ALLEN-SHEPPARD

Development in the Allen-Sheppard area will be consistent with the following urban design guidelines. They provide a framework for the development of the whole site and are to be read in conjunction with the urban design policies in the Official Plan.

LOCATION The Allen-Sheppard area comprises approximately 138 hectares surrounding the of and West and includes the Subway Station and a portion of the former Canadian Forces Base Downsview. (see Figure 1). An 80-hectare National Park is on the western portion of the former Base land, fronting onto south of Sheppard Avenue. GUIDELINES The Urban Design Guidelines and Development Framework set out:

▪ A structure plan of public streets, parks and open spaces

▪ Public realm guidelines that focus on views, parks, streets, pedestrian routes, weather protection, bicycle routes and public transit facilities

▪ Built form guidelines that focus on streetwalls, building massing, mid-block connections, grade- related uses, courtyards, entrances, parking and servicing

▪ Other design matters such as environmental issues, heritage and public art.

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

URBAN DESIGN OBJECTIVES Natural Environment: General: 1. To improve the natural environment. 1. To promote a strong sense of community by 2. To improve access to existing and potential natural creating a context for incremental development. environmental areas within the surrounding district (e.g. , West Don Valley, etc.). 2. To respect the fabric of existing neighbourhoods. 3. To create new natural areas to supplement those 3. To support the viability of transit by creating a that have been lost. high quality pedestrian environment. Green Space and Special Places: 4. To promote high quality design including streetscapes, open spaces, public buildings and 1. Existing Open Spaces – where possible to maximize infrastructure, and private buildings, to create a the use of existing open spaces (e.g. William Lyon comfortable, useable, understandable, and Mackenzie Collegiate Institute) by connecting memorable community. them to streets and other open spaces. The Public Realm: 2. Sheppard Promenade – provide improved access from the Allen–Sheppard Area along the south 1. To develop a coherent, continuous and amenable side of Sheppard Avenue to the Parc Downsview public realm comprising public streets, sidewalks, Park in the west. public and institutional open spaces, and publicly accessible parts of private development. 3. Allen Boulevard – provide a safe, continuous boulevard along the east and west edge of Allen 2. To develop coherent above- and below-grade Road, to provide access to adjacent properties, connections with the existing subway station and maintaining a building frontage situation along all four corners. Allen Road. 3. To reinforce grade as the primary level for public 4. New Parks – provide new parks, for both active space. and passive use, to serve new development within 4. To provide a coherent and continuous network of the Allen–Sheppard area, as well as the adjacent bicycle paths, linked by at-grade crossings of neighbourhoods. Provide maximum physical and Allen Road and Sheppard Avenue. visual access to the parks and develop public fronts and streets adjacent to the parks. 5. Green Links – ensure that all parks and green spaces are linked. 6. Landmarks and Gateways – provide visual landmarks that recognize the Allen-Sheppard area’s location as a gateway to both the Downsview Site and northern . 7. Views and Axes – protect and enhance important views and/or axes to/from the 401, , Sheppard Avenue, , Downsview Park, important buildings, etc. Frame these views with landscape and buildings.

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

Neighbourhoods, Precincts and Edges: 1. Existing/New Wilson Neighbourhoods - to provide for residential development on both sides of Wilson Heights Boulevard, with access provided predominantly from this Boulevard 2. New Allen Precinct - to provide for a well- defined medium-to-high density residential, or mixed residential neighbourhood fronting onto Allen Road, access to the neighbourhood to be provided by two roads running parallel to the Allen 3. Allen–Sheppard Intersection - to encourage the development of this intersection as a secondary urban centre, accommodating higher density, mixed-use residential/employment land uses Building Fit and Transition: 1. Density Distribution - to locate higher buildings and more intense development around the intersection of Allen and Sheppard, and/or along the both sides of the Allen; and, to locate lower buildings and massing in the Wilson Heights corridor 2. Framing Public Open Space – buildings and other elements (e.g. trees) 3. Building Massing – to allow for good sunlight and wind conditions in streets and public open spaces 4. Transition - to allow for a gradual transition from lower to higher buildings using stepbacks and base buildings as points of transition 5. Phasing - to allow for gradual development

