toronto urban design guidelines...toronto (in particular, varsity stadium), the royal ontario...

City Planning October 2009DRAFT

Toronto Urban Design Guidelines

Bloor Corridor Visioning Study:Avenue Road to Bathurst Street

URBANDESIGNGUIDELINES

BLooRcoRRIDoRvISIoNINGStUDy:AvENUERoADtoBAtHURStStREEt

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table of contents

1. IntroductIon ...................................................................................................................1 1.1Background.............................................................................................................................. 2 1.2VisionStatement..................................................................................................................... 3 1.3TheBloorCorridorUrbanDesignGuidelines........................................................................ 4

2. context .............................................................................................................................5 2.1DefinitionoftheBloorCorridor............................................................................................ 5 2.2PlanningContext..................................................................................................................... 6 2.2.1ProvincialPlanningDocuments.................................................................................... 6 2.2.2OfficialPlan................................................................................................................... 6 2.2.3ZoningBy-law............................................................................................................... 7 2.2.4DesignCriteriafortheReviewofTallBuildingProposals......................................... 7 2.2.5AdditionalRelevantCityofTorontoPublications...................................................... 9

3. development prIncIples ............................................................................................10 3.1Sustainability......................................................................................................................... 10 3.2Diversity.................................................................................................................................. 10 3.3BuiltForm.............................................................................................................................. 10 3.4PublicRealm...........................................................................................................................11 3.5HeritageandCulture..............................................................................................................11

4. structure plan .............................................................................................................12 4.1NodesandPrecincts.............................................................................................................. 12 4.1.1InstitutionalPrecinct................................................................................................... 13 4.1.2OISEBlock.................................................................................................................... 17 4.1.3SpadinaNode............................................................................................................... 19 4.1.4UniversityofTorontoSites......................................................................................... 23 4.1.5MainStreetArea.......................................................................................................... 24 4.1.6BathurstNode.............................................................................................................. 25 4.2PublicRealmFramework...................................................................................................... 26 4.2.1OpenSpaceNetwork................................................................................................... 26 4.2.2PublicSpaces............................................................................................................... 28 4.2.3Streetscapes.................................................................................................................. 30 4.3Gateways,ViewsandTerminusSites....................................................................................31 4.4Heritage.................................................................................................................................. 34 4.5PublicArtProgram................................................................................................................ 36 4.6SupportingActiveTransportation........................................................................................ 37

5. General buIlt form GuIdelInes ..............................................................................38 5.1PedestrianScaleDesignConsiderations............................................................................... 39 5.1.1InterfacewiththeSidewalk........................................................................................ 39 5.1.2Parking&Loading....................................................................................................... 39 5.1.3Mid-blockconnections................................................................................................ 39 5.1.4Safety............................................................................................................................ 40 5.2StreetWallScaleDesignConsiderations.............................................................................. 40 5.2.1StreetWall.................................................................................................................... 40 5.2.2BuildingElements........................................................................................................ 42 5.2.3OrientationandPlacement......................................................................................... 42 5.2.4ParkingandServicing.................................................................................................. 42 5.3UrbanScaleDesignConsiderations...................................................................................... 43 5.3.1BuildingHeightsandTransition................................................................................. 43 5.3.2ShadowsandPedestrianComfort.............................................................................. 45 5.4SustainableDesign................................................................................................................ 46

URBANDESIGNGUIDELINESTORONTO


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1. IntroductIonTheBloorCorridor,definedinthisdocumentasBloorStreetWestbetweenAvenueRoadandBathurstStreet,isahigh-traffic,mixed-usedistrictservingvariouspublic,privateandinstitutionaluses.ItlinksthreeBusinessImprovementAreascentredonBloorStreetWestandconnectsseveraldistinctandstableresidentialneighbourhoods.Hometomajorcultural,academicandotherinstitutions,aswellasavibrantretail/commercialarea,itattractsresidents,studentsandvisitorsfrombothlocalandregionallevels.TheBloorCorridorisarouteforthemovementofpedestrians,vehiclesandgoodsinto,outofandthroughthearea,withsomeofthehighestcyclingvolumesinthecity,andhasbecomebothadestinationandasourceofurbanvitalityandactivity.

Figure 1: Aerial image of Study AreaOverthelengthoftheBloorCorridor,severalidentifiableareasemergeaccordingtothepatternoftheexistingurbanfabric.TothewestofWalmerRoad,thebuiltformishighlyconsistent,withtwo-andthree-storeymixed-usebuildingsliningbothsidesofBloorStreetinafine-grained,compactform.TheareaeastofWalmerRoadfeatureslargerbuildingfootprintsandvariabilityinheights:generally,high-riseapartmentsandofficebuildingsarefoundonthenorthsideofBloorStreet;whilethesouthsideconsistsmainlyofsignificantmedium-riseinstitutionalbuildingswithlargebuildingfootprints,openspaces,andgeneroussetbacks.TheseguidelineshavebeencreatedtoreinforceandrespondtothesecharacteristicsastheBloorCorridordevelopsovertime.



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1.1 backGround: bloor corrIdor vIsIonInG studyIn2007,theCitylaunchedtheBloorCorridorVisioningStudytocreateadevelopmentstrategythatwouldprotecttheexistingdistinctandstableresidentialneighbourhoodsadjacenttothecorridorwhileaccommodatingsomeintensificationascontemplatedinToronto’sOfficialPlan.Throughacomprehensivepublicengagementstrategy,theVisioningStudyallowedallstakeholders(residents,businessowners,propertyowners,politicalrepresentatives)tocontributetothedefinitionofprinciplesthatwouldshapethelong-termdevelopmentofthiscorridor.

TheVisioningStudy’smainobjectivesincluded:

■ DevelopingacoherenturbandesignconceptfortheBloorCorridor;

■ Establishingprinciplesforthebuiltformoffuturedevelopment;

■ Identifyingopportunitiesforpotentialpublicrealmimprovementsandenhancingthepedestrianizationofthecorridor;

■ SettingreasonableexpectationsforintensificationalongtheBloorCorridorbyexaminingappropriateareasfordevelopment;

■ Protectingandenhancingstablelow-riseresidentialneighbourhoods,aswellasheritageandculturalresources;and

■ EnsuringthatchangeintheBloorCorridor–andparticularlydevelopment–contributestoenvironmentalsustainability.

InMay2008,theCity’sconsultants,ledbyOfficeforUrbanism,submittedtheirfinalreportontheVisioningStudyprocess.

The Bloor Corridor: Gateway to the Downtown

Ecology Park

The Royal Ontario Museum




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1.2 vIsIon statementTheVisioningStudyexerciseresultedinthefollowingVisionStatementfortheBloorCorridor:

"Stable neighbourhoods should be protected by directing planned growth towards areas along the corridor such that, in the long term, a coherent urban structure will emerge. The visual character of each precinct will be maintained on properties fronting Bloor Street. In particular, the traditional main street character from Walmer Road to Bathurst Street will be protected, and infill in this area will be designed with elements that complement the existing character.

Bloor Street between Avenue Road and Bathurst Street should be developed as a pedestrian priority area. This study proposes that a westbound lane west of Spadina Avenue may be removed to accommodate sidewalk expansions. This in turn would accommodate a continuous green promenade contributing to an enjoyable walking experience. It would also visually connect a necklace of open spaces / parks proposed by this study on the south side of Bloor Street between Avenue Road to Bathurst Street, which would create a friendlier interface between institutional uses and public spaces. The public realm should also be enhanced through the creation of new plazas; the Museum Plaza in front of the Royal Ontario Museum would add more programmable space for city-wide cultural activities while a Trinity St. Paul’s Church Plaza proposed for the future would provide a neighbourhood focus for local events.

Sustainability will be the leading objective in both future developments and the evolution of the public realm. Evaluative criteria that can measure the evolution of this corridor into a sustainable district should be created towards this end. The environmental impact of new and existing development will be informed by the City of Toronto Green Standard."

Thisvisionstatementprovidesthebasisforidentifyingcommunitypriorities,developingpoliciesandguidinganurbandesignconceptforthelong-termdevelopmentofthecorridor.

Philosopher's Walk

Bloor Street at Bathurst Street

Bloor - Bedford Parkette



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1.3 the bloor corrIdor urban desIGn GuIdelInesThisdocumentformsasetofguidelines,endorsedbyCityCouncil,whichbuildonsite-specificOfficialPlanpoliciesandapplicablezoningby-lawsthatsetoutlanduse,builtformandpublicrealmobjectives.ThegoaloftheseguidelinesistoimprovethequalityofthephysicalenvironmentintheBloorCorridorandensurethatthoseelements,whichcontributetothespecialcharacterofthediversepartsofthearea,areretainedandenhanced.

TheBloorCorridorUrbanDesignGuidelinesdefineanurbanstructurefortheareaaswellasprinciplesforresponsibleandsensitivedevelopment.Generally,theseguidelinesdescribethedistinctnodesandprecinctsthatcomprisetheBloorCorridorandprovidedirectionforimprovementstothepublicrealm.Specifically,they:

■ provideavisionofthedesiredurbanstructurefortheareaandaframeworkfordevelopment;

■ defineappropriaterelationshipsbetweenbuildingsandthepublicrealm;

■ provideappropriatebuiltformguidanceaddressingmatterssuchassetbacksandmassing;

■ identifyopportunitiestoimprovethepublicrealm;and

■ provideatool,whichcanbeusedinevaluatingapplicationsforsiteplanapprovalandrezoning,aswellasforco-ordinatingpublicimprovementstobeundertaken.

