City of Toronto. Queen Street East: Ashbridge Precinct Urban Design Guidelines

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2 City of Toronto Queen Street East: Ashbridge Precinct Urban Design Guidelines The City of Toronto City Planning Division would like to thank all those who participated in the community consultation process. This document has been enhanced by your knowledgeable and helpful feedback. Photo credits: All illustrations and photographs by City of Toronto, except: pg. 5, 6: Images courtesy of the Ontario Heritage Trust pg. 7: Image courtesy of the Toronto Public Library For More Information Contact: Shawna Bowen, Planner City Planning, Urban Design

3 Table of Contents Mandate Introduction Study Area Historical Overview Community Feedback Planning Context Provincial Planning Documents Official Plan Zoning By-laws Avenues & Mid-Rise Building Study Built Form Guidelines Comparison Heritage Heritage Policies City's Heritage Register Archaeology Community Services & Facilities Area Character Existing Built Form & Character Main Street Characteristics Unique Characteristics Urban Design Guidelines Building on the Precinct's Assets Public Realm Guidelines Built Form Guidelines Site Organization Building Height & Massing Rear Transitions Vertical Articulation Front Setbacks At-Grade Transitioning to Existing Low-Rise Residential Buildings Ground Floor Height & Design Balconies Façade Materials Heritage Design Excellence & Sustainability Wood Frame Construction 45

4 Appendices Appendix A: Zoning By-Law Map Appendix B: Queen Street East Streetscapes Appendix C: Shadow Studies Appendix D: Community Services & Facilities Maps Appendix E: Existing Front Setback Conditions

5 Mandate The mandate for this guideline document developed as a result of City Council's direction. The direction was to develop a set of guidelines specific to the study area that comply with Official Plan policies, while taking into account the area's existing character and the objectives of the community. At its meeting of June 13, 2014 Toronto City Council adopted a motion stating: "City Council request the Director, Community Planning, Toronto and East York to assess the portion of Queen Street East between Leslie Street and Coxwell Avenue to determine whether either the existing Urban Design Guidelines for Queen Street East between Coxwell Avenue and Neville Park Boulevard or the emerging Urban Design Guidelines for Queen Street in between Jimmie Simpson Park and Leslie Avenue, and associated Official Plan policies, should be extended to apply to the portion of Queen Street East between Leslie Street and Coxwell Avenue, and report back to Toronto and East York Community Council in 2015." The study area as outlined in the Council motion falls between the boundaries of two recently completed studies, Queen Street East (Coxwell Avenue to Nursewood Road) to the east, and Leslieville to the west. Through observation and analysis of this study area, and through community consultation, it was determined that there were unique characteristics of this study area that warranted a thorough and distinct set of policies and guidelines. City Planning staff determined that an area-specific Official Plan policy would provide clarity regarding how the Official Plan applies to the area. The urban design guidelines contained here are intended to support and complement the Official Plan and Area-Specific Policy No The guidelines will be used as a tool to evaluate proposed development in the study area for lots that are able to support mid-rise development, and to place proposed development within the existing and planned context. This supporting document provides detailed implementation guidance that is intended to support vibrant, high-quality, appropriately scaled, mixed use development within the study area. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Aerial photograph of the Study Area (2013) URBAN DESIGN GUIDELINES 1

6 Queen Street East (Rhodes Avenue to Coxwell Avenue) 2 URBAN DESIGN GUIDELINES

7 1. INTRODUCTION The urban design guidelines contained in this document provide part of the planning framework for redevelopment in the study area and must be read in conjunction with the Official Plan and Area-Specific Policy No URBAN DESIGN GUIDELINES 3

8 1.1 Study Area The study area comprises all properties that front onto Queen Street East between Leslie Street and Coxwell Avenue. The study area falls between two recently completed planning and urban design studies - Queen Street East between Coxwell Avenue and Nursewood Road (the "Beaches") Urban Design Guidelines (2012) / Area Specific Official Plan Amendment No. 466 (2014) and the Leslieville Urban Design Guidelines and Area Specific Official Plan Amendment No. 469 (2014). The total length of the study area is just over one kilometre in length, a portion of which is contained within the Leslieville Business Improvement Area (between Leslie Street and Vancouver Avenue). The remainder of the study area does not fall within a BIA. Through the course of the community consultation and preparation of this planning and urban design study, the study area became referred to as the "Ashbridge Precinct", primarily because of the Ashbridge Estate that lies at the centre of the study area. The Estate was built and occupied by the Ashbridge family, one of the founding families of Toronto. Map of the study area 4 URBAN DESIGN GUIDELINES

9 1.2 Historical Overview Queen Street (originally Lot Street) was laid out by Lieutenant Governor Simcoe in the 1790s as the baseline for the lot and concession system in the town of York. The Town of York was located just south of Queen Street between the present day perimeter of George, Berkeley, Front and Adelaide Streets. King Street was York's "main street" and it extended to the east then turned northeast on a diagonal to converge with Queen Street at the bridge crossing the Don River. All traffic from the town of York would traverse the bridge and head along the Kingston Road (as it was known until the 1880s when it was renamed Queen Street East). The land east of the Don was divided into 200 acre lots with John Scadding being the first landowner just across the river. One of the founding families of Toronto, the Ashbridge family, is the only family in the history of Toronto to have occupied the same property for more than 200 years. Sarah Ashbridge and her family moved to the Town of York from Pennsylvania and began clearing land in In 1796, the Ashbridge family was granted 600 acres (243 hectares) between Ashbridge's Bay and present day Danforth Avenue. Woodfield Road, on the east side of the current property, was originally the farm lane leading to the fields farther north. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Patents for Part Lots 7, 8 and 9 were taken by Sarah Ashbridge in 1796 (Image courtesy of the Ontario Heritage Trust). URBAN DESIGN GUIDELINES 5

