Attachment 6: Lawrence-Allen Urban Design Guidelines · 2011. 10. 18. · DANE AVENUE RANEE AVENUE BAYCREST AVENUE NEPTUNE DRIVE NEPTUNE DRIVE AD ... Y 401 Y 401 DUFFERIN STREET THURST

Attachment 6: Lawrence-Allen Urban Design Guidelines

LAWRENCE-ALLEN

Urban Design Guidelines

OCTOBER 17, 2011

OCTOBER 17, 2011

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Lawrence Allen Urban Design Guidelines

Introduction..............................................................................................................2

1.0Vision:ParksFocusedCommunities.............................................................5

2.0BuiltForm–General.......................................................................................11 2.1 RelationshipofBuildingstoStreets,ParksandOpenSpace 2.2 Transition 2.3 LandscapedSetbacks 2.4 LandscapedCourtyardsandOtherLandscapedOpenSpace 2.5 PedestrianandBicycleCirculation:WalkwaysandTrails 2.6 BuildingEntrances 2.7 VehicularAccess,ParkingandServicing 2.8 SharedPrivateDrivewaysorLanes 2.9 GeneralLandscapingandLighting 2.10 PublicArt 2.11 EnvironmentandSustainability

3.0BuildingLocation,OrganizationandMassingbyBlockType.....................27 3.1 LowRiseBuildingBlocks 3.2 Mid-RiseBuildingBlocks:PrimaryStreets 3.3 Mid-RiseBuildingBlocks:AllenRoad 3.4 TallBuildingBlocks

4.0SpecialAreas....................................................................................................37 4.1 LawrenceAvenueWest,AreaA 4.2 LawrenceAvenueandVarnaDrive,AreaB 4.3 650LawrenceWestTransitionArea,AreaC 4.4 RaneeAvenueatYorkdaleSubwayStation,AreaD 4.5 YorkdaleShoppingCentre,AreaE 4.6 SchoolSites

Table of ContentsLawrence Allan Urban Design Guidelines

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UrbanDesignGuidelinesareaplace-makingtoolconsistingofasetofwrittenguidelines,illustrativeplans,diagramsandimagesof

buildingsandplacesthatdemonstratepreferredurbandesignphysicalrelationships.UrbanDesignGuidelinesfortheLawrence-

AllenSecondaryPlanareawill,amongothermatters,establishacontextforcoordinateddevelopmentoftheFocusArea.The

UrbanDesignGuidelineswillbeusedasatooltoensureappropriatedevelopmentthatisconsistentwiththeOfficialPlanand

theSecondaryPlan.TheUrbanDesignGuidelineswillalsobeusedasatooltodeterminestandardsthatwillbeincludedin

implementingZoningBy-law(s)andtoevaluateapplicationsforapprovalofplansofsubdivisionandsiteplans.

TheUrbanDesignGuidelinestogetherwiththePublicRealmMasterPlansetoutaframeworkforcreationofahighquality

communitydesign.TheUrbanDesignGuidelineswillgivedirectionfordevelopmentonprivatelands.Theguidelineswillbe

complementedbyaPublicRealmMasterPlanthatprovidesdirectionfordevelopmentofagreen,cohesiveandhighqualitypublic

realm.

TheUrbanDesignGuidelinesapplytotheentireSecondaryPlanAreawithemphasisontheFocusAreawhereintensificationand

investmentwillbeconcentrated.TheplantitledLawrence-AllenStudyArea,outlinestheFocusAreaandtheSecondaryPlanArea.

AreaswithintheSecondaryPlanAreathataresubjecttoarea-specificurbandesignguidelinesareshownontheSpecialBuilding

BlocksPlan.

TheLawrenceAllenUrbanDesignGuidelinesinconjunctionwiththeotherapplicableurbandesignguidelineswillprovide

directiontodevelopersinthedesignofdevelopmentproposalsandprovidedirectiontoCitystaffintheirreviewofdevelopment

proposals.IntheeventofconflictbetweentheseUrbanDesignGuidelinesandotherapprovedguidelines,theseguidelineswill

takeprecedenceinconsiderationofarea-specificconditions,opportunitiesandconstraints.

Introduction

INTRODUCTION

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INTRODUCTION

Lawrence-Allen Secondary Plan

Secondary Plan Boundary

MAP 32-1 Secondary Plan Area

September 2011

Focus Area

City Planning Division

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Lawrence-Allen Study Area Secondary Plan Boundary

Focus Area

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Aerial Photo of Existing Area.

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1.0 Vision: Parks Focused Communities

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The Lawrence-Allen community is a mixed-income, mixed-use community located in central Toronto’s urbanizing suburbs. The

community is at once distinct, celebrating the area’s rich history, cultural diversity, and sense of community, and fully integrated

with the broader city.

The community showcases an innovative approach to revitalization, one that prioritizes the development of a complete

community through coordinated public and private investment in housing, infrastructure and the public realm. Innovative

building and municipal infrastructure technologies ensure the long-term sustainability of the community. As a complete, liveable

community, the Lawrence-Allen area offers residents of all ages and backgrounds a range of housing options – including

revitalized social housing – as well as a range of employment, social and recreational options.

The Lawrence-Allen community is a beautiful human-scaled and walkable place. New connections across Allen Road and to

neighbouring communities provide safe, pedestrian-oriented links between neighbourhoods and to the Community Commons,

where community services, facilities, schools, recreational programming and local retail come together in a park setting. A

distributed system of neighbourhood parks offers all residents access to both passive and active recreational programming.

The community includes connections for all modes of transportation in a manner that balances the needs of pedestrians, cyclists,

transit users, and automobile drivers. A fine-grain mix of land uses around Lawrence West and Yorkdale subway stations

enables transit-supportive densities, recognizing the unique potential of the community to support intensification around existing

transit infrastructure. Access to transit is improved and many residents live within a five-minute walk of a subway station.

Vision: Parks Focused Communities

VISION: PARKS FOCUSED COMMUNITIES

ExcerptfromSecondaryPlan

TheneighbourhooddesignconceptfortheLawrence-Allenareaisbasedonaconnectiveopenspacenetworkofparksandstreets

surroundingacentralopenspace–acommunityparkidentifiedintheSecondaryPlananchors“TheCommunityCommons”.The

CommunityCommonsprovidesalargecivicgreenspaceandcommunityfacilitiescentrallyandprominentlylocatedtobewidely

visibleandlegiblyconnectedbypublicstreetstootherparks,walkwaysandpubliclyaccessibleprivateopenspaces.

SupportingtheCommunityCommonsareneighbourhoodparksandschoolyardsdistributedwithineachneighbourhoodofthe

FocusArea.Thesenewopenspacesaresurroundedonatleastthreesidesbylocalstreets,providingamoreintimatethoughno

lesscivicandprominentspaceforlocalresidents’dailyrecreation.ThedeliberatesitingofparkspacewithintheFocusAreaatthe

ThevisionstatementforLawrence-Allendescribestheareatwentyyearsintothefuture:

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Illustration looking west into the northeast Neighbourhood Park - Rendering produced by Sweeny Sterling Finlayson & Co Architects

terminationofstreetandopenspaceviewcorridorsand

withresidences’frontdoorsandwindowsfacingdirectly

ontothemreinforcestheCity’spublicrealmobjectivesfor

prominence,accessibility,safetyandanimationofpublic

spacesandreinforcesthegreenandpark-likeimageofthis

community.

ThePublicRealmStructurePlanillustratesthekey

componentsandrelationshipswithinthepublicrealm

ofstreets,parks,openspacesandcivicbuildingsites.It

providesaframeworkforcreatingcoherentandintegrated

publicspacethatcanbedevelopedincrementally.The

UrbanDesignGuidelinesdescribehowbuiltformon

privatelandswillsupportandenhancethepublicareas

describedinthePublicRealmStructurePlan.

