Townhouse and Low-Rise Apartment Guidelines

CITY OFTORONTO FEBRUARY 2017

APARTMENT GUIDELINES TOWNHOUSE ANDLOW-RISE

URBAN DESIGN GUIDELINES 2017 DRAFT TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 www.toronto.ca/lowriseguidelines Townhouse and Low-riseApartmentGuidelines online: Derrick Wong Michael Sakalauskas Allison Reid Andrea Reaney Xue Pei James Parakh Deanne Mighton Joseph Luk Peggy Lee Mladen Kukic Jack Krubnik Anthony Hommik Victor Gottwald Emilia Floro Maaja Eichfuss-Clarke Leo DeSorcy Jason Brander Diana Birchall,ProgramManager,UrbanDesign Harold Madi,FormerDirectorofUrbanDesign Lorna Day,DirectorofUrbanDesign Townhouse andLow-riseApartmentGuidelinesCoreTeam of TorontoCity . SiteServices, AccessandParking BuildingPlacementandAddress 3.4 SharedOutdoorAmenityAreas 3.3 3.2 Low-riseHybridBuilding 2.1.6 Low-riseApartmentBuilding 2.1.5 StackedandBack-to-BackTownhouse SITEORGANIZATION 2.1.4 3.0 BuildingTypes 2.1.3 2.1 2.1.2 Back-to-Back 2.1.1 Stacked PublicParksandOpenSpaces Townhouse 1.2.2Heritage StreetandBlockPatterns BUILDING TYPES Townhouse 1.2.1 2.0 1.3 Townhouse PublicRealmFramework ContextAnalysisandPlanningforLargerSites 1.2 1.1 PrincipleGuidelineStatements OrganizationoftheGuidelines SITE CONTEXT 1.0 HowandWheretheGuidelinesApply PurposeoftheGuidelines KeyIssuesandObjectives Guiding Background-EvolutionoftheTownhouseandLow-riseApartmentBuilding Key Principles Considerations Definitions INTRODUCTION Table ofContents

. Streets,Lanes,MewsandWalkways 3.1

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 . LargeSitewithMultipleDevelopmentBlocks LargeSitewithTower 6.6 SitewithMultipleBuildingBlocks 6.5 SiteAdjacenttoorwithHeritageResource 6.4 DeepMid-BlockSite 6.3 6.2 . PublicArt 5.4 BuildingElements SharedSiteElements 5.2.2 Utilities&OtherEquipment 5.3 5.3.2 5.2.1 5.3.1 Materials StormwaterManagement Architecture 5.1.3SiteElements 5.2.3 5.2 Lighting Streetscape,LandscapeandStormwaterManagement 5.1 5.1.2 5.1.1 Landscape Streetscape . GLOSSARY 8.0 CASESTUDIES 7.0 DEMONSTRATION PLANS 6.0 BuildingRelationshiptoGradeandStreet PEDESTRIANREALM 5.0 PrivateOutdoorAmenitySpace 4.5 PrimaryEntrances 4.4 FacingDistancesandSetbacks 4.3 4.2 BUILDINGDESIGN 4.0 . ShallowMid-BlockSite 6.1 . FitandTransition 4.1

INTRODUCTION Principle GuidelineStatements Organization oftheGuidelines Guiding Principles Key Considerations How andWheretheGuidelinesApply Purpose oftheGuidelines Key IssuesandObjectives Background -EvolutionoftheTownhouseandLow-riseApartment Definitions

Credit: Quadrangle ArchitectsLimited

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5 For Discussion Purposes Only Purposes Discussion For INTRODUCTIONINTRODUCTION || TOWNHOUSETOWNHOUSE ANDAND LOW-RISELOW-RISE APARTMENTAPARTMENT GUIDELINESGUIDELINES 6 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 each unithasits ownentrancetograde. or two-levelunitsstackedontop oftwo-levelunits.Typically of eachother,two-levelunits stacked ontopofone-levelunits, organizations arepossibleincluding threeunitslocatedontop well asasidewallandhaveunits stackedvertically.Variousunit Stacked andBack-to-BackTownhouses unit hasitsownentrancetograde. sidewall andthebuildingblockhastwofronts.Typically,each Back-to-Back Townhouses have afrontandback. vertically (typicallytwoorthree).Likethetownhousetypethey Stacked Townhouses housing bays.Theytypicallyhaveafrontandback. a sidewallwithneighbouringunitandhaveatleastthree Townhouses aregenerally2to4storeystructuresthatshare Low-rise, multi-unitresidentialbuildingstakemanyforms: DEFINITIONS lesser degreeTriplexandFourplex. zoning bylawasTownhouseandApartmentBuilding,toa address the residential building types defined in the city-wide Building' in Zoning By-law 569-2013. These Guidelines mainly and Back-to-Back Townhouse" are defined as an 'Apartment within zonecategories.A"StackedTownhouse"and amended, defines and regulates residential building types The City-wideComprehensiveZoningBy-law569-2013,as public realm. building massing,detaileddesign,andthesemi-private in termsof:buildingtype,sitecontext,organization, more complexandintensetypesoflow-rise,multi-unithousing developments aswellonlargersitesandthe Townhouse Guidelines" (2003). They address infill townhouse less in height. The Guidelines build upon and replace the "Infill townhouses andlow-riseapartmentbuildingsof4storeysor range fromtownhouses,throughtostackedandback-to-back of low-rise(primarilyresidential)buildings.Buildingtypes guidelines willassistinachievingtheappropriatedesign wide "TownhouseandLow-riseApartmentGuidelines".The design direction,theCityofTorontohasdevelopedcity- To implement Official Plan policies and provide specific Introduction shareasidewallandhaveunitsstacked sharearearwallaswell sharearearwallas Cabbagetown townhouses types oflow-rise, multi-unitresidentialbuildings) (See Section2–BuildingTypes formoredetailonthevarious shared corridor,verticalcirculation andentrance. access togradeaswellupper unitsthatgainaccessfroma Low-rise HybridBuildings or bothsidesofasharedcorridor. multiple unitsstackedvertically.Unitsmaybeorganizedon one interior corridors,verticalcirculationandentrances,have Low-rise ApartmentBuildings enhance theoverallneighbourhoodcharacter. Ave. An

early

When

example

infill

developments

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well-designed combinelowerunitswithdirect

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presence andhouse-form rhythmonthestreet. in heighttolower-scalebuiltform andtoprovidealivelier townhouse-like unitsatthebase tohelpcreateatransition More recently,mid-riseandtall buildingsaredevelopedwith with individualentrances. open atoneendandsometimesincludedgrade-relatedunits apartment type,werearrangedaroundacourtyard,often neighbourhoods. 'Garden Apartments' a subset of the low-rise subtle intensification at the edges of the city’s less dense scaled neighbourhoods.Thisassistedinthegradualand transitional elementbetweenbusiermainstreetsandlower frame buildings.Low-riseapartmentstypicallyservedasa were alsobuilt.Theytooktheformof2to4storeywood- Throughout the20thcenturyinToronto,walk-upapartments yard setbacksandnarrowstreetwidths. front yardparkingandintegralgaragesand/orminimal trees. Thisconditionwascreatedbynarrowfrontageunitswith streetscapes andinadequateareaforlandscapingstreet responded to,amongotherthings,thedeclineinqualityof the “Infill Townhouse Guidelines” (2003) These guidelines applications on small, infill sites, the City of Toronto introduced the largeandgrowingvolumeoftownhousedevelopment individual unit,verticalcirculationandgrade.Tohelpassess townhouse formthatintroducednewrelationshipsbetweenthe Over time,newtypesofhousingunitsemergedwithinthe street. integral tothetownhousewithaccessgainedfromaprivate accommodated insmallparkinglotsattheedgesofsiteor around privatestreetsorpedestrianmews.Vehicleparkingwas shopping centres.Thistypeoftownhousewasoftenorganized large blocksnearhigherdensityformsofhousing,schoolsand (CMHC) asgoodforfamilies.Typicallythesewerelaidouton promoted bytheCanadianMortgageandHousingCorporation in new lot and block configurations of grade-related housing, 1800's. In the post-war period, townhouses were developed successful formofresidentialdevelopmentsincethemid- Townhouses ofthisnaturehavebeenacommonand Georgian, Victorian,EdwardianorArtsandCraftscharacter. are generally2½to3storeyshighandtypicallyofa row housedevelopment.TraditionalTorontotownhouses The CityofTorontohasalong,richhistorytownhouseor AND LOW-RISE APARTMENT BUILDING BACKGROUND -EVOLUTIONOF THE TOWNHOUSE of multi-unit,low-risehousinghaveevolved. townhouse, avarietyoftaller,denserandmorecomplexforms take uses. on landsbeingconvertedfromemploymentandinstitutional found attheedgesof"towerinpark"apartmentareasand underground parkinggarages.Theselargersitesareoften buildings arenowbeingconstructedonlargesiteswith Increasingly, townhousesandlow-rise,multi-unitresidential for low-risegraderelatedhousinghasremainedstrong. Since theadoptionoftheseearlierstandards,demand directions forthelayoutanddesignofnewpublicstreets. and designofprivateresidentialstreetsestablishclear (DIPS) in2005.TheDIPSstandardsplacelimitsonthecreation adopted theDevelopmentInfrastructurePolicy&Standards access frompublicstreets.Tosupportthispolicygoal,Council 2002, requiresnewdevelopmentstotaketheiraddressand The 20th centurylow-rise, walk-upapartmentbuildings Archives, Fonds1224. which wereaccessibletoallunits.(PhotoCredit:SpruceCourtc1920,CityofToronto influence publicly Spruce CourtApartments(completedinthe1920s),isoneofearliestexamples

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7 For Discussion Purposes Only Purposes Discussion For INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 8 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 townhouses andlow-riseapartments,including: attention whenconsideringdevelopmentapplicationsfor brought tolightanumberofkeyissuesthatrequireparticular selected casestudiesandareviewofbestpractices.This and analysisofrelevantpastplanningapplications,sitetours, The substanceoftheguidelineswasinformedbyaninventory Guidelines, willlikelyrequiresomeredesign. Development proposalsthatdonotmeettheintentof life and fitting into the context of the surrounding community. This includes,makingapositivecontributiontothequalityof layouts that reflect the goals and policies of the Official Plan. some flexibility in creating building designs and development A mainobjectiveoftheGuidelineistoprovidecertaintyand KEY ISSUES AND OBJECTIVES v maximizingthe usability,comfortandappearanceof iv. providingadequatebuildingsetbacksto enablesuitable iii. providingsafeandattractiveparks,accessible open ii. providing a good “fit” with and transition to existing i. and privaterealms minimizing the negativeimpactsofoverlook on public amenity spaces(balconiesand terraces)while front yards,buildingentrances, andprivateoutdoor for trees to flourish areas for soft landscaping and to provide sufficient soil spaces suchasschoolyards larger networkofstreets,parksandothercommunity where appropriate,integratingthesespacesintoa space andwalkwaysascommunityfocalpointsand, entrances) private realm(frontyards,amenityspacesand realm (streets,parksandotheropenspaces)tothe neighbourhoods andthetransitionfrompublic addressed by: realm and built form policy objectives of the Official Plan can be The purposeoftheGuidelinesistoillustratehowpublic PURPOSE OF THE GUIDELINES x relatingdevelopmentsdirectlytotheexistingor ix. ensuring servicingactivities(suchasvehicleparking, viii. improvingtheoverallqualityofdesignintermssite vii. ensuringgenerousfacingdistancesbetweenunitsto vi. avoidingsituationswherefrontyardsfacerearor v. i. providingbest practicesandguidancetocitizens iii. establishingabalancebetweentheprotectionof stable ii. identifyingstrategiestoenhancethequalityof the living i. grades “natural” grade and avoiding the creation of artificial public realmandview underground orinternaltothebuildingawayfrom loading, garbagestorageandcollection)arelocated the accompanyinguseofhigherqualitymaterials and internallayout,architecturelandscaping,with privacy allow foradequateaccesstosunlight,skyviewand where rearyardsfacethestreet development proposals and Citystaffin thecreationandevaluationof urban designers,architects,and landscapearchitects stakeholders, particularlyland developers,planners, intensification while allowing for appropriate infill development and residential neighbourhoodsandheritagefeatures design andmaterials environment throughimprovedspatialrelationships, spaces associated with ground floor units. public toprivate realms,unitentrances,and private amenity Guidelines. Addressingsuch issues asthetransitionfrom found in the City of Toronto's Mid-rise and Tall Building Design rise ApartmentGuidelinesprovide additionalguidancetothat occurs, Sections4.3,4.4and 4.5 oftheTownhouseandLow- of mid-riseandtallbuildings.Wherethisdesignapproach The townhouseformisalso,attimes,employedthebase of Subdivision,andSitePlanControlapplications. Official Plan Amendments, Zoning By-law Amendments, Plans evaluation ofdevelopmentproposalsanddesignalternatives in buildings areappropriate.Theywillbeappliedthroughthe are 4storeysorless,wheretownhouseandlow-risemulti-unit approval ofnewlow-rise,multi-unitbuildingdevelopments that and guidelines.TheGuidelinesapplytothedesign,review, Standard, aswellanyotherapplicableregulations,policies Plans, HeritageConservationDistricttheTorontoGreen Official Plan policies, applicable Zoning By-laws, Secondary intended tobereadtogetherwith,andimplementtherelevant The “Townhouse and Low-rise Apartment Guidelines” are within thelocalareacontext. important to ensure that new development will enhance and fit and sometimeswithinstableresidentialareas.Assuch,itis Low-rise, multi-unitbuildingswilloftenbelocatedadjacentto where modestphysicalchangeisintendedtotakeplace. land areaistakenupbystableresidentialneighbourhoods Employment Districts and the Downtown, much of the City’s sustained incremental growth to the City’s Centres, Avenues, parts of the City. While the Official Plan directs major and growth city-wideandmanagingchangeisdifferentin The City of Toronto Official Plan seeks to direct and manage GUIDELINES APPLYHOW ANDWHERETHE

the City’s Design Review Panel may assist in the process. In caseswheretheCityrequiresfurtherreviewofapplications, Official Plan. successfully mettheoverallintentoftheseGuidelinesand together" todeterminewhetheradevelopmentapplicationhas weighed acrosstheboardwithotherguidelinesand"work independently ofeachother.Rather,guidelineshouldbe The Guidelinesarenotintendedtobeappliedorinterpreted particularly whenlookedatcumulatively. they should also be afforded some flexibility in application, and clarityofcommoninterpretation,however,asguidelines, The Guidelinesareintendedtoprovideadegreeofcertainty terms ofthesite andinternallayoutofbuildings. is supportedby theoverallgenerosityandquality ofdesignin livable neighborhoods.Similarly, qualityoflifeandlivability to the basic services and amenities offered in the City’s most so thateveryonehasaccesswithin bikingorwalkingdistance This includesafocusonneighbourhoods andmainstreets, prosperity bymakingchoicesthatimproveourqualityoflife. which supporthealthyandvibrantcommunitiesgreater matures, itisimportanttocreatemorebeautifulenvironments and unique,thrivingneighborhoods.AsourCitygrows tree canopy;culturalandsocialevents;vibrantdistricts attractions, includingnaturalareas,parksandtheurban Toronto livableisaccesstoawidearrayofamenitiesand a cityandthebuildingofcommunity.Partwhatmakes that design and structure can be very influential in the life of based ontheconceptoflivability.Theseapproachesrecognize Many aspectsofurbandesignandapproachestocityformare Quality ofLifeandLivability KEY CONSIDERATIONS

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9 For Discussion Purposes Only Purposes Discussion For INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 10 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 conservation should beconsistentwithaccepted principlesofgoodheritage values, attributes,andcharacter ofthatproperty.Development Heritage Register,bedesigned toconservetheculturalheritage that newconstructionon,oradjacent to,apropertyonthe The CityofTorontovaluesitsheritagepropertiesandrequires Heritage Conservation of-pipe solutions. wet Wet WeatherFlowManagementGuidelinesonhowtomanage Applicants arealsorequiredtoadheretheCityofToronto Green Standard(TGS)performancemeasures. 2014 intheCityofTorontomustmeetTier1 end results.PlanningapplicationssubmittedsinceJanuary achieve costeffective,environmentallyandsociallyresponsible buildings Standard (TGS).TheTGSsetsoutperformancemeasuresfor design The CityofTorontobothrequiresandencouragessustainable performance results. construction disciplinesareinvolvedtoachievebetteroverall an integrateddesignprocessensuringthatalland fundamental designdecisionsarebeingmade.Followedby be performance ofbuildings.Sustainabledesignmeasuresshould passive solargain,whichcanbeappliedtoimprovetheenergy including landscapingandorganizingbuildingsformaximum the internalenvironment.Therearealsositedesignaspects, construction methods,watermanagement,andthequalityof building performance,alternativeenergysupply,materialsand Sustainable designinvolvestechnicalaspectsrelatingto economic, social,andnaturalenvironmentwelivein. buildings tobelessresourceintensiveandimprovethe Sustainable designisanapproachtodevelopingsitesand Sustainable Design effective useofhigh-qualitymaterialsandconstruction. includes well-designedpublicspacesandbuildingswiththe to contextandtheimpactofnewdevelopment.Italso Design excellenceincludesasensitiveandthoughtfulresponse the imageofTorontoandshouldembodydesignexcellence. Low-rise, Design Excellence

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and avoidingentrapmentareas inthedesign. natural overlook,clearviewsand sightlines,adequatelighting, and animateduses,alsoreferredtoas"eyesonthestreet"or principles involveprovidingspaceswithnaturalsurveillance quality oflifethroughdesignstrategies.Somethemain professionals toreducetheincidenceofcrimeandimprove by landscapeandarchitecturedesigners,policesecurity environments. CPTEDisacrimepreventionstrategyused Environmental Design(CPTED)principlestocreatesafe All areaswillbedesignedusingCrimePreventionthrough Public Safety diminished byincrementalorsweepingchange. designed to ensure that district significance or character is not character. Insuchareas,HCDPlansandGuidelinesare a concentrationofheritagepropertiesanddistinct or anyguidelinesforthatdistrict.HCDsarespecialareaswith (HCD), low-risebuildingsmustconformtotheHCDPlanand/ Where adevelopmentiswithinHeritageConservationDistrict a positivecontributioninsomehistoricalsettings. the appropriatecontext,low-rise,multi-unitbuildingscanmake treatment ofthenewdevelopment.Ifwell-designedandsitedin properties shouldbeusedtoinformthescaleandcontextual integration, andre-useofheritageproperties.Heritage New developmentshouldstriveforthelongtermprotection, unit buildingsare permitted.Rather,theyassist withthe The guidelines do notdeterminewherelow-rise, multi- GUIDING PRINCIPLES animate thestreetedge,createnewamenityspaces,andimproveoverallsiteconditions. Infill

developments

with

low-rise

buildings

existing

tower

sites

can

help

redefine

and

building. A newhigh-risedevelopment incorporatestownhouseunitsintegrated intothebaseof organized intothefollowingsections: The TownhouseandLow-riseApartmentGuidelinesare ORGANIZATION OF THE GUIDELINES Minimizetheimpactofserviceareasandelementson 8. Createcomfortablelivingconditionsbyprovidingaccessto 7. Promotearchitectural,landscapeandurbandesign 6. Createasafe,comfortable,accessible,vibrant,andattractive 5. Integrateandenhancenaturalman-madefeaturessuch 4. Reinforce thestructureandimageofCityrespond 3. Improveconnectivitytostreets,parksandopenspaces, 2. Enhancethequalityofpublicrealmandpromote 1. following guidingprinciples: provide specific and often measurable directions related to the impacts. TheTownhouseandLow-riseApartmentGuidelines organized to fit with its existing context and minimize their local ensure thatlow-rise,multi-unitbuildings,arelocatedand implementation of the City's Official Plan policies to help to public realm. sunlight, privacy,naturalventilationandopenspace. leading edgeconstructionmethods. expression withvisionarydesign,high-qualitymaterialand excellence, sustainability,innovation,longevity,andcreative public realmandpedestrianenvironment. properties. as trees,topographyandopenspacesconserveheritage appropriately toprominentsitesandimportantviews. community servicesandamenities. setbacks ofbuildings. planned contextthroughappropriatescale,placement,and harmonious fit and compatibility with the existing and laws ortheOntarioBuildingCode. not necessarily the same as those used in the City's Zoning By- Section 8 Glossary, provides terms and definitions which are development scenarios. Section 6.0DemonstrationPlans,providessometypical rise buildingtypesaddressedinthisdocument. illustrations ofcharacteristicsforthetownhouseandlow- Section 2.0BuildingTypes,providesdescriptionsand 4.0 and5.0. are providedforaspectsofdevelopmentinSections1.0,3.0, policies andTorontoGreenStandardperformancemeasures, rationales, and selected related references, such as Official Plan Design guidelineswithsupportingillustrations,photos, building A townhouseblockisincludedinalargemulti-buildingdevelopmentwithrangeof 4.0BuildingDesign 3.0SiteOrganization 2.0BuildingTypes 1.0SiteContext Introduction

and

unit

types

help

the

development

fit

with 8.0 Glossary (link towebsite) 7.0 CaseStudies 6.0 DemonstrationPlans 5.0 PedestrianRealm

the

neighbourhood

context.

