York University Precinct Plan for the Southwest Precinct (North) April 2014
This precinct plan for York University s Southwest Precinct was prepared on behalf of the York University Development Corporation (YUDC) for submission to the City of Toronto in advance of a more detailed development application. This plan satisfies the requirements of Section 5.1 of the York University Secondary Plan, which requires the preparation of a precinct plan in advance of significant development within the precinct. Prepared For York University Development Corporation Forum York Developments Corporation Consultant Team Urban Strategies ARK Group BA Group R.V. Anderson LGL Group Unterman McPhail Associates Planning and Urban Design Architecture and Urban Design Transportation Municipal Infrastructure Arborist and Natural Heritage Cultural Heritage Cover Image: ARK Group
Table of Contents The Precinct Plan Attachments 1. Introduction and Context 2 2. Precinct Vision and Planning Principles 6 3. Movement Network 10 4. Built Form and Land Use 14 5. Landscape and Open Space Network 22 6. Sustainability 28 7. Development Phasing and Implementation 30 1. Southwest Precinct Urban Design Guidelines 2. Transportation Master Plan 3. Functional Servicing Master Plan 4. Student Housing Strategy 5. Affordable Housing Strategy 6. Community Services and Facilities Study 7. Heritage Impact Assessment Report 8. Stage 2 Archaeological Assessment 9. Natural Heritage Memo
1 Introduction and Context About This Plan The York University Secondary Plan was updated in 2010, providing detailed planning direction for the campus and related lands. The Secondary Plan divides the campus into seven precincts, including three core precincts and four edge precincts. The core precincts are intended to accommodate the primary academic and related functions of the university. The edge precincts are the interface between the university and community, and are expected to accommodate both university and non-university uses. Section 5.1 of the Secondary Plan requires preparation of precinct plans prior to major development in precincts Unlike the other edge precincts, much of the Southwest Precinct has been built out with primarily university and non-university residential uses. Most or all of these uses will continue to remain, providing the structure and framework for future infill, intensification and development. Whereas other edge precincts will likely be comprehensively master planned for entirely new urban communities, the Southwest Precinct will see patterns of development and land uses evolving over time through an iterative and gradual planning process. The study area for this precinct plan forms the northern portion of the Southwest Precinct (Figure 1). The southern portion of the precinct was developed prior to the preparation of the 2010 Secondary Plan and was not obligated to develop a precinct plan. Given that the southern portion of the precinct is built out, development and related details for the southern area are not included in this study. However, the urban structure and function and land uses have been considered to ensure effective integration. This precinct plan is intended to provide a framework for the long-term evolution of the Southwest Precinct by: Identifying a pattern of streets, development blocks and open spaces that will support the evolution of this part of campus into a more urban and complete community. Ensuring the precinct appropriately connects and transitions to the surrounding built-up areas, including the campus and York University Heights community. Providing detailed guidance for new development, including opportunities for both infill and intensification. Establishing a set of urban design guidelines to ensure that detailed design of the public realm and new buildings is consistent with the intent of this plan. Identifying specific direction for the planning and development applications, and in particular the proposed development along The Pond Road east of Sentinel Road. 2 YORK UNIVERSITY SOUTHWEST PRECINCT PLAN This plan was developed and refined in coordination with detailed design for the Phase 1 development along The Pond and Sentinel Road, which is the subject of a pending development application. Design and planning for both the precinct area and the Phase 1 development involved extensive dialogue and communication with municipal and university stakeholders over a 12-month period. City staff in community planning, transportation and technical services provided feedback and input at various points in the process through numerous meetings and design sessions with the design team. The local councillor also provided feedback and support in meetings with YUDC. Numerous York University stakeholders were engaged through the Master Planning & Facilities Committee, the Pond and Sentinel Reference Group and one-on-one meetings with other stakeholders.
Context Founded in the 1960 s at the northern edge of what is now the City of Toronto, York University s Keele Campus was carved out of rural farmlands. Campus activities were originally contained within the modernist Ross Building and Scott Library. Over the subsequent five decades, the campus has grown to support one of Canada s largest and highly acclaimed universities. Today s campus supports a population of over 50,000 faculty, staff and students. The physical footprint of campus has grown significantly to meet the needs of this population, and the demand for physical resources has extended beyond the edges of the core campus. The City of Toronto has also expanded significantly in the past 50 years, growing to surround the campus. The farmlands surrounding the campus have since been developed to support residential, industrial and other uses, and recent infill and intensification is further transforming the area. The Spadina subway extension, currently under construction, will continue to support the evolution and intensification of this part of Toronto. Significant change is expected within the Secondary Plan area and beyond. Figure 1: Context map showing the Secondary Plan precincts and the study area within the Southwest Precinct (Base: Google Maps) APRIL 2014 3
The study area extends across the southern edge of York s campus from the Black Creek Ravine in the west to the Ian McDonald Parkway in the east (Figure 2). It is bounded to the north by The Pond Road, a major campus entry, and to the south by Assiniboine Road. The Southwest Precinct is 51 hectares in size, 22 hectares of which is included in the study area. With most of the precinct either built out for residential uses or occupied by elements of the public realm, only 7 hectares remains in the study area to accommodate future development, most of which is east of Sentinel Road. West of Sentinel, the remaining developable areas are also constrained by surrounding development, offering limited opportunities for infill and intensification within a more complex planning framework. Study Area The precinct is bisected by Sentinel Road, another major entry to campus from the south. The portion of the study area east of Sentinel includes three large and underutilized surface parking lots that serve the York community and visitors. The area west of Sentinel is occupied by low- and high-rise university housing buildings. The low-rise development, known as Passy Gardens, lines the southern edge of The Pond Road. It was built as in the 1990 s as three U-shaped blocks of townhouses and is serviced by Passy Crescent, which extends around Passy Gardens and connects to The Pond Road at both ends. The high-rise developments, four buildings collectively referred to as the Assiniboine Towers, were developed in the 1970 s. Built as towers in the park, the Assiniboine Towers are setback from the street within large green lawns. The Towers face significant building condition issues and represent an approach to urban design and architecture that has fallen out of favour due to the lack of street presence and activity at the base of the towers. Figure 2: Context map showing the study area (Base image: Google Maps) 4 YORK UNIVERSITY SOUTHWEST PRECINCT PLAN
Strategically located at the edge of the core campus, development of the precinct will mediate and transition between the academic campus and the surrounding city. West of the existing residential area is a large university open space and the Black Creek Ravine. The open space supports recreational uses and forms part of the larger university open space network that lines the ravine. The Black Creek Ravine is a large contiguous natural heritage feature that features the Black Creek Trail in addition to natural features and functions. The Hoover House is a designated historic building within the ravine landscapes that was the original farmhouse for a portion of the precinct lands. It is located just outside of the precinct area, but some of the surrounding farmlands lie within the precinct. Between the ravine and open space lies an area that has been identified for regeneration, part of which supports the Maloca Community Garden. Generally, the entire study area slopes toward the Black Creek Ravine. The core academic campus lies to the immediate north of the precinct area, including a series of larger academic and residential developments. The Osgoode Woodlot and Boynton Woodlots lie to the north of The Pond Road, and a large area between Sentinel Road and Scholars Walk is being protected for a future campus open space. A variety of local university streets and walks extend south to Pond Road, providing extensive porosity and access into campus. To the south lies the recently developed York University Heights neighbourhood, a low-rise community developed as market housing but largely occupied by student renters. Strategically located at the edge of the core campus, development of the precinct will mediate and transition between the academic campus and the surrounding city. APRIL 2014 5