10 1.2 Historical Overview (continued) By 1884, the communities East of the Don River along Queen From its origins as a part of an agricultural frontier to a densely Street including Riverside and Leslieville, were annexed by the populated and diverse urban community, the Ashbridge Precinct City of Toronto and provided with water services and sewers. is distinguished by two properties, the Ashbridge Estate and the In 1893 all Toronto streetcars were electrified and the streetcar Russell Carhouse, both of which encompass large areas of land service on Queen Street East was extended to Lee Avenue. along Queen Street East, whose built-form, open space and use Historic atlases indicate that the area developed rapidly after contribute to the particular character of the neighbourhood while this and large tracts of land were subdivided creating the current maintaining elements which are significant to its history and street pattern. By 1890 houses and shops stretched from development. Broadview all the way to the Beach with only a few gaps, such as the Ashbridge Estate. In 1909, the area known as the Midway District, north of Queen Street, including the Ashbridge Estate, was annexed to the city. Between Jones Avenue and Coxwell Avenue there were still three creeks, crossed by tiny wooden bridges. In the 1920s these creeks were submerged into the sewer system. Map showing Ashbridge farm lots, May 15, 1912 (Image courtesy of the Ontario Heritage Trust) 6 URBAN DESIGN GUIDELINES

11 Coxwell The Ashbridge Estate was a working farm and prospered until the 1880s when the city expanded eastward and encroached on the estate. The oldest house remaining on the site, the Jesse Ashbridge House, was built in 1854 according to a design by Joseph Sheard, architect and Toronto mayor ( ). The Shingle Style mansard roof was added c In , the Ashbridge family sold off much of their land including the orchard for the Duke of Connaught Public School (1912) and S.H. Armstrong Community Recreation Centre. The house retains the qualities of its original setting as it is situated in a large landscaped and well-treed property extending along the north side of Queen Street contributing with its publicly accessible open space to the urban amenities of the neighbourhood. In 1972, the property was donated to the provincial agency, the Ontario Heritage Trust, by Dorothy Bullen and her sister Elizabeth Burton, the last members of the family who continued living on the property until The Russell Carhouse and yard located on the south side of Queen Street East at the corner of Connaught Avenue was originally built in 1913 by the Toronto Railway Company to house a paint shop. Six stub tracks entered the facility from Queen Street. When the King Street carhouse burnt down in 1916, Russell was hurriedly converted into a carhouse. In 1922, the TTC redirected all the streetcars to enter via Eastern Avenue when the western part of the yard was opened. In 1923, the TTC demolished the original building due to faulty foundations and the unstable Ashbridge's Bay "fill" which caused the building to sink. On December 13th, 1924, TTC opened the rebuilt carhouse. The property's importance to the TTC's streetcar fleet increased significantly in 1967 when the Danforth Carhouse was converted to full bus operation after the opening of the Bloor-Danforth subway. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Leslie Toronto Railway Company s Map showing Street Railway Lines, 1892 Lithograph (Image courtesy Toronto Public Library) URBAN DESIGN GUIDELINES 7

12 1.3 Community Feedback Through the community consultation process, residents identified many aspects of the area that they were interested in preserving and enhancing. The community also felt that the Ashbridge Precinct should have it s own set of guidelines rather than adopting the previously completed Leslieville or Queen Street East (Coxwell Avenue to Nursewood Road) guidelines to ensure that certain existing unique characteristics are maintained and that new buildings contribute to this character. Priorities identified in community feedback include: Preserve the character of the neighbourhood Protect existing green space & unique features such as the Ashbridge Estate Improve the pedestrian environment with wider sidewalks, improved streetscaping, bike parking & street furniture Ensure sunlight access on the street Create a family-friendly environment with family-sized residential units Encourage fine grain retail that serves the local community Promote walkability by prohibiting new curb cuts along Queen Street East and locating parking below grade 8 URBAN DESIGN GUIDELINES

13 URBAN DESIGN GUIDELINES 9 QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES

14 Queen Street East (Hastings Avenue to Alton Avenue) 10 URBAN DESIGN GUIDELINES

15 2. PLANNING CONTEXT There are a number of municipal and provincial policies and guidelines that provide direction for growth in Toronto. The following section provides a synopsis of these policies and guidelines and their applicability to the study area. URBAN DESIGN GUIDELINES 11

16 2.1 Provincial Planning Documents The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets the policy foundation for regulating the development and use of land. The key objectives include: building strong communities; wise use and management of resources; and protecting public health and safety. City Council s planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe (GGH) provides a framework for managing growth in the GGH including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council s planning decisions are required by the Planning Act to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. 2.2 Official Plan & The Avenues The City's Official Plan provides a long-term vision for the City that is intended to be supported by implementation plans, strategies and guidelines. These supporting documents, including the subject Urban Design Guidelines for the Ashbridge Precinct, provide detailed implementation guidance for new development within the study area. The Official Plan aims to create an attractive and safe city that evokes pride, passion and a sense of belonging, as well as identifying areas for growth. The Official Plan directs growth to the Downtown, Mixed Use Areas, Centres, and Avenues. Queen Street East is identified as an Avenue on Official Plan Map 2 Urban Structure. 12 URBAN DESIGN GUIDELINES