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 1 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only 2 DRAFT ONLY City of Toronto – JAN 2017 rear, away fromthepublic realmand public view. utilities, storage andparking,underground,internally orinthe Locate “back of house” activities, such as loading, servicing, 3.4 SiteServicing,Accessand Parking landscaping andstreetscaping. existing contextandprovideopportunities forhigh-quality open space. Ensure that buildings fit harmoniously with the Locate thebuildingstoframeedgesofstreets,parks,and 3.3 BuildingPlacementandAddress and afocalpointwithinthedevelopment. Design sharedoutdooramenityareastobepubliclyaccessible 3.2 SharedOutdoorAmenitySpace buildings. safe, comfortableanddirectaccessaddressforallnew Provide newstreets,pedestrianmewsandwalkwaysfor 3.1 Streets,Lanes,MewsandWalkways SITEORGANIZATION 3.0 particular siteconditions,adjacenciesandsurroundingcontext. new development fits well and responds appropriately to the Employ asuitablebuildingtypeortypestoensurethatthe 2.1 BuildingTypes BUILDINGTYPES 2.0 properties andHeritageConservationDistricts(HCDs). values, attributesandcharacterofon-siteadjacentheritage Locate anddesignbuildingstoconservetheculturalheritage 1.3 Heritage neigbourhood destinations. access totransit,parks,openspaces,amenitiesandother Extend thepublicrealmintodevelopmentstoenhance 1.2 PublicRealmFramework Plan. realm elements,coordinatedevelopmentthroughaMaster sites withmultiplebuildingsandthepotentialfornewpublic the proposeddevelopmentrespondstothiscontext.Forlarger Evaluate theexistingandplannedcontextdemonstratehow 1.1 ContextAnalysis SITECONTEXT 1.0 statements combinedinsections1.0through5.0. The followingisabriefoverviewofprincipleguideline PRINCIPLE GUIDELINESTATEMENTS

. BUILDINGMASSING AND DESIGN 4.0 grade andblendinwiththetopographyofsurroundings. Developments should relate directly to the existing or ‘natural’ 4.5 BuildingRelationshiptoGradeandStreet outdoor amenityspaceswithinthepublicrealm. Enhance theusability,comfortandappearanceofprivate 4.4 PrivateOutdoorAmenitySpace privacy fortheresident,whilemaintaining"eyesonstreet". Ensure well-designedfrontentrancesandyards.Enhance 4.3 PrimaryEntrances neighbouring properties. views. Reduceoverlookconditionsbetweenbuildingsand Locate anddesignbuildingstoensuresunlightsky 4.2 FacingDistancesandSetbacks scaled buildings,parksandopenspace. provide appropriatedownwardtransitionsinscaletolower- Ensure buildings fit within the existing or planned context and 4.1 FitandTransition public realmandtheCity. developments toenhancethe quality ofthedevelopment, Pursue publicartopportunities andfundingstrategiesforlarger 5.4 PublicArt elements. building articulation,andplacementofutility Ensure attentiontothequalityofarchitecturaldesign,materials, 5.3 BuildingElements realm. utilities helptoelevatethequalityandexperienceofpublic Well-designed siteelementsandtheproperplacementof 5.2 SiteElements space. between thebuildingandadjacentstreets,parksopen Provide high-quality,sustainablestreetscapeandlandscape 5.1 Streetscape,LandscapeandStormwaterManagement PEDESTRIANREALM 5.0 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 1.0 SITE CONTEXT

1.1 Context Analysis and Planning for Larger Sites 1.2 Public Realm Framework 1.2.1 Street and Block Patterns 1.2.2 Public Parks and Open Spaces 1.3 Heritage City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

13 14 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 An illustrationshowingtheanalysisofsitecontext. a MasterPlan. and thepotentialfornewpublicrealmelements, coordinatedevelopmentthrough development respondstothiscontext. For largersiteswithmultiplebuildings theproposed Evaluate theexistingandplannedcontextdemonstratehow 1.1 CONTEXT ANALYSIS AND PLANNINGFORLARGERSITES b. Include in the Planning Rationale or application a “Block” Include a “Walkable” context analysis, showing the building a. i. locationandsizeofparks andopenspaceifapplicable iii. location,sizeand organizationofstreets,laneways, ii. sizeofblocksandarrangement ofparcelsorlots i. transitroutes,stations,andstops(includingdistance v. areaamenitiesanddestinations(community centres, iv. generallayoutanddimensionsofstreets,blocks,parks iii. 250mand500m"walkability"radiifromthesite ii. Official Plan land use designations and zoning i. through textandgraphicsatanappropriatescale: context analysis,showingtheproposalandillustrating appropriate scale: proposal, andillustratingthroughtextgraphicsatan cycling routes walkways, transitstops,andother pedestrianand/or to rapidtransitnodes) planned pedestrian/cyclingroutes trails, libraries,schools,retailareas,etc.)existingand and publicorprivateopenspaces permissions Transit Stop Walkway Existing Pedestrian 250m WalkabilityRadii Public Park Open Space Proposed Street Walkway Proposed Pedestrian Development Site c . For largerormorecomplexareaswithmultiple properties c . . avisionforthedevelopment oftheentireareaaffected i. topographicalandlandscapefeatures includingravines, vii. ground floor uses, setbacks, building entrances, street vi. proposedbuildingfootprints,heightsandfacing v. adjacent and on-site heritage properties and identified iv. above provide: Master Planmayberequired.Inadditionto1.1a.andb. and/or buildings,newstreets,parksandopenspaces,a network on theirroleasaplaceand partofthemovement of streetsandopenspaceswith characteristicsbased by the proposed development, incorporating a hierarchy water courses, trees and any other significant aspects and onadjacentsites including majorutilityelementsonthedevelopmentsite trees, sitecirculation,andservicingelements buildings, parksandopenspace distances andtheirrelationshiptoneighbouring realm, ifapplicable heritage viewsorotherimportantfromthepublic guide theincrementaldevelopmentoflargerormorecomplex A MasterPlanprovidesaplanninganddesignframeworkto achieve ahigh-qualitylivingenvironment. may needtobeprovidedaroundorwithinthebuildingsite to amenities, communityfacilitiesandpublicrealmelements The blockcontextanalysiswillalsobeusedtodeterminewhat and scale. form patternsandrespondappropriatelytochangesinlanduse development will fit with and reinforce existing or planned built scale istodevelopanunderstandingofhowtheproposed minute walk.Theintentofthecontextanalysisata"walkable" for “walkability” and are roughly equivalent to a 5 and 10 The 250and500metreradiiaregenerallyacceptedmeasures context. development will fit with and respond appropriately to its and opportunities,todemonstratehowtheproposed The intentofthecontextanalysisistoidentifypatterns the Official Plan land use designation(s) and zoning controls. regulations andpoliciesthatapplytothesite,mostnotably the futureofarea.Theplannedcontextincludesplanning the existingphysicalsurroundingsandplannedvisionfor Context referstothesettingforadevelopment,includingboth RATIONALE

. aphasingplan,scheduleandinterimlandscapeplan v. apercentageoftheproposedunitsdesignedas iv. arangeofunitsizes,includingtheprovisionlarger iii. municipalservicing,vehicularcirculationandmajor ii. 4.5 MixedUseAreas:Policy2|5.1.3 SitePlanControl:Policy2and3 and 3|3.4TheNaturalEnvironment: Policy3|4.1Neighbourhoods:5,6,7and94.2Apartment Neighbourhoods:Policy2and3| 19 and20|3.1.2BuiltForm:Policy 1and2|3.1.5HeritageResources:Policy3,4173.3Building NewNeighbourhoods:Policy1,2 1, 2,3and6|2.4BringingtheCity Together:Policy2and8|3.1.1ThePublicRealm:1c,1d, 1e,5,6,9,11,12,13,14,16,17,18, Related Standards, Guidelines &Studies: 2.2 StructuringGrowthintheCity: Policy1and2|2.2.1Downtown:TheHeartofToronto:4 |2.3.1HealthyNeighbourhoods:Policy Official PlanReference Toronto GreenStandard |TorontoWalkingStrategy |DIPSTorontoCyclingNetwork Plan where twoormoreconstructionphasesareinvolved from thepublicsidewalk universally accessiblewithabarrier-freeconnection units suitableforfamilies district communityenergy utility connectionsincludingsharedsystemssuchas

information anddetail,aMasterPlanmaynotberequired. associated ContextorPrecinctPlansthatincludecomparable When thereisaSecondaryPlanthatappliestothesite,with publicly accessibleandprivateopenspaceswillbeorganized. how newstreets,pedestrianandcyclingroutes,parks, the entireareaeffectedbyproposeddevelopment,including spaces. ThePlanshouldprovideavisionforthedevelopmentof areas withmultiplebuildings,newstreets,parksandopen multiple buildings,newstreetsandparksconnectionstothebroaderneighbourhood. An illustrationofaconceptualMasterPlanforlargerdevelopmentareacontaining Walkway Existing Pedestrian Existing PublicStreet Open Space Public Park Development Site Walkway Proposed Pedestrian Proposed Street Rail Corridor Existing PedestrianBridge

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 16 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 e. Provide new public streets in accordance with the City's d. Ensure fine-grained pedestrian networks between 80 -110m Utilize areasalongsiderailorhydrocorridorsand ravinesto c. Use existingpublicstreetsforaddressandaccesstonew b. Providesafe,direct,universallyaccessiblepedestrianand a. STREET AND BLOCKPATTERNS 1.2.1 parks, openspaces, amenitiesandotherneigbourhooddestinations. Extend thepublicrealmintodevelopmentstoenhanceaccesstransit, PUBLICREALMFRAMEWORK 1.2 Townhouse unitsframeandsupportanopenspace. from existingstreets. access andaddresstobuildings whicharenotaccessible Development InfrastructurePolicy andStandards(DIPS)for length. and vehicularnetworksofgenerallylessthan200min extend thenetworkofconnections,whereappropriate. of existinglocalstreetsandlanesintothenewdevelopment. buildings. Whennotpossible,generally,extendthepattern local retailareas. such asparks,schools,transit,communityfacilitiesand cycling linksthroughthenewdevelopmenttodestinations b. Orient buildingstoframeedges ofparksandopenspacesto b. a. Locate anddesignhigh-qualityparksopenspacesto: PUBLICPARKS AND OPENSPACES 1.2.2 i co-locateparks andopenspaceswithotherpublic vi. extendparksandopenspacenetworksintonew v. protectaccesstoexistingparksandopen spacesand iv. preserveandincorporateexistingtrees andnatural iii. provideforsafety,usercomfort,accessibilityandyear- ii. bevisibleandeasilyaccessiblewithfrontageonstreets i. provide animation andpassiveoverlook. restaurants. amenities, communitybuildings, schools,shopsand these spaces,whereappropriate development areastoexpandthescaleandfunctionof develop newlinkages,whereappropriate appropriate topography aspartofanopenspacefeature,where round useincludinggoodsunlightandwindconditions and otheraspectsofpubliclife. community gatheringspacesforwalking,meeting,recreation publicly accessibleopenspaceswillbenecessarytoprovide With newdevelopmentandgrowth,additionalparks access andmobility. Small blockpatternsprovidegoodopportunitiesforpedestrian public streetsandlanesshouldbeextendedintothenewsite. networks willbeneeded.Ingeneral,thepatternofexisting address orbeaccessedfromexistingstreets,newcirculation When sitesarelargeandnewbuildingscannottaketheir and accesstobuildingservices. or units,sunlightanddaylightintobuildingsopenspaces, and neighbourhoodactivities,addressforindividualbuildings within theCity.Theyalsoprovidesettingsforsocialinteraction which providemobilityaswellcreatinglinearopenspaces the City’s open space system, delineating development blocks walkable community is organized. They are a significant part of parks andopenspacescomprisesthestructureuponwhicha Public realmconsistingofstreets,lanes,mews,walkways, RATIONALE TheCitywilldetermine,throughthedevelopmentreview c.

i where there isn't a park within 400m of the vi. assistsintheenhancementandprotectionof v. providesformovementthroughablockbetweenstreets iv. improvesthevisibilityandaccesstoaparkby iii. enhancesthefunctionofanexistingpark,schoolyard ii. securesparklandinunder-servedareasoftheCity i. will besought: the tools of the Official Plan, opportunities for new parkland process, whetherneworexpandedparksareneeded.Using 3.1.2 BuiltForm:Policy1,2,3,4, 5and6|3.2.3ParksOpenSpaces:Policy3,4,5,6,78 Toronto GreenStandard Related Standards, Guidelines &Studies: 2.3.2 Toronto's Green Space System and Waterfront: Policy 1b and 3b | 3.1.1 The Public Realm: Policy 19 and 20 | Official PlanReference a parkorPOPS). development, provideadditionalopenspaceonsite(as environmentally significant areas or features increasing streetfrontage parkland or openspacebyaddingnewcontiguous enjoyment andthequalityofthese openspaces. and their ground floor uses will, in part, determine the safety, along withappropriatelylocated,sizedanddetailedbuildings, The structureandcharacterofstreets,parksopenspaces, outdoor amenityareas. and typewillbereviewedforopportunitiestoprovideshared spaces. Smallerdevelopmentsoveracertainsizethreshold appropriately sized,locatedanddesignedparksopen Larger siteswillbereviewedforopportunitiestoprovidenew amenities helpstoimprovewalkability. A of accessandvisibility. Parks arethefocalpointsofcommunitiesandshouldbelocatedcentrallytoprovideease

fine-grained

network

safe

and

attractive

pedestrian

connections

neighbourhood

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 18 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 Adaptive re-useofheritageproperties isencouraged. e. Ensure thatlow-rise,multi-unit buildingsdonotvisually d. When aproposedbuildingisadjacenttoheritageproperty: c. b. Ensure that the integrity of the heritage property's cultural Conserve andintegrateheritagepropertiesinto a. Districts(HCDs). Conservation and characterofon-siteadjacentheritagepropertiesHeritage theculturalheritagevalues,Locate anddesignbuildingstoconserve attributes 1.3 HERITAGE i. ensureconsistencywithapplicableHCD Plan iii. integratetheexistingheritagecharacterinto ii. designnewbuildingstorespecttheurbangrain, scale, i. properties ontheHeritageRegister. impede orhaveaphysicalimpact onthesettingof of façadesaloneisdiscouraged. heritage valuesandattributeswillberetained.Theretention satisfaction oftheCity. adjacent toapropertyontheHeritageRegister to apropertyontheHeritageRegisterand/orproperties Assessment willevaluatetheimpactofaproposedalteration Official Plan Heritage Policies (3.1.5). A Heritage Impact principles of good heritage conservation and the City's developments inamannerthatisconsistentwithaccepted requirements cues building throughhigh-quality,contemporarydesign and materialsofthehistoriccontext setbacks, proportions,visualrelationships,topography, adjacent builtform setback toalignwith Provide frontyard street forms andframe with adjacentbuilt Transition

fit-in

positive contributiontoanhistoricsetting. designed andappropriatelysited,newdevelopmentcanmake a and contextualtreatmentofthenewdevelopment.Ifwell heritage propertiesshouldbereferencedtoinformthescale allow forappropriateconservationmeasurestobeundertaken, specific attributes. In locations where proposed developments space” to preserve the integrity of a heritage property or the constructionofbuildingsorrequireadditional“breathing the goals of intensification and redevelopment, and may limit There maybeinstanceswhereconservationprinciplesoutweigh Plan HeritagePolicies(3.1.5). principles of good heritage conservation and the City's Official development inamannerthatisconsistentwithaccepted they beprotectedandwhereappropriate,integratedintonew Heritage ConservationDistricts(HCDs)andrequiresthat The CityofTorontovaluesitsheritagepropertiesand RATIONALE

for theConservation ofHistoricPlacesinCanada Guidelines, #4|Parks Canada:Standards andGuidelines Related Standards,Guidelines& Studies 26, 28,29,30,31,43 3.1.5 HeritageResources:Policy 1, 2,4,10b,10c,11,12, 2.3.1 HealthyNeighbourhoods:Policy 1and2| 2.2.1 Downtown:TheHeartofToronto:Policy5and6| Official PlanReference Respect andenhance architectural features heritage building and rhythmsof of conservationstrategy landscape designaspart Incorporate heritage setback andstepbacks with strategicbuilding views ofheritagebuilding Preserve prominent SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

2.0 BUILDING TYPES

2.1 Building Types 2.1.1 Townhouse 2.1.2 Stacked Townhouse 2.1.3 Back-to-Back Townhouse 2.1.4 Stacked and Back-to-Back Townhouse 2.1.5 Low-rise Apartment Building 2.1.6 Low-rise Hybrid Building City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