Townhouses frame a local playground

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DevelopmentwithinthestableresidentialneighbourhoodsoutsideoftheFocusAreawillbelowscale,maintainingthecharacter,

scaleandformoftheexistinggrade-relatedresidentialneighbourhood.Theurbandesignguidelinessupporttheparksfocusedplan

bypromoting:

• intensificationandinvestment

• protectionofStableResidentialNeighbourhoods

• ahighqualitypublicrealmenvironment

• greendevelopment

A Park Focused Plan: Local parks provide a setting for community life


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Lawrence-Allen Secondary Plan MAP 32-5 Public Realm Structure PlanCity Planning Division

October 2011

Greenway

Potential and Existing Building Edges

View TerminiT

Landscape Edges View Corridor

Parks

Schoolyards

Mid-block Walkways

Bridge and Underpass ImprovementsSecondary Plan Boundary


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VISION: PARKS FOCUSED COMMUNITY

Built Form - General

2.1 RelationshipofBuildingstoStreets,ParksandOpenSpace2.2 Transition2.3 LandscapedSetbacks2.4 LandscapedCourtyardsandOtherLandscapedOpenSpace2.5 PedestrianandBicycleCirculation:WalkwaysandTrails2.6 BuildingEntrances2.7 VehicularAccess,ParkingandServicing2.8 SharedPrivateDrivewaysorLanes2.9 GeneralLandscapingandLighting2.10 PublicArt2.11 EnvironmentandSustainability

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2.0

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2.1 RelationshipofBuildingstoStreets, ParksandOpenSpace

Buildingsandstructureswillbeorganizedontheirsitestohave

landscapedsetbacksadjacenttostreets,mid-blockopenspaceareas

andlandscapedpedestrianconnectionstosupportandenhancea

greenandwell-treedcommunitycharacter.

Buildingsandbuildingsiteswillbedesignedtosupportthepublic

realmofstreets,parksandopenspacesbyprovidingactive,safeand

attractiveinterfaceconditionsthat:

• Discourageblankwalls,loadingdoorsandotherservicing

areasfrombeinglocatedatgradealongstreetfrontages,parks,

publiclyaccessibleopenspaceandpedestrianconnections;

• Locateactivitygeneratorssuchasretail,indoorcommon

roomsnearlobbiesandmainentranceswithwindowsvisible

tostreets,parksorotherpubliclyaccessiblespaces;

• Promoteafine-grainofdoorsforgrade-relatedapartments,

retailstoresandoffices;

• Promotethecreationofclearlydefined,well-proportioned

outdooropenspacesondevelopmentblocksthatcan

accommodatehighqualitylandscapingandactiveorganized

sharedusessuchascommunitygardens,playandleisureareas;

and

• Defineprivateresidentialyardswithlowfencesandlandscaped

edgesbalancingprivacyandenclosurewithopennessandvisual

connection.

2.2 Transition

NewdevelopmentwithintheFocusAreahasbeenorganized

toachieveappropriatetransitionofbuiltformandheight.

TheSecondaryPlanmaintainsthelowscaleoftheexisting

Built Form - General

BUILT FORM - GENERAL

Define private residential yards with low fences and landscaped edges balancing privacy and enclosure with openness and visual connection.

Active uses and glazing promote safe use of parks and open space.

A fine-grain of retail uses along a street promotes a walkable and lively community. Credit: K. Greenberg

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Lawrence Allen Urban Design GuidelinesLawrence-Allen Secondary Plan


MAP 32-8 11-Metre Height Restriction

Octoberr 2011

Boundaries -11-Metre Height Limit

Dimensions in Metres

Focus Area Boundary


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neighbourhoodsattheFocusArea’sedgesandprovides,while

puttingforwardanew,largelymid-riseneighbourhood,withsome

tallbuildingslocatedontopofmid-risebasebuildings.

NewbuildingswithintheFocusAreawillbelocatedinthe

followingmannertoprovideappropriatetransitionbetweennew

developmentandthesurroundingstableresidentialareas:

• Abuilt-formtransitionzonealongtheeastandwestedges

oftheFocusAreaadjacenttoexistingstableresidential

neighbourhoodslimitsdevelopmenttotownhousesandother

low-risebuildingsoffourstoreysorless,excludingstacked

townhouses.ThetransitionzoneisidentifiedonThe11-

metreHeightRestrictionMap.

• Mid-riseblockswillgenerallybelocatedwithfrontageon

PrimaryStreetsorAllenRoad.Mid-riseblockslocatedalong

AllenRoadwillbetallerthanmid-risebuildingsonPrimary

Streets;

• TallbuildingswillbelocatedsouthofFlemingtonRoadeastof

AllenRoad;and,

• TallbuildingssurroundtheLawrenceWestsubwaystation,

LawrenceAvenueWestandAllenRoadandresultinthe

highestdevelopmentdensitiesonblocksclosesttothe

LawrenceWestsubwaystation.

Thebuildingheightforallbuildingtypeswillberestrictedin

considerationoftheflightapproachtotheDownsviewAirport

runway.RefertoHeightLimitationsBasedonAirportFlightPaths.

Characteristically,buildingblockswithintheFocusAreaarelong

blockswithextensivestreetfrontage.Buildingsontheselongblocks

needtobemassedandarticulatedtoavoidcreatingexcessivelylong

continuousbuildingfacades.Mid-risebuildingsand/orthebaseoftall

buildingslocatedonblockshavingfrontageinexcessof60metres

alonganypublicstreet,parkoropenspacewillneedtobedesigned

toreducethevisuallengthofacontinuousbuildingwall.Thismaybe

achievedby:

• Introducingadditionallocalstreets;


Larger buildings wall step down to lower scale neighbourhoods.

11-Metre Height Restriction Secondary Plan Boundary

Focus Area Boundary

Boundaries 11-metre Height Limit

Dimensions in Metres

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• Creatingmultiplebuildingsseparatedbydriveways,mid-block

pedestrianconnections,oropenspace;

• Breakingupbuildingfacadesthroughtheuseofverticalbreaks

andstep-backs;and/or

• Providingdeeplandscapedsetbacksalongthestreetfrontageto

creategenerouslyscaledcourtyardsandforecourts.

2.3 LandscapedSetbacks

Buildingswillhavelandscapedsetbacksalongstreetsandparkedges

toprovideprivacyforgroundfloorunitsinresidentialareasandspace

forcafes,retaildisplayandrelatedoutdoorusesinretailareas.

Generally,buildingswillhavethefollowingsetbacks:

• 2to3metrelandscapedsetbackfromstreets,parksand

pedestrianconnections;

• 3metrelandscapedsetbackfromtheGreenwayparkblock;and

• 9metrelandscapedsetbackfromthewestsideofAllenRoad.

Withinthesetbackwillbeapubliclyaccessiblemulti-usetrail.

Atleast60percentofanybuilding’sfaçadewillbebuilttothe

minimumsetbacksidentifiedbytheseguidelines.Aportionofthe

buildingfrontagemayprovideforamoregeneroussetbackfromthe

street,park,theGreenwayparkblockorpedestrianconnection.

Notwithstandingtheabove,schools,communitycentres,andother

publicbuildingswillprovideforadeeperbuildingsetbackfromstreets

todistinguishtheirpresencewithinthecommunity.Thesespaceswill

belandscapedtoextendtheprogramandactivityoftheirbuildingsto

theoutside.


Lawrence-Allen Study Area

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13-16

9-12

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1-4

Maximum Building Heights

Height limitations based on Airport Flight Path.

Civic buildings should provide landscaped open space designed to extend program and activity of their building to the outside.

