Townhouse and Stacked Townhouse Urban Design Guidelines

TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

Oct 2015

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Draft


DRAFT URBAN DESIGN GUIDELINES

2015

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City of Toronto

Townhouse and Low-rise Apartment Guidelines Core Team

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Harold Madi, Director of Urban Design Diana Birchall, Program Manager, Urban Design Leo DeSorcy Maaja Eichfus-Clarke Emilia Floro Victor Gottwald Anthony Hommik Jack Krubnik Mladen Kukic Peggy Lee Joseph luk Deanne Mighton James Parakh Xue Pei Andrea Reaney Allison Reid Michael Sakalauskas Derrick Wong

Townhouse and Low-rise Apartment Guidelines online: www.toronto.ca/lowriseguidelines

Introduction

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Background – Evolution of the Townhouse in Toronto Definitions Zoning By-law 569-2013 Purpose of the Guidelines How and Where the Guidelines Apply Guilding Principles Quality of Life and Livability Design Excellence Sustainable Design Heritage Conservation Organization of Guidelines

1.0 Site Context 1.1 1.2 1.3

Context Analysis and Planning for Larger Sites Public Realm Framework 1.2.1 Street and Block Pattern 1.2.2 Public Parks and Open Spaces Heritage

2.0 Site Organization 2.1 2.2 2.3 2.4 2.5

Streets, Mews and Walkways Shared Outdoor Amenity Space Building Placement Building Address Site Servicing, Access and Parking 2.5.1 Site Servicing, Access and Parking for Smaller Street-Related Townhouse Sites

3.0 Building Design

3.1 3.2 3.3 3.4 3.5

Fit and Transition in Scale Separation Distances, Stepbacks and Orientation Building Relationship to Grade and Street Building Entrance and Front Yard Private Outdoor Amenity Space


Table of Contents

5.0 Bringing it all Together

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4.1 Streetscape, Landscape and Stormwater Management 4.1.1 Streetscape 4.1.2 Landscape 4.1.3 Stormwater Management 4.2 Site Elements Design 4.3.1 Lighting 4.3.2 Shared Facilities 4.3 Building Elements 4.5.1 Windows, Doors and Roofs 4.5.2 Materials 4.4 Public Art

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5.1 Building Types and Configurations 5.1.1 Townhouse 5.1.2 Stacked Townhouse 5.1.3 Back to Back Townhouse 5.1.4 Stacked and Back to Back Townhouse 5.1.5 Apartment Building 5.1.6 Hybrid Building 5.2 Development Scenarios 5.2.1 Shallow Mid-Block Parcel 5.2.2 Deep Mid-Block Parcel 5.2.3 Parcel Adjacent to or with Heritage Resource 5.2.4 Parcel with Multiple Building Blocks 5.2.5 Large Parcel with Tower and Neighbourhood Edge 5.2.6 Large Development with multiple Development Blocks

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4.0 Public Realm

6.0 Case Studies 7.0 Glossary

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T DR AF Introduction

Background – Evolution of the Townhouse in Toronto Definitions Zoning By-law 569-2013 Purpose of the Guidelines How and Where the Guidelines Apply Guiding Principles Quality of Life and Livability Design Excellence Sustainable Design Heritage Conservation Organization of Guidelines

Credit: Quadrangle Architects Limited

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To assist with the implementation of Official Plan policies and provide specific design direction, the City of Toronto has developed city-wide "Townhouse and Low-rise Apartment Guidelines". The purpose of the guidelines is to assist in achieving the appropriate design of low-rise (primarily residential) buildings for a range of building types from townhouses, through to stacked and back-to-back townhouses and low-rise apartment buildings up to 4 storeys in height. The

BACKGROUND – EVOLUTION OF THE TOWNHOUSE IN TORONTO The City of Toronto has a long, rich history of townhouse or row house development. Traditional Toronto townhouses are generally 2 ½ to 3 ½ storeys high and are typically of a Georgian, Victorian, Edwardian or Arts and Crafts character. Townhouses of this nature have been a common and successful form of residential development since the mid-1800's.

Guidelines will build upon and replace the "Infill Townhouse Guidelines" (2003) which have been in use by the City of Toronto for over 10 years. They will address infill townhouse developments as well as developments on larger sites and the more complex and intense types of low-rise, multi-unit housing

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in terms of: site context; site organization; building massing;

In the post-war period, townhouses were developed in new lot and block configurations of grade-related housing, promoted by the Canadian Mortgage and Housing Corporation (CMHC) as good for families. Typically these were laid out on large blocks near higher density forms of housing, schools and shopping centres. They were often rental housing with the site remaining in private ownership. This type of townhouse was organized around private streets or pedestrian mews. Vehicle parking was accommodated in small parking lots at the edges of the site or integral to the townhouse with access gained from a private street.

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INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

Introduction

detailed design, and the semi-private and public realms.

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Over time, new types of housing units emerged within the townhouse form that introduced new relationships between the individual unit, vertical circulation and grade.

CITY OF TORONTO 2014 / 2015

In the early years of amalgamation, the City of Toronto introduced the “Infill Townhouse Guidelines” (2003) to help assess the large and growing volume of townhouse development applications on small, infill sites. The infill guidelines responded to, among other things, the decline in the quality of streetscapes by the erosion of areas for landscaping and street trees created by the market for narrow frontage towns with integral front parking and garages.

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The City’s Official Plan, which was approved by Council in 2002, requires new developments to take their address and access from public streets. To support this policy goal, Council adopted, in 2005, the Development Infrastructure Policy & Standards (DIPS). The DIPS standards place limits on the creation and design of private residential streets and establish clear directions for the layout and design of new public Cabbage Town Townhouse

residential streets.

Since the adoption of these earlier standards, the demand for low-rise grade related housing has remained strong. Over the past ten years, land and construction prices have risen. Increasingly, townhouses and low-rise multi-unit residential buildings are now being constructed on large sites with underground parking garages. These larger sites are often found at the edges of "tower in the park" apartment areas and on lands being converted from employment and institutional uses. As well, low-rise residential intensification continues to take place on smaller infill sites. There has evolved, along with the conventional townhouse, a variety of taller, denser and more complex forms of multi-unit, low-rise housing. (see below for a description of types).

The “Infill Townhouse Guidelines” (2003), which speak to townhouse developments on public streets and short private mews, and the DIPS (2005) standards for new residential streets fail to cover some of the more pressing questions of organization and fit that arise in many of today's development applications. The Guidelines in this document have been developed to ensure that the wider range of planning considerations presented by the current forms of low-rise residential intensification are fully addressed. The objectives of the Guidelines are to produce building designs and development layouts that reflect the broader land use planning goals of the Official Plan and which, in the process, create an attractive public realm and comfortable private living spaces of the highest achievable quality.

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Townhouses and low-rise buildings are common in many parts of the City.

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Example of low-rise buidlings in the form of garden apartments/courtyard walk-ups.

Spruce Court Apartments (completed in the 1920s), is one of the earliest examples of publically supported, affordable, Low-Rise Multi Unit Housing in Toronto. The "Garden City" influence is prevalent through the use of large grassy, sunlit, courtyards and play areas which were accessible to all units. (Photo Credit: Spruce Court c1920, City of Toronto Archives, Fonds 1244, Item 43.)

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Low-rise, multi-unit residential buildings take many forms:

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Townhouses are generally 2 to 3 1/2-storey structures that share a sidewall with a neighbouring unit and have at least three housing bays. They typically have a front and a back.

Apartment Neighbourhoods designations. They often fit under the four-storey height limit for residential development in designated Neighbourhood areas but policies regarding neighbourhood fit may impose restrictions. It is important that the more intensive forms of low-rise, multi-unit residential development fit harmoniously within the existing neighbourhood context. (See Section 5 – Bringing It All Together for more detail on the various types of low-rise, multiunit residential buildings).

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DEFINITIONS

Stacked Townhouses share a sidewall and have units stacked vertically (typically two or three). Like the townhouse type they have a front and a back.

Zoning By-law 569-2013

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Back to Back Townhouses share a rear wall as well as a sidewall and have two fronts. Each unit has its own entrance to grade. Stacked, Back to Back Townhouses share a rear wall as well as a sidewall and have units stacked vertically. This can include three units located on top of each other, two-level units stacked on top of one-level units, or two-level units stacked on top of two-level units. Other layout solutions may be possible. Each unit has its own entrance to grade.

Low-rise Apartment Buildings are less than 4 storeys high and share interior corridors, vertical circulation and entrances, and have multiple units stacked vertically. Typically units are located on both sides of a corridor (double-loaded) and, sometimes, only on one side of a corridor (single-loaded).


Hybrid Buildings combine lower units with direct access to grade as well as upper units that gain access from a shared corridor, vertical circulation and entrance.

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The types of residential units described above are typically constructed in rows or blocks. The Official Plan allows these residential forms in lands with Mixed Use, Regeneration and

Townhouse and Low-rise Apartment buildings take many forms, but can generally be understood as predominantly residential buildings, up to four storeys tall. The City-wide Comprehensive Zoning By-law 569-2013, as amended, defines and regulates residential building types within zone categories. Residential building types set out in the Bylaw that relate to the scope of these Guidelines mainly include Townhouse and Apartment Buildings and to a lesser degree Triplexes and Fouplexes "Back-to-Back" and "Stacked Townhouses" are not defined residential building types in Zoning By-law 569-2013. However, these popular design and marketing terms are commonly used when reviewing development applications to better describe the types of units and building configurations seen within the lowrise "Apartment Building" typology.

Guidelines” is to replace the “Infill Townhouse Guidelines”

The “Townhouse and Low-rise Apartment Guidelines” apply to the design, review, and approval of new low-rise, multi-unit building developments that are 4 storeys or less. The Guidelines will normally be applied through the evaluation of development proposals and design alternatives in Official Plan Amendments, Zoning By-law Amendments, Plans of Subdivision, and Site Plan Control applications. The Guidelines are intended to be read together with the relevant Official Plan policies, applicable Zoning By-laws, Secondary Plans, Heritage Conservation District Plans, the Toronto Green Standard, the Toronto Development Guide, as well as any other applicable regulations, policies and guidelines.

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(2003) and to illustrate how the public realm and built form


The purpose of the “Townhouse and Low-rise Apartment

adjacent to and sometimes within stable residential areas and as such, it is important to ensure that new development will enhance and fit within the local area context.

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PURPOSE OF GUIDELINES

policy objectives of the Official Plan can be addressed by:

• Identifying strategies to enhance the quality of the living environment through improved spatial relationships, design and materials

• Establishing a balance between the protection of stable residential neighbourhoods and heritage features

while allowing for appropriate infill development and intensification.

• Providing best practices for use by stakeholders,

particularly land developers, architects, and landscape

architects, and to provide guidance to municipal planners in effectively evaluating the acceptability of an application

HOW AND WHERE THE GUIDELINES APPLY The City of Toronto Official Plan seeks to direct and manage growth city-wide and managing change is different in different parts of the City. While the Official Plan directs major and sustained incremental growth to the City’s Centres, Avenues, Employment Districts and the Downtown, fully three-quarters of the City’s land area is taken up by watercourses, ravines, parks and neighbourhoods where little growth is intended to take place. As they evolve and change, these stable residential neighbourhoods will continue to experience modest physical change. Low-rise, multi-unit buildings will often be located

The Guidelines are intended to provide a degree of certainty and clarity of common interpretation. Each guideline requirement should be weighed across the board with the other guidelines and "work together" to determine whether a development application has successfully met the overall intent of these Guidelines and the Official Plan. However, when implementing the Guidelines, it is important to recognize that exceptions may sometimes be warranted and that at times a project that strives for excellence in design can demonstrate that a particular guideline is not appropriate in that instance. It is the responsibility of the designer/developer/builder to demonstrate to the City where such an exception exists and it as at the discretion of the City to support or not support a justification. In cases where the City requires further review of applications, the City’s Design Review Panel may assist in the process.

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focal points and, where appropriate, integrating these spaces into a larger network of streets, parks and other community spaces such as school yards

The guidelines are based on the following guiding principles which build on and will help implement policies and directions from the City's Official Plan:

• maximizing the usability, comfort and appearance of front yards and building entrances (porches and stoops) and private outdoor amenity spaces (balconies and terraces) while minimizing the negative impacts of overlook on public and private realms

1. Protect and enhance significant natural and man-made features such as mature vegetation, topography, heritage structures and open spaces. 2. Create high quality public and private realm on sites that connect with local streets, parks and open spaces, community and retail services.

• improving the overall quality of design in terms of site layout, architecture and landscaping, with the accompanying use of higher quality materials

3. Encourage active living with a safe, comfortable, accessible, vibrant and attractive public realm.

• ensuring servicing activities (such as vehicle parking, garbage storage and collection, loading, utility meters and drop-off areas) are located underground, internally or to the rear of the building away from the public realm and public view

5. Ensure a high quality living environment through excellent architecture, landscape and urban design. 6. Ensure good living conditions, including access to public and private open space, sunlight, natural ventilation and privacy for building occupants.

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4. Promote harmonious fit and compatibility with the existing and planned context through appropriate scale, placement, setbacks and visual relationships.

• relating developments directly to the existing or “natural” grade and avoiding the creation of artificial grades.

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GUIDING PRINCIPLES

7. Minimize the impact of service areas and elements on the public realm.

Many aspects of urban design and approaches to city form are based on the concept of livability. These approaches recognize that design and structure can be very influential in the life of a town or city and the building of community. Part of what makes Toronto livable is access to a wide array of amenities and attractions, including natural areas in the city, cultural and social events, urban parks, the urban tree canopy, vibrant districts and unique, thriving neighborhoods. As our City grows and matures, we need to create a more beautiful environment, healthy and vibrant communities and greater prosperity by making choices that improve our quality of life. This includes a focus on neighborhoods and main streets, so that everyone has access within biking or walking distance of the basic services and amenities offered in the City’s most livable neighborhoods.

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The substance of the Guidelines was informed by an inventory of relevant past planning applications, site tours, selected case studies and a review of best practices. This brought to light a number of key issues that require particular attention when considering development applications for townhouses and lowrise apartments, including:

QUALITY OF LIFE AND LIVABILITY

• improving the “fit” and transition with existing neighbourhoods and, at a smaller scale, the transition from the public realm (streets, parks and other open spaces) to the private realm (front yards, private amenity spaces and entrances) • ensuring more generous separation distances between facing units to allow for adequate access to sunlight and sky view and an appropriate level of privacy


• avoiding situations where front yards face back yards or where backyards face the street

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• imposing adequate setback requirements to enable suitable areas for soft landscaping and to provide sufficient soil for trees to be planted and flourish • ensuring the adequate provision of safe and attractive parks, accessible open space and walkways as community

DESIGN EXCELLENCE Low-rise, multi- unit buildings have an important role in defining the image of Toronto and should embody design excellence and innovation. Urban design excellence in the spaces and quality of shared public spaces, landscape and architectural design includes the effective use of resources, high-quality materials, innovative building and landscape design and construction, as well as a sensitive and thoughtful response to context and the impacts of the development.

Sustainable design is an approach to developing sites and buildings to be less resource intensive and to improve the economic, social, and natural environment we live in. Low-rise, multi-unit developments should demonstrate a heightened awareness of green innovation and accomplish sustainable linkages between good urban design, architecture, and landscape.

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There are technical aspects relating to building performance, materials and construction methods, water management, landscaping, and the quality of the internal environment. There are also site and building design measures, including organizing buildings for maximum passive solar gain, which can be applied to improve the sustainability and energy performance of buildings. Sustainable design should be identified at the project’s initial or site planning stage when fundamental

Sustainable design solutions are integrated into the landscape design. Credit: PWL Partnership Landscape Architect Inc.

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design decisions are being made. By following an integrated design process and ensuring that all design and construction disciplines are involved from the beginning, low-rise, multi-unit buildings can achieve better overall performance results.


SUSTAINABLE DESIGN

The City of Toronto both requires and encourages sustainable design through the Official Plan and the Toronto Green Standard (TGS). The TGS sets out performance measures for buildings and sites and specifies strategies that can be used to achieve cost effective, environmentally and socially responsible end results. Planning applications submitted since January 2014 in the City of Toronto must meet Tier 1 of the Toronto Green Standard (TGS) performance measures.

Applicants are also required to adhere to the City of Toronto Wet Weather Flow Management Policy which provides direction on how to manage wet weather flow on a watershed basis.

areas with a concentration of heritage properties and distinct historic character. The character and values of HCDs will be conserved to ensure that their significance is not diminished by incremental or sweeping change. There are heritage properties that can work in harmony with new development. In these cases, development should strive for the long term protection, integration, and re-use of heritage properties. Heritage properties should be used to inform the scale and contextual treatment of the new development. If welldesigned and sited in appropriate locations, low-rise, multi-unit buildings can make a positive contribution within historical settings.

HERITAGE CONSERVATION The City of Toronto values its heritage properties and requires that they be protected and that new development conserve the integrity of their cultural heritage value, attributes, and character, consistent with accepted principles of good heritage conservation. Low-rise buildings must be compatible with conserving heritage properties on or adjacent to a development site or within a Heritage Conservation District (HCD). HCDs are special

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The Townhouse and Low-rise Building Guidelines are organized into the following sections: Introduction 1.0 Site Context 2.0 Site Organization 3.0 Building Massing and Design

5.0 Bringing It All Together - Building Types and Development Scenarios 6.0 Apendices + Case Studies 7.0 Glossary

Appendix A – Case Studies

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4.0 Pedestrian Realm – Creating Pride in Place

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ORGANIZATION OF THE GUIDELINES

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Individual design guidelines with supporting illustrations, photos, rationales, and selected related references, such as Official Plan policies and TGS performance measures, are provided for each aspect of developments identified within sections 1.0 through 4.0. Section 5.0 provides descriptions of the building types covered by these Guidelines as well as demonstrations of how the various building types come together on sites with different conditions.

Section 6.0 Case Studies provides some recent examples of mostly built projects across the City.


Section 7.0 Grossary provides definitions to the terminology used within the Guidelines.

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SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

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Context Analysis and Planning for Larger Sites Public Realm Framework 1.2.1 Street and Block Patterns 1.2.2 Public Parks and Open Spaces

1.3

Heritage

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Evaluate the existing and planned context and demonstrate how the proposed development responds to this context. For larger sites with multiple buildings and the potential for new public realm elements, coordinate development through a Master Plan. a. Include a “Walkable” context analysis, showing the building proposal, and illustrating through text and graphics at an appropriate scale:

• proposed building heights and separation distances and their relationship to the height of existing context buildings within the same block and/or across the street, as well as the relationship to open spaces

• Official Plan land use designations and zoning permissions

• planned location and orientation of buildings, parks, and open space to maximize sunlight access, sky view, and energy efficiency

• 250m and 500m "walkability" radii from the site • major streets and blocks (patterns, size, location)

• pedestrian/cycling routes and connections

• approach to providing building types with a range of housing options

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• open space networks (parks, open space, natural features)

• approach to site and building environmental sustainability

• for small infill developments, a "Block" context analysis may be sufficient

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1.1 CONTEXT ANALYSIS AND PLANNING FOR LARGER SITES

• transit routes, stations, and stops (including distance to rapid transit nodes) • area amenities and destinations (community centres, trails, libraries, schools, retail areas, etc.)

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• Diagrams of movement network(s) that give priority consideration to pedestrians

c . For sites covering an area of one hectare or more, provide a Master Plan identifying the following aspects in addition to 1.1(a) and (b) above:

b. Include in the Planning Rationale or application a “Block” context analysis, showing the proposal and illustrating through text and graphics at an appropriate scale: • size of blocks and arrangement of parcels or lots

• location, size and organization of public streets, laneways, sidewalks, transit stops, and other pedestrian or cycling routes and connections • location and size of parks and open space if applicable • adjacent and on-site heritage properties and identified heritage views from the public realm if applicable • adjacent and on-site mature trees • existing topography and proposed grading on site and its relationship to adjacent sites and features


• important or identified views from the public realm

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• existing and planned building footprints

• a phasing plan, schedule and interim landscape plan where appropriate • a hierarchy of street and open space types with different characteristics based on their importance regarding their role as a place and as part of the movement network • a community focal point(s) within the development that is easy to walk to for residents and which is integrated with other open spaces as part of a network • location of site servicing, vehicular circulation and major utility connections including shared systems such as vehicular circulation and district/community energy systems

d. Development proposals on sites where the minimum building setbacks and stepbacks cannot be achieved and/ or where the development cannot be successfully integrated into its context will require a redesign of the proposal to meet the minimum requirements contained in these guidelines.

