14 Juin 2016

14 JUIN 2016

1er rendez-vous Collectivités viables REFAIRE LA VILLE SUR LA VILLE

#rendezvousCV #20ansVenV

Design Guidance Harold Madi Director of Urban Design for Urban Infill & City of Toronto Regeneration in Toronto

RENDEZ-VOUS COLLECTIVITÉS VIABLES VIVRE EN VILLE - Montreal

June 14th, 2016 toronto 1/ urban context Design Guidance for Urban Infill & Regeneration

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GLOBAL CONTEXT

Canada’s largest city in a region of 9million

1/3 of Canada’s population is within 160km

4th largest city in North America

60% of US population is within 1.5 hours by air

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH

over 2.8 million people call Toronto home

every year Toronto grows by 25,000 new residents

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH Toronto vs GTA: Residential Completions On track for an all time record year 80 000 100% Average of GTA completions: 130,000 units in last 10yrs 29% over past 30yrs Average of 90% 70 000 74% first 3mos of 2015 12,800/year 67 505 80% 60 000 60 265 all time 70% record 50 000 52 826 60% 80% Apt 40 000 50% 40 268 40% 30 000 36 362

Dwelling Units Units Dwelling 30% 20 000 26 395 20% 10 000 10%

0 0% 1985-1989 1991-1994 1995-1999 2000-2004 2005-2009 2010-2014 Jan to Mar 2015 Dwelling Units Tor Percentage of GTA

Source: Canada Mortgage and Housing Corporation, Housing Now - Ontario Reports

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH

Development Pipeline in Toronto Strong development activity over the last 5 years

1,542 Projects proposed

195,400 4.95 million m2 Residential Units Non-Residential GFA

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH Downtown Growth Downtown is growing 4X faster than the City as a whole 18% 17%

16%

REST OF GTA 14%

13%

10%

DOWNTOWN 8%

CITY OF 5% TORONTO 4.5% 4%

1991 - 1996 1996 - 2001 2001 - 2006 2006 - 2011

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH Downtown Growth Population COMPARISON 1976 TO 2011

199,495 97,196 95% NET GROWTH PERCENT GROWTH 102,299

1976 2011

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH Downtown Growth

DOWNTOWN’S CHANGING SKYLINE 2000

Design Guidance for Urban Infill & Regeneration toronto urban context/1 GROWTH Downtown Growth

DOWNTOWN’S CHANGING SKYLINE 2014 – Existing and Anticipated

toronto 2/ planning context

Design Guidance for Urban Infill & Regeneration toronto planning context/2 ONTARIO’S PLANNING FRAMEWORK

Provincial Government

• Planning Act/Heritage Act/Toronto Act

• Provincial Policy Statement

• Growth Plan

• Metrolinx

• Ontario Municipal Board

Municipal Government

• Official Plan

• Secondary Plans

• Zoning By-laws

• Urban Design Guidelines

• Heritage Conservation Districts

• Development Permit System

• Design Review Panels

Design Guidance for Urban Infill & Regeneration toronto planning context/2 ONTARIO’S REGIONAL GROWTH PLAN Oak Ridges Moraine Conservation Plan Niagara Escarpment Plan Greenbelt Plan Growth Plan

Design Guidance for Urban Infill & Regeneration toronto planning context/2 ONTARIO’S REGIONAL GROWTH PLAN

Toronto’s growth is well on track to house population (3.4million) forecasted in the Growth Plan

Forecast 399,270 units 2001 100% 2041 64% of forecasted units approved with 27yrs remaining

Potential 165,048 90,492 67,048 76,682 Supply 2001 41% 2014 23% 17% 19% 81% 0 50 000 100 000 150 000 200 000 250 000 300 000 350 000 400 000 Completions Approved+Permits Issued & Not Built Submitted Required

Design Guidance for Urban Infill & Regeneration toronto planning context/2 TORONTO’S OFFICIAL PLAN Directing Growth Established Areas, Incremental Change Areas, Major Growth Areas

Map 2: Urban Structure (June 2006)

Protected Areas – 75% of the City Growth Areas – 25% of the City

Design Guidance for Urban Infill & Regeneration toronto planning context/2 TORONTO’S OFFICIAL PLAN