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2.4 LandscapedCourtyardsandOther LandscapedOpenSpace

Openspacewithindevelopmentblocksmaytaketheformofa

forecourt,walkway,urbangarden,plazaorcourtyard.At-grade

openspacewithindevelopmentblockswillbedesignedtobe:

• Generouslyscaledtosupporttheintendeduses;

• Visibleandaccessiblefromsurroundingpublicstreets,parks

andotherpublicspaces;

• Visiblefromandoverlookedbymanysurroundingresidences

andunits;

• Accessibleandcomplementarytoindooramenityareas;and

• Supportiveofarangeofactivitiesandprogramming

opportunities.

Allmixed-useandresidentialbuildingswillprovideat-gradeopen

spaceandoutdooramenityareas.Outdooramenityareaswill

includesharedamenityspace,and,whereappropriate,private

outdooramenityspace.

Additionalcommonamenityareaonrooftopterracesisencouraged

toaugmentand/orcomplementat-gradeopenspaceandamenity.


A landscaped courtyard that is open on one side to a street provides landscaped amenity for the whole neighbourhood.

Landscaped courtyards will be designed to provide shared amenity for residents of the block.

Landscaped courtyards maybe either partially open to streets or parks, or surrounded by buildings on all sides.

OpenCourtyard

ClosedCourtyard

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Outdooramenityareaswillincludegenerouslyscaledareasofsoft

landscapingcapableofsupportingshadetrees.

Landscapedcourtyardsmaybeeitherpartiallyopentostreetsor

parks,orsurroundedbybuildingsonallsides.Courtyardswillbe

designedtoextendandenhancethepublicrealmofstreets,parks

andopenspaces.

Landscapedcourtyardswithinablockwillbescaledand

proportionedtobewiderthantheheightofthesurrounding

buildingstoallowforsunlightandcomfortwithintheopenspace

topromotetheiruse.Courtyardswillbegenerallyscaledwitha

minimum1:1.5heighttowidthratioofbuildingheighttoopenspace

widthwithinablock.

Courtyardsshouldbedesignedprimarilytoprovidelandscaped

amenityspaceandtocreatealandscapedsettingforbuildings.The

courtyardcharacterwillbegreenandwell-treedwithoutdooruses

thatpromotepedestriancirculationaswellasrecreational,gathering

andothersocialuses.Vehicularaccessandservicingareaswill

generallybediscouragedfrombeinglocatedwithinacourtyard.

Whereserviceareasand/orvehicularaccessaretobelocated

withinacourtyard,asanexception,theywillbelimitedinscale,

anddesignedandlocatedtointegratewiththedesignandamenity

usesofthecourtyard.Hardsurfaceareasforvehicularusewillbe

minimized.

Smallscalepedestriandrop-offareasandlimitedshort-termparking

may,inexceptionalcasesasdeterminedduringthedevelopment

planningprocess,beincorporatedintoacourtyard.Theywillbe

integratedintoalandscapedcourtyardusinghighqualitypaving

materials,intensivelandscapingandcreativedesignstrategies.


Appropriate building heights allow for sunlight into landscaped courtyards promoting their use in all seasons.

Landscaped courtyards should be designed to be wider than the height of the enclosing building.

Height ofBuilding

1.5 x Height of Building

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2.5 PedestrianandBicycleCirculation: WalkwaysandTrails

Mid-blockwalkwaysandbicycletrailsareincludedatthepedestrian

connectionatRondaleAvenueandatmulti-usetrailalongthewest

sideofAllenRoad,asshownonthePublicRealmStructurePlan.

Additionalmid-blockwalkwayandcyclingroutesmaybeencouraged

ondevelopmentblockstoextendandenhancepedestrianand

cyclinglinkages.

Developmentoneithersideofaneighbourhoodconnectionat

RidgevaleDrive,RondaleBoulevardandKirklandBoulevard,

pedestrianwalkwayorcycleroutewillbedesignedtosupportand

enhancethepedestrianand/orcyclingenvironment.

TheGreenwayparkblocklocatedalongtheeastsideofAllen

Roadwillincludealandscapedmulti-usetrailforpedestriansand

cyclistsmovingthroughthecommunityandlinkingtheparksystem

intotheCity’slargernetworkoftrails.Designdirectionsforthe

GreenwayparkblockwillbeincludedinthePublicRealmMaster

Plan.DevelopmentalongtheGreenwayparkblockwillbedesigned

withconnectionstostreets,bicycletrailsandwalkwaysinawaythat

facilitatespedestrianandbicyclecirculationandsupportsthegreen

characterofthisimportantpublicopenspace.

Apubliclyaccessiblemulti-usetrailonprivatelandswillbeprovided

bydevelopmentlocatedonthewestsideofAllenRoad.Thistrail

willbelocatedwithinalandscapedbuildingsetbackfromthewest

sideofAllenRoad.Themulti-usetrailwillbepubliclyaccessibleand

haveconnectionstostreets,bicycletrailsandwalkwaystofacilitate

pedestrianandbicyclecirculation.Thetrailwillbedeveloped

incrementallyasdevelopmentproceedsalongthewestsideofAllen

Road.Thegreenandwell-treedcharacterofthepubliclyaccessible

landscapedspacewillbecoordinatedtothedesignedcharacterof

theGreenwayparkblock.Therouting,designandfeaturesofthe

landscapdmulti-usetrailwillbecoordinatedalongitslength.


Walkways through development blocks should be landscaped and surrounded by buildings with active uses to promote their use.

Walkways and trails should provide building address, where possible.

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Pedestrianwalkwaysandcyclingtrailswillbeprovidedthrough

developmentblocksto:

• Createthroughroutesthatconnectwithinacomprehensive

pedestrianandcyclingnetwork;

• Provideopportunitiesformultipleconnectionsalong

pedestrianandcyclingroutestoavoidchannelingpedestrians

overgreatdistances,improvesafety,providealternative

routesandmaximizeconnectionswithinandbetween

neighbourhoods;

• Eliminateunnecessarycorners,planters,wallsandfences

thatcouldcreateunsafeareasthatareblockedfromviewor

overlook,especiallyatentrancesandexits;

• Combinepathswithdifferentfunctionsormodes(e.g.cycling

routeswithpedestriantrails)toincreaseusage;

• Providelightingtopedestrianwalkwaysandcyclingtrails

expectedtobeusedatnight(e.g.theGreenwayparkblock);

and

• Limitplantingalongedgesofpedestrianwalkwaysandcycling

trailstolowlyingvegetationand/orhighbranchingdeciduous

treestopromotevisibilityandsafety.


Illustration looking north of the Greenway next to Allen Road - Illustration from Planning Alliance

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Neighbourhood ConnectionMajor Off-Street Pedestrain Route

Minor On-Street Pedestrian Route

Major On-Street Pedestrian Route

Minor Off-Street Pedestrain Route

Pedestrian Priority Area

New Bridges Over Allen Road

Existing Subway StationS

Lawrence-Allen Secondary Plan MAP 32-9 Pedestrian Plan

October 2011


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Pedestrian Plan

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Landscapedmid-blockpedestrianwalkwaysand/orbicycletrails

shouldbeatleast6metreswidetoprovideroomforthepathand

softlandscape.Narrowerspacesthatlimitvisibilityandsafetyare

discouraged.

Buildingfacadesfrontingontoneighbourhoodconnections,

pedestrianwalkwaysand/orbicycletrailsshouldincludeentrances,

openporches,terraces,coveredentriesorsimilarfeaturesto

overlookandanimatetheroute.

Fencingalongneighbourhoodconnections,pedestrianwalkways

and/orbicycletrailsshouldbelowandallowforviewsfrom

surroundingbuildingsandareastopromotesafety.Acoordinated

approachtofencingdesign,locationandheightalongtheseroutes

willbeencouraged.

