Draft Oct2015

DRAFT APARTMENT GUIDELINES LOW-RISE TOWNHOUSE AND

URBAN DESIGN GUIDELINES 2015 DRAFT TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES www.toronto.ca/lowriseguidelines Townhouse andLow-riseApartment Guidelinesonline: 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 Eichfus-Clarke Leo DeSorcy Diana Birchall,ProgramManager,UrbanDesign Harold Madi,DirectorofUrbanDesign Townhouse andLow-riseApartmentGuidelinesCoreTeam of TorontoCity DRAFT 3.0 2.0 1.0 Definitions Introduction Table ofContents

3.5 3.4 3.3 3.2 3.1 Building Design 2.5 2.4 2.3 2.2 2.1 Site Organization 1.3 1.2 1.1 Site Context

Private OutdoorAmenitySpace Building EntranceandFrontYard Building RelationshiptoGrade andStreet Separation Distances,StepbacksandOrientation Fit andTransitioninScale 2.5.1 Site Servicing,AccessandParking Building Address Building Placement Shared OutdoorAmenitySpace Streets, MewsandWalkways Heritage 1.2.2 1.2.1 Public RealmFramework Context AnalysisandPlanningforLargerSites Organization ofGuidelines Quality ofLifeandLivability How andWheretheGuidelinesApply Purpose oftheGuidelines Zoning By-law569-2013 Background –EvolutionoftheTownhouseinToronto Heritage Sustainable Design Conservation Design Guilding Excellence Principles

Site Servicing,AccessandParkingforSmallerStreet-Related TownhouseSites Public ParksandOpenSpaces Street andBlockPattern

DRAFT

TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 7.0 6.0 Building 5.1 5.0 4.0

Glossary Case Studies 5.2 Bringing itallTogether 4.4 4.3 4.2 4.1 Public Realm

Streetscape, LandscapeandStormwaterManagement 5.2.6 5.2.5 5.2.4 5.2.3 5.2.2 5.2.1 Development Scenarios 5.1.6 5.1.5 5.1.4 5.1.3 5.1.2 Public Art 4.5.1 Building Elements Site ElementsDesign 4.1.3 StormwaterManagement 5.1.1 4.5.2 4.3.2 4.3.1 4.1.2 4.1.1 Landscape Streetscape

Types Large DevelopmentwithmultipleBlocks Large ParcelwithTowerandNeighbourhoodEdge Parcel withMultipleBuildingBlocks Parcel AdjacenttoorwithHeritageResource Deep Mid-BlockParcel Shallow Mid-BlockParcel Hybrid Building Apartment Building Stacked andBacktoTownhouse Back toTownhouse Stacked Townhouse Townhouse Materials Windows, DoorsandRoofs Shared Lighting

and Facilities

DRAFTConfigurations

DRAFT Introduction Organization ofGuidelines Heritage Conservation Sustainable Design Design Excellence Quality ofLifeandLivability Guiding Principles How andWheretheGuidelinesApply Purpose oftheGuidelines Zoning By-law569-2013 Definitions Background –EvolutionoftheTownhouseinToronto Credit: QuadrangleArchitects Limited 5

INTRODUCTIONINTRODUCTION || TOWNHOUSETOWNHOUSE ANDAND LOW-RISELOW-RISE APARTMENTAPARTMENT GUIDELINESGUIDELINES 6 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 Cabbage TownTownhouse detailed design,andthesemi-privatepublicrealms. in termsof:sitecontext;organization;buildingmassing; more complexandintensetypesoflow-rise,multi-unithousing developments aswellonlargersitesandthe Toronto Guidelines" (2003)whichhavebeeninusebytheCityof Guidelines and low-riseapartmentbuildingsupto4storeysinheight.The townhouses, throughtostackedandback-to-backtownhouses residential) buildingsforarangeofbuildingtypesfrom achieving theappropriatedesignoflow-rise(primarily Guidelines". Thepurposeoftheguidelinesistoassistin developed city-wide"TownhouseandLow-riseApartment and To Introduction