19 20 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 surrounding context. well andrespondsappropriatelytotheparticularsiteconditions, adjacenciesand asuitablebuildingtypeortypestoensurethatthenewdevelopmentfits Employ

. Onlargesites,generallyavoidamonotonousrepetition of e. d. Use the appropriate building type and unit configuration in Provide alessintensehousingtype(e.g.townhouses, c. Analyze thepatternsandcharacteristicsofsurrounding a. BUILDINGTYPES 2.1 v parkinglotslocatedbetweenabuilding and astreet iv. entrancesnotvisibleorwithdirectaccess froma iii. toomanyindividualentrancesononefacade ii. frontsofbuildingsfacingrearyardsorbacks i. one type. order toavoid: for moredetail). other lessintensiveuses.(SeeSection4.1FitandTransition residential neighbourhoods,parksandopenspaces,or where permitted)asatransitionalformadjacenttolowscal context. conditions andrelationshipsonthesitesurrounding type(s) and unit configurations that respond to the various built form,publicrealmandopenspace.Selectthebuilding

Guidelines? Related Standards, Guidelines&Studies 3.3 BuildingNewNeighbourhoods: 1,2and3|4.1Neighbourhoods:Policies5-104.2Apartment Neighbourhoods: Policy2and3| 3.1.1 ThePublicRealm:Policy1c, 1d,1e,5,6,9,11,12,13,14,16,17,18,19and20|3.1.2Built Form: Policy1and2| Official PlanReference street buildings facingstreetsorparks e

not illustrateeverypossibletypeandcombination. conditions andconsiderationsforeachtype.ThisSectiondoes be developed).Italsoincludesadiscussionondesirable site sizesanddensitiesforeachtype(note:thishasyetto unit residentialbuildingtypes,alongwitharangeoftypical and illustrationsoftypicalcharacteristicsforlow-rise,multi- This Sectionaddressesbuildingtypeandprovidesdescriptions and adjacenciesmeettheoverallintentofguidelines. should beanalyzedandtailoredtorespondtheparticularsite intense or lower in scale. Building types and unit configurations development canbe sensitivetoneighbouringusesthatareless of buildingfortheproposedlanduseandopenspace,new the appropriate configuration, scale of development and type(s) development intoanexistingand/orplannedcontext.Through play a significant role in the successful integration of new Building placement, type, unit configuration and design, RATIONALE intensity development neighbourhoods tohigher form betweenlowscale type asatransitional Provide lessintensehousing throught publiclaneorprivatedriveway Garage attherearofbuildingaccessed Unit entrancesatfrontofbuildingonly. Variation 1 Townhouse from publicorprivatestreet Garage atthefrontofbuildingwithaccess Unit entrancesatfrontofbuildingonly Variation 3 Townhouse Variation 2 Townhouse throught publiclaneorprivatedriveway Garage attherearofbuildingaccessed Unit entrancesatfrontofbuildingonly. Variation 1 Townhouse from publicorprivatestreet Garage atthefrontofbuildingwithaccess Unit entrancesatfrontofbuildingonly Variation 3 Townhouse A A A Variation 2 Townhouse Access to public rear lane or private driveway where appropriate building setback and landscape screeningcanbeprovided Access topublicrearlaneorprivatedrivewaywhereappropriatebuildingsetbackandlandscape asfrontyardlandscapedsetbacksorstreettype Sites wherefrontintegralgaragesarenotappropriateduetoneighbourhoodcharactersuch drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetwithaccesstolaneorprivate Appropriate siteconditions: Vehicular movements are not desired at the rear of the site ie. when the rear is adjacent to rearyardsofexistingdwelling Vehicular movementsarenotdesiredattherearofsiteie.whenisadjacentto torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacent characterie.rearyard area/soil volumncanbeachieved Sites wherefrontintegralgaragesareacceptableandappropriate amountsoffrontyardlandscape drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetbut noaccesstopubliclaneorprivate Appropriate siteconditions: B B B throught publiclaneorprivatedriveway Garage attherearofbuildingaccessed Unit entrancesatfrontofbuildingonly. Variation 1 Townhouse from publicorprivatestreet Garage atthefrontofbuildingwithaccess Unit entrancesatfrontofbuildingonly Variation 3 Townhouse A A A Variation 2 Townhouse Access to public rear lane or private driveway where appropriate building setback and landscape screeningcanbeprovided Access topublicrearlaneorprivatedrivewaywhereappropriatebuildingsetbackandlandscape asfrontyardlandscapedsetbacksorstreettype Sites wherefrontintegralgaragesarenotappropriateduetoneighbourhoodcharactersuch drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetwithaccesstolaneorprivate Appropriate siteconditions: Vehicular movements are not desired at the rear of the site ie. when the rear is adjacent to rearyardsofexisting dwelling Vehicular movementsarenotdesiredattherearofsiteie. whentherearisadjacentto torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacent characterie.rearyard area/soil volumncanbeachieved Sites wherefrontintegralgaragesareacceptableandappropriate amountsoffrontyardlandscape drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetbut noaccesstopubliclaneorprivate Appropriate siteconditions: B B B A A A A A A Access to public rear lane or private driveway where appropriate building setback and landscape screeningcanbeprovided Access topublicrearlaneorprivatedrivewaywhereappropriatebuildingsetbackandlandscape asfrontyardlandscapedsetbacksorstreettype Sites wherefrontintegralgaragesarenotappropriateduetoneighbourhoodcharactersuch drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetwithaccesstolaneorprivate Appropriate siteconditions: Vehicular movements are not desired at the rear of the site ie. when the rear is adjacent to rearyardsofexistingdwelling Vehicular movementsarenotdesiredattherearofsiteie.whenisadjacentto torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacentcharacterie. area/soilvolumncanbeachieved Sites wherefrontintegralgaragesareacceptableandappropriateamountsofyardlandscape drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetbutnoaccesstolaneorprivate Appropriate siteconditions: B B B A 2.1.1 TOWNHOUSE technically feasible andeachunitis6.0mor wider. garages shouldonlybeconsidered whennootheroptionis curb cutsreducepedestriancomfort andsafety.Frontintegral present afacetothestreetlacking inanimationandmultiple landscaping andsoilvolumefor treegrowth.Thegaragedoors be avoidedgenerallyastheyreducefrontyardareasfor Townhouses withfrontdrivewaysandgaragesshould rear ofthebuildingaccessedviaalaneordrivewayispreferred. Parking forstreet-relatedtownhousesundergroundoratthe DISCUSSION Garagelocatedattherearorfront • Distinctfrontandrearconditions • Individualunitentrancewithdirectaccesstograde • Sharessidewallswithneighbouringunits • 2to4storeys • TYPICAL CHARACTERISTICS

A Public Street Public Rear AccessGarage preferred lane/driveway is public orprivate Garage accessvia A A B

B Lane/Driveway 6.0m Min A

A Public Street Public Separated Garage also preferred private lane/drivewayis structure viapublicor Garage accessinseparate Rear Access A A B B

design, especiallywhen amenityspacesoverlookthearea. Avoid lanesliketheabove withoutaccommodationforutilities, landscaping andquality Planting alongthesidescreensserviceelements. Garages complementthetownhousebuildingandimprovesqualityoflaneway. Lane/Driveway

6.0m

Min Public Street Public Front IntegralGarage A A B B possible garage whenever Avoid frontintegral

6.0m Min

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES C A A C A B A B B B grade-related entrances Units stackontopofoneanotherwith Unit entrancesononesideofthebuilding Variation 1 Stacked Townhouse grade-related entrances Units stackontopofoneanotherwith Unit entrancesononesideofthebuilding Variation 1 Stacked Townhouse Parking isprovidedunderground transition. Large sitewithmultipleblockswherereartoconditionis desiredalongedgeofsitesas Site whereareartoconditionisthepreferredbuildingcondition. Small siteswithshallowdepthswhereallunitentrancescan be seenfrompublicstreet. Appropriate siteconditions: Parking isprovidedunderground transition. Large sitewithmultipleblockswherereartoconditionisdesiredalongedgeofsitesas Site whereareartoconditionisthepreferredbuildingcondition. Small siteswithshallowdepthswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: C C A A A A B B B B grade-related entrances Units stackontopofoneanother with Unit entrancesononesideofthebuilding Variation 1 Stacked Townhouse grade-related entrances Units stackontopofoneanotherwith Unit entrancesononesideofthebuilding Variation 1 Stacked Townhouse

22 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 building contexts. condition whichisdesirableinmostexistingand/orplanned intensity whileallowingforarearyard-to-rearyardfacing Typically, thisgrade-relatedhousingtypeprovidesalevelof Similar totownhousesbutwithunitsoneontopoftheother. DISCUSSION Garagelocatedundergroundorattherear • Distinctfrontandrearconditions • Individualunitentranceswithdirectaccesstograde from • Sharesideandbackwallswithunitsstackedvertically • 3to4storeys • TYPICAL CHARACTERISTICS STACKED TOWNHOUSE 2.1.2 shared outsidelanding B B C A A Parking isprovidedunderground transition. Large sitewithmultipleblocks wherereartoconditionisdesiredalongedgeofsites as Site whereareartoconditionisthepreferredbuilding condition. Small siteswithshallowdepthswhereallunitentrancescan beseenfrompublicstreet. Appropriate siteconditions: Parking isprovidedunderground transition. Large sitewithmultipleblockswherereartocondition isdesiredalongedgeofsitesas Site whereareartoconditionisthepreferredbuildingcondition. Small siteswithshallowdepthswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: facing astreet massing when within building Stair tolowerunit pedestrian mews be locatedwithina grade unitsmay Entrance tobelow- Pedestrian Mews Public Street and morebettersoft landscaping. could beimprovedby internalizingsomeofthestairstoupper units,alightercanopy Accessible unitsat-grade aredesirableinStackedTownhousebuilding type.Thisproject A C A B B Rear Yard Rear Yard possible an above-gradelevelwhen is provided,combinewith When abelow-gradelevel -Unit entrancesonfrontofbuildingonly Variation 2 Back toTownhouse -Unit entrancesonbothsidesofbuilding Variation 1 Back toTownhouse Parking isprovidedunderground torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacentcharacterie. adjacentproperty,novisualconnectiontopublicstreetetc. Sites whereentrancesattherearofbuildingisnotappropriateie.facingyardsor Small mid-blocksiteswhereallunitentrancescanfrontontopublicstreet Appropriate siteconditions: A B Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnectiontopublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuildingorproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: -Unit entrancesonbothsidesofbuilding Variation 1 Back toTownhouse -Unit entrancesonfrontofbuildingonly Variation 2 Back toTownhouse and loading apply. elements including indoorandoutdoorshared amenity,storage zoning by-lawand assuch,therequirements withrespectto another, is defined as "Apartment Building" under the City-wide A backtotownhousewith partorallofaunitabove yard buildingrelationshipisdesired. side. Thisarrangementispreferredwhenarearyard-to-rear A variationhastheentrancestobothunitslocatedonsame usually doesnothavearearyard. mews. Duetothetwosidedbuildingdesign,thistype individual unitentrancesareaccessedviaastreet,orpedestrian Back-to-Back Townhousestypicallyhavetwofrontswhere DISCUSSION Garagelocatedunderground • Unitshavedirectaccesstogradeoftenonmore • Sharessideandbackwallswithneighbouringunits • 2to4storeys • TYPICAL CHARACTERISTICS BACK-TO-BACKTOWNHOUSE 2.1.3 than onesideofthebuilding Parking isprovidedunderground torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacentcharacter ie.rearyard adjacentproperty,novisualconnectiontopublicstreetetc. Sites whereentrancesattherearofbuildingisnotappropriateie.facingyardsor Small mid-blocksiteswhereallunitentrancescanfrontontopublicstreet Appropriate siteconditions: A B Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnectiontopublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuildingorproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: A A B B Public/Private Street prevailing neighbourhoodpatterns. Along withthepreservationofexistingmaturetrees,buildingsaresetbacktoalign with Building Front A A pedestrian mews and oneaddressinga One addressingastreet, may havetwofronts. Back toTownhouses relationship isdesired yard-to-rear yard same sidewhenrear to bothunitsonthe Provide entrances B B

Pedestrian Mews Rear Yard

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Min 3.0m Frontyard Setback grade-related entrances Units stackontopofoneanotherwith Unit entrancesonbothsidesofbuilding Variation 2 Stacked BacktoTownhouse 5.5m Min Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnection topublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuilding orproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: Min 3.0m Frontyard Setback 5.5m Min

24 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only City of Toronto – JAN 2017

DRAFT ONLY grade-related entrances Units stackontopofoneanotherwith Unit entrancesonbothsidesofbuilding Variation 2 Stacked BacktoTownhouse essential. Thoughtful designandcoordination oftheseelementsis amenity spacesoftenoverwhelm theprivateandpublicrealm. shared landings,unitentrances upanddown,private this type's organization and characteristics. The number of mews. Challengingurbandesignissuesareoftencreatedby individual unitentrancesareaccessedviaastreet,orpedestrian top oftheother,thishousingtypehastwofrontswhere Similar toBack-to-BackTownhousesbutwithunitsoneon DISCUSSION Defined as "Apartment Building" in the City-wide zoning by- • Garagelocatedunderground • Unitentranceshavedirectaccesstogradefromanoutside • Sharesideandbackwallswithunitsstackedvertically • 3to4storeys • TYPICAL CHARACTERISTICS STACKEDBACK-TO-BACK TOWNHOUSE AND 2.1.4 law shared landing,oftenonmorethanonesideofthebuilding A B B A D Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnectiontopublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuildingorproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: D C C preferred of thebuildingonlyis entrances ononeside create situationswhere Certain siteconditions Public/Private Street Public/Private Street B A B indoor andoutdoor sharedamenity,storage and loadingapply. as such,therequirementswith respecttoelementsincluding "Apartment Building"underthe City-widezoningby-lawand The Stacked and Back-to-Back Townhouse type is defined as mews. spaces forbelow-gradeunitsmayfrontontothepedestrian yard-to-front yardcondition),entrancesandoutdooramenity When unitsfacebothastreetandpedestrianmews(afront front yardsetback. option ispossibleandwhennotlocatedwithintheminimum to below-gradeunitsareonlyallowedwhennootherentrance an above-gradelevelunittocreateatwo-levelunit.Entrances outside stair.Wherepossible,combineabelow-gradelevelwith instances, alsoavoidbelow-gradeunitswiththeassociated adequate widthinthefrontyardsfortreeplanting.Inthese order toaccommodatemultipleentrystairswhileproviding on thestreetsideonlywithaminimumunitwidthof5.5min When thisisnotpossible,designthebuildingtohaveentrances Low-Rise ApartmentBuildingorHybridtypeinstead. When arearyard-to-rearyardconditionisdesired,employ D C create atwo-levelunit and above-gradelevelsto Combine below-grade A D C Pedestrian Mews Rear Yard Min 3.0m Frontyard Setback D A D A B C 5.5m Min B C grade-related entrances Units stackontopofoneanotherwith Unit entrancesonbothsidesofbuilding Variation 2 Stacked BacktoTownhouse Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnection topublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuilding orproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrom publicstreet. Appropriate siteconditions: Parking isprovidedunderground from unit Units atgrademayhaveaccesstoexterior common lobbyandhallways Entrance tounitsareaccessedthrough Units stackontopofoneanother Variation 1 Apartment Parking isprovided underground from unit Units at grade mayhave accesstoexterior common lobby and hallways Entrance to units are accessed through Units stackontop ofoneanother Variation 1 Apartment entrances arenotdesired Site alongmajorarterialroadswhereatgradeunit Appropriate siteconditions: entrances arenot desired Site alongmajor arterialroadswhereatgradeunit Appropriate siteconditions: adapted tovarioussituations. This buildingtypecanhavemanyvariationsandbe Considerations: adapted tovarious situations. This buildingtype canhavemanyvariationsand canbe Considerations: Parking isprovidedunderground from unit Units atgrademayhaveaccesstoexterior common lobbyandhallways Entrance tounitsareaccessedthrough Units stackontopofoneanother Variation 1 Apartment Parking isprovided underground from unit Units atgrade mayhaveaccess toexterior common lobbyand hallways Entrance tounits are accessedthrough Units stackontopofoneanother Variation 1 Apartment .. LOW-RISE APARTMENTBUILDING 2.1.5 appropriate incertain areas. context. Opportunitiessuchas commercial/retailmayalsobe building frontagecanbebetter designedtorespondlocal type. Byconsolidatingandinternalizing unitentrances,the preferred overtheStackedand Back-to-BackTownhouse in variousforms.Incertaininstances,thishousingtypeis This buildingtypecanbefoundinmanypartsoftheCity DISCUSSION Undergroundparking • Unitentrancesaccessedthroughinternalcorridors • Asharedmainentranceandsecondaryaccessesto • Multipleunitsstackedverticallyandhorizontally • 3to4storeys • TYPICAL CHARACTERISTICS to access individual units on Shared verticalcirculation and verticalcirculation units withinthebuilding both sidesofthebuilding entrances arenotdesired Site alongmajorarterialroadswhereatgradeunit Appropriate siteconditions: entrances arenotdesired Site alongmajorarterialroadswhere atgradeunit Appropriate siteconditions: A B D C B A internal hallways exterior entrancesand/or Units gainaccessfrom Joy vonTiedemann. Low-rise Through-units withaccess

apartment to twoseparatevertical adapted tovarioussituations. This buildingtypecanhavemanyvariationsandbe Considerations: circulation stairwells adapted tovarioussituations. This buildingtypecanhavemanyvariations andcanbe Considerations:

building

fits

into A

existing

context. D B A C

Credit: B

Audax

Architecture.