TheBloorCorridorUrbanDesignGuidelinesprovideadditionalcontextandguidancetobuilduponthevision,whichwasdevelopedinconsultationwiththeworkinggroupandOfficeforUrbanismin2007-08andledtothecreationofarea-specificpoliciesinChapterSevenoftheCity’sOfficialPlan.

Heritage elements

The OISE block

Ecology Park




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2. context2.1 defInItIon of the bloor corrIdor

ForthepurposeoftheseGuidelines,theBloorCorridorreferstoallpropertiesfrontingontoBloorStreetWest,betweenAvenueRoadtotheeastandBathurstStreettothewest.ItisimportanttonotethattheselandswereidentifiedasPhase1oftheentireBloorCorridorarea,whichalsoincludesPhase2landsbetweenBathurstStreettotheeastandChristie/GraceStreetstothewest(seeFigure2).Asthe2007-2008VisioningStudydealtwiththePhaseIlandsonly,theseguidelinesonlyapplyeastofBathurstStreet.WhenastudyiscompletedforthePhase2lands,resultinginarea-specificOfficialPlanpoliciesand/orurbandesignguidelines,theymaybeappendedtothisdocument.

TheBloorCorridorincludesmanykeycivicandinstitutionaldestinationssuchastheUniversityofToronto(inparticular,VarsityStadium),theRoyalOntarioMuseum,theRoyalConservatoryofMusic,theBataShoeMuseum,andtheMilesNadalJewishCommunityCentre.Italsoincludesnumerousretailandofficespacesatvaryingscales.Intermsofretailcharacter,thestudyareaincludesestablished‘local’retailshopsinthewestendwhichcontrastswiththe‘regional’destinationshopsandhotelstowardstheeast.Theareaisexceptionallywell-servicedbypublictransitwithfoursubwaystationsprovidingaccesstoboththeBloor-DanforthandYonge-University-Spadinalines,aswellasaccesstotheLightRapidTransitlineonSpadinaAvenue.Thestudyareaisalsoservicedbyseveralbusroutes,includinganightbusserviceroutealongBloorStreet.

Figure 2: Context Map and Area of Influence

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TTC entrance at Walmer Road

Retail-Commercial uses west of Spadina



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AnimportantelementoftheVisioningStudyhasbeentheconsiderationofan‘AreaofInfluence’surroundingtheStudyAreathatincludestheneighbourhoodsofChristiePits,BickfordPark,Palmerston,HarbordVillage,Huron/Sussex,theUniversityofTorontoSt.GeorgeCampus,Yorkville,andtheAnnex.Generally,theAreaofInfluence,exceptfortheUniversityofTorontoproperties,consistsofstableandmainlylow-riseresidentialneighbourhoods.

2.2 plannInG context

2.2.1 provIncIal plannInG documents

The2005ProvincialPolicyStatement(PPS)providesdirectionondevelopmentandlanduseplanningmatters,indicatingwhereintensificationandredevelopmentisappropriate,andwhatconsiderationsshouldbeapplied.ThePPSstatesthatintensificationandredevelopmentinbuilt-upareasshouldprovideamixofuses,housingandemploymentopportunities,parksandopenspaces,andtransportationchoicespromotingpedestrianmovement.

Ontario’sPlacestoGrowAct(2006)providesavisionandGrowthPlanfortheGreaterGoldenHorseshoe,whichcentresontheGreaterTorontoArea.TheGrowthPlanisapolicyapproachthatidentifiesurbangrowthcentres,setstargetsforpopulationandemploymentdensityandsupportsexpandedinfrastructureingrowthareastoprotectandconserveruralandgreenbeltlands.ThisstrategyisconsistentwithToronto’snewOfficialPlanandisthebasisforintensifyingexistingurbanareas,includingtheDowntown,withinwhichtheBloorCorridorislocated.

2.2.2 offIcIal plan

TheCityofToronto’sOfficialPlanidentifiestheBloorCorridorasbeingpartofToronto’sDowntownarea.Inparticular,asshowninFigure3,themajorityofthecorridorisdesignatedMixed Use Areas,withtheexceptionsofInstitutional AreassouthofBlooratAvenueRoad,andtwolocalParksfrontingBloorStreet.Thesurrounding‘AreaofInfluence’consistsprimarilyofexistingstableNeighbourhoodsandApartment Neighbourhoods,aswellasMixed Use Areas,ParksandInstitutional AreastowardtheeasternendoftheCorridor.

Bata Shoe Museum

Growth Plan for the Greater Golden Horseshoe




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WhiletheDowntownandMixed Use Areasarespecificallyidentifiedforintensification,theOfficialPlanalsorecognizesthevalueofestablishedneighbourhoodstotheCityofToronto.ThePlanincludespoliciesandcriteriafornewdevelopmentregardingappropriatebuildinglocation,massing,compatibilitywithsurroundings,protectionofadjacentNeighbourhoodsandtreatmentofthepublicrealm.

WithinInstitutional Areas,majoreducational,health,governmentalinstitutionsandtheirancillaryusesareregardedasimportantemployersandserviceprovidersthatwillcontinuetogrowtoservetheneedsofanincreasingcityandregionalpopulation.Theseinstitutionsareencouragedtocreatecampusplansinconsultationwithnearbycommunitiesthatcanaccommodateplannedgrowthwhileminimizingitsimpact.

Area-specificpoliciesidentifythecharacterofvariousdistrictswithintheBloorCorridorandcallfornewdevelopmenttorespondtoandenhancethosecharacteristicsthroughbuiltform,sustainablepractices,andopportunitiestoimprovethepublicrealm.

Figure 3: Land Use Designations - excerpt from the City of Toronto's Official Plan

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Parks



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2.2.3 ZonInG by-law

ZoningBy-law438-86,asamended,oftheformerCityofTorontopermitsmixed-usedevelopmentthroughthemajorityofthecorridor,andonlyinstitutionalusesalongthesouthsideofBloor,fromtheRoyalConservatoryofMusicsitethroughtoAvenueRoad.PermittedheightsanddensitiesarelowestbetweenBathurstStreetandWalmerRoad,withheightsincreasingincrementally,movingeastwardtoAvenueRoad.RecentdevelopmentsbetweenBedfordRoadandAvenueRoad,approvedonasite-specificbasis,haveexceededthegeneralheightanddensitypermissionsandcreatedanewbuiltformcontextforthispartofthedistrict.Permittedheightsanddensitiesinthesurroundingneighbourhoodstendtobelowerinscale.Throughoutthearea,controlstolimittheplacementandmassingofbuildingsarealsoregulatedbytheZoningBy-law.

2.2.4 desIGn crIterIa for the revIew of tall buIldInG proposals

TheDesignCriteriafortheReviewofTallBuildingProposals(TallBuildingGuidelines),adoptedin2006,indicatepreferreddesignconsiderationsfor‘tallbuildings’andtheanalysisrequiredoftheirpotentialimpacts.Abuildingisdefinedas‘tall’whenitsheightisgreaterthantheright-of-way

Figure 4: Zoning By-law Designations

Tall buildings within the Bloor Corridor

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City of Toronto's Green Development Standard

widthoftheprincipalstreetonwhichitislocated,orthewideroftwoprincipalstreetsiflocatedatanimportantintersection.TheseCity-wideguidelinesareinplacetoensurethattallbuildingsdonotadverselyaffectpublicspace(openspace,streetscapes,buildingedges),thelocalenvironment(wind,shadow,micro-climates),heritagebuildings,andconcernslikeprivacy,light,andsafety.Thedocumentalsoaddressessustainablebuildingpracticessuchasbuildingorientation,lightingandheatingsystems,andgreenroofs.AnyapplicationsfortallbuildingswithintheBloorStreetCorridoraresubjecttotheseguidelines.

2.2.5 addItIonal relevant cIty of toronto publIcatIons

AdditionalplanninganddesigninitiativesthatprovidecontextandguidancefordevelopmentandwhichshouldbeconsideredincludethefollowingCityofTorontopublications:

■ UrbanDesignHandbook

■ StreetscapeManual

■ AccessibilityDesignGuidelines

■ PreservingNeighbourhoodStreetscapes

■ TorontoGreenStandardandGreenRoofBy-law

■ Bird-FriendlyDevelopmentGuidelines

■ DesignGuidelinesfor‘Greening’SurfaceParkingLots

■ GuidelinesfortheDesignandManagementofBicycleParkingFacilities

■ EastAnnexHeritageConservationDistrictStudy

■ HarbordVillageHeritageConservationDistrictStudy-Phase1

■ EmergingstudiesonHarbordVillageandAnnexHeritageConservationDistricts

■ UniversityofTorontoSecondaryPlan(CityofTorontoOfficialPlan,ChapterSix)

■ BuildingTorontoTogether:ADevelopmentGuide

■ AvenuesandMid-RiseBuildingsStudy(ongoing)



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3. development prIncIples

Thefollowingprinciplesformthebasisforanurbandesignstrategyspecifictogrowth,developmentandimprovementstothepublicrealmwithintheBloorCorridorarea:

3.1 sustaInabIlIty – toronto Green standardAsBloorStreetchanges,itwillbuildonitsprimelocationwithinthecityanditsexceptionalpublictransitaccesssothatitmayshowcaseexamplesofsustainablelivinganddevelopment.BloorStreetwillpromotesustainabilityinmovement,energyuse,buildingtechnology,and“green”infrastructure-andwillimplementcreativesolutionstothechallengesoftreeplantinginthepublicright-of-way,andofgreeningingeneral.