• ground floor uses, setbacks and general location of building entrances, street trees and site circulation/ servicing on the development site and on adjacent sites Continued on next page…

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An illustration of a conceptual Master Plan for a larger development area containing

multiple buildings, new streets and parks.

New buildings are to consider context and provide appropriate transition to adjacent neighborhoods

Public Transit Route


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Larger sites require new open spaces for the community and neighbourhood

Arterial Roads Collectors and Local Streets

Development Site

Walkability Radii

RATIONALE

Context refers to the development site and the setting for that development, including both the existing physical surroundings and the planned vision for the future of the area. The planned context includes planning regulations that apply to the site, most notably the Official Plan land use designation(s) and zoning controls. The intent of the context analysis is to identify patterns, opportunities, and challenges and to demonstrate how the layout and design of the proposed development will fit with and respond appropriately to its context. The context analysis should inform many key design decisions:

• Is the site one which will use existing street frontage to provide access and address for new buildings? Or is it a larger site which needs opening up by the addition of such public realm features as streets and open space?

• Is the site adjacent to a park or open space which could be extended into the site and become an integral and supportive part of the new development? • Is the site adjacent to a rail corridor where a pedestrian and cycling trail could be provided within the setback area from the rail corridor. Or is it adjacent to a ravine or hydro corridor to which pedestrian/cycling connections can be made? • What are the appropriate building types for the context? • How should buildings be placed and organized to define and support the existing and proposed streets, and provide appropriate relationships to neighbouring properties? • What is the appropriate height and character of buildings? Continued on next page…

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• Are there mature trees and existing topographical features which should be incorporated into the site design? • Are at-grade non-residential uses appropriate on certain frontages? In addition to the above, important contextual considerations may include existing uses such as public open space, community centres, schools, grocers, other retail and active commercial uses. Significant infrastructure elements to be considered include transit, cycling and pedestrian connections, sidewalks and community energy systems. Context analysis should identify gateways and important public spaces.

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The 250 and 500 metre radii are generally accepted measures for “walkability” and are roughly equivalent to a 5 and 10 minute walk.The intent of the context analysis at a "walkable" scale is to develop an understanding of how the proposed development will fit with and reinforce existing or planned built form patterns and respond appropriately to changes in land use and scale. Connectivity to important area amenities, such as transit, public open space, and living and working destinations is also a key design consideration.

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• Are there heritage resources on or adjacent to the site which will influence the layout, scale and character of the development?

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The block scale analysis allows for a closer examination of the immediate existing and planned context. This analysis informs site organization including: open space allocation; building massing and placement; ground floor uses, and the design and character of the proposed development and the public realm.


A Master Plan provides a planning and design framework to guide the incremental development of large or complex areas with multiple buildings, new streets, parks and open spaces. The Plan should provide a vision for the development of the entire site area, including how new streets, pedestrian and cycling routes, parks, and publicly accessible and private open spaces will be organized. These Guidelines should be applied to ensure that building blocks are appropriately located on the site and of a size suited to accommodate building types that will fit within the existing and planned context of buildings and uses.

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A Master Plan may not be required if there is a Secondary Plan that applies to the site, with associated Context or Precinct Plans that include comparable information and detail.

Identify important community, cultural, and places of significance.

Official Plan Reference 2.2 Structuring Growth in the City: Policy 1 and 2 2.2.1 Downtown: The Heart of Toronto: Policy 4 2.3.1 Healthy Neighbourhoods: Policy 1, 2, 3 and 6 2.4 Bringing the City Together: Policy 2 and 8 3.1.1 The Public Realm: Policy 1c, 1d, 1e, 5, 6, 9, 11, 12, 13, 14, 16, 17, 18, 19 and 20 3.1.2 Built Form: Policy 1and 2| 3.1.4 3.1.5 Heritage Resources: Policy 3, 4 and 17 3.3 Building New Neighbourhoods: Policy 1, 2 and 3 3.4 The Natural Environment: Policy 3 4.1 Neighbourhoods: Policy 5, 6, 7 and 9 4.2 Apartment Neighbourhoods: Policy 2 and 3 4.5 Mixed Use Areas: Policy 2 5.1.3 Site Plan Control: Policy 2 and 3

Related Standards, Guidelines & Studies:

Toronto Green Standard | Toronto Walking Strategy | Standard Construction for Roads

1.2.1 STREET AND BLOCK PATTERNS a. Provide safe, direct, universally accessible pedestrian and cycling links through new development to destinations such as parks, schools, transit, community facilities, local retail areas, and utilizing areas alongside rail/hydro corridors and ravines to extend the network of connections. b. Use existing public streets where possible, for address and access to new buildings.

Conceptual diagram of access and connection through development area.

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c. Extend and connect public streets, sidewalks, and public realm to integrate new development into the surroundings.

They provide street address for individual buildings or units and grade related uses. Streets also allow for sunlight and daylight to reach buildings and outdoor amenity spaces. The layout of the new public realm consisting of streets, mews, parks and open spaces is the structure upon which a walkable community is organized and must not be a secondary consideration after laying out building blocks and servicing functions efficiently.

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d. Provide new public streets in accordance with the City's Development Infrastructure Policy and Standards (DIPS) for access and address to buildings which cannot be accessed from existing streets. e. Where public streets are deemed by staff to not be possible, private streets will only be permitted where: • the site is under 1 hectare in size

• the site does not have the potential to be connected to adjacent properties through a new vehicular access

• parking is provided underground for all development that takes its access from the private street(s) • small sites which cannot accommodate a public street, with underground garages may use a vehicular mews or pedestrian mews as alternatives • townhouses on small sites and which cannot accommodate the scale of a public street with a turnaround may use a vehicular mews street

f. Incorporate traffic calming features, such as on-street parking, bulb-outs, textured materials and crosswalks to create a pedestrian friendly environment.

RATIONALE Streets are a significant part of the City’s open space system, delineating development blocks providing mobility as well as creating linear open spaces within the City. They provide a setting for social interaction and neighbourhood activities.

When sites are large and new buildings and individual grade related apartment units cannot take their address from existing streets, new streets and walkways will be needed. In general, the pattern of existing local streets should be extended into the new site. New streets should be laid out to reduce the impact of additional traffic on surrounding neighbourhoods. New streets should be public and conform to the City’s standards of quality. Standard public street right-of-way widths accommodate space needs for essential municipal services and utilities above and below grade, sidewalks, street lighting, landscaping and trees. They must accommodate space for the maintenance of this infrastructure and for snow, storage and garbage collection. Please refer to City of Toronto "Development Infrastructure Policy and Standards" (DIPS) for Public Local Residential Streets and Private Mews. Also, where it is necessary for a medium-sized site to be bisected by a street, it may prove acceptable to create a private street(s) to enable underground parking to be provided. (See also Section 2.1).

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Create connections through developments to enhance public access to transit, parks, open spaces, amenities and other neigbourhood destinations.


1.2 PUBLIC REALM FRAMEWORK

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Locate parks and open spaces to provide focal points for the development and integrate well into a larger network of streets, parks and open spaces.

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1.2.2 PUBLIC PARKS AND OPEN SPACES

Townhouse units are oriented facing open space to frame and strengthen the public realm.

g. Extend parks and open space networks into new development areas to expand the scale and function of these spaces, where possible.

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a. Locate and design new parks and open spaces to be visible and easily accessible. b. Design and provide high quality parks and open space that provide for safety, user comfort, accessibility and yearround use.

c. Enhance the experience of "place", providing experiential and educational opportunities to interact with the natural world. d. Protect access to existing parks and open spaces, as well as expanding the system of open spaces and developing open space linkages.


e. Promote the inclusion of recreational facilities, including areas suitable for community or allotment gardens, to supplement the City's parks, facilities and amenities.

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f. The City's Park, Forestry and Recreation Division will determine whether new or expanded parks are needed through the development approval process. Using the tools of the Official Plan, new parks, where appropriate, will be sited, secured and designed for public use.

h. Co-locate parks and open spaces with other public amenities, community buildings, schools, and shops. The requirement for new park area will be determined by local need, and opportunities for new park area will be sought which: • enhances the function of an existing park by adding new contiguous park lands • improves the visibility and access to a park by increasing street frontage • provides opportunities for movement through a block between streets or gives further access to ravines, school yards and other accessible open spaces

RATIONALE With new development and growth, additional parks and publicly accessible open spaces will be necessary to provide Continued on next page…

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community gathering spaces for walking, meeting, recreation and other aspects of public life. On smaller infill sites, these will be provided within the existing framework of parks and open spaces. Larger sites will be reviewed to consider the opportunities to provide new appropriately sized, located and designed parks and open spaces. Smaller sites over a certain size threshold and development type will be reviewed to explore opportunities for shared amenity spaces.


Pedestrian walkways through park lead to children play around and direct visitors to prominent views.

Each development application should be reviewed with the goal of enhancing the community's network of parks and open spaces. The review should look at opportunities to increase the visibility and accessibility to parks and open spaces. Where appropriate, opportunities to enlarge or create new parks and open spaces should be pursued. Adding to variety, in terms of the character, function and range of experiences offered by the local network of parks and open spaces, should be another important consideration. Good quality parks and open spaces, which are attractive, inviting, safe and well-maintained, are key elements of the character of the community and play an important role in enhancing the quality of life for new and existing residents. Parks and open spaces can also define the identity of an area, establish a sense of place and set the tone for the entire community.

Parks are the focal points of communities and should be located centrally to provide ease of access and visibility.

Official Plan Reference 2.3.2 Toronto's Green Space System and Waterfront: Policy 1b and 3b | 3.1.1 The Public Realm: Policy 19 and 20 | 3.1.2 Built

The structure of streets, parks and open spaces, along with appropriately located, sized and detailed buildings, and their ground floor uses will, in part, determine the safety, enjoyment and the quality of these open spaces.

Form: Policy 1, 2, 3, 4, 5 and 6| 3.2.3 Parks and Open Spaces:

Policy 3, 4, 5, 6, 7 and 8 Related Standards, Guidelines & Studies: Toronto Green Standard

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Locate and design buildings to respect and complement the scale, character, form and setting of on-site and adjacent heritage properties and Heritage Conservation Districts (HCDs). Respect and enhance architectural features and rhythms of heritage building

Transition to fit-in with adjacent built forms and frame street

Provide front yard setback to align with adjacent built form

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Preserve prominent views of heritage building with strategic building setback and stepbacks

Incorporate heritage landscape design as part of conservation strategy

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1.3 HERITAGE

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a. Conserve and integrate heritage properties into developments in a manner that is consistent with accepted principles of good heritage conservation. Building proposals with adjacent or on-site heritage properties or within an HCD are required to provide a Heritage Impact Assessment as part of a complete application.

d. Ensure that Low-rise, multi-unit buildings do not visually impede the setting of properties on the heritage register inventory. The objective for the long-term preservation, integration, and re-use of heritage properties may mean that not all sites with or adjacent to heritage properties are appropriate for this form of development.

b. Conserve the integrity of the cultural heritage values, attributes, character, and three-dimensional form of an on-site heritage building or structure or property within an HCD. Façade retention alone is not an acceptable method of heritage preservation. c. When a proposed building is adjacent to a lower-scale heritage property: • design new buildings to respect the urban grain, scale, setbacks, proportions, visual relationships, topography, and materials of the historic context


• integrate the existing heritage character into the building through high-quality, contemporary design cues

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• ensure consistency with applicable HCD Plan requirements

Heritage building carefully transformed into townhouse development.

Continued on next page…


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Adaptive re-use of heritage building for grade related low-rise apartments.

RATIONALE

The City of Toronto values its heritage properties and Heritage Conservation Districts (HCDs) and requires that they be protected and, where appropriate, integrated into new development in a manner that is consistent with accepted principles of good heritage conservation. There may be instances where conservation principles outweigh the goals of intensification and redevelopment, and may limit the construction of buildings or require additional “breathing space” to preserve the integrity of an HCD, heritage property, or specific attributes. In locations where proposed developments are considered appropriate, heritage properties should be referenced to inform the scale and contextual treatment of the new

development. If well designed and appropriately sited, new development buildings can make a positive contribution to an historical setting. Low-rise, multi-unit building development proposals containing heritage properties on or adjacent to the development site are required to provide a Heritage Impact Assessment as part of the application review process. The impact of the proposed development or site alteration on the heritage property will be evaluated and an overall approach recommended for conservation of these resources that mitigates the negative impacts a development may have on the heritage asset.

Official Plan Reference

Related Standards, Guidelines & Studies

2.2.1 Downtown: The Heart of Toronto: Policy 5 and 6

2.3.1 Healthy Neighbourhoods: Policy 1 and 2

3.1.5 Heritage Resources: Policy 1, 2, 4, 10b, 10c, 11,12, 26,

28, 29, 30, 31, 43

Guidelines, #4 | Parks Canada: Standards and Guidelines for the

Conservation of Historic Places in Canada

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SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

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Streets, Mews and Walkways Shared Outdoor Amenity Space Building Placement Building Address

2.5 Site Servicing, Access and Parking 2.5.1 Site Servicing, Access and Parking for Smaller Street- Related Townhouse Sites

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Provide new streets, mews and walkways for safe, comfortable and direct access and address for all new buildings.

Appropriately scaled buildings help to frame streets and provide a comfortable pedestrian environment. Credit: Tact Architecture Inc.

a. Locate and design public streets, private streets, private vehicular mews, pedestrian mews and walkways to:

• provide and connect pedestrian and cycling pathways alongside ravines, open spaces, and rail corridors where the opportunities exist

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2.1 STREETS, MEWS AND WALKWAYS

• provide safe, direct, universally accessible, landscaped pedestrian and cycling connections to destinations within and through the new development including links to schools, transit, community facilities, and retail areas

Streets, mews and walkways form the fundamental site organizational element in low-rise developments. Locate buildings and design sites to encourage walking and cycling as viable transportation options for building occupants. Encouraging these forms of active transportation will promote a healthier citizenry. High-quality pedestrian and cycling routes should be well-connected to existing infrastructure, such as transit, bicycle lanes, parking facilities, and the sidewalk network.

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• extend and connect to the local street network with multiple access points to avoid dead-end routes

RATIONALE

• provide through-lanes (public or private) to minimize vehicle turnarounds.

• be publicly accessible and designed to invite public access • locate access on secondary streets and consolidate access points when possible to minimize curb cuts.

• coordinate and consolidate servicing, parking access and utilities to maximize efficiency and minimize negative impacts on neighbouring properties and interruptions to the public realm • create attractive and comfortable, year-round pedestrian environments with landscaping including canopy trees, pedestrian scale lighting and other amenities

More than just circulation routes, streets, mews and walkways are place-making opportunities that can provide a sense of place and allow communities to connect with each other. These routes have the potential to be attractive and enjoyable publicly accessible environments to enhance the experience and quality of life.


Official Plan Reference 3.1.1 Public Realm: Policy 5, 6, 13, 14, 16, 17, 18 | 3.1.2 Built Form: Policy 5 | 3.3 Building New Neighbourhoods: Policy 1a, 2b and 3a |

Related Standards, Guidelines & Studies: Toronto Green Standard | Standard Construction Drawings for Roads | Streetscape Manual | Privately Owned Publicly-Accessible Space

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5.1.3 Site Plan Control: Policy 3a

Design Guidelines Continued on next page…

The following public/private street, private vehicular and pedestrian mews, lane/driveway, and walkway sections with associated setbacks and permitted encroachments are typical access elements for townhouse and low-rise apartment buildings. (See also Section 1.2 Public Realm Framework) Public Street - the design standards are specified in Development Infrastructure Policy and Standards (DIPS). Where front integral garage parking is provided, the minimum front yard setback is 4.5m from the property line (with the garage portion of the building setback 6.0m); where parking is underground or at the rear, the minimum setback is 3.0m.

Max 1.8m

Max 1.8m

Min 2.1m

Public Sidewalk

Min 3.0m

Front Yard Setback with Front Integral Garage

Min 2.1m

Min 4.5m

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Front Yard Setback Without Front Integral Garage

Public Sidewalk

Right of Way Varies (Refer to DIPS)

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Public Street

PL

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2.1 STREETS, MEWS AND WALKWAYS CONT.

Min 6.0m to Garage Door

Well-proportioned public streets create framework for attractive neighbourhoods and streetscapes.

Private Street - a privately owned and maintained street, where the required parking must be located underground, the minimum front yard setback is 4.0m as measured from the inside of the adjacent sidewalk. (See Section 1.2.1 e. Access and Connection for the conditions under which a Private Street would be permitted)

Max 1.8m

Min 8.0m with on street parking

Porch & Landscaped Area

Pedestrian Walkway

Min 6.0m without on street parking

Min 4.0m

Min 2.1m

Private Street with Emergency Vehicular Access

Min 2.0m

Private street dominated by large stairway encroachments into insufficient setbacks affecting otherwise good streetscape design.


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Private Vehicular Mews - the design standards are specified in DIPS. A private vehicular mews is a privately owned and maintained street where front integral parking is provided and where the maximum length of the private mews is 45.0m from the curb of the existing public street and contains a maximum of 10 units (not counting units that front onto an existing public street). The minimum front yard setback is 6.0m as measured from the inside of the adjacent sidewalk.

Front Setback with Front Integral Garage

Pedestrian Walkway

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Max 1.8m

Mews Street

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2.1 STREETS, MEWS AND WALKWAYS CONT.

Min 6.0m

Min 2.1m

Min 8.0m

Utectus, conseque oditiatur sam, quaerchicia iusandi orerum et et perumquae quatem. Tatecus animus reris eat ame es

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Lane/Driveway – a road surface that provides vehicular access to a parking garage/area and/or service area, and which does not provide pedestrian access to or address for buildings. Where vehicles can enter and exit a site travelling in one direction the lane/driveway may be a minimum of 4.5m in width.

See 3.2 Separation Distances and Setbacks for details.


Laneway Access

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Units and associated terraces overlook a well-designed laneway with landscaped areas and carefully located utilities.

Min 1.0m

Min 6.0m

Min 1.0m


See 3.2 Separation Distances and Setbacks for details.

Landscaped Area

Min 3.0m

Min 2.1m

Min 3.0m

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Pedestrian Walkway

Max 1.8m

Landscaped Area

Max 1.8m

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Min Max 1.5m 3.0m


Pedestrian Mews - a privately owned and maintained pedestrian route visible from the street which provides public access and address to individual buildings and units within a larger development site. (For separation distances between buildings see Section 3.2 Separation Distances, Setbacks and Orientation)

Min Max 1.5m 3.0m

Pedestrian mews with central green space and pedestrian walkways framing the shared area.

Walkway - a privately owned and maintained pedestrian path. Employ minimum walkway dimensions as follows:

• when the walkway is the primary access to units, provide a minimum building separation of 6.0m and a clear path width of at least 2.1m landscaping and pedestrian scale lighting. • for a walkway providing a mid-block connection between two streets or to site features, provide a minimum building separation of 4.5m and a clear path of at least 2.1m landscaping and pedestrian scale lighting. • for a walkway that does not provide direct access to a unit or is not a mid-block connection, but provides access to a parking or service area, provide a minimum building separation of 3.0m and a clear path width of at least 1.5m landscaping and pedestrian scale lighting.

Generous walkway through the building massing frames views and creates a gateway.

Narrow walkway between building blocks with landscaped area.

Min 2.1m

Landscaped Area

Thru-Block Pedestrian Walkway

Landscaped Area

Side-to-Side Condition

Varies

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Design open spaces and shared outdoor amenity areas to be publicly accessible community focus areas.

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2.2 SHARED OUTDOOR AMENITY AREAS

High quality, centrally located, and sun filled amenity spaces are focal points of communities. Credit: David Peterson Architect Inc. Triumph Developments. Photo by: Ben Rahn, A-Frame.

provide windows and doors for direct physical and visual access between these spaces.