Photo:

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid D A B to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid C D A B C A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid D A B C D A B C

26 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 Undergroundorrearintegratedparking • Upperunitsgainaccessthroughasharedentranceinto • Groundlevelunitshaveindividualentranceswithdirect • Sharesideandbackwallshaveunitsstacked • 3to4storeys • TYPICAL CHARACTERISTICS LOW-RISE HYBRIDBUILDING 2.1.6 for theupperunits.Thisarrangement canhelptoprovide access fromthestreetwhileproviding acentralizedaccess buildings allowforsomegrade-related unitswithdirect Stacked andBack-to-BackTownhouse buildingtype.Hybrid The HybridBuildingtypeisgenerallypreferredoverthe DISCUSSION building byverticalcirculationandcorridor access tograde vertically A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: B B A A A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor C D Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor grade iswarranted. The hybridbuildingtype canbeemployedwhenareductioninindividual unitaccessto overall publicrealm. number ofentrances,stairsandwalkways,thusimprovingthe opportunities forlargerlandscapedfrontagesbyminimizingthe B B A A internal corridor upper unitsaccessedviaa accessed fromgradewith Grade-related unitsare - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: D C - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

3.0 SITE ORGANIZATION

3.1 Streets, Lanes, Mews and Walkways 3.2 Shared Outdoor Amenity Areas 3.3 Building Placement and Address 3.4 Site Services, Access and Parking City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

27 28 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 h. Provide andconnectpedestrian andcyclingpathways h. g. Incorporate easy to maintain traffic calming features, such Locateaccesstositesonsecondarystreets,wherepossible f. Providethroughstreetsandlanestominimize vehicle e. Designstreetsandlanestobeinviting.Createattractive d. Locateanddesignstreets,lanes,mews,walkwaysto c. Provide newpublicstreetsandlanesthatconformtothe b. a. Extendandconnectnewstreets,lanes,pedestrianmews frame thestreetandcreateacomfortablepedestrianenvironment.Credit:TactArchitectureInc. A direct accessandaddressforallnewbuildings. Provide newstreets, pedestrianmewsandwalkwaysforsafe, comfortable and STREETS,LANES,MEWSANDWALKWAYS 3.1

contemporary possible. alongside ravines, openspaces,andrailcorridors, where and crosswalkstocreateapedestrian friendlyenvironment. as on-streetparkingbaysand bulb-outs,texturedmaterials curb cuts. and consolidatedriveway/lanewayaccesspointstominimize turnarounds, wherepossible. within tighterdimensions). amenities. (For lanes, adapt streetscaping elements to fit including canopytrees,pedestrianscalelightingandother comfortable, pedestrianenvironmentswithlandscaping cycling facilitieswithinthenewdevelopment. provide safe,direct,universallyaccessiblepedestrianand City’s standards. areas, wherepossible. links toschools,transit,communityfacilities,andretail walkways tothelocalstreet/pedestriannetworkandprovide

townhouse

development

fits

harmoniously

with

the

existing

context

through

appropriate

Residential StreetsandPrivateMews. Infrastructure PolicyandStandards"(DIPS)forPublicLocal and snowstorage.RefertoCityofToronto"Development They mustalsoaccommodatespaceforgarbagecollection type, suchassidewalks,streetlighting,landscapingandtrees. should accommodatestreetscapeelementsappropriatetothe services andutilitiesabovebelowgrade.Streetslanes way widthsmustaccommodatespaceforessentialmunicipal City’s standards of quality. Standard public street right-of- New streetsandlanesshouldbepublicconformtothe enhance theuserexperienceandqualityoflife. attractive, enjoyable,andpublicly-accessibleenvironmentsthat connect witheachother.Theserouteshavethepotentialtobe that canprovideasenseofplaceandallowcommunitiesto just circulationroutes,theyareplace-makingopportunities organizational elementsinlow-risedevelopments.Morethan Streets, lanes,mewsandwalkwaysarefundamentalsite RATIONALE

RelatedStandards,Guidelines& Studies

building Accessible Space DesignGuidelines Streetscape Manual |DIPSPrivatelyOwnedPublicly- Policy 1a,2band3a|5.1.3SitePlan Control:Policy3a 3.1.2 BuiltForm:Policy5|3.3Building NewNeighbourhoods: Toronto GreenStandard|RoadWorks Standards| 3.1.1 PublicRealm:Policy5,6,13, 14,16,17,18| Official PlanReference

type,

scale,

placement

buildings,

and

use

materials.

This

helps

1.2 PublicRealm Framework) Infrastructure Policy andStandards(DIPS). (See alsoSection lanes andvehicularmews)are specifiedinDevelopment and thedesignstandardsforsome oftheelements(streets, The dimensionsdonotnecessarily equatetozoningstandards elements fortownhouseandlow-rise apartmentbuildings. setbacks andpermittedencroachmentsaretypicalaccess mews, lane/driveway,andwalkwaysectionswithassociated Note: Thepublic/privatestreet,privatevehicularandpedestrian Wherefrontintegralgarageparkingonastreetisprovided, j. Whereparkingisundergroundorattherear,minimum i. Streets STREETS,LANES,MEWSANDWALKWAYS 3.1 6.0m). property (withthegarageportionofbuildingsetback front yardsetbacksofbuildingsoneithersidethesubject applicable zoningby-law,4.5mortheaverage of theexisting the minimumfrontyardsetbackfrompropertylineis setbacks ofbuildingsoneithersidethesubjectproperty. zoning by-law,3.0mortheaverageofexistingfrontyard front yardsetbackfromthepropertylineisapplicable streetscapes. Well-proportioned public streetscreateframeworkforattractive neighbourhoodsand CONT.

Continued onnextpage…

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 30 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 Generous walkwaythrough thebuildingmassingframesviews and createsagateway. STREETS,LANES,MEWSANDWALKWAYS 3.1 . oainadsz fwlwys n adcpd Locationandsizeofwalkway(s)landscaped k. Setbacks. between buildingsseeSection4.2FacingDistancesand units withinalargerdevelopmentsite.Forfacingdistances provides publicaccessandaddresstoindividualbuildings maintained pedestrianroutevisiblefromthestreetwhich Pedestrian Mews(Pedestrian)- of 1.5moneithersidetheopenspace. areas mayvary.Forexample,twowalkwayswithaminimum A privatelyownedand area. Pedestrian mewswith centralgreenspaceandpedestrianwalkways framingtheshared CONT. Continued onnextpage… Narrow walkwaybetween buildingblockswithlandscapedarea. Employminimumwalkwaydimensionsasfollows: l. maintained pedestrianpath. Landscaped Walkway- STREETS,LANES,MEWSANDWALKWAYS 3.1 i. forawalkwaythatdoesnotprovidedirectaccess iii. forawalkwayprovidingmid-blockconnection ii. whenthewalkwayisprimaryaccesstounits, i. and pedestrianscalelighting and aclearpathwidthofatleast1.5mwithlandscaping area, provideaminimumbuildingseparationof3.0m provides forexample,accesstoaparkingorservice to aunitorisnotmid-blockconnection,but scale lighting path ofatleast2.1mwithlandscapingandpedestrian minimum buildingseparationof4.5mandaclear between twostreetsortositefeatures,providea and pedestrianscalelighting a clearminimumpathwidthof2.1mwithlandscaping provide aminimumbuildingseparationof6.0mand Typicallyaprivatelyownedand . Organizeutilitiesandbuildingequipmentindiscreet o. n. Provide landscapingandlightingtocreateacomfortable m. address forbuildings. garage/area and/orserviceareaandwhichdoesnotprovide Lane –afacilitythatprovidesvehicularaccesstoparking CONT.

Setback orproviderecesses/gapsinthebuildingsto reduce visualclutter. locations. Ensuretheseelementsarearrangedcarefullyto accommodate plantingandsnowstorage. pedestrian circulationandsmall-scalegardening. and attractiveenvironmentthatsupportsinformalplay,

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 32 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 . Createandmaximizehigh-quality landscapedopenspace i. Locateparking,mechanical equipment andservicingareas h. Complementandconnectwithopenspaceonneighbouring g. Animateandframesharedoutdooramenityareaswith f. Locate anddesignamenityspacesformaximum accessto e. Preserveexistingtreesandtopographywhereverpossible d. Avoidlocatingsharedamenityareasinisolated,irregularly c. Locate sharedoutdooramenityareatomaximizefrontages b. Forprojectsincluding20unitsormore,wherenoonly a. within thedevelopment. Design sharedoutdooramenityareastobepublicly accessibleandafocalpoint OUTDOOR AMENITYAREAS SHARED 3.2 High

area and children's play space. on thesite.Opportunities mayincludehard/soft landscaped away fromamenityareas. properties, wherepossible. entrances andprimarywindows). appropriate buildingmassingandactiveuses(e.g. sunlight. and incorporateintothelandscapedesign. shaped, inaccessible,and/orresidualareas. access. on streets,mewsandwalkwaystoprovidevisibility point ofthenewdevelopment. for childrenandothersharedoutdooramenityasafocal the siteareais1.0haormore,providesharedplayspace some backyardsareprovidedandfordevelopmentswhere quality,

centrally

located,

and

sun

filled

amenity

spaces

are

focal

points

communities.

Credit: potential for children's play space and communal gardening. open toapublicstreetwithpredominately softlandscapingand Urban Gardens-landscapedspace,usuallyof intimate scale, surfaced landscape features flanking a public street. Plazas -animatedgatheringplacewith predominantlyhard of abuilding. Shared RoofTopTerraces-landscapedopenspaceontheroof potential for children's play space. single orconsolidatedblockwithnodirectstreetfrontageand Courtyards -landscapedopenspace,locatedinthecentreofa Types ofoutdoorsharedamenityareamayinclude: Meet safetyanduniversallyaccessiblestandardsinshared m. Provideoutdooractivitysupportsinsharedat-gradeor l. Provide andlocateinterioramenityfacilitiesadjacentto k. Locate children's play space to be overlooked by residents j.

David outdoor amenityareas. landscaped environment. roof topterracessuchasseatingandbarbecuesinawell- spaces. doors fordirectphysicalandvisualaccessbetweenthese shared outdooramenityareasandprovidewindows to enhanceinformalsupervision.

Peterson

Architect

Inc.

Triumph

Developments.

Photo

by:

Ben

Rahn,

A-Frame. for universalaccessibility,sunlight,sustainabilityandsafety. pedestrian comfort,biodiversity,andmeetorexceedstandards The designshouldalsocreateamicro-climatethatsupports building blocks. public parksandopenspacesoronlargesiteswithmultiple are particularlyimportantinareaswherethereisashortageof development fit with the existing context. These considerations scaled, openspacewithinabuildingsitecanhelpthenew within walkingdistance.Providingwelllocated,appropriately site characteristicsandtherangeofexistingopenspaces upon buildinguse,thenatureofplannedcommunity, size, andintendeduseofthespace,mayvarydepending The locationofopenspacesonasite,alongwiththetype, residents toexperienceandshareintheircollectiveproperty. pets andothersharedelementslikecommunalgardens,allow shared amenity areas with children's play space, facilities for pets owners.Developmentswithwell-designedandlocated multi-unit buildingsarepopularwithfamilieschildrenand space tosupportcommunitylife.Townhousesandlow-rise, park andopenspacesystemprovideadditionalgathering On-site sharedoutdooramenityareascomplementthepublic connection throughthesite. particularly whenpartofitsfunctionisasapedestrian it shouldbeaccessibleanddesignedforyear-rounduse, amenity spaceistypicallyprivately-ownedandmaintained, developments with20ormoreunits.Althoughthistypeof are requiredtoprovidesharedoutdooramenityareafor stacked and back-to-back townhouses and low-rise apartments) Residential developmentszonedasapartments(primarily RATIONALE

Bird-Friendly Development Guidelines 5.1.3 SitePlanControl:Policy3b and3e 3.4 TheNaturalEnvironment:Policy 18aand18f| 3.3 BuildingNewNeighbourhoods: Policy2aand2d| 3.2.3 ParksandOpenSpace:Policy 1a,1cand1d| 3.1.2 BuiltForm:Policy1d,3f,5b,5dand6| 3.1.1 ThePublicRealm:Policy13a,14,15,19and20| Policy 1band3b| Toronto GreenStandard |TorontoGreenRoofBy-law | Related Standards,Guidelines & Studies: 2.3.2 Toronto's Green Space System and Waterfront: Official PlanReference

Townhouses A sharedamenityspace alongtherailcorridor. A courtyardwithseatingareas,matureshadetreesandplanting.

frame

well-landscaped

courtyard

outdoor

amenity

area

with

reflecting

pool.

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 34 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 Buildings opportunities forhigh-qualitylandscapingandstreetscaping. Ensure thatbuildingsfitharmoniouslywiththeexistingcontextandprovide Locate thebuildingstoframeedgesofstreets, parks, andopen space. PLACEMENT ANDADDRESS BUILDING 3.3 e. e. Setback newbuildings: Provideupgradedelevationswhenvisiblefromstreets, d. Designallbuildingelevationsthatfacestreets,mews,parks c. Maintain highvisibilityanddirectaccesstofrontdoorsfrom b. a. In general,orienttheprimaryfacadesofbuildingsandfront iii. to whereexistingsetbacks arewell-established,butvary ii. toalignwithneighbouringbuildingfrontageswherethe i. mews, parksandopenspaces. the publicrealm. with porches/stoops,frontdoorsandwindowstoactivate and openspacestoappearfunctionasfronts,complete not locatedonapublicstreet. the publicsidewalk,especiallywhenbuildingentrancesare parks andopenspaces. doors paralleltothestreetframeedgesofstreets,

frame streetscapes or partofthebuildingtoresolve thedifferences on eithersideofaproposeddevelopment. Setbackall to change existing setbackpatternisconsistentandnotplanned maintain thecharacterofexisting softlandscaped

courtyard

with

children's

play

space

and

places

for

leisure. . On mid-block sites,wherebackto backunitsresultinone j. Oncornersites: i. Organize buildingstoeliminateback-to-frontfacing h. Generally,providebreaksbetweenbuildingsevery36.0m g. Provide greaterbuildingsetbacksatstrategiclocations f. . lg h uligt h ebc atr f provideprimary facades facingbothstreetswiththe ii. alignthebuildingto setback patternof i. theminimumorgreaterwhereaconsistentsetback iv. condition facinganystreet. the siteoronneighbouringproperties.Avoidarearyard relationships suchasfrontdoorsfacingrearyardson 8). (based onunits6.0minwidthx6,or4.5m landscaping. pedestrian amenityandincreasedspacefortreesother to avoidlong,monotonousfacadesinorderimprove entrance facingtheprimarystreet. neighbouring buildingsonboth streets j. forminimumsetbackdimensions) Section 3.1Streets,Lanes,MewsandWalkways,i. pattern doesnotexistorisplannedtochange (See . Onlargersiteswithmultiplebuildingblocks: k. better withintheexistingneighbourhoodcontext. building. These elements also often help the new development fit transition inscalefromthesidewalktomainwallof front façade,enhancetheprominenceofentrances,provide canopies, and landings. These elements add visualinterest to the Setbacks allowforprojectingelementssuchasporches, important tobreak-upmultipleblockswithopenspaces. relationship tograde.(SeeSection4.0formoredetail).Itisalso be consideredincludesetbacks,height,transitionandbuilding safety, useandqualityofthesespaces.Aspectsthatneedto ground floor uses, define the edges and help to determine the Appropriately located,sizedanddetailedbuildings,their comfort andamenity. be requiredtoexpandthepublicrealmandimprovepedestrian setbacks atstrategicpointsoralongtheentirefrontagemay setback lineisclosetothepropertyline,greaterbuilding a pedestrian-orientedcontextforthefuture.Wherebuilding the requiredsetbackline,paralleltostreet,helpsestablish consistent orplannedtochange,theplacementofbuildingsat fit with existing neighbours. Where the setback pattern is not Well-placed buildingscancreateacoherentstreetscapeand street withaconsistentsetbackfromthefrontpropertyline. Toronto’s traditional urban pattern is buildings parallel to the RATIONALE i ensurebuildingblocksareinterspersedwithlandscaped ii. provideacombinationofbuildingseitheroriented i. hybrid, low-riseapartmentorthroughunittypeinstead. entrances facingthestreet/openspace,orpreferablyusea a street,parkorpubliclyaccessibleopenspace,locateall side ofthebuildingfacinganareathatcannotbeseenfrom Use Areas:Policy2e|5.1.3SitePlan Control:Policy3c Accessibility Design Guidelines | Streetscape Manual | Privately Owned Publicly-AccessibleSpaceDesign Guidelines Accessibility Design Guidelines|StreetscapeManual |Privately Related Standards, Guidelines &Studies: 2, 3,5a,5band5c|3.3Building New Neighbourhoods:Policy3b|4.2Apartment Policy2b,2cand3e|4.5Mixed Official PlanReference shared amenity/openspaces. and accessibilitytoallbuildingentrancesfromstreet(s). parallel orperpendiculartostreets,ensuringvisibility 2.3.1HealthyNeighbourhoods:Policy 1and2|3.1.1ThePublicRealm:Policy1d93.1.2Built Form:Policy 1, existing frontyardsetbacksoftheneighbourhood.Credit:TactArchitectureInc. Buildings Example ofcornerexpressiononbuilding.

placed

parallel

street

provide

definition

street

edge

and

help

reinforce

the

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 36 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 . Minimizesurfaceparking,drivewaysanddropoffareas: f. Minimize theextentofsiteareadedicatedtoservicing and e. Provideamaximum100mdistancetocommonwaste d. Limit thenegativeimpactofaserviceareaorelementson c. Provide accesstositeservicingandparkingattherearof b. Incorporate parkinggarageramps,accessstairs,garbage a. Tiedemann. Public public view. parking, underground, internallyorintherear, awayfromthepublicrealmand Locate “back ofhouse” activities, suchasloading, servicing, utilities, storageand SERVICES,PARKING SITEACCESSAND 3.4 i. where intensification is taking place on an existing iii. withtheexception offrontintegralgaragedriveways, ii. provide sufficient and convenient visitor parking i. and efficient layouts, where possible. vehicular accessthroughtheuseofsharedinfrastructure collection areaandgarbagechutes. with attractivearchitecturalfeaturesandlandscaping. properties bylocatingtheareaoutviewandscreening the publicrealm,units,sharedopenspace,andadjacent the buildingorsite,fromalaneshareddriveway. collection/storage areas,andloadingareasintothebuilding.

realm well-landscaped openspace surface parking anddriveways,wherepossible, with residential site (e.g. tower-in-the-park infill) replace sidewalk orstreet(frontyard areas) avoid locatingparkingbetween thebuildingandpublic dispersed onsitecirculationroutesviaparallelparking underground. Aminimalamountofparkingmaybe

can

significantly

improved

when

underground

garage

ramps

and

garbage

storage

g. Design bicycleparkingareas/structurestobeattractive g. k. Avoid frontdrivewaysandgaragesinstreet-related k. Avoidbelow-gradeparkingstructuresencroachinginto the j. Forapartmentswithover30units,providesecurestorage i. Provideforsafeandappropriatepedestrian/bicycleaccess h. areas v designsurfaceparkinglotsinaccordancewiththe iv. i. provide forgarbageand recycling binstorageinthe iii. i ensureaminimum soilvolumeof30m ii. provideamaximumwidthof3.0m foradrivewayand i. or wider.Whenprovidingtheminimum: townhouses generallyandconsideronlywhenaunitis6.0m setback areasonthesite. or basementlevelofthebuilding). for bulkyitemsoutsideofindividualunits(e.g.intheground to theundergroundparkinggarage. Parking Facilitiesforadditionalinformation. and GuidelinesfortheDesignManagementofBicycle of thedevelopment.RefertoTorontoGreenStandard and integraltotheoverallbuildinglandscapedesign

are

internalized garage portion ofthefront yard. mature treegrowthwithinthe 50%softlandscaped walkway leadingtothefrontdoor 'Greening' Surface Parking Lots. Toronto GreenStandardandtheDesignGuidelinesfor

into

the

building.