assist

provide

for

with

will

over specific

the build

10

implementation

years. design upon

and They

direction,

replace

will

of

address

Official

the the

City "Infill

Plan infill

of

Townhouse

Toronto

policies DRAFTtownhouse

has

In theearlyyearsofamalgamation,CityToronto individual unit,verticalcirculationandgrade. townhouse formthatintroducednewrelationshipsbetweenthe Over time,newtypesofhousingunitsemergedwithinthe street. integral tothetownhousewithaccessgainedfromaprivate accommodated insmallparkinglotsattheedgesofsiteor around privatestreetsorpedestrianmews.Vehicleparkingwas in privateownership.Thistypeoftownhousewasorganized centres. Theywereoftenrentalhousingwiththesiteremaining near higherdensityformsofhousing,schoolsandshopping good forfamilies.Typicallythesewerelaidoutonlargeblocks by theCanadianMortgageandHousingCorporation(CMHC)as and In thepost-warperiod,townhousesweredevelopedinnewlot form ofresidentialdevelopmentsincethemid-1800's. Townhouses of thisnature have been a common and successful Georgian, Victorian,EdwardianorArtsandCraftscharacter. are generally2½to3storeyshighandtypicallyofa row housedevelopment.TraditionalTorontotownhouses The CityofTorontohasalong,richhistorytownhouseor IN TORONTO BACKGROUND –EVOLUTIONOF THE TOWNHOUSE residential streets. clear directionsforthelayout and designofnewpublic creation anddesignofprivate residentialstreetsandestablish Standards (DIPS).TheDIPSstandards placelimitsonthe adopted, in2005,theDevelopment InfrastructurePolicy& access frompublicstreets.Tosupportthispolicygoal,Council 2002, requiresnewdevelopmentstotaketheiraddressand The towns withintegralfrontparkingandgarages. and streettreescreatedbythemarketfornarrowfrontage quality ofstreetscapesbytheerosionareasforlandscaping guidelines respondedto,amongotherthings,thedeclinein the development help assessthelargeandgrowingvolumeoftownhouse introduced

block City’s

configurations Official

the

applications

“Infill

Plan,

Townhouse

which

of

on

grade-related

small,

was

Guidelines”

approved

infill

sites.

housing,

by

(2003)

The

Council

infill promoted

to

in

prevalent throughtheuseoflargegrassy,sunlit, courtyardsandplayareaswhichwereaccessibletoallunits.(PhotoCredit:SpruceCourtc1920,CityofTorontoArchives, Fonds1244,Item43.) Spruce for adescriptionoftypes). more complexformsofmulti-unit,low-risehousing.(seebelow the conventionaltownhouse,avarietyoftaller,denserand take uses. on landsbeingconvertedfromemploymentandinstitutional found attheedgesof"towerinpark"apartmentareasand underground parkinggarages.Theselargersitesareoften buildings arenowbeingconstructedonlargesiteswith Increasingly, townhousesandlow-risemulti-unitresidential the pasttenyears,landandconstructionpriceshaverisen. low-rise graderelatedhousinghasremainedstrong.Over Since theadoptionoftheseearlierstandards,demandfor Example oflow-risebuidlingsintheformgardenapartments/courtyardwalk-ups.

place Court

As

well, Apartments

on

smaller low-rise

(completed

infill

residential

in

sites.

the

1920s),

There

intensification

is

one

has

of

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evolved,

earliest DRAFT

continues

examples

along

of

publically with to

supported, organization streets failtocoversomeofthemorepressingquestions mews, andtheDIPS(2005)standardsfornewresidential townhouse developmentsonpublicstreetsandshortprivate The Townhouses andlow-risebuildingsarecommoninmanypartsoftheCity. the highestachievablequality. attractive publicrealmandcomfortableprivatelivingspacesof goals development of theGuidelinesaretoproducebuildingdesignsand residential considerations presentedbythecurrentformsoflow-rise developed toensurethatthewiderrangeofplanning applications. TheGuidelinesinthisdocumenthavebeen

“Infill

affordable,

of

the

Townhouse intensification

Official Low-Rise

and layouts

fit

Multi that Plan

that

Guidelines”

Unit

arise

and

are reflect

Housing

which, fully in

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addressed. Toronto. (2003),

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use objectives

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planning

to

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is

7

INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 8 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 residential formsinlandswith MixedUse,Regenerationand constructed The typesofresidentialunitsdescribed abovearetypically corridor, verticalcirculationand entrance. grade aswellupperunitsthatgainaccessfromashared Hybrid Buildings only ononesideofacorridor(single-loaded). on bothsidesofacorridor(double-loaded)and,sometimes, have multipleunitsstackedvertically.Typicallyarelocated share interiorcorridors,verticalcirculationandentrances, Low-rise ApartmentBuildings unit hasitsownentrancetograde. two-level units.Otherlayoutsolutionsmaybepossible.Each on topofone-levelunits,ortwo-levelunitsstacked three unitslocatedontopofeachother,two-levelstacked as asidewallandhaveunitsstackedvertically.Thiscaninclude Stacked, BacktoTownhouses grade. sidewall andhavetwofronts.Eachunithasitsownentranceto Back toTownhouses have afrontandback. vertically (typicallytwoorthree).Likethetownhousetypethey Stacked Townhouses housing bays.Theytypicallyhaveafrontandback. share asidewallwithneighbouringunitandhaveatleastthree Townhouses aregenerally2to31/2-storeystructuresthat Low-rise, multi-unitresidentialbuildingstakemanyforms: DEFINITIONS

