a diverse and dynamic
main street. Given the existing conditions and policy context,
opportunities for change within the Dundas West BIA Avenue
are highly constrained. This section examines the potential
for future growth within the area by examining the physical
site conditions with regard to current city policies. Future
opportunities and constraints are identified with the intent of
protecting the unique qualities of the area including its fine-
scaled lot pattern, and heritage.

4.1.1 Optimal Site Conditions

The Avenues and Mid-Rise Buildings Study acknowledges that


no two Avenues are identical, nor are there sites with identical
characteristics or conditions. The study also outlines some of
the ideal site conditions for the optimal development of mid-rise
buildings and exceptions for taller buildings while protecting
the character and vitality of Dundas West and adjacent
neighbourhoods.

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.

An opportunity map was produced that identifies the properties


with development potential. The constraints and opportunities
used to determine the opportunity sites are outlined below.

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

50 Sweeny Sterling Finlayson &Co Architects Inc.


LUMBERVALE AVENUE
Block Numbers
ST HELENS AVENUE

COLLEGE STREET WEST

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

#. Block Numbers FRANKISH AVENUE

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

4.3.1 Opportunities 4.3.2 Constraints 4.4.1 Defining 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.

52 Sweeny Sterling Finlayson &Co Architects Inc.


4.4.2 Locating Opportunity Sites

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

COLLEGE STREET WEST

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

Not Adjacent to Residential FRANKISH AVENUE

Transit Route Intersections


Main Street Residential Anomalies
MACKENZIE CRESCENT

Heritage Buildings BANK 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.

54 Sweeny Sterling Finlayson &Co Architects Inc.


Sites 1 and 2 Today

Sites 1 and 2 illustrating Proposed Permissions

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.

56 Sweeny Sterling Finlayson &Co Architects Inc.


Site 4 Today

Site 4 illustrating Proposed Permissions

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.

58 Sweeny Sterling Finlayson &Co Architects Inc.


Site 6 Today

Site 6 illustrating Proposed Alternative Solution

Dundas West Business Improvement Area Urban Design Study December 2010 59

Today Current Zoning if Fully Built Proposed Alternative Solution

Looking west along Dundas West towards Site 6

Looking east along Dundas West towards Sites 4,5,6

Looking east along Dundas West past Sites 1 and 2

60 Sweeny Sterling Finlayson &Co Architects Inc.


Today Incremental As-of-Right Additions Toronto’s Mid-rise Vision Proposed Alternative Solution

4.5. The Trouble with Toronto’s 4.6. The Development


Mid-Rise Vision Permit System

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

5.1. Storefront Design 5.2. Storefront and Signage


Design Guidelines

Main Streets are vital to the health of neighbourhoods and the


economy of the city. Main streets are comprised of a group of 5.2.1 Commercial Ground Floor
businesses that combine to create a place. These businesses
contribute to the look, feel and character of the street and Commercial activity should occupy ground floor space. This
create places of social and economic exchange. The design of will keep the street active and courage pedestrian life. New
storefronts in combination with the design of the public realm developments should maintain commercial activity at grade
create the identity for the street and reinforce the brand of the and the City should discourage the conversion of storefronts to
place. Each storefront should add to the vitality of the street. A residential uses along Dundas West.
key recommendation that emerged from the consultation with
the BIA was that the street should maintain its architectural and 5.2.2 Transparency and Permeability
social diversity.
Transparency and permeability are important to the vibrancy
5.1.1 Commercial Facade Improvement Program of and commercial success of the main street. Glass windows
should dominate the length and height of storefronts. Roll
In 2011, the BIA will be eligible for the Commercial Facade down shutters should be dissuaded during both day and night.
Improvement Program. This program allows owners of the Tinted and reflective glass should also be discouraged, as well
retail spaces to apply to the City for grants to offset the costs of as other materials that hinder pedestrians’ view into a building.
improving their business façade. Details of this program are
outlined in the Streetscape Study. The BIA should advise its 5.2.3 Lighting
members of this date and be ready with plans.
Keeping storefronts lit at night creates a comfortable place for
5.1.2 Encouraging Business Occupancy strolling. It also provides the opportunity for window shopping
and may highlight attractive architectural features. Storefronts
To encourage an even greater diversity of businesses and to fill should be lit in a way that is bright and warm.
current vacancies, the BIA should consider creating a business
recruitment team. This team could attract desirable tenants 5.2.4 Signage
as per community needs, such as those expressed during the
community consultation for the Branding Strategy. The BIA web The BIA appreciates the diversity of colours, materials, and size
site could be instrumental in this process and provide space to of our signage. Signs should not plaster windows, or dominate
advertise storefronts currently for lease. the street. Signage should display a shop’s unique identity by
Encourage a Diversity of Signage using quality materials and design.