17 Section of the Official Plan describes Avenues as important corridors along major streets where reurbanization is anticipated and encouraged to create new housing and job opportunities, while improving the pedestrian environment, the look of the street, shopping opportunities and transit service for community residents. The Avenues will be reurbanized incrementally on a site-by-site basis and over the course of many years. The framework for new development on each Avenue is generally established through an Avenue Study with the intent of encouraging reinvestment and intensification on underdeveloped Avenues. Some of the city's Avenues function as traditional 'main streets' that serve the local and broader communities with a variety of non-residential uses. The more typical 'main street' Avenues, including parts of Queen Street East in the Ashbridge Precinct consist mostly of narrow lots with some larger and/ or underutilized lots. Due to the local characteristics, the opportunities for mid-rise development within the study area will not be the same as other Avenues in the city. The Official Plan notes that not all Avenues are the same. "Each Avenue is different in terms of lot sizes and configurations, street width, existing uses, neighbouring uses, transit service and streetscape potential. There is no 'one size fits all' program for reurbanizing the Avenues". Although Queen Street East was not identified by staff as a priority for an Avenue Study, a planning analysis of the portion of Queen Street between Leslie Street and Coxwell Avenue was considered appropriate in order to implement the Official Plan policies while taking local context into account through development of detailed urban design guidelines. Section Avenues, Policy 3.a) states that development may be permitted on the Avenues prior to an Avenue Study, provided an applicant has submitted an Avenue Segment Study as part of the application. Proposed development that is accompanied by an Avenue Segment Study will be considered on the basis of all of the policies of the Official Plan. Avenue Segment Studies are required to discuss the implications for the portion of the Avenue resulting from the proposed development and whether the proposed development would be setting a positive precedent for future development of the remainder of the Avenue. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Study Area Excerpt from Official Plan Map 2 - Urban Structure URBAN DESIGN GUIDELINES 13

18 2.2 Official Plan & The Avenues (continued) The Official Plan also includes development criteria to guide new locating and massing new buildings to frame the edges of development in different areas across the City. Development streets and parks; criteria are described for each of the Land Use designations providing an attractive, comfortable and safe pedestrian within the Official Plan. The study area has a variety of Land environment; Use designations (see map below), including, Mixed Use Areas, providing good site access and circulation, and adequate Neighbourhoods, Employment Areas and Parks. supply of parking for residents and visitors; The majority of the study area is designated Mixed Use Areas locating and screening service areas, ramps and garbage in the Official Plan. This designation permits a broad range of storage to minimize the impact on adjacent streets and commercial, residential and institutional uses, and includes residences; and policies and criteria to guide development. Mixed Use Areas are intended to accommodate most of the anticipated growth in the providing indoor and outdoor recreation space for building city with regard to retail, service employment and new housing. residents in every significant multi-residential development. The development criteria for properties designated Mixed Use Areas include: creating a balance of high quality commercial, residential, institutional and open space uses that reduce automobile dependency and meet the needs of the local community; providing for new jobs and homes for Toronto's growing population on underutilized lands; locating and massing new buildings to provide a transition between areas of different development intensity and scale; There are several properties within the Ashbridge Precinct designated Neighbourhoods. Neighbourhoods are physically stable areas and development within Neighbourhoods must respect and reinforce existing physical character. Policy requires new development in Mixed Use Areas that are adjacent to Neighbourhoods to provide a transition in scale and density towards the Neighbourhoods. New development in such an area is also required to maintain adequate light and privacy for existing residential properties, and to mitigate traffic or parking impacts on nearby residential streets. 14 URBAN DESIGN GUIDELINES

19 2.3 Zoning By-Law Most of the properties within the study area are zoned Commercial Residential, which permits a wide range of commercial and residential uses (under the former City of Toronto Zoning By-law ). Other permissions in the study area include: Commercial-Residential densities that range from The maximum permitted heights in the study area are 12.0 metres and 14.0 metres (approximately 4 storeys). The harmonized City-wide Zoning By-law is currently under appeal at the Ontario Municipal Board. It includes the same permissions as for the study area. There are two properties that are exempt from City-wide Zoning By-law and are subject to the former City of Toronto Zoning By-law QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES URBAN DESIGN GUIDELINES 15

20 2.3 Zoning By-Law (continued) The diagrams below illustrate (approximately) the application of the as-of-right heights within the study area. Much of the study area comprises 1, 2 and 3 storey buildings, while the as-of-right heights of 12 and 14 metres would permit up to approximately 4 storeys. Queen Street East at Rhodes Avenue Queen Street East at Alton Avenue 16 URBAN DESIGN GUIDELINES

21 2.4 Avenues & Mid-Rise Buildings Study In 2010, City Council adopted the Avenues and Mid-Rise Building Study and related performance standards (commonly referred to as the Mid-Rise Guidelines). The study includes performance standards for mid-rise developments along the City's Avenues that are identified on Map 2 Urban Structure of the Official Plan. The portion of Queen Street East that is identified as an Avenue (Broadview Avenue to Victoria Park Avenue, including the study area) was removed from the Avenues and Mid-Rise Building Study map in 2010 and therefore the performance standards/guidelines do not apply to Queen Street East. As previously mentioned, Urban Design Guidelines were prepared for both Leslieville (Jimmie Simpson Park to Leslie Street) to the west and Queen Street East (Coxwell Avenue to Nursewood Road) to the east. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Illustration of Performance Standards as applied to a sample mid-rise building (from the Avenues & Mid-Rise Buildings Study) URBAN DESIGN GUIDELINES 17

