oakwood-vaughan - toronto · oakwood-vaughan area will be consistent with the following urban...

June 2004

Development in the following five areas within theOakwood-Vaughan Area will be consistent with thefollowing urban design guidelines. The guidelinesare to be read in conjunction with the urban designpolicies in the Official Plan.

LOCATION: The guidelines apply to specific areas within the area bounded by St. Clair Avenue West, OakwoodAvenue, Eglinton Avenue and Bathurst Street.

URBAN DESIGN GUIDELINES

OAKWOOD-VAUGHAN

TORONTO

June 2004 URBAN DESIGN GUIDELINESTORONTO

OAKWOOD-VAUGHAN

June 2004URBAN DESIGN GUIDELINES

OAKWOOD-VAUGHAN

TORONTO

GUIDELINES

1. SOUTH SIDE OF GLENHURST AVENUEBETWEEN ROBINA AVENUE AND WINONADRIVE, FORMERLY THE MANULIFE SITE

Redevelopment of the site along the south side ofGlenhurst Avenue between Robina Avenue andWinona Drive, will consider the following urbandesign guidelines. They are to be read inconjunction with Site Specific Policy #36 in Chapter 7 of the Official Plan.

DescriptionThe site lies approximately one and a half storeysbelow the existing grade of the abutting properties,and does not have direct frontage onto St. ClairAvenue. Access is from Alberta Avenue. (Map A,Sub-area 1)

ObjectivesTo provide for the development of the site for a mixof residential, institutional, recreational andcommercial uses in a low to medium rise form(generally 3 to 6 storeys) in a manner which iscompatible with and complements the existing usesand building forms in the adjacent neighbourhood.

To provide for additional public open space andcommunity recreation opportunities within the site.

Streetscape and Open Space� A publicly accessible street system will be

established on the site to provide a similarlyscaled extension of the City’s existing pattern oflots and blocks (Figure B).

� A publicly accessible pedestrian link will beestablished through the site connecting St. ClairAvenue to the residential neighbourhood to thenorth (Figure C).

� Subject to satisfactory soils and environmentalanalysis, additional parkland which extends theexisting landscaped road allowance into a smallparkette will be provided along the northerlylimit of the site, adjacent to Glenhurst Avenue.This parkland will be clearly visible and easilyaccessible (Figure C).


OAKWOOD-VAUGHAN

WATFORD AVENUE

Not to Scale04-03


OAKWOOD-VAUGHAN

TORONTO

Built Form� Building heights will step, with the lowest

heights along the northerly, westerly and easterlylimits of the site, and the highest buildingheights located towards the center and thesoutherly limit of the site (Figure D, F).

� Building design will emphasize detail and thearticulation of principal facades to create interest.In this regard, particular attention will be givento the styles, massing and materials of thesurrounding residential neighbourhood. Untreatedmaterials such as concrete block, not used forarchitectural reasons, will not be visible from the street.

Publicity Accessible Pedestrian Link figure C

ROSENEATH

GARDENS

6 STOREY

FORMER DOMINION STORE ST. CLAIR AVENUE WEST

350

GLENHURST

AVENUE

figure D


OAKWOOD-VAUGHAN

350

HEIGHT OF THE PROPERTY LINE IN RELATION TO MANULIFESITE CHANGES FROM NORTH TO SOUTH

SECTION ’A’

6 STOREY

MAX. HEIGHT

DISTANCE

INCREASES

CE

NT

RE

LIN

E O

F T

HE

SIT

E

350

DISTANCE

INCREASES6 STOREY

MAX. HEIGHT

SECTION ’B’

CENTRELINEOFTHESITE

THE SITE SITS IN A SHALLOW VALLEY. AS THE ELEVATIONOF THE SITE AND SURROUNDING PROPERTIES COME CLOSERTOGETHER, THE MASS OF BUILDINGS GET PUSHED FURTHER TOTHE CENTRE OF THE SITE.

ROBINA AVENUE

6 STOREY

FORMER DOMINION STORE WINONA DRIVE

350

350

6 STOREY MAX

6

1

2

3

4

5

1

2

3

4

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Building Heights figure F

Angular Planes figure E

Mid-point Averages figure G


OAKWOOD-VAUGHAN

TORONTO

Heights, Setbacks and Angular Planes� All buildings will be guided by a 35 degree

angular plane measured from the east, west andnorth property lines of the site. The mid-pointaverage of the intersection of the length andwidth of roof areas of all buildings shall bewithin these angular planes (Figures D, E F and G).

� The maximum building height will be six storeysor 18 metres.


OAKWOOD-VAUGHAN

2. OAKWOOD AVENUE AT ROGERS ROADAND OAKWOOD AVENUE AT VAUGHANROADDevelopment along Oakwood Avenue from St. ClairAvenue to Vaughan Road will have regard for thefollowing urban design guidelines (Map A, Sub-area 2).

Description The area in the vicinity of Oakwood Avenue andRogers Road has developed as a distinctive “villagecentre”, in part because of the activity generated atthe intersection of two much travelled streets, andin part because of the natural landform which dipsgently towards the intersection.

