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Bloor-Dundas-Avenue-Study-1 Bloor-Dundas ‘Avenue’ Study Brook McIlroy Planning + Urban Design/Pace Architects in association with Poulos & Chung Limited September 2009 Brook McIlroy Planning + Urban Design / Pace Architects 51 Camden Street, Suite 300 Toronto, ON M5V 1V2 Tel.: 416.504.5997 Fax: 416.504.7712 www.brookmcilroy.com Poulos & Chung Limited 535 Bur Oak Avenue Markham, ON L6C 2S5 Tel.: 905.479.7942 Fax: 905.479.1266 Produced for: City of Toronto Metro Hall, 23rd Floor, 55 John Street Toronto, ON M5V 3C6 Tel.: 416.397.0244 Fax: 416.397.4080 www.toronto.ca Bloor-Dundas ‘Avenue’ Study Brook McIlroy Planning + Urban Design/Pace Architects in association with Poulos & Chung Limited September 2009 TABLE OF CONTENTS EXECUTIVE SUMMARY Introduction & Context 1 1 1.1 Study Purpose 1.2 What is an Avenue? 1.3 Work Program 1.4 Project Team 1.5 Local Advisory Committ ee (LAC) 1.6 Consultati on Process 1.7 Document Structure Planning Framework 7 2 2.1 Policy Framework 2.2 Recent City-led Area Planning Work Study Area Analysis 15 3 3.1 Study Area Consultation Process 27 4 4.1 Avenue Study Public Meeti ngs Community Framework 33 5 5.1 Introducti on 5.2 Built Form Recommendati ons 5.3 Opportunity Sites 5.4 Transit & Street Improvements 5.5 Open & Green Space 5.6 Community Services & Faciliti es 5.7 Sustainability Design Guidelines 77 6 6.1 Public Realm 6.2 Private Realm 6.3 Vehicular Movement Implementation Recommendations 94 7 7.1 Implementati on Recommendati ons 7.2 Community Involvement 7.3 Ongoing Monitoring & Evaluati on APPENDICES A – Workshop Summary B – Feedback from Community Meeti ngs C – Transportati on Report Executive Summary The Bloor-Dundas ‘Avenue’ Study was prepared by Brook Study Findings McIlroy Planning + Urban Design/Pace Architects (BMI/ While the Study Area has not seen signifi cant Pace) in associati on with Poulos + Chung Limited, for development acti vity for many years, two development the City of Toronto as part of the Avenue Studies policy applicati ons have been submitt ed for properti es fronti ng identi fi ed in the City’s Offi cial Plan. on Bloor Street West in the last two years. Further Over the next two decades, Toronto is expected to see development interest in the area is likely given the signifi cant growth. To ensure stable neighbourhoods number of underdeveloped sites, increased demand are not subject to inappropriate growth, the City has for city living, existi ng neighbourhood ameniti es and identi fi ed the Avenues in the Offi cial Plan as one of services, excellent public transit and proximity to the four places to accommodate the growth - Downtown, downtown. Centres, Avenues and Employment Districts. Bloor Street Building on the Bloor Street Visioning Initi ati ve West and Dundas Street West are identi fi ed as Avenues. (undertaken in early 2008) and its seven guiding In 2008, the Bloor-Dundas ‘Avenue’ Study was selected principles, this Study provides a community framework by Council as one of two Avenues to be studied. and urban design guidelines to direct redevelopment The Bloor-Dundas ‘Avenue’ Study addresses the area of that strengthens the existi ng context and contributes to a Bloor Street West between the CN tracks to Keele Street vibrant, mixed-use community. and Dundas Street West between Boustead Avenue and Glenlake Avenue. The Study will provide a long-term plan for the area that integrates a community vision. It should Community Framework also create an updated and defensible policy framework The Study’s framework consists of built form for assessing future development applicati ons. recommendati ons, opportunity sites analysis, transit The Avenue Study process included public meeti ngs, and street improvements, open and green space Local Advisory Committ ee (LAC) meeti ngs, a half- improvements, community faciliti es and services day Design Workshop, a walking tour with the LAC recommendati ons, and sustainability opportuniti es. The as well as consultati on with other area stakeholders majority of the recommendati ons and improvements and representati ves. Many of the recommendati ons fall under the following categories: enhancing the contained in this document stem from the consultati on pedestrian and cyclist experience including short-term process, although not all of the recommendati ons in this and long-term opti ons for the Bloor Street West right-of- report represent full public consensus. way, encouraging high-quality built form, increasing the The following provides a brief summary of the key number of meaningful public open spaces and promoti ng Study fi ndings, recommendati ons and associated a mix of compati ble uses. The framework supports Bloor implementati on strategies. For additi onal analysis and Street West as a retail-oriented street and recommends background informati on please refer to the appropriate that existi ng at-grade retail commercial uses be