22 2.5 Built Form Guidelines Comparison Over the last several years, studies have been undertaken to develop design guidelines for built form, both locally and at a city-wide scale. The relevant studies include the Queen Street East (Coxwell Avenue to Nursewood Road) Urban Design Guidelines (2012) and Official Plan Amendment (2014), the Leslieville Guidelines and Official Plan Amendment (2014) and the Avenues and Mid-Rise Buildings Study (2010). Although none of these studies apply directly to the Ashbridge Precinct study area, the section comparison of the application of the built form guidelines on the opposite page illustrates the variations and consistencies amongst the various built form guidelines. Leslieville Study (Jimmie Simpson Park - Leslie Street Leslie Street Ashbridge Precinct Queen Street East (study area) Coxwell Avenue Queen Street East Study (Coxwell Street - Nursewood Road) Aerial photograph of study area 18 URBAN DESIGN GUIDELINES

23 REAR PROPERTY LINE shallow lot angular plane (Mid-Rise / Leslieville) deep lot angular plane (Mid-Rise / Leslieville) FRONT PROPERTY LINE 16.0m 14.0m 12.5m QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES 10.5m 12.0m 14.0m 18.5m 20.0m 45 o angular plane LANE Setback as required to achieve min. 4.8m curb - building face QUEEN ST. E. 7.5m Private Property 20m R.O.W. AS OF RIGHT MID RISE GUIDELINES QUEEN STREET EAST (WOODBINE PRECINCT) LESLIEVILLE Sample section drawing illustrating various built form guidelines URBAN DESIGN GUIDELINES 19

24 2.6 Heritage Heritage Policies Properties currently listed on the City of Toronto Heritage Register and those that are designated under either Parts IV or V of the Ontario Heritage Act will be conserved in accordance with relevant legislation, City policy and the Standard and Guidelines for the Conservation of Historic Places in Canada. In accordance with the City's Official Plan policies, Listed or Designated Heritage buildings are to be preserved in their entirety. Preserving only the façades is strongly discouraged. A Heritage Impact Assessment will be required for development applications that affect existing and potential properties. Treatment of Cultural Heritage is an important component of sustainable development and place making. Official Plan Section 3.1.5: Heritage Conservation, provides direction on the protection and management of the City's built, cultural and archaeological heritage resources. The Official Plan also provides direction on impacts of new development on, or adjacent to, a property on the Heritage Register, and directs that any new development should conserve the cultural heritage values, attributes and character of that property and to mitigate visual and physical impact on it. The Ontario Municipal Board recently issued the decision for appeals of the Official Plan Amendment 199 giving approval of the updated Heritage Policies in the Official Plan (except for those site-specific appeals that remain outstanding to this decision). Views of the Ashbridge Estate 20 URBAN DESIGN GUIDELINES

25 2.6.2 City's Heritage Register Queen Street East has a long history and the heritage buildings and cultural landscapes contribute to the overall character of the street. The Ashbridge Estate, located at 1444 Queen Street East, has been listed on the City's heritage register since 1973 and is commemorated by an Ontario Heritage Trust Provincial Plaque. The property is identified under section 25.2 of the Ontario Heritage Act as a provincially significant "Cultural Heritage Landscape" and a provincially significant "Built Heritage Resource" under the Standards and Guidelines for Conservation of Provincial Heritage Properties. The Duke at Queen Street East is a Listed Heritage Property (although not within the study area, is located at the southwest corner of the Leslie Street and Queen Street East). QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES The Duke of York Hotel, which is located at the southwest corner of Queen Street East and Leslie Street, directly adjacent to the study area, is a Listed Heritage property. Individual buildings of heritage interest will continue to be identified and studied for inclusion on the City s Heritage Register Archaeology Any sites that are identified by the City as having archeological potential in the City's Archaeological Master Plan will be required to include a Stage 1 Archaeological Resource Assessment as part of a planning application. The Ashbridge Estate contains a registered archaeological site. URBAN DESIGN GUIDELINES 21

26 2.7 Community Services & Facilities There are a range of community services and facilities within and close to the study area that serve the local community. These include parks, schools, community facilities and recreation centres, shelters/affordable housing, libraries and places of worship. As incremental redevelopment occurs within the study area, it is important to recognize the importance of these existing services that contribute to the quality of life and ensure that new services are introduced as needed. Parks & Open Space Community Services & Facilities Community facilities provide programs and activities for people of all ages. The following is a list of facilities within and in proximity to the study area: Schools: Duke of Connaught Jr. and Sr. Public School Child Care Centres: Woodfield Day Care (Woodgreen), Coxwell Early Learning & Child Care Centre Community Centres: S.H. Armstrong Community Recreation Centre, Applegrove Jonathan Ashbridge Park is a large public park located just east of Woodfield Avenue, with approximately 80 metres of frontage along Queen Street East. There are two other green spaces that front onto Queen Street East, including the forecourt of Greenwood Court and the open space at the Ashbridge Estate. Neither of these are publicly owned; however, they do contribute to the open space character of the area. Health Centres: East End Community Health Centre Places of Worship: Centre for Spiritual Living, Toronto Gospel Lighthouse Please see Appendix D for Community Services and Facilities maps. Other existing parks and open spaces within and adjacent to the Precinct include: Woodbine Park Maple Leaf Forever Park Duke of Connaught Public School Playground Main Sewage Treatment Plant Park S.H. Armstrong Community Recreation Centre 22 URBAN DESIGN GUIDELINES