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

Recommended Not Recommended

64 Sweeny Sterling Finlayson &Co Architects Inc.


Maintain
3. Maintain
the existing
the existing
facadefacade
rhythmrhythm
and proportions
and proportions
along the
along
street
thewith
street
architectural
with architectural
elements.
elements.

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

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

66 Sweeny Sterling Finlayson &Co Architects Inc.


Dundas West Business Improvement Area Urban Design Study December 2010 67

68 Sweeny Sterling Finlayson &Co Architects Inc.
6. Key Recommendations
explain, in part, the lack of change along this transit-oriented
6.1. Background main street.

The single biggest issue is growth.


Urban change and development are guided by the City of
Toronto through a number of policy documents to ensure The area has seen little or no redevelopment or an increase in
that change occurs in a comprehensive and sustainable way. population over the last 15 years. In fact, the population of the
Municipal policies are guided by larger policies established by area has been falling. The issue of redevelopment prevents the
the Province of Ontario. Our recommendations for the Dundas Dundas West area from meeting the expectations of growth
West BIA area respond to the objectives set by the City’s OP and change of the Official Plan. This issue is a primary concern
policy and to the Provincial Growth Plan. The Dundas West for the BIA as their local businesses are supported by residents
BIA area meets many of the expectations of the Official Plan: within walking distance of the main street. Population density
it represents a diverse functioning main street that is well and household income are primary drivers of successful retail.
connected to transit and a fine grained urban environment. The Successful retail, in turn, supports a vital main street that
success of the main street is challenged by a lack of growth over supports residential neighbourhoods.
the last few decades.
Although the Official Plan places great importance on the
Physically and historically the Dundas West BIA study area is Avenues and their role with regard to re-urbanization,
a typical Toronto traditional main street. Through our study, affordable housing, transit, traffic, cyclists, pedestrians, and
we have learned that the area that is well served by transit economic vitality, in practice these issues are isolated by
and reasonably well connected with a fine grid of streets. The policy. We know that these things are connected but our
neighbourhood is connected to a larger network of main streets civic bureaucracy still functions as if these challenges occupy
and BIAs in an increasingly desirable part of Toronto. separate spheres. Within the Dundas West area this separation
is highlighted by outdated zoning that does not support the
Dundas West has some significant physical challenges transit, growth, affordable housing or economic development
compared with the typical City of Toronto Avenue. The goals of the Official Plan. The primary recommendation of this
neighbourhood is constrained to the north and the south by report is that the City should review the zoning of the Dundas
College Street and the Railway Line, respectively. The lots West BIA area with a complete neighbourhood approach that
along the main street are typically very shallow (30m and explicitly ties the built form and density of the Avenue to the
under) and the majority of those lots are narrow and shaped as Official Plan’s larger socioeconomic goals. Built from issues
parallelograms. These lot configurations significantly impede are not singularly tied to the OP goal of protecting stable
the assembly and redevelopment of much of the main street. neighbourhoods. An integrated approach would align priorities
Among these constrained lots lie a few larger consolidated lots to achieve the multiple goals of the Official Plan. An integrated
or blocks of lots that present future development potential. approach for Dundas West would allow the neighbourhood to
become a complete community with a full range of services and
Buildings along Dundas West are predominantly two and three housing options.
storeys tall – and thus do not achieve the as-of-right zoning in
the area. The majority of the buildings along the main street
are much older than the city average. These physical conditions

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.

70 Sweeny Sterling Finlayson &Co Architects Inc.


6.2.8 Developing a Design Review Team

Develop a design review committee to help business owners


find designers, pick signage designs or facade materials, and
apply for funding to successfully update their look. Many
designers live and work in the area including BIA members
that could volunteer for a committee. The design review
committee could distribute information regarding signage,
provide workshops, and to help businesses design signage that
works and celebrate examples of good design in the area. This
committee would ensure that Dundas West maintains its brand
as an emerging creative corridor in Toronto.

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!

Where do your patrons come from? The local neighbourhood?


Other neighbourhoods? Afar?
* Mostly within the area
* Mostly within
* Mostly within or from nearby neighbourhoods

Do people come for the qualities of DuWest? What are these


qualities? Why do they come?
* Funky benches by local crafts people
* Great coffee at all hours. Music. Meat.
* Right now they come for music @ Lula or the bakery but
many use it as a pass through & don’t stay long enough to
notice the rest of us
* For me, the clientele is established & goes where I go.
* I think some people come here because we are last
unpretentious & authentic & REAL community in Toronto
West, but they don’t have enough incentive to linger.

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

74 Sweeny Sterling Finlayson &Co Architects Inc.


Results of Dot Placement Exercise from Community Consultation
LUMBERVALE AVENUE
ST HELENS AVENUE

COLLEGE STREET WEST

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

where you live FRANKISH AVENUE

where you shop


where you eat
MACKENZIE CRESCENT

where you avoid BANK 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

* No, looks really cheap & junky


* Depends on it’s done. The current picture does not look
like it matches with old buildings well
* I like the intent of this – to avoid the stretch looking
monotonous.

7.1.2 Mid-rise replacement to an existing block

* Yes, increase the density but keep things to scale. Eg. 6


storey beside 3 story rather than 10 storey, etc
* Where is Dundas West?
* Replacement need it here
* No, would rather the Tower or no change
* My business couldn’t afford the rent

7.1.3 Tower added to an existing block

* Yes, In some places this could work


Mid-rise replacement to an existing block Tower added to an existing block * Yes, if it has retail on the main/ground floor
* Only on selected sites, but am not opposed to this.
* Yes, if we save some of the older shops

76 Sweeny Sterling Finlayson &Co Architects Inc.


7.2.2 Green Development Standards
7.2. City of Toronto Other
Applicable Building The City approved new Green Development Standards in spring
Regulations 2009, which became applicable Jan 31, 2010. These Standards
have required and voluntary elements, which build on the
previous Green Standards Checklist, in place since 2008. These
7.2.1 Design Criteria for Review of Tall Buildings new standards relate to air quality, water quality, ecology,
solid waste and greenhouse gases. Therefore, we should be
The Tall Building Guidelines, completed in 2006, indicate evaluating this checklist early on in the building design process
preferred design considerations for tall buildings and required for its application. In particular, a more onerous bicycle parking
analysis of potential implications of tall buildings in preparation standard is generated above the City Zoning that should be
for their review. Tall buildings are defined as “generally, a considered in building design, prior to planning approvals
building whose height is greater than the width of the right of (rezonings and variances).
way of the principal street on which it is located or the wider
of two principal streets if located on an important intersection” http://www.toronto.ca/planning/greendevelopment.htm
(Design Criteria for Review of Tall Building Proposals 2006).
The guidelines are to ensure that tall buildings do not adversely 7.2.3 Green Roof By-Law
affect public space (open space, streetscapes, building edges),
the local environment (wind, shadow, micro-climates), heritage Similarly, the new green roof by-law came into application on
buildings, and domestic concerns like privacy, light, and safety, the same date, Jan 31, 2010, and is applied to new residential,
and that they consider sustainable building practices such as commercial and institutional projects that is applied at building
building orientation, lighting and heating systems, and green permit. On Jan 31, 2011, it will apply to new industrial projects
roofs. All proposed tall buildings are subject to these guidelines as well. Based on the building size, the amount of roof as
and they apply to any tall building application on the Bloor “green” will be required. There is an exemption process for less
Street Corridor. percentage of green roof, or a payment cash in-lieu.

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”.

78 Sweeny Sterling Finlayson &Co Architects Inc.


authenticity:  The quality of a place where things are bulk:  The combined effect of the arrangement,
7.4. Glossary what they seem:  where buildings that look old are volume and shape of a building or group of buildings.
old, and where the social and cultural values that the Also called massing.
place seems to reflect did actually shape it.
accessibility:  The ease with which a building, place character:  The unique qualities of urban areas.
or facility can be reached by people and/or goods background building:  A building that is not a
and services. distinctive landmark. character area:  An area with a distinct character,
identified as such so that it can be protected or
active edge:  Provided by a building or other feature barrier:  An obstacle to movement. enhanced by planning policy.
whose use is directly accessible from the street or
space which it faces; the opposite effect to a blank block:  The area bounded by a set of streets and compatible / compatibility:  When the density, form,
wall. undivided by any other significant streets. bulk, height, setbacks, and/or materials of buildings
are able to co-exist with their surroundings.
adaptability:  The capacity of a building or space to boulevard:  Area between the curb and the sidewalk
respond to changing social, technological, economic for: street trees, newspaper boxes, parking meters, context:  The setting of a site or area.
and market conditions. light poles, bike rings etc. so that sidewalks are kept
free and clear for pedestrians. defensible space:  Public and semi-public space
amenity:  Something that contributes to an area’s that is ‘defensible’ in the sense that it is surveyed,
environmental, social, economic or cultural needs. building element:  A feature (such as a door, window demarcated or maintained by somebody. Derived
or cornice) that contributes to the overall design of a form Oscar Newman’s 1973 study of the same name,
appearance:  Combination of the aspects of a place building. and an important concept in securing public safety
or building that determine the visual impression it in urban areas, defensible space is also dependent
makes. building envelope guidelines:  Diagram(s) with upon the existence of escape routes and the level of
dimensions showing the possible site and massing of anonymity which can be anticipated by the users of
architecture:  and built environment centre A a building. space.
building or organization that provides a focus for a
range of activities and services (such as discussions, building line:  The line formed by the frontages of density:  The mass or floorspace of a building or
information, exhibitions, training, collaboration buildings along a street. The building line can be buildings in relation to an area of land. Density can
and professional services) relating to design and shown on a plan or section. be expressed in terms of plot ratio (for commercial
planning. See www.architecturecentre.net. development); homes or habitable rooms per
building shoulder height:  The top of a building’s hectare (for residential development); site coverage
articulation:  Architectural detail that gives a main facade. plus the number of floors or a maximum building
building interest and added richness. height; space standards; or a combination of these.
built environment:  The entire ensemble of
as-of-right development:  Development which does buildings, neighbourhoods and cities with their desire line:  An imaginary line linking facilities or
not require formal planning permission provided it infrastructure. places which people would find it convenient to
complies with criteria set out in legislation. travel between easily.
built form:  Buildings and structures.

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.

80 Sweeny Sterling Finlayson &Co Architects Inc.


mobility:  The ability of people to move round pedestrian travel route:  The unobstructed portion setback:  The required distance from a road,
an area, including carriers of young children, of the sidewalk. property line, or another structure, within which no
older people, people with mobility or sensory building can be located.
impairments, or those encumbered with luggage or pedestrian walkway:  Sidewalk on private property.
shopping. sidewalk:  Unobstructed concrete or paved area for
performance criterion/criteria:  A means of pedestrian travel in the public right-of-way.
movement:  People and vehicles going to and assessing the extent to which a development
passing through buildings, places and spaces. achieves a particular functional requirement (such as sight line:  The direct line from a viewer to an object.
maintaining privacy). This compares with a standard,
natural surveillance (or supervision):  The which specifies more precisely how a development soft landscape:  Planting such as trees, shrubs, vines,
discouragement to wrong-doing by the presence is to be designed (by setting out minimum distances perennials and annuals.
of passers-by or the ability of people to see out of between buildings, for example).
windows. Also known as passive surveillance (or stacking lane:  An on-site queuing lane for motorized
supervision). node A place where activity and routes permeability:  The degree to which a place has vehicles, which is separated from other vehicular
are concentrated. a variety of pleasant, convenient and safe routes traffic and pedestrian circulation by barriers,
through it. markings or signs.
nodes:  Important locations in a city to highlight,
feature or intensify, occurring at key intersections permeable surface:  A surface formed of material stepback:  An additional setback that applies
and neighbourhood gateways. that allows infiltration of water to the sub-base. to upper storeys of a building. Stepbacks can be
effective in reducing the perception of building mass
on-site parking:  Parking within a building’s site property line:  The legal boundary of a property. at ground level, reducing potential “wind tunnel”
boundary, rather than on a public street or space. effects, increasing the amount of sunlight at ground
public realm:  The streets, lanes, parks and open level, providing increased articulation of the street
overlook:  The design of a private amenity space of spaces that are free and available to anyone to use. wall, and avoiding a “canyon effect” for corridors.
one unit has the potential, if incorrectly placed, to
“overlook” the private amenity space of another. right-of-way:  A public or private area that allows strategic view:  The line of sight from a particular
for passage of people or goods, including, but not point to an important landmark or skyline.
parking lot:  A lot or other place used for the limited to, freeways, streets, bicycle paths, alleys,
temporary parking of vehicles. trails and pedestrian walkways. streetscape:  The overall character and appearance
of a street formed by buildings and landscape
pedestrian area:  The area between the front scale:  The size of a building in relation to its features that frame the public street. Includes
façade of a building and the curb. The pedestrian surroundings, or the size of parts of a building or its building façades, street trees, plants, lighting, street
area consists of a sidewalk clear zone closest to the details, particularly in relation to the size of a person. furniture, paving, etc.
building, and a parallel parkway/street furniture zone
that is between the sidewalk and the curb. screening:  Vegetation, landforms, or structures street frontage:  The front of the property facing the
that serve to reduce the impact of development on street.
pedestrian scale:  A size of a building or space nearby properties.
that a pedestrian perceives as not dominating or
overpowering.

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.

82 Sweeny Sterling Finlayson &Co Architects Inc.


Dundas West Business Improvement Area Urban Design Study December 2010 83

Você também pode gostar