Credit:

Audax

Architecture. 3 tosupport

Photo:

Joy

von

however doesnotsatisfybicycleparkingrequirements. toys orbuggiesoutsidetheindividualunit.Thisformofstorage bulky items such as, bicycle equipment, children’s outdoor Apartment developmentsshouldprovidesecurestoragefor avoided. ground floor, create an undesirable condition and should be with frontintegralgarages,whichoccupythemajorityof opportunities, safetyandcomfortforpedestrians.Buildings Multiple curb-cutsanddrivewaysreducelandscaping underground sharedgaragesortotherearoftownhouses. not dominatethestreetscape,butinsteadbelocatedin Parking elementsforlow-rise,multi-unitbuildingsshould to provisionsoutlinedintheOntarioBuildingCode,3.2.5.1. For fire access routes and fire fighting access to buildings, refer New DevelopmentsandRedevelopments"(Revised05/2012). for Garbage,RecyclingandOrganicsCollectionServices provided inaccordanceto"TheCityofTorontoRequirements Garbage pick-uponpublicstreetsandprivatesiteswillbe neighbouring properties. and onadjacentstreets,publicorprivateopenspaces, concerns, andunattractiveviewswithinthebuildingsite and siteservicing.Thishelpstomitigatenoise,airquality elements andlandscapedesigntoscreenvehicularaccess Incorporate withinthebuildingorusehigh-qualityarchitectural and attractivepublicrealmpedestrianenvironment. and behindbuildings,itpromotesasafer,morecomfortable new development.Whentheseactivitiesareconcealedwithin “Back of house” activities are essential to the functioning of

RATIONALE constructdrivewayswithpermeablepavingand/orhigh v. provideaminimumof6.0mbetweenindividual iv. Parking LotslGrowing Up,PlanningforChildren in NewVerticalCommunities 2j |5.1.3SitePlanControl:Policy 3a,3band3h and 20|4.1Neighbourhoods:Policy 9d|4.2ApartmentNeighbourhoods:Policy2d,2e,3d,3g,and 3i|4.5MixedUseAreas:Policy2iand 8b |3.1.1ThePublicRealm:Policy 1d,1e,2and6b| 3.1.2 BuiltForm:Policy1d,2,and5|3.4TheNaturalEnvironment: Policy18a,18f Toronto Green Standard | Guidelines for the Design and Management of Bicycle Parking Facilities | Design Guidelines for 'Greening' Surface Related Standards,Guidelines & Studies: 2.2 StructuringGrowthintheCity: Policy3c|2.3.1HealthyNeighbourhoods:2d2.4Bringing theCityTogether:Policy2c,7band Official PlanReference albedo surfacematerial driveways toaccommodateon-streetparking new townhousesandgarageenhancestheviewsfromtownhouses. A landscapeareaalongtherearpropertylineprovidesbufferforadjacentfrom building. Avoid freestandingundergroundgaragerampsandaccessstairs,incorporatewithinthe Landscaped areasinalanewayhelptocreateanattractiveenvironment.

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 38 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 4.0 BUILDING DESIGN

4.1 Fit and Transition

4.2 Facing Distances and Setbacks BUILDING CONFIGURATION AND MASSING | TOWNHOUSE LOW-RISE APARTMENT GUIDELINES 4.3 Primary Entrances 4.4 Private Outdoor Amenity Space 4.5 Building Relationship to Grade and Street City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

39 40 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 f. e. d. c. b. a. appropriate transitionsinscaletobuildings, parks, andopenspace. Ensure buildingsfitwithintheexistingorplannedcontextandprovide FITANDTRANSITION 4.1 Figure 1:Stepbuildingmassingoraddporches,baysandotherelementstoprovidetransitionadjacentlowerscaledevelopment.

Accommodate For sitesadjacenttoemployment andcommercialuses, For sitesincludingoradjacenttoheritageproperties,design Provide atransitioninthebuildingheightdowntolower- Minimize theimpactofshadowandmaximizeaccessto Apply angularplanes,minimumhorizontalseparation orientation, organizationandconstruction. considered suchaslandscape screeningandbuilding additional the heightestablishedbyhistoriccontext. the scaleandheightofbuildingtorespectreinforce development site. anticipated tochange. building, unitorbaywhereadjacentcontextislowerandnot scale sunlight, skyview,andprivacyonneighbouringproperties. down tolower-scalebuildings,parksandopenspaces. distances, andotherbuildingenvelopecontrolstotransition

neighbours.

fit

and

all

transitional

aspects Reduce

of the

fit aspects

height

and

transition

of may

least need

within building heightdowntothe

Provide atransitioninthe the to lower-scale neighbours

first

the

impact onthepublicand privaterealms. Lack ofbuildingtransitions createundesirablebuildingrelationships andhaveanegative either sideofthesubjectproperty yard setbacksofbuildingson is theaverageofexistingfront Provide afrontyardsetbackthat site-by-site basisandmayvaryaccordingtothe: achieve appropriatefitandtransitionwillbedeterminedona transition. Theactualdesignapproachandmethodsusedto Figures 1and2illustratetypicalscenariosofbuildingfit providing appropriatebufferingorprotectionfromtheseuses. and serviceareasshouldalsobeconsideredintermsof uses (e.g.certainemploymentandcommercialuses,loading The relationshipofnewbuildingstomoreintenseornoxious mass oftheneighbouringbuildings. down and/orstepbacktorespondthebuildingheightand buildings, themassingofnewlow-risebuildingsshouldstep On sitesthatareadjacenttooracrossthestreetfromlower height andaccesstosunlightskyview. spaces andstreetsintermsofmaintainingaconsistentwall account theimpactofadevelopmentonadjacentparks,open Considerations offitandtransitionshouldalsotakeinto neighbouring buildingsandreinforcethecitystructure. are integratedwiththeheight,scaleandcharacterof Appropriate fitandtransitionisachievedwhennewbuildings RATIONALE environmentalsensitivity ofadjacentnaturalfeatures • potentialimpactonidentifiedimportantviewsfromthe • potentialimpactonheritagepropertiesand/orHeritage • potentialimpactonprivacy,skyview,sunlight/shadow • locationandsizeofadjacentstreets,parks/openspace • proximity,scaleandlandusesofadjacentbuilt form • plannedintensityofuseandscaledevelopment • sizeofthedevelopmentsite • existingandplannedcontext • regulatoryframework(e.g.SecondaryPlans) • 4.2 ApartmentNeighbourhoods: Policy2a,2band 3d|4.5MixedUseAreas:Policy 2cand2d 3.1.5 HeritageResources: Policy2and5|3.3Building NewNeighbourhoods:Policy 3b|4.1Neighbourhoods:Policy 5and9| 2.3.1 HealthyNeighbourhoods:Policy 1,2a,2b,2c3,and8a|3.1.2BuiltForm:Policy34 Official PlanReference (e.g. woodlots,ravines.) public realm Conservation Districts for thepublicrealmandneighbouringproperties

neighbouring properties. Figure 2:Rearsetbackandangularplaneminimizebuildingoverlookshadowson New townhousestransitioninheightandsetbacktofit-inwithsurroundingcontext. Neighbourhood Designation PL Min 7.5mRearYard Setback orContext Angular Plane 45°

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 42 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 e. d. c. b. a. conditions betweenbuildingsandneighbouringproperties. Locate anddesignbuildingstoensuresunlightskyviews. Reduceoverlook 4.2 FACING DISTANCES AND SETBACKS

Provide Where thereisthepotentialtoshadowanabuttingrearyard Provide aminimum7.5mrearyardsetbackfromthe Ensure thatanyadditionalheightbeyondtheMainBuilding Provide separationbetweenfacingbuildingsaccordingto line. (secondary living spaces)ofanotherbuilding orproperty living spaces,suchasand diningrooms,andtheside Distance, between Neighbourhoods and/orParks andOpenSpaceArea. at thepropertylineadjacenttoadesignated or openspace,applya45degreeangularplanemeasured angular plane. included forthepurposesofestablishingsetbackand property lineatgrade.Aprivatelaneordrivewaymaybe from thetopofMainBuildingFaceHeight. Face Face Heightresultsinanincreasetothefacingdistance. Table 1,FacingDistance.AnincreaseintheMainBuilding

Height

half

fits the

under distance the faceofabuildingcontaining primary

a Face Height( Face Height(

Main Building Main Building 45

specified

degree

in angular

Table H) H)

plane 1,

Facing

originating

Facing Distance( See Table1for

f. ***The mainbuildingfaceheight ismeasuredfromtheaverage two. **Where facingbuildingsdifferinheight,usetheaverageof provided. entrances and/orbelow-gradeprivateoutdooramenityspacesare *Additional 1.0mfacingdistanceisrequiredwhenbelow-grade grade Table 1:FacingDistance(D)**

Main BuildingFace Where parkingisprovidedatthe rearorunderground,the or consistentwith adjacentbuildingsetbacks. minimum front yardsetbackfromtheproperty lineis3.0m More than11.5m Less than9.5m 9.5m -11.5m

of Height (H)

the D)

building

frontage Approx. no.of

to Storeys 2 -2.5 3.5 -4 3 -3.5 Face Height(

the Main Building

top

the , ***

roof Facing Distance(D) H) Required Minimum

11.0m* 13.0m* soffit. 15.0m

Ensurevisualprivacybetweenresidentialunitsincluding i. Limitbuildingelementprojections,suchasbalconies,into h. Wherefrontintegralgarageparkingisprovided,the g. building canbelimited. By applyinganangularplane,shadowsandoverlookfroma buildings orareas(suchasresidentialNeighbourhoods). acceptable transitionsinscalebetweentallerandlower Angular planesareacommonlyappliedmeasuretoachieve Trees andvegetationalsohavetheopportunitytothrive. improving usabilityandenjoymentbothindoorsoutdoors. the solstices.Directsunlightcanreachintolowestunits, achieved withintheunitsthatfaceeast,west,andsouth,during effective angular planes, five hours of direct sunlight can be When theappropriatefacingdistanceiscombinedwith distances from13.0to15.0m. tied tothebuildingheightwhichwilltypicallygeneratefacing The formulatodeterminetherecommendedfacingdistanceis and toopenspaces,reasonableviewfromaunit,privacy. of designareadequatelyaddressed-sunlightinsideadwelling between facingbuildingstoensurethatthreecriticalaspects These Guidelinesestablishminimumseparationdistances adjacent propertiesavoidingshadowingandoverlook. spaces onthedevelopmentsiteandappropriaterelationshipsto buildings assistinachievingdesirablepublic/privateamenity Adequate facingdistances,setbacksandstep-backsbetween RATIONALE and bytheuseoflandscapingorscreeningdevices. such asoff-settingthelocationofwindowsinfacingwalls balconies, porchesandterraces,throughthedesignofunits Outdoor AmenitySpace,Balconyg.andh.) access tolightandskyview.(seeSection4.4Private setback areas,streets,mews,andamenityareastoprotect garage portionofthebuildingsetback6.0m). or consistentwithadjacentbuildingsetbacks(withthe minimum frontyardsetbackfromthepropertylineis4.5m 4.1 Neighbourhoods: Policy5e,5fand9b |4.2ApartmentNeighbourhoods: Policy2a,2b,3dand3e|4.5 MixedUseAreas:Policy2dand 2e 3.1.1 PublicRealm: Policies1d,1eand2|3.1.2Built Form:Policy3d,3e,3f,and 4 |3.2.3ParksandOpenSpace: Policy 3| Official PlanReference

Example ofpedestrianmewswithappropriate facingdistanceandareasforlandscaping. units tofurtherimprovethesharedspacesbetweenbuildings. access tosunlightandskyviews.Avoidmorethan3-5stepsupor8-9downthe Sufficient create poorlight,new+privacyconditionsasintheexampleabove. below. Narrowfacingdistancesbetweenbuildingsandstackedprivateamenityspaces Limit projectionsintotheopenspacetoensurethatnaturallightisnotrestrictedareas

facing

distance

allows

for

attractive

landscaping

between

buildings,

good

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 44 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 d. Provide c. b. a. high qualitymaterialscreateapositiveimpressiononthepublicrealm. Carefully composedanddetailedfacade,entrance,fenestrationdesigncombinedwith resident, whilemaintaining"eyesonthestreet". Ensure well-designedfrontentrancesandyards. Enhanceprivacy forthe PRIMARY ENTRANCES 4.3

iii. ii. i. Consider ahybridorapartment typewhenindividualunit Where retailusesarepartofanewdevelopmentand For allprimarybuildingentrances,provide: avoid multipleentrances perbuildingbay. entrances would notbeclearlyvisiblefroma streetorto provided alongapublicstreet. multiple blocksand/orwhenbuilding entrancesarenot accessible fromthepublicsidewalk. to minimum permitted intheapplicableZoningBy-law,providea

each landscape plantings changes ingrade,materials,decorativerailings,and architectural andlandscapecuessuchassubtle transition fromthepublictoprivaterealmwith porches, sharedlandings,andcanopies well-designed entrancefeaturessuchasstoops, sidewalk viaawalkway a clearlyvisiblefrontdoordirectlyaccessiblefromthe

ground a

way-finding 4.5m

floor ground

retail

system

floor

unit,

height

for

identifiable

developments

with

separate and

directly

with

entrance

. Below-gradeaccessonastreetmaybepermitted onlywhen j. Provideaccess to below-gradeunits within apedestrian i. Avoid accesses/entrancestobelow-gradeunitswhen h. small landingprovidingaccesstoabelow-gradeunit. Below-grade Entrance-Anentrancewithastairleadingto Designandlocatestoopsporchesto: g. face atthelevelofentrancethatmaybeopenorcovered. Stoop andPorch- f. Fordevelopmentsonsitesof1hectareormoreinsize,at Whenthisisnotpossible,designthebuildingtohave e. i have amaximumlanding areaofnomorethan2.0m ii. notencroachintotheminimum frontyardsetbackarea i. finish floors and soffits in durable and attractive v. haveweatherprotectionovertheentrance iv. haveapproximatelyamaximum3to5stepsorbe iii. limitprojectionstoamaximumof1.8minto ii. limitencroachmentintorequiredfrontyardsetbackto i. such asinahybridorapartmentbuildingtype. mews whenavailableorfromaninternalsharedhallway building. Designbelow-grade entrances to: it isimportantforallunitentrances tobeononesideofa landscaped walkway. adjacent toastreet,lane/shareddriveway,or directly accessiblefromgrade. least 5%oftheunitsareencouragedtobebarrier-freeand of 5.5minordertoaccommodatemultipleentrydoors. entrances onthestreetsideonlywithaminimumunitwidth materials toavoidexposingbuildingstructure steps requiredtogainaccesstheunit leading tothefrontentrance.Internalizeanyadditional maximum of1.2mabovethegradewalkway the facingdistanceofapedestrianmews 2.5m or50%ofthesetbackdistance,whicheverisless from thegrade oftheadjacentsidewalk and amaximum verticaldepthofnomorethan 1.5m A raisedplatformprojectedfromthebuilding 2

routes andalsooutwardskyviews. create asenseofopennesswithgoodvisibilityfrompedestrian attractive andinviting.Considerthedesignofthesespaces to It isimportantforsharedlandingareastobecomfortable, one sideofthebuilding,buildingshouldbefurthersetback. cannot beavoidedduetotheneedhaveallunitentranceson trees, and areas for water infiltration. When this condition room forsoftlandscapingincludingfoundationplanting,street and createafrontageofstairsrailings.Thisleavesless entrances toupperunitscanoccupymostoftheunitfrontage a street.Thecombinationofbasementstairwellsalongwith Below-grade entrances/accessesaretobeavoidedadjacent and pedestrians. interiors tothestreetprovidesecurityforbuildingoccupants public sidewalk.Clear,visibleentriesandviewsfrombuilding with active,street-relatedusesandentrancesconnectedtothe Typically, themostvibrantandinterestingstreetsarelined neighbourhood. formality and helptoestablish the character for the building and Well-designed entrancesandlandscapingmaintainalevelof of focus,transition,andentryforeachresidentvisitor. realm. Thefrontentranceandyardfunctionasapoint is animportantpartoftheimageandenvironmentpublic The spacebetweenthebuildingfacadeandpublicboulevard RATIONALE Design sharedlandingsto: k. entrances openontoandgainaccessintoindividualunits. Shared Landing-Acommonlandingareawheremultipleunit v hv ihqaiydos alns lo/alfnse, have high-quality doors, railings, floor/wall finishes, iv. provideagenerouslandingareathatisopentothesky, iii. avoidhavingmorethantwodoorsinarowfacing ii. havealldoorsvisiblefrompedestrianroutes i. Toronto GreenStandard|Accessibility DesignGuidelines Related Standards,Guidelines& Studies 3.1.2 BuiltForm:Policy1b,3a,3b, 5b,5cand6 3.1.1 PublicRealm:Policies1dand 1e Official PlanReference lighting, andotherhardware and/or asatwostoreyspace outward

and landscapingmakeapleasanttransitionfromthepublictoprivaterealm. Well-designed cornerbuildingwithprimaryfacadesfacingbothstreets.Theraisedporch public realm. screening helptocreate afunctionalprivateamenityspaceand positively contributetothe Carefully composedbuilding designandlandscapedfrontyardwith appropriateprivacy spaces intopedestrianmewsandfrontyardsetbacks. Avoid excessiveprojectionssuchasstairs,porches,stoops,canopies,andprivateamenity

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 46 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 within thepublicrealm. Enhance theusability, comfortandappearanceofprivateoutdooramenityspaces . PRIVATE OUTDOOR AMENITY SPACE4.4 d. Raisedterracesarepermitted onanexistingornew unit locatedabove-grade. Raised Terrace- Locateprivateoutdooramenityspacesforfamily-sized units c. Avoid a 'rear yard' condition along streets and parks/open b. a. Designprivateoutdooramenityspacesto: Inset balconiestoavoid encroaching intofacing amenity spacestolimit Design rooftopprivate overlook intoadjacent . provide an entrancetoonlyone unit i. haverailingdesignstohelpincreaseprivacy, screen iv. havegenerousandwell-designedlandscapedareas iii. mitigateimpactsonthepublicrealmandneighbours ii. havedirectaccesstosunlightandskyview i. distance andshadow by DIPS.Design raisedterracesto: residential street as shown in the Official Plan and as defined where possible. so thattheyhaveviewsandaccesstooutdoorplayareas, spaces. items fromview,andreduceriskofbirdstrikes with thepublicrealm to offerprivacy,screening,andattractiveinterface may berequiredtoreduceimpacts - increasedfacingdistancesbetweenbuildings neighbourhood units below on localstreetsonlywhen amenity spacespermitted Anoutdoorprivateamenityareaadjacenttoa Grade-related private raised &screened . Designrooftopterracesto: f. building accessedviaanenclosed stairaccess. Roof TopTerrace-Anoutdoorarealocatedonthe roofofa Avoidbelow-gradeterracesadjacenttoastreet,lane/ e. located below-grade. Below-Grade Terrace-Anoutdoorareaadjacenttoaunit i have translucentorsolid railingsorparapets ii. besetback 1.0mfromthebuilding face i. providerailings,landscapedarea,andplantings at iii. provideaminimumhorizontaldepthof1.5mand a ii. limittheverticaldepthofbelow-gradeterrace toa i. provideprivacywithplantingandarchitecturalelements iii. beraisedaminimumof0.6mandmaximum1.2m ii. Design below-gradeterracesto: Below-grade terracesmaybelocatedinpedestrianmews. shared driveway,landscapedwalkway,orparks/openspace. grade leveltoprovideprivacyforbelow-gradeunit below-grade terracewall maximum of2.5mfromthemainbuildingfaceto maximum of1.5mfromgrade and translucentorsolidrailings of 1.5m the sitewithmaxverticaldepth spaces arepermittedinternal to Below-grade privateamenity Outdoor AmenityAreas) (refer toSection3.2Shared amenity spacewherepossible and connectwiththeoutdoor Provide indooramenityspace the materialsusedintheirconstruction. factor intothedesignofbalconiesintermstheirlocation and view. Energy efficiency and bird-friendly considerations should of thebuilding,shadowspacesbelow,reduceprivacyandsky poorly locatedanddesigned,thesespacescancluttertheface major impactontherealandperceivedbulkofabuilding.When The placementanddesignofbalconiesterracescanhavea preventing adequatelandscapinginsetbackareas. compromise thepublicrealmby"over-privatizing"areaor considered. Below-gradeandat-gradeterracesshouldnot needs offamilieswithchildrenandpetownersmustalsobe be comfortable,designedtoaffordalevelofprivacy.The Private outdooramenityspacesshouldhaveaccesstosunlight, important extensiontothelivablespaceofadwellingunit. Balconies, terraces,backyardsorgardenscanprovidean buildings. development. Sharedindooramenityisrequiredforapartment required intheZoningBy-lawand/ordesiredaspartof amenity space for townhouses and low-riseapartments is either gardens andothertypesofoutdoorspaces."Private amenity spacessuchasbalconies,terraces,courtyards,rooftop resident ofsuchdevelopmentwillhaveaccesstooutdoor amenity spaceforresidentsofthenewdevelopment.Each multi-residential developmentwillprovideindoorandoutdoor As per Official Plan Policy 3.1.2.6, "Every significant new RATIONALE Projectbalconynomorethan0.75mbeyondthefaceof h. Insetorpartiallyinsetbalconytooffergreaterprivacyand g. integrated intoabuilding,enclosedbyparapetorrailing. Balcony -Anoutdoorelevatedplatformprojectedfromor mews, and/orlandscapedwalkwayislocatedbelow. building whenaprivateoutdooramenityspace,pedestrian the impactofshadowonotheramenityspacesbelow. shelter fromwind,reducethebuildingbulkandminimize Toronto GreenStandard| Green RoofBy-law Related Standards, Guidelines&Studies 5.1.3 SitePlanControl:Policy3 3.3 BuildingNewNeighbourhoods: Policy2e| 3.2.3 ParksandOpenSpace:Policy 1d| 3.4 TheNaturalEnvironment:Policy 18f| 3.1.2 BuiltForm:Policy1b,3a,3b, 5b,5cand6| Official PlanReference private outdooramenityspacewiththepublicrealm. Diagram showingappropriatedesignofraisedterracesandtherelationshipbetween occupants ontheterraceandanamenityforpublic. Landscaping atthelevelofraisedterraceandsidewalkprovideprivacyfor the privateoutdooramenity spacewiththepublicrealm. Diagram showingappropriate designofbelow-gradeterracesand therelationshipbetween Raised Terrace From Building Min1.5m - Max 2.5m Locate railinginboard Face soften buildingedge Below-Grade with landscapingto Terrace

Below Grade

Max 1.5m Above-grade 1.2m Min 0.6m and Max of of Max and 0.6m Min Landscape Area with Min30m public andprivaterealm Soil Volume Min 3.0m Landscape transition area todistinguish

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 48 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 e. d. c. b. a. trees havebeenpreserved. Good exampleofbuildingrelationshiptogradewithaminimalnumberstairs.Existing with thetopographyofsurroundings. Developments shouldrelatedirectlytotheexistingor ‘natural’ gradeandblendin 4.5 BUILDING RELATIONSHIP TO GRADE AND STREET

Limit Limit theheightanduseofretaining walls,particularlyalong Limit themaximumgradesonlandscapedareasto Maintain theappropriaterelationshiptogradeandstep Maintain theexistinggradeatpropertylines.Design areas ofthepublicrealm. street frontages,parks,openspaces, ravinesandother maintained. 33% (3:1)orlesstoensurethatgrassedslopescanbe difference occursacrosssite. buildings Yard). or stoop.(SeealsoSection3.4BuildingEntranceandFront to grade ofthesidewalkdirectlyatfrontentrance, than approximately3to5stepsand/or1.2mabovethe lowered grades,wherepossible. with

avoid 2.3.1 HealthyNeighbourhoods: Policy1|3.1.1The PublicRealm:Policy13|3.1.2 BuiltForm:Policy1c Official PlanReference

existing

the

height

or long

segments

grades

barrier-like

the

stoop of

site

buildings

flight

and

the

avoid of

first stairs when

artificially

floor

up a

significant

to to

the no

raised

more porch

grade

RATIONALE h. g. f. realms. moderate gradechangetodifferentiatethepublicandprivate should establishaconventionalrelationshiptogradewith preferred solution.Totheextentpossible,newdevelopments resolve gradedifferences,steppedlandscapedterracesarethe and thequalityofpublicrealm.Whereitisnecessaryto These problemsrelatetoissuesofdrainage,pedestrianaccess, for adjacentproperties,abuttingstreetsandopenspaces. grade ofabuttingpropertiescancreateproblematicconditions Raising developmentabovethelevelofnaturalgradeor Grade alterationscancreateanegativeimpact onadjacentproperties.

Provide asitegradingplancompatiblewiththestormwater Use theexistingsitetopographytoincorporateandscreen Where retainingwallscannotbeavoided,providethemin Stormwater Management). management approachselectedforthesite(seealso5.1.3 service areas,whenappropriate. incorporate extensivesoftlandscaping. 1.0m. Constructwithdurableandattractivematerials the formoflowterraceswithtotalheightnottoexceed 5.0 PEDESTRIAN REALM

5.1 Streetscape, Landscape and Stormwater Management 5.1.1 Streetscape PEDESTRIAN REALM - CREATING PRIDE IN PLACE | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 5.1.2 Landscape 5.1.3 Stormwater Management 5.2 Site Elements 5.2.1 Utilities & Other Equipment 5.2.2 Shared Site Elements 5.2.3 Lighting 5.3 Building Elements City of Toronto – JAN 2017 For Discussion Purposes Only 5.3.1 Architecture 5.3.2 Materials 5.4 Public Art DRAFT ONLY

49 50 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 c. Ensure thatunderground structuresdonotoccupythefull c. Provide high-qualitylandscapingthroughoutthesiteto b. Retain andprotectexistingtrees,vegetation,natural slopes a. 5.1.2 LANDSCAPE g. Considerprovidingsoilvolumeunderlanes,drivewaysand Coordinate spacefortreeplantingwithutilitylocationsand f. Provide additionallandscapingbetweenthebuildingface e. Provide sustainablestreetscapeandlandscapein d. Emphasize frontentranceswithhighqualityarchitectural c. Create astrongvisualandphysicalconnectionbetweenthe b. Organize andcoordinatestreetscapelandscape a. 5.1.1 STREETSCAPE and adjacentstreets, parksandopenspace. Provide high-quality, sustainablestreetscapeandlandscapebetweenthebuilding 5.1 STREETSCAPE, LANDSCAPE AND STORMWATER MANAGEMENT for tree growth and water infiltration. extent oftheproperty inordertoprovideunimpeded areas shade and stormwater benefits. routes, createpleasantpedestrian conditionsandmaximize soften andscreenservicesareas, reinforcecirculation landscape plan,whereverpossible. and nativesoilsintegratethesefeaturesintotheoverall walkways usingstructuralsoiland/orcells. other cityinfrastructure. railings andlighting. and shrubplanting,minorgradechanges,judicioususeof from theadjacentsidewalk.Suchtreatmentmayincludetree or where residential ground floor uses require more privacy and publicsidewalkonstreetswithsoftlandscapesetbacks the GreenStreetsTechnicalGuidelines. accordance withtheCityofTorontoStreetscapeManualand paths andentries. and landscapedesignmaterials,includinglightingof high-quality materialsanddesignelements. building setbackandpublicstreetscapethroughtheuseof pedestrian environment. elements tosupportafunctional,safe,andcomfortable . Provide 1.5mminimumsoildepth forplantingabovea i. h. Use permeable paving to allow for water infiltration. Provideadequatesnowstorage onsite. g. Wherelandscapingmayhaveanimpactonmotorist/ f. Select plantmaterialthatissuitabletothegrowing e. Includedevicestocollectrainwaterfromrooftopsand d. Bio-retention integratedintodevelopment.Credit:PWLPartnershipLandscapeArchitects i. suitabledroughttolerantandnativespecies.Referto iii. sun,shadeandirrigationrequirements ii. avarietyofdeciduousandconiferoustreesshrubs i. underground structural slab. maximum heightof1.0m. landscape featuresthatmightcauseobstructionstoa will beatleast2.0mabovegroundlevel.Limitanyother 0.85m inheightandprunetreessothatthelowestbranches pedestrian sightlinesormovement,keepshrubsbelow conditions ofthesite.Includingfollowing: landscape plan. in discrete,yetaccessibleareasandidentifyonthe storage reservoirsandotherapplicableirrigationelements other surfacesforplantirrigation,wherepossible.Locate Development Guide the CityofTorontoDroughtTolerantLandscaping and varietywithineachplanttype for year-roundinterest,texture,shape,seasonalcolour life for all residents. The benefits include: public realm,andlivabilityofthe Cityimprovingthequalityof to thecharacterandqualityof thebuildingsite,surrounding Well-designed andvibrantstreetscapeslandscapesare vital RATIONALE RefertotheTorontoGreenStandardandWet Weather c. b. Design and locate bio-retention areas appropriately to filter, Manage rainwaterandsnowmelton-sitewithbestpractice a. 5.1.3 STORMWATER MANAGEMENT Retain andprotectexistingtreeswithappropriatesetbacksabovebelow-grade. significant environmental benefits such as reducing • low-costbutahigh impactontheappearance • incorporateopportunitiestoharvestrainwater(active iv. createbio-retentionareas,suchasswalesand iii. planttrees,shrubsandotherabsorbentlandscapingto ii. apply a “treatment train” approach i. stormwater managementstrategies. quality, andwaterquantityrequirementsrecommended Flow ManagementGuidelinesforwaterbalance, area onsiteenhancingtheopenspace. supplement andbeintegratedwithsharedoutdooramenity surrounding pavedareas.Note:Bio-retentionareascan store and/or convey the expected rainwater flows from water re-use: designs that encourage infiltration, evapo-transpiration and wind andweather impacts;reducingtheheat island landscape irrigation or passive)fromrooftopsandotherhardsurfacesfor vegetated areasthatprovideavisualamenity provide shadeandplacesforwateruptake

streams, rivers, lakes, fisheries and terrestrial habitats. swales, tohelpensurethecontinuedhealthofaquifers, roofs, bio-retention,permeablepavement,soakawaysand management strategiessuchasrainwaterharvesting,green provide standardsforwaterbalancetargetsandstormwater Guidelines andtheWetWeatherFlowManagement The TorontoGreenStandard,theStreetsTechnical Transportation Officials. Permeable

providingprivacyandassistingwiththetransition from • aestheticenjoyment,escape,tranquility,and • Urban Design Streetscape Manual| Toronto GreenStandard|

Streets -StreetFurniture andPolicyGuidelines Technical Guidelines (2016)|ShadeGuidelines Vibrant Guidelines for 'Greening Surface Parking Lots | Green Streets Street Trees:GuidetoStandardPlanting Options|Design Forest: Toronto's Strategic Forest Management Plan | Toronto Best PracticesManual|Sustaining andExpandingtheUrban Strategy |TreePlantingSolutionsinHardBoulevardSurfaces: Wet WeatherFlowManagementGuidelines|TorontoWalking Related Standards,Guidelines&Studies 5.1.3 SitePlanControl:Policy3b,3d,3eand3g 4.5 MixedUseAreas:Policy2e,2f| 4.2 ApartmentNeighbourhoods:Policy2c,3d,3e,3fand3h| 4.1 Neighbourhoods:Policy5f,5g,5h,9band9c| 3.4 TheNaturalEnvironment:Policy1aiii,1d,18aand18f| 3.1.2 BuiltForm:Policy1d,2b,5a,5b,5d,5e,5gand 6 | 3.1.1 ThePublicRealm:Policy1d,5-7,12-14,16-18| 2.3.1 HealthyNeighbourhoods:Policy5| Official PlanReference

paving public toprivateareas establishing acharacterforthearea quality andimprovedgroundwaterrecharge effect andheatingcoolingcosts;improvedair

allows

for

water

infiltration.

Credit:

National

Association

City

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 52 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 Well designedgarbagescreeningatthefrontofaunitfacingstreet. the qualityandexperienceofpublicrealm. Well-designed siteelementsandtheproperplacementofutilitieshelptoelevate . Indicate the location ofallsiteelementson siteplan. d. Anticipate theneed anddesignforsiteelementsearlyonin c. Siteelementswhichrequirecarefulattentiontothelocations b. a. Usewell-designed,high-qualitysiteelementswithdurable 5.2 SITEELEMENTS otherequipment such asHVAC,gasregulators,hydro • utilitiessuchastransformers,gasmeters, • bikerings,mailboxes,garbagecans,petwaste • ironmongery,entrygates,railings,anddecorative • walkwaypaving,stairs,steps,privacyfences/screens • the designprocess. and designinclude: there isaninterfacewiththepublicrealm. and attractivematerialsdetailing,particularlywhere meters, etc. communication boxes,hydropoles,etc. collectors features

d. Locate ventilationshaftsandgratesawayfromthepublic d. Avoidlocatingutilitiesandotherequipmentinareaswhich c. LocateHVACunitsandotherventilationequipmentintothe b. Locate allutilitiessuchastransformers,utilitymetres, a. UTILITIES&OTHEREQUIPMENT 5.2.1 a. ProvideacomprehensiveLighting Planforthesiteincluding 5.2.3 LIGHTING Recessandminimizethesizeofgaragedoorsservice d. Usehigh-qualityarchitecturalelementsandlandscape c. Where building entrances take their address from courtyards b. Integratesharedsiteelementssuchasaccessstairs, a. SHAREDSITE ELEMENTS 5.2.2 spaces. sidewalk, walkways,shared/privateamenityareas,andopen may affecttheabilityoftreestogrowmaturity. and/or inamenityareas. locating thisequipmentinfrontyards,atbuildingentrances, building, ontheroof,oratrearofproperty.Avoid attractive landscapingand/orenclosures. view, organizedneatlyindiscreetareas,andscreenedwith underground, ensuretheseelementsareawayfrompublic or underground.Whennotlocatedwithinthebuilding equipment withinthebuilding,atrearofproperty, communication boxesandothersitebuilding grade) andvertical (at1.8mabovegrade)lighting levels. a photometricdrawing whichillustratesboth horizontal(at openings visiblefromstreets and openspaces. landscaping orlowwalls. include insetsintobuildingfacadesandscreeningwith design toscreenserviceareasfrompublicview.Options and pedestrian mews, provide a clear way-finding system. protected areas. these elementsinattractive,visible,accessibleand garbage chutes,andmailareasintothebuilding.Locate

e. Balance theneedforsafetyandsecuritywhilereducing e. Provide pedestrian-scaledlighting,suchasbollardsor d. Coordinatethelocationoflightingwithpedestrian c. Select differentluminairesforvariousfunctionsand b. experience. considered, itcangreatlyimprovethepublicrealmanduser amenity areas.Whentheseelementsarecarefullylocatedand other impactstopedestrianroutes,buildingfrontages,and satisfied, consider locations with the least visual, noise, and technical requirementsregardinglocationandaccessmustbe are allcriticalcomponentsofanysiteandbuilding.While Site elementsincludingutilities,sharedelements,andlighting quality andexperienceofthebuiltenvironment. integration oftheseelementsonasite,itcanelevatetheoverall developments. Whencarefulconsiderationisgiventothe the dailylifeofresidentsandvisitorsintownhouselow-rise The location,design,andaccessibilityofsiteelementsaffect RA i. use energy-efficient bulbs iii. direct light downward, with shielded fixtures to avoid ii. installingappropriatelightingthatisscaledtoits i. energy consumptionandlightpollutionby: lower-scale pole fixtures along pedestrian routes. clearways, treeplantingandotherlandscaping. pathways, building/siteentrancesandotherfeatures. consider theappearanceinordertolightpedestrian TIONALE Toronto GreenStandard

Related Standards,Guidelines& Studies 5.1.3 SitePlanControl:Policy3g 4.5 MixedUseAreas:Policy2j| 4.2 ApartmentNeighbourhoods:Policy2d,2e,3gand3i| 3.1.2 BuiltForm:Policy2c,2d,3b,3d,5c| 3.1.1 ThePublicRealm:Policy1d,6,12and14| Official PlanReference lines tobe0footcandles open spaces.Striveforverticallightingalongproperty light overspillontoadjacentproperties,streetsand purpose toavoid"overlighting"

Good exampleofmailareaintegratedintobuildingdesignwithlightingandcanopy. Bicycle parkingrings in streetfurniturezone frontage negativelyimpactthequalityandcomfortofpublicrealm. Poorly locatedutilitiesandmechanicalsystemsadjacenttofrontentrancestreet plantings tohelpmaintainanattractivestreetscape. Locate andintegrateutilitymetersinrecessedcovesand/orscreenwithlandscape

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 54 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 . Buildingelementswhichrequirecarefulattentiontothe d. Adjustinternallayouts,glazingratios,balconyplacement, c. Respect and reference built form pattern and significant b. a. Vary thedesignandarticulationofeachbuildingfaçadeto 5.3.1 ARCHITECTURE Example of contemporary architecture with creative treatments to windows, doors, and roofs through material and colour choices. Credit: Superkűl Architects. Photo by: BenRahn /A-Frame. articulation, andplacementofbuildingutilityelements. Ensure attentiontothequalityofarchitecturaldesign, materials, building 5.3 BUILDINGELEMENTS • flues, ventilation pipes and covers, flashings, gutter pipes, • sharedlandings,porches,terraces, stairsandrailings • photovoltaicpanels • rooftopamenityspaceaccess • dormersandskylights • fire break walls, parapets, eaves, fascias and soffits • doors,windows,roofs,garagedoors location, qualityofmaterials,anddesigninclude: performance, wherepossible. manage passivesolargainandimprovebuildingenergy fenestration, andotheraspectsofthedesignto neighbourhood character. architectural datumlinestohelpnewbuildingrespect provide visualinterestandrespondtositeconditions. and otherrainwater details j. Screenmechanical/electrical systems,satellite dishes,and Consider the detailed design of roof parapet firewall breaks i. Whenusingdormerscarefullyconsiderproportionand h. Ensurethatroofelementsdonotdominatethebuilding g. Useattractively designed,high-qualityrailings.Consider f. Designentrancesandsharedlandingareaswithcare e. i designrooftopamenityandprivacyscreening soasto ii. house-formroofssuchaspitchedormansard i. other equipment locatedontherooffrompublic view. in pitchedroofsastheyareoften visiblefromthestreet. composition relativetotherest ofthebuilding. particularly onlargerbuildings: integration withbuildingandlandscapedesign. the railingmaterial,transparency,pattern,andoverall encouraged. windows, anddoorswithglazinginentranceareasis and attentiontodetail.Theuseofsidelights,clerestory rooftop accesses. and minimizethevisualimpactofrooftopscreens not addtotheoverallheightandmassofbuilding townhouses orapartmentbuildings. roofs arenotappropriateforstackedandbackto m. A 1:50scaledelevationdrawingmayberequiredtoillustrate m. Providevariationsinarchitecturaldesignbetweenbuilding l. Organize roofslopessothattheycanaccommodatephoto k. of buildings. guidelines areintended tohelptheCityraise theoverallquality 2(iv) and(v)of Section114(5)siteplancontrol. These the inclusionofsustainablebuilding featuresunderparagraphs the abilitytoreviewexterior designofbuildingsaswell Official Plan Amendment 66 provides the City of Toronto with affect theoverallaestheticvalueofbuilding. leaders, eaves, fascias, etc. are also critical and can dramatically consider. Thedesignofsmallerelementssuchasrainwater have aprofoundeffectontheelevationandareimportantto The position,shapeandsizeofwindows,doorsroofs by extension,theCity. not helptocreateacoherentidentityforthedevelopmentand architectural stylesanddetailswillnotbesupportedastheydo of 'its time and place’. Poor quality buildings with a pastiche of new developmentsshouldhaveanexemplararchitecturethatis for buildings,streetscapeandlandscape.Asageneralprinciple, Great publicrealmdemandshigh-qualitymaterialsanddesign RA Avoid ExteriorInsulationandFinishSystem(EIFS) d. Design buildings to fit-in visually with surrounding c. Materials suchaswood,brick,andstonearestrongly b. Usematerialsthatarehigh-quality,durable,andwearwell a. 5.3.2 MATERIALS materiality. complex anddetailedaspectsofabuildingdesign but cohesivecollectionofbuildings. blocks formultipleblockdevelopmentstocreateadifferent voltaic panels,wherepossible. facades atgrade. stucco-textured foamtrims/moldingsonhighlyvisible small rangeofcomplementarymaterials. buildings, especiallythosealongthesamestreet,byusinga contemporary andtraditionaldesigns. encouraged. Thesematerialscanbeusedeffectivelyinboth where possible. with age.Sourcelocalmaterialslowembodiedenergy TIONALE railing, screen,andplantingareasallworktogethertoenhancethepublicrealm. Well positionedandhighqualitydoors,windows,architecturaldetailssuchascanopy, utilities, andvents. Example ofafrontfacadeover-clutteredwithrainwaterleaders,airconditioningunits, A simplepaletteofmaterialscarefullydetailedisdesignedtowearwellwithage.

5.1.3 SitePlanControl:1,2and3 3.1.2 BuiltForm:Policy3b,dand 6| Toronto GreenStandard Related Standards, Guidelines &Studies 3.1.1 ThePublicRealm:Policy1d and1e| Official PlanReference

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 56 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 a. Whereapplicable,provideadequatebuildingsetbacksand The publicartcreatesanentryfeatureintoaparkandtheneighbourhood. enhance thequalityofdevelopment, thepublicrealmandCity. Pursue publicartopportunitiesandfundingstrategiesforlargerdevelopmentsto 5.4 PUBLIC ART 5.4 visualartscombined withlandscapedesignincludingthe • • acombinationofvisualarts withthebuildingelements, •anindependentsculptureortwo-dimensionalworkthat • aconceptualframeworktoorganizeopenspacesincluding may include: Public artopportunitiesonlow-rise,multi-unitbuildingsites identified and secured. effective locationsandopportunitiesforpublicartcanoftenbe When consideredearlyintheprojectplanningstages,most open spacesmoreinteresting,engaging,andmemorable. Public artenrichesthepublicrealmbymakingbuildingsand RATIONALE and experiencedfromthepublicrealm. space aroundpublicartsothatitcanbeproperlyviewed and exits features, lighting, seating,paving,walls,fences, entrances functional anddecorativeelements ofasite,suchaswater including façades, canopies, floors, and lighting marks anentryway,corner,featurearea,orviewterminus parks, plazas,setbacks,orstreetscapes Public artlocatedalongamid-blockconnection providesaplacemakingopportunity. Public artintegratedwithlandscapeelements. Percent forPublic ArtProgramGuidelines Related Standards, Guidelines &Studies 3.1.2 BuiltForm:Policy5g|3.1.4 PublicArt:Policy1dand1e Official PlanReference

6.0 DEMONSTRATION PLANS

6.0 Demonstration Plans 6.1 Shallow Mid-Block Site 6.2 Deep Mid-Block Site 6.3 Site Adjacent to or with Heritage Resource 6.4 Site with Multiple Building Blocks 6.5 Large Site with Tower 6.6 Large Site with Multiple Development Blocks BRINGING IT ALL TOGETHER - EXAMPLE OF TYPES AND DEVELOPMENT SCENARIOS | TOWNHOUSE LOW-RISE APARTMENT GUIDELINES City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

Credit: Quadrangle Architects Limited 57 alignwithexistingbuilding. building to ofthebuildingandsetback/stepback Integratedrivewaysandvehicular access intothemassing servicing areasinternallywithinthebuildingmassing. Integrateandconsolidategarbagestorage,loading, F - site. Provideenhanced landscapeareas alongedgeofthe E - D - sunlight andaccesstoindooramenityspacewhen Provideshared outdooramenities spacesinareaswith together toprovideconnections. expectedto develop, coordinatedevelopments towork provided. properties. Whenadjacent propertiesare linesaretobe providedtobufferdevelopment fromadjacent C - areas along theproperty public sidewalk. Landscape Provide walkway toconnect therearof sitetothe properties. streetfrontage andfacingtherearor sides ofadjacent ofthe buildingwhereentrances donothavepublic internalhallway. Donotprovideunit entrance attherear B - through asingleentrancetolobbywithunit access Provide buildingfaceandunitentrance facing street or A - Small, shallowmid-block parcel

5 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only 8 DRAFT ONLY City of Toronto – JAN 2017 3. a. In general,orienttheprimaryfacadesofbuildings andfront 2. Createandmaximizehigh-qualitylandscapedopenspace i. . ndee ie,weebc obc nt euti n m. On deepersites,wherebackto backunitsresultinone 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additional willapply. SELECTION OFGUIDELINES SHALLOWMID-BLOCKSITE 6.1 DEMONSTRATION PLANS 6.0 developing siteswithsimilarcharacteristics. a selection of guidelines to describe key areas for consideration. These demonstrations are not intended to be a 'how to' for Section 6.0providesademonstrationofhowlow-rise,multi-unitbuildingtypescanbeaccommodatedondifferentsiteswith 3 2 1 Section3.3BuildingPlacementandAddress Section3.2SharedOutdoorAmenityAreas Section3.3BuildingPlacementandAddress parks, andopenspaces. doors paralleltothestreetframeedgesofstreets, area and children's play space. on thesite.Opportunitiesmayincludehard/softlandscaped hybrid orlow-rise apartmentorthroughunit typeinstead. use a locate allentrancesfacingthe street,orpreferably from astreet,parkorpublicly accessibleopenspace, side ofthebuildingfacingan area thatcannotbeseen 6 Public Street 1 2 3 . pl nua lns iiu oiotlsprto Applyangularplanes, minimumhorizontalseparation a. 6. Incorporate parkinggarageramps,accessstairs, garbage a. 5. e. Where existingsetbacksarewell-established,butvaryon 4. 6 5 4 5 Section4.1FitandTransition Section3.4SiteServices,Access,andParking Section3.3BuildingPlacementandAddress rniindw olwrsaebidns ak,ad open spaces. transition downtolower-scale buildings,parks,and distances, andotherbuilding envelope controlsto collection/storage areas,andloadingareasintothebuilding. the buildingtoresolvedifferences. either sideofaproposeddevelopment,setbackallorpart 4 Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Townhouse Stacked andBack-to-Back Building TypeShown: Entrance Shared Lobby Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

outdoor amenity spaceandlandscapedarea. street, whichretainstherearof thesiteassharedorprivate where singleormultipleentrances arelocatedfrontingapublic It ispossibleforabuildingto employ aninternalorganization Toronto's building relationshipswhicharenotdesirableorconsistent with visitors. Locatingentrancesattherearalsocreatesatypical street, to beavoidedduethelackofvisualconnectionsapublic unit entrancesfacingtherearyardsofabuttingpropertiesare on shallowsitesarethelocationofunitentrances.Individual A keyconcernwithStackedandBack-to-BackTownhouses depending onthecontext. the Low-RiseApartmentorHybridBuildingmaybepreferred and improvesthepublicrealm.Otherbuildingtypessuchas frames theedgeofstreet,providesalandscapedfrontyard, neighbourhood toselectabuildingtypethatappropriately This demonstrationplanconsidersthecontextof Back-to-Back Townhousetype,canbeespeciallychallenging. Redevelopment ofthesesites,especiallywiththeStackedand Shallow mid-blockparcelsexistinmanypartsoftheCity. RATIONALE sidewalks andhelpconnectto Well landscapedwalkways

provide accesstopublic safety adjacent developments

urban

and

fabric.

way-finding

concerns amenity spacefor rear facingunits At gradeprivate

for

residents Locate outdoor amenity Locate

and space inareas with good sunlight

Joy vonTiedemann. yard setbackconsistentwithadjacentbuildings.Credit:AudaxArchitecture.Photo by: New apartmentbuildingdevelopmentrespectsneighbourhoodcontextbyprovidingfront

angular plane properties andundera45° rear of‘Neighbourhood’ a minimumof7.5mfrom New developmentissetback

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Providevehicularaccessthroughtprivatedriveway. Provideprivateoutdooramenityspaceswhereappropriate. F - E - the sitebyplantingshade-producingtreesand Provideenhancedlandscapeareasalongtheedgeof ingareaswithinbuildingmassing. shurbs/bushes.. D - internalize underground entrancesandservice/load Integratevehicularaccessinto the buildingmassingand willhavetotraveldeep intotherearofsite for Avoidlocating unitentranceswhere residentsandvisitors C - access. to units. to asharedlobbyand hallwayaccess Forsmall, deepmid-blocksites, providebuildingentrance usesalongstreet. Provide buildingfrontageparallel tostreetwithgrade-related B - A - Small, deepmid-block parcel

60 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 2. On deepersites,wherebacktounitsresultinone m. . noprt akn aaermsadacs tis Incorporate parking garagerampsandaccessstairs, a. 3. Locateanddesignstreets,lanes,mewswalkways c. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additional willapply. SELECTION OFGUIDELINES DEEPMID-BLOCKSITE 6.2 3 2 1 Section3.3BuildingPlacementandAddress Section3.4SiteServices, Access,andParking Section3.1Streets,Lanes,MewsandWalkways s yrdo o-ieaateto hog nt type instead. use ahybridorlow-riseapartmentthroughunit locate allentrancesfacingthestreet,orpreferably from astreet,parkorpubliclyaccessibleopenspace, side ofthebuildingfacinganareathatcannotbeseen garbage collection andloadingareasintothe building. cycling facilitieswithinthenew development. to providesafe,direct,universallyaccessiblepedestrianand 2 5 Public Street Public Street 1 Public Street 4 3 4 . Considerahybridorapartmenttypewhenindividualunit d. 5. Applyangularplanes,minimumhorizontalseparation a. 4. 5 4 Section4.3PrimaryEntrances Section4.1FitandTransition avoid multipleentrancesperbuildingbay. entrances wouldnotbeclearlyvisiblefromastreetorto open spaces. transition downtolower-scalebuildings,parks,and distances, andotherbuildingenvelopecontrolsto Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Hybrid Building Building TypeShown: Entrance Shared Lobby Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

street. is proposed,designthemtohavethecharacteristicsofapublic of vehicularaccess.Whenaprivatestreetormews servicing andrampaccessesintobuildingminimizewidth reserve spaceforpublicrealmenhancements,integrate elements onparcelswithlimitedpublicstreetfrontage.To It isespeciallyimportanttoreducetheimpactsofsiteservicing create asafeandcomfortablepedestrianenvironment. sightlines, lighting,pedestrianamenities,andlandscapingto where accesstounitsarelocatedalongtheside,provideclear avoid entrancesfacingthesidepropertyline.Inscenarios to locateunitentrancesonthepublicstreetfrontageonlyand Hybrid Buildingtype.Itispreferredfordeepmid-blockparcels than 6-8units,considertheLow-RiseApartmentBuildingor required toaccessaunitentrancefrompublicstreetisgreater In general,whenthesiteisverydeepandtraveldistance present significant site organization challenges. Redevelopment onparcelswithnarrowpublicstreetfrontage RATIONALE storage andserviceareas Integrate ramps,garbage into thebuilding individual accessestograde to improvepublicrealm Orient buildingparallelto street andalignwith Limit thenumberof adjacent buildings Architect Inc.,TriumphDevelopments.Photoby:BenRahn/A-Frame. to grade-relatedunitsandgatheringspaceforresidents.Credits:DavidPeterson Pedestrian walkwayandsharedamenityspaceworktogethertoprovideaccess accessibility andpublicrealm vertical circulationimprove lobby withsharedcorridorsand Upper unitsaccessedviaentrance

walkway toentrances by

providing highquality landscape designand Enhance pedestrian planting materials

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES J - Enhance landscape area along the edges of site to screen newdevelopmentfromexistingproperties. Enhancelandscapearea alongtheedgesofsitetoscreen Providefrontyardsetback toalignwithadjacentbuilding. J - andcontext. Setback andtransitionbuildingtoalignwithadjacentbuildings I - Laneaccess,rearparking wherepossible. H - Providepedestrianconnectionthroughsite. outdoorspaces. G - F - adjacent to andprovideindooramenityspaces Locatesharedamenityspacescentraltothedevelopment Respectheritagebuilding...... E - andpublicspaces. Placenewbuildingparalleltopublicstreet toframestreets locatingprimaryentrance atthebackofbuilding. D - C - back-to-back,and stackedtownhouses,avoid Provideprimaryunitentrancesfacingpublicstreets.For intobuildingmassing. Integrateundergroundgarageramp,service/loading areas B - A - Small parcelwithheritageresource

62 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 2. Conserve andintegrateheritagepropertiesinto a. . Employminimumwalkway dimensionsasfollows: l. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additionalwill apply. SELECTION OFGUIDELINES HERITAGERESOURCE OR WITH SITEADJACENTTO 6.3 2 1 Section1.3Heritage Section3.1Streets,Lanes,Mews,andWalkways . hntewlwyi h rmr cest nt, whenthewalkwayis primaryaccesstounits, i. satisfaction oftheCity. adjacent toapropertyontheHeritageRegister to apropertyontheHeritageRegisterand/orproperties Assessment willevaluatetheimpactofaproposedalteration Official Plan Heritage Policies (3.1.5). A Heritage Impact principles of good heritage conservation and the City's developments inamannerthatisconsistentwithaccepted and pedestrian scalelighting a clearpathwidth ofatleast2.1mwithlandscaping provide aminimumbuildingseparation of6.0mand Public Street 2 1 3 Public Street 2 Public Lane . Provideatransitioninthebuildingheightdown tothelower- c. 4. Provideaccesstositeservicingandparkingattherearof b. 3. 4 3 Section4.1FitandTransition Section3.4SiteServices,Access,andParking anticipated tochange. building, unitorbaywhereadjacentcontextislowerandnot scale neighbours. Reduce the height of at least the first the buildingorsite,fromalaneshareddriveway. 4 Building Apartment Building,andHybrid Stacked Townhouse,Low-Rise Other PossibleBuildingTypes: Townhouse Building TypeShown: Entrance Shared Lobby Entrance Shared Lobby Parking Parking Connection Pedestrian Low-Rise Townhouse or On Site Space Existing Building Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Entrance Individual Unit Face Area Primary Building Tree Protection Amenity Outdoor Private Public Park Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

otherwise behidden. of heritagefeaturessuchaswindowsandcorniceswhichwould prominence oftheheritagebuildingandallowforpreservation The newdevelopmentisalsosetbackinordertomaintain between thenewdevelopmentandheritagebuilding. This assets onornearthesite. and respectthescale,character,formsettingofheritage When redevelopmentoccurs,employstrategiestocomplement RATIONALE

demonstration setback toalignwith adjacent builtform

adjacent builtformand Provide frontyard Transition tofit-inwith plan frame street

provides

sufficient

facing

distances

characteristics suchasfrontyardlandscapeandentrancedesign. townhouses. Extracaremustbetakentomaintainandenhancetheneighbourhood Design ofthenewdevelopmentisinformedbycharacteradjacentVictorian and rhythmsof heritage Respect and enhance Respect architectural features building strategy part ofconservation landscape designas Incorporate heritage

stepbacks building setback and building withstrategic views ofheritage Preserve prominent

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

protection zones. protection

rtc n comdt xsigteso ieb lcn e ulig n osrcinaa rm from away construction and buildings new placing by site on trees existing accommodate and Protect - M

L- Provide enhanced landscape areas along the edge of the site. the of edge the along areas landscape enhanced Provide L-

that an appropriate building setback can be achieved. be can setback building appropriate an that

K- Rear yards can be provided for new development block facing the side yard of the adjacent property, provided provided property, adjacent the of yard side the facing block development new for provided be can yards Rear K-

greatest vibility and accessiblity to pedestrian mews. pedestrian to accessiblity and vibility greatest

Frbidn lcswt uligfcn ieyr,lct ntetacso n ieo h uligwt with building the of side one on entrances unit locate yard, side facing building with blocks building For - J

I - Integrate and consolidate garbage storage, loading, and servicing areas internally within the building massing. building the within internally areas servicing and loading, storage, garbage consolidate and Integrate - I

and street trees. street and

Piaedieassol edsge olo iepbi tet ihsdwls eeoslnsaigaes areas landscaping generous sidewalks, with streets public like look to designed be should driveways Private - H

making opportunities. making

Lct hrdaeiysae naeswt ulgtadcnrlt h eeomn lc o etrpae place better for block development the to central and sunlight with areas in spaces amenity shared Locate - G

F - Locate indoor amenity spaces to connect with the outdoor amenity space . space amenity outdoor the with connect to spaces amenity indoor Locate - F

Neighbourhoods, school, or parks and open spaces. open and parks or school, Neighbourhoods,