2.6 BuildingEntrances

Mainbuildingentranceswillbelocatedadjacenttothepublicstreet,

orapublicly-accessiblecourtyardphysicallyandvisuallyconnected

tothestreet.Buildingentrancesareencouragedtobeprovided

alongtheGreenwayparkblock

Residentialbuildingentranceswillbelocatedandorientedtohave

directaccessfromthestreet.Porches,stoopsandbalconiesare

encouragedatallentrancestocreateopportunitiesforoverlook

andsocialinteractionalongthestreet.

Entrancestoindividualgrade-relatedresidentialunitsare

encouragedtobeprovidedalongstreetsandparkedges.Amodest

gradechangewillcreateathresholdbetweenpublicandsemi-

privatespaceattheentranceandlimitdirectviewsintoresidential

units.

Retailactivitiesandothernon-residentialorcommercialactivities

withinbuildingsshouldbeorientedtowardsthestreetandhave

directaccessfromsidewalksthroughstorefrontentriestopromote

overlook,andenlivenandsupportthepublicstreet.

Residential entrances to individual units are encouraged along the edges of streets and parks.

Retail streets should provide direct access to the sidewalk with continuous weather protection.

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2.7 VehicularAccess,ParkingandServicing

Vehicularaccess,ramps,servicingandloadingaccessshouldbe

providedfromlocalstreetswhereverpossible,tominimizeimpacts

onvehicularandpedestriantrafficonPrimaryStreets.

Ramps,servicingandloadingfacilitiesshouldbeintegratedintothe

buildingstheyservetominimizeimpactsonlandscapedopenspace.

At-gradeparkingwillbeminimized.Wherepermitted,surface

parkingareaswillbecarefullylocatedandscreenedtominimize

impactsonadjoiningstreetsorparks.Parkingwillbeencouragedto

beprovidedinundergroundparking.

Undergroundparkingareaswillbedesignedtopromotesafe,

accessible,legiblepedestriancirculationforresidentsandvisitorsby

incorporatingthefollowingdesignstrategies:

• Providelit,generouslyscaled,well-defined,directpedestrian

accessroutestoexitsandelevators;

• Maintainunobstructedsightlineswithinandtoparkingareas;

• Ensuresightlinesforattendantsareunobstructed;

• Incorporateglazing,asmuchaspossible,intoelevatorlobbies

andexitstairdoors;

• Maximizeinformalopportunitiesforsurveillance;

• Locatelightingaboveparkedcarstoprovideaclearviewof

car’sbackseat;and

• Paintinteriorsurfaceswithlightcolouredhighreflectance

paving.


Parking garage ramp integrated within a building.

Garage lighting and active uses promote safe use of underground parking.

22



2.8 SharedPrivateDrivewaysandPublic Lanes

Toavoidlocatingservicingusesalongedgesofstreetsandparks,

blocksshownonthePublicRealmStructurePlanmaybefurther

dividedforfunctionalreasonsusingpubliclanesorprivateshared

driveways.

Sharedprivatedrivewaysorpubliclaneswillprovidevehicularand

servicingaccesstodevelopmentblocks.Sharedprivatedriveways

orpubliclaneswillbecoordinatedwithintheblocktogiveaccess

tomultiplebuildings.Theyareencouragedtolimitcurbcutsalong

publicstreetsandsidewalks,andtoreducetheextentofimpervious

pavingwithinablock.

Sharedprivatedrivewaysorpubliclaneswillbedesignedtomeet

technicalrequirementsandenhancepedestriansafetyby:

• Providingadequatelighting;

• Limitingtheirlengthtomaintainend-to-endvisibility;

• Connectingwithastreetatbothends;

• Ensuringalllanesbethroughlanesnotdeadends;

• Creatingastraightalignment,whereverpossible,tomaximize

visibility;and

• Providingappropriatescreening,landscapingand/orfencing

betweenvehicularlanesandadjacentornearbyoutdoor

amenityareas.

Shared Private Driveway has been designed to provide access to servicing within the block as well as provide safe pedestrian walks through blocks

A public lane provides access to servicing within the block.

23



2.9GeneralLandscapingandLighting

Thesizeandconfigurationofthelandscapedarea,depthofplanting

medium,andqualityofplantingmediumandlightconditionswithin

amenityareaswillbesufficienttosupporttreegrowth.Plantingareas

locatedaboveundergroundparkingstructuresor“on-slab”willneedto

provideaminimumdepthof1.2metresofhighqualityplantingmedium

tosupporttrees.

Where,fortechnicalreasons,shadetreescannotbesupported,shade

structuressuchastrellisesorarbourswillbeprovidedalongwith

intensivelowerlevellandscaping.

Alllandscapedareasplantedon-slaboronrooftopswillbeirrigated.

Automaticirrigationispreferred.Alternatively,watersourcesfor

manualwateringprograms,suchashosebibswillneedtobeidentified

onsubmittedlandscapeplans.

Theplantingmediumforalllandscapedareaswillbetopsoil,afertile,

friablenaturalloamcapableofsustainingvigorousplantgrowth.Itshall

befreeofanyadmixturesofsubsoil,claylumpsandfreeofstones,roots

andotherextraneousmatter.Ifthisisnotattainablefromthetopsoilon

site,theneitherthistopsoilshallnotbeusedoritshallbemixedwith

importedmaterial.Thereuseofnativetopsoilisencouraged,buttheuse

ofnativesub-soilsforplantingbedsisdiscouraged.

Lightingisanimportantsafetycomponentforoutdoorareasandwill

bedesignedtoimprovevisibilityandmaintainlightlevelsinallpublicly

accessibleoutdoorspacesby:

• Locatinglightfixturestoilluminatepedestrianroutesandspaces,

withspecialemphasisonincreasedilluminationatanyperceived

problemareas;

• Illuminatingallpubliclyaccessiblespacestoaminimumof4.0light

candlesunlessotherwisespecifiedbyOBC;

• Locatinglightstomaintainconsistentilluminationthroughoutand

minimizecontrastbetweenlightandshadow;and

• Usinglightfixtureswhichminimizevandalismpotentialand

encouragesimple,easymaintenance.Pedestrian lighting promotes safety and enhances local neighbourhood character.

Continuous tree pits can help provide the necessary soil volume to support healthy tree growth.

Outdoor amenity can be provided on a roof top. Planters, furniture and shade are required to make roof tops comfortable.

24


2.10PublicArt

PublicArtisencouragedwithintheSecondaryPlanAreatocontribute

tolocalidentity,enhancecharacterandtoreflectthecreativediversity

oftheLawrenceAllenSecondaryPlanArea.Developmentproposals

withintheSecondaryPlanAreawillcontributeinaccordancewith

thepoliciesoftheSecondaryPlan.Significantdevelopmentproposals

outsideoftheFocusAreawillgenerallybeexpectedtoprovidea

publicartcontribution.DevelopmentblockswithintheFocusArea

identifiedonthePotentialPublicArtLocationswithintheFocusArea

Planwillmakeacontributiontopublicart.

Potentialpublicartsitesonpubliclandsandfacilitiesincludingsites

identifiedwithintheCommunityCommonsandproposedpedestrian

bridgessitesovertheAllenRoadareshownonthePotentialPublic

ArtLocationswithintheFocusAreaPlan.Tofacilitatetheprovisionof

publicartinpublicplaceswithintheFocusArea,aminimumoftwenty

percentofapublicartcontributionforasitewithintheSecondary

Planareaisencouragedtobedirectedtoapooledfundforpublicart

tobelocatedonpubliclands.

Theprovisionofpublicartwillbecarriedoutincompliancewiththe

PercentforPublicArtProgramGuidelines.

Thepublicartsitesarestronglyassociatedwithpedestrianpriority

areas,landmarksites,viewcorridorsandviewterminishownonthe

SecondaryPlan’sPublicRealmStructurePlanandthePedestrianPlan.