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

THE STRUCTURE AND CHARACTER OF THE The Allen Precinct (5.3 hectares) is located south of NEIGHBOURHOOD the Subway Precinct, between Allen Road and the proposed central linear park. Buildings facing Allen Allen Road and Sheppard Avenue will become Road will range from 5-8 storeys. 4-storey significant new public avenues serving drivers, residences would be suitable facing the linear park. pedestrians and cyclists within an urbanising . The Wilson Heights Precinct (8 hectares) is located west of Wilson Heights Boulevard, south of the The area will be served, where possible, by a new, existing residential neighbourhood and east of the fine-grained network of tree-lined streets that are proposed central linear park. A neighbourhood designed to provide direct vehicular and pedestrian consisting of a fine grain of east/west streets is access to and from Allen Road, Sheppard Avenue appropriate with a mix of detached, semi-detached and the Downsview Subway Station. The street and townhouse residences. This precinct would have pattern will restrict traffic flow through the new, a scale similar to that of existing neighbourhoods lower density residential neighbourhoods located located east of Wilson Heights Boulevard. Streets along the west side of Wilson Heights Boulevard. would be restricted to local traffic, facilitating increased pedestrian and cyclist use. QUADRANTS AND PRECINCTS Northeast Quadrant Four quadrants or precincts comprise the Allen– Sheppard Area (see Figures 1-5) as follows: (Sheppard West–Dublin Precinct) Southeast Quadrant This quadrant currently contains commercial and residential buildings along the Dufferin Street and (Subway, Allen, and Wilson Heights Sheppard Avenue West frontages, behind which sits Precincts) a secondary school and school yard. Buildings addressing Dufferin and Sheppard will step down This quadrant consists of three precincts comprising from a maximum height of 11-13 storeys at the approximately 29 hectares. It is likely to attract a Allen–Sheppard intersection, to 6-8 storeys along mix of land-uses supporting a vibrant and diverse these major streets. street life comparable to other sub-centres in the city. The Subway Precinct (14.5 hectares) is located at Northwest Quadrant the southeast corner of the Allen–Sheppard (1100 Sheppard Avenue West) intersection and includes the Downsview Subway Station. A number of buildings could be This quadrant comprises approximately 4.5 hectares accommodated, which face onto Allen or Sheppard and contains existing stores and related commercial or a central 2 hectare park located to the west of facilities. Given its proximity to the Downsview the existing residential neighbourhood. Subway Station, this precinct is likely to attract a mix of land-uses supporting a vibrant and diverse These buildings will step down from a height of street life. A number of buildings surrounding a approximately 12-14 storeys at the Allen–Sheppard central park and new road on one side, and intersection, to 7-9 and 6-8 storeys along Allen addressing Allen Road and Sheppard Avenue on the Road and Sheppard Avenue, respectively. Mid-precinct other is proposed. These new buildings will step building heights will range from 5-9 storeys. This down from a maximum height of 12-14 storeys at precinct could accommodate a mix of new residential the Allen–Sheppard intersection, to a maximum of and non-residential uses. Developing the 4.5 hectares 6-8 storeys along the major streets. Although the associated with the Downsview Subway Station may Development Framework shows an existing retail be a long-term proposition. At present, the TTC is building, it is appropriate for 6-8 storey buildings in intending to locate a surface commuter parking lot this location if the store is demolished. south and east of the station.