3.2 dIversItyBloorStreetwillcontinuetosupportawidevarietyofretail,residential,employment,institutionalandopenspacelanduses,andwillintegratethemtoensureanactive,well-usedstreetatalltimesofthedayandallseasons.Mixedretailatgrade,aswellasinstitutionalbuildings,shouldco-existwithofficeandresidentialuses.Neighbourhoodsshouldmaintainaspiritofinclusivenessandresidentialdiversitythatcanbeensuredbysupportingavarietyofhousingtypes,sizes,andtenuresthatwillsatisfyalltypesofhouseholds.

3.3 buIlt form Buildingsshouldcontributetothecoherenceofthestreetscapethroughhighqualitydesign,andthroughappropriatetransitionsbetweenbuildingsandtheirsurroundingcontext.Newbuildingsshouldbedesignedtolimitimpactsonadjacentareasbyensuringadequatelight,viewsandprivacy.Densitywillbedirectedtotransitnodes.BuildingsalongBloorStreetshouldprovideatransitioninheightandbuiltform:onasite-by-sitebasis;alongthecorridorbetweennodes;andtothenorthandsouthinordertoprotectexistingstableresidentialneighbourhoodsfromthepotentialnegativeimpactsofdevelopment.

Seeking "greening" opportunities

Built form potential in the Bloor Corridor



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Trinity-St. Paul's Church - a heritage landmark

3.4 publIc realm BloorStreetshouldbeanactive,invitingandbeautifulstreetforallusers,providingacohesivepublicenvironmentwhilelinkingthedistinctcharacteristicsofitsvariousdistricts.Citypoliciesandactionsshouldprotect,enhanceandseeknewopportunitiestodevelopparkettesandplacestosit.Thestreetshouldprovideactiveat-gradeusesthataresafe,accessible,andinterconnected.Thisstrategycanbesupportedwiththeprovisionofcoordinatedstreetfurniturethatsupportsyear-round,aswellasall-dayactivities.Asadestination,BloorStreetwillaccommodateallmodesoftravel,withaparticularemphasisonpedestriansafetyandutility.Asacorridor,BloorStreetshouldbalanceitsvehicularcapacitywithahighquality,continuouspedestrianrealm.Surfaceparkingareasshouldberedeveloped,whilemeetingparkingdemandsthroughothercreativesolutions.

3.5 herItaGe and cultureHeritagepatternsofblockstructure,builtformandstreetcharacter,aswellasculturalheritage,shouldbemaintainedandenhancedtosupporttheover-archingvisionforBloorStreet.Heritageelementsbothtangible(builtform)andintangible(values,spirit-of-place,character)shouldbemaintainedandenhancedtoaddtothecharacterofthecorridor.

HighlightingandemphasisingthedistinctnodesandprecinctsoftheBloorCorridorthroughtheseguidelineswillhelpmaintainthoseaspectswhichmaketheareaunique.

Public realm enhancements at Bloor-Bedford Parkette



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4. structure plan

TheprimarycomponentsthatmakeuptheBloorCorridor,includingstreets,parksandopenspaces,helptoestablishaframeworkforfuturedevelopmentinthearea(Figure5).Thissectionprovidesadescriptionofthekeyorganizingelements.

Figure 5: Structure Plan

4.1 nodes and precInctsTheBloorCorridoriscomposedofanumberofnodesandprecincts,eachdefinedbyitsattributesintermsoffunction,builtformandcharacter.TheorganizationoftheBloorCorridorintothesedistinctareasallowsconsiderationofthespecificsofeachsettingandensuresthatnewdevelopmentisappropriatetoitslocation.Figure6depictsthesenodesandprecincts.

Thedescriptionsprovidedbytheguidelinesofthesevariousnodesandprecinctswillhelpfurtherdefinetheindividualcharacteristicsoftheseareas.Thesecharacteristicswillhelpoutlinethelongertermgoalsandobjectivesoftheseareas,andwhereandhowgrowthshouldbeaccommodated.

LippincottTPA Lot Philosopher’s

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OISE1 Bedford

EcologyPark

TrinitySt. Paul’sSquare

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Mid-block Pedestrian Connection

Bloor Street “Green Necklace”

Enhanced Green Streetscape




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Figure 6: Nodes and Precincts

Institutional Precinct: looking west from Avenue Road

North side of Bloor Street, looking east toward Avenue Road

Institutional Precinct

OISE BlockPrecinct

Spadina NodeMain Street Precinct

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4.1.1 InstItutIonal precInct

EastofMadisonAvenueandextendingtoAvenueRoad,theInstitutionalPrecinctincludesasignificantUniversityofTorontopresenceonboththenorthandsouthsidesofBloorStreet,whichismixedamongotheruses.NewbuildingsintheInstitutionalPrecinctshouldcontributetowardsthecreationofaconsistentstreetwallwithhighqualitymaterialsandactiveat-gradeuses.Theyshouldinfillgapsinthestreetscapeandprovidevisualcohesionthroughtheuseofmassingandarchitecturalelementsincludinggroundfloorheights,podiumheights,cornicelines,materials,andresponsivenesstokeyviewsandlocations.

Buildingsonthenorthsideshouldbebuiltparalleltothesetbacksoftheexistingstreetwallwhilebuildingsonthesouthsideshouldbesetbackfromtheright-of-waytopromotetheconceptofinter-connectedopenspacesthroughtheprecinct,ora“greennecklace”.

StartingwiththeRoyalOntarioMuseumandcontinuingwiththeRoyalConservatoryofMusic,VarsityStadium,theSchoolofGlobalAffairs,WoodsworthCollegeResidence,theBataShoeMuseum,SenatorCrollBuildingandendingwith371BloorStreetWestandMattCohenParkatSpadinaAvenue,thereisaconsistentprovisionof



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outdooropenspacesbywayofbuildingsetbacksandlandscaping.Currentlythislandscapeishandledinmanydifferentways.TheremaybeopportunitiesinthefuturetoconsidergreaterdesignconsistencyandmaterialityinordertobrandthesespacesasauniqueconditionalongBloorStreet.ThroughouttheVisioningStudy,thesespaceswerereferredtoasa"NecklaceofParks".Theseguidelinesalternativelyrefertothesespacesasthe"BloorStreetGreenNecklace"discussedfurtherinSection4.2.1.

WithintheblockboundedbyBloorStreet,BedfordRoad,PrinceArthurAvenueandAvenueRoad,opportunitiestorevisitparking,lanewayandaccessarrangementsintheinterioroftheblock,inordertofacilitatethecreationofalandscapedpedestrianconnectionbetweenthosestreets,shouldbepursued.NewdevelopmentshouldalsosupportthepossibilityofconvertingtheexistinglanewayrunningnorthfromBloorStreetintoalandscapedpedestrianlinkage,withopportunitiesforactiveusesatgradelevel.

BuildingheightsbetweenBloorStreetandBedfordRoadshouldtakeintoconsiderationthepreservationandenhancementofviewsupUniversityAvenueoftheOntarioProvincialLegislature.

Thebuiltformonthenorthsideofthestreetshouldrespectexistingpodiumheightsandhavestep-backswhichrelatetotheadjacentbuildings.Largeexposedblankwallsshouldbeavoided.

IftheVarsityStadiumsiteisredeveloped,thefrontyardsetbackfromBloorStreetshouldbemaintained,consistentwithcurrentzoning.Thissetback,togetherwiththeremovaloftheexistingbrickwallliningBloorStreet,wouldenableawiderpublicrealmwithgenerousstreetscaping.TheviewterminussouthalongBedfordRoadshouldbeanimportantconsiderationforthedesignofnewbuildings,andcanbeaddressedthroughlandmarkpublicartorarchitecturaltreatment.

TheBloorStreetTransformationProjectisunderconstructioneastofAvenueRoadandinvolvesthere-claddingoftheBloorStreetsidewalksingranite.TheremaybeopportunitiesinthefutureforthisnewstreetscapetreatmentwestofAvenueRoad.

Creating a consistent streetwall: north side of Bloor

Varsity Stadium

Royal Conservatory of Music




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Streetscaping on Bloor Street at Devonshire Place View east from St. George Street

Open space at Senator Croll Apartments east of Huron Stret

Philosopher's Walk - looking south Philosopher's Walk - looking north toward Bloor

University of Toronto Schools landscaped setback



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Potential enhancement of "Bloor Street Green Necklace": Bloor Street at Devonshire Place

Potential enhancement of "Bloor Street Green Necklace": looking west from Varsity Stadium




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4.1.2 the oIse block

TheOntarioInstituteforStudiesinEducation(OISE)blockencompassesthelandsboundedbyBloorStreet,St.GeorgeStreet,PrinceArthurAvenueandBedfordRoad.Theblockcontainsavarietyofbuildingtypes,includingalow-riseheritagestructure,asingle-storeysubwayentrance,andmid-andhigh-risebuildings.Thelandusesintheblockincludeinstitutional,residential,retailandtransitusesaswellassurfaceparkingandapubliclyaccessibleopenspace.

LocatedattheintersectionoftheBloor-DanforthandYonge-University-Spadinalines,thisblockisappropriateforsomeintensification.Ideally,newdevelopmentontheselandsshouldbeconsideredinthecontextofacoordinatedmasterplanfortheblockthatachieves:

■ rationalizationofpotentialsharedlaneways,parkingandserviceaccessarrangements;

■ publicrealmandopenspaceimprovements;

■ mid-blockpedestrianconnections,bothnorth-southandeast-west;

■ integrationofTTCservices;and

■ appropriatetransitiontotheNeighbourhoodtothenorth.

Ingeneral,newbuildingsshouldbedesignedtoreinforcethebuiltstreetwallonBloorStreetwhilemaintainingandenhancingopenspacewithintheblock.

Developmentat246-252BloorStreetWestandtheTTCSt.GeorgeStation–BedfordEntrance/BusLoopshouldprovideatransitioninheightfromexistingheightsonPrinceArthurAvenue(11and19storeys)towardsapeakonornearBloorStreet.AccesstoTTCservicesshouldbeinternalizedwithinnewbuildings,ormadevisibleandprominentfromBloorStreetviathepositionofnewpublicspace.Groundfloorusesshouldincludehighlyvisible,activeusesatgradetoanimatethestreetfrontage.

OnthesiteoftheYorkClub,at135St.GeorgeStreet,thehistoricGooderhamHouseshouldbemaintainedandenhanced.Developmentthatdoesnotdetractordiminishtheprominenceoftheheritagebuildingcouldbeaccommodatedontheexistingparkinglot.Accordingly,newbuildingsshouldstepdowninheightfromtheUniversityofTorontolandstotheeast,andshouldbedesignedtoframeviewstowardtheheritagestructure.

OISE Block

Potential redevelopment of Bloor-Bedford intersection showing external transit entrance

Potential redevelopment of Bloor-Bedford intersection showing internalized transit entrance

Potential development on OISE Block viewed from St. George Street



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The“Bloor-BedfordParkette,”locatedonUniversityofTorontoproperty,isavaluableneighbourhoodopenspacethathasbeenenhancedandimprovedthrougharecentworkinggroupprocess.Thecontinualenhancementofthisspaceshouldbeincludedinlonger-termredevelopmentplansfortheblockasahighlyvisibleurbanpark,providingagatewaytotheneighbourhood.Thoughthisareamayberelocatedaspartoftheredevelopmentoftheblock,itshouldprovidethesameoragreateramountofpubliclyaccessibleopenspace,surroundedbyactive,visiblegrade-relateduseswhichmayincluderestaurantsandcafestoprovideanimationandoverlook.Theopenspacemayalsobeanappropriatelocationtointegrateanew,landmark-qualityTTCentrance.

Sketch of Bloor-Bedford Parkette enhancements

Recently completed improvements to Bloor-Bedford Parkette

Bloor-Bedford Parkette



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4.1.3 spadIna node

TheintersectionofBloorStreetatSpadina,betweenWalmerRoadandMadisonAvenue,isakeymulti-modaltransithubwhereitisappropriatetoaccommodateintensification.Newdevelopmentatthisnodewillhelpdelineatethedifferentscales,intensityandbuiltformbetweentheInstitutionalCorridortotheeastandtheMainStreetAreatothewest.

WhilegreaterheightsanddensitiesarecontemplatedfortheSpadinaNode,itisimportantforthebuiltformofnewdevelopmenttointegratewiththelocal,mainstreetcharacteratstreetlevel.BuildingsintheSpadinaNodeshouldincorporatealow-risepodiumconsistentwiththestreetwalloftheMainStreetArea,withsimilarfine-grainedusesandcharacteristics,toprovideforacontinuouspedestrianexperience.

northwest corner

Giventheimmediatecontextofneighbouringhigh-risebuildings,significantbuildingheightatthisintersectioncanbelocatedatthenorthwestcornerofBloorandSpadina.OpportunitiestointegrateanentrancetotheexistingTTCstationintotheredevelopmentofthiscornershouldbeencouraged.

northeast corner

DevelopmentatthenortheastcorneroftheSpadinaNodewillneedtobalanceseveralurbandesignconsiderations,including:itslocationattheviewterminusofSpadinaAvenue;itsproximitytoEcologyPark;itsheightrelativetothepeakatthenorthwestcorneroftheintersection;andtransitaccess.BecauseSpadinaAvenuejogsslightlytothewestasitapproachesBloorStreet,accommodatingtheopenspaceprovidedbyMattCohenPark,thebuildingsatthenortheastcornersitattheterminusofanimportantviewnorthward.ThisisalsowithinasignificantviewcorridorfromCollegeStreet,withthespireofthehistoricUniversityofTorontoOneSpadinaCrescent,previouslytheConnaughtLaboratoriesbuilding,asitsfocus.Forthesereasons,thedesignofnewbuildingsatthenortheastcornershouldhaveparticularregardforlandmarkarchitecturaltreatmentwithattentionpaidtobuildingarticulation,roofline,andthequalityofmaterials.Atthesametime,buildingsshouldnotbebuilttoaheightthatwoulddetractfromthesilhouetteoftheOneSpadinaCrescentbuildingspire,asviewedfromCollegeStreet.

NewdevelopmentshouldalsomitigateanyshadowimpactsonEcologyPark,whichmaybeachieved

Recent development to the south of Miles Nadal JCC

Matt Cohen Park

Spadina Avenue jog with Matt Cohen Park to the right



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bypositioningatallerbuildingelementclosertothecorner,withlowerheightsmovingeasttowardsMadisonAvenue(seeFigure7).ThevisibilityandconnectivityoftheparkfrombothBloorStreetandSpadinaRoadcanbeenhancedthroughsuchfeaturesasapedestrianmid-blockroute,colonnadeand/orwidenedsidewalk.ThedesignofanybuildingfacingEcologyParkshouldcreateafacadeoverlookingtheopenspace,byincludingfeaturessuchaswindowsorunitsaccessiblefromgradelevel.Thereshouldnotbeblankwalls,garbageareasorloadingdocksfacingthepark.

OpportunitiestoincorporatetheTTClandsintoanoveralldevelopmentschemeforthenortheastcornerareencouraged.Thiswouldallowforpossibilitiestoprovideavisuallyprominenttransitentranceintegratedintothebuiltform,andanenhancedpedestrianlinkageorparkconnectionbetweenEcologyParkandSpadinaRoad.

southwest corner

TheMilesNadalJewishCommunityCentreanchorsthesouthwestcorneroftheintersectionandisnotlikelytoberedevelopedintheshortterm.WestoftheCentre,anyredevelopmentoftheMetrosupermarketlands,includingitssurfaceparkinglot,shouldbelowerinheightthanattheintersection,providingadownwardtransitionfromtheheightpeaktotheNeighbourhoodtothesouth.ThefrontwallofthebuildingshouldbesignificantlysetbackfromBloorStreettoprovideasightlinetothespireofTrinitySt.Paul’sChurchandtofacilitatethefuturecreationofapublicsquare.

Toensureacomprehensiveandcohesivetreatmentofthesouthwestblockandsitecirculation,theselandsshouldbeplannedanddesignedtogetherwiththetwoadjacentlotstotheeast.Thiswouldprovidetheopportunitytoimproveandwidenthenorth-southlanewayforsharedaccessthroughtheblock,includingtheprovisionofhigh-qualitypavingtreatmentsandbuildingfenestrationoverlookingthelane.

Figure 7: Potential built form massing at Northeast Corner: view westward from Madison Avenue

North side of Bloor Street east of Spadina

Miles Nadal JCC

View of Metro supermarket lands and adjacent lots




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southeast corner

Atthesoutheastcorner,MattCohenParkshouldberetainedandenhancedasaneighbourhoodfocalpoint.AnyredevelopmentoftheUniversityofTorontoSchool(UTS)siteshouldbeconsistentwithUniversityofTorontoSecondaryPlanpoliciesandguidelines.NewdevelopmentshouldmaintainthehistoricBloorStreetfaçadeoftheUTSbuilding,withnewbuiltformelementssteppingbackfromthestreetasreflectedinthecurrentzoningenvelopeforthesite.Redevelopmentofthebuildingshouldprovideactiveat-gradeuses,aswellaslandscapingtreatmentsandstreettreeplantingalongtheBloorStreetandHuronStreetfrontages.Similarly,activeat-gradeusesfacingMattCohenParkwouldhelptoanimatethepublicopenspace.

FurtherwestwithintheSpadinaNodearethelandslocatedatthecornersofBloorStreetWestatWalmerRoad.Shouldthesesitesberedeveloped,theyshouldbedesignedwithsufficientsetbackstocreateapublicplazafocusedonTrinitySt.Paul’sChurch.Incentivessuchasthepermissionofadditionalgrossfloorareainthepodium,integrationoftheTTCWalmerRoadautomatedentrance,andstreetwallheightuptosevenstoriesmaybeusedtofacilitatethecreationoftheplaza.Newbuildingsatthisintersectionshouldaccommodateactive,grade-relatedusessurroundingtheplaza,andshouldbedesignedwithlandmarkarchitecturalelementstoterminatetheviewnorthwardfromRobertStreet.

Matt Cohen Park - looking south from Bloor

UTS building at Southeast Corner

Rear view of Metro supermarket and adjacent properties from Robert Street Playing Field



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Potential redevelopment of Spadina Node: view east toward SpadinaNorth side of Bloor between Walmer Road and Spadina Road today

Potential streetscaping at Bloor/Robert/Walmer intersectionView north toward Bloor Street from Robert Street today




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University of Toronto Schools

4.1.4 unIversIty of toronto sItes

TheBloorCorridorUrbanDesignGuidelinesrecognizethecurrentbuildingenvelopesassetoutintheUniversityofToronto(U.ofT.)SecondaryPlanandSiteSpecificDevelopmentGuidelines.TheUniversityisundertakingaseparatesecondaryplanreviewwhichincludestheirpropertieswithintheBloorCorridor.WithrespecttoU.ofT.lands,theseguidelinesshallbeinterpretedinconjunctionwithapplicableplanningguidelinesandpoliciesspecifictotheSt.Georgecampus.

Ingeneral,Universitybuildingsshouldcontributetoananimatedstreetscape.BuildingsfrontingontoBloorStreetorpublicopenspacesshouldincludeactiveat-gradeusesthatareaccessibletothepublic,forexample,retail,andrestaurantuses.Heritageelementsshouldbepreserved,maintainedandenhancedwhereverpossible.

University of Toronto gateway at St. George Street



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4.1.5 maIn street precInct

TheBloorCorridor’sprimarycommercialshoppingareaisfoundintheMainStreetPrecinctbetweenBathurstStreetandWalmerRoad.Thisdistrictischaracterizedbyattached,low-risebuildingswithnarrowfrontagesatthestreetedge.Typicallythesebuildingshouseretailusesatgradewhichservethesurroundingneighbourhoods,andofficeandresidentialusesabove.Newdevelopmentsthatarecompatiblewiththeexistingformanduseinthisareaareencouraged.BetweenLippincottStreetandWalmerRoadtheexisting16metre(5storey)zoningenvelopeshouldgenerallybemaintained.

NewdevelopmentintheMainStreetPrecinctmayalsohelptofacilitatecertainpublicrealmimprovementstoexpandthe"BloorStreetGreenNecklace"openspacenetwork.Inparticular,theVisioningStudyhasidentifiedtwoopportunitiestocreateadditionalpublicspaceintheneighbourhood:

■ OntheexistingCity-ownedparkinglotsouthofBloorStreet,betweenLippincottandBordenStreets,fortheestablishmentofanewpark(seeFigure8);and

■ AttheintersectionofBloorStreetwithWalmerRoadandRobertStreets,tocreateanewplazafocusedaroundTrinitySt.Paul’sChurch(seeFigure9).

Wheredevelopmentmayfacilitatesuchpublicrealmimprovements,additionalheightupto7storeysmaybecontemplated,subjecttoappropriateangularplanerestrictionsandotherurbandesignconsiderations.

Retail-commercial area

Boulevard cafe on Albany Avenue

Brunswick Avenue south of Bloor

View east from Dalton Road




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4.1.6 bathurst node

AsnotedinSection2.1,theseguidelinesapplytothePhaseIlandsoftheBloorCorridor,betweenAvenueRoadandBathurstStreet.ItisanticipatedthatthePhase2landsbetweenBathurstStreetandChristie/GraceStreetswillbethesubjectofafuturestudy.TheBathurstNode,therefore,providesanimportanttransitionandconnectionbetweenthePhaseIandPhase2lands,andshouldbeexaminedinfurtherdetailinthecontextofthatstudy.

AttheintersectionofBloorandBathurstStreets,aswellastheTTC’sBloor-DanforthsubwaylineandtheBathurststreetcarandbuslines,theBathurstNodeisanotherlocationthatmayappropriatelyaccommodateintensification.

Newdevelopmentshouldbedesignedwithabuiltformthatintegrateswiththelocal,mainstreetcharacteratstreetlevel.BuildingsintheBathurstNodeshouldincorporatealow-risepodiumconsistentwiththestreetwalloftheMainStreetPrecinct,withsimilarfine-grainedusesandcharacteristics,toprovideacontinuouspedestrianexperienceaswellasappropriatetransitiontotallerbuiltformelements.

South side of Bloor Street looking east from Bathurst Street

Honest Ed's retail store

Northwest corner of Bloor and Bathurst Streets

Figure 8: Potential open space between Lippincott and Borden Streets

Figure 9: Potential long-term vision for Trinity-St. Paul's Square



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4.2 publIc realm frameworkThePublicRealmFrameworkfortheseguidelinesprovidesdirectionsforincreasingpedestriansafetyandamenityinthecorridorandredistributingpedestrianactivitytoanimateeveryspace.TheFrameworkalsogivesanindicationofwheretoinvestinpublicspacefacilities.Itrequirespartnershipsforthedevelopmentofnewpubliclyaccessibleplazasonprivatepropertieswhichcouldcontributetoanover-archingvisionofpedestrianismalongtheBloorCorridor.Thisframeworkissupportedbytheothersectionsoftheseguidelines,whichprovidegeneralandsite-specificrecommendationsonhowtocreateandtransformpublicspaces.

4.2.1 open space network

TheBloorCorridorUrbanDesignGuidelinesidentifyarangeofopportunitiestoimproveandexpandthepublicnetworkofparks,openspaces,pedestrianlinks,forecourts,courtyards,andthequalityofthepedestrianenvironmentalongtheexistingroadnetwork(Figure10).Anopenspacesystemreferredtohereasthe"BloorStreetGreenNecklaceSystem"canbeachievedbystringingtogetherasequenceofplazas,forecourtsandseatingareaswithacompatiblelandscapedsidewalksystemalongthesouthsideofBloorStreet.Acontinuouspedestriancircuitshouldbeimplementedthroughoutthecorridorwithway-

Figure 10: Open Space Network

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Courtyards, Forecourts & Squares

Green or Enhanced Landscape

Promenade

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Signalized Intersection

Opportunities to improve the public realm




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Passive seating area on a sidestreet

Potential sidewalk widening on north side of Bloor Street

"Green Finger" opportunity on sidestreet south of Bloor

findingelementssuchaspublicart,signageand/oraunifiedlandscapingtreatment.

Keyinitiativesinclude:

■ Enhancingexistingparksandopenspaces;

■ Establishingnewandenhancingexistingmid-blockconnectionstofacilitatepedestrianmovementthroughoutthecorridor,asshowninFigure10,especiallywheretheylinkwithparksandopenspaces;

■ Seekingopportunitiestocreateandenhance“greenfingers”ontheboulevardsofsidestreetsextendingnorthandsouthfromBloor,throughtheprovisionofstreettreeplanting,landscaping,andstreetfurniture;

■ Encouragingthecontributionofapubliclyaccessibleopenspaceatgradeleveltothepublicrealmineachsignificantnewdevelopment;

■ Enhancingstreetscapingthroughoutthecorridor,andproviding‘promenade’treatmentswithadoublerowoftreeswherespacepermitsandasopportunitiesarise;and

■ PromotingtheestablishmentofnewpublicspacesasdetailedinSection4.2.2below.



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4.2.2 publIc spaces

ThevisionfortheBloorCorridorincludesthepursuitofopportunitiestocreatearangeofnewcivicspacesincertainlocations:

museum plaza

TemporaryplantersandbarricadetreatmentsmaybeappliedacrosstheroadwayadjacenttotheRoyalOntarioMuseumfrontageonBloorStreetsuchthatitcouldbeusedasprogrammablespaceforoutdoorevents.Ontheseoccasions,thispartofthecorridorwouldbeclosedtovehicles.Furthermore,toincreasepedestriansafety,amid-blockpedestriancrosswalkmaybeconsideredtoconnectPhilosopher’sWalkandtheMuseumPlazatothenorthsideofBloorStreet.

varsity stadium plaza

OpportunitiesexisttoenhancethestreetscapeandsidewalksinfrontofVarsityStadium.ThesetreatmentsmaybedesignedinasimilarmannertotheMuseumPlazatohelpstrengthentheconceptofasequenceofopenspaces.

trinity st. paul’s square

TrinitySt.Paul’sChurchisanexistinglandmarkthatistreasuredbylocalresidents.ItcouldberecognizedasanewfocusandgatheringplacefortheneighbourhoodthroughthecreationofapublicspaceattheterminusofWalmerRoad.Attimes,thestreetcouldbeclosedtoaccommodatelocalfestivalsinthisspace.ThiswillreinforcetheprominenceoflocalheritageintheneighbourhoodandcelebrateTrinitySt.Paul’sChurchasaneighbourhoodlandmark.Thenewsquarewouldalsofunctionasa‘threshold’markbetweenthe‘mainstreet’characterareafoundwestofWalmerRoadandthemixedcharactertotheeastofWalmerRoad.

Thesquareshouldbebuiltinaphasedmanner,asredevelopmentpermits.Astherearebuildingsthatcurrentlyexistonthenortheastandnorthwestcornersofthisintersection,theremaystillbeopportunitiestodistinguishtheintersectionintheshorttermthroughaunifiedstreetscapingapproachincludingcommonlandscaping,seatingareas,etc(Figure11).Acomprehensivedevelopmentplan,orconsolidationofthepropertiespriortoamasterplanningprocess,isnecessarytorealizethelong-termrecommendation.

Museum Plaza as a temporary public gathering space

Varsity Stadium

Potential enhancement of Varsity Stadium streetscape treatment

Figure 11: Potential interim plaza treatment for Bloor/Walmer/ Robert intersection



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lippincott park

TheexistingCity-ownedparkinglotsouthofBloorStreet,betweenLippincottandBordenStreets,representsanopportunitytoseekpublic-privatepartnershipsforthepurposeofcreatingalandscapedparkatthatlocationwithnewdevelopmentfacingit.Moderateadditionalheightanddensityforthisdevelopmentmaybeconsideredtoprovidetheincentivetocreateparkamenitiesonthesite.

“xpr” x-pand public realm

Throughoutthestudyarea,opportunitiesmayexisttoexpandthepublicrealmthroughthedevelopmentreview/planningprocess.Inthelastdecadealone,wellover1.2millionsquarefeethasbeenaddedtothepublicrealmofthedowntownonlandsthatwerepreviouslynotownedbythecity.Thesespacestaketheformofparks,plaza’s,pedestrianconnections,parkettesandpubliclyaccessiblecourtyards.ThecourtyardatOneBedfordisanexampleofapubliclyaccessiblespacethatwascreatedthroughtheplanningprocess.Thespacewillincorporatearestoredheritagefacadeandfeatureacaféwithoutdoorseating.

Public realm considerations in design of One Bedford Road development

Courtyard at One Bedford Road development

City-owned parking lot between Lippincott and Borden Streets

Vision for a park between Lippincott and Borden Streets



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4.2.3 streetscapes

BloorStreetshouldbeexaminedtoexploreoptionsforimprovingthepedestrianrealmandcommunity-widepedestrianlinkages.Thismayalsoentailtheremoval,subjecttoappropriatereviewandassessment,ofatrafficlanefromSpadinaAvenuethroughtoBathurstStreet.SidewalksalongBloorStreetatSpadinaRoadandBedfordRoadcouldthenbewidenedwheretheyarecurrentlytoonarrowforexistingpedestriandemand.Theremayalsobelimitedopportunitiestodesignintegratedlay-bysfordrop-offsanddelivery,pullingthemoffBloorStreetthroughlanes.Streetscapescanalsobeenhancedbyinvestigatingwaystoconsolidatesignage,utilitiesetctoeliminate‘double-poling’inthepublicright-of-way.Inadditiontoenhancedlandscapingandstreetfurnitureplacement,creativesolutionstostreettreeplantingwillberequiredtoenhancethestreetscapeandpedestriancomfort.

Potential sidewalk widening

Sidewalks in the Main Street Precinct today




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4.3 Gateways, vIews and termInus sItesTheseUrbanDesignGuidelinesidentifypotentialandexistingGatewayAreasthatareofcity-wideimportanceorrelatedtoeachoftheprecincts.Figures12and13illustratediagrammaticexamplesofgatewayandterminussiteswithintheBloorCorridorthatwarrantspecialdesigntreatmentbecauseoftheirlocationandvisibility.Thesesites,andtheviewstowardthem,haveatremendouspotentialtostrengthenanarea’sidentityandimprovethequalityofthepublicrealm.

GatewayAreasrepresentsignificantopportunitiestomarkentryintotheBloorCorridorarea,aswellasspecificprecinctssuchastheMainStreetPrecinctorInstitutionalPrecinct.GatewayAreascanbeexpressedthroughacombinationoflandmarks,buildingmass,landscaping,signage(excludingadvertising),upgradedsidewalktreatments,speciallighting,gatheringareas(wherepossible),seatingandpublicart.Thescaleandcharacterofthegatewaytreatmentshouldbeinkeepingwiththecontextoftheareawhichitisintroducing.SpecificsitesencouragedforgatewaytreatmentareidentifiedinFigure12.

Figure 12: Gateway Areas

Bloor-Bathurst gateway area

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View north to Bloor from Spadina Avenue



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AnincreasedsenseoforientationandgreaterlegibilityofthedifferentnodesandprecinctsoftheBloorCorridorcanbeachievedbyreinforcingkeyviewcorridorsandbyprovidinglandmarkfeaturesathighlyvisiblelocations.Viewsthroughandtosignificantsitescanalsoassistinencouraginganddirectinggreaterpedestrianmovementinallareas.Figure13identifiessignificantviewsthatshouldbeprotectedandreinforced,aswellaslocationswherevisualterminustreatments(buildingentries,structuralelements,banners,publicart)shouldbelocated.

Terminussitesarethefocalpointofaviewcorridorandhavestrategiclocationsforpublicorcommercialuses.Theyalsoofferanopportunitytocreatevisualinterestfromgreaterdistancesandifdesignedwithdistinction,canactaseffectiveorientingdeviceswherepeoplecangaugetheirrelativelocationinthedistrictorcity.Terminustreatmentscanincludearchitecturalelements,monumentsandartinstallations.Terminustreatmentsitesshouldnot,however,beconsideredthesingularjustificationforadditionalheight.

Atthesestrategiclocations,theprogrammingofthebuilding,thetreatmentofthearchitecture,materialsandbuiltformshouldreinforceitslocationasagateway,visualterminus,node,orcombinationthereof.Toenhancethedistinctionand

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Gateway Area: Bloor-Bedford intersection

Terminus Site: Trinity-St. Paul's Church spire

Terminus Site: Varsity Stadium

landmarkqualityofnewbuildingsonprominentcornersorvisualterminussites,modestexceptionstostep-backsandheightrestrictionsmaybepermittedtoencouragemassinganddesignsthataccentuatethevisualprominenceofthesite;forexample,architecturaltreatmentscanincludetallslenderelementssuchasspiresandturrets.Newdevelopmentsonterminussitesshouldaligndesignfeaturestotheviewaxis,includingentriesorporticoopenings.Onallcornersitesdevelopmentshouldbeorientedtobothstreetfrontages.

Asnewdevelopmentsatgatewayandterminussitescanshapetheimageandcharacterofanarea,theyshouldhavegreatercivicobligationstoensurethatthehighestpossiblestandardsindesignandmaterialqualityaremet.



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4.4 herItaGePreservationandenhancementofbuiltandnaturalheritageisvitaltotheidentityoftheBloorCorridor.

Figure14illustratesthepropertieslistedontheCity'sInventoryofHeritageProperties,ordesignatedundertheOntarioHeritageAct,todate.Additionalpropertiesand/orheritageelementsmaybeaddedinthefuture.

Thesebuildingsaretobeprotectedandenhancedandadjacentdevelopmentsshouldcomplementandfeaturethesehistoricstructures.Whileheritagebuildingscanbeincorporatedwithinnewdevelopments,wherepossible,theintegrityoftheentireoriginalstructureshouldbemaintainedandrestored.

Heritageandlandmarkbuildingsshouldbecelebratedinthestreetscapewhereverpossible,throughstrategiesthatmayinclude:

■ providingapublicspaceinfront,suchasaplazaorseatingarea;

■ settingbackadjacentbuildingstoprovideadirectviewofheritagebuildings;

■ designingadjacentbuildingstorespondtothemassing,articulationandmaterialoftheheritagebuilding;and

■ ensuringredevelopmentofheritagebuildingspreservestheheritagecharacterofthebuilding,throughrestorationofheritageelementsandcarefuldesignofnewelements.

Medical Arts Building

York Club

University of Toronto Admissions Building




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Figure 14: Map of Listed and Designated Heritage Buildings

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Existing Under Study

Bloor Street United Church detail



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4.5 publIc art proGramPublicartwillplayasignificantroleinreinforcingtheurbandesignguidelinesforthepublicrealmintheBloorCorridor.Opportunitiesforpublicartcanrangefromtheintegrationofideasintostreetscape,openspaceandbuiltformdesignstothecreationofindependentsculptures.Gatewaysandvisualcorridorterminationsshouldbecomeprominentpublicartsites.

ItisanticipatedthattheCity’sPrivateDeveloperPercentforPublicArtProgramwillbeamajorcontributortotheimprovementofpubliclyaccessibleareas,bothonprivateandpubliclands.PublicartpoliciesandguidelinesarereferencedintheCity’sUrbanDesignHandbook.

Gwendolyn MacEwen Park

Public art detail in Matt Cohen Park

Matt Cohen Park

Forecourt of Senator Croll Apartments




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4.6 supportInG actIve transportatIon

walking

AlternativesforaddressingthesidewalkwidthonthesouthsideofBloorStreet,westofSpadina,shouldbeexamined.Thismayneedtobecompletedifandwhenredevelopmentoccursadjacenttothislocation.Theprovisionofstreetfurnitureshouldbeconsolidatedasneededandlocatedtomaximizepedestriancapacity.

cycling

ThecyclingnetworkinthestudyareaisconsistentwiththeCityofToronto’s2001BikePlan.Theexistingzoningrequiresprovisionofbikestorage,changerooms,andshowersinalllargescaledevelopments.TocomplementtheongoingeffortsoftheCityofTorontoinimplementingtheBikePlan,thisrequirementshouldbeaugmentedwithprovisionsfordedicatedbikestorageinparkinglotsandgaragesinnewdevelopmentsorrenovations.Theremayalsoexistopportunitiesforconsolidatedbikeparkingareasonsidestreetswherepedestriandemandsarelower,orwherethepublicrealmoraredevelopmentallows(forexample,inthepublicboulevardsatthesoutheastcornerofBrunswickStreetorthesoutheastcornerofRobertStreet).

AtitsmeetingofOctober23and23,2007,CityCouncildirectedstafftoreportonthefeasibilityofestablishingabikewayonBloorStreetWestandDanforthAvenue.IfadoptedbyCouncil,abikewayonBloorStreetshouldworkinharmonywiththepotentialsidewalkwideninginitiativesidentifiedinthisstudy.

transit

Thedevelopmentofnewbuildingsadjacenttotransitentrances,oroftheentrancesthemselves,offertheopportunitytointegrateand/orenhancepedestrianaccessto,andvisualprominenceof,thesubwaystations.Inparticular,theBedfordRoadentrancetotheSt.GeorgeStationisimportantasa“gateway”totheRoyalOntarioMuseum,VarsityStadiumandArena,andtheRoyalConservatoryofMusic.OpportunitiestowidenthesidewalksonBedfordRoadsouthofthesubwayentranceshouldbeexplored.PavementtreatmentsextendingacrossBloorStreetcangiveaddedprominencetothepedestrianmovementsattheselocations.

Providing cycling infrastructure

Supporting pedestrian movement

Accessibility of public transit



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5. General buIlt form GuIdelInes

Urbandesignfortheareashouldconsiderthecomfortandconvenienceofthepedestrianasshapedbythestreetscapeanditsinterfacewiththebuiltform.Inthisregard,builtformelementssuchasheight,mass,setbacks,parkingandservicing,access,sunpenetrationandvisualconditionatthestreetarecrucialtothepedestrianexperienceandcontributetotheuniquecharacteristicsoftheBloorCorridor.

Figure 15: Schematic massing study for the Bloor Corridor

Low-rise street wall in the Main Street Precinct

Thefollowingguidelinesproposeahierarchyofbuiltformstandardsthatcorrespondtothreescales:thePedestrianScale,theStreetWallScaleandtheUrbanScale.Theseconsiderationsarederivedfromthefollowingprimaryconcerns:

■ Maintainingandenhancingthevitalityofthepedestrianenvironment.

■ Maintainingthepedestrian-scaledstreetwallwhereitexists.

■ Differentiatinglow-riseresidentialandmixed-usefromneighbouringhigher-risedevelopment.



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5.1 pedestrIan scale desIGn consIderatIonsThepedestrianscaleisprimarilyconcernedwithabuilding’sinterfacewiththesidewalk,protectionfromtheelementsandcreatingvisualinterest.Theseelementsaffecthowthebuiltformsupportsthecomfortofthepedestrianandhowitanimatesthepublicrealm.Creatingacomfortablepedestrianrealmencourageswalkingasacleanairalternative,contributingtosustainabledevelopment.

5.1.2 Interface wIth the sIdewalk

Inpredominantlycommercialareas-includingtheMainStreetPrecinct,SpadinaandBathurstNodesandthenorthsideofBloorintheInstitutionalPrecinct–awningsandcanopiesforweatherprotection,aswellastransparentwindowtreatments,providecomfortandinterestforthepedestrian.Narrowerretailfrontagesaredesirableforthesestripsandsignageshouldbeappropriatelyscaledtothepedestrian.

Throughoutthecorridor,apositivepedestrianexperiencewillrelyontheeffectivenessofthestreetscapingtreatment.Thebuiltformshouldincorporatelandscapingtreatmenttoenlivenotherwiseneutralbuildingedges.

5.1.3 parkInG and loadInG

Parkingandloadingareasshouldbeplacedbelowgradewherepossible.Ingeneral,loadingandparkingareasshouldbehiddenfromview,andlocatedonroadswiththeleastamountofpedestriantraffic.Accesstoparkingandloadingareasshouldnotbelocatedatgatewaysites,orattheterminusofaviewcorridorunlesstheyareincorporatedintothedesigntreatment.

5.1.4 mId-block connectIons

Mid-blockconnectionsandwalkwayscontributetotheeaseandaccessibilityofpedestrianmovementandshouldbeenhancedandencouragedwhereopportunitiesarise.TheseUrbanDesignGuidelines,aswellasarea-specificpoliciesintheOfficialPlan,identifyanumberofpotentialextensionstothepedestriannetwork,withoutprecludingadditionaloralternativelocations.Theprovisionofpubliclyaccessible,privatelydevelopedandownedopenspacesishighlyencouragedonindividualsitesthroughouttheBloorCorridor.

Pedestrian walkway design

Mid-bock connection



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5.1.5 safety

Safetyinparksandoff-streetpedestrianpathsshouldbeincreasedwithappropriatepavingtreatments,lightingsystems,andlandscaping.Pedestriancrosswalksshouldbeclearlydefinedthroughpavementtreatments,markings,signallingandclearsignage.

5.2 street wall scale desIGn consIderatIonsThestreetwallscaleistheportionofthepublicrealmthatdefinesandformstheedgestothestreet.Thescaleandcharacterofthestreetwallhasafundamentalimpactonthepedestrianexperience.

5.2.1 street wall

Thestreetwallistheportionofthebuildingthatfrontsthestreetandwhichhasthegreatestimpactontheimageofthestreet.Ingeneral,thestreetwallofanewbuildingshouldalignwiththoseoftheneighbouringbuildingsorhavethesamesetbackasthepredominantbuildingsontheblock.Insomeinstances,thestreetwallalignmentmaybecompromisedinordertoachieveawider,landscapedsidewalk,aswouldbepreferredwithintheInstitutionalPrecinct,forexample.

Itiscriticalthatthestreetwallhasthehighestqualityofarchitecturaldesignandmaterials,especiallyatthegroundandsecondfloors,asthisportionofthebuildingisthemostvisibleandaccessibletopedestrians.Tothisend,1:50scaleelevationdetails(withmaterialslabelled)willberequiredwithnewdevelopmentapplicationsinordertosecurethequalityofmaterialsandarchitecturaldetailsadjacenttothepublicrealm.Itisatthestreetwallthatthequalityofthepublicrealmcanbemostenhanced.

ThestreetwallthroughouttheBloorCorridorshouldbedesignedtoensurepedestriancomfortandadequatelightpenetration,throughconsiderationofthefollowing:

■ BuildingsfacingBloorStreetshouldhaveactiveusesat-gradewithaminimum75%glazing,providedthatminimumenergyperformancetargetsaremet,toachievemaximumvisualtransparencyandanimation.Weatherprotectionforpedestriansisencouragedthroughtheuseofawningsandcanopies;

City of Toronto's 1:50 elevation requirements

Main Street Precinct street wall

Mid-rise street wall emerging in the Institutional Precinct




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■ Podiumorstreetwallheightsshouldgenerallybe13-16metresor4-5storeysintheMainStreetPrecinctandSpadinaNodewestofMadisonAvenue;

■ Podiumorstreetwallheightsshouldgenerallybe19-25metresor6-8storeysintheInstitutionalPrecinct,eastofMadisonAvenue;

■ Thestreetwallshouldcontributetothe‘fine-grain’characterofthestreetscapebyarticulatingthefaçadeinaverticalrhythmthatisconsistentwiththeprevailingcharacterofnarrowbuildingsandstorefronts–generallyinintervalsbetween9and12metres;

■ At-graderetailshouldhaveaprominentpresenceonthestreetwithafloor-to-ceilingheightthatisnolessthan4.5metres;

■ Commercialsignageshouldadddiversityandinteresttoretailstreets,butnotbeoverwhelming;

■ Streetwallsshouldbedesignedwiththehighestpossiblematerialqualityanddetail;

■ Nosignificantblankat-gradestreetwallconditionsshouldbepermittedonanyfrontage;

■ Whilematerialsandarchitecturecanvarybetweenbuildings,itisgenerallydesirablethatthestreetwallheightbeaconsistentline.Above-gradesetbacksaregenerallyrecommendedtostrengthenthequalityofthepedestrianexperience.