Alternativesitesforpublicartmayalsobeconsiderediftheproponent

candemonstratethatthesiteishighlyprominentandsupportiveof

thepublicrealm.

PublicArtwillbeofdurablematerialsandconstruction.Publicartwill

becarefullysitedtoavoidobstructingimportantviews.

Public art can contribute to the identity and character of a community.

The Percent for Public Art Program can be integrated into the building, enhancing entrances, pedestrian portion and streetscapes.

Public Art can be integrated into bridges, underpasses, parks, community centers to celebrate the cultural diversity and creativity of the community.

25




MAP 32-3 Block Plan

September 2011


RIDGEVALE DRIVE

ROBERTA DRIVE

BROO

KVIEW D

RIVE

RONDALE BOULEVARD

COVINGTON ROAD

KIRKLAND BOULEVARD

BLO

SSO

MFI

ELD

DRI

VE

RANEE AVENUE


MU

LHO

LLA

ND

AV

ENU

E

HIG

HLA

ND

HIL

L

DANE AVENUE

RANEE AVENUE

BAYCREST AVENUE

NEPTUNE DRIVE

NEPTUNE DRIVE

HOTSPUR ROAD

MARQUETTE AVENUE

WASDALE CRESCENT

AM

EER

AV

ENU

E

RA

JAH

STR

EET

RAJA

H S

TREE

T

PRIN

CE C

HARL

ES D

RIVESA

RAN

AC

BOULEVARD

MA

RLEE

AV

ENU

E

ENG

LEM

OU

NT

AV

ENU

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W.R

. ALL

EN R

OA

DW

.R. A

LLEN

RO

AD


HIGHWAY 401

HIGHWAY 401

DU

FFER

IN S

TREE

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BATH

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TREE

T


HIGHWAY 401

HIGHWAY 401

DU

FFER

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TREE

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BATH

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T


Parks

Schoolyards

Locations wtih Public Art Potential - Private Land

Locations wtih Public Art Potential - Public Land

Potential Public Art Locations within the Focus Area Secondary Plan Boundary

Parks

Schoolyards

Locations wtih Public Art Potential - Private Land

Locations wtih Public Art Potential - Public Land

26


2.11EnvironmentandSustainability

Developmentwillincorporateenvironmentallysustainabledesign

intoallnewbuildingsandlandscapestopromoteandsupport

thearea’sgreenandwell-treedcharacterandpromotethe

environmentalobjectivesoftheSecondaryPlanarea.

Energyefficiency,andsustainabledevelopmentfeatures,

technologiesandconstructiontechniquesareencouragedtobe

providedatthehigheststandardand,whereverpossible,toexceed,

theCity’sminimumrequirementsaspertheTorontoGreen

Standards.DevelopmentwillbeencouragedtomeetorexceedTier

2oftheTorontoGreenStandards.

MitigationofidentifiednoiseimpactsarisingfromAllenRoadand

Highway401willberequiredtobeaddressedthroughappropriate

siteplanning,buildingdesignandmassing,gradingandlandscaping.

inawaythatdoesnotdetractfromtheAllenRoadstreetscape,the

Greenwayparkblockdesignortheoutdooramenityofabutting

privateopenspace,orcommunitysafetyissues.

Noiseattenuationmeasures,ifrequiredalongtheGreenwaypark

block,willnotcreateabarrierbetweenthelandscapedsetbackarea

onprivatelandsandTheGreenwayparkblock,ortheGreenway

parkblockandtheCommunityCommons,oranyotherparkblock.

Noiseattenuationmeasureswillbeintegratedwiththelandscape

designoftheGreenwayparkblockandmaybelocatedbetween

theGreenwayparkblockandtheAllenRoadright-of-way.The

PublicRealmMasterPlanwillprovidedirectionfornoiseattenuation

strategiesaffectingpubliclandsandbuildings.

Ifnoiseattenuationmeasuresarerequired,theformanddesign,

whetherwalls,bermsorothermitigation,willcomplement

theAllenRoadstreetscape,abuttingparklandandtheabutting

privatedevelopmentlandscaping.Long,blankunrelievednoise

attenuationwallswillbediscouraged.Opportunitiestoincorporate

variation,architecturaldetailing,landscapingandotherfeaturesof

interestwiththedesignofthenoiseattenuationmeasureswillbe

encouraged.

The Green Roof By-law promotes a healthy environment.

Appropriate window applications to reduce glass reflection for the first 12 metre above grade are essential for a building to be considered bird-friendly.

Building Location, Organization and Massing by Block Types

3.1 LowRiseBuildingBlocks3.2 Mid-RiseBuildingBlocks:PrimaryStreets3.3 Mid-RiseBuildingBlocks:AllenRoad3.4 TallBuildingBlocks

27

3.0

28




MAP 32-3 Block Plan

September 2011

Tall Building Blocks

Mid-Rise Building Blocks on Primary Streets

Mid-Rise Building Blocks on Allen Road

Low-Rise Building Blocks

Special Building Blocks


RIDGEVALE DRIVE

ROBERTA DRIVE

BROO

KVIEW D

RIVE

RONDALE BOULEVARD

COVINGTON ROAD

KIRKLAND BOULEVARD

BLO

SSO

MFI

ELD

DRI

VE

RANEE AVENUE


MU

LHO

LLA

ND

AV

ENU

E

HIG

HLA

ND

HIL

L

DANE AVENUE

RANEE AVENUE

BAYCREST AVENUE

NEPTUNE DRIVE

NEPTUNE DRIVE

HOTSPUR ROAD

MARQUETTE AVENUE

WASDALE CRESCENT

AM

EER

AV

ENU

E

RA

JAH

STR

EET

RAJA

H S

TREE

T

PRIN

CE C

HARL

ES D

RIVE

SARA

NA

C B

OULEVARD

MA

RLEE

AV

ENU

E

ENG

LEM

OU

NT

AV

ENU

E

W.R

. ALL

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OA

DW

.R. A

LLEN

RO

AD


HIGHWAY 401

HIGHWAY 401

DU

FFER

IN S

TREE

T

BATH

URS

T S

TREE

T


HIGHWAY 401

HIGHWAY 401

DU

FFER

IN S

TREE

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BATH

URS

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AB

C

D D

A

E

Building Location, Organization and Massing by Block Type

BUILDING LOCATION, ORGANIZATION AND MASSING BY BLOCK TYPE


Tall Building Blocks

Mid-Rise Building Blocks on Primary Streets

Mid-Rise Building Blocks on Allen Road

Low-Rise Building Blocks


29



TheBuildingLocation,OrganizationandMassingbyBlockTypeMap

illustrateswheredifferenttypesofbuildingsareproposedtobe

distributedwithintheFocusArea:low-riseblocks,mid-risebuilding

blocksonPrimaryStreetsblocks,mid-risebuildingblocksonAllen

Road,tallbuildingblocksandspecialbuildingblocks.Guidelinesare

providedforeachbuildingtypewithsitespecificguidelinesprovided

forthespecialbuildingblocksidentifiedontheplan.

3.1LowRiseBuildingBlocks

Buildingsonlow-riseblockswithinthe11metreheightrestriction

areawillnotexceed11metresinheight.Outsideoftheheight

restrictionarea,buildingsonlow-riseblocksmaynotexceed12.5

metres.

Low-RiseBuildingBlocksareplannedwithenoughdepthtosupport

townhouseswithbackyardsandsmallfrontgardens.

Onlow-riseblockswithfrontageonaPrimaryStreet,orfacingonto

apublicpark,vehicularaccesstobuildingswillbeprovidedfrom

lanesorprivateshareddriveways.Directaccesstoindividualunits

withstreet-sideintegralgarageswillbelimitedtolocationsonLocal

streetsnotfacingapublicpark.Townhouseunitswithstreet-side

integralgarageswillnotbelessthan6metreswidetoallowforon-

streetparkingandproperspacingforstreettrees.

Halfblocksfortownhouseshavebeenlocatedalongthewest,

north,andeastsidesoftheFocusArea,placingthebacksofnew

townhousesagainstthebacksofexistingsingledetachedhomes.

Townhousefeaturesincludinggarages,lanesandbackyardswill

beorganizedtominimizepotentialimpactsontheabuttingstable

residentialarea.Appropriatelandscaping,fencing,lightingand

screeningwillbeprovided.

Building Location, Organization and Massing by Block Type

Townhouses with frontages narrower than 6 metre will provide auto parking and storage at the rear to promote safe comfortable streets. Rear garages can be free standing or integrated.

30


Alllow-risedevelopmentandalldevelopmentonlowrisebuilding

blockswillcomplywiththeCityofTorontoDevelopment

InfrastructurePolicyandStandardsforPublicLocalResidential

StreetsandPrivateStreets.

Individualtownhousebuildingswillgenerallynotexceed36metres

inlengthtoencouragepedestrianpermeability.

Townhouses can be designed with many kinds of character.

31


SHARED PRIVATE DRIVEWAY OR LANE


GARAGE UNDER TERRACE

FENCE & LANDSCAPING

PROPERY LINE

NEIGHBOURS BACKYARDSHARED PRIVATE DRIVEWAY OR LANE

FENCE

BACKYARD

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

GARAGE

BACKYARD

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

TERRACE ON SECOND FLOOR

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

GARAGESHARED PRIVATE DRIVEWAY OR LANE



FENCE & LANDSCAPING

PROPERY LINE


FENCE

BACKYARD

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

GARAGE

BACKYARD

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET


TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

GARAGE




FENCE & LANDSCAPING

PROPERY LINE


FENCE

BACKYARD

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

GARAGE

BACKYARD

TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET


TOWNHOUSE

WALKWAY/FRONTYARD

SIDEWALK

STREET

GARAGE

TOWNHOUSE

WALKW

AY/FRONTYARD

SIDEWALK

STREET

TERRACE


FENCE & LANDSCAPING

SHARED DRIVEWAY OR LANE

NEIGHBOURS BACKYARD

Townhouses with garages at the back can be organized in different ways.

32



3.2Mid-RiseBuildingBlocks:PrimaryStreets

Theheightofbuildingsonmid-riseblockswillnotexceedthewidth

oftheright-of-wayofthefrontingstreet.GenerallyPrimaryStreets,

havea27metreright-of-wayallowingformid-risebuildingheights

of6to8storeys.

Mid-RisebuildingslocatedonPrimaryStreetswillgenerallycomply

withtheperformancestandardsincludedintheAvenuesandMid-

RiseBuildingsStudysubjecttotheseurbandesignguidelines,andthe

followingexceptionsandspecialconditions:

• Mid-risebuildingswillbebuilttoapplicablesetbacksidentified

bytheseguidelines;

• Facingdistancesbetweenbuildingsonthesameblockwillbea

minimumof11metres;

• Minimum5.5metressideyardsetbackswillbeprovidedto

allowfacingbuildingstohavewindows;

• Minimum5.5metressetbackwillbeprovidedbetweena

buildingwallwithwindowstoablankbuildingwall;

• Sideyardsetbacksareencouragedforbuildingsnotlocatedon

LawrenceAvenue,BathurstStreetandDufferinStreet;

• ForbuildingfaçadesfacingPrimaryStreets,parksorlocal

streets,balconiesmaybeprovidedforallstoreys,includingthe

first3storeys;

• Pedestrianperceptionstep-backsbetweenthethirdfloorand

80%heightofthefacadeareencouragedonallstreetandpark

frontages;and

• Thebuildingenvelopeshouldallowforaminimumof5hours

ofsunlightontotheLocal,PrimaryandMajorstreetsidewalks

fromMarch21toSeptember21.

Guidelines Summary from Mid-rise and Avenues Building Study. Credit: Brook Mcllroy

33


AMENITYLO

BBY

LOBBYLO

BBY

AMEN

ITY

GREEN

WAY

ALLEN

ROA

D


Wheremid-risebuildingsandlow-risebuildingsarebuiltonthe

samedevelopmentblock,themid-risebuildingswillbeoriented

tothePrimaryStreet,andthetownhouseswillbeorientedtothe

Localstreets.Theblockwillbeplannedcomprehensivelytoensure

that:

• Themiddleoftheblockwillbedevelopedwithalandscaped

openspace;

• Servicing,loadingfunctionsandparkingaccesswillbeco-

located,orsharedwithintheblock;and

• Asharedprivatedrivewayorpubliclanewillprovideaccess

andservicetodevelopmentontheblockinawaythat

minimizescurbcutsandinterruptionstothesidewalkonthe

publicstreets.

3.3Mid-RiseBuildingBlocks:AllenRoad

AllenRoadisgenerallymorethan45metreswideproviding

conditionsthatallowformid-risebuildingstobebuilttoamaximum

mid-riseheightof12storeys.Anybuildingsexceeding12storeys

inheightwillbedesignedastallbuildingsinaccordancewithtall

buildingguidelines.

BuildingsalongAllenRoadwillbelocated,organizedanddesigned

tobalancetheneedforbuiltformthatframesAllenRoadatgood

proportionwiththeneedtolimitshadowimpactsonthenew

neighbourhood’sstreetsandopenspaces.Buildingslocatedon

mid-riseblocksabuttingthewestsideofAllenRoadwillhavea

maximumheightof12storeys.

OnthewestsideofAllenRoad,the12-storeymid-risebuildings

and/ortallbuildingswillbelocatedwithin30metresoftheAllen

RoadandorientedparalleltoAllenRoad,.Therewillbeagradation

ofbuildingheightsontheseblocks.Buildingswillstepdownfrom

AllenRoadtothePrimaryStreetandalongallotherstreetstoallow

forsunlightalongthesidewalksonpublicstreets,privatedriveways

orpedestrianconnections.

6 Storey Mid-Rise Building.

Possible building organization along the greenway.

34



OntheeastsideofAllenRoad,buildingslocatedonmid-riseblocks

abuttingTheGreenwayparkblockontheeastsideofAllenRoad

willalsohaveamaximumheightof12storeys.These12-storeymid-

risebuildingswillbelocatedwithin30metresoftheGreenwaypark

blockandorientedparalleltoit.Themid-risebuildingswillstep

downinheightfromAllenRoadalongallotherstreetsorprivate

drivewaystoallowsunlightalongthesidewalksonpublicstreets,

privatedrivewaysorpedestrianconnections.

DevelopmentalongAllenRoadwillbedesignedtosupportand

enhancethepublicuseandamenityoftheGreenwayparkblockand

newmulti-usetrailsoneithersideoftheAllenRoad.Buildingsalong

theAllenRoadandalongtheGreenwayparkblockwill:

• Provideappropriatesetbacks,stepbacksandactiveuses

atgrade,bothindoorsandoutdoors,aswellasentrances,

extensiveglazingandlightingtosupportthispublicedge;

• Provideabuildingenvelopethatallowsforaminimumof5

hoursofsunlightontotheLocal,PrimaryandMajorstreet

sidewalksfromMarch21toSeptember21.

• Providelandscapedoutdoorareastoextend,enhanceand

complementtheGreenwayparkblockontheeastsideof

AllenRoad;

• Provideapubliclyaccessiblelandscapedlinearmulti-usetrail

coordinatedasanextensionofoutdooropenspaceassociated

withnewbuildingsalongthewestsideofAllenRoad;

• Providevisualconnectionsandphysicallinksbetweenthe

Greenwayparkblockandsurroundingstreets;

• Providenoiseattenuationthroughbuildingmassing,site

organizationandlandscaping,whereneeded;

• Facilitatecomfortable,generouslyscaledwell-designed

pedestrianconnectionbridgesacrossAllenRoad,where

appropriate;and

• Featurehigh-qualityarchitecturalandlandscapearchitectural

designtocreatevisuallandmarksandapositivecommunity

imagealongAllenRoad.