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

Southwest Quadrant PUBLIC REALM (Intersection, Allen and Office and Employment Precincts) PARKS AND OPEN SPACE SYSTEMS The Development Framework establishes a The Southwest Quadrant consists of three separate comprehensive, linked system of parks and open and distinct precincts comprising approximately 28 space in all four quadrants and consists of the hectares. Given its size, and proximity to both the following (see Figures 5 and 6): Downsview Subway Station and Parc Downsview Park, this quadrant is likely to attract a mix of land- Quadrant Parks uses supporting a vibrant and diverse street life comparable with that found at other sub-centres in New local parks are proposed for the southeast, the City. In addition, it will likely also attract a mix northwest and southwest quadrants, of approximately of sports and entertainment uses. Development must 2.0 hectares, 0.4 hectares and 0.6 hectares, respectively. be appropriate to its location adjacent to Parc The southeast quadrant park will be large enough to Downsview Park. support active recreation activities supported by potential indoor community facilities located on the The Intersection Precinct is located at the southwest ground floor of the new building immediately west corner of the Allen–Sheppard intersection. Buildings of the park. will face onto either Allen or Sheppard, or a central 0.5 hectare park located to the west-central part of Pedestrian Promenades the quadrant. Pedestrian promenades are located along both sides The buildings will step down from a height of of Allen Road, and the south side of Sheppard Avenue, approximately 12-14 storeys at the Allen–Sheppard linking the site with Downsview Park in the west intersection, to 7-9 storeys and 6-8 storeys along and the watershed, in the east. The Allen Road. Mid-precinct building heights will range promenades combine pedestrian paths with generous from 5-9 storeys. The existing Department of National new street-tree planting and provide access to, and Defence Buildings on the site will be retained and between, the quadrant parks. incorporated into the new urban fabric. Linear Park The Allen Precinct is located south of the A central linear park will link Sheppard Avenue with Intersection Precinct, along Allen Road. Buildings the new local park located in the southeast quadrant facing Allen Road and westwards to the Park will (Subway Precinct) and the Allen and Wilson Heights range from 5-8 storeys. Precincts, further south. The linear park will form The Office and Employment Precinct is located part of a larger link between Parc Downsview Park west and south of the other precincts. New and the Don River watershed. The Linear Park is development can be accommodated on lots varying approximately 1.6 hectares in area and 48 metres in in size from a minimum of 0.2 hectares to a width. It can accommodate both active and passive maximum of approximately 2.0 hectares (the size of recreational activities, and will be viewed by residential the largest block shown). The heights of new buildings located along adjacent streets. buildings will not only step down from those along Significant Public Views Allen Road but will also be regulated by the Airport Height Restrictions. Heights will range from 5-7 Figure 6 identifies significant views that need to be storeys on the west side of this Precinct, to 3-5 protected and that would, in turn, be reflected in storeys on the east side. Development would be the design of terminus buildings, landscapes and served by a modified grid pattern of tree-lined streets. public art.

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

STREETS AND PEDESTRIAN ROUTES The Development Framework establishes a new block and street pattern for the four quadrants that consists of the following (see Figures 1, and 7-12): Streets Allen Road and Boulevard – south of Sheppard Avenue, a total right-of-way of approximately 60 metres consisting of (see Figure 9):

▪ Three travel lanes in each direction

▪ A planted central boulevard which facilitates pedestrian crossings at intersections

▪ Two 16 metre wide, tree-lined boulevards on either side

▪ Flanking streets that provide vehicular and pedestrian access to adjacent buildings. Sheppard Avenue – a total right-of-way of approximately 36 metres including two travel lanes in each direction and a 12 metre wide south boulevard that accommodates a double row of trees and extra wide sidewalks on the south side. (see Figure 10). Typical Streets – are proposed within 20 metre rights-of-way, with a single row of trees within a grassed boulevard and sidewalks on each side of the street (see Figure 11). Transit Road Extension – a total right-of-way of approximately 27 metres including two travel lanes in each direction with a single row of trees within a grassed boulevard and sidewalks on each side of the street.

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

03 - Finlay Boulevard Boulevard Finlay 04 Not to Scale FIGURE 7 Permitted Height South Side of Sheppard

Allowable Height North Side of Sheppard

24m 24m

TO NORTH EAST RECINCT RECINCT EAST NORTH TO

ENHANCED CONNECTION CONNECTION ENHANCED lot line

BANTING AVENUE AVENUE BANTING existing building PARK LINEAR

48.0 CENTRAL BOULEVARD BOULEVARD CENTRAL 46 lot line podium 24m podium 24m

110.0

20.0 20.0

lot line beyond OPPOSITE STREET A A STREET OPPOSITE

PEDESTRIAN CONNECTION CONNECTION PEDESTRIAN

S=H/2 A STREET

lot line beyond

20.0 20.0 16.0 16.0 S=H/2 60 46 25.0 lot line podium 7.5 m continuous podium 7.5

34m 27m

3.0 STREET B B STREET 20.0 45.0

30 30.0 30.0 40.0 max. 40.0 40m 20m 24m

46 DUFFERIN STREET STREET DUFFERIN 98 m ( varies ) 18m 45m 18m 50.0 50.0 max.

30.0 30.0 podium

ALLEN ROAD ROAD ALLEN lot line lot line lot line 46

varies* 16.0 14.0 9.5 7.0 15.0 ALLEN BOULEVARD BOULEVARD ALLEN 16.0 11.0

46 ALLEN ROAD ROAD ALLEN varies*

lot line lot line lot line lot line lot line

40.0 max. ALLEN BOULEVARD WEST WEST BOULEVARD ALLEN 16.0 15.0 46 lot line max. env. 40m 24m 20m 45m 40m 45m podium lot line 46 podium podium INTERSECTION PRECINCT SUBWAY PRECINCT 20.0 20.0 IDOMO & SHEPPARD WEST/DUBLIN PRECINCTS Site Sections