Poielnsaeae obfe e eeomn rmajcn estv adue uha eintd designated as such uses land sensitive adjacent from development new buffer to area landscape Provide - E

D - Provide well designed pedestrian mews by incorporating landscape areas, lighting , and entrance designs. entrance and , lighting areas, landscape incorporating by mews pedestrian designed well Provide - D

sidewalks, trees, and pedestrian amenities. pedestrian and trees, sidewalks,

Poiepiaediea oacs epstsaddsg ohv hrce fpbi tet ihpdsra pedestrian with streets public of character have to design and sites deep access to driveway private Provide - C

B - Place new building parallel to public street and provide entrances with views to public streets. public to views with entrances provide and street public to parallel building new Place - B

A - Provide building face and unit entrance facing street facing entrance unit and face building Provide - A Parcel with multiple building blocks building multiple with Parcel

64 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 3. Retain andprotectexistingtrees,vegetation,natural slopes a. 2. Applyangularplanes,minimumhorizontalseparation a. e. Minimize theextent ofsiteareadedicatedtoservicingand e. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additionalwill apply. SELECTION OFGUIDELINES SITE WITH MULTIPLE BUILDINGBLOCKS 6.4 2 3 1 Section5.1.2Landscape Section4.1FitandTransition Section3.4SiteServices, Access,andParking landscape plan,whereverpossible. and nativesoilsintegratethesefeaturesintotheoverall open spaces. transition downtolower-scalebuildings,parks,and distances, andotherbuildingenvelopecontrolsto and efficient layouts, where possible. vehicular accessthroughtheuse ofsharedinfrastructure Public Street 1 2 3 4 6 1 5 . Organizebuildingstoeliminate back-to-frontfacing j. 6. Providefacingdistancebetweenbuildingsaccording to a. 5. Animate andframesharedoutdooramenityareas f. 4. 5 6 4 Section3.3BuildingPlacementandAddress Section4.2FacingDistancesandSetbacks Section3.2SharedOutdoorAmenityAreas condition facinganystreet. the siteoronneighbouringproperties. Avoidarearyard relationships suchasfrontdoors facingrearyardson Face Heightresultsinanincreasetothefacingdistance. Table 1,FacingDistance.AnincreaseintheMainBuilding (e.g. entrancesandprimarywindows). with appropriatebuildingmassingandactiveuses

Public Street Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Townhouse Stacked andBack-to-Back Building TypeShown: Entrance Shared Lobby Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

appropriate forthesite. Apartment BuildingorHybrid Building typesmaybemore of entrancesfrompublicstreets iscompromised,Low-Rise high qualitypedestrianexperience inmind.Whenthevisibility serve asthemainaccessforunitsandmustbedesignedwith a views topublicstreets.Thepedestrianmewsondeepsites perpendicular topublicstreetswhereunitentranceshavedirect On deepmulti-blocksites,itispreferredtohavebuildings balance between fitting-in and creating a sense of place. organization, buildingtype,andpublicrealmdesigntostrike a neighbourhood charactertoidentifytheappropriatesite building blocks should look at the site's configuration and become theirownneighbourhoods.Parcelswithmultiple to formadistinctivecharacteroftheirown,buttoosmall are developedonasite.Thesedevelopmentslargeenough Small communitiesarecreatedwhenmultiplebuildingblocks RATIONALE pedestrian mewswithgenerous facing distanceforaccessto Provide well-designed units andlandscaping central tothedevelopment amenity spacesinareas Locate sharedoutdoor with goodsunlight avoid undesirablefront-to-sidebuildingrelationship. mews. Thisbuildingtypeandentrancearrangementhelps to Townhouse typewithallunitentrancesalongthevehicular In thedemonstrationplan,BlockcisshownasStacked relationships withadequatefacingdistancebetweenblocks. development site,buildingsshouldhavefronttofacing on thelocationofparticularbuildingblock.Internalto Building typesmayvarythroughoutthedevelopmentdependent to havecharacteristics Design privatestreets of publicstreets have greatestvisibilityand accessibility topedestrian Locate unitentrancesto mews and/orstreet Enhance landscapeareas along edgeofthesiteby shade producingtrees planting shrubsand servicing areasinternally storage, loading,and

consolidate garbage

Integrate and

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES adjacentneighbourhoodsandamenities. sitewith throughlarge blockstoconnect Provide generous,landscaped, andwell-litpedestianwalkways and heights. building setbacks Setback andtransition builtformtoalign withadjacent N- parkingareafrom view. Provide shadeproducing treesandshrubs toscreensurface withlandscapeareas. buildingfacinga public streetaretoberemovedand replaced M - L- Surfaceparking locatedatthe frontofthe Remove asmuchsurface parkinganddriveways aspossible. protectionzone. K- newbuildingsand constructionaway from Protectandaccommodateexistingtrees onsitebyplacing landscapefeatures. J - walkways, driveways,surfacingparkingandother Improve existinglandscapedareasincludingpedestrian canbeconsolidated whenappropriate. be oftheexistingbuildingand thenewdevelopment integrategarbageandloadingareas.Serviceareascan I - of theexistingbuildingbyprovidinginternaland Improve garbagestorage,loading,andservicingareas Improve amenityspacesandfacilitiesforexistingresidents. indooramenityspacestocreatenewcommunityfocus. H - G - wherepossibleorintegrateotherusessuchas Integrateundergroundgaragerampsintothenewbuilding builtform,scale,andcharacteroftheneighbourhood. F - designed tocomplimentandrespecttheprevailing NewdevelopmentalongNeighbourhoodedgearetobe surroundingneighbourhood. E - connections toenhanceconnectivityofthesite Improveexistingpedestrian walkwaysandprovidenew withtheoutdoorspacewhereappropriate. D - andlocateindooramenityspacestoconnect Providesharedoutdoor amenityspacesfornewdevelopment entrances withviewstopublicstreets. Placenewbuildingparalleltopublicstreetandprovide C - Providebuildingfaceandunitentrancefacingstreet B - A - Large parcelwithtowerandneighbourhoodedge

66 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 3. Extendandconnectnewpublicstreets,lanes, a. 2. In general,orienttheprimaryfacadesofbuildings a. . oaesae udo mnt rat aiie Locate sharedoutdooramenity areatomaximize b. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additional mayapply. SELECTION OFGUIDELINES SITE WITHTOWER LARGE 6.5 3 2 1 Section3.1Streets,Lanes,Mews,andWalkways Section3.3BuildingPlacementandAddress Section3.2SharedOutdoor AmenityAreas Public Street possible. transit, communityfacilities,andretailareas,where pedestrian networkandprovidelinkstoschools, pedestrian mewsandwalkwaystothelocalstreet/ the edgesofstreets,parksandopenspaces. and frontdoorsparalleltothestreetframe visibility andaccess. frontages onstreets,mewsand walkwaystoprovide 2 1 3 Public Street Public Street 4

b. Provide high-qualitylandscapingthroughoutthesite b. 5. where intensification is taking place on an existing iii. Minimize surfaceparking,drivewaysanddropoffareas: f. 4. 5 4 Section5.1.2Landscape Section3.4SiteServices,Access,andParking shade and stormwater benefits. routes, createpleasantpedestrian conditionsandmaximize to softenandscreenservicesareas,reinforcecirculation possible,withwell-landscapedopenspace replacesurfaceparkinganddriveways,where residential site (e.g. tower-in-the-park infill) 5 2 Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Townhouse Stacked andBack-to-Back Building TypeShown: Entrance Shared Lobby Entrance Shared Lobby Parking Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection On Site Existing Building Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Face Primary Building Low-Rise Townhouse or Public Park Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

more significant and surfaceparkingareas.Reorganizing thesitemayresultin Every opportunityismadetoeliminateunder-utilizeddriveways create asaferandmorepermeablesite. the property.Physicalandvisualconnectionsareintroduced to throughout thesiteareimprovedtoraiseoverallquality of shadow impactsoftheexistingtower.Landscapeareas Location ofnewbuildingsandopenspacesconsiderthe work togethertoframestreetsandoutdooramenityspaces. In thisdemonstrationplan,thenewandexistingbuildings surrounding neighbourhood. rectify negativesiteconditionsandimproveconnectionstothe low-rise Toronto neighbourhoods.Whenatowersiteisappropriatefor pedestrian-oriented scaleandcharacterofmanytraditional often "TowersintheParkingLots"insteadanddisrupted many partsofToronto.Thesetypesdevelopmentswere The "TowerinthePark"designconceptwaswidelyused RATIONALE

efficient

building

public

and

infill, realm

attractive

improvements

site priority

conditions.

for

and

the

can redevelopment

help

create

new sharedamenityareasforallresidents. New low-risedevelopmenthelpstoimproveexistingnegativesiteconditionsandcreate

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City of Toronto – JAN 2017 JAN – Toronto of City For Discussion Purposes Only Purposes Discussion For DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 68 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additionalwill apply. SELECTION OFGUIDELINES LARGESITE WITH MULTIPLE DEVELOPMENTBLOCKS 6.6 3 2 1 . oaesae udo mnt rat aiie Locate sharedoutdooramenity areatomaximize b. Section3.2Shared OutdoorAmenityAreas 3. Locateanddesignstreets,lanes,mews, walkways to c. Section3.1Streets,Lanes,Mews,andWalkways 2. Provide newpublicstreetsinaccordancewiththe e. Section1.2.1StreetandBlockPatterns 1. visibility andaccess. frontages onstreets,mewsand walkwaystoprovide cycling facilitieswithinthenewdevelopment. provide safe,direct,universallyaccessiblepedestrianand which arenotaccessiblefromexistingstreets. Standards (DIPS)foraccessandaddresstobuildings City's Development Infrastructure Policy and

Public Street 2

Public Street 1 3 4

5 4 . opeetadcnetwt pnsaeo Complementandconnectwithopenspaceon g. c. Utilize areasalongsiderailorhydrocorridorsand ravinesto c. Section1.2.1StreetandBlockPatterns 5. Minimize theextentofsiteareadedicatedto e. Section3.4SiteServices,Access,andParking 4. 5 neighbouring properties,wherepossible. extend thenetworkofconnections, whereappropriate. possible. use of shared infrastructure and efficient layouts, where servicing andvehicularaccessthroughthe Building, andHybridBuilding Townhouse, Low-RiseApartment Stacked Townhouse,Backto Other PossibleBuildingTypes: Back Townhouse Townhouse, StackedandBack-to- Building TypeShown: Entrance Shared Lobby Entrance Shared Lobby Parking Parking Connection Pedestrian Entrance Individual Unit Low-Rise Townhouse or Area Tree Protection On Site Existing Building Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Face Primary Building Public Park Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

spaces toincrease thepossibleactivitiesand usesforthepark. are encouraged. POPScanworktogetherwith existingopen sky viewandsunlight.Opportunities toexpandpublicparks community withprominentpublic streetfrontage,accessto parks shouldbelocatedcentrally withineasyaccesstothe opportunities whichcanbring acommunitytogether.Public for largesites.Theyarecivic spaces andplacemaking neighbourhood andcanbeusedasanorganizationalelement Public parksandopenspacesarecentraltoeachnew opportunities forfutureextensions. connections beyond the site should also be identified to protect help stitchcommunitiestogether.Publicstreetsandpedestrian provide access.Byaligningnewstreetstoexistingones,they building. Onlargesites,newpublicstreetsareoftenrequired to Public streetsareoneofthefundamentalbuildingblockstocity enhance theseattributestocreateacohesiveneighbourhood. respect thepositivecharacteristicsofitscontextandfurther and newcommunities.Itisvitalthatdevelopments on largesitesiscriticaltocreatingatransitionbetweenexisting development blocks.Theorganizationofthebuildingblocks together to define the public realm for large sites with multiple Public streets,parks,openspaces,andbuiltformallwork RATIONALE the parkedge facing parkto animate Provide unitentrance address thecornerat Design buildingto corner sites enhancing pedestrianconnectionsandpositivecharacteristicsofitscontext. Large blocksoftownhousescanintegratewellintoestablishedneighbourhoodsby Configure newpublicstreetto improve visibilitytoexisting parks andopenspaces

and openspaces frame edgesofparks Orient buildingsto

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7.0 CASE STUDIES

Section 7.0 (AVAILABLE ON-LINE ONLY) provides case studies of low-rise, multi- unit building developments that have been recently approved or built in the City of Toronto. These case studies exhibit some aspects of the intent of the Guidelines, while other aspects may require further improvements.

To access the case studies online, visit www.toronto.ca/lowriseguidelines. City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

71 72 APPENDICES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 GLOSSARY AND FOOTNOTES | TOWNHOUSE LOW-RISE BUILDING GUIDELINES

8.0 GLOSSARY City of Toronto – JAN 2017 For Discussion Purposes Only DRAFT ONLY

73 74 GLOSSARY | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES For Discussion Purposes Only DRAFT ONLY City of Toronto – JAN 2017 those intheCityZoningBy-lawsorOntarioBuildingCode. aspects that assist in achieving the design objectives for low-rise housing forms. The definitions are not necessarily the same as Section 8.0 provides definitions for terms used throughout the Guidelines. The terms and definitions are intended to describe GLOSSARY 8.0 single orconsolidatedblockwith nodirectstreetfrontage Courtyard –alandscapedopenspace,located inthecentreofa on thestreetintermsofviewsandpresence architectural treatment acknowledges the building's prominence present athree-dimensionalviewofthebuildingandwhere the Corner Treatment-asituationwheretwoplanesmeetand Below-grade -spacethatisbelowgroundlevel two adjacentsupports lines orplanes,especiallytheentirespaceincludedbetween Bay -inarchitecture,anydivisionofabuildingbetweenvertical integrated intoabuilding,enclosedbyparapetorrailing Balcony -anoutdoorelevatedplatformprojectedfromor rear ofthebuildings(eg.garbagestorageandvehicleaccess) function ofthedevelopment,thatarecommonlysituatedat Back ofHouseActivities- courses including walls,doors,roofs,windows,cornicesandbelt Articulation - relationships betweenadjacentdifferingbuiltforms ensure adequateaccesstosunandskyviews;govern to maintain and define the built form character of the street; Angular Plane–angularplanesprovidebuild-toenvelopes space the edgesof,openspacethatpromotecomfortableuseofa Amenity - At-grade -spacethatisonthesamelevelasground Above-grade -spacethatisabovegroundlevel public streetormews Address -Thefrontdoorofabuildingorunitthatfacesthe those architecturalandlandscapeelementsin,at thelayoutorpatternofbuildingelements activities, essential to the efficient at-grade publicly accessible orprivatelysharedcommon outdoorspace vehicular parkingareas.On-site landscapedopenspacemaybe and/or softlandscapetreatment, butexcludingdrivewaysand Landscaped OpenSpace–outdoorareacharacterizedby hard developments onpublicstreetsandshortprivatemews in 2003bytheCityofTorontotoaddresstownhouse Infill TownhouseGuidelines- environment and comprehensionofbuildingsorotherfeaturesthebuilt dimensions and which contributes to the citizen's perception reflects a sympathetic proportional relationship to human Human Scale– based on their historic or cultural significance conservation andcarefulmanagement.HCDsaredesignated that isprotectedbypoliciesandguidelinestoensureits Heritage ConservationDistrict(HCD)- orderly andpleasingway Harmonious - or otherpubliclyaccessibleopenspace Frontage –theportionofabuildingorlotfacingstreet,park and themainentranceofabuilding. Forecourt -landscapedopenspacebetweenthepublicsidewalk adjacent buildings,streetsandopenspaces enter, thenatureofinteriorusesandtheirrelationshipwith building, tellspeopleaboutthewhatitis,howto usually showninelevationdrawings,thatrepresentsthe Façade -theexteriorpartsofbuildingvisibletopublic, the streettoaprivateorsharedgarageservicearea Driveway - or mews design ofnewpublicresidentiallocalstreetsandprivate - standardsthatestablishcleardirectionsforthelayoutand Development InfrastructurePolicyandStandards(DIPS) apavedvehicularaccessthattypicallyleadsfrom having theelementsarrangedinaproportionate, thequalityofphysicalenvironmentwhich design guidelinesintroduced an areaofthecity environment comprehension ofbuildingsand orotherfeaturesinthebuilt dimensions and which contributes to a person's perception and which reflects a sympathetic proportional relationship to human Pedestrian scale- A mewsisopentothepublicandaccessibleatalltimes. individual buildingsandunitswithinalargerdevelopmentsite. pedestrian streetwhichprovidesaccessandaddressto Pedestrian Mews- safe andcomfortableuseofstreetsopenspaces paving, seating,publicart,waterfeatures,etc.,thatpromote the including lighting,trees,fourseasonlandscaping,decorative Pedestrian amenity- stands distinctlyonitsownsurroundedbylandscaping Pavilion – building footprint,organizationandmassing buildings withinanarea,onastreetorblock,includingthe Pattern ofBuilding- buildings inrelationshiptothepropertyline Pattern ofAlignment- outdoor amenityspacesbelowthem apartments orbalconieshaveaviewofprivatepublic Overlook Condition- mews providesaccessandaddressatalltimes which providesforthefullrangeofrolesapublicstreet.A Mews Street- of abuilding Main BuildingFace- Massing - treatment and buildingfacecharacterizedbyhardorsoftlandscape Landscaped Setback- theoppositeofastreetwallbuilding,buildingthat the sizeandshapeofabuildingabovegrade typically aprivatelyownedandmaintainedstreet thequalityofphysicalenvironment a privatelyownedandmaintained therepeatedphysicalcharacteristicsof condition inwhichabove-grade the predominantexteriorverticalwallface architecturalandlandscapeelements, the spacebetweenpublicsidewalk therepeatedlocationoffrontface for recreationalorsocialactivities communal andavailableforuse bytheoccupantsofabuilding Shared OutdoorAmenity- recreational andsocialactivities is communalandforusebytheoccupantsofbuilding Shared IndoorAmenity- the faceofanotherbuildingorpropertyline Facing Distance- the front,sideorrearofabuilding Setbacks –referstothedistancebetweenapropertylineand usually withsidewalks Public Street- open spacesandtheaccessiblepartsofpublicbuildings Public Realm– access oraddressforbuildings services andaccesstogarages;doesnotprovidepedestrian route throughadevelopmenteitherwithorwithoutparking;for private ownership,fromastreetandusedascirculation Private SharedDriveway- individual unitthatisavailableforusebytheoccupants Private OutdoorAmenity- toronto.ca/planning/POPS.htm. of Toronto,UrbanDesignGuidelines,availableonline:www. POPS (Privately-ownedPubliclyAccessibleSpaces)- through itssurface Permeable Paving-pavementthatallowswatermovement the entrance Porch -araisedareaprojectingfromthebuildingatlevelof surfaced landscape features flanking a public street. Plazas -animatedgatheringplacewithpredominantlyhard a publicwayorthoroughfareinCitytown, streets, lanesandwalkways,parksother distance betweenthefaceofabuildingand anindoorspaceinabuildingthat an outdoorspaceonalotthat is an outdoorspaceassociatedwith a pavedvehicularaccessunder

City

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