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a. Maximize and create high-quality landscaped open space on the site. Opportunities may include hard and soft landscaped features such as courtyards and children's play space. b. Integrate existing natural attributes and topography within the development site and, where appropriate, make a public feature of these elements.

l. Meet safety and universally accessible standards in the public realm.

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c. Preserve and protect existing healthy trees.

k. Provide shared play space for children in developments with 20 or more units if no backyards are provided and in developments on sites of 1.0 hectare or more.

d. Animate and frame open spaces with appropriate building massing, elements and uses. (Eg. Entrances, windows, and active uses at-grade). e. Locate open space to maximize frontages on streets, mews and walkways to provide prominence, visibility and access.

f. Complement and connect with open space on neighbouring properties, where possible. g. Locate children's playgrounds overlooked by residents to enhance informal supervision.


h. Provide direct visual and easily accessible physical connections to streets, mews and walkways and create attractive views and community focal points.

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i. Locate and design amenity spaces for maximum access to sunlight. j. When required by the Zoning By-law, locate interior amenity facilities adjacent to shared outdoor amenity areas and

m. Locate parking, mechanical equipment and servicing areas away from amenity areas. n. Avoid locating shared amenity areas in isolated, irregularly shaped, inaccessible, and/or residual areas. Types of shared amenity area may include: Courtyards - landscaped open space, located in the centre of a single or consolidated block with no direct street frontage with potential for children's play space. Forecourts - landscaped open space between the public sidewalk and the main entrance of a building. Plazas - animated gathering place with predominantly hard surfaced landscape features flanking a public street. Urban Gardens - landscaped space, usually of intimate scale, open to a public street, located and oriented to provide maximum sunlight during midday with potential for children's play space.

RATIONALE Residential developments zoned as apartments (primarily stacked and back-to-back townhouses and low-rise apartments) are required to provide a shared outdoor amenity area for developments with 20 or more units. Although this type of amenity space is typically privately-owned and maintained, it is to be designed as publicly accessible and appropriate for yearround use, particularly when part of its function is a pedestrian connection through the site.

A formal garden with good access to sunlight and sky view provides a place for pause.

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On-site shared outdoor amenity areas complement the public park system and provide additional gathering space to support community life. Townhouses and low-rise, multi-unit buildings are popular with families with children and pets owners. Developments with well-designed and located shared amenity areas with children's play space, facilities for pets and other shared elements allow residents to experience and share their collective property.


The location of open spaces on a site, along with the type, size, and intended use of the space, may vary depending upon building use, the nature of the planned community, site characteristics and the range of existing open spaces within an easy walk. Providing well located, appropriately scaled, open space within a building site can help the new development fit with the existing context. These considerations are particularly important in areas when there is a shortage of public park space.

A courtyard with seating areas, mature shade trees and planting.

The design should also create a micro-climate that supports pedestrian comfort, biodiversity, and meet or exceed public

standards for universal accessibility, sunlight, sustainability and safety. Official Plan Reference

2.3.2 Toronto's Green Space System and Waterfront: Policy 1b and 3b |

3.1.1 The Public Realm: Policy 13a, 14, 15, 19 and 20 | 3.1.2 Built Form:

Policy 1d, 3f, 5b, 5d and 6 | 3.2.3 Parks and Open Space: Policy 1a, 1c

and 1d | 3.3 Building New Neighbourhoods: Policy 2a and 2d | 3.4 The

Natural Environment: Policy 18a and 18f | 5.1.3 Site Plan Control: Policy

3b and 3e

Related Standards, Guidelines & Studies: Toronto Green Standard | Toronto Green Roof By-law | Bird-

Friendly Development Guidelines

A shared amenity space along the rail corridor.

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Locate the buildings to frame the edges of streets, parks, and open space, to fit harmoniously with the existing context, and to provide opportunities for high-quality landscaped open space on-site. a. In general, build parallel to the street and extend the building the length of the site along the edges of streets, parks, and open space with front doors on the primary facade facing these areas.

c. On larger sites, consider a combination of “parallel” and “fingers” orientations to provide variation along the street and within the site, while ensuring visibility and accessibility to the interior building blocks from the street(s).

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b. Under certain circumstances, it may be appropriate to define the edge of a street with the ends of building blocks provided that these "fingers" contribute to forming a street wall of primary façades with front doors.

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2.3 BUILDING PLACEMENT

d. On larger sites where a new pattern of public realm is created, organize buildings to provide definition and support existing and new edges of streets, parks, and open spaces.

k. Generally, provide breaks between buildings every 6-8 units. l. Provide greater building setbacks at strategic points or along the entire frontage, as appropriate, for architectural interest and to improve pedestrian amenity, including more space for tree planting, wider sidewalks, forecourts, plazas, and other publicly accessible open spaces.

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e. Locate unit entrances so that they are directly visible and accessible from the public sidewalk.

Buildings placed parallel to street provide definition to street edge and help to reinforce the public realm. Credit: Tact Architecture Inc.

f. Where the existing setback pattern is consistent and not planned to change, align new buildings with neighbouring building frontages to allow new development to fit within the context. g. When existing setbacks are well-established, but vary on either side of a proposed development, locate and design the building setback to resolve the differences.


h. Provide upgraded side elevations with windows and details consistent with front elevations when the side elevation is facing or visible to a street, mews, pedestrian mews, park or open space.

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i. On blocks where a consistent setback pattern does not exist or is planned to change, locate the building at the required setback line (see also 2.1 Streets, Mews, Pedestrian mews and Walkways, 4.1 Streetscape). j. On corner sites, align the building to the setback pattern of neighbouring buildings on both streets.

m. Maintain the character of existing soft landscaped streetscapes by providing generous setbacks for trees and plantings. n. On deep sites, setback buildings from side and rear yards of neighbouring properties to reduce the impact of shadow and overlook. o. On these deeper sites, organize buildings to define and support the new public realm in a manner that eliminates back-to-front facing relationships (such as front doors facing rear yards on the site or on neighbouring properties). p. Also on these deeper sites, where back to back units result in one side of the building facing an area that cannot be seen from a street, locate all entrances facing the street or use a through unit type instead. Continued on next page…

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Buildings frame the public realm.

RATIONALE

Toronto’s traditional urban pattern is of buildings aligned parallel to the street with a consistent setback from the front property line. Well-placed buildings can create a coherent streetscape and fit with existing neighbours. Where the setback pattern is not consistent or planned to change, the placement of buildings at the required setback line, parallel to the street, helps establish a pedestrian-oriented context for the future. Where the required setback line is at or very close to the property line, greater building setbacks at strategic points or along the entire frontage may be encouraged to expand the public realm and improve pedestrian comfort and amenity. On deeper sites where buildings deeper in the site are considered, they need to be setback appropriately from the neighbouring buildings to fit within existing and planned patterns avoiding overlook, shadows and inappropriate relationships to neighbouring properties. At the same time these buildings should be sited to provide appropriate definition for the new public realm layout in the site.

Placement of townhouse units reference the neighbourhood character.

Official Plan Reference 2.3.1 Healthy Neighbourhoods: Policy 1 and 2 | 3.1.1 The Public Realm: Policy 1d and 9 | 3.1.2 Built Form: Policy 1, 2, 3, 5a, 5b and 5c |

3.3 Building New Neighbourhoods: Policy 3b | 4.2 Apartment Neighbourhoods: Policy 2b, 2c and 3e | 4.5 Mixed Use Areas: Policy 2e |

5.1.3 Site Plan Control: Policy 3c Related Standards, Guidelines & Studies: Accessibility Design Guidelines

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Locate and organize buildings to frame and support existing or new streets, mews, pedestrian mews, parks and open spaces. Ensure front entrances are clearly visible and directly accessible from these spaces. a. Provide appropriate setbacks from the streets to allow for transition from the public realm to private development. b. Provide soft landscaping, walkways and projecting elements such as porches and canopies within the setback area. c. Depending on the type of the street and the elements within the setback area, the minimum setback may need to be increased to allow for sufficient soil volume to support large growing shade trees, respect the existing context, enhance the public realm/streetscape or provide privacy to units. (See Section 2.1 Streets, Mews and Walkways for minimum building setbacks from streets)

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d. Buildings on public/private streets, mews and accessble open spaces with residential uses at grade should have:

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2.4 BUILDING ADDRESS

• a primary entrance to the unit(s) with a front door clearly visible and directly accessible from the sidewalk via a walkway • primary windows facing the street or walkway

Good example of corner expression on building addressing both the public street and pedestrian walkway.

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• a prominent entrance with a well-detailed front entry porch or stoop (see Section 3.4 Building Entrances and Front Yard) • front yard landscaping including high branching deciduous trees and foundation planting

h. Where building entrances are located within a pedestrian mews or courtyard, maintain high visibility and direct, generous, universal access from the public sidewalk.

i. On corner or double-fronting sites, locate building fronts and entrances facing both streets. Buildings on corner sites require additional attention to building's corner treatment.


n. Where building entrances take their address from courtyards and pedestrian mews rather than streets, a way-finding system additional to the street address system needs to be provided.

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o. Where retail uses are part of the development, provide a separate entrance to each ground floor retail unit that is identifiable and directly accessible from the public sidewalk. Ab il inci ime sim eaque in natiatquiate necae non pro dolupta vollanim quis aut lamus dis


A “back yard” condition between the building and the street shall be avoided. Below-grade and at-grade terraces and exterior basement stairwells often have a negative impact on the public realm by preventing adequate landscaping in setback areas as well as reducing privacy for the resident in the lower unit (particularly with the minimal setback areas associated with the more intense forms of low-rise development).

Streets, urban parks and accessible open spaces are like public living rooms. Appropriately located, sized and detailed buildings, and their ground floor uses, define the edges and help to determine the safety, use and quality of these spaces. Aspects that need to be considered include: • Setbacks • Height • Transition • Building relationship to grade • Window and entrance details

• Landscaping

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• Façade elements and materials

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The space between the building facade and the public boulevard is an important part of the image and character of the public realm. The setback and related elements provide the connection between the public realm of the sidewalk and the private realm within the buildings. Well-designed entrances, facades and landscaping, create an arrival experience and identity for the building. Typically, the most vibrant and interesting streets are lined with active, street-related uses where access is gained by a series of entrances connected to the public sidewalk. Clear, visible entries and views from building interiors to the street provide security for building occupants and pedestrians. Welldesigned landscaping, and moderate level changes can create an interesting and comfortable sidewalk and privacy within the residential unit. Further, in order to fully function as a front entrance, the interior of a residential unit at grade should have a foyer and a coat closet at the entrance.


RATIONALE

Setbacks allow for projecting elements such as porches, canopies, and landings. These elements add visual interest to the front façade, enhance the prominence of the entrances, provide transition in scale from the sidewalk to the main wall of the building, and often help the new development fit better with the existing neighbourhood context.

A series of street-related entrances promote interaction between the building interior and adjacent public realm.

Consider landscape and architectural treatments to the transitional space between the walkway, private outdoor amenity space, and building interior to provide privacy between residences and adjacent public realm.


Related Standards, Guidelines & Studies: Accessibility Design Guidelines |

3.1.1 The Public Realm: Policy 1d, 1e, 6, 12, 13, 14, 16 and 17 |

3.1.2 Built Form: Policy 1a, 1b, 1c, 4 and 5c | 4.1 Neighbourhoods: Policy 5e and 9c |

4.2 Apartment Neighbourhoods: Policy 2g and 3f

Toronto Green Standard


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Locate “back of house” activities, such as loading, servicing, utilities, and vehicle parking, underground, internally or in the rear, away from the public realm and public view.

Public realm can be vastly improved when underground garage ramps and garbage storage areas are internalized into the building. Credit: Audax Archtiecture. Photo: Joy von Tiedemann.

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2.5 SITE SERVICING, ACCESS, AND PARKING

a. Incorporate parking garage ramps and access stairs, garbage collection areas and loading areas into the building.

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b. Provide access to site servicing and parking at the rear of the building or site, from a lane or from a shared driveway, if possible. c. Minimize the extent of site area dedicated to servicing and vehicular access through the use of shared infrastructure and efficient layouts. d. Minimize surface parking and drop off areas:

• provide sufficient and convenient visitor parking underground and/or dispersed on site on streets via parallel parking

• with the exception of front integral garage driveways, avoid locating parking between the building and public sidewalk or street (front yard areas)


e. Provide pedestrian and cyclist access to and from parking access/areas that is clearly visible, well-lit, convenient, and easily accessible from the street.

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f. Where long-term bicycle parking is located above grade, provide a visible and weather-protected parking areas. g. Locate short-term and long-term bicycle parking with direct access from the public street and near entrances to buildings and other pedestrian infrastructure. Design bicycle

parking in accordance with the Toronto Green Standard and Guidelines for the Design and Management of Bicycle Parking Facilities.

h. Recess, screen, and minimize the size of garage doors and service openings visible from public streets and public or private open space. Use high-quality doors and finishes. i. Encroachment of below-grade parking structures beyond the front face of the building and/or into the front yard setback is not permitted. j. Where below-grade parking structures encroach beyond the footprint of the building elsewhere on the site, provide high quality un-compacted soil for a minimum 1.5 metre depth below grade to support opportunities for tree planting and other soft landscaping. k. For surface parking lots refer to Design Guidelines for 'Greening' Surface Parking Lots. l. For laneways providing access to parking, provide landscaping and lighting. m. Offset access from the street rather than centred on the property in order to consolidate space for landscaping, where applicable.

a. Eliminate front driveways and garages in street-related townhouses generally and consider only when a unit is 6.0m or wider. b. In these cases: • the driveway width (including a walkway leading to the front door) is to be a maximum width of 3.0m for access to a single car garage in the front wall of the unit. • Ensure a minimum soil volume of 30m to support mature tree growth in the soft landscaped portion of the front yard. (Depending on the type of the street and the setback elements within the setback area, the minimum setback may need to be increased to allow for sufficient soil volume to support street trees.)

Ab il inci ime sim eaque in natiatquiate necae non pro dolupta vollanim quis aut lamus dis

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• Locate the garage door face a minimum of 6.0m from the inside edge of the sidewalk on a vehicular mews and from the property line on a public street

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2.5.1 SITE SERVICING, ACCESS AND PARKING FOR SMALLER STREET-RELATED TOWNHOUSE SITES

• Recess the garage door face from the front wall plane

c. Provide a minimum of 6.0m between individual driveways to accomodate on-street parking. d. Ensure that 50% of the lot frontage along the street comprises landscaping.

Well designed garbage screening at the front of a unit facing the street.

e. Construct driveways with permeable paving and/or high albedo surface materials. f. Where possible, provide for garbage and recycling bin storage in the parking garage or in surface garages.

g. Garbage pick-up on public streets will be provided in accordance to "The City of Toronto Requirements for Garbage, Recycling and Organics Collection Services for New Developments and Redevelopments" (Revised 05/2012).

h. Where garbage pickup occurs on streets for individual units, provide garbage bin storage screening that hides the bins from view from the sidewalk. i. Public garbage pick-up for individual units from a lane is preferred when possible. Ab il inci ime sim eaque in natiatquiate necae non pro dolupta vollanim quis aut lamus dis


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RATIONALE Multi-unit, low-rise, buildings accommodate two types of activities at grade: “Front of house” activities, such as front entrances, primary rooms and landscaping, and “back of house” activities, such as parking, loading, and servicing. “Back of house” activities include, but are not limited to: • vehicle access, parking, parking ramps and access stairs Incorporate garage entrance into building.

• drop-off areas • garbage storage and collection

“Back of house” activities are essential to the efficient functioning of new development. When these activities are concealed within and behind buildings, it promotes a safer, more comfortable and attractive public realm and pedestrian environment.

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• vents, utility meters, transformers, and other site utilities and servicing infrastructure

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Avoid laneways like above without accommodation for utilities, landscaping and quality design, especially when amenity spaces overlook the area.

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Using the building or high-quality architectural elements and landscape design to screen vehicular access and site servicing, can help to mitigate noise, air quality concerns, and unattractive views within the building site and on adjacent streets, public or private open spaces, and neighbouring properties.

Parking for low-rise, multi-unit buildings should not dominate the streetscape, but instead be located in underground shared garages or to the rear of buildings. Each curb-cut and driveway for service, parking and pedestrian drop-off creates a potential conflict with pedestrians. Multiple curb-cuts and driveways jeopardize landscaping opportunities and safety and comfort for pedestrians and reduce space for curbside parking. Buildings with front integral garages, which occupy the majority of the ground floor create an undesirable condition.

Avoid freestanding underground garage ramps and access stairs.



2.2 Structuring Growth in the City: Policy 3c | 2.3.1 Healthy Neighbourhoods: Policy 2d | 2.4 Bringing the City Together: Policy 2c, 7b and 8b

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3.1.1 The Public Realm: Policy 1d, 1e, 2 and 6b | 3.1.2 Built Form: Policy 1d, 2, and 5 | 3.4 The Natural Environment: Policy 18a, 18f and 20 |

4.1 Neighbourhoods: Policy 9d | 4.2 Apartment Neighbourhoods: Policy 2d, 2e, 3d, 3g, and 3i | 4.5 Mixed Use Areas: Policy 2i and 2j | 5.1.3

Site Plan Control: Policy 3a, 3b and 3h Related Standards, Guidelines & Studies: Toronto Green Standard | Guidelines for the Design and Management of Bicycle Parking Facilities | Bird-Friendly Development Guidelines |

Design Guidelines for 'Greening' Surface Parking Lots

3.1 3.2 3.3 3.4

Fit and Transition in Scale Separation Distances, Stepbacks and Orientation Building Relationship to Grade and Street Building Entrance and Front Yard

3.5

Private Outdoor Amenity Space

BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

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Ensure buildings fit within the existing or planned context and provide appropriate downward transitions in scale to lower-scaled buildings, parks, and open space.

Figure 1: Transition downward in

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height and scale to lower-scale area.

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3.1 FIT AND TRANSITION IN SCALE

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a. For new buildings where the adjacent context is lower in scale and not anticipated to change, provide a transition in the building height down to the lower-scale neighbours. Match at least the first building, unit or bay immediately adjacent to the lower- scaled context to the scale and height of neighbouring buildings. b. At the site scale, promote fit and transition in scale by:

• accommodating all aspects of fit and transition within the development site • including buildings that relate directly to the height and typology of the existing or planned streetwall context • ensuring that new buildings respect the planned and existing building wall height for parks and open spaces


c. For sites including or adjacent to heritage properties, design the scale and height of the building to respect and reinforce the height established by the historic context.

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Avoid abrupt transitions in scale.


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Porches, bays and other elements provide transition to adjacent lower scale development

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Figure 2: Step building massing or add porches, bays and other elements to provide transition to adjacent lower scale development.

RATIONALE

Appropriate fit and transition is achieved when new buildings are integrated with the height, scale and character of neighbouring buildings and reinforce the city structure. Considerations of fit and transition should also take into account the impact of a development on adjacent parks, open spaces and streets in terms of maintaining a consistent base building wall height and access to sunlight and sky view.

On sites that are adjacent to or across the street from lower buildings, the massing of new low-rise buildings should step down or include lower scaled building elements that respond to the building height and mass of the neighbouring buildings. Figures 1 and 2 illustrate typical scenarios of building fit and transition. The actual design approach and methods used to achieve appropriate fit and transition will be determined on a site-by-site basis and may vary according to the:


Horizontal facade transitioning to existing streetwall

• planned intensity of use and scale of development • proximity and scale of adjacent built form • location or size of adjacent streets, parks and open space • potential impact on privacy, daylight, sky view, sunlight/ shadow for the public realm and neighbouring properties • potential impact on heritage properties and/or Heritage Conservation Districts • potential impact on identified important views from the public realm • environmental sensitivity of adjacent natural features (woodlots, ravines.)