TORONTO URBAN DESIGN GUIDELINES June 2004 June 2004

20.0 max 20.0 max.20.0 max. 12.5 m 12.5 m 9.5 m

25.0 max. typ. 7.5 7.5 side yard setback 18 m side yard setback CENTRAL BOULEVARD LINEAR PARK CENTRAL BOULEVARD 7.5 ALLEN ROAD ALLEN BOULEVARD WILSON HEIGHTS BOULEVARD

3.0 3.0 3.0 ALLEN-SHEPPARD

3.0 varies* 6.0 8.0 16.0 16.0 8.0 6.0 70.0 6.0 8.5 24.0 8.5 6.0 35 35.0 lot line lot line lot line lot line

*lane widths in accordance w. Public works EAST ALLEN PRECINCT WILSON PRECINCT Standards TORONTO URBAN DESIGN GUIDELINES DESIGN URBAN 25.0 40.0 max. 40.0 max. 24 m 40 m at intersection 24 m 24 m 30 m 40 m 27 m COLLONADE BEYOND 44 45 m 44 PEDESTRIAN CONNECTION AVENUE B SHEPPARD AVENUE 25.0 AVENUE A AVENUE C 27 m 44 44 44 S=H/2 S = H/2 44 44 44 podium 25.0 25.0 25.0 25.0 H/2

podium podium podium podium 30.0 39.5 m 39.5 9.5 20.0 20.020.0 20.0 16.0 16.0 16.016.0 16.0 16.0 16.0 16.0 16.0 16.0 16.0 16.0 7.5 lot line lot line lot line lot line lot line lot line lot line lot line rear lot line

6.0 20.0 15.0 44.0 20.0 158 20.0 89.0 12.0 varies* min. 45 m ( varies ) align front of building with existing new adjacent development Refer to Sheppard West/Dublin Plan *lane widths in accordance w. ALLEN PRECINCT SUBWAY PRECINCT Public works NORTH PRECINCT Standards

Site Sections FIGURE 8

Not to Scale 04-03 24 m 18 m max. depth max. depth

30

25.0 max. typ. 18 m ALLEN BOULEVARD WEST ALLEN ROAD ALLEN BOULEVARD EAST

3.0 3.0

TORONTO Planted Median URBAN DESIGN GUIDELINES DESIGN URBAN ALLEN-SHEPPARD

20.0 75 m 6.0 8.0 16.0 16.0 8.0 6.0 70 varies* lot line lot line lot line

*lane widths in accordance w. Public Works Standards

Site Sections FIGURE 9

Not to Scale 04-03 June 2004 ALLEN-SHEPPARD 03 - 04 Not to Scale

rear lot line FIGURE 10 20.0 20.0 7.5 7.5 9.5 H/2 lane widths in accordance w. Public Works Standards * 40 m at intersection 24 m 45 m ( varies ) lot line 44 align front of building with existing new adjacent development Refer to Sheppard West/Dublin Plan

6.0 30.0 30.0 min. SHEPPARD AVENUE AVENUE SHEPPARD

varies* 39.5 m m 39.5 12.0 44 lot line 40.0 max. 45 m podium 89.0 40.0 max.

44 lot line

AVENUE A A AVENUE 16.0 16.0 20.0 COLLONADE BEYOND 44 25.0 lot line Site Sections

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

Pedestrian Crossings Weather Protection Street level pedestrian crossings will be provided at Locations for colonnades and/or canopies will be all major intersections, including Allen and Sheppard. designated on key buildings along major streets. The In addition, below-grade connections will be designed minimum width for colonnades is proposed at 3.5 to link the Downsview Subway Station with the metres, with a vertical clearance of 4.5 metres. northwest and southwest quadrants, under Allen Canopies will have a minimum vertical clearance of Road and Sheppard Avenue, and connected to the 3.0 metres and a maximum vertical clearance of 4.0 street level by open stairwells. metres and cover a minimum horizontal width of 3.0 metres (see Figure 13). Bicycle Routes Public Transit Facilities Proposed designated north-south bicycle routes include: Co-ordinated, below-grade access, linking all four quadrants with the subway level is proposed, ▪ The rail corridor west of the focusing on the Allen–Sheppard intersection. Open runway light wells are recommended to provide light to ▪ The proposed Transit Road below-grade public space.

▪ Wilmington Avenue south to Faywood Boulevard. East-west designated bicycle routes will include a connection from Keele Street through Parc Downsview Park to at Bathurst Street. The central linear green space in the southeast quadrant and interior streets will serve local bicycle traffic.