Secti ons: maintained in new developments. New development Secti on 1: Introducti on and Context on Dundas Street West, south of Bloor Street West, Secti on 2: Planning Framework should also include retail commercial uses at-grade to Secti on 3: Study Area Analysis complement the existi ng uses on Roncesvalles Avenue. Secti on 4: Consultati on Process North of Bloor Street West, development on Dundas Secti on 5: Community Framework Street West could include retail or offi ce uses. Secti on 6: Design Guidelines Secti on 7: Implementati on Recommendati ons Bloor-Dundas ‘Avenue’ Study Urban Design Guidelines The Study’s Urban Design Guidelines provide • Improve pedestrian access to the Dundas West recommendati ons for both the public and private subway stati on through widening of sidewalks and realms. Public realm guidelines address boulevard intersecti on crosswalks, and improved signage for treatments, parks and open space, public art, signage both the Dundas West and Keele subway stati ons and accessibility. Private realm guidelines address (Secti on 5.4.1) building orientati on, built form, façade arti culati on and • Request the Toronto Transit Commission to sustainability, all focused on encouraging high-quality investi gate the feasibility of an additi onal entrance/ and context-appropriate development. Implementi ng exit to the Dundas West Stati on on the east side of these design guidelines will help to improve the Dundas Street West (Secti on 5.4.1) appearance and functi onality of Bloor Street West and • Provide the preferred short-term and long-term Dundas Street West for local residents, visitors, business opti ons for the Bloor Street West R.O.W. to the owners and patrons. Transportati on Services Division for considerati on as part of its work program. (Secti on 5.4.2) • Provide the recommended pedestrian improvements Implementation Recommendations for the Dundas –Rconcevalles intersecti on to The City should consider the following implementati on Transportati on Services for incorporati on into the strategies to move forward with the recommendati ons of on-going work on the Roncesvalles streetscape this Study: renewal (Secti on 5.4.3) • Investi gate the possibility for greater public • Increase the maximum allowable height to six- recreati onal use of the playing fi eld at Bishop storeys (20 metres) for properti es fronti ng Bloor Marrocco High School (Secti on 5.5.2) Street West and Dundas Street West in the Study • Provide the pedestrian crossing recommendati on Area (Secti on 5.2.1). on Bloor Street West towards Dorval Road to • Implement a minimum building height of three- Transportati on Services for analysis (Secti on 5.4.4) storeys (10.5 metres) on Bloor Street West and • Consult with the Church of the Redeemer about Dundas Street West (Secti on 5.2.1). providing publicly-accessible green space at the • Require commercial retail uses on the ground fl oor southwest corner of Bloor Street West and Indian of buildings on Bloor Street West and Dundas Street Road (Secti on 5.5.2) West, south of Bloor Street West. The ground fl oor • Secure space in new developments for non-profi t use of buildings on Dundas Street West, north daycare faciliti es, multi -purpose / recreati on of Bloor Street West, should be retail/offi ce use faciliti es and additi onal public parkland (Secti on 5.6) (Secti on 5.2.5). • Adopt the Urban Design Guidelines contained in this • Require a minimum ground fl oor height of 4.5 Study (Secti on 6.0). metres for buildings on Bloor Street West and Dundas Street West (Secti on 5.2.5) • Require buildings to be built to the front property Ongoing Monitoring and Evaluation line (or setback line where sidewalk widening is The transformati on of Bloor-Dundas to a more vibrant, necessary) along Bloor Street West and Dundas pedestrian-friendly Avenue will be gradual as sites are Street West (Secti on 5.2.8). redeveloped and new investment occurs in the public • Implement buildings step-backs and setbacks realm. This Study’s ability to direct future growth in (Secti ons 5.2.2 - 5.2.4, 5.2.6, 5.2.8). the area will depend on a number of factors, including • Incorporate the principles for development the eff ecti veness of the above-noted implementati on identi fi ed for Opportunity Site 8 into a site and strategies. To assist with implementati on over the area specifi c policy in the Offi cial Plan to guide the longer term, there should be a monitoring process to future redevelopment of these lands through a review the success of each new development project comprehensive planning process (Secti on 5.3.4). upon its completi on. This review should inform the • Increase allowable heights for Opportunity Sites 1, 2, implementati on of the next project to ensure that new 3, and 4 (Secti on 5.3.3) subject to built form criteria buildings are contributi ng to responsible intensifi cati on (Secti on 5.2).
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