The mixed–use area in the vicinity of OakwoodAvenue and Vaughan Road has yet to develop astrong sense of place. In part this is due to thenumber of public streets which converge on theintersection, and its situation at the top of a hill,and in part because of the low scale nature of thebuildings. The redevelopment of the Oakwood Hotelsite will introduce a very different built form to thearea.

ObjectiveTo strengthen the existing commercial area in orderto create an attractive and lively “village centre”serving the surrounding residential neighbourhoods,and to develop a new sense of place to anchor theVaughan–Oakwood intersection.

Streetscape and Open Space� The reduction, repositioning and elimination of

electrical poles, transformers and overhead wireswill be encouraged.

� Distinctive street signs, crosswalk paving andlight fixtures will be installed to help distinguishthis area as a local “village” on Oakwood Avenue.

� Street tree planting, hanging baskets and streetfurniture will be encouraged.

� The traffic island at Oakwood Avenue andVaughan Road will be developed as a significantfocal point through the incorporation of suchelements as public art, fountains and planting.All transit facilities will form an integral part ofall planned improvements. Safety of pedestrianand vehicular movements will be paramount.


OAKWOOD-VAUGHAN

TORONTO

Built Form� New buildings on the north-west and south-west

corners of Oakwood Avenue and Rogers Road willgive architectural articulations to those corners.

� Building design will emphasize detail and thearticulation of principal facades to create interest.In this regard, particular attention will be givento cornice lines, roof lines, styles and materials ofthe surrounding neighbourhood. Untreatedmaterials such as concrete block, not used forarchitectural reasons, will not be visible from thestreet.

Heights, Setbacks and Angular Planes� The maximum building height will be five storeys

or 16 metres.

� Those portions of buildings which exceed 12metres in height will be set back at a 40 degreeangular plane measured from the front lot line ata 12 metre elevation (Figure H).

� Where the rear of the property abuts a lowdensity residential area, all buildings will be setback at a 45 degree angular plane measured fromthe rear lot line where no lane exists, or from thefar side of the lane opposite the rear lot line (Figure H).

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Setbacks figure H

URBAN DESIGN GUIDELINESTORONTO

OAKWOOD-VAUGHAN

3. VAUGHAN ROADThese guidelines correspond to the Site SpecificPolicies #37 and #54 in Chapter 7 of the OfficialPlan.

3.1 Vaughan Road South

DescriptionVaughan Road from St. Clair Avenue to ConnaughtCircle to the north is a transition between theapartment form buildings and the lower scaledresidential areas further north (Map A, Sub-area 3.1).

Objectives� To create an attractive medium and higher

density residential area which is compatible withand complements the existing land uses andbuilding forms in the adjacent neighbourhood(Figures K and L).

� To provide for additional public open space andcommunity recreation opportunities within thearea, where possible.

Built Form� Land assembly of properties for redevelopment in

this area is appropriate.

� A continuous four storey “base” element will beestablished in any new buildings in order to providea unifying design element along Vaughan Road(Figure L).

� Buildings will be oriented to Vaughan Roadrather than side streets, and the primary entrancesto any new buildings will front that street.

June 2004

IN THE PAST

THERE WAS NO

GRADUAL TRANSITION

OF BUILDING HEIGHT

BETWEEN BUILDINGS

AND NEIGHBOURHOODS

VA

UG

HA

N R

OA

D

BUILDINGS ADJACENT TO

LOW DENSITY AREAS

SHALL STEP DOWN

IN HEIGHT

4 STOREY "BASE"

ACTS AS A UNIFYING

DESIGN ELEMENT ALONG

VAUGHAN ROAD

VA

UG

HA

N R

OA

D

Gradual Transitions figure K

Unifying Design Elements figure L

June 2004

Height, Setbacks and Angular Planes� The maximum height of all buildings between St.

Clair Avenue and Kenwood Avenue on the westside of Vaughan Road will be six storeys or 18metres.

� The maximum height of all buildings between St.Clair Avenue and Kenwood Avenue on the eastside of Vaughan Road will be eight storeys or 24metres.

� The maximum height of all buildings betweenKenwood Avenue and Connaught Circle will befive storeys or 16 metres.

� Subject to the maximum height and angularplane restrictions, all buildings will be set back 5metres from the front lot line.

� Ramps leading to below grade parking will besetback a minimum of 5 metres from the frontlot line.

� Those portions of buildings which exceed 12metres in height will be set back 7.5 metres fromthe front lot line at a 12 metre elevation.

� The buildings on the west side of Vaughan Roadadjacent to the lower density residential areas willhave a 45 degree angular plane measured fromthe rear lot line where no lane exists, or from thefar side of the lane opposite the rear lot line. Themid-point average of the intersection of thelength and width of roof areas of all buildingswill be within the 45 degree angular planeestablished. (Figure M).