24 m 24 m

44 44

25.0 AVENUE C 25.0

podium 16.0

20.0 EAST AND WEST ALLEN PRECINCTS TYPICAL AVENUE Site Sections Figure 11

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD 03 - 04 Not to Scale

FIGURE 12 SHEPPARD AVENUE SHEPPARD varies* 46 45 m podium 89.0 12.5

lot line lot line 44

16.0 16.0 AVENUE A A AVENUE INTERSECTION PRECINCT - NORTH SOUTH SECTION Site Sections

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD 03 - 04 Not to Scale FIGURE 13 75% of building face within Build to zone (90% at significant corners) 1m Build zone Property line Street 18 m. Weather Protection - Canopy min. vertical clearance of 3.0m and a max. vertical clearance 4.5m and cover min. horizontal width of 3.0m 2.5m Sidewalk 3.5m Planting area includes .6m edge strip C A N O P Y LO D E 75% of building face within Build to zone (90% at significant corners) 1m Build zone Property line Street 18 m. Weather Protection - Colonnade min. width 3.5m with vertical clearance of 4.5m 2.5m Sidewalk 3.5m Planting area includes .6m edge strip Weather Protection

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

BUILT FORM GUIDELINES ▪ Setbacks The following design guidelines are proposed for Residential and low-rise office and employment private development blocks (see Figures 14-22): streets will have soft landscaped setbacks (up to 3 metres) between the property line and the building Street Wall face. Planted and constructed elements in the ▪ Heights setback (low hedges, trees, fences, gates) would be designed to provide a transition from the public The tallest buildings will be located at the busiest sidewalk to the finished floor level of adjacent intersections, closest to public transit and will step residences (see Figure 15). Buildings on major streets down in height from the corners back towards will be built to the property line. Setbacks for new interior residential precincts and along major streets. buildings on the north side of Sheppard are Buildings range from a maximum height of 45 regulated by the Site Specific Amendment. metres (11-15 storeys, depending on whether they ▪ Build-To Lines are designed for commercial or residential occupation) at the Allen–Sheppard intersection, to Build-to zones are recommended for taller buildings 24-30 metres (6-10 storeys) at secondary (i.e., over 18 metres) at all significant intersections, intersections, to 18-24 metres (5-8 storeys) at requiring developers to build to 90% of the corner significant internal intersections in the mixed-use and podium levels. All additional flanking planes are precincts. In turn, heights of 18 metres are recommended at 75% build-to (see Figure 16). recommended along Allen Road, 12 metres (4 storeys) along the central linear park and 9.5 metres Building Massing (3-3.5 storeys) in the Wilson Heights precinct. ▪ Angular Plane In the southwest quadrant, in the Intersection To ensure that direct sunlight reaches sidewalks at precinct, buildings range from a maximum height of most times of the year, angular planes of 44 degrees 45 metres (11-15 storey, depending on whether they are proposed along all east-west streets, and 30 are designed for commercial or residential degrees along all north-south streets occupation) at the Allen–Sheppard intersection, to (see Figures 17-19). 30 metres (10 storeys) along Allen Road. Space between Buildings Within the Allen Precinct buildings will range from a maximum height of 30 metres (10 storeys) To achieve appropriate spacing between buildings to 18 metres (6 storeys). on the same block, light, view and privacy setbacks will be used to regulate the design of building Within the Office and Employment precinct, heights facing conditions (see Figures 20-22). range from 12-24 metres (3-7 storeys), stepping down from north to south, as well as east to west. Maximum Building Depths It has been assumed that all new building heights in The depth of new buildings from the street is the southwest quadrant will be measured from proposed to be limited to 50 metres in mixed-use 193.8 metres ASL, the “safety zone” and “end of the areas, and 25 metres in residential areas. This is runway” height designated in Public Works and intended to encourage street-related development Government Services Canada Document SGC / CGT with open courtyards in the centre of the block to 20-008 [Item 97-002-4]. reinforce proposed pedestrian routes, mews and other forms of public open space, and to provide a fine-grain of development in keeping with the gradual and ongoing re-urbanisation of North Toronto.