• regulatory framework (e.g. Secondary Plans) • existing and planned context • size of the development site

Official Plan Reference 2.3.1 Healthy Neighbourhoods: Policy 1, 2a, 2b, 2c 3, and 8a | 3.1.2 Built Form: Policy 1, 3 and 4 | 3.1.5 Heritage Resources: Policy 2 and 5 |

3.3 Building New Neighbourhoods: Policy 3b | 4.1 Neighbourhoods: Policy 5 and 9 | 4.2 Apartment Neighbourhoods: Policy 2a, 2b and 3d |

4.5 Mixed Use Areas: Policy 2c and 2d

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Locate and design buildings to ensure sunlight and sky views and reduce overlook conditions between buildings and neighbouring properties

45°

45°

Separation Distance See Chart for Dimensions

Roof/ Roof Access

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Roof/ Roof Access

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3.2 SEPARATION DISTANCES AND SETBACKS

a. For front to front and back to back building blocks, generally provide a separation distrance of 15.0m or in accordance with the chart on this page.

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Main Wall Height

b. In order to ensure sunlight into lower units, additional separation distance is required for below-grade entrances and/or private outdoor amenity spaces.

c. Setbacks and stepbacks between buildings assist in achieving the above objectives and in creating desirable public/private amenity spaces on the development site and appropriate relationships to adjacent properties:

• For front to front and back to back building blocks, fit buildings within a 45 degree angular plane originated from the top of the main wall of the building. (The main wall height is measured from the average grade of the building frontage at the walkway abutting unit entrances to the top of the main wall)

Approx. no. of Storeys

Required Minimum Separation Distance

2.5

11.0m*

9.0-10.5m

3-3.5

13.0m*

12.0m

3.5-4.0

15.0m*

9.0m or less

*Additional separation distance is required when belowgrade entrances and/or below-grade private outdoor amenity spaces are provided adjacent to units. On one (1) side of the pedestrian mews

1.0m

On both sides of the pedestrian mews

2.0m

Separation Distances between Front to Front and Back to Back Buildings


• Provide a minimum 7.5m rear yard setback from the property line

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• Provide a 45 degree angular plane measured both from the rear property line of an adjacent residence and/or lands designated Neighbourhoods and/or Parks and Open Space Area Continued on next page…

Min 2.1m

Min 4.45m

Landscaped Buffer Area

Min 2.1m

Min 4.45m

Pedestrian Walkway and Landscaped Buffer Area

Min 1.5m to Max 3.0m

Separation Distance Greater than 12.0m in a Pedestrian Mews

Private Outdoor Amenity Space Area

Separation Distance between 11.0 - 12.0m in a Pedestrian Mews


Min 1.5m to Max 3.0m

Varies Separation Distance of Greater than 12.0m

Separation Distance of 11.0m to 12.0m

Pedestrian Walkway and


Pedestrian Walkway

Min 4.45m


Landscaped Buffer Area

Separation Distance of 11.0m to 12.0m

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• Provide a minimum of 7.5m between the faces of a building containing primary living spaces Min such as living Min 1.5m to 1.5m to Varies Max 3.0m Max 3.0m and dining and the side of another building or side Separation Distance of Greater than 12.0m property line

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• Where a public laneway abuts a site, the laneway may be Landscaped Buffer Area included for the purposes of establishing the setback and angular plane

• When integrating new single unit townhouses into an existing context, use the same side yard setbacks as the neighbouring properties


Min 4.45m

Sufficient separation distance allows for attractive landscaping between buildings, good access to sunlight and sky views. Avoid more than 3-5 steps up or 8-9 steps down to the units to further improve the shared spaces between buildings.

d. Locate and orient windows, decks and balconies to limit overlook into nearby windows and amenity spaces of adjacent properties while enabling "eyes on the street" for common public areas. e. Ensure visual privacy between residential units including balconies, porches, terraces and private amenity spaces.

This can be accomplished through the design of units (such as off-setting the location of windows in facing walls) and by the use of landscaping or screening devices.

45° Angular Plane

Neighbourhood Designation

Landscaped Setback

f. Avoid building element projections, such as balconies, into setback areas, streets, mews, and amenity areas to protect access to light and sky view.

Min 1.5m

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Private Driveway/Outdoor Amenity

6.0m 7.5m Minimum Rear Yard Setback

Appropriate spaces and landscaping between buildings provides adequate light, view and privacy conditions.


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The former City of Toronto and the CMHC guidelines for Light, View and Privacy prescribe a minimum 15m facing distance or separation. Experience and analysis of employing the 15.0m separation standard through the City's Infill Townhouse Guidelines (2003) confirm the appropriateness of upholding the application of this performance measure. However, the formula to determine the recommended separation distance is tied to the building height which will typically generate separation distances from 11.0 to 15.0m. These Guidelines establish minimum separation distances between buildings to ensure that three critical aspects of design are adequately addressed sunlight inside a dwelling and to open spaces, reasonable view from a unit, and privacy.

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When the appropriate separation distance is combined with good building orientation and effective angular planes, buildings that face east, west, and south, five hours of direct sunlight during the solstices can be achieved within the units. The minimum separation distances contained in the chart on page 40, were created by multiplying 1.25 times the main wall height. The main wall height plus the remainder of the building height under the 45˚ angular plane generally achieves a 1:1 ratio of building height to separation distance. This ratio is the same as that used for mid-rise buildings to achieve five hours of sunlight on south facing sidwalks on the opposite side of the street. Direct sunlight, can penetrate into the lowest units and trees and vegetation have the opportunity to thrive, improving the usability and enjoyment of outdoors.

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RATIONALE

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3.2 SEPARATION DISTANCES, SETBACKS AND ORIENTATION CONT.

Angular planes are a commonly applied measure to achieve acceptable transitions in scale between taller and lower buildings or areas. By applying an angular plane, adverse shadowing effects and the intrusion of overlook from a building can be limited. In the absence of other applicable in-force planning regulations, a 45 degree angular plane, measured from the relevant property line(s) at grade, is typically used to achieve a transition in scale between taller and lower buildings or areas (such as stable residential Neighbourhoods).


Limit projections into the open space to ensure that natural light is not restricted to areas below. Narrow facing distances between buildings and stacked private


amenity spaces create poor light, new + privacy conditions as in the example above.

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Official Plan Reference 3.1.1 Public Realm: Policies 1d, 1e and 2 | 3.1.2 Built Form: Policy 3d, 3e, 3f, and 4 | 3.2.3 Parks and Open Space: Policy 3 | 4.1 Neighbour

hoods: Policy 5e, 5f and 9b | 4.2 Apartment Neighbourhoods: Policy 2a, 2b, 3d and 3e | 4.5 Mixed Use Areas: Policy 2d and 2e

Developments should relate directly to the existing or ‘natural’ grade and blend in with the context of the neighbourhood. a. Maintain the existing natural grade at property lines. b. Avoid artificially raised or lowered grades and drainage swales, or low-lying areas where water collects. (These may have an adverse affect on adjacent properties, open spaces or use of amenity areas, and may require retaining walls.)

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d. If there is a significant grade difference across a site, step buildings or segments of buildings in order to maintain the appropriate relationship to grade.

Good Example of Building relationship to Grade.

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c. To avoid a long barrier-like flight of stairs up to the porch or stoop, raise the front entrance to the first floor no more than approximately 3 to 5 steps above the grade of the sidewalk directly at the front of the entrance. (See also Section 2.2 Building Relationship to the Public Realm and Section 3.4 Building Entrance, Front Yard and Private Outdoor Amenity Space).


3.3 BUILDING RELATIONSHIP TO GRADE AND STREET

e. Avoid significant changes in grade (greater than 4% slope) between the public sidewalk and pedestrian access and circulation routes. Ensure that routes across grade changes are universally accessible. f. Limit the maximum grades on landscaped areas to 33% (3:1) or less to ensure that grassed slopes can be maintained.

g. Limit the use of retaining walls, particularly along street frontages, parks, ravines and other areas of the public realm.

h. Where retaining walls cannot be avoided, provide them in the form of low terraces with the total height not to exceed 1.0 metre. Incorporate intensive soft landscaping in these low terraces and construct with durable and attractive materials. i. When appropriate, use the existing site topography to enhance the screening of service areas.

j. Provide a site grading plan compatible with the stormwater management approach selected for the site (see also 4.2.1 Stormwater Management).

Grade alterations create negative impact on adjacent properties.

RATIONALE Raising development above the level of natural grade or the grade of abutting properties creates problematic conditions for adjacent properties, abutting streets and open spaces. These problems relate to issues of drainage, pedestrian access, and the quality of the public realm. Where it is necessary to resolve grade differences, stepped terraces are the preferred solution. To the extent possible, new developments should establish a conventional relationship to grade with a moderate grade change to differentiate the public and private realms. Any additional steps required to gain access to the first floor level should be within the unit.

Official Plan Reference 2.3.1 Healthy Neighbourhoods: Policy 1 | 3.1.1 The Public

Realm: Policy 13 | 3.1.2 Built Form: Policy 1c

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Ensure well-designed front entrances and and front yards. Max 1.2m Entrance Area Width

Window Well

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Maximize landscape area and ensure sufficient soil volume for tree growth

Max 1.2m

Max 1.5m Below Established Grade

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Limit the number of below-grade entrances to reduce impact to the public realm.

a. Provide a transition from the public realm to private space with visual cues such as a change in materials, grade, landscaping, and architectural elements.

g. Maintain high visibility and direct, generous, universal access from the public sidewalk to entrances located within a pedestrian mews or courtyard.

b. Design building entrances and private outdoor amenity spaces to:

h. On corner or double-fronting sites, locate building fronts and entrances facing both streets. Buildings on corner sites require additional attention to detail in order to enhance the corner.

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3.4 BUILDING ENTRANCE AND FRONT YARD

• be integrated with the building massing/design, landscape features, and surrounding neighbourhood characteristics • maximize usability and comfort by enhancing quality of space with attention to building detail

c. Allow encroachment of stoop or porch into minimum front yard setback to a maximum of 1.8m from main building face and up to a maximum of 50% of the front yard setback area. d. Finish canopy soffits and floors with durable and attractive materials to avoid exposing building structure (eg. unfinished concrete floor slabs).


e. Provide prominent, well-designed and integrated building entrances such as porches, porticos or canopies along the building frontage.

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f. Avoid multiple entrances to units completely recessed into the building and consider only in areas where minimal setbacks are appropriate and only when a very high level of architectural and landscape detail is applied.

i. Where building entrances take their address from courtyards and pedestrian mews rather than streets, provide a wayfinding system additional to the street address system. j. Where retail uses are part of the development, provide a separate entrance to each ground floor retail unit that is identifiable and directly accessible from the public sidewalk. Porch - a raised platform projected from the building face at the level of the entrance that may be open or covered a. Design porches to: • be a maximum height above grade of 0.9m • allow encroachment of stoop or porch into front setback to a maximum of 1.8m from main building face and up to a maximum of 50% of the minimum front yard setback • be open or covered with opaque or translucent railings with hedges and foundation planting Continued on next page…

a. Design stoops to: • be a maximum height above grade of 0.9m • have railings, where required and foundation planting • have an awning or other weather protecting feature over the entrance Below-grade Entrance- an entrance to a below-grade unit with stairs a. Design below-grade entrance to:

Well-designed building entrance with raised

• have a maximum horizontal width and depth of 1.2m including the stair access and landing area.

porch, landscaped area, and canopy.

• have a maximum vertical depth of 1.5m from the grade of the adjacent sidewalk.

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b. Below-grade entrances are permitted along public and private streets provided that the soft landscaped area within the required building setback area has adequate soil volume to support mature public and private street trees and other plantings.

RATIONALE

The design of a building's front entrance and front yard is important due to its function and as a point of focus, transition, and entry for each visitor. The design, location, materiality, and scale of the entrance is also important in establishing the character for the building.

Avoid excessive


Stoop - a small landing and/or steps in front of and at the level of the building entrance

protruding architectural elements such as balcondies, roof lines, canopies, stairs, and below-grade terraces create an unpleasant pedestrian environment between buildings and over shadow amenity spaces below.

Well-designed entrances and front yards maintain a level of formality and provide transition between the public and private realm.

Limiting the size, location and encroachment of entrances and stairs and terraces will help to ensure that sufficient soil volume is available to support trees growth and other planting within the front yard setback.

Carefully composed and detailed facade, entrance, and

Limiting the number of stairs and the height of the porch or stoop is important to ensure that the front yard area is not overwhelmed by these elements and there is sufficient space for landscaping.

fenestration design combined with high quality materials create a positive impression on the public realm.

Official Plan Reference 3.1.1 Public Realm: Policies 1d and 1e | 3.1.2 Built Form: Policy 1b, 3a, 3b, 5b, 5c and 6 | Related Standards, Guidelines & Studies Toronto Green Standard |


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Maximize and enhance the usability, comfort and appearance of front entrances and private outdoor amenity spaces.

Below-grade private amenity spaces are permitted internal to the site with max vertical depth of 1.5m

Design roof top private amenity spaces to limit overlook into adjacent neighbourhood

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Inset balconies to avoid encroaching into facing distance and create negative impacts to units below

Grade-related private amenity spaces permitted on local streets only when raised & screened

Provide indoor amenity space and connect with the outdoor amenity space where possible

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3.5 PRIVATE OUTDOOR AMENITY SPACE

a. Design private outdoor amenity spaces to: • provide an entrance to only one unit • have access to sunlight

• provide functional outdoor space with greater than 1.5m in horizontal depth • design family-sized units to have views and access onto outdoor play area where possible

• mitigate impacts on the public realm and neighbours increased separation distances between buildings may be required to reduce impacts


b. No private outdoor amenity space for dwelling units may be located below-grade or at-grade in the setback area adjacent to a public or private street.

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c. Private outdoor amenity space may be provided on an existing or new residential public street (as shown on the Official Plan Land Use maps and as defined by DIPS) or a private street, when raised above-grade as part of the porch.

Private outdoor amenity spaces in low-rise, multi-unit buildings typically take the following forms: Balcony - an outdoor elevated platform projected from or integrated into a building which extends the interior living space and is enclosed by a parapet or railing (French/Juliette balcony while a useful attribute does not constitute private outdoor amenity space) a. Inset or partially inset to offer greater privacy and shelter from wind, reduce the building bulk and minimize the impact of shadow on other amenity spaces below. b. Project no more than 0.75m beyond the face of the building (eg. in the form of a French or Juliette balcony) when there is private outdoor amenity space below and/or within a pedestrian mews and walkway. c. Provide railings that are solid or translucent glass to increase privacy and reduce bird strikes.


Below-Grade Private Outdoor Amenity Space

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Max 1.5m Below Established Grade

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Terrace - an outdoor area adjacent to a unit located abovegrade, at-grade, below-grade, or on a portion of the roof area on a building


Min 2.0m Landscape Area with Min 30m3 Soil Volume

Min1.5m - Max 3.0m From Building Face

Above-Grade Terrace

a. May be located adjacent to a public/private street or mews. b. Raise terrace a minimum of 0.6m and a maximum of 0.9m above grade. c. Provide transitional landscape area with planting and landscape features.

Inset balcony reduces impact of the overhang for terrace below.

At-Grade and Below-Grade Terrace a. May be located internal to development site in pedestrian mews and not along public/private street, mews, and lane frontage. b. Limit the vertical depth of the below-grade terrace to a maximum of 1.5m from grade. c. Provide a minimum horizontal depth of 1.5m and a maximum of 3.0m from the main building face to the belowgrade terrace wall. d. Provide railings and hedging at the level of the walkway in order to provide visual privacy between pedestrians and occupants on the terrace.

Landscaping at the level of the terrace and the sidwalk provide privacy for occupants of the outdoor amenity area.

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a. Setback roof top terrace a minimum of 1.0m from the building face. b. Provide railings or walls that are translucent or solid to reduce overlook onto neighbouring properties. c. Program a shared terrace to accommodate outdoor activities such as seating and barbequing in a welllandscaped environment.

Provide landscaped transition area to distinguish public and private realm

RATIONALE

Balconies and terraces can provide an important extension to the livable space of a dwelling unit. Under limited circumstances, terraces can act as an entrance into a unit as well. Care needs to be taken to ensure that the privacy of the occupants as well as those in nearby properties is maintained and public/private open space is not compromised.

Diagram showing apprpriate relationship between private outdoor amenity space and the public realm.

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For townhouses and low-rise, multi-unit residential developments, private outdoor amenity space is required in the Zoning By-law and/or desired as part of the development.

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Roof Top Terrace

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The placement and design of balconies and terraces can have a major impact on the real and perceived bulk of a building and, if poorly located and designed, may overly clutter the face of the building and add to the impact of shadowing, reduced privacy and loss of sky view. Private outdoor amenity space, such as balconies, gardens and roof terraces, should have access to sunlight, be comfortable and designed to afford a level of privacy. The needs of families with children and pet owners must also be considered.

Energy efficiency considerations should factor into the design of balconies in terms of their location and the materials used in their construction. Furthermore, transparent glass balconies are generally discouraged, since they can pose a collision risk for migratory birds and do little to hide the household items often stored on them.




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3.1.2 Built Form: Policy 1b, 3a, 3b, 5b, 5c and 6 | 3.4 The Natural Environment: Policy 18f | 3.2.3 Parks and Open Space: Policy 1d

3.3 Building New Neighbourhoods: Policy 2e | 5.1.3 Site Plan Control: Policy 3 Related Standards, Guidelines & Studies Toronto Green Standard | Toronto Green Roof By-law

4.1

Streetscape, Landscape and Stormwater Management 4.1.1 Streetscape 4.1.2 Landscape 4.1.3 Storm Water Management

PEDESTRIAN REALM - CREATING PRIDE IN PLACE | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

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4.0 Public Realm - Creating Pride in Place

4.2 Site Elements Design 4.3.1 Lighting, mailboxes and Other Shared Elements (Garbage chutes, parking garage access stair and elevators) 4.4 Public Art 4.3 Detailed Design 4.5.1 Building Elements Design 4.5.2 Windows, Doors and Roofs 4.5.3 Materials

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4.1.1 STREETSCAPE

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Streetscape with high quality materials, pedestrian amenities, and landscape design.

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Provide high-quality, sustainable streetscape and landscape between the building and adjacent streets, parks and open space. The attractiveness and amenity of everyday landscapes are important to the quality of people's lives.

a. Create a strong visual and physical connection between the building setback and public streetscape through the use of consistent materials, grades, and design elements. b. Organize streetscape and landscape elements to support safe and comfortable pedestrian movement, highlight important building features, such as entrances, screen less attractive elements, such as parking access and utility equipment.

• avoid monocultures of street trees for extended segments which can be susceptible to disease • using high albedo and permeable materials to manage the urban heat island effect and stormwater

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4.1 STREETSCAPE, LANDSCAPE AND STORMWATER MANAGEMENT

c. Emphasize front entrances with high quality architectural and landscape design and materials, including lighting of paths and entries. d. Provide sustainable streetscape and landscape in accordance with the Toronto Green Standard and Urban Forestry practices including:

• use species that are hardy, drought and salt-tolerant, and resistant to the stresses of compacted soils and weather exposure; plant trees at least 1.0 m from street curbs


• providing sufficient sidewalk space

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• planting high-branching deciduous trees evenly spaced at 8.0-10.0 metre intervals to form a canopy, with a minimum volume of 30m3 of high quality soil per tree. The minimum soil volume can be 20m3 per tree where the soil volume is shared

• maximizing on-site stormwater infiltration, capture and re-use • providing energy efficient, pedestrian-scale lighting with shielded fixtures and automatic shut-off devices • providing bicycle parking

e. On streets characterized by soft landscape setbacks or where residential ground floor uses require more privacy from the adjacent sidewalk, provide additional landscaping between the building face and public sidewalk. Such treatment may include tree and shrub planting, minor grade changes, railings, curbs, lighting and seating. f. Coordinate space for tree planting with utility locations and other city infrastructure. Where street trees and utilities conflict, additional building setbacks may be required to provide space for street trees. g. Provide lot frontage landscaping in accordance with City of Toronto Zoning By-law 569-2013.

To promote safe and comfortable use in open spaces and on pathways, provide high quality and attractive landscaping including lighting, tree and shrub planting, decorative paving, seating etc. a. Retain and protect existing trees, vegetation, natural slopes and native soils to integrate these features into the overall landscape plan. b. Distribute landscaping throughout the site to soften and screen services areas, reinforce circulation routes, create pleasant pedestrian conditions and maximize shade and stormwater benefits.