in

rows combinelowerunitswithdirectaccessto

or shareasidewallandhaveunitsstacked

blocks. sharearearwallaswell

arelessthan4storeyshighand The

Official sharearearwallaswell

Plan

allows DRAFT

these

neighbourhood in designatedNeighbourhoodareasbutpoliciesregarding under thefour-storeyheightlimitforresidentialdevelopment Apartment rise "ApartmentBuilding"typology. types when reviewingdevelopment applications tobetterdescribethe these populardesignandmarketingtermsarecommonlyused types in ZoningBy-law569-2013.However, residential building "Back-to-Back" Triplexes andFouplexes Townhouse andApartmentBuildingstoalesserdegree law thatrelatetothescopeoftheseGuidelinesmainlyinclude zone categories.ResidentialbuildingtypessetoutintheBy- amended, The City-wideComprehensiveZoningBy-law569-2013,as residential buildings,uptofourstoreystall. forms, butcangenerallybeunderstoodaspredominantly Townhouse andLow-riseApartmentbuildingstakemany Zoning By-law569-2013 unit residentialbuildings). Together formoredetailonthevarioustypesoflow-rise,multi- neighbourhood context.(SeeSection5–BringingItAll residential that themoreintensiveformsoflow-rise,multi-unit

of

units

defines

development Neighbourhoods

and

and

fit

and building may

"Stacked

regulates

impose

fit

harmoniously configurations

designations. Townhouses"

restrictions.

residential

within

seen are

They

building It

is not

within

the important often

defined

existing types

fit the

low- within

change. Low-rise, multi-unitbuildingswilloften belocated neighbourhoods willcontinue toexperiencemodestphysical take place.Astheyevolveand change,thesestableresidential parks andneighbourhoodswhere littlegrowthisintendedto of theCity’slandareaistaken upbywatercourses,ravines, Employment DistrictsandtheDowntown,fullythree-quarters sustained incrementalgrowthtotheCity’sCentres,Avenues, parts growth city-wideandmanagingchangeisdifferentin The GUIDELINES APPLYHOW ANDWHERETHE policy (2003) andtoillustratehowthepublicrealmbuiltform Guidelines” The purposeofthe“TownhouseandLow-riseApartment PURPOSE OFGUIDELINES • • •

City

in effectivelyevaluatingtheacceptabilityofanapplication architects, andtoprovideguidancemunicipalplanners particularly landdevelopers,architects,andlandscape Providing bestpracticesforusebystakeholders, intensification. while residential neighbourhoodsandheritagefeatures Establishing abalancebetweentheprotectionofstable design andmaterials environment throughimprovedspatialrelationships, Identifying strategiestoenhancethequalityofliving of

objectives

the of

Toronto

allowing is City.

to

replace While of

the Official

for

the Official appropriate

the

Official Plan

“Infill

Plan

seeks

Townhouse Plan

infill can

to

directs

be

development direct

addressed

DRAFTGuidelines”

major and

manage

and

by: and

enhance as such,itisimportanttoensurethatnewdevelopmentwill adjacent toandsometimeswithinstableresidentialareas City’s DesignReview Panelmayassistinthe process. cases wheretheCityrequires further reviewofapplications,the discretion to theCitywheresuchanexception existsanditasatthe responsibility ofthedesigner/developer/builder todemonstrate particular guidelineisnotappropriateinthatinstance.Itthe that strivesforexcellenceindesigncandemonstratea may sometimesbewarrantedandthatattimesaproject the Guidelines,itisimportanttorecognizethatexceptions Guidelines application hassuccessfullymettheoverallintentofthese and "worktogether"todeterminewhetheradevelopment should beweighedacrosstheboardwithotherguidelines clarity ofcommoninterpretation.Eachguidelinerequirement The Guidelinesareintendedtoprovideadegreeofcertaintyand policies andguidelines. Development Guide,aswellanyotherapplicableregulations, District Plans,theTorontoGreenStandard, Zoning By-laws,SecondaryPlans,HeritageConservation read Plan Controlapplications.TheGuidelinesareintendedtobe Zoning By-lawAmendments,PlansofSