urban design guidelines for the steeles west precinct · 2011 urban design guidelines for the...

2011

Urban Design Guidelines for the Steeles West Precinct Creating Vibrant Transit Supportive Development on York University Endowment Lands Yi Luo

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Table of Contents Table of Contents ............................................................................................................................ 2 Introduction ..................................................................................................................................... 3

Purpose ........................................................................................................................................ 3 Policy and Regulatory Environment ........................................................................................... 3 York University Secondary Plan Update .................................................................................... 4

Design Objectives ........................................................................................................................... 5 Design Objectives – Transit and Pedestrian Oriented, Responsive and Green .......................... 5 Structure and Intended Use of the Guidelines ............................................................................ 5

Context ............................................................................................................................................ 6 York University .......................................................................................................................... 6 West Steeles Ave Precinct .......................................................................................................... 6 Development Blocks ................................................................................................................... 8

Street Patterns and Streetscape ....................................................................................................... 9 Street Connectivity...................................................................................................................... 9 Greenway along Steeles Avenue .............................................................................................. 11 Pedestrian Pathways.................................................................................................................. 12 Street Furniture and Landscaping ............................................................................................. 13 Sidewalks and Curb extensions ................................................................................................ 14 Bike Paths and Racks ................................................................................................................ 14

Buildings ....................................................................................................................................... 16 Building Types .......................................................................................................................... 17 Building Scale and Massing...................................................................................................... 18 Building Entrances .................................................................................................................... 19 Building Placement ................................................................................................................... 20 Ground Floor Uses .................................................................................................................... 21 Building Façade ........................................................................................................................ 22 Sustainable Buildings................................................................................................................ 23

Open spaces .................................................................................................................................. 24 Placement of Parks and Open Spaces ....................................................................................... 25 An Open Space Network .......................................................................................................... 26

Parking and Servicing ................................................................................................................... 27 Parking ...................................................................................................................................... 28 Site Services .............................................................................................................................. 29

Phasing Strategy and Implementation Tools ................................................................................ 30 Phasing Strategy........................................................................................................................ 31 Regulatory and Policy Tools ..................................................................................................... 32

References ..................................................................................................................................... 33

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3 Introduction

Introduction

Purpose In 2009, the City of Toronto released the updated Secondary Plan for York University. The plan provided directions to guide future developments on the site. The Secondary Plan painted a vision for a mixed use, transit supportive, active and environmentally sustainable York University neighbourhood. The Secondary Plan also allowed development for non-institutional purposes, as long as the development would contribute and complements the growth of the University. The guidelines in this document are intended to help realize the visions in the Secondary Plan over time. The guidelines in this document apply to the West Steeles Precinct of the York University lands (precinct 1). The Secondary Plan envisioned this precinct as a complete, compact mixed-use development. The guidelines should be used in conjunction with the Precinct Plan, which will be developed by the City of Toronto.

Policy and Regulatory Environment The policies and goals enshrined in the Secondary Plan do not exist in a vacuum. The Government of Ontario has been actively promoting mixed-use transit supportive developments, intensification and environmental sustainability through the release of the Growth Plan for the Greater Golden Horseshoe in 2006, and a number of Provincial Policy Statements. The Growth Plan focuses growth in urban Growth Centres and major transit station areas. The Official Plan is the vision for how the City will grow over the long term. A key tenet of the City’s Official Plan is to ensure high-quality urban design in the public and private realm. The Official Plan promotes pedestrian oriented development, and calls for new developments to respond to the context they are in. The planned Spadina subway extension is currently underway. This project will introduce subway service to the York University lands. Three subway stations will locate on York University lands. The introduction of the subway service creates the pressure for a higher density, sustainable, pedestrian-friendly and mixed-use community surrounding the campus. The goals and objectives of all these policies and plans are reflected in the vision for York University.

Image Source: York University Secondary Plan

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York University Secondary Plan Update A Secondary Plan implements the objective, policies and overall planning approach for the Official Plan in a way that fits the local context. In 2009, the City of Toronto released the Secondary Plan for York University. The purpose for the update is to ensure conformity to the new Official Plan, respond to the plan for Spadina subway extension, and to help facilitate the University’s desire to allow development on surplus lands not needed for academic use. The York University Secondary Plan envisioned a significant transformation of the area from a university enclave surrounded by parking lots and open fields to an urban, human-scaled and complete community. The plan has six key objectives:

1. Protect and enhance the core campus lands as an institutional district within the context of the larger community. Development that contributes and complements the growth of the university will be permitted.

2. Conserve heritage resources located in and adjacent to the Secondary Plan Area. Conserve and appropriately extend the high-quality built form and landscape character of the core campus.

3. Development will be transit-supportive while ensuring complete communities 4. Protect, restore and enhance the form feature and functions of the natural heritage area, and

advance environmental stewardship and sustainable sites and building design 5. Strong connection within the Plan area to integrate the University with the surrounding new

community 6. Establish flexible planning framework to meet changing conditions

York University Secondary Plan Area

Image Source: City of Toronto City Planning Division, York University Background Study, Land Use, Urban Design and Heritage

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5 Design Objectives

Design Objectives

Design Objectives – Transit and Pedestrian Oriented, Responsive and Green The objectives in the Secondary Plan have the following implications for urban design objective: - Design a compact and complete development pattern at a human scale, such that elements of the

public realm are useable and interesting to people moving at a walking speed - Create a safe, active, interesting and connected public spaces that accommodate a variety of uses in

all seasons - Allow for all-year easy and safe access to multi-modal transportation through a fine grained net work

of streets and pathways - Ensure that developments respect the context and character of the neighbourhood, and complement

and reinforce the academic function and campus environment of York University - Ensure retail commercial space in a mixed-use development serve the needs of the area residents - Employee sustainable design and building construction that is consistent with the progressive image

of the University

Structure and Intended Use of the Guidelines This document complements the Precinct Plan and the York University Secondary Plan, which contained the visions and land use policies concerning the site. This document details the specific design criteria that will help give life to the vision and implement the policies. The Urban Design Guidelines are organized around four main elements:

1. Guidelines for Street Pattern and Streetscape 2. Guidelines for Buildings 3. Guidelines for Public and Open Spaces 4. Guidelines for Servicing and Circulation

Under each element is a series of finer design elements and design principles. Each design principle has a corresponding set of guidelines that are consistent with the principle. These guidelines must be used in the context of the particular project. This document should be used for anyone involved in the Site Plan review process related to the West Steeles Precinct

- The applicant for Site Plan approval should use this document as a tool to navigate through design elements that are encouraged by the City

- The City of Toronto Planning department should ensure that Site Plan application is consistent with the design principle and guidelines in this document

This document should be used in conjunction with other city wide design guidelines, including but not limited to Toronto Streetscape Manual, Toronto Urban Design Guidelines, Performance Standards for Mid-Rise Buildings, Design Criteria for Review of Tall Buildings Proposals, Toronto Green Standards, Toronto Green Roof Design Manual, and Design Guidelines for “Greening” Surface Parking Lots.

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Context

York University York University is the third largest university in Canada located in north west Toronto. The university campus is located within a 230 hectare block, bounded by Black Creek to the west, Steeles Avenue to the north, Keele Street to the east and Murray Ross Parkway to the south. The campus lands also house community facilities, such as the Toronto Track and Field Centre and the Rexall Centre. York University has a strong modernist heritage in terms of architectural design. Fourteen buildings have been recorded on an inventory of North York’s modernist Architecture. There are also several features that may have cultural heritage landscape of significance including the ring road and gateway entrances, the rows of mature trees. These are elements that are likely part of the original design intent. Portions of the York University Campus have been identified as areas with potential archaeological integrity associated with both pre-contact and historic settlement. An archaeological assessment is required to determine the presence of archaeological resources and their significance. This will inform measures to mitigate the impact of development in the area. A commitment to environmental sustainability is also a part of York University’s history and identity. York University is one of the signatories of the 2002 Tallories Declaration, which is a ten-point plan for incorporating sustainability and environmental literacy in teaching, research, operations and outreach. Sustainable development by design is one of the university’s goals for achieving environmental sustainability.

West Steeles Ave Precinct The study area is a long strip that extends from the intersection of Steeles Ave, and Murray Ross Parkway, beyond the parking lot east of the Northwest Gate. The Precinct is adjacent to the Black Creek Pioneer Village to the west. The area includes four complete development block and part a block. The study area contains an approximate developable area of 15.19 ha. This area will be largely developed as a high-density transit supportive mixed-use corridor.

Several features of the study area bear particular importance. The area contains the planned subway station on Steele Ave, a number of significant public spaces heritage landscape as well as a significant portion of prime retail frontage envisioned in the Secondary Plan area.


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7 Context

A significant portion of the study area is within 500 meter of the planned subway station at Northwest Gate

Significant public spaces include the campus edge, the ring road and the Gateway Streets

The study area is planned to be a high density area

The study area contain a significant portion of prime retail area within the Secondary Plan area

Heritage quality of the existing row of trees along Steeles Avenue should be incorporated into the streetscape


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Development Blocks

Size: 4.73 ha

Bounded by Steeles Avenue to the north and Murray Ross Parkway to the west

Adjacent to Black Creek Pioneer village; and identified as having potential archaeological significance

Within 500 m radius from the subway station

Size: 3.92 ha

Bounded by Steeles Avenue to the north and Northwest Gate to the east

Currently used as a home field for the York Lions Football team

Within 250 m radius of a proposed subway station

Size: 4.06 ha

Bounded Steeles Ave. to the north and Northwest Gate to the west

Currently used for parking


Size: 2.48 ha

Bounded by Steeles Ave to the north, Founders Road to the east and Ian McDonald Blvd. to the South

Currently used for parking. For development to occur, the status and relationship of this parcel to nearby wood lot must be determined


Size: 2.24 ha

Adjacent to the core campus; only partially inside the study area

Within 1km radius of a proposed subway station

Image Source: Brook Mcllroy Inc. York University Secondary Plan Update Background Document

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9 Street Patterns and Streetscape

Street Patterns and Streetscape

“The simple social interactions created when people rub shoulders in public is one of the most essential kinds of social glue in society” – A Pattern Language

A network of well-designed, and multi-functional streets and pathways will provide the space for active modes of transportation within the study area. Streets must be comfortable for all types of travel, with emphasis on walking, cycling and transit usage.

In addition to leading people to where they want to go, streets should form the backdrop to an active community life. They are animated environments where social interactions take place. Where mixed use development is planned to take place around transit stops, streets should invite commercial traffic, but also at the same time be a pleasant place for residents in the area.

Possible Secondary Streets (Bike Paths can run along these streets) Primary Streets Possible Pedestrian Paths

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Street Connectivity Design Principles To design complete streets with priority towards walking, cycling and public transit Encourage active lifestyle by maintaining a fine grained network of interconnected streets and sidewalks while also allowing for quiet and intimate thoroughfares Create an attractive, safe pattern of streets and blocks to connect with the streets in the surrounding neighbourhoods. To ensure visibility and access to public open spaces Connectivity refers to the density of connections in path or road network and the directness of links. A well connected street system not only helps to encourage a more active life style, but also affords more opportunities for social interactions. It also encourages transit use. New development that supports, or creates, a finer subdivision of streets will contribute to stronger patterns of local pedestrian and bicycle use and to the social benefits that flow from this activity. In addition to creating more public secondary streets, a number of techniques can be used to increase connectivity. These include mid block pathways and cross ways, pedestrian and cycle routes, and traffic calming features to improve safety by controlling vehicle speed and volume.

Guidelines

- Maintain and extend street networks to create a closely spaced and interconnected street systems particularly in blocks K and J where higher density and mix use buildings are proposed

- Create new cross-site

pedestrian links where the walkable perimeter of a block is greater than 400 meters on the street front

- Maintain dedicated

pedestrian and bicycle paths along primary and secondary streets

- Minimize mid-block

vehicular curb cuts on streets with heavy foot traffic

- Employee traffic calming

measures around transit stops (e.g., curb extensions , medians, raised speed reducers)

- Provide signage at interfaces

between streets and bike and pedestrian paths

- Provide comfortable and

convenient access for non-vehicular uses including transit and bicycle lanes

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Greenway along Steeles Avenue Design Principles Ensure that walk along Steeles Ave is an interesting and pleasant experience.

Attract retailers with distinct character, particularly small and medium size businesses

Capitalize on the heritage landscape of the mature trees on Steeles avenue to enhance the University feel while providing protection for pedestrians

The proposed subway station on Steeles Avenue and the City of Vaughn’s plan to develop lands north of Steeles Avenue will work to transform this area into an active social and mixed use space for pedestrians. The public realm should be designed to create an intimate tree-lined setting containing shops, cafes, and other public uses.

Guidelines - Ensure the pedestrian clearway is at

least 2.1 meters wide

- Ensure continuous building wall of retail and mixed buildings on Steeles Avenue

- Ensure the main entrances to buildings open to the greenway

- Consider including university themed retail uses such as book stores or university souvenir shops

- Provide continuous sidewalk connection along Steeles Ave from Jane Street to Keele Street

- Provide generous and high design quality pedestrian amenity along Steeles Avenue (e.g., benches, weather protection and canopies)

- Ensure signal timing respect pedestrian crossing times

- Consider installing traffic islands to

aid pedestrian crossing

- Consider the use of traffic calming techniques such as curb extensions and raised speed reducers

- Consider providing bicycle lanes

and bicycle parking facilities (see bicycle paths and racks section)

Northwest Gate - Use traffic calming techniques such

as raised speed reducers and planted curb extensions around the Northwest Gate

- Use pedestrian bulge or flared sidewalk to increase safety at crossing

- Consider installing public art

Capitalize on the existing heritage landscape, and ensure that the pedestrian clear way is wide enough for couples

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Pedestrian Pathways Design Principles Design attractive and well marked pedestrian paths with an eye for comfort, mobility and safety

Design pedestrian paths so they can be multi functional and are places to stay as well as place to pass through

Well designed pedestrian pathways invite walking. They also provide for convenient connections between destinations. In addition, they can be places where pedestrians are comfortable to stay and loiter. They add to the diversity of the spaces in a local area. Mid-block connections should be provided in blocks K and J, which are close to the subway and large.

Guidelines

- Ensure all mixed-use buildings, transit stops, bicycle paths and parking are accessible via pedestrian path or sidewalk

- Arrange buildings so that they

form mid-block paths with many entrances and open stairs directly from the upper storeys to the street

- Consider the use of bulge in

the middle of the path in places of interest to provide an enclosure for a place to stay

- Set back towers of buildings

along a narrow path to give regard to the pedestrian scale

- Provide distinctive design features where walkways intersect with vehicular and bicycle traffic

- Distinguish pedestrian paths

from drive ways and service entries using a material of different texture or colour

- Allow the pedestrian

walkways to be a minimum of 2.5 meters

- Avoid pedestrian over-under passes that force them to change levels

- Ensure sufficient sunlight and lighting at night

- Provide weather protection on

public walkways

- Line walkways with landscaping

An example of a wide mid-block connection that double as bicycle parking

Example of an unfriendly mid-block pathway

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Street Furniture and Landscaping Design Principles Install street furniture in a way that enhances their function and accessibility Street furniture and landscaping affect how the built form support the comfort of the pedestrian and how it animates the street life. In addition, they contribute positively to the appearance of the public realm Urban forest plays an important role in enhancing the environment. Trees planted between the street and sidewalk provide a physical and psychological barrier between vehicles and pedestrians. They are an important part of the vision for York University infill development, which aims to create a connected system of ground, canopy and green roof/wall linkages.

Guidelines - Provide seating areas along

Steeles Ave, and close to retail locations on secondary streets

- Provide weather projection and

seating at transit stops, while also ensuring that there is sufficient space for pedestrian traffic around the shelter

- Provide pedestrian scaled lighting

that emit warm light - Align all street furniture may it

be poles, trees waste bin, information signs etc.

- Locate street furniture close to

the edge of the curb - Organize benches, bicycle

parking, magazine stands , and refuse bins around lighting posts

- Place bollards to discourage

vehicular traffic from encroaching on pedestrian space

- Refer to City of Toronto’s street

furniture program for a list of coordinated street furniture

- Maximize the amount of soft

landscaping on both the public right of way and private lot

- Landscape areas between

adjacent uses - Combine wide sidewalks with

generous planting to enhance the university feel when possible

- Consult City of Toronto’s

Streetscape manual for appropriate tree types and spacing between trees

Bus shelter with seating and weather protection; Note the width of the clearway behind the shelter

Wide sidewalk along St. George St. combined with generous planting complements the academic setting of University of Toronto

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Sidewalks and Curb extensions Design Principles Encourage sustainable design elements sidewalks with the greatest amount of potential foot traffic

Promote pedestrian-oriented streets and sustainability

Sidewalks provide for unobstructed pedestrian movement and a place for staying, and meeting people. Sidewalks combined with the use of curb extensions present an opportunity to further reinforce the primacy of the pedestrian realm.

Guidelines

- Consult the City of Toronto Streetscape manual for guidelines on the widths and materials for sidewalks. In general, pedestrian clearway must be a minimum of 2.1 meters

- Sidewalks should be

provided on both sides of the street

- Place kerb ramps to provide

seamless level pedestrian pathways, particularly at corners and crossings

- Consider utilizing permeable

paving wherever possible - Maximize tree and green

cover whenever clearance allows

- Coordinate streetscape/utility

work to minimize street cuts - Encourage the use of

awnings, canopies and arcades to provide weather protection and comfort for the pedestrian

- Encourage the usage of curb

extensions in the area to calm traffic and enhance pedestrian safety

- Design curb extensions to be

multi functional (e.g., planting, seating etc.)

An Example of curb extension that double as bicycle parking in New York City

An Example of planted curb extension that act as an additional screen between the pedestrian and vehicular traffic

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Bike Paths and Racks Design Principles Provide well-designed bikeways and related storage and parking facilities to encourage cycling Provide strong connections between public transit infrastructure and bicycle infrastructure such that both modes of transportation appears to be more flexible, convenient and efficient than private automobiles Bicycles are a healthy and environmentally sustainable mode of transportation. However, bicycle usage is threatened by parked and mobile cars. At the same time, where bicycles are in heavy use, they can threaten a pedestrian precinct the same way that cars can. While a completely separated bicycle system may sound attractive, it is in fact essential for bicycle network to become an integral part of the street system. As such, special attention must be paid where bicycle paths intersects with the pedestrian and vehicular realm. The design of bicycle paths must be appropriate for the street context.

Guidelines

- Design interconnected bikeways across the university

- Separate bicycle paths and vehicular traffic where conditions warrant

- Mark bike paths clearly with a special surface (e.g., green colour asphalt)

- Provide bicycle paths on the

sunny side of the street where possible

- Bring path within 100 ft of every building

- Locate well lit secure bicycle parking close to the main entrance to a building

- Provide bike storage or racks near the main entrance of buildings

- Build the racks to one side of the main entrance so that the bikes won’t interfere with people’s natural movement in and out

- Keep the bikes out of quite walkways and gardens

- Make bicycle routes to parks and public spaces visible

- Include signposts providing bicyclists with directions, distances, and times to various destinations not create gap on the street front

On street marking reinforces separation

Provide well designed bicycle parking areas

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Buildings The location of buildings on their lot, their height and overall shape, their ground level uses, and design is intimately tied to how buildings affect their environment. Buildings affect neighbourhood character, sunlight on open spaces and adjoining buildings, and the sense of pedestrian scale and amenity. Transit supported development implies higher density and mixed-use development. This is achieved by increasing the overall volume of building envelopes, which leads to increase in building height or reduction in open spaces available. In addition, buildings play a very important role in defining the street edge and animating the street life.

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Building Types Design Principles Include a mixture of diverse building types to help meet a full range of housing and commercial needs The West Steeles Precinct not only needs to accommodate a large number of residents with diverse housing needs and preferences, but also their needs for services and commerce. Given this dual challenge, building types should be diverse to accommodate the range of needs, as well as providing diverse spaces within the community.

An example of a mix of diverse building types within the block

Urban Design Guidelines

- Encourage the accommodation of a range of building types in any single development block

- Locate mid rises or mid rise

with small towers close to the edge of primary streets and at key entrances to the university (Steeles Ave, Founders Road and Northwest gate)

- Encourage the usage of mid

rise buildings with a well defined base and courtyard at the back

- Locate lower density building

types such as mew house, and townhouses within the block

- Locate grade related buildings

on site L to help preserve the view from the Black Creek Pioneer Village

- Ensure that the dwelling sizes

and types within residential development should be diverse

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Building Scale and Massing Design Principles Create buildings that respects the local natural and built environment, and help maintain the pedestrian scale Building height can reinforce an area’s character or relate the community aspirations. They can emphasize views of the overall look of a building. Buildings massing and height interact with the public realm through its effect on wind and shadows, as well its visual impact. These effects should not be considered in isolation, but as part of the collective shadowing and wind effect of surrounding developments, structures and trees. Massing of new buildings should respond to the scale of surrounding existing buildings. Tower buildings or elements should be set back from the street to mitigate unwanted wind effects ad will as help ensure sufficient sunlight.

Podium and tower forms can mitigate unwanted wind effects and maintain pedestrian scale


- Buildings on Steeles Avenue should be a minimum of four storeys, and up to six storeys

- Encourage a one to two

storey base building on Steeles Avenue

- Provide a five meter building

setback for buildings located along primary streets close to the subway station to accommodate landscaping or pedestrian uses.

- Buildings along the Murray

Ross Parkway should not be taller than four storeys in order to preserve the view from the Black Creek Pioneer Village to the west.

- The tallest buildings should

be located at corners, around the subway station or entrances into the campus

- Corner building should have

articulated facades - Avoid reducing sunlight to

important public spaces - Reduce heights, increase

setback or step the mass of the building to create sensitive interface with adjoining buildings

- Use stepped building forms to

reduce wind turbulence at ground level

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19 Buildings

Building Entrances Design Principle Use building entrances to create a strong sense of identity, and enhance interest and activity on the street. Entrances to buildings control the movement to and from the building. They provide transition from the activities on the street to the interior of buildings. They are important points of activity in the street. Building entrances may occur as entries to individual units or shared entries to multiple units. A variety of activity is associated with entries including resident access, deliveries, meetings, and visitor access. In addition to front doors, there are car park entries and other service entries. Service entries should be located to subdue their presence, especially on major pedestrian streets and shopping areas. The primary and secondary roles of different entries should be clearly and easily identifiable.

Guidelines

- Locate the main entrance of a building at a point where it can be seen immediately from the main streets of approach

- Where possible, locate

building entrances within a walkable distance to a transit stops, community and recreational spaces

- Accentuate building

entrances by giving it a bold visible shape

- Create more rather than

fewer entrances to help activate the street

- Lay out entrances to

buildings to form a family that are visible together, and each is visible from all the other

- Provide individual access to

ground floor residential dwellings from the street

- Provide visual and physical

connections between the street and lobby

- Provide uninterrupted

pedestrian access to building entrances

- Design vehicular entrances

and ramps to minimize contact between cars and pedestrians

- Ensure car park entrances do

not create gap on the street front

An easily identifiable entrance with a bold architectural expression

Car entrances designed to avoid gap on the street front

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Building Placement Design Principles Place buildings in a way that supports an active public realm Use buildings to reinforce a consistent street edge Building placement and orientation is a key determinant of the degree of a structure’s physical and functional integration with the public realm When executed property, buildings can enliven adjacent public spaces, encourage pedestrian use and strengthen a sense of community. Mixed-use buildings should locate on retail streets like Steeles Ave. These buildings should be placed as close to the edge to the sidewalk to form a consistent street wall. Portions of the façade can be set back to accommodate additional pedestrian activity.


- Place taller buildings close to the subway entrance and define the gateways into the campus

- Set back residential buildings

sufficient distance from the front and side lot line along a public street to enhance the street wall and afford space for pedestrian activity, streetscape and planting.

- Construct mixed-use buildings

near or along the front property lines. A zero setback from the front property line is encouraged; setbacks should be no more than 3 meters

- Further setback may be

appropriate when providing greater accommodation for pedestrian circulation.

- Majority of the setback shall be

hardscaped with limited landscaping to keep the public realm active

- Avoid excessive yard setbacks

between buildings - Place buildings close to the

intersection to accentuate the importance of corner locations

- Orient buildings to optimize

sunlight and amenity for open spaces

- Orient the mixed-use buildings

such that the primary commercial entry/entries is/are located along the sidewalk Corner

buildings with distinctive architectural detailing

Orient buildings to optimize sunlight for dwellings and open spaces

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21 Buildings

Ground Floor Uses Design Principles Design ground floor space on Steeles Avenue, Founders Road, and Northwest Gate for retail or other active uses to animate street frontage. Maximize storefronts and entries along the sidewalks to sustain street level interest and promote pedestrian traffic. With the introduction of a subway stop and potential mix used and residential development, Steeles avenue can become a retail street. The incorporation of retail space, cafes, restaurants or officers in the ground floor street edge of new development increases visual and physical connections between the interiors of new buildings and the adjacent streets. Residential units are typically elevated above street level with corresponding benefits of improved privacy and security. Care should be taken to provide acoustic separation between round floor non-residential uses and living quarters above The aim should be to provide a range of activities addressed to the street, a fine grain of shop fronts or residential frontages, frequency of doors and windows addressed to the street, depth and relief in building surfaces addressed to the street

Guidelines

- Locate active ground floor uses along the street perimeter to increase safety, use and interest of the street

- Ground floor retail space

shall be provided to a minimum ceiling height of 4.5 meters

- Maximize ground level

windows and entrances to promote active frontages

- Use clear class for doors and

windows along all street-level façade

- Where Steeles Ave.

intersects other streets, the ground floor retail space should wrap the corner onto the intersecting street.

- Avoid blank façades; large

service areas, car parking, continuous garage doors

o Where blank walls are

unavoidable, provide landscaped setback

- Avoid recesses to ground

level street frontages that could allow concealment

- Screen or disguise above-

ground or half basement parking areas

- Locate parking below grade

when possible

4.5 meter minimum ceiling height

Example of large windows to promote active use

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Building Façade Design Principles Strengthen the visual unity of the campus using a common façade vocabulary Demonstrate high quality design Respect the pedestrian environment and promote two-way visual connections in ground floors of mixed use buildings The façade and its composition give buildings their character and visual appeal. The exterior façade of a building should respond to its environment. This is achieved by the choice and composition of materials, colonnades, awnings, and other architectural details. New buildings should incorporate a largely consistent façade composition to strengthen the visual unity of the university campus.


- Divide long building façades into smaller increments using techniques such as break in materials, separate entrances, balconies, to provide visual interest

- Use transparent materials to

facilitate two-way visual connections in ground floors of mixed use buildings, as well as public amenities inside buildings

- Orient windows in shared

spaces within buildings towards public open spaces to establish visual connection and provide eyes on the street

- Screen service areas using

attractive materials that complement the overall building design

Use windows and balconies to create visual interest and eyes on the street

Orient windows and transparent walls within shared spaces inside buildings toward public open spaces

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23 Buildings

Sustainable Buildings Design Principles Buildings should adhere to principles of sustainability in their location, construction and day to day operations Sustainable buildings or green buildings refer to a structure and using process that is environmentally responsible and resource-efficient throughout a building’s life-cycle. These buildings emphasize the efficient use of resources, and reduction in waste and pollution. The concept of sustainable buildings is consistent with the character and identify of York University neighbourhood.


- Incorporate minimum performance measures indentified in the Toronto Green Standard, and should meet the enhanced performance measures as a means of implementing sustainable site and building design

- Prominently feature

appropriate sustainable devices (e.g., micro wind turbines, solar panel)

Encourage the use of solar panels and green roofs

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Open spaces Parks and other public spaces (playgrounds, plazas, gardens, squares, etc.) serve as attractions for pedestrians. These elements not only add to the aesthetic appeal to an environment but also serve important social and health functions. It is important to realize that landscaping around the block or the development is a poor substitute for a real destination. In addition, open spaces contribute more to the public realm when they appear as extensions of street and sidewalk rather than as isolated subjects. When used properly, public spaces punctuate the street network, and provide points of interest and a sense of identity. The open space system should be viewed as key structuring element to the redevelopment in the Steeles West Precinct. This system will provide the links between the campus and the broader community. This system forms the visual and physical context for buildings, and facilitates efforts towards environmental sustainability.

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25 Open spaces

Placement of Parks and Open Spaces Design Principles Open spaces must be placed in a way that enhance their usage Ensure open spaces have a positive quality and does not spill out indefinitely around corners “People use open spaces if it’s sunny, and do not use it when it isn’t “ – A Pattern Language Public spaces come in all shape and sizes including mid block pedestrian corridors, urban oasis, parks and pedestrian malls. These elements should be used in combination to add variety and interest to the space. They should also be connected to a larger system of open spaces and natural features. Solar exposure is perhaps the most important determinant of if public open spaces would be used. Other factors include design and amenity, wind protection, traffic conditions, and connectivity.


- Place buildings to the north of the associated outdoor spaces

- Punctuate the neighbourhood

with a variety of open spaces - Aggregate open space in one

large area rather than dispersing into smaller parcels

- Locate new public open spaces

close to the existing track and field facility

- Construct buildings to define the

edge of and face onto public parks and accessible open spaces in order to enclose and provide overlook for these spaces

- Preserve and protect existing

trees and green spaces when possible In Surrounding Areas

- Design buildings to face parks and open spaces

- Windows overlook parks and open spaces to provide more eyes on the street

- Landscape both the public street and private property to enhance the pedestrian environment

- Minimize parking and servicing in adjacent streets

Example of a connected and sunny public park with buildings framing its edges

Include a variety of public open spaces that differ in size and design. An urban oasis and mid block pedestrian resting area are shown above

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An Open Space Network Design Principles Contribute to an integrated open space network Create attractive and safe open spaces that afford recreation opportunities Preserve existing natural resources Successful and active pedestrian environments rely on the establishment of an interconnected network of open spaces. Parks and open spaces are usually more natural in form than the surrounding built environment. However, they should be integrated with the surrounding areas. Connections can be established physically, visually, and through supportive services.


- Provide access to a variety of open spaces within a five minute walk

- Ensure public open spaces are

connected to walk and cycling paths which are clear and well-lit

- Increase safety by using clear

signage and sufficient lighting - Ensure public open spaces are

visually connected with its surrounding environment

- Design public spaces for a range

of age groups - Provide ancillary support

services such as food service and recreational equipment for use in nearly open space

- Preserve and protect existing

trees and green space and enhance the natural environment when possible

- Ensure private open spaces are

useable and provide reasonable levels of amenity

- Encourage privately provided

open spaces to also be accessible to the public

Use urban forests as screens between buildings, while also allowing the establishment of visual linkages between buildings and green space

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Parking and Servicing Parking and serving are part of the shared infrastructure in a development. Despite of the goal to build transit-oriented development, the requirement for parking and servicing will nonetheless increase with added density in the study area. Parking and servicing should be considered as opportunities to promote a more sustainable approach to design.

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Parking Design Principles Ensure a balanced approach to providing parking that recognize the transit, pedestrian and cycling improvements While developments within the Secondary Plan area will be transit supportive, automobile use will continue to be a common and in many cases essential form of transportation for residents and visitors in the area. The space required for parking is significant, and represents a considerable portion of new building’s overall space allocation. In addition, there may continue to be the need for structured surface parking.


- Provide adequate safe and efficiently design parking layouts by clearly marking general and special purpose access

- Provide convenient entrances

from car parking to the street and lobbies

- Design car parks to assist orientation through the use of clear markings and sufficient lighting

- Discourage surface parking. However, if necessary, they should be small, and located at the rear of buildings

- Ensure that entrances to underground parking do not dominate the street frontage by screening or disguising above ground parking

- Locate vehicular access via secondary streets

- Make provision for bicycle parking

- On street metered parking should be provided in key retail areas

- Refer to the City of Toronto’s

Green Surface Parking Lot guidelines to improve the environmental performance of surface parking lots

Locate entrances to structure parking on secondary streets

Provide bicycle parking within buildings

Example of a parking lot with porous pavement

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29 Parking and Servicing

Site Services Design Principles Design site services in a way that affords a more environmentally sustainable life style Site service for waste disposal and recycling, mail and delivers, water and energy metering are necessary elements in any development (This is separate from municipal servicing such as water and sewer mains). They also provide an opportunity to encourage more sustainable practices such as waste reduction and diversion, and gray water reuse.


- Minimize water use through gray water reuse where practical (e.g., for watering landscaping)

- Use natural irrigation in

landscape areas - Design mechanical and

electrical systems to minimize energy consumption

- Encourage the use of green

roofs (refer to the City of Toronto’s Green Roof Manual)

- Provide a clear and convenient

method for waste diversion and disposal

- Encourage the installation of in-

home energy monitoring devices

Example of self irrigating roof top garden

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Phasing Strategy and Implementation Tools The goals and objectives of the Secondary Plan will take considerable time to be realized. It is important to structure phasing in a way that focuses on one specific parcel at a time. Otherwise, the goals of pedestrian friendly compact community could not be achieved.

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31 Phasing Strategy and Implementation Tools

Phasing Strategy The focus of initial development should be on parcels K and J, which are closest to the proposed subway entrance. Construction and sales should begin after above ground work related to the subway has already been completed and municipal servicing is in place. The completion of potential developments should happen before the official opening of the subway line. This phase of the development should also include the construction of the section of the Steeles Ave. promenade that fronts these two parcels. The early implementation of this phase of construction creates a positive image of things to come, and helps invite more development.

Where appropriate, and in accordance with City policy, the City could also encourage or incentivize (through Section 37 agreements) developers to provide public realm improvements at sites close to the stadium. Parcel I could continue to be surface parking. However, improvements should be made such that they feature landscaped edges, and sustainable features. During this time, archaeological assessment should proceed on parcel L. Consideration could be given to use this land as park land to further protect elements of archaeological significance. The City could develop a system of trails and paths in collaboration with the potential developers. Another option is the move the football field temporary to site L.

Development blocks

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Regulatory and Policy Tools A range of regulatory and policy tools are available to the City for implementing the goals and objectives of the Secondary Plan and the design guidelines: - City of Toronto’s zoning bylaw directly regulates land use. Current land designations on the site

should be examined. If existing designation supports auto-oriented uses, the City should amend the zoning bylaw. Permitted uses should include office, research facility, commercial and retail etc.

- The City can require developers to create Context Plans to ensure that proposed developments respect their surrounding physical and cultural environment. The Context Plans must be prepared in accordance with the requirements under the York University Secondary Plan.

- The City can implement urban design guidelines in this document using Site Plan review. The review

will consider the development proposal within the context of the larger block, the precinct and the surrounding areas. The City may also issue conditional approvals.

- The City could encourage developers to submit project designs to the Design Review Panel to

promote high quality urban design, environmentally sustainable features, and heritage conservation.

- The provisions under Section 37 of the Planning Act can be used to secure community benefits in exchange for density bonuses. These provisions must considered carefully, and always within the built context.

- The City can use holding provision by-laws to ensure that development cannot occur until certain key

facilities or services are in place. This approach can ensure that development on multiple sites take place in a coordinated manner. Note that holding provision precludes the developer the right to a building permit.

- If sufficient density does not occur after the Spadina Subway extension has been implemented, the City could consider the provision of incentives. Under Section 28 of the Planning Act the City could declare the Steeles Avenue corridor as a Community Improvement Area with the intent of encouraging higher density development. The plan could include a number of incentives such as reduced development charges, loans for site rehabilitation.

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33 References

References Brook Mcllroy Planning, York University Secondary Plan Update Background Document June 2008 Draft Brook Mcllroy Planning, Urban Design/Pace Architects. College Quarter Master Plan. University of Saskatchewan. Jan 2010 Final Report Christopher Alexander, Sara Ishikawa, Murray Silverstein, with Max Jacobson, Ingrid Frinsdahl-King and Sholom Angel. A Pattern language. Towns, Buildings, Construction. Oxford University Press. New York City of Austin, Design Comission, Urban Design Guidelines for Austin, 2009 City of Mississauga, Hurontario Main Street Study, Transit Oriented Development and Urban Design Principles City of New York, Active Design Guideline, Promoting Physical Activity and Health in Design, 2010 City of New York. Department of Transportation, Street Design Manual, 2009 City of Toronto, Bessarion-Leslie Context Plan, June 2004 City of Toronto, York University Secondary Plan, Schedule I to By-law No, 1239-2009, 2009 City of Toronto, City Planning Division, York University Background Study. Land Use, Urban Design and Heritage. May 2008 City of Victoria, Department of Sustainability and Environment. Guidelines for Higher Density Residential Development Marshall Macklin Monaghan and Walker, Nott, Dragicevic Associates Lmt. The Draft City of Waterloo Nodes and Corridors Urban Design Guidelines. September 2006 Urban Strategies, Steeles Avenue Corridor Land Use Review Final Report. Jane Street to Keele Street, September 2004

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