27 Jonathan Ashbridge Park has significant frontage along Queen Street East. URBAN DESIGN GUIDELINES 23

28 Queen Street East (Greenwood Avenue to Vancouver Avenue) 24 URBAN DESIGN GUIDELINES

29 3. AREA CHARACTER Queen Street East in the Ashbridge Precinct has a character that is influenced by the mix of uses and building types within the area. Many blocks comprise street-related, mixed-use buildings with commercial uses at grade and residential dwellings above. Single and semi-detached residential buildings, many with landscaped front yard setbacks, are interspersed throughout the Precinct. Unique buildings and uses in the area - the historic Ashbridge Estate, the Russell Yards streetcar facility, and the landscaped areas associated with the occasional apartment buildings - are part of the area context, and the positive attributes of those buildings contribute to the unique character of the Precinct. New development within the Precinct should respect and reinforce this character. The scale of the Precinct's buildings, combined with their age, materials and detailing, all contribute to the overall character of the street. URBAN DESIGN GUIDELINES 25

30 3.1 Existing Built Form There is a wide variety of built form in the study area, generally comprising 2 and 3 storey buildings. This stretch of Queen Street East is somewhat atypical of Toronto's main streets, in particular Queen Street East, because many of the blocks have a mix of both commercial and residential uses at grade. The more typical 'main street' character consists of low-rise buildings with commercial uses at grade and residential units above. The purely residential buildings within the study area take a variety of forms - including single-detached, semi-detached, townhomes and apartment buildings. Most of the blocks within the Precinct have a combination of 'main street' type buildings as well as residential buildings. For the most part buildings are 2 to 3 storeys; however, there are several buildings throughout the Precinct that are taller than 3 storeys (see aerial photo below). Currently, the tallest buildings within the study area are the two apartment buildings located on the south side of Queen Street East, close to Coxwell Avenue, at 6 storeys (approximately 18 metres) high. 16m / 4 st 10m / 3.5 st 10m / 3.5 st 11m / 4 st 11m / 4 st 13m 13m / 3.5 st 14m / 3.5 st 18m / 6 st Map illustrating approximate building heights (illustrating buildings that are taller than the average 2 to 3 storey building) 26 URBAN DESIGN GUIDELINES

31 Greenwood Court apartments between Alton Avenue and Hiltz Avenue Apartments at the northeast corner of Kent Road and Queen Street East QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Chartwell Avondale Retirement Residence at the northeast corner of Queen Street East and Leslie Street TTC Russell Division (Connaught) Streetcar Barns carhouse building at 1433 Queen Street East Residential apartments, just west of Coxwell Avenue URBAN DESIGN GUIDELINES 27

32 3.2 Main Street Characteristics within the Precinct The blocks that comprise 2 to 3 storey commercial / residential buildings have some common characteristics that are typical of many of Toronto's 'main streets', particularly those in the former City of Toronto. These characteristics include: Low-scale of buildings that provide sky-views and sunlight access to the streets; Small-scale retail at grade, with residential or commercial uses above; Fine grain rhythm of entrances at grade and windows above; Recessed entrances with large, deep display windows; Animation zones along the façade of buildings, including display areas, seating and landscaping; and Extensive use of brick with large storefront windows at grade. Block between Greenwood Avenue and Vancouver Avenue 28 URBAN DESIGN GUIDELINES

33 The 'main street' type buildings provide a fine grain rhythm of entrances along the street and have a high degree of visibility through the use of display windows at grade. Block between Craven Road and Ashdale Avenue URBAN DESIGN GUIDELINES 29

34 3.3 Unique Characteristics within the Precinct The eclectic nature of the Ashbridge Precinct stems from the The unique properties within the Precinct include: diversity of uses and buildings that front onto Queen Street Ashbridge Estate (buildings and grounds); East. Residential buildings, parks, open spaces and the TTC The number of residential buildings that front onto Russell Division (Connaught) Streetcar Barns, all contribute Queen Street East, including singles, semi-detached and to an inconsistent streetwall throughout the Precinct. Some of townhomes; these uses, such as the single and semi-detached houses, are characterized by a landscaped setback adjacent to the sidewalk Greenwood Court apartments between Alton Avenue and providing a separation between the public and private realm. Hiltz Avenue; When properly maintained, these landscaped setbacks add TTC Russell Division (Connaught) Streetcar Barns, just east visual interest and character to the street. of Greenwood Avenue; and Residential apartments, just west of Coxwell Avenue Queen Street East 1381 Queen Street East Apartment buildings just west of Coxwell Avenue 30 URBAN DESIGN GUIDELINES

35 Ashbridge Estate, at the northwest corner of Queen Street East and Woodfield Avenue Block between Woodfield Road and Kent Road, illustrating the mix of building types - single detached, multi-unit residential and townhomes URBAN DESIGN GUIDELINES 31

36 Queen Street East (Connaught Avenue to Knox Avenue) 32 URBAN DESIGN GUIDELINES

37 4. URBAN DESIGN GUIDELINES The following urban design guidelines will provide direction to help shape both the public and private realm within the Ashbridge Precinct so that new development respects and reinforces the existing character of Queen Street East. The guidelines apply to Mixed Use Areas within the Ashbridge Precinct. Development that exceeds the permitted height of 12 and 14 metres is only appropriate on lots with sufficient width and depth to accommodate all front, rear and side yard setbacks, stepbacks and angular planes. Redevelopment proposals will also have to demonstrate the ability to provide access required for necessary parking and servicing. Such development proposals must demonstrate that the site size and context is adequate to accommodate the proposal. URBAN DESIGN GUIDELINES 33

38 4.1 Building on the Precinct's Assets There are many assets within the Precinct that are unique and valuable to the area. The urban design guidelines that follow provide guidance for a mid-rise form that responds to these characteristics. New development within the Precinct should: Replicate the 'main street' character when adjacent to blocks or groupings of buildings that look and function as a 'main street'; Be of a scale and mass that retains sunlight on the sidewalks and provides appropriate transitions to surrounding low-rise buildings; Increase opportunities for greening the street, by setting buildings back from the property line and providing plantings, street trees, etc.; Increase active uses at grade to provide interest on the street; and Provide a range of retail, residential and community services to serve existing and new residents and employees; Any new mid-rise buildings will co-exist with the existing 2 and 3 storey main street built form. The design of new buildings must reinforce and build upon the area's character and not undermine important character elements. Setbacks at-grade can be used for casual sitting and dining opportunities, as well as landscaping. 34 URBAN DESIGN GUIDELINES

39 4.2 Public Realm Guidelines The public realm comprises streets, sidewalks, parks, open The width, design and condition of sidewalks play an important spaces and public buildings. The public realm should be role in the walkability of an area. The current width and condition beautiful, comfortable, safe and accessible because it is these of sidewalks along Queen Street East varies throughout the shared assets that contribute to the image and character of the study area and should be improved and widened as sites are city as well as providing the spaces for people to congregate. redeveloped. The setbacks required to achieve the minimum 4.8 Recommendations to improve the public realm generally pertain metres from curb to building face will vary throughout the study to redevelopment sites. Recommendations for enhancing the area. public realm through redevelopment include: The City s Urban Design Streetscape Manual provides standards Requiring setbacks at grade to allow for wide sidewalks for the design of comfortable, aesthetically-pleasing sidewalks. that meet accessibility standards and provide pedestrian It also emphasizes design quality and amenity in the pedestrian interest and amenity. A minimum of 4.8 metres from curb realm with specifications for paving, trees, medians, lighting and to building face, including a minimum 2.1 metre pedestrian street furniture. All new developments should meet the Manual's clearway. Setbacks at-grade also create opportunities for requirements of minimum sidewalk width and public realm wider sidewalks and public amenities such as street trees, design specifications. street furniture and potential for boulevard cafes; The design of buildings, particularly the at-grade portions of the Restricting vehicular curb cuts on Queen Street East; buildings adjacent to the sidewalk, can contribute to an enhanced public realm. These characteristics, which include materials, Requiring recessed doors to storefronts and residential entrances, and articulation are included in the subsequent built lobbies to keep the sidewalk clear; form guidelines. Seeking opportunities to develop public amenities such as In addition to improvements through redevelopment, there may landscaped setbacks, forecourts, seating areas, privately be other opportunities on sites that will not be redeveloped (e.g. owned publicly-accessible spaces (POPS), mid-block Jonathan Ashbridge Park, Sarah Ashbridge Estate) to improve connections and walkways; and the condition of sidewalks and increase soft landscaping; this Encouraging a fine-grain of retail to enhance the pedestrian will be determined on a site by site basis. experience. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES edge zone furnishing & planting zone pedestrian clearway frontage & marketing zone Sidewalks in the study area should provide for an interesting and comfortable pedestrian experience through wide sidewalks and public amenities. URBAN DESIGN GUIDELINES 35

40 4.3 Built Form Guidelines Site Organization Improvements to the public realm should be paramount as part of any new development along Queen Street East. Features that detract from the public realm, including curb cuts, surface parking, servicing and loading should be avoided. Parking and servicing access should be contained within below grade structures of new developments, and vehicular access to new developments should be located and designed to minimize interruptions to pedestrian movement (e.g. access from rear laneways or side streets). Curb cuts for vehicles on Queen Street East will not be permitted as they interrupt the pedestrian environment and prohibit continuous streetscape improvements Building Height & Massing The maximum permitted building height in the study area is 20 metres (equivalent to 6 storeys), excluding mechanical penthouses. The recommended maximum 20 metre height establishes a 1:1 ratio of building height to right-of-way width for Queen Street East. To reduce the overall appearance of new developments that are taller than the current maximum as-of-right heights and to support a transition from existing to new buildings, a 14 metre (equivalent to 4 storeys) streetwall is recommended. The streetwall, or location of the first front step-back, will be a maximum of 14 metres in height. New buildings on corner lots will include front step-backs above a height of 14 metres for both the Queen Street East and flanking street frontages. EDGE OF LANE/ ADJACENT PROPERTY LINE REAR PROPERTY LINE mechanical penthouse 45 o angular plane 20.0m FRONT PROPERTY LINE deep lot 45 o angular plane 14.0m Setback as required to acheive min. 4.8m curb-building face LANE QUEEN ST. E. 7.5m Private Property (Deep lot = greater than 32.6m) 20m R.O.W. Sample building section illustrating a deep lot rear transition 36 URBAN DESIGN GUIDELINES

41 In addition to the front step-backs, a 45-degree angular plane should be applied to the front façade from the 14 metre streetwall height to provide further transition and mitigate shadow impacts. This angular plane applies to both the Queen Street East and flanking street frontages. Mechanical/elevator penthouses, stair towers, equipment, services, parapets and balconies should not project into the angular plane. New development applications will be required to include sun/ shadow studies that demonstrate a minimum of 5 hours of sunlight (March through September) will be provided on the opposite sidewalk, which will also be applicable to sidewalks on flanking streets. Where new development is proposed adjacent or in proximity to parks and open spaces, sun/shadow studies will have to demonstrate that there are no shadow impacts on these open spaces Rear Transitions New development will provide a transition to properties at the rear that are designated as Neighbourhoods and Parks and Open Space in the Official Plan. For shallow lots (depth of 32.6 metres or less), a 45-degree angular plane will be measured from a setback of 7.5 metres from a lot in a residential zone and will begin at a height of 10.5 metres. For deep lots (depth greater than 32.6 metres), the 45-degree angular plane will begin at a height of 7.5 metres. Building massing and setbacks will mitigate shadow and overlook impacts on the abutting residential buildings. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES EDGE OF LANE/ ADJACENT PROPERTY LINE REAR PROPERTY LINE mechanical penthouse 45 o angular plane 20.0m FRONT PROPERTY LINE shallow lot 45 o angular plane 14.0m 10.5m Setback as required to acheive min. 4.8m curb-building face LANE QUEEN ST. E. 7.5m Private Property (Shallow lot = less than or equal tothan 32.6m) 20m R.O.W. Sample building section illustrating a shallow lot rear transition URBAN DESIGN GUIDELINES 37