Guidelines to achieve 5 hour sunlight window on streets with midrise building types. Credit: Brook Mcllroy

35



3.4TallBuildingBlocks

Tallbuildingsarebuildingsthataretallerthanthewidthofadjacent

streets.

Tallbuildingswillconsistofthreeparts:base,shaftandtop

integratedintoasinglewhole.Thebasedefinesandsupportsthe

edgeofstreetsandopenspaces.Theshaftisthetallpartofthe

building,andwillbedesigned,sizedandlocatedonablockto

limititsshadowandskyviewimpactsonadjacentstreets,parks

andneighbouringproperties,aswellasonopenspacewithinthe

block.Thetopofthebuildingshouldbedesignedtointegratethe

mechanicalpenthouseaspartoftheskyline.

Thebaseofatallbuildingwillworktogetherwithotherbase

buildings,townhousesandmid-risebuildingstodefineandsupport

streets,parksandopenspaceshownonthePublicRealmStructure

Plan.

Thebaseofatallbuildingwilltaketheformofathickenedtower,

mid-risebuildingoratownhouse.Amulti-tieredbaseorupper

podiumformisdiscouraged.

Alternative layouts of blocks with tall buildings, midrise buildings and townhouses all organized around a landscaped courtyard.

Tall building on Merton Street rise from a consistent base building height.

36



Tallbuildingswill:

• Haveabasewithaminimumheightof3storeysanda

maximumheightof6storeys;

• Providenotlessthana3to5metrestepbackfromthetower

tothebase;

• Ensuretallbuildingshaftsareatleast25metresapart;

• Ensuretallbuildingshaftsarenoclosertoapropertylineon

theblockthan12.5metres;and

• Haveaslendershaftwithafloorplatenolargerthan750

squaremetres.

Balconieswillbelocatedtominimizeadditionalshadowimpacts

beyondthetallbuilding’s750squaremetrefloorplate.Townhouses and the base of a tall building work together to define a street with a pedestrian scale.

Provide a minimum of 25 metre between tall buildings.

37


Special Areas

4.1 LawrenceAvenueWest,AreaA4.2 LawrenceAvenueandVarnaDrive,AreaB4.3 650LawrenceWestTransitionArea,AreaC4.4 RaneeAvenueatYorkdaleSubwayStation,AreaD4.5 YorkdaleShoppingCentre,AreaE4.6 SchoolSites

37

4.0

38


SPECIAL AREAS



MAP 32-3 Block Plan

September 2011



RIDGEVALE DRIVE

ROBERTA DRIVE

BROO

KVIEW D

RIVE

RONDALE BOULEVARD

COVINGTON ROAD

KIRKLAND BOULEVARD

BLO

SSO

MFI

ELD

DRI

VE

RANEE AVENUE


MU

LHO

LLA

ND

AV

ENU

E

HIG

HLA

ND

HIL

L

DANE AVENUE

RANEE AVENUE

BAYCREST AVENUE

NEPTUNE DRIVE

NEPTUNE DRIVE

HOTSPUR ROAD

MARQUETTE AVENUE

WASDALE CRESCENT

AM

EER

AV

ENU

E

RA

JAH

STR

EET

RAJA

H S

TREE

T

PRIN

CE C

HARL

ES D

RIVE

SARA

NA

C B

OULEVARD

MA

RLEE

AV

ENU

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ENG

LEM

OU

NT

AV

ENU

E

W.R

. ALL

EN R

OA

DW

.R. A

LLEN

RO

AD


HIGHWAY 401

HIGHWAY 401

DU

FFER

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TREE

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HIGHWAY 401

HIGHWAY 401

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A Lawrence Avenue West

B Lawrence Avenue and Varna Drive

C 650 Lawrence West Transition Area

D Ranee Avenue at Yorkdale Subway Station

E Yorkdale Shopping Centre

AB

C

D D

A

E


39


SPECIAL AREAS

AreaswithintheSecondaryPlanthatneedareaspecificurbandesign

guidelinesareshownontheLocationforBuildingTypesPlanforthe

FocusArea,Theseareashaveuniquecharacteristicsand/orspecial

circumstancessuchthatthegeneralurbandesignguidelinesdo

notprovideasufficientframeworkforaddressingtheirbuiltform

andcityplanningissues.Thegeneralurbandesignguidelineswill

continuetoapplytonewdevelopmentintheidentifiedareasand

willbesupplementedbytheareaspecificguidelinesareprovided.In

theeventofconflictingguidelinesorurbandesigndirection,thesite

specificguidelineshouldbefollowed.

4.1 LawrenceAvenueWest,AreaA

AlongLawrenceAvenueWest,theexistingcontextofa6storey

(18to20metre)builtformwillbesupported,respectedand

extendedwithintheFocusAreawhileensuringthattallerbuildings

maybeincorporatedondeeperlots.Newbuildingswillbedesigned

toensurethatthefollowingurbandesignobjectivesareaddressed:

• Createagenerouslyscaledlandscapedsetbackthatsupports,

enhancesandextendsthestreetscapealongLawrenceAvenue;

• Createopportunitiesforat-gradeusesandbuildingdesignto

activatetheLawrenceAvenueWeststreetscape;

• Locate,andscalebuildingstallerthan6storeystoensurethat

asix-storeybuiltformpredominatesalongLawrenceAvenue

West;and

• MaximizepedestriancomfortconditionsalongLawrence

AvenueWest.

DevelopmentalongLawrenceAvenueWestwillcontributethrough

design,programming,infrastructureimprovementsandother

meanstotheimprovementoftheLawrenceAvenuepedestrian

environment.Newdevelopmentcouldprovideat-graderetailuses

Special Areas

Lawrence Avenue West will be defined by building 6 storeys in height. Taller buildings or taller portions of buildings will step back from Lawrence Avenue West.

Lawrence Avenue West, Area A

40


withentrances,extensivelandscapingandcontinuousweather

protectionaswellasoutdoorusessuchascafes,patios,displayand

seatingareas.

Thebuildingsthatwillbebuiltonthetallbuildingblockshaving

frontageonLawrenceAvenuewillincorporatea6storeybase

alignedwithLawrenceAvenue.Theshaftortowerwillstepback6

metresto10metrefromthebasebuilding.

DevelopmentofanewschoolontheJohnPolanyiSecondary

Schoolsitewillmaintaintheexistingathleticfieldonthenorth

portionoftheselandsasat-gradeopenspace.Thislargesitecould

accommodateatallbuilding.Buildingswillbelocated,massedand

articulatedtominimizeshadowimpactsonandmaximizeactive

frontagesoverlookingtheprivateopenspace.Serviceareaswillnot

belocatedabuttingtheprivateopenspace.

Agenerouslyscaled,landscapedandwell-litpubliclyaccessible

mid-blockpedestrianandcyclinglinkbetweentheLawrence

AvenueandFlemingtonRoadwillbeprovidedconnectingReplin

RoadwithLawrenceAvenueWest.Thealignmentofthelinkwill

becoordinatedamongstthedevelopmentblockslocatedbetween

AllenRoadandthe650LawrenceWestproperties.Thelinkwillbe

landscaped,litandhavedirectpedestrianandbicycleconnections

withtheabuttingdevelopment.

