Bloor West Village Avenue Study Chapter 4: Existing Conditions
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Bloor West Village Avenue Study Chapter 4: Existing Conditions 4.1. CHARACTER Parcel Fabric CHAPTER 4: There are over 260 properties within the Study EXISTING CONDITIONS Streets and Blocks Area, 240 of which front Bloor Street West. The A number of streets connect to Bloor Street West fronting properties typically range between 5 and within the Study Area, with most being residential 8m wide. Some are larger than 8m, while over neighbourhood streets. Several of the streets half of the fronting properties are 7m or less in terminate at Bloor Street West, creating an offset width--the majority of which are between Jane intersection pattern that results in unique view Street and Kennedy Avenue. These narrow lots corridors towards the main street. There is over help to define the small scale storefronts that Bloor West Village is well 3000m of street frontage within the Study Area. characterize the traditional main street segment of established, continually evolving, Block widths and depths ranges widely with the the Study Area. Larger properties are associated and currently within a significant longest block being approximately 250m in length with commercial, institutional and park uses. The and the shortest 45m in length. majority of properties fronting Bloor Street West period of change. Future qualify as shallow properties under the Mid-Rise development should understand, Rear lanes are inconsistent for most of the Study Performance Standards: under 41m within the respond and respect the existing Area, with only one block with completed lanes 27m right-of-way; and under 44.6m within the 30m context. on the south side (between Armadale and South right-of-way. The shallowest block is 21m in depth. Kingsway) and a number on the north side with Differences between the north and south sides This chapter summarizes the some being public lanes while others are private. of the Avenue, as well as the east and west ends inventory and analysis from beyond the Village Main Street, offer very different Phase 1. For more information, opportunities and constraints for redevelopment. please refer to the Phase 1 Background Report. c: DTAH c: DTAH Small Scale Storefronts Commercial Building 24 Bloor West Village Avenue Study Chapter 4: Existing Conditions BLOOR WEST VILLAGE - Parcel Fabric Kennedy Park Rd Old Mill Drive Clendenan Avenue Quebec Avenue High Park Avenue Keele Street Beresford Avenue Avenue Beresford Runnymede Road Kennedy Avenue Jane Street Armadale Avenue Avenue Willard Avenue Windermere Durie Street Glendonwynne Road Bloor Street West Harcroft Rd. High Park S Kingsway Humber Durie Street River 30m Right-of-way 27m Right-of-way Lanes: Public or Private Blocks Figure 4.1 Streets and Blocks Kennedy Park Rd Old Mill Drive Clendenan Avenue Quebec Avenue High Park Avenue Keele Street Runnymede Road Jane Street Armadale Avenue Avenue Willard Avenue Windermere Durie Street Glendonwynne Road Bloor Street West Harcroft Rd. High Park S Kingsway Humber Durie Street River Wide lots (>20m) Medium (>7m-20m) Narrow lots (7m or less) Figure 4.2 Parcel Fabric 25 17% 83% 91% 9% 55% 45% 83% 17% sc 1:10000 Bloor West Village Avenue Study Chapter 4: Existing Conditions Building Height office or residential above. Taller office commercial Bloor West Village evolved from its early Existing buildings between Jane Street and buildings are located towards the western part of connections with travel and trade routes associated Clendenan Avenue are characterized by buildings the Study Area. Larger apartments are located with the Humber River and waterways connecting BLOOR WESTone VILLAGE to four storeys in height- Building with taller buildings Height primarily to the eastern and western edges of the with Lake Ontario. Originally a dirt concession between 5 to 14 storeys located west of Jane Street Study Area. House forms and walk-up apartment road, Bloor Street West crossed through deep and east of Clendenan. Taller apartment buildings buildings are located primarily north and south of ravines at Keele Street, and between Quebec are located in the Apartment Neighbourhood north the Study Area. Avenue and Runnymede Road. Development of of the Study Area in front of High Park. More recent the area in earnest began following the paving of development has resulted in buildings larger and Heritage the street and arrival of the streetcars in the early taller than most of the Study Area, for the most A cultural heritage resources review was conducted 1920’s. Bloor West Village falls within four former part focused west of Jane Street and east of for the Avenue Study to provide a contextual and municipalities, annexed by the City at different Glendonwynne Avenue. historical basis for the built form and character area times: Brockton (including High Park), West analysis. Following is a summary of the review, Toronto, Swansea, and the Borough of York. These Prevailing Building Types for more information please refer to the Phase historic boundaries often correspond to different Bloor West Village is characterized by a variety of 1 Background Report. At the time of writing this patterns in the fabric of today’s main street. building forms that reflect historic development report, a Heritage Conservation District Study patterns, location and uses. The Village Main Street has commenced as of December 2017 which will is primarily low-rise, continuous storefronts with provide a greater level of detail for the existing and potential heritage conditions. Kennedy Park Rd Old Mill Drive Clendenan Avenue Quebec Avenue High Park Avenue Keele Street Runnymede Road Jane Street Armadale Avenue Avenue Willard Avenue Windermere Durie Street Glendonwynne Road Bloor Street West Harcroft Rd. High Park S Kingsway Humber Durie Street River +8 storeys 5-8 storeys 1-4 storeys Figure 4.3 Existing Building Heights 26 sc 1:10000 Bloor West Village Avenue Study Chapter 4: Existing Conditions Main Street Mixed Use Buildings Heritage Landmarks Mid-Rise Residential Apartments Townhouses Mixed Use Commercial Office Buildings House Forms Range of Building Types within Study Area (c: all images, DTAH) 27 Bloor West Village Avenue Study Chapter 4: Existing Conditions By 1947 the vast majority of the Study Area had physical structure that prohibits greater retail been built up. Keele subway station was completed density (and success) is the restricted depth of in 1966, and two years later, High Park, Runnymede stores along Bloor Street West. and Jane stations were completed as part of the subway’s extension to Islington. The Study Area There is no strong cluster of specialty/destinations has continued to evolve in the wake of the subway (i.e. single-commodity) shops that would be a extension, with numerous notable low and mid-rise strong draw for the entire Village. This does not infill developments. detract from the Village, but it does mean that local residents have to travel outside of the Village for At present time, only two properties have heritage “shopping goods.” There is no “superstar” retailer status in the Study Area: Runnymede Public or restaurant to act as a destination attraction Library, which is a Listed Heritage property located or catalyst for spin-off growth. Rents (compared at 2178 Bloor Street West and Runnymede Theatre to other parts of the City) are reasonable and (Shoppers Drug Mart), which is a designated vacancies are low. c: DTAH heritage building under Part IV of the Ontario Traditional Main Street Retail Heritage Act and located at 2223 Bloor Street The 2016 Toronto Employment Survey identifies West. The Heritage Conservation District Study 431 businesses within the Study Area. Retail, will identify if any further properties are worthy of service and office account for 74% of the inclusion on the City of Toronto’s Heritage Register. businesses. There are over 3300 employees within the Study Area. The main street segment includes Retail Bloor Street West functions well in segments as Other a traditional main street. It has the advantages Institutional 2% of being on a high traffic arterial street, serving 3% upper-middle and upper-income neighbourhoods, having TTC subway stations and bus route service, Retail 24% and a combination of on-street, reserved, and city Business Types parking. Bloor West Village Study Area There is a Village feel to most of the blocks. Office 42% However, the entire corridor is too long to function Service c: DTAH as a single-trip/easy-stroll village, especially with 28% New Retail as part of Redevelopment the only (mid-sized, discount) supermarket at the eastern end. The “Village experience” effectively ends at Clendenan Avenue to the east and at Source: Toronto Employment Survey, 2016 Riverview Street to the west. One aspect of the 28 Bloor West Village Avenue Study Chapter 4: Existing Conditions a range of retail stores such as specialty clothing, book stores, restaurants and cafes. Professional service and office providers include dentists, doctors, legal and finance. Streetscape Bloor Street West within the Study Area has two different existing public right-of-way widths: east of Jane Street to Keele Street is 26.0m, west of Jane Street to the Humber River is 30.0m. The City of Toronto Official Plan designates the segment from Keele Street to Armadale Avenue as a 27m public right-of-way and from Armadale Avenue to the Humber River as a 30m public right-of-way. <1.2m 2.1min 1-2m Varies Streetscape character varies along the length of the Study Area and offers different pedestrian experiences along the corridor and on opposite c: DTAH sides of street. Furnishing and Pedestrian Clearway Zone Frontage and Setback In general, the boulevards are broad and with Planting Zone Marketing Zone modest streetscape quality, typically between Representative Sidewalk Zones in the Village Main Street 4.5m to 7m in width as measured from the curb to property line or building face, and include street trees and street furnishings.