42 Sample illustration of a building that would be permitted by the guidelines; the maximum building height of 6 storeys, with a maximum streetwall height of 14 metres. 38 URBAN DESIGN GUIDELINES

43 4.3.4 Vertical Articulation Consistent with the adjacent urban design guidelines for both Leslieville and Queen Street East (Coxwell Avenue to Nursewood Road), new development should have active uses at grade, as well as replicate the existing traditional 'main street' character through materials and detailing. The design of the front façade should have a rhythm of bays that generally range from 6 to 8 metres wide, similar to the traditional storefronts found along Queen Street East. This articulation can be achieved through the introduction of vertical elements or changes in materials. This spacing is also reflective of the area's prevailing lot pattern. A combination of horizontal and vertical elements will help to create interest and a rhythm for building façades. Large areas of glass may be appropriate in certain locations, but should still include elements that break up the length of buildings. Horizontal elements can help to mimic a traditional cornice line and reinforce a prominent ground floor Front Setbacks At-Grade In an effort to enhance the public realm along Queen Street East, all new development will be required to be set back from the curb with a depth that will accommodate street trees and wide sidewalks. A total width of 4.8 metres is recommended, measured from the curb to the front wall of a new development. This will include an edge zone along the curb beside a tree planting/street furnishing zone of approximately 1.8 metres (with trees planted in the ground where utilities allow) and a pedestrian clearway width of 2.1 metres. The zone adjacent to the building may consist of plantings, sidewalk cafés, or display of commercial goods, such as a fruit market, or simply contribute to the overall width of the sidewalk. In some locations, additional setbacks may be encouraged for the creation of forecourts, plazas or landscaped setbacks. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES For corner buildings, façades that are located along north-south oriented streets should be treated similarly to front façades and provide articulation accordingly. New development should also be encouraged to provide opportunities for small, independent retailers by providing smaller retail unit floorplates at-grade. This is consistent with the area's character of local shops and independent retailers and business owners. The commercial-residential blocks in the study area exhibit a number of similar characteristics, including a fine grain rhythm of vertical articulation that should be replicated in new developments. URBAN DESIGN GUIDELINES 39

44 4.3.6 Transitioning to Existing Low-Rise Residential Buildings The application of additional setbacks and step-backs as described on the following pages will be determined on a site by site basis through the development application review process and will take into consideration both direct adjacencies and the overall block character. Front Setbacks One of the unique characteristics of the Ashbridge Precinct a low-rise house form building with a deeper setback, the within the Queen Street East context, is the number of single and adjacent portion of the new development should be set back and semi-detached houses that front onto Queen Street East. Many landscaped. This will help reinforce the unique character of the of these buildings are characterized by front yard setbacks that area and provide a transition between new developments and are deeper than the 'main street' commercial frontages. Some of existing low-rise residential buildings. these front yard setbacks are landscaped, while some are paved The setback for new buildings should be equivalent to half the and have parking pads (which will not be permitted as part of distance between the front property line and the setback line of new development on Queen Street East). These setbacks help the adjacent low-rise residential building, at a minimum. This to provide a buffer between the public sidewalk and the private should occur at the flanking edges of buildings for one "bay" or residential uses, as well as contributing to the unique character approximately 6-8 metres. The space that is created through of the Precinct. See Appendix E for mapping that illustrates these setbacks should be landscaped. where this setback condition generally exists (both landscaped Over time, if the existing low-rise buildings redevelop, this and paved conditions). setback could be replicated, and the combined setbacks could Replication of this deeper front yard setback is not necessarily become a landscaped forecourt or POPS. appropriate for all new development, but for sites adjacent to Front step-backs at-grade The front wall of buildings may be setback at the edges to respect the existing front yard setbacks that are found along the street. 40 URBAN DESIGN GUIDELINES

45 existing low-rise residential setback from property line property line new development min. 6m min. 1/2 adjacent setback property line QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES sidewalk QUEEN STREET EAST The photo above illustrates the residential front yard setback condition that exists in several locations within the study area; some of these setbacks are landscaped (shown at centre), while others are paved or used as parking pads. Sketch illustrating front setbacks for new development adjacent to residential buildings with deep front yard setbacks Forecourt / landscaped open space Over time, side-by-side front setbacks could become a forecourt or other landscaped open space. URBAN DESIGN GUIDELINES 41

46 Side Step-backs at Upper Storeys Where new buildings are built to the side property lines, side step-backs at upper storeys will help create a transition between existing low-rise and new mid-rise buildings and prevent large expanses of blank walls at side property lines. This is especially important for conditions where new development is proposed adjacent to single or semi-detached residential buildings that are not likely to be consolidated and/or redeveloped. Where this adjacency exists, a side step-back should be applied at the top of the 4th storey, which will be consistent with the streetwall height. By stepping back from the side property line, there are also increased opportunities for windows along side walls of new developments. The depth of these step-backs should be a minimum of 3 metres. All side walls that are built at or close to, the side property line, should still be designed with architectural interest and high quality materials that complement the main building façade. Large areas that appear unfinished, such as unfinished concrete or stucco, will not be permitted. Side step-backs at upper storeys A side step-back at the top of the 4th storey provides a more gradual transition to adjacent low-rise buildings. 42 URBAN DESIGN GUIDELINES