• Urban Forestry's Guidelines such as Plant A Tree, Grow Toronto's Urban Forest and Ravine Tree Planting along with Toronto Green Standard requirements

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c. Landscaped areas should be designed to accommodate the following: Example of good landscaping.

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• high-branching, deciduous shade and ornamental trees planted at intervals (or as appropriate to the selected species) to quickly establish continuous canopy coverage d. Select plant material that is suitable to the growing environment of the site:

• include a minimum of 50% suitable native species


4.1.2 LANDSCAPE

• avoid planting invasive species, particularly near ravines and other natural areas, where only native species should be used

• consider sun, shade and irrigation requirements. Where possible, collect rainwater from rooftops and other surfaces for plant irrigation. Identify storage reservoirs and other applicable irrigation elements on the Landscape Plan. Locate valves and other maintenance controls in discrete, yet accessible areas. • incorporate a variety of deciduous and coniferous trees and shrubs for year-round interest, texture, shape, seasonal colour and variety within each plant type

e. Where landscaping may have an impact on motorist/ pedestrian sight lines, keep shrubs below 0.85m in height and prune trees so that the lowest branches will be at least 2.0m above ground level. Limit any other landscape features that might cause obstructions to a maximum height of 1.0 metre.

Ratain and protect existing trees.

f. Maintain overhanging branches of trees or shrubs adjacent to pedestrian pathways for a clear pedestrian zone of at least 2.0 m. g. Provide a landscaped area with a minimum width of 3.0m between surface parking and public and private streets and a minimum of 3.0m between all surface parking, streets, mews and lanes and an abutting property. Consult the applicable Zoning By-law for additional setback requirements. h. Provide adequate snow storage on site according to City requirements.

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Integrate innovative stormwater management strategies into new developments to create functional and attractive landscapes. RATIONALE Well-designed and vibrant streetscapes and landscapes are vital to the character and quality of the building site and the surrounding public realm, as well as to the livability of the City.

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Green roof with native sedum mix. Credit: PWL Partnership Landscape Architects Inc.

Public streets, parks, and open space must safely and comfortably accommodate pedestrian movement, with street furnishings, lighting, bicycle parking, and landscaping. (as outlined in the City of Toronto Streetscape Manual, and Toronto Green Standard). All streets should have sidewalks and trees. When planting trees, it is beneficial to have as much appropriate planting medium as possible to enable the tree to grow to maturity. Less space reduces the life expectancy of the tree and the benefit that the tree will provide to the environment.

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4.1.3 STORMWATER MANAGEMENT

a. refer to the Toronto Green Standard and the Wet Weather Flow Management Guidelines for water balance targets and recommended stormwater management strategies.

b. Minimize the extent of impermeable surfaces for hard paved areas; use permeable paving.

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c. Manage rainwater and snowmelt on-site with best practice designs that encourage infiltration, evapo-transpiration and water re-use:

High quality landscape design, material and maintenance, throughout the site, also plays a critical role in the success of a development. Good streetscaping and landscaping in a development contributes in a substantial way to citizens' quality of life and:

• apply a “treatment train” approach

• plant trees, shrubs and other absorbent landscaping to provide shade and places for water uptake

• create bio-retention areas, such as swales and vegetated areas


• incorporate opportunities to harvest rainwater (active or passive) from rooftops and other hard surfaces for landscape irrigation

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d. Where installed, bio-retention areas should be appropriately designed and located to filter, store and/or convey the expected stormwater flows from surrounding paved areas. Note: Bio-retention areas do not take the place of shared outdoor amenity area on site but can be integrated into the development, enhancing the open space.

• has a relatively low cost but a high impact on the appearance • helps to reduce wind and weather impacts • helps to reduce the heat island effect and heating and cooling costs • can offer aesthetic enjoyment, escape, tranquility, and a sense of belonging to an area • is often an important element in providing privacy and in making the transition from public to private areas

An ideal pedestrian environment includes trees for shade and greenery, plantings for seasonal variety and interest, pedestrian scale lighting for safety and appearance and permeable paving and soft landscaping for water infiltration. Allowance for pedestrians, cycling, motorist safety (as in sightlines) and maintenance need to be included.

Public Street

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Min 2.1m

PL

Min 6.0m

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Min 3.0m

Bio retention feature integrated into development. Credit: PWL Partnership Landsape Architects Inc.


The Toronto Green Standard and the Wet Weather Flow Management Guidelines provide guidance on water balance targets and stormwater management strategies such as rainwater harvesting, green roofs, bio-retention, permeable pavement, soakaways and swales, to help ensure the continued health of aquifers, streams, rivers, lakes, fisheries and terrestrial habitats in our watersheds.

Edge Zone

Front Yard Setback

Planting & Furniture Zone

Public Sidewalk

Stormwater refers to rainwater and melted snow that flows over roads, parking lots, lawn and other sites. Under natural conditions, stormwater is intercepted by vegetation and then absorbed into the ground and filtered and eventually replenishes aquifers or flows into streams and rivers. Later, part of it is returned to the atmosphere in the form of evapotranspiration. In urbanized areas, however, impervious surfaces such as streets and roofs prevent precipitation from naturally soaking into the ground. Instead, the water runs rapidly into storm drains, municipal sewers and drainage ditches and on its way, picks up pesticides, road salts, heavy metals, oils, bacteria, and other harmful pollutants and transports them through municipal sewers into streams, rivers and lakes.

Rooftop urban agriculture. Credit: PWL Partnership Landscape Architects Inc.


Related Standards, Guidelines & Studies

2.3.1 Healthy Neighbourhoods: Policy 5

Urban Design Streetscape Manual | Toronto Green Standard |

3.1.1 The Public Realm: Policy 1d, 5, 6, 7, 12, 13, 14, 16, 17, and 18 |

Vibrant Streets | Toronto Walking Strategy |

3.1.2 Built Form: Policy 1d, 2b, 5a, 5b, 5d, 5e, 5g and 6 |

Percent for Public Art Program Guidelines |

3.4 The Natural Environment: Policy 1aiii, 1d, 18a and 18f |

Wet Weather Flow Management Guidelines |

4.1 Neighbourhoods: Policy 5f, 5g, 5h, 9b and 9c |

Design Guidelines for 'Greening Surface Parking Lots'

4.2 Apartment Neighbourhoods: Policy 2c, 3d, 3e, 3f and 3h |

4.5 Mixed Use Areas: Policy 2e, 2f | 5.1.3 Site Plan Control: Policy 3b, 3d, 3e and 3g

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Careful selection, placement, and design of site elements help to elevate the quality and the daily experience of the development.

Good lighting provides improved comfort and sense of safety in the public realm.

4.2.1 LIGHTING

a. Provide a comprehensive Lighting Plan for the site. Lighting should help to create an identity for the development, enhance adjacent streets and pedestrian environments and be appropriate to the location, context and scale of the areas being lit.

Bicycle parking rings with high quality design.

• incorporate opportunities for off-grid power generation, e.g. solar, wind, etc.

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4.2 SITE ELEMENTS DESIGN

b. Select different luminaires with a coordinated appearance to light pedestrian pathways, building and site entrances and other relevant features. c. Provide pedestrian-scaled lighting, such as bollards or lower-scale pole fixtures along pedestrian routes.

d. Balance the need for safety and security with the reduction of energy consumption and light pollution: • ensure all circulation routes are well-lit


• install lighting that is appropriately scaled to its purpose, i.e. avoid “over lighting”

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• direct light downward, with shielded fixtures to avoid light overspill on adjacent properties, streets and open spaces. Strive for vertical lighting along property lines to be 0 foot candles • use energy-efficient bulbs

• provide a photometric drawing which illustrates both horizontal (at grade) and vertical (at 1.8m above grade) lighting level

e. Consider lighting elements for their aesthetic and design value, as well as their lighting function cost or ease of maintenance. f. Coordinate the location of lighting with pedestrian clearways, tree planting and other landscaping.

4.2.2 MAILBOXES AND OTHER SHARED ELEMENTS (Garbge chutes, parking garage access tairs and elevators) a. Integrate bicycle parking, parking garage ramps and access stairways, mailboxes, garbage chutes, generally within the building, and other applicable site elements such as public art into the site design and layout. Indicate the location of these elements on the Site Plan. Continued on next page…

d. Locate site elements in highly visible, well-lit, accessible and weather protected areas with well-landscaped pathways leading to the areas. e. Provide address numbers for each unit and way-finding signage where appropriate.

Well-designed seating bench integrated into landscaped planting bed.

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f. Locate ventilation shafts and grates, away from the public sidewalk and walkways (especially the pedestrian clearway) and public or private open spaces.

DR AF

g. Locate transformers, utility metres and other site and building mechanical/equipment within a building, at the rear of the property, underground and/or ensure that they are not visible from the street or other public/private space: • locate individual HVAC units (heating, ventilation, air conditioning) equipment either on the roof, screened from view of the public realm or integrated into the building away from outside seating areas and building entrances.

h. Where it is not technically feasible to integrate “back of house” activities underground or within the building mass, locate these activities to limit negative impacts on the safety, comfort, and quality of the public realm. Where appropriate, use high-quality architectural elements and landscape design to screen these activities from public view. Options include insets into building facades and screening with landscaping or low walls. i. Utility locations should not interfere with the viability of tree maturity or with stormwater treatment device.

Good example of mail area integrated into building design with lighting and canopy.


b. Where integrating site elements within the building is deemed to not be possible by City Staff, conveniently locate site elements in attractive, well-designed structures with high quality materials and landscaping and incorporate sustainable materials and technologies whenever possible.

Locate and integrate utility meters in recessed coves and/or screen with landscape plantings to help maintain an attractive streetscape.

j. Locate all elements on site plan drawings

Official Plan Reference 3.1.1 The Public Realm: Policy 1d, 6, 12 and 14

3.1.2 Built Form: Policy 2c, 2d, 3b, 3d, 5c|

4.2 Apartment Neighbourhoods: Policy 2d, 2e, 3g and 3i

4.5 Mixed Use Areas: Policy 2j | 5.1.3 Site Plan Control: Policy 3g Related Standards, Guidelines & Studies Toronto Green Standard

Poorly located utilities and mechanical systems adjacent to front entrance and street frontage negatively impact the quality and comfort of the public realm.

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Ensure attention to the quality of architectural design, materials, building articulation, and placement of mechanical and utilities.

a. Ensure the highest quality of materials and detailing, particularly where there is an immediate interface with the public realm. b. The building elements which require careful attention to locations and design include: • doors, windows, roofs • retaining walls • railings • porches • flues, ventilation pipes and covers

Carefully composed and detailed facade, entrance, and fenestration design combined with high quality materials create a positive impression on the public realm.

4.3.1 WINDOWS, DOORS AND ROOFS

• flashings, gutters, pipes and other rainwater details

The position, shape and size of windows, doors and roofs have a profound effect on the elevation and are important to consider.

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• garage doors

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Section 4.5 focuses on various elements of the building envelope and site (see also Section 4.3 Site Elements Design) that contribute to the composition of the external appearance and that help create character and identity for development. It aims to provide guidance and practical solutions to issues that arise regarding design during the application stage. Overall, while each building may have its own distinct architectural identity, all buildings should be designed to provide a collective sense of cohesion and harmony.

AF


4.3 BUILDING ELEMENTS

• ironmongery and decorative features • gas regulators, hydro meters, HVAC

c. Anticipate the need and design for building elements early on in the design process.

d. Provide variations in architectural design between building blocks for multiple block developments to create interest and character.

a. Variation in the design and articulation of each building façade is encouraged to provide visual interest and to respond to design opportunities and differing facing conditions. b. Vary the design and articulation of each façade to respond to changes in solar orientation. Where appropriate, adjust internal layouts, glazing ratios, balcony placement, fenestration, and other aspects of the design to manage passive solar gain and improve building energy performance (see also 3.4 Building Entrances and Front yard).


c. Ensure that windows and doors are of an appropriate scale in the façade and that each element in the façade has some relationship to each other and reflects the floor hierarchy.

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Detailed design of canopy and railing help provide unique building character.

d. Distinguish building units and unit types by alternating roof types and color schemes to add variety and unit individuality.

The following elements should be considered regarding roofs: • Primary and secondary roofing materials • Construction form and detailing • Roof pitch and shape such as plain, gable, hip, flat, monopitch etc. • Fire break walls • Eaves, fascias and soffits • Dormers and sky lights • Parapets • Photo voltaic panels • Roof top amenity space access

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a. A limited range of roof types should be used per neighbourhood particularly if roofs are to be one of the devices to establish an identity for a neighbourhood.

Well positioned and high quality doors, windows, and architectural details such as canopy, railing, screen, and planting areas all work together to enhance the public realm.

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b. Developments should not just include the traditional pitched roof but particularly on key frontages should consider incorporating alternative styles such as mono-pitch, flat, dutch gable and curved as they can help create a more distinctive character.

c. Pitched or mansard roofs which over-dominate the building should generally be avoided, but particularly on larger buildings (i.e. stacked and back to back townhouses and low-rise apartments as the scale of these building types does not relate to house-form buildings). Instead consider a step back of the top floor. d. Where possible, organize roof slopes so that they can accommodate photo voltaic panels.

e. Avoid lengthy stretches of pitched roof on buildings at the same ridge and eave and height and provide articulation to emphasize the individual quality of the units. At the same time, avoid roofs that are overly complicated. f. Roof material, shape, texture and colors should be compatible with the overall architectural style of the buildings. g. Careful consideration must be given to the use of dormers. They can clutter the roofscape and detract from the proportions of the building if they are used excessively, made too large, too small, poorly organized and over-


Roofs

Example of building facade over cluttered with rainwater leaders, air conditioning units, utilities, and vents.

complicated in design. Conversely a well-designed dormer and placed can add interest and quality to the building.

h. Building elements that provide access to roof top amenity spaces should be for this purpose only and not used for living space. i. Consider the detailed design of the roof parapet firewall breaks in pitched roofs as they are often visible from the street. j. Rooftop building systems (i.e., mechanical and electrical equipment, satellite dishes) should be screened from all key observation points by integrating them into the building design with parapets, screens or other methods. k. Consider the design and location of chimneys to ensure that they do not have a negative impact on neighbours and complement the overall building design. Continued on next page…

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High quality materials and carefully detailed design work together to create attractive building. Credit: Teeple Architects Inc.

The application process will provide a greater level of clarity on the external design of buildings:

g. To retain the coherence of an elevation or street frontage (to avoid it being untidy or too busy), it is generally a good idea to:

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4.3.2 MATERIALS

a. Design buildings on both sides of the street holistically with a small selection of materials so that they can be “read as one”. b. Design buildings to blend in visually with buildings in the immediate surroundings, particularly those along the same street. c. Use materials that are of high quality, wear well with age and last a long time with low embodied energy and locally sourced if possible.


d. Traditional materials such as brick are strongly encouraged and can be used effectively in both contemporary and traditional designs.

58

e. Use materials with contrasting grain as well as colour for example brick, metal and wood.

• restrict the number of materials and to employ the same material in different parts of the façade or frontage • generally use no more than three facing materials per elevation or street frontage. This is particularly important if materials are to be the key feature used to give identity to a neighbourhood h. The design, detailing and material quality of elements such as railings, windows, doors, trim, eaves, and steps are critical to displaying a building's overall quality. i. Changes in materials and color generally should not occur in the same plane as this may result in a "thin" or applied quality. Changes that correspond to variations in building mass or are separated by a building element achieve greater emphasis on the massing.

f. Exterior Insulation and Finish System (EIFS) and stuccotextured foam trim molding are discouraged on main facades. Continued on next page…

The City of Toronto in these Guidelines, is not advocating and being prescriptive about a particular style of building or landscape for new residential development. Nor does it want to constrain design skills and creativity. However, good public realm demands high quality materials and design for buildings, streetscape and landscape. If Toronto has a traditional building material, it would be red and buff brick. Although a wide variety of materials have been used throughout the City's development, brick remains a durable and attractive material in both contemporary and traditional designs.

DR AF

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Consideration should be given to the choice of materials for a development by determining the dominant character of materials in the surrounding area and whether this contributes to the character or identity of the street and/or area.

As a general principle, the appearance of buildings and sites should reflect Toronto’s ethos of a forward thinking, innovative and unique city. New developments should provide an exemplar architecture that reflects this. Buildings should 'be of their time and place’. Poor quality buildings with a pastiche of architectural styles and details will not be supported as they do not help to create a coherent identity for the development and by extension, the City. Good contemporary design can sit alongside existing traditional development if appropriately designed. The key with all buildings is good quality architecture and materials.

A simple palette of materials carefully detailed is designed to wear well with age.


RATIONALE

Official Plan Amendment 66 provides the City of Toronto with new powers over the exterior design of buildings as well as the inclusion of sustainable building features under paragraphs 2(iv) and (v) of Section 114(5) site plan control. These provisions will help the City to achieve the objectives in this section. Official Plan Reference 3.1.1 The Public Realm: Policy 1d and 1e |

3.1.2 Built Form: Policy 3b, d and 6 |

5.1.3 Site Plan Control: 1, 2 and 3 Related Standards, Guidelines & Studies Toronto Green Standard

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AF

T

Pursue public art opportunities and funding strategies on large building sites, or adjacent public lands, to enhance the quality of the development, the public realm and the city.

Public art animates an under-utilized space in a new development. Credit: Shoreline Commemorative, Paul Raff Studios. Photo by: Scott Narsworthy.

a. Where applicable, provide adequate building setbacks and space around public art so that it can be properly viewed and experienced from the public realm.

RATIONALE

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4.4 PUBLIC ART

Public art enriches the public realm by making buildings and open spaces more interesting, engaging, and memorable.

When considered early in the project planning stages, the most effective locations and opportunities for public art can often be identified and secured.

Public art integrated with landscape elements.

Public art opportunities on low-rise, multi-unit building sites may include: • a conceptual framework to organize open spaces including parks, plazas, setbacks, or streetscapes

• an independent sculpture or two-dimensional work that marks an entryway, corner, feature area, or view terminus


• a combination of visual arts with the building elements, including façades, canopies, floors, and lighting.

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• visual arts combined with landscape design, functional, and decorative elements of a site, such as water features, lighting, seating, paving, walls, fences, entrances and exits.

Public art located in the vehicular drop-off area provides placemaking opportunity.

Official Plan Reference 3.1.2 Built Form: Policy 5g | 3.1.4 Public Art: Policy 1d and 1e Related Standards, Guidelines & Studies Percent for Public Art Program Guidelines

5.1

Building Types 5.1.1 Townhouse 5.1.2 Stacked Townhouse 5.1.3 Back to Back Townhouse

5.1.4 Stacked and Back to Back Townhouse 5.1.5 Apartment Building 5.1.6 Hybrid Building 5.2 Development Scenarios 5.2.1 Shallow Mid-Block Parcel 5.2.2 Deep Mid-Block Parcel 5.2.3 Parcel Adjacent or with Heritage Resource 5.2.4 Parcel with Multiple Building Blocks 5.2.5 Large Parcel with Tower and Neighbourhood Edge 5.2.6 Large Development with Multiple Development Blocks

Credit: Quadrangle Architects Limited

BRINGING IT ALL TOGETHER - EXAMPLE OF TYPES AND DEVELOPMENT SCENARIOS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

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5.0 Bringing it all together - Building Types and Development Scenarios

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Section 5.1 Building Types, describes and provides the typical characteristics and appropriate site conditions for townhouses, stacked, back to back and stacked and back to back townhouses and low-rise apartments including hybrid buildings. (For information on how the townhouse and low-rise apartment types relate to the building types set out in Zoning By-law 569-2013, see the Introduction on page 9 of this document).

5.1.1 TOWNHOUSE

Townhouses share a side walls with neighbouring units.

Rear Access Garage A

B A

B

Building Type Characteristics

Appropriate Site Conditions Rear Access Garage

A

Townhouse Variation 1 Townhouse Variation 1 Unit entrances at front of building only.