4.2 LawrenceAvenueandVarnaDrive, AreaB

Anewdevelopmentblockisplannedforatthenortheast

cornerofVarnaRoadandLawrenceAvenueasaresultofthe

realignmentofVarnaRoad.Developmentonthisblockwill

needtoensureanappropriatetransitiontotheexistingstable

residentialneighbourhoodthatitabuts.Thisshallowsitealsohas

anopportunitytodevelopamid-risebuildingalongitsLawrence

Avenuefrontage.Thisblock’sdevelopmentwillbedesignedto:

SPECIAL AREAS

Lawrence Avenue and Varna Drive, Area B

41


• Respectthe11metreheightrestrictionthataffectsthenorth

portionofthesite;

• Promoteamid-risebuiltformalongLawrenceAvenueWest

thatstepsdownundera45degreeangularplanfromthe

neighbourhoodboundary;

• Developacoordinateddevelopmentanddesignfortheblock;

• Provideanappropriateamountofopenspacewithintheblock;

• Minimizecurbcuts,ramps,drivewayentrances,at-grade

loadingareasandservicingareas;and

• AddresstheurbandesignobjectivesidentifiedforLawrence

AvenueWest,AreaA.

4.3 650LawrenceAvenueWestTransition Area,AreaC

Thenewdevelopmentblockabuttingthenorthboundaryofthe

650LawrenceWestresidentialsitewillbedesignedtoprovide

transitionofbuiltformtorespecttheexistingcontext.The650

LawrenceWestsitesupportstownhousesonthenorthportionof

itssite.Newdevelopmentwilladdressthefollowingurbandesign

objectivestoensureappropriatetransitionisachieved:

• Createanappropriatetransitionofbuiltformwithinthesite

torespectthescaleandcharacteroftheexistinglow-risebuilt

formabuttingtheblock’ssouthboundary;

• Createamid-risebuiltformonthenorthportionofthesite;

• Developacoordinateddevelopmentanddesignfortheblock;

• Provideanappropriateamountofopenspacewithintheblock

thatmaximizestheopportunityforresidentialunitstoface

ontogreenspace;

• Minimizecurbcuts,ramps,drivewayentrances,at-grade

loadingareasandservicingareas;and

• Provideopportunitiesforpubliclyaccessibleconnections

throughtheblockandconnectingtothesurroundingpublic

streets.

SPECIAL AREAS

A midrise building will step down on a 45 degree angular plane from the neighbourhood boundary.

The building at 650 Lawrence Avenue West has a 6 storey height along Lawrence Avenue West.

650 Lawrence Avenue West Transition Area, Area C

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4.4 RaneeAvenueatYorkdaleSubway StationEntrance,AreaD

The Mid-Rise Block: Allen Road guidelines, section 3.3 of these

guidelines, will be applicable to the two blocks fronting onto

the south side of Ranee Avenue, east and west of Allen Road. In

addition, new development will address the following urban design

objectives:

• Respect the 11 metre transition zone;

• Create active frontage at grade along Ranee Avenue. Retail

uses are encouraged;

• Maximize sunlight and limit shadowing impact on the

surrounding streets and open spaces;

• Provide generously scaled open space within the block, located

and organized to maximize the number of units that can face

onto it;

• Create active high quality pedestrian environment including

opportunities for cafes, outdoor display or landscaped

forecourts along Ranee Avenue from curb to building face; and

• Create a predominately soft landscaped setback from other

streets.

• A public right-of-way or private street will be provided at the

south end of the blocks.

A 9 metre landscaped setback from Allen Road designed to include

a publicly accessible multi-use trail will be required for the mid-rise

block located west of Allen Road.

SPECIAL AREAS

Retail will be provided along Ranee Avenue. Stairs, ramps and planting will promotoe direct access on retail as well as promote pedestrian use.

Ranee Avenue at Yorkdale Subway Station Entrance, Area D

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4.5 YorkdaleShoppingCentre,AreaE

DevelopmentwithintheYorkdaleMallsitelocatedinthenorthwest

portionofthestudyareaisanticipatedtooccurincrementally.The

followingurbandesignobjectiveswillneedtobeaddressedbynew

developmentontheYorkdaleMallsite:

• Developacomprehensivepedestrianandcyclingnetwork,

toprovideconnectionswithinthesiteandwithsurrounding

streetsandneighbourhoods;

• Improvesafety,way-finding,landscapingandvisibilityalong

establishedpedestrianlinksbetweenYorkdaleMalland

BaycrestPark,andYorkdaleMallandYorkdalePark;

• Improvetheexteriorretailstorefrontandpedestrian

environment;

• Reducethevisualandenvironmentalimpactsofsurface

parkinglots.

• Improvethepedestrianenvironmentalongthedriveway

locatedalongthesouthboundary;

• Improvepedestriancrossingsacrossdriveways.;

• Incorporateenvironmentallysustainablefeaturesinto

development.

SPECIAL AREAS

Yorkdale Shopping Centre, Area E

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4.6 SchoolSites

TheschoolsitesarenotshownindividuallyontheLocationfor

BuildingTypesMap.Thefollowingurbandesignguidelineswillapply

forallschoolswithintheSecondaryPlanArea.

Schoolswillbedesignedanddevelopedascivicbuildingswithina

highqualitypublicrealm.Schoolswillbelocatedonlandmarksites

thatarevisuallyprominentwithinthecommunity,havingaddress

andfrontageonaprimarystreetoranarterialstreet.Schoolsmay

belocatedtoterminateviewcorridorsordefinevistas.

Schoolswillbeco-locatedwithTheCommunityCommonsor

BaycrestDistrictPark,orlargeat-gradesportsfieldtoreinforcea

greencharacterwithinthecommunity.

Generally,schoolswillbeintegratedwithinthelowerfloorsof

mixedusebuildings.Theirarchitecture,landscapeandotherdesign

featureswilldistinguishtheschoolcomponentfromallotheruses

withinthebuilding.

Free-standingschoolswillbemulti-storeybuildingslimitingthe

buildingfootprintandmaximizingat-gradeopenspace.

Thedesignofschoolswillincludethefollowing:

• Welldefinedanddistinctentrancesthatclearlyannouncea

civicpresencebyvirtueoftheirlocation,designedprominence,

scaleandarchitecturalfeatures;

• Primarilyundergroundparkingforstudents,teachersand

visitors.Forschoolsintegratedintothebasesofbuildings,

thesharingofvehicularaccessrampamongstseveralofthe

buildingtenantsisencouraged,especiallyforschools.;

• Separateentrancesforvehiclesandpedestrians;

• Drop-offfacilitiesseparatedfromothervehicularroutesona

sharedsite.Dropofffacilitiesandroutesshouldnotbelocated

SPECIAL AREAS

A school with its own identity, entrance and landscape open space can be built as part of a larger building.

A school with its own identity, entrance and landscape open space can be built as part of a larger building.

Free-standing schools should be multi-storyed to maximize landscaped open space on the site.

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betweenschoolandstreetorschoolandparkedge;

• Directaccesstoextensivelandscapedandgreengrounds

whetherwhollyon-siteorsharedwithadjacentgroundsor

parks;

• Mainbuildingentrancesandplaygroundsvisiblefromand

locatednearthestreet;

• Unobstructedviewofthemainbuildingentrancefromthe

mainoffice;

• Windowsthatallowstafftowatchindoorandoutdoor

activities;

• Deeplandscapedsetbacksfromthestreetandoutdoor

amenityareas;and

• Shadetreeplanting.

SPECIAL AREAS

High quality landscapes should be constructed for schools.

OCTOBER 17, 2011 Front cover rendering produced by Sweeny Sterling Finlayson &Co Architects Inc.

Attachment 6: Lawrence-Allen Urban Design Guidelines · 2011. 10. 18. · DANE AVENUE RANEE AVENUE BAYCREST AVENUE NEPTUNE DRIVE NEPTUNE DRIVE AD ... Y 401 Y 401 DUFFERIN STREET THURST

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