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

Mid-Block Connections be set back 2 metres from the property line. The setback will be substantially landscaped to continue Publicly accessible privately owned open spaces are to define the street edge and provide safe use of the encouraged on individual sites to complement the parking lot. The surface of the lot will also be public open space system (see Figure 6). Mid-block landscaped with a regular grid of lights and trees. pedestrian connections, designed as landscaped pedestrian mews, will be provided within larger development parcels. They will be lit, landscaped and OTHER DESIGN ISSUES maintained for public use. These mid-block connections Heritage are intended to provide a fine grain of pedestrian circulation and can provide an important connection The heritage policies contained within the Downsview between two streets and public destinations such as Area Secondary Plan apply to the southwest quadrant. schools, parks, and public transit. They can also provide an address to individual frontages. Environment The following environmental issues will be considered Grade-related Uses at the preliminary planning stages: The provision of community services, restaurants, ▪ Microclimate studies remediating problems of cafes, stores and display windows at grade provides wind and shade visual interest, encourages the use of sidewalks, promotes retail continuity and feasibility, and ▪ Landscape concept plan demonstrating species contributes to a safer and more vibrant pedestrian diversity environment. Buildings will front onto public streets and allow for a variety of uses that encourage the ▪ Storm water management including use of use of the street. permeable surfaces and other techniques Grade-related units are encouraged with individual ▪ Auto and pavement minimization through the entrances connected to the public sidewalk. design of street sections Courtyards ▪ Design of streets to give priority to bicycles, pedestrians and public transit Courtyards will be formed in many of the residential blocks. Their principal role will be to provide on-site, Public Art at-grade open space amenity for residents. Courtyards Public art sites are proposed at selected, highly- will have a unified landscape design that ensures visible points within the new open space system and that gardens and play areas on individual sites can these will help to establish gates to and from be shared with those living on the block as a whole. adjacent neighbourhoods and Parc Downsview Park (see Figure 6). Consideration may be given to Pedestrian, Parking Garage and Service commemorating early pioneers in Downsview, Entrances famous aviators, local business entrepreneurs, etc. The public art policies contained in the Downsview To reinforce streets as primary public spaces, the Area Secondary Plan apply to the southwest quadrant. locations of pedestrian, parking and service entrances need to be carefully considered. Parking and servicing are to have the least possible impact on the streetscape and public open spaces. Principal pedestrian entrances for large buildings will occur from major streets while parking and servicing areas will occur off minor streets or lanes. The general proposed location of vehicular entrances is indicated on Figure 6. Parking will be located below grade wherever possible. Any above- grade parking garages will be faced with animated uses having a minimum depth of 9 metres on public street faces and open spaces. Surface parking must

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD 03 - 04 Not to Scale

FIGURE 17

Varies up to 45 m m 45 to up Varies 30 m m 30

30

2.5m

2.5m

30 30

30 m m 30 Varies up to 45 m m 45 to up Varies TYPICAL SUNLIGHT STREET FOR NORTH-SOUTH WITH 20m R.O.W. Building Setbacks and Angular Planes

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD 03 - 04 Not to Scale

FIGURE 18

Maximum Building Height (Varies) (Varies) Height Building Maximum 34.0909

18 m 18 18.0994 2.5m2.5m 2.5m2.5m 44 Lot Line 3m setback for buildings with maximum height of 18m or under Street R.O.W. (Varies) 3 TYPICAL SUNLIGHT STREET FOR EAST-WEST WITH 20m R.O.W. Building Setbacks and Angular Planes

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD 03 - 04 Not to Scale FIGURE 19 Park 44 (Varies) sidewalk R.O.W. 17.5m Lot Line 3m setback for buildings with maximum height of 18m or under

3

18 m m 18 44 44 Varies up to 27 m m 27 to up Varies TYPICAL SUNLIGHT STREET FOR PARK Building Setbacks and Angular Planes

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD 03 - 04 Not to Scale FIGURE 20 Ground Lot Line H = 30m H = 20m S = 7.5m S = H/2 S = 15m H SETBACKS FOR WALLS FACING A SIDE OR REAR LOT LINE Building Setbacks

TORONTO June 2004 URBAN DESIGN GUIDELINES ALLEN-SHEPPARD 03 - 04 Not to Scale FIGURE 21 Ground H = 35m H = 20m Lot Line S = 7.5m SETBACKS FOR WALLS FACING EACH OTHER Building Setbacks

TORONTO URBAN DESIGN GUIDELINES June 2004 ALLEN-SHEPPARD 03 - 04 Not to Scale FIGURE 22 Ground H = 30m H = 20m S = 15m S = 30m S = H S = H OPTIONAL SETBACKS FOR WALLS FACING EACH OTHER Building Setbacks

TORONTO June 2004 URBAN DESIGN GUIDELINES