URBAN DESIGN GUIDELINES

OAKWOOD-VAUGHAN

TORONTO


OAKWOOD-VAUGHAN

3.2 Vaughan Road at Winona Drive

ObjectiveTo maintain the neighbourhood character onVaughan Road at Winona Drive in a low rise form(3-6 storeys), in a manner which is compatible withforms on the adjacent lands. (Map A, Sub-area 3.2)

Built Form� Buildings will be oriented to Vaughan Road and

the primary entrances to any new buildings willbe from that street.

� Building size, setbacks and proportions will becompatible with the low density residential areas(Figure N).

Height, Setbacks and Angular Planes� The maximum building height will be six storeys

or 18 metres.

� All buildings will be set back a minimum of fivemetres from the front lot line.

� Those portions of buildings which exceed 12metres in height will be set back at a 40 degreeangular plane measured from the front set backline at a 12 metre elevation (Figure N).

� All buildings will be guided by a 45 degreeangular plane measured from the rear lot linewhere no lane exists, or from the far side of thelane opposite the rear lot line, where the rear ofthe lot abuts a low density residential area. Themid-point average of the intersection of the lengthand width of roof areas of all buildings shall bewithin the 45 degree angular plane (Figure M).

June 2004

6

1

2

3

4

5

1

2

3

4

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EQUAL EQUAL

THE MID POINT AVERAGE OF THE LENGTH

AND WIDTH OF THE BUILDING'S ROOF AREA

IS NOT WITHIN THE 45 ANGULAR PLANE0

STREETEQUAL EQUAL STREET

RE

AR

PR

OP

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TY

LIN

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BUILDING CENTRE LINE

THE MID POINT AVERAGE OF THE LENGTH

AND WIDTH OF THE BUILDING'S ROOF AREA

IS WITHIN THE 45 ANGULAR PLANE0

BUILDING CENTRE LINE

Rear yard angular planes figure M

Complimentary Built Form figure N


OAKWOOD-VAUGHAN

TORONTO

4 RAGLAN AVENUE SOUTHThese guidelines correspond to the Site SpecificPolicy #38 in Chapter 7 of the Official Plan (Map A, Sub-area 4).

ObjectiveTo create an attractive higher density residentialstreet which is designed to respect the establishedpattern of adjacent higher density uses on BathurstStreet and Vaughan Road (Map O).

Built Form� Land assembly of properties for redevelopment is

appropriate.

� Buildings will be aligned to front Raglan Avenuewith the primary access from that street.

Height, Setbacks and Angular Plane� The maximum heights of all buildings will be ten

storeys or 30 metres.


� All buildings will be set back within a 45 degreeangular plane measured from the street lineopposite and parallel to the front lot line (Figure P).

� The minimum rear yard setback will be aminimum of eight metres.

450

30 M MAXIMUM10 STOREYS

450

20 M R.O.W.

5 M S.B.

Raglan Avenue South Map O

figure P


OAKWOOD-VAUGHAN

June 2004

Bathurst Street

Not to Scale04•03

MAP Q

ST CLAIR AVENUE WEST

TICHESTER ROAD

MONTCLAIR AVENUE

LONSDALE ROAD

LONSMOUNT DRIVE

MAPLEWOOD AVENUE

MAPLEWOOD AVENUE

KENW

OO

DAV

ENUE

KE

NW

OO

DA

VE

NU

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VA

UG

HA

NR

OA

D

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NBO

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VARD


OAKWOOD-VAUGHAN

TORONTO

5. BATHURST STREETDevelopment along Bathurst Street from St. ClairAvenue to Heathdale Road will have regard for thefollowing urban design guidelines (Map A, Sub-area 5).

DescriptionBathurst Street, shows a remarkable uniformity inbuilding type and building heights. Although thereare some taller buildings south of Tichester, themajority of the street is comprised of four storey, “I”shaped apartments which are placed perpendicularto the street. As on Vaughan Road, these buildingshelp to provide a reasonable transition between theapartment area and the adjacent Neighbourhoodareas.

Some of these buildings back onto the RaglanAvenue apartment area, and others back onto stablelow scale neighbourhoods, and this distinctionaffects future development opportunities.

ObjectiveTo maintain the low rise (4-5 storeys) residentialcharacter of the existing street (Map Q).

Streetscape and Open SpaceWherever possible landscaped side yards will bemaintained or provided in order to maximize thelight and improve views for residents of the existingbuildings.

Built FormWhere new development is proposed it will reflectthe character of existing buildings in terms of height(4-5 storeys) and proportions.

Height, Setbacks and Angular Planes� The maximum height of all buildings will be five

storeys or 15 metres.


� Those portions of buildings which exceed 12metres in height will be set back at a 40 degreeangular plane measured from the front setbackline at a 12 metre elevation. (Figure R)

� All buildings will be guided by a 45 degreeangular plane measured from the rear lot linewhere no lane exists, or from the far side of thelane opposite the rear lot line, when the rear ofthe lot abuts a low density residential area. Themid-point average of the intersection of thelength and width of roof areas of all buildingsshall be within the 45 degree angular plane.(Figure M)

Buildings which exceed 12 metres in height figure R

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