Reinforcing Urban Structure

Design Guidance for Urban Infill & Regeneration toronto planning context/2 TORONTO’S OFFICIAL PLAN

Proposed Residential Development by Location

Design Guidance for Urban Infill & Regeneration toronto planning context/2 TORONTO’S OFFICIAL PLAN

Proposed Residential Development & Rapid Transit

Design Guidance for Urban Infill & Regeneration toronto planning context/2 URBAN DESIGN GUIDELINES Enabling Policy

5.3.2 Implementation Plans and Strategies for City-Building Guidelines will be “adopted to advance the vision, objectives, and policies of the Plan.” (policy 1)

Urban Design Guidelines specifically are intended "to provide a more detailed framework for built form and public improvements in growth areas."

Formal Public Process • Developed through stakeholder consultations • Adopted by City-Council

Design Guidance for Urban Infill & Regeneration toronto planning context/2 URBAN DESIGN GUIDELINES Policies Guidelines as an Broad & Directional Official Plan Implementation Tool

Flexible for site-specific conditions/ priorities

Flexibility = greatest strength Guidelines/Standards Regulations/By-Laws & greatest Rigid & Binary Range & Flexible weakness

Design Guidance for Urban Infill & Regeneration toronto planning context/2 URBAN DESIGN GUIDELINES Function & Subject Area

Mostly focus on the form & character of buildings & spaces with respect to reinforcing mostly urban structure & public realm objectives

Can be qualitative and/or quantitative measures Measured Dimensions or Outcomes

Can be presented as principles, objectives, standards, benchmarks, and/or be performance based

“High-Quality” “Comfort” “Experience”

Design Guidance for Urban Infill & Regeneration toronto planning context/2 URBAN DESIGN GUIDELINES City-Wide Subject Area Focus

Built-Form Streets & Open Space Special Issues

Design Guidance for Urban Infill & Regeneration toronto planning context/2 URBAN DESIGN GUIDELINES District or Area-Specific Focus

North York District Downsview Advent Branson Community Keele Provincial Campus Allenbury Gardens Lawrence Allen Revitalization 65+ Guideline Allen-Sheppard O'Connor Drive Avenue Road Parkway Forest Documents Bayview Institutions Replacement Housing (former City of Bayview Avenue Area North York) Bessarion-Leslie | Concord Park Place Southeast Bayview Node Castlefield Caledonia Design and Victoria Park-Steeles Décor District Wilson Avenue Clairtrell Area Scarborough District Danforth Avenue Finch-Warden Highland Creek Village Kingston-Warden Markham-Ellesmere Metrogate Agincourt Midland/St. Clair Morningside Heights Sheppard East

Etobicoke York District Toronto & East York District O'Connor Drive Bloor-Kingsway Bathurst-St.Clair Queen Street East (Coxwell 5055 Dundas Street West 532-570 Bay Street at Dundas Avenue to Nursewood Road) Etobicoke Centre Bloor Corridor Visioning Study: Queen West, Baldwin Village Lake Shore Boulevard West Avenue Road to Bathurst and the Grange Lakeshore Grounds Street Queen-University/Canada Life Motel Strip as updated by Humber Bay Shores Bloor-Yorkville/North Midtown Railway Lands West/Central Mount Dennis Downtown Tall Buildings 26 Shuter Street Old Stockyards Exhibition Place South of Eastern Park Lawn-Lake Shore King-Liberty St. Lawrence Neighbourhood Sherway Centre King-Parliament Toronto General Hospital Viking Road King-Spadina University of Toronto (Main Weston North Downtown Yonge Campus) Windermere Village Oakwood-Vaughan 1 Yonge Street 1320 Yonge Street

Design Guidance for Urban Infill & Regeneration toronto planning context/2 URBAN DESIGN GUIDELINES Design Review Panels: Interpreting & Implementing City Design Guidelines

Toronto DRP: 12 meetings held and 41 projects reviewed in 2015 city-wide guidelines: 3/ tall, mid & low buildings

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 High-Rise Tall, Mid & Low Buildings § Taller than the width of Defined the ROW § Greater than 5-storeys

Mid-Rise § No taller than the width of the ROW § 5 to 11-storeys

Low-Rise § 4-storeys or less

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall, Mid & Low Buildings All Designations All Growth Areas Targeted Locations

Avenues, Centres, Downtown

Mixed Use, Apt Neighbourhoods, Regeneration Areas

Centres, Downtown

Mixed Use, Apt Neighbourhoods, Regeneration Areas

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall, Mid & Low Buildings Key Performance Objectives of Guidelines

Quality of the pedestrian Continuity & How the overall building experience as shaped by consistency of the first is scaled, massed & attention to design & few levels of the building transitions to fit in its material quality, that define & give context, while minimizing protection from the character to the adverse shadow & elements, animation & streetscape. skyview impacts. visual interest.

• appropriate min/max • Upper storey setbacks • Sidewalk zone heights • Mechanical penthouse • Street trees • Continuous street wall • Angular planes • Entrances • Contextual Stepbacks • Min 5 hours of sunlight • Façade & Storefronts • Façade design & • Grade level heights articulation • Balconies & projections • Consistent cornice lines • Heritage considerations Pedestrian Level Street Wall Neighbourhood Scale Scale Scale

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall, Mid & Low Buildings Guideline Organization

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall, Mid & Low Buildings Design Guideline Organization Guideline

Rationale

Additional Guidelines References (Official Plan, Other Standards, Studies, Guidelines)

Supporting Illustrations

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Introduction

• Design Criteria for the Review of Tall Building Proposals (2006)

• Downtown Tall Buildings Vision and Performance Standards Design Guidelines (2012)

• Tall Building Design Guidelines • adopted by Council on May 8, 2013 • integrate and build upon previous Council-adopted guidelines • establish a unified set of performance measures for the evaluation of all tall building development applications city-wide

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Introduction

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Key Principles: Site Context

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Key Principles: Site Organization

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Key Principles: Tall Building Design

Base Building Scale , Animation & Articulation

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Key Principles: Tall Building Design

Tower Floor Plate & Separation Distances

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Key Principles: Tall Building Design

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines Key Guides: The Pedestrian Realm

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Tall Building Design Guidelines The Guidelines at Work

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines The Avenues: Introduction • Corridors along major transit routes subject to Avenue Studies

• For gradual transit- supportive development – walkable, higher density, mixed-uses

• To create new jobs & housing, and to improve streetscapes, infrastructure & amenities

traditional main street: St. Clair Ave. commercial strip: Wilson Ave.

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Introduction

Avenue Studies:

• 19 studies completed from 2002 to 2008

• Mid-rise buildings the most preferred development in all completed studies

• Slow & labour intensive to roll-out Avenues & studies & new zoning for each corridor Mid-Rise Buildings Study

• 2005 Mid-Rise Building Symposium concluded a need for more certainty & incentives to encourage development

• Avenues & Mid-Rise Building Study initiated in 2008 to provide a proactive,

city-wide strategy, which is approved by Brook McIlroy Planning + Urban Design/Pace Architects with E.R.A. Architects Quadrangle Architects Limited Council in 2010 Urban Marketing Collaborative May 2010

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines 36 Performance Standards

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Key Standards: Maximum Height

Height no taller than the width of the right-of-way

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Key Standards: Front Yard Angular Plane

Stepback subject to 45 degree angular plane at 80% of the width of the right-of-way

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Key Standards: Rear Transition 45 degree angular plane

10.5m above the setback point

7.5m rear setback

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Putting it all Together

today Demonstration of potential evolution of a 20 metre wide Avenue through mid-rise built form.

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Putting it all Together

short-term Demonstration of potential evolution of a 20 metre wide Avenue through mid-rise built form.

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Mid-Rise Building Design Guidelines Putting it all Together

long-term Demonstration of potential evolution of a 20 metre wide Avenue through mid-rise built form.

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Introduction

• Design Criteria for the Review of • Infill Townhouse Guidelines – Tall Building Proposals (2006) 2003

• Downtown Tall Buildings Vision and • Doesn’t address large sites or the Performance Standards Design Guidelines (2012) more complex stacked and back- to-back conditions • Tall Building Design Guidelines • adopted by Council on May 8, 2013 • Mid-rise and Tall Building • integrate and build upon previous Guidelines have since been Council-adopted guidelines created • establish a unified set of performance measures for the • Townhouse and Low-rise evaluation of all tall building development applications city-wide Apartment guidelines the missing piece

• Draft completed and expected to launch in fall 2016

• Monitoring Period of a year

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Introduction The guidelines address: • Design Criteria for the Review of Tall Building Proposals (2006) • townhouses through to stacked • Downtown Tall Buildings Vision and and back to back and low-rise Performance Standards Design apartments Guidelines (2012) • definition and illustration of each • Tall Building Design Guidelines type • adopted by Council on May 8, 2013 • integrate and build upon previous Council-adopted guidelines • site context and larger sites at the • establish a unified set of macro scale down to the micro performance measures for the scale of the design of building evaluation of all tall building elements development applications city-wide

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Introduction

• Design Criteria for the Review of Tall Building Proposals (2006) Introduction 1.0 Site Context • Downtown Tall Buildings Vision and 2.0 Site Organization Performance Standards Design 3.0 Building Configuration, Massing Guidelines (2012) and Design • Tall Building Design Guidelines 4.0 Pedestrian Realm – Creating Place • adopted by Council on May 8, 2013 5.0 Bringing It All Together • integrate and build upon previous E.G.s of Types and Development Council-adopted guidelines Scenarios • establish a unified set of 6.0 Glossary performance measures for the 7.0 Appendix - Case Studies evaluation of all tall building development applications city-wide

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Observations

• Design Criteria for the Review of Tall Building Proposals (2006) • Unable to provide sufficient soil for street trees due to: • Downtown Tall Buildings Vision and Performance Standards Design Guidelines (2012) • Driveways to integral garages • Inadequate front yard setbacks • Tall Building Design Guidelines • adopted by Council on May 8, 2013 • integrate and build upon previous Council-adopted guidelines • establish a unified set of performance measures for the evaluation of all tall building development applications city-wide

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Observations • Narrow facing separation distances 9-13 metres • Design Criteria for the Review of • Height creep from 3.5 to 4 storeys (14.5 metres) Tall Building Proposals (2006) • Diminished separation distance combined with stacked private amenity spaces, stairs etc. often results in little sunlight into units and private amenity spaces • Downtown Tall Buildings Vision and Performance Standards Design

Guidelines (2012)

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Observations

• Design Criteria for the Review of Tall Building Proposals (2006) • Lack of positive transition from public to private

• spaces often used to store junk • Downtown Tall Buildings Vision and Performance Standards Design Guidelines (2012)

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Objectives

• Design Criteria for the Review of Tall Building Proposals (2006) •Be.er site organiza8on and connec8vity • Downtown Tall Buildings Vision and Performance Standards Design Guidelines (2012) •More generous setbacks and separa8on distances • Tall Building Design Guidelines • adopted by Council on May 8, 2013 • integrate and build upon previous •Be.er ‘ﬁt’ and transi8on Council-adopted guidelines with exis8ng • establish a unified set of neighbourhoods performance measures for the evaluation of all tall building development applications city-wide •Substan8ally improved design, detailing and materials

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Putting it all Together

• Design Criteria for the Review of Tall Building Proposals (2006)

• Downtown Tall Buildings Vision and Performance Standards Design Guidelines (2012)

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Putting it all Together

• Design Criteria for the Review of Tall Building Proposals (2006)

• Downtown Tall Buildings Vision and Performance Standards Design Guidelines (2012)

Design Guidance for Urban Infill & Regeneration city-wide guidelines/3 Townhouse & Low-Rise Apartment Guidelines Putting it all Together challenges & 4/ lessonsthe city: learned 1/ toronto rising

Design Guidance for Urban Infill & Regeneration challenges & lessons learned/4 Lessons Learned 1/ Establishing standards for the lowest common denominator 2/ Reinforce with policies for quantitative measures 3/ Staff training to facilitate discretionary decisions 4/Performance based approach best for flexibility 5/Density measures are necessary

Design Guidance for Urban Infill & Regeneration challenges & lessons learned/4 Challenges Ahead 1/ Neighbourhoods 2/ The missing Middle 3/ Large Mixed-Use sites 4/Unconventional types – super tall, laneway housing, incremental on main street 5/capacity building for stylistic sensibility