B

Appropriate site conditions:

Appropriate site conditions: Sites where all unit entrances can fro

Sites where all unit entrances can f Sites where front integral garages ar Unit entrances at front of building only. Garage at the rear of the building accessed Sites where site frontconditions: integral garages a Townhouse Appropriate throught public lane or private driveway Access to public rear lane or private Garage 1at the rear of the building accessed Variation throught public lane or private driveway Access to public lane or can privat Sites where all unitrear entrances fro Separated Garageat front of building only. Unit entrances Sites where front integral garages ar Garage at the rear of the building accessed throught public lane or private driveway Access to public rear lane or private

T

2 to 3 1/2 storeys Shares side walls with neighbouring units Individual unit entrance to grade at the front of building Distinct front and back side of building Private outdoor space, rear yard or deck Front or rear integral garages, or garage as separate structure Underground garage is sometime provided as part of larger development

AF

• • • • • • •

Appropriate when: • Vehicular access from public or private lane at the rear of the site • Adequate landscape area and setbacks are provided to screen adjacent property from lane

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Bringing it all together - Example of Types and Development Scenerios | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

5.1 BUILDING TYPES

Separated Garage

Appropriate when: • Vehicular access from public or private lane at the rear of the site • Consistent with existing condition along public or private lane • Rear yards can be accommodated for units

A

B A

B

A

B

Townhouse

Front Integral Garage Variation 2 Townhouse Variation 2

Townhouse Variation 2

Front Integral Garage A


Avoid wherever possible, only appropriate when: • No vehicular access can be accommodated at the • •

B A

rear of the site Adequate front yard landscaped setbacks and soil volume for street trees can be achieved Unit width is a minimum of 6.0m

A

B

B

62 Townhouse Variation 3 Townhouse


Appropriate site conditions: Sites where all unit entrances can fro

A A

AA

A A

AA B B

BB

ons: tions:

ont street with access totopublic lane orpublic driveway atdriveway rontonto onto public street with access public lane orprivate private atthe therear rearof ofsite siterear nces can front public street with access totopublic lane ordriveway atat the ances canpublic frontonto onto public street with access lane orprivate private driveway the rearofofsite site A A

A

A egarages not due character asasfront yard setbacks street B setbacks are notappropriate appropriate duetotoneighbourhood neighbourhood charactersuch such front yard landscaped setbacksor orsetbacks streettype type are due character such asaslandscaped front ororstreet l garages arenot notappropriate appropriate duetotoneighbourhood neighbourhood character such frontyard yardlandscaped landscaped streettype type B

where appropriate building and landscape bebeprovided driveway where appropriate buildingsetback setback and landscape screeningcan can provided eedriveway or driveway where building setback and landscape screening can ne orprivate private driveway whereappropriate appropriate building setback andscreening landscape screening canbebeprovided provided

T

ons:

ont onto public street with access to public lane or private driveway at the rear of site nces can front onto public street with access to public lane or private driveway at the rear of site

A generous landscape area along the rear property line provides

e not appropriate due to neighbourhood character such as front yard landscaped setbacks or street type garages are not appropriate due to neighbourhood character such as front yard landscaped setbacks or street type

buffer for adjacent property from new townhouses and garage and enhances the views from the townhouses

DR AF

driveway where appropriate building setback and landscape screening can be provided e or private driveway where appropriate building setback and landscape screening can be provided

A A

AA

A A

AA

B B

BB


Separate garages are integrated into the design of the building,

A

A

landscape and laneway.

A

A

B

ons: tions:

B

A A

AA

A A

AA B B

BB

Avoid front integral garages that dominate the building facade and streetscape leaving little room for landscaping and front yards. A A

A B

A B

ont street but access lane orpublic driveway atdriveway frontonto onto public street butno no access topublic public lane orprivate private atthe therear rearof ofsite siterear nces can front public street but nono access totopublic lane ordriveway atat the ances canpublic frontonto onto public street butto access lane orprivate private driveway the rearofofsite site

egarages acceptable and amounts front can bebeachieved acceptable andappropriate appropriate amountsofof frontyard yard landscape area/soilvolumn volumn can achieved are and amounts ofoflandscape front landscape area/soil volumn can alare garages areacceptable acceptable andappropriate appropriate amounts frontyard yardarea/soil landscape area/soil volumn canbebeachieved achieved

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Stacked townhouses share side walls and have units stacked vertically. All units have direct access to grade from the front of the building, allowing the rear of the site to be used as shared or private amenity space.

Typical Layout

Building Type Characteristics • • • •

Share side walls and have units stacked vertically Units have direct access to grade at the front of building Distinct front and back sides Underground parking typical

B

Appropriate Site Conditions

Various forms of stacked townhouses exist. Some arrangements have a single level at-grade units with a two-storey upper unit. B

AF

Appropriate when: • Rear yard to rear yard building relationship is preferred to interface with new or existing neighbourhood • Underground parking is provided • Servicing and loading areas are integrated into the building • Shadow, overlook, and privacy concerns are mitigated • No below-grade or at-grade private outdoor amenity spaces are provided along public street frontage

T

A

Design Considerations • • •

A

DR


5.1.2 STACKED TOWNHOUSE

Typical Layout

Provide prominence to the entry area by including canopy and stoop or porch Detail the entrance area carefully with high quality, durable materials, attention to detail and lighting Provide distingishing features in multiple block developments to improve wayfinding and variety to building design

B A

C

B A

C

Stacked Townhouse Variation 1 Unit entrances on one side of the building


Below-grade outdoor amenity spaces are not permitted along street frontage.

64

Units stack on top of one another with grade-related entrances

Stacked Townhouse Variation 1 Unit entrances on one side of the building Units stack on top of one another with grade-related entrances

Approp

Small s

Site wh

Large s

Parking Appropri

Small site

Site where

Large site

B

B B

A

A

B A B

T

A

with

DR AF

A

B A

B

B

B

A

A

A

Accessible units are desirable in a stacked townhouse form. Internalize stairs to the upper units to reduce impact on streetscape and public realm.

B

A

ing

ing

B

B

B A

A

C

C

B A

A

C


B

C B A

A

C

C B


B

B

A

A

A Small sites with shallow depths where all unit entrances can be seen from public street. Appropriate site conditions: C C

C

Site where a rear to rear condition is the preferred building condition. Small sites with shallow depths where all unit entrances can be seen from public street.

Large site withsite multiple blocks where rear to rear condition is desired along edge of sites as transition. Appropriate conditions: Site where a rear to rear condition is the preferred building condition. B A Parking is provided underground Small sites with shallow depths where all unit entrances can be seen from public street. Large site with multiple blocks where rear to rear condition is desired along edge of sites as transition. C

Site where a rear to rear condition is the preferred building condition. Parking is provided underground Avoid building frontage that is dominated by paving, stairs and entrances. Appropriate site conditions: Consolidate stairs where possible and provide landscaping to screen Large site with multiple blocks where rear to rear condition is desired along edge of sites as transition. below-grade entrances, enhance front yard, and streetscape. Small sites with shallow depths where all unit entrances can be seen from public street. en from public street. Parking is provided underground Site where a rear to rear condition is the preferred building condition. n.

Large site with multiple blocks where rear to rear condition is desired along edge of sites as transition. ed along edge of sites as transition.

65

Back to back townhouses share side and back walls with neighbouring units. and can have two frontages.

Type 1 - Back to Back, Mulitple Fronts

Building Type Characteristics • • •

Shares side and back walls with neighbouring units Units have direct access to grade often on more than one side of the building Underground parking


• • • • •

Type 2 - Back to Back, Single Front

Back to Back Townhouse Appropriate site condition Variation 1 -Unit entrances on both sides of building Small sites with two frontag

DR

Design Considerations

A

AF

Appropriate when: • All individual unit entrances can be seen from a public street • No privacy and overlook concerns to adjacent property • Direct connections to public sidewalk are accommodated on multi-block sites by streets or pedestrian mews

T

B

In multiple front buildings, design all primary frontages of the building to address private/public streets, pedestrian mews, or open spaces Provide prominence to the entry area by including canopy and stoop, or porch Detail the entrance area carefully with high quality, durable materials, attention to detail, and lighting Provide distingishing features in multiple block developments to improve wayfinding and variety to building design Grade related units can have private amenity space provided they are designed with appropriate relationships to adjacent streets or buildings

Sites with no privacty conce

Large site with multiple bloc

Parking is provided undergr

B

A



5.1.3 BACK TO BACK TOWNHOUSE

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Back to Back Townhouse Variation 2 -Unit entrances on front of building only


Small mid-block sites where all unit entrance

Sites where entrances at the rear of the build

A

B B

DR AF

T

A

B

A

Provide generous building setback to align with prevailing neighbourhood characteristics and patterns.

ere all unit entrances can be seen from public street.

nd not facing the rear of adjacent building or property.

eating pedestian mews with direct connection to public street.

A


B

B A

B A

ere all unit entrances can be seen from public street.

nd not facing the rear of adjacent building or property.

eating pedestian mews with direct connection to public street.

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Stacked and back to back townhouses share a rear wall as well as a side wall and have multiple units stacked vertically. This building type is complex and requires special attention to site organization, building placement, and unit access. D

Building Type Characteristics • Share side and back walls and have units stacked vertically • Unit entrances have direct access to grade often on more than one side of the building • Underground parking


Type 1 - Stacked and Back to Back, Multiple Fronts

B A

D

C

B


AF

Appropriate when: • All individual unit entrances can be seen from public street • No privacy and overlook concerns to adjacent property • Direct connections to public sidewalk are accommodated on multi-block sites by streets or pedestrian mews • No below-grade or at-grade private outdoor amenity spaces are provided along public street frontage

T

A


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C

• • • • •

E

C

DR


5.1.4 STACKED AND BACK TO BACK TOWNHOUSE

In multiple front buildings, design all primary frontages of the building to address private/public streets, pedestrian mews, or open spaces Careful design of pedestrian mews and/or private streets are required to provide comfortable, safe, and attractive environments for residents Provide prominence to the entry area by including canopy, stoop, or porch Detail the entrance area carefully with high quality, durable materials, attention to detail, and lighting Provide distingishing features in multiple block developments to improve wayfinding and variety to building design

B

E

A

D

C

Type 2 - Stacked and Back to Back, Single Front B A Appropriate site c Stacked Back to Back Townhouse Variation 2

D

Small sites with two

Unit entrances on both sides of building Units stack on top of one another with grade-related entrances Stacked Back to Back Townhouse Variation 2

A C B

D

Unit entrances on both sides of building Units stack on top of one another with grade-related entrances

Sites with no privac

Large site with mult

Appro Parking is provided

Small s

Sites w

Large s

Parking

B

C

C

B B D

A

D A

B D

D

A

C

C

A B

D A

B

B

D

C

C

C B

B

A

D

D

D

D

B

C

A

A

C

T

A

A

C

B

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A

cus, susae. Um exceate A ommodi tem fugia pa por autectibeari

DR AF

B

D

C B

C

C

A

A

D

B

E D

C

B

B

C

E

A

E

D

B

B

C

C

D

C

D

A

onditions:

E

A


C B C

B

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E

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A iberoviditas et, autectur? Itaturit, et qui quam estius dolut rovitat C

D

C all unit entrances can be seen from public Astreet. B A frontages where all unit entrances can be seen from public street. B B C D E E opriate site not facing theconditions: rear of Dadjacent building E or property. A E y concerns and not facing the rear of adjacent building or property. A D C D A sites with twomews frontages whereconnection all unit entrances can be seen from public street. ng pedestian with direct to public street. B ple blocks creating pedestian mews with direct connection to public street. D E E conditions: with no privacty concerns and not facing the rear of adjacent building or property. A underground D osite frontages whereblocks all unitcreating entrances can be mews seen from with multiple pedestian with public direct street. connection to public street. here all unit entrances can be seen from public street.

Appropriate conditions: cty and notsite facing the rear or property. B of adjacent building C g isconcerns provided and not facing underground the rear of adjacent building or property. B

C C

C

Smallcreating sites withpedestian two frontages all unit entrancestocan be seen tiple blocks mewswhere withA direct connection public street.from public street. eating pedestian mews with direct connection to public street. B C

B

A

Sites with no privacty concerns andD not facing the rear of adjacent building or property. d underground D

B

A

A D

C D

B

A

A

Large site with multiple blocks creating pedestian mews with direct connection to public street. D

Parking is provided underground

D

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Low-rise apartment buildings have a single main entrance providing access to all units through internal vertical access and corridors. This building type is preferred in locations where individual at-grade entrances are not desired.

Typical Layout

Building Type Characteristics Multiple units stacked vertically and horizontally A single main entrance to building providing access to all units internally Unit entrances accessed through internal corridors and vertical circulation Underground parking


Design Considerations • • • •

A

AF

Appropriate when: • Site is along major arterial road and/or individual unit entrances are not appropriate • The neighbourhood context has existing low-rise apartment buildings with similar built form • The building does not create shadow, privacy, and overlook concerns

B

T

• • • •

DR

Bringing it all together - Example of Types and Development Scenerios | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015

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5.1.5 LOW-RISE APARTMENT BUILDING

Provide prominence to the entry area by increasing visibility and direct connection to public sidewalk Detail the entrance area carefully with high quality, durable materials, attention to detail, and lighting Provide distingishing features in multiple block developments to improve wayfinding and variety to building design Grade related units can have private amenity space provided they are designed with appropriate relationships to adjacent streets or buildings

Apartment Variation 1 Units stack on top of one another Entrance to units are accessed through common lobby and hallways Units at grade may have access to exterior from unit Parking is provided underground

Appropriate site conditions: Site along major arterial roads where at entrances are not desired

A

A

T

B

DR AF

be

B

Considerations:

B

A

This building type can have many variations and can be adapted to various situations.

Several low-rise apartment buildings are arranged to frame the a courtyard internal to the site. Credit: Quadrangle Architects Limited.


Apartment buildings can take various forms with different internal arrangements. Central courtyard framed by graderelated units and open air corridors create a unique building layout in the example above. Credits: Scott Torrence Landscape Architecture.

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5.1.6 HYBRID BUILDING

Upper Floor

Upper Flo A

The hybrid building type combines lower units with direct at-grade access and upper units that gain access from a single main entrance and shared corridor and vertical circulation. This arrangement of Ground Floor units is acceptable in certain circumstances and provides consolidated access for upper units, while allowing landscape areas and grade related accesses to animate the public realm on lower levels.

Ground F

D

Building Type Characteristics • • • •

Multiple units stacked vertically and horizontally Lower units have direct access to grade Upper units gain access through shared entrance into building with vertical circulation and corridor Underground or rear integrated parking

Hybrid Appropriate site conditions: Type Variation 1 1 - Stacked and Back to Back, Multiple Fronts Flo Site along major arterial roads where unit Upper entrance C top of one another Units Astack on When many unit entrances are to be located in ped Grade-related unit entrances on both sides of Ground F C building accessed at grade Narrow sites where access to unit entrances at gra Ground Floor

Upper unit entrances accessed through B common lobby at grade with elevator access Hybrid to upper level hallway Variation 1 B

Deep sites where location unit entrances are better

Appropriate site conditions: Parking is provided underground

Upper Floor Site along major arterial roads where unit entrance

Units stack on top of one another

When many unit entrances are to be located in ped Upper Floor

T

Grade-related unit entrances on both sides of building accessed at grade


AF

Upper unit entrances accessed through Appropriate when: D common lobby at grade with elevator access • Site is along major arterial street and/or individual unit to upper level hallway entrances are not appropriate D • A reduction in individual unit access to grade is desired A • Site is too restricted to accommodate all unit entrances within pedestrian mews or walkways

Narrow sites where access to unit entrances at gra

Deep sites where location unit entrances are better Parking is provided underground

Up

Up Gro

A


• Hybrid buildings can be designed in different configurations. Consider site and neighbourhood context when proposing this building type • Provide shared lobby entrance along public street with good visibility • Individual unit entrances to have direct view to public street • Detail the entrance area carefully with high quality, durable materials, attention to detail, and lighting • Provide distingishing features in multiple block developments to improve wayfinding and variety to building design • Grade related units can have private amenity space provided they are designed with appropriate relationships to adjacent streets or buildings

Ground Floor

Upper Flo

Gr

Type 2 - Stacked, Single Front Ground Floor

DR


B D

Hybrid Variation 1

B

Ground F

Site along major arterial roads where unit en Appropriate site conditions: Upperunit Floor When many entrances are to be located Site along major arterial roads where unit en Narrow sites where access to unit entrances Upper Flo When many unit entrances are to be located

Hybrid Units stack on top of one another Variation 1 Grade-related unit entrances on both sides of Units stack on topatofgrade one another building accessed Grade-related unit entrances both sides of Upper unit entrances accessedonthrough building accessed at grade common lobby at grade with elevator access to upper level hallway Upper unit entrances accessed through common lobby at grade with elevator access to upper level hallway


B

Figure: Deep sites where location unit entrances are Narrow sites where access to unit entrances Parking is provided underground Ground F Deep sites where location unit entrances are

Parking is provided underground Upper Floor

A

Up Ground Floor B

B

Up Gro

Gr

B

C

C

Upper Floor

B D A

D

A

Ground Floor

er Floor Considerations:

B

C

C Upper Floor B

unit entrances are not desired

located in pedestrian mews

trances at grade is challenging round Floor

This building type allows some unit entrances to be centralized within the building accessed throught a common lobby and hallway. A D This results in improved building design, streetscape, safety, and Ground Flooraccessibility.

Upper Floor

B

C

- access to at grade units - etc......

g major arterial roads where unit entrances are not desired Ground Floor und Floor ny unit entrances are to be located in pedestrian mews

D

T

C

Consider the following when designing this building type: Considerations:

at grade This- access buildingtotype allowsunits some unit entrances to be centralized C - etc...... within the building accessed throught a common lobby and hallway. C This results in improved building design, streetscape, safety, and D B accessibility.

DR AF

where access to unit entrances at grade Bis challenging C onsiderations: A D Upper Floor Ground Floor

D

A This building type allows some unit entrances to be centralized within the building accessed throught a common lobby and hallway. This results in improved building design, streetscape, safety, and accessibility.

tes where access to unit entrances at grade is challenging B D site conditions: A s Dwhere location unit entrances are better located closer to public street ajor arterial roads where unit entrances are not desired C provided underground B B C unit entrances are to be located in pedestrian mews Upper Floor

C B

Considerations:

A

C

D

A

Consider the following when designing this building type:

nces are better located closer to public street

ate site conditions:

D

D

A

The hybrid building type can be employed when a reduction in individual unit

C to grade is desired. Consider the following when designing access this building type: B A

B here location entrances located closer to public street is building typeunit allows some are unit better entrances to be centralized Upper Floor hin the building accessed throught a common lobby andDhallway. A ovided underground is results inGround improved building design, streetscape, safety, and Floor A Considerations: cessibility.

- access to at grade units - etc......

D

B

A

A

Ground Floor Considerations:

This building type allows some unitthis entrances be centralized nsider the following when designing buildingtotype: where are not desired This building type allows some unit entrances to be centralized withinunit theentrances building accessed throught a common lobby and hallway. : Considerations: within the building This to results in improved ccess at grade units building design, streetscape, safety, and accessed throught a common lobby and hallway. e to be located in pedestrian mews This results in improved building design, streetscape, safety, and accessibility. stc...... where unit entrances are not desired This building type allows some unit entrances to be centralized

accessibility. within the building accessed throught a common lobby and hallway. unit entrances at grade is challenging Consider theinfollowing when designing this buildingConsider type: e to be located pedestrian mews This results improved building design, safety, and theinfollowing when designing thisstreetscape, building type: B accessibility. entrances are better located closer to public street Upper Floor - access to atatgrade unit entrances grade units is challenging - access to at grade units nd- etc...... -Consider etc...... the following when designing this building type: A t entrances are better located closer to public street - access to at grade units Ground Floor und - etc......


pper Floor

B

A

B

Upper Floor

Upper Floor

B

A

A

Ground Floor Internalizing parking garage into the building with private amenity space above is acceptable only if negative impacts such as shadow, privacy and overlook on

B

adjacent properties can be limited and resolved.

Upper Floor A B

Upper Floor

B

B

Upper Floor Ground Floor

A

A B

A A

Ground Floor

B

A

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Section 5.2 Development Scenarios, provides hypothetical examples of how site plans and site elements can come together successfully at different scales and with different site conditions.

5.2.1 SHALLOW MID-BLOCK PARCEL

On shallow sites, orient buildings and entrances parallel to public streets where maintaining the rear of the site for private and/or shared amenity space. Existing Building On Site

Public Street

Townhouse or Low-Rise

A F G

D

C

T

B

AF

E

Primary Building Face Pedestrian Connection Enhanced Landscape Area Shared Amenity Space Location of Private Amenity Area Tree Protection Area Individual Unit Entrance Shared Lobby Entrance

DR


5.2 DEVELOPMENT SCENARIOS

Public Street

a. Provide a primary building face with unit entrances or a d. Provide shared outdoor amenity/open space in areas with single shared entrance facing and parallel to a street. Do sunlight and access to indoor amenity space when provided. not provide unit entrance(s) at the rear of the building where Small, shallow mid-block parcel e. Enhance landscape areas along edge of the site by planting they do not have street frontage or where they face the rear shrubs and shade producing trees. sidesface of adjacent properties. AProvideorbuilding and unit entrance facing street or a single entrance to a lobby with unit access through internal hallway. Do not provide unit entrance at the rear of the building where entrances not havedriveways, public f. do Integrate vehicular access ramps, garbage

b. frontage Provideand walkway(s) to connect rear of the site to street facing the rear or sides ofthe adjacent properties.

storage, loading, and servicing areas internally within the building.

B-

publicto sidewalk. Areas along lines are Providethe walkway connect the rear of the site the to theproperty public sidewalk. Landscape areas along the property

C-

and the environment for to people inhabiting and connections. expected to enhance develop, coordinate developments work together to provide g. Setback/stepback building to align with neighbouring these spaces. Provideoverlooking shared outdoor amenities spaces in areas with sunlight and access to indoor amenity space when buildings.

EF-


D-

landscaped to toprovide a green buffer to adjacent properties lines are to be provided buffer development from adjacent properties. When adjacent properties are

74

provided.

c. When adjacent properties areedge expected to redevelop, Provide enhanced landscape areas along of the site.

coordinate developments to work together to provide Integrate and consolidate garbage storage, loading, and servicing areas internally within the building massing. connections. Integrate driveways and vehicular access into the massing of the building and setback/stepback building to align with existing building.

T

Locate outdoor amenity space in areas with good sunlight

DR AF

Well landscaped walkways provide access to public sidewalks and help connect to adjacent developments

New development is setback a minimum of 7.5m from rear of adjacent properties and much adhere to the appropriate angular plane

RATIONALE

Many of Toronto's streets are lined with narrow lots, but over time consolidation of lots have created larger sites with wider public street frontages. To successfully develop these sites with low-rise buildings, consideration must be given to the impact of site organization and built form on adjacent properties.

It is possible for a building to employ an internal organization where single or multiple entrances are located fronting a public street, which retains the rear of the site as shared or private outdoor amenity space and landscaped area.


At grade private amenity space for rear facing units

There can be challenges to redeveloping these sites especially with the stacked and back to back townhouse type. Dependent on the character of the neighbourhood, this building type can work well to frame the edges of streets and reinforce the street wall. It is important to recognize the character of the neighbourhood to determine the appropriate relationship the building should have with its neighbour.

Individual unit entrances facing the rear yards of abutting properties should be avoided due to the lack of visual connections to a public street, safety and way-finding concerns for residents and visitors. Locating entrances at the rear also

New apartment building development respects neighbourhood context by providing front yard setback consistent with adjacent buildings. Credit: Audax Architecture. Photo by: Joy von Tiedemann.

creates atypical building relationships which are not desirable or consistent with Toronto's urban structure.

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5.2.2 DEEP MID-BLOCK PARCEL

Use appropriate building type on deep mid-block sites to reduce travel distance to unit entrance from public streets. Consider apartment or hybrid building type to limit negative pedestrian experience to entrance along the sides of buildings. Existing Building On Site

Public Street A

Townhouse or Low-Rise

C

Primary Building Face Pedestrian Connection

B

Enhanced Landscape Area

F

E

AF

D

G

T

F

Shared Amenity Space Location of Private Amenity Area Tree Protection Area Individual Unit Entrance Shared Lobby Entrance

DR

Public Street

a. Orient building frontage parallel to street and align with neighbouring buildings. Provide grade-related uses along street frontage – eg. Residential uses in residential areas Small,anddeep mid-block parcel retail in Avenue or mixed use areas where appropriate. AB-

C-

f. Provide landscaped and well-lit pedestrian walkway to individual unit entrances with visual connection to public Provide building frontage parallel to street with grade-related uses along street. street. b. For deep mid-block sites, provide building entrance to a For small, deep mid-block sites, provide building entrance to a shared lobby and hallway access to units. shared lobby with internal corridor and vertical circulation Avoid locating unit entrances where residents and visitors will have to travel deep into the rear of the site for access access. to units. Avoid locating unit entrances which cannot be seen from a public Integrate vehicular accesssidewalk. into the building massing and internalize underground entrances and service/load ing areas within building massing.

DECITY OF TORONTO 2014 / 2015

F-

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e. Provide private and shared outdoor amenity spaces where appropriate.

c. Integrate vehicular access ramps, garbage storage, service Provide enhanced landscape areas along the edge of the site by planting shade-producing trees and and loading areas into the building massing. Provide shurbs/bushes.. vehicular access through private driveway under building Provide private outdoor amenity spaces where appropriate. when Providerequired. vehicular access throught private driveway. d. Provide enhanced landscaped areas and screening along the edge of the site by planting shade-producing trees and shurbs.

Orient building parallel to street and align with adjacent buildings

T

Limit the number of individual access to grade to improve public realm

DR AF

Integrate ramps, garbage storage and service areas into the building

Enhance pedestrian walkway to entrances by providing high quality landscape design and planting materials

RATIONALE

Deep sites with narrow public street frontage present significant site organization challenges in redevelopment. These sites typically have difficulty providing individual unit access to grade, vehicular access, loading and servicing areas, and adequate landscaped setback areas.

be designed to have the characteristics of a public street. Landscaped setbacks are especially challenging in narrow and deep sites. It is important to provide landscaped areas with adequate soil volume to sustain large growth trees to screen adjacent properties.

When units are facing toward the side of the property, generous landscaped setbacks are required to allow sky view and light into the units, provide a pleasant aspect for residents, and screening from adjacent properties. When a pedestrian walkway is providing access to individual unit entrances along


Upper units accessed via entrance lobby with shared corridors and vertical circulation improve accessibility and public realm

the sides of a building, the walkway must be well-lit with high quality landscape design to create a comfortable pedestrian environment. When the site is very deep and the travel distance required to access a unit entrance from a public street is greater than 6-8 units, consider the apartment building type which provides access to individual units via an entrance lobby at the public street with shared internal corridors and vertical circulation. Vehicular access, loading and servicing areas for deep sites are to be integrated into the building and the width of the access is to be kept to a minimum to reduce impact to public realm. When a private street or vehicular mews is proposed, they must

Pedestrian walkway and shared amenity space work together to provide access to grade-related units and gathering space for residents. Credits: David Peterson Architect Inc., Triumph Developments. Photo by: Ben Rahn/A-Frame.

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Conserve and maintain prominence of heritage properties and Heritage Conservation Districts (HCDs) by respecting and responding to heritage features in new development. Existing Building On Site Townhouse or Low-Rise Primary Building Face Pedestrian Connection Enhanced Landscape Area

C

E

D

G

A

Location of Private Amenity Area Tree Protection Area Individual Unit Entrance Shared Lobby Entrance

F

DR

Public Street

Small parcel with heritage resource


Shared Amenity Space

H

a. Respect heritage building and landscapes by setting new buildings back to provide prominence to heritage site.

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Public Lane

AF

I

T

B

Public Street


5.2.3 PARCEL ADJACENT OR WITH HERITAGE RESOURCE

f. Provide landscaped and well-lit pedestrian connection through site.

b. Integrate underground garage ramp, service and loading g. Use rear lane access for parking where possible. AIntegrate underground garage ramp, service/loading areas into building massing. areas into building massing. BProvide primary unit entrances facing public streets. For back-to-back,h. andSetback stacked townhouses, avoidbuilding in height to align with and transition primary entrance at the facing back of public the building. c. Providelocating individual unit entrances streets. For adjacent buildings and context. C -stackedPlace new building parallel to public street to frame streets and public spaces. and/or back to back townhouses, avoid locating unit i. Enhance landscape area along the edges of site to screen D -entrances Respect heritage at the backbuilding....... of the building. new development from existing properties. ELocate shared amenity spaces central to the development and provide indoor amenity spaces adjacent to outdoor spaces. parallel to public streets to frame d. Place new buildings F - streetsProvide pedestrian connection through site. and public spaces. G-

Lane access, rear parking where possible.

e. and locate sharedbuilding outdoor amenity spaces buildings central to H -ProvideSetback and transition to align with adjacent and context. the development in areas with sunlight and access to indoor IProvide front yard setback to align with adjacent building. space landscape when provided. J - amenity Enhance area along the edges of site to screen new development from existing properties.

Transition to Fit In with Adjacent Built Forms and Frame Street

Incorporate Heritage Landscape Design as part of Conservation Strategy

DR AF

Provide Front Yard Setback to Align with Adjacent Built Form

T

Preserve Prominent Views of Heritage Building with Strategic Building Setback and Stepbacks

RATIONALE

New developments have to be carefully designed to protect and conserve the character of a heritage asset. Where redevelopment occurs on or near a site with heritage assets, various strategies can be employed to respect and complement the scale, character, form and setting of the heritage resource.

In locations where redevelopment is considered appropriate, heritage properties should be referenced to inform the scale and contextual treatment of the new development. "Breathing space" or setbacks between the new development and the heritage property help maintain the prominence of the heritage building and allow for preservation of heritage features such as windows and cornices which would otherwise be hidden. An on-site heritage building or structure should be conserved in its three-dimensional form. Protect and frame views to heritage features such as steeples, roof lines, and other identifying heritage features to help preserve the heritage value of these properties.


Respect and Enhance Architectural Features and Rhythms of Heritage Building

Design of the new development is informed by the character of the adjacent Victorian townhouses. Extra care must be taken to maintain and enhance the neighbourhood characteristics such as front yard landscape and entrance design.

79

Consider building location to avoid creating undesirable site conditions on multiple building block sites. Arrange buildings to allow direct views from public streets to pedestrian mews, unit entrances, and amenity spaces. Public Street Existing Building On Site

A

Townhouse or Low-Rise Primary Building Face B

D H

I

J

Pedestrian Connection Enhanced Landscape Area

F

T

G C

E

K

AF

Public Street


Public Street

DR


5.2.4 PARCEL WITH MULTIPLE BUILDING BLOCKS

a. Provide building face and unit entrances facing streets.

b. Place new building parallel to public streets and align with setbacks of adjacent buildings.

Parcel with multiple building blocks

c. Provide streets to access deeper sites . If the street is private,

g. Integrate and consolidate garbage storage, loading, and servicing areas internally within the building.

h. For building blocks with a building facing a side yard, locate unit entrances on one side of the building with greatest visibility

Provide building face and unit entrance facing street and accessibility to pedestrian mews and/or street. street to building have characteristics public B - designPlace new parallel to publicofstreet andstreets providewith entrances with views to public streets. A-

sidewalks, street to trees, anddeep pedestrian i. Private amenity spaces can be provided for new C - pedestrian Provide private driveway access sites andamenities. design to have character of publicoutdoor streets with pedestrian sidewalks, trees, and pedestrian amenities.

d. Provide well-designed pedestrian mews by incorporating DE-

developments adjacent to side yard of the adjacent property,

provided an appropriate Provide well designed pedestrian mews by incorporating landscape areas, lighting , andthat entrance designs. building setback and landscape

landscape areas, lighting, and articulated entrances within the

Provide landscape area to buffer new development from adjacent sensitive land uses such screening canasbedesignated achieved.

development site.

Neighbourhoods, school, or parks and open spaces.

F-

j. . Enhance landscape areas along edge of the site by planting Locate indoor amenity spaces to connect with the outdoor amenity space

e. Provide landscape area to screen new development G-

from adjacent sensitive land uses such as designated

Locate shared amenity spaces in areas with sunlight and central to the development block for better place

Neighbourhoods, schools, and/or parks and open spaces.


making opportunities.

80

shrubs and shade-producing trees.

k. Protect and avoid damage to existing trees on or adjacent to

development site. H - Provide Private driveways should be designed to look like public streets f. and locate shared outdoor amenity spaces central to with sidewalks, generous landscaping areas IJ-

and street trees. the development in areas with sunlight and access to indoor

Integrate and consolidate garbage storage, loading, and servicing areas internally within the building massing.

amenity space when provided.

For building blocks with building facing side yard, locate unit entrances on one side of the building with greatest vibility and accessiblity to pedestrian mews.

K-

Rear yards can be provided for new development block facing the side yard of the adjacent property, provided that an appropriate building setback can be achieved.

L-

Provide enhanced landscape areas along the edge of the site.

Integrate and consolidate garbage storage, loading, and servicing areas internally

DR AF

T

Locate unit entrances to have greatest visibility and accessibility to pedestrian mews and/or street

Locate shared outdoor amenity spaces in areas with good sunlight and central to the development

Design private streets to have characteristics of public streets

Enhance landscape areas along edge of the site by planting shrubs and shade producing trees

RATIONALE

Small communities are created when multiple building blocks are developed on a site. These developments are large enough to form a distinctive character of their own, but too small to become their own neighbourhoods. Parcels with multiple building blocks should look at the site's configuration and neighbourhood character to identify the appropriate site organization, building type and public realm design to strike a balance between fitting-in and creating a sense of place.

Buildings can be placed parallel to the public street on shallow multi-block sites when no buildings are behind another. On deep multi-block sites, buildings are better arranged when perpendicular to public streets where unit entrances have direct view to public streets. The pedestrian mews on deep sites serve as the main access for units and must be designed with a high quality pedestrian experience in mind. When the visibility

of entrances from public streets is compromised, apartment or hybrid building type may be more appropriate for the site.


Provide well-designed pedestrian mews with generous facing distance for access to units

Building types may vary throughout the development dependent on the location of the particular building block. For example, blocks directly adjacent to another property may be better suited with a built form where the rear of the building faces the side. This relationship is more appropriate than having the front of a building facing the side of another. Internal to the development site, buildings should have front to front facing relationships with adequate facing distance between blocks. Below-grade terraces should be limited to allow room for landscaping and soil volume for large trees.

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"Tower in the Park " sites which are able to accommodate low-rise building development can re-establish neighbourhood scale along street edge, improve existing site/building conditions, and incorporate enhanced on site amenities for the residents and public. Public Street A

Existing Building On Site

K

K

J

I B

Pedestrian Connection Enhanced Landscape Area

F

T

K

C

G

L

D

J

D

J

AF

J

E

Townhouse or Low-Rise Primary Building Face

D

H

Public Street

N

M


Public Street

DR


5.2.5 LARGE PARCEL WITH TOWER AND NEIGHBOURHOOD EDGE

a. Improve existing tower site and building frontage by enhancing h. Improve garbage storage, loading, and servicing areas of the landscape design and public realm. Existing pedestrian walkways, existing building by providing internal and integrate garbage driveways, surfacing parking andand otherneighbourhood landscape features should and loading areas. These areas can be consolidated and shared Large parcel with tower edge be considered as part of redevelopment of site. between the new and existing buildings when possible. AProvide building face and unit entrance facing street b. B -Place new buildings parallel to public streets and entrances Create newstreets. and improved private outdoor areas for existing ground Place new building parallel to public street andlocate provide entrances with i. views to public with views to public streets. floor apartments at grade. CProvide shared outdoor amenity spaces for new development and locate indoor amenity spaces to connect


the outdoor where appropriate. c. Provide with shared outdoorspace amenity space in a visible and accessible j. Protect and avoid damage to existing trees on or adjacent to locate existing indoor amenity spaces to connect with new the outdoor development site.of Preserve D -area andImprove pedestrian walkways and provide connections to enhance connectivity the site toexisting mature plantings and trees space. surrounding neighbourhood. and improve planting conditions where appropriate.

82

ENew development along Neighbourhood edge are to be designed to compliment and respect the prevailing d. Improve existing pedestrian walkways and provide new k. Remove under-used surface parking and driveways. Surface built form, scale, and character of connections to enhance connectivity ofthe theneighbourhood. site to surrounding parking located along public street frontage is to be removed and F -neighbourhoods Integrate underground garage ramps into the new where possible replaced or integrate other uses such aslandscape areas. and amenities. Ensure walkways are building accessible, with well designed well-lit, indoor and well-landscaped. amenity spaces to create new community focus. l. Provide shade producing trees and shrubs to screen surface GImprove amenity spaces and facilities for existing residents. e. New development along Neighbourhood edge are to be designed parking area from view. H -to compliment Improveand garbage storage, loading, and servicing areas of the existing building by providing internal and respect the prevailing built form, scale, and m. Setback andthe transition built form to align with adjacent building integrate garbage and loading areas. Service areas can be of the existing building and new development character of the neighbourhood. setbacks and heights. can be consolidated when appropriate. f. Integrate underground garage ramps into the new building where IImprove existing landscaped areas including pedestrian walkways, driveways, surfacing othernew buildings to allow good access to n. Consider the parking locationand of any possible or integrate other uses such as indoor amenity spaces to landscape features. sunlight and sky view for existing and new residents. create new community focus. JProtect and accommodate existing trees on site by placing new buildings and construction away from g. Improveprotection amenity zone. spaces and facilities for existing residents. K-

Remove as much surface parking and driveways as possible. Surface parking located at the front of the building facing a public street are to be removed and replaced with landscape areas.

L-

Provide shade producing trees and shrubs to screen surface parking area from view.

Setback and transition built form to align with adjacent building in setback and height Provide generous setback between existing tower and new low-rise building

T

DR AF

Provide shared outdoor amenity space in visible and accessible area

Reduce surface parking and improve onsite vehicular and pedestrian circulation

RATIONALE

The "Tower in the Park" design principle was widely used in many parts of Toronto. The design principle placed towers away from the public streets and set buildings centrally within the site, promising large open green spaces for its residents. However, these types of developments were often "Towers in the Parking Lots" instead and disrupted the pedestrianoriented scale and character of many traditional Toronto neighbourhoods. Some tower sites can accommodate low-rise building developments to spur improvements to existing site conditions and re-establish connections to its neighbourhood context. In this example, new buildings are oriented parallel to the street with front yard setbacks consistent with adjacent properties to redefine the street edge. Primary unit entrances are located to be highly visible from the public street to ensure the safety and security of the residents and community.

New buildings should also begin to frame outdoor amenity spaces within site and create urban 'rooms' to contain various activities. Introduce programmed amenity spaces to encourage a variety of different uses and users. Physical and visual connections through site to public streets are important and integral to creating a safe and attractive place for people.

Through the development process, issues regarding vehicular access, loading, servicing, garbage storage and collection activities must be resolved to eliminate existing negative site conditions. Replace vehicular accesses and surface parking areas with new landscaped green space to offset the impacts from development of the site. Existing landscaping and amenities should be enhanced to improve the quality of the remaining open space. Loading, servicing, garbage storage and collection areas are to be integrated and internalized into the existing or new building. Ramps to underground garages should be integrated within the new building massing. In some situations, integrating other functions such as amenity spaces to an underground ramp can be accepted.


Improve existing condition of tower and site as part of redevelopment

It is imperative to address the negative conditions of "Tower in the Park" buildings when considering redevelopment with lowrise buildings. As the tower(s) is often in 'slab' form and can cast a considerable shadow on its site, it is important to avoid locating new development in the shadow of the tower.

83

Large sites with multiple blocks require a master plan to locate new streets, buildings, and parks/open spaces in order to integrate the new community into the surrounding neighbourhood. Existing Building On Site Townhouse or Low-Rise

Public Street F

B

T

AF

New Public Street

M

Enhanced Landscape Area

K

G

C

L

D

M C

I

E


J

A. Provide a new public street to provide address and access to development and improve visibility and access to the existing park. Align with existing public streets where possible.

C. Protect and accommodate existing trees on site by placing new buildings and construction away from protection zone.

D. Consolidate underground garage access, service and loading areas on site and minimize impact by providing landscaping and screening. E. Internalize ramps, loading spaces, and garbage storage within the building.


Pedestrian Connection

H

A

B. Provide building face and unit entrances facing the street and provide appropriate building setbacks by looking at existing and future planned context.

84

Primary Building Face

DR


5.2.6 LARGE DEVELOPMENT WITH MULTIPLE DEVELOPMENT BLOCKS

F. Design and integrate new development into the existing neighbourhood by providing appropriate building setbacks, stepbacks, and built form. Provide a mix of building types on large developments with multiple blocks. G. Provide parking access from public lanes or shared driveways where possible.

H. Create place making opportunities by providing well-designed accessible amenities in a central and visible location. I. Provide well designed pedestrian mews by incorporating landscape areas, lighting, and entrance designs. J. Provide enhanced landscape areas along the edge of site to screen new development from adjacent properties. Properties where change of land use designation occurs (ie. transportation corridors, ravines, employment uses), require additional attention to landscape in order to provide appropriate landscape buffer. K. Orient buildings to frame edges of parks and open spaces to provide visibility and animation. Avoid orienting buildings with the rear facing park. L. Locate POPS and shared amenity spaces in areas with good access to sunlight and coordinate design with adjacent parks and open spaces to expand usability. M. Protect for future public street and pedestrian connections to adjacent sites.

Orient buildings to frame edges of parks and open spaces

Design POPS or shared amenity spaces to enhance with adjacent park and open space

DR AF

Provide unit entrance facing park to animate the park edge

T

Configure new public street to improve visibility to existing parks and open spaces

RATIONALE

Public streets, parks, open spaces, and built form all work together to define a new public realm for large sites with multiple development blocks. The success of these new communities depends in part on how well it accomplishes the interface with its context. The organization of the building blocks on large sites is critical in creating a transition between existing and new communities. It is vital that new developments respect the positive characteristics of its context and further enhance these attributes to create a cohesive neighbourhood.

centrally within easy access to the community with prominent public street frontage, access to sky view and sunlight. Opportunities to expand public parks are encouraged. POPS should work together with existing open spaces to increase the possible activities and uses for the park.


Design building to address the corner at corner sites

Public streets are one of the fundamental building blocks to city building. On large sites, new public streets are often required to provide access to the new community. By aligning new streets to existing ones, they help stitch together the communities. Public streets and pedestrian connections beyond the site should also be identified, considered, and opportunities for future extensions should be protected. Public parks and open spaces are central to each new neighbourhood and can be used as an organizational element for large sites. They are civic spaces and place-makers which bring a community together. Public parks should be located

Large blocks of townhouses can integrate well into established neighbourhoods by enhancing pedestrian connections and positive chracteristics of its context.

85

86


T

AF

DR


APPENDICES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

T

DR AF 6.0 Case Studies

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250 Manning Avenue – South District Developer: Urban Capital / 3s Architect: Richard Wengles Builder: Shram Homes Project Statistics General Description: 45 Freehold Townhouses with Common Element Type: Townhouse

T


Trinity Towns

Building Height: 12m

AF

Site Area: 4,082 sq. m Total GFA: 7781.96

Site Coverage: 1.91 FSI No. of units: 45

Separation distances between blocks: 8.5m


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Elevation

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Context Plan

Setbacks: 3rd Storey Stepback

No. of parking spaces and location: 45 underground Common Amenity Area: None Vertical Circulation: Stair Surrounding Land Use: Residential Process and Status: Completed

Townhouse Block Plan

Introduction • Project consists of 45 3-storey townhouses on formerly vacant Catholic Elementary School lands. All townhouses front onto a public street Site Context • The property is in, and is surrounded on all sides by a Neighbourhoods designation Site Organization • Site is organized in a linear pattern with fenced rear-yard

Front Elevation at Night

• Lot frontages range from 4-5.8m are consistent with properties to the north

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• 45 parking spaces provided below grade, visitor parking on-

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amenity space


DESCRIPTION

street and in a new 43-space Toronto Parking Authority directly south of site

• Garbage is picked up at curb by the City, each unit has a specific screened location at front for storage of bins Building Massing and Design

• Project design is in-line with existing physical character and streetscape of the neighbourhood

• The 3rd storey of the townhouse is set back further from the front building line to reduce the perceived height of the building at the sidewalk level

• Front elevation building mass is broken up through building

Landscaped Side Access

material articulation and glass and metal stair hand railings • Setbacks along public streets are planted with shade trees, shrubs, grasses and perennials to enhance the architecture of the townhouses

Side Elevation

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362 Wallace Avenue – South District Developer: Sommerset Wallace Development Architect: Kregg Fordyce Architect Landscape Architect: Harrington McAvan Project Statistics General Description: Infill on Brownfield Site Type: Stacked and Back to Back

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Wallace Walk

Building Height: 13 m

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Site Area: 12 634 sq. m

Total GFA: 18, 150 sq. m Site Coverage: 1.54 FSI

No. of units: 167 residential; 20 non-residential Separation distances between blocks:12 m


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Perspective

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Context Map

Setbacks:

No. of parking spaces and location: 179 + 22 Visitor Underground + 19 on-street Common Amenity Area: 475 sq. m Community Facility Vertical Circulation: Stairs Surrounding Land Use: Residential & Rail Corridor Process and Status: Under Construction

Section

Introduction • Project consists of 167 stacked and back to back townhouses, 20 non-residential condominium units, a new public street, an extension of Macaulay Avenue to the new street and a new community facility at 362 Wallace Avenue Site Context • The site is bounded by Employment Areas to the north, as well as Neighbourhoods to the north, east and south, and the West Toronto Railpath to the west of the site Site Organization southern end of Edwin Avenue to Wallace Avenue • Macaulay Avenue extends westward to meet Sousa Mendes

Site Plan

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Street. On the west side of Sousa Mendes Street are 20, 2-

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•Sousa Mendes Street, a new street, runs north/south from the


DESCRIPTION

storey non-residential condominium units with 40 underground

parking spaces containing offices, small scale retail, workshops and studios

• On the east side of Sousa Mendes Street are 167 stacked and back to back townhouse units, 13m in height arranged in blocks of 13-21 units, with 3 blocks located north of the MaCaulay Avenue extension and 6 blocks located south

• 179 resident parking, 22 visitor parking spaces underground and 19 on-street parking spaces.

Perspective

• A 475 square metre community facility on the northwest corner of the site, which will be operated by a non-profit agency on behalf of the City Building Massing and Design

• Private amenity space provided in the form of balconies and roof terraces • A variety of trees, shrubs and perennials provided between units at entrances, along streetscape and between blocks •Design varies per Townhouse block, is contemporary with a mix of brick, aluminum panelling and window glazing

Elevation

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2 Holiday Drive – Etobicoke York District Developer: Menkes Developments Ltd. Architect: Turner Fleisher Landscape Architect: NAK Design Group Project Statistics

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General Description: The proposed development will be constructed in a variety of forms including stacked townhouses and back to back units arranged in 13 blocks with a central common amenity area. Type: Stacked Townhouses and Back-to-Back Townhouses

Townhouse block elevation

Building Height: 13m

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Dwell City Towns

Site Area: 21,824.71 sq.m

Total GFA: 25,355 sq.m

Lot Coverage: 35%, 1.2 FSI

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No. of units: 196

Townhouse Block Elevation

Separation distances between blocks, between end units: 12m-15m Setbacks: 2m-14m No. of parking spaces and location: 278; 269 below grade and 9 above grade Common Amenity Area: yes Vertical Circulation: Surrounding Land Use: Located in a Mixed Use Area surrounded by Neighbourhoods


Process and Status: Rezoning and Site Plan Approval (both complete)

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Built Form Separation

Front Elevation

Introduction • In 2008 the previous owner rezoned the property to permit the development of 4 residential apartment buildings. • The buildings ranged in height from 19 to 24 storeys with a total of 887 units & a maximum Gross Floor Area of 80,841m2, resulting in an FSI of 3.7 • In 2012 Menkes Developments Ltd. Initiated a zoning by-law amendment to permit 196 townhouse units Site Context Apartment Neighbourhoods to the north, south and west. Hwy. 427 is directly east of the site

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• South of Holiday Drive, opposite this development, is

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• The site has a mixed use designation and it is bounded by


DESCRIPTION

another townhouse development with a private driveway providing site access and circulation. Site Organization

• The site has13 stacked and back-to-back townhouse blocks located over an underground parking garage

•Blocks are organized around an internal private driveway. It provides access to the underground parking, services for

waste pick-up, and doubles as a fire route. A single point of access is provided off Holiday Drive

Site Plan

• The blocks are generally organized around the private driveway, landscaped walkways, and a centrally located landscaped open space

Building Massing and Design • The unit mix is varied and ranges in height from 4 storeys to 3 storeys in height •Terraces are located predominantly on the roof top or the top level. Grade related terraces are located away from the driveway, adjacent to internal walkways. • The design is contemporary with the use of brick and vision glass with secondary materials of spandrel and aluminum

Architectural Rendering

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120 Twenty Fourth Street – Etobicoke York District Developer: Diamondcorp with Minto Communities Architect: Guthrie Muscovitch Architects and Giannone Petricone Associates Landscape Architect: NAK Design Strategies Project Statistics General Description: 7 north-south oriented blocks

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Southshore

Type: Stacked and back-to-back Townhouses

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Building Height: 13.5m Site Area: 12,820 sq.m

Total GFA: 15,810.23 sq.m

Streetview Looking East

Site Coverage: 1.23

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No. of units: 148

Separation distances between blocks: varies from 13.3m-14.2m Setbacks: No. of parking spaces and location: 185 spaces underground Common Amenity Area: None Vertical Circulation: Stair

Surrounding Land Use: Neighbourhoods and Parks with Local Rail Lines and Employment to the immediate north Process and Status: Completed


Interior Pathway

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Introduction • 148 stacked and back to back townhouses in 7 blocks with a mix of 2 and 3 bedroom units • Residential infill redevelopment of a former industrial site (Sico Paints) on a 1.3 hectare irregularly shaped lot, with 44 units facing 3 public streets, remaining units front onto internal walkways

Site Context

west and residential to the south and east. • 18 existing mature trees on the site were preserved

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Site Organization

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• The property abuts a rail corridor to the north, a park to the


DESCRIPTION

• A 25m landscaped setback along the CN rail corridor runs the length of the north property line, and also includes the ramp to the underground garage, loading space and two garbage storage buildings

• Pedestrian circulation through the site is by internal

pathway accented by trees, benches and bollard lighting • 155 resident, 30 visitor parking spaces and 20 bicycle

Site Plan

parking spaces are accessed by a single ramp

Building Massing and Design

• Unit entrances organized so that most entry ways provide access to 4 units

• Three townhouse blocks have flat roofs with building heights between 10.5 and 11.5m, remaining blocks have peaked roofs with building heights of 13.5m. • Building material is predominantly brick, with private outdoor amenity spaces dominated by black metal handrails Front yard landscaping

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1088 Progress Avenue – East District Developer: Pace Developments Inc. Architect: Kohn Partnership Architects Landscape Architect: Marton Smith Landscape Architects Project Statistics General Description: The proposed development will consist of 3 blocks of back-to-back townhouses with south-facing end units on the southern end of the property

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Type: Stacked back-to-back townhouses

Building Height: 9.6-10.1m (to roof terrace)

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Site Area: 5,580 sq.m

Internal Street Perspective

Total GFA: 8,798 sq.m, 1.58 FSI

Site Coverage: 38% No. of units: 105

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Separation distances between blocks: 21.6m, (8.3-15.9 between end unit blocks) Setbacks: 5.1m to building face from Progress Avenue No. of parking spaces and location: 129 (21 V), underground Common Amenity Area: Playground, Centre Green, outdoor seating and arbours Vertical Circulation: Stairs Surrounding Land Use: Located in an Apartments Neighbourhood with Neighbourhoods to the south, Mixed-Use to the west, Parks to the east, and Apartments Neighbourhood to the north Process and Status: Site Plan Approval


Context Map

Section Through Buildings

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Introduction • The project consists of 105 units in 3 townhouse blocks 3 and 4 storeys in height on the south end of a 2 phase development with two condominium towers to the north. The 0.93 ha site is currently vacant Site Context • The property is designated Apartment Neighbourhoods, and is bounded by Apartment Neighbourhoods to the North, Parks

Sheppard Avenue, Progress Avenue and Orchard Place Drive, and a new public street is proposed

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Site Organization

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to the east, Neighbourhoods to the South and Mixed Use to the west. The property is also bounded by three streets,


DESCRIPTION

• The site is organized in a linear arrangement to provide

Site Plan

access to the parking ramp and shared outdoor amenity

space and provide visibility to unit entrances from streets • 130 parking spaces provided underground including 21 visitor

Building Massing and Design

• End units on Orchard Place Drive are grade related while north-south units have multiple stairs to entrances

• Private amenity space provided in courtyards and rooftop terraces

North Elevation

• Shared amenity space provided as a landscaped Centre Green, arbours and playground • Building materials consist of two colours of brick,

contrasting window fenestration and horizontal wood rail articulation at the ground plane. Black stair and balcony handrails dominate the facade

Architectural Rendering

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GLOSSARY AND FOOTNOTES | TOWNHOUSE AND LOW-RISE BUILDING GUIDELINES

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Address - a building with ‘address’ means its front door faces the public street

Courtyard – a landscaped open space, located in the centre of a single or consolidated block with no direct street frontage

Above-grade - space that is above ground level

Development Infrastructure Policy and Standards (DIPS) standards that establish clear directions for the layout and design of new public residential streets

Amenity - those architectural and landscape elements in, and at the edges of, open space that promote the comfortable use of a space Angular Plane – angular planes provide build-to envelopes to maintain and define the character of the street; ensure adequate access to sun and sky views; and govern relationships between adjacent differing built forms

Driveway - an paved vehicular access that typically leads from the street to a private or shared garage or service area Façade - the exterior parts of the building visible to the public, usually shown in elevation drawings, that represents the building, tells people about the building, what it is, how to enter, the nature of the interior uses and their relationship with adjacent buildings, streets and open spaces

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At-grade - space that is on the same level as the ground

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GLOSSARY AND FOOTNOTES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

Glossary

Articulation - the layout or pattern of building elements including walls, doors, roofs, windows, cornices and belt courses

Freehold - a privately owned property without shared or common elements

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Back of House Activities - Activities, essential to the efficient function of the development, that are commonly situated at the rear of the buildings (eg. garbage storage and vehicle access)

Forecourts - landscaped open space between the public sidewalk and the main entrance of a building.

Balcony - an outdoor elevated platform projected from or integrated into a building, enclosed by a parapet or railing

Bay - in architecture, any division of a building between vertical lines or planes, especially the entire space included two adjacent supports Below-grade - space that is below ground level


Common Element Condominium - as described in subsection 138(2) of the Condominium Act, 1998, S.O. 1998, chapter 19

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Corner Treatment - a situation where two planes meet and present a three-dimensional view of the building and where the architectural treatment acknowledges the building's prominence on the street in terms of views and presence

Frontage – the portion of a development parcel or lot facing a street, park or other publicly accessible open space Harmonious - having the elements arranged in a proportionate, orderly and pleasing method Heritage Conservation District (HCD) - an area of the city that is protected by policies and guidelines to ensure its conservation and careful management. HCDs are designated based on their historic or cultural significance Human Scale – the quality of the physical environment which reflects a sympathetic proportional relationship to human dimensions and which contributes to the citizen's perception and comprehension of buildings or buildings or other features of the built environment Infill Townhouse Guidelines - design guidelines introduced in 2003 by the City of Toronto to address townhouse developments on public streets and short private mews

Pedestrian scale - the quality of the physical environment which reflects a sympathetic proportional relationship to human dimensions and which contributes to a person's perception and comprehension of buildings and or other features in the built environment

Landscaped Setback- the space between the public sidewalk and building face characterized by hard or soft landscape treatment

Plazas - animated gathering place with predominantly hard surfaced landscape features flanking a public street. Porch - a raised area projecting from the building at the level of the entrance Permeable Paving - pavement that allows water movement through its surface

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Main Wall - the predominant exterior vertical wall face of a building

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Massing - the size and shape of a building above grade


Landscaped Open Space – outdoor area characterized by hard and/or soft landscape treatment, but excluding driveways and vehicular parking areas. On-site landscaped open space may be publicly accessible or privately shared common outdoor space at-grade

Mews Street - a privately owned and maintained street which provides for the full range of roles of a public street. A mews provides access and address at all times

Private Mews - a small privately owned and maintained street which provides for the full range of roles of a public street, providing access and address at all times

Overlook Condition - condition in which above-grade apartments or balconies have a view of private or public outdoor amenity spaces below them

Private Shared Driveway - a paved vehicular access under private ownership, from a street and used as a circulation route through a development either with or without parking; for services and access to garages; does not provide pedestrian access or address for buildings

Pattern of Alignment - the repeated location of the front face of buildings in relationship to the property line Pattern of Building - the repeated physical characteristics of buildings within an area, on a street or block, including the building footprint, organization and massing

Pavilion – the opposite of a streetwall building, a building that stands distinctly on its own surrounded by landscaping

Pedestrian amenity - architectural and landscape elements, including lighting, trees, four season landscaping, decorative paving, seating, public art, water features, etc., that promote the safe and comfortable use of streets and open spaces Pedestrian Mews - a privately owned and maintained pedestrian street which provides access and address to individual buildings and units within a larger development site. A mews is open to the public and accessible at all times.

Public Realm – streets, lanes and walkways, parks and other open spaces and the accessible parts of public buildings Public Street - a public way or thoroughfare in a City or town, usually with sidewalks Setbacks – refers to the distance between a property line and the front, side or rear of a building Separation Distance - distance between the face of a building and the face of another building or property line Siting / Building Orientation - the location, positioning and orientation of a building on its site, generally taking into account its relationship to adjoining properties, building and street boundaries

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Transition Between Zones of Intensity - on sites that are adjacent to lower height limits either on the block or across the street, the massing and shape of new development should step down to the adjacent height limit forming a base building at that height. Stepping the taller parts of the development away from the lower height area provides a transition from areas of differing intensity Treatment Train - a system designed to treat stormwater run off for water quality benefits and to reduce stormwater runoff peaks and volumes

Soft Landscaping – open, unobstructed area that supports the growth of vegetation such as grass, trees, shrubs, flowers or other plants, and that permits water infiltration into the ground

Storey – a habitable level within a building, excluding raised basements Stoop - a small landing in front of and at the level of the building entrance

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Stepbacks – refers to the setting back of the upper storeys of a building. Front and side stepbacks help to create a transition between built form of varying heights and provide appropriate separation between adjacent buildings and/or open spaces

Storey - a habitable level within a building, excluding raised basements

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Street - a significant part of the City’s open space system. In their role as connective linear open spaces, streets provide vehicular, pedestrian and utility access, address and light to individual lots and blocks within the urban fabric. In addition they are landscaped and lit in the evening and provide a setting for social interaction and neighbourhood activities. A street may be private if it performs the many roles of a public street Streetwall - occurs where the sides of buildings touch each other and the building facades visually join together into one long wall defining a street space

Street Proportion - the ratio of the height of buildings along the edges of the street and the width of the space between the building faces on each side of the street (includes setbacks)


Terrace - an outdoor sitting area which extends the interior living space and is either adjacent to or on top of a building

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Urban Design - the analysis and design of the city’s physical form

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(Open space on the block tends to be in the middle of the block and is typically fenced for private uses, for service or parking, or for use as a lane)

Siting / Building Orientation – the location, positioning and orientation of a building on its site, generally taking into account its relationship to adjoining properties, building and street boundaries

Traditional Block - divided into lots; on these, individual buildings are sited close to the perimeter streets with private open space at the rear and sometimes the side of buildings.

Urban Garden - a landscaped open space of intimate scale providing a tranquil setting adjacent to a city street Urban Tree Canopy - the layer of leaves, branches, and stems of trees that cover the ground when viewed from above Walkway - a street level exterior publicly accessible pedestrian way through the middle of a city block

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Townhouse and Stacked Townhouse Urban Design Guidelines

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