47 Variation in Streetwall Height Additionally, the streetwall height at the edges of new developments, where they are adjacent to a row of streetwall buildings that have a consistent low-rise height, should also step down to 3 storeys at the edges, to provide a more sensitive transition to 2 and 3 storey buildings. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES Lower streetwall adjacent to low-rise The streetwall height should transition down to adjacent low-rise buildings. URBAN DESIGN GUIDELINES 43

48 4.3.7 Ground Floor Height & Design One of the existing characteristics of the buildings with commercial uses at grade along Queen Street East is recessed entrances. New developments, including both commercial and residential uses, should continue to design the ground floor of new developments with this detail, helping to create a wider pedestrian clearway and ensure that door swings do not interrupt the sidewalk. Large display windows and the use of glass within the design of the ground floor is encouraged and helps to animate the street. However, floor-to-ceiling glass is not in keeping with the character of the area and is generally discouraged. The use of glass within the ground floor should be balanced with other high quality materials, such as masonry. The height of the ground floor should be a minimum of 3.5 metres and a maximum of 4.5 metres and should be determined on a site by site basis through the application review process. Determination of the appropriate ground floor height will depend on the proposed use of the ground floor and should also take into consideration the adjacent built form context as well as the overall context of the block Balconies Balconies facing onto Queen Street East should be recessed into the building façade and will be consistent with the architectural detail of the building. Projecting balconies can detract from streetwall and add bulk to the building, which reduces the benefit of stepping the building walls back from the property lines Façade Materials Buildings along Queen Street East should be clad in high-quality materials that reflect the character of the street. A combination of traditional materials such as brick and stone, with some use of wood and siding should be used to complement the existing streetscape. Large quantities of stucco and unfinished materials such as exposed concrete block are discouraged. In order to ensure that new development will include high quality design and materials that are appropriate for Queen Street East, 1:50 scale colour elevations (with materials labeled) will be required with new development applications for a portion of each proposed elevation. These elevations will be secured as part of the Site Plan approval process, as the streetwall frames the public realm and is visible and accessible to pedestrians. The at-grade condition of buildings, including glazing, signage and materials is critical to the character of the public realm. 44 URBAN DESIGN GUIDELINES

49 Heritage New development or alterations to, and adjacent to, buildings along Queen Street East will respect, conserve and maintain the integrity of existing and potential cultural heritage properties and be of a scale, form, material and character that supports and complements these resources. The Ashbridge Estate lies at the centre of the study area. The building and grounds of the Estate contribute significantly to the character of the area, and have been adopted as the namesake for the Precinct. Any new development that is adjacent or in proximity to the Estate, will require additional consideration for potential negative impacts on the building and grounds, including obstructing views to the grounds and building, shadow impacts and sensitive transition to the property, through building placement, setbacks, step-backs and angular planes Design Excellence & Sustainability New development should be compatible with the existing character of the study area, as well as achieving design excellence. Design excellence means that buildings will be designed with architectural details and materials that enhance the public realm and fit harmoniously in the existing and planned context. New developments should also achieve a balance of unit types, including larger units for families Wood Frame Construction On January 1, 2015, the Ontario Building Code was revised to allow wood-frame construction for residential and office buildings up to 6 storeys. This revision is relevant to this study area (and other locations in the City that allow buildings up to 6 storeys), because it presents an opportunity for the development industry to build 6 storey buildings with a construction method that was previously limited to low-rise buildings. Wood frame construction is also often less expensive to build than other construction methods and may therefore be of interest to developers. Consideration for a nominal increase in height (above the 20 metre maximum), will be given to proposed buildings to be constructed with this method, because there is anecdotal evidence that the depth of the structural frame is deeper than other construction methods and may directly influence the overall height of a 6 storey building (up to metres). The increase above the 20 metre height limit will only be considered to allow for buildings of wood frame construction. Shadow studies will be required to demonstrate that the additional height does not increase the shadow impacts that would result from the Building Height and Massing Guidelines that are outlined in Section of this document and presented in Appendix C. It is important to reiterate that wood frame buildings above 6 storeys would not be permitted by the Ontario Building Code. QUEEN STREET EAST: ASHBRIDGE PRECINCT - URBAN DESIGN GUIDELINES As well as achieving design excellence, new development should be modern, energy efficient and sustainable. All applications will be reviewed for their conformity to the Toronto Green Standards, a two-tiered set of performance measures with supporting guidelines related to sustainable site and building design for new public and private developments. The standards are designed to work with the regular development approvals and inspections process. All new planning applications are required to document compliance with Tier 1 environmental performance measures outlined in the Toronto Green Standards. Applicants who also choose to meet Tier 2, a voluntary higher level of environmental performance, may be eligible for reduction in development charges. URBAN DESIGN GUIDELINES 45

50 Provide a transition in scale between new mid-rise buildings and existing low-rise buildings through step-backs at upper storeys Provide a maximum 14m streetwall height Break up the building façade both vertically and horizontally using materials and detailing Provide additional setbacks at the ends of buildings where adjacent buildings have a deeper front yard setback Provide generous sidewalks that can accommodate street trees and other amenities Provide recessed entrances and large display windows at grade Design façades using highquality materials and details Sketch illustrating the application of the various urban design guidelines 46 URBAN DESIGN GUIDELINES

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