Opportunities to fill gaps in the street wall



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5.2.2 buIldInG elements

Toencouragecontinuityinthestreetscapeandtoensurehorizontal‘breaks’inthefaçade,buildingsshouldbedesignedtoreinforcethefollowingkeyelementsthroughtheuseofsetbacks,articulation,texturesandmaterials:

■ Base–Withinthefirstthreetosixstoreys,abaseshouldbeclearlydefinedthatpositivelycontributestothequalityofthepedestrianenvironmentinthelevelofanimation,transparency,articulationandmaterialquality.

■ Middle–Thebodyofthebuildingabovethebaseshouldcontributetothephysicalandvisualqualityoftheoverallstreetscape.

■ Top-Theroofconditionshouldbedistinguishedfromtherestofthebuildinganddesignedtocontributetothevisualqualityoftheskylineofthenodes.

5.2.3 orIentatIon and placement

Ingeneral,buildingsshouldbeorientedtoandplacedatthestreetedgewithclearlydefinedprimaryentrypointsthatdirectlyaccessthesidewalk.BuildingsonthesouthsideofBloorStreet,eastofSpadinaAvenue,shouldbesetbacksubstantiallyfromtheright-of-waytofacilitatethepublicrealmvision.ThroughouttheBloorStreetCorridor,buildingsshouldbebuilttoreinforcetheexistingstreetwall.

5.2.4 parkInG and servIcInG

Whereverpossible,parkingfornewdevelopmentsshouldbeprovidedbelowgradeandaccessedbyarearlane.Redevelopmentsitesshouldplanforacontinuousrearlanenetworkwhereverpossible.

Above-gradeparkingstructuresshouldnotbeconsideredexceptaboveasubway,wherebelow-gradeparkingisnotpossible.WheretheyfrontontoBloorStreet,suchstructuresshouldbescreenedfromviewthroughintegrationofelementssuchasusesfacingthestreet,“greenwall”treatment,orpublicart.

Serviceareasincludingloadingdocks,garbageareasandgarageentrancesshouldbelocatedtotherearofadevelopmentandgenerallynotvisiblefromthestreet.Whereserviceareasarevisibleorpubliclyaccessible,theseentrancesshouldbedesignedtobeintegraltothefaçadeandanextensionofthepublicrealm,withhighqualitymaterialsanddetailing.

Loading and servicing should be more thoughtfully considered

Articulation of building elements - Institutional Precinct




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5.3 urban scale desIGn consIderatIonsTheurbanscaledefinesthesegmentsofbuildingsperceivedfromgreaterdistances.Urbandesignconsiderationsareprimarilyconcernedwithissuesofmassingandheight.Theseissuesaffecthowabuildingfitsintoitssurroundings,howitisperceivedfromthestreetorfromadistance.Themassing,profileandheightoftheupperportionsofthebuildingshouldsatisfythefollowingdesigncriteria.

5.3.1 buIldInG heIGhts and transItIon

AsFigure16depicts,existingorapprovedbuildingheightsintheBloorCorridorgenerallyfollowalogicalpatternthathaspeaksatstrategicnodesandintersections(Bloor/Bedford,Bloor/Spadina,Bloor/Bathurst)whichtransitiondownwardtolowerheightsthatreflecttheestablishedbuiltformineachoftheInstitutionalPrecinctandtheMainStreetPrecinct.Thistransitionlessensboththephysicalandtheperceivedimpactofheightontheseareas.

Withinthecorridor,thetransitiondynamicreflectsitspositioninthegeneralcity-widepattern:higherandmoreintensetowardtheCitycentreintheeast,andlesssointhewest.AtWalmerRoad,thereisadistinctchangeinheightanddevelopmentintensity.ThefuturebuiltformalongBloorStreetshouldgenerallymaintainthispattern.

Anadditionalconsiderationistheestablishmentofdevelopmentnodes,atSt.George,SpadinaandpossiblyatBathurstStreet.Theirlocationsatsubwaystopsareidealforintensification,andareappropriatelocationsforhigherbuildings.Developmentshouldbedesignedtoprovideadequatetransitiontowardthesetallernodes.

Figure 16: General pattern of building heights

Higher building heights in the Institutional Precinct

Considering buildings within their broader urban context

Existing Buildings

On Bloor Behind Bloor

Proposed Buildings

On Bloor Behind Bloor



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Eachbuildinginthecorridormustrelatetothesitessurroundingit,bothalongBloorStreet,andintheadjacentlow-riseNeighbourhoods.Inadditiontotheparametersgoverninglanduse,densityandheight,thesesite-to-sitetransitionsshouldinvolvethecarefulconsiderationofsite-andbuilding-specificdesigndetails,includingsiteplanning,buildingmassing,andmaterials,amongothers,toensurefitandconsistencywithinagivencontext.

GeneralandspecificguidelinescontainedinSection4aboveidentifywhere,onasitebysitebasis,transitionsshouldconsider:

■ intensityandlanduse;

■ overallbuildingheight,podiumheight,andmassing;

■ shadow,wind,andskyview;

■ horizontalrhythm;

■ at-gradeheights,cornicelines,fenestrationpatterns,andotherarchitecturalfeatures;

■ materialsandcolours;

■ pedestrianandvehicularaccessandcirculation;and

■ viewsandprominentlocations.

Transitionshouldalsobeafactorinthecomprehensivedesignofsites.Forexample,thereareanumberofpropertieswithintheOISEBlockthatshouldbeconsideredasawhole,inordertoplanappropriatetransitionsfortheblock.Eachsiteshouldbeplannedanddesignedinconcertwithadjacentsites,regardlessofownership.Towardsthisend,ownersshouldconsidercollaborating,whenpossible,tocreateblockorareaplans,sothattransitionscanbeconsideredmostmeaningfully.




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5.3.2 shadows and pedestrIan comfort

Residentialareasandthepublicrealmmustbeprotectedfromundueshadowingfromproposedbuildings.

Inordertominimizetheadverseimpactofproposedbuildingsontheneighbouringareas,applicantsofprojectswhichhaveaheightabovetheexistingcontextshouldprovidedrawingsshowingshadowscastbytheproposeddevelopmentonpubliclyaccessibleareasandonbuildingssurroundingit.

ShadowsshouldbeshownforMarch21andSeptember21forthehoursof9:18am,10:18am,11:18am,12:18pm,3:18pm,4:18pm,5:18pmand6:18pm.Shadowdrawingsaretobeprovidedearlyinthedevelopmentreviewprocess.Shadowstudiesatadditionaltimesmayalsoberequired,forexampleinJunewhenthesunshineswellintotheevening.Shadowstudiesforadditionaltimesmayberequiredwhenwarranted.

Modelling shadow impact of existing and potential development

Shadow-sensitive areas include parks and open spaces



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5.4 sustaInable desIGnDevelopmentintheBloorCorridorshouldexhibitleadershipinenvironmentallysustainableplanninganddesignwithinanurbanizedsetting,withtheobjectivetoachievehigherstandardsforthedistrictasawhole.TheOfficialPlanpromotesandencouragessustainabledevelopment,andinDecember2008,CityCounciladoptedtherevisedTorontoGreenStandard(TGS).Minimumsustainabilityperformancemeasuresarerequiredforallnewdevelopmentgoingthroughtheplanningprocess.Inaddition,greenroofsarerequiredundertheGreenRoofBy-lawinnewdevelopmentforbuildingslargerthan2,000squaremetresstartingJanuary31,2010.

TheTGSisatwo–tieredsystemofperformancemeasuresthatareconcernedwiththeprotectionofairandwaterqualityandurbanforests,andthereductionofenergyuse,greenhousegases,wasteproduction,andlightpollution.Thereareseparatestandardsformid-tohigh-risedevelopment,low-riseresidentialdevelopmentandlow-risenon-residentialdevelopment.Tier1,whichrequiresmeetinganenergyefficiencytargetof25%betterthattheModelNationalEnergyCodeforBuildings(MNECB),isrequiredthroughtheplanningprocess.Tier2isdesignedtoachieveahigherlevelofenvironmentalperformance,includinganenergyefficiencytargetof40%betterthatMNECB.Itisachievedthroughincentivessuchasa20%developmentchargerefund.TheperformancemeasuresofTier2oftheTorontoGreenstandardwillbeencouragedforallnewdevelopmentintheBloorCorridor.

TheTorontoLEED(LeadershipinEnergyandEnvironmentalDesign)supplementwillbeavailableasoftheFall2009toassistdeveloperswhointendtopursuetheLEEDaccreditation,toensuretheyhaveaddressedtheCity’sTGS.DesignoptionstoimplementtheperformancemeasuresoftheTGScanbefoundin‘DesignGuidelinesforGreeningSurfaceParkingLots’andthe‘BirdFriendlyDevelopmentGuidelines’.

TheCityoffersincentivestoundertakeenergyefficiencymodelingthroughtheBetterBuildingsPartnershipforNewConstructionprogram,andfurtherincentivesfornewbuildingsthatachievereducedelectricityconsumption.TheEco-RoofIncentiveProgramoffersupto$50persquaremetreforinstallationofagreenroofand$2to$5persquaremetreforinstallationofacoolroofforindustrial,commercialandinstitutionalretrofits.

More information can be found at:

www.toronto.ca/greenroofs and www.toronto.ca/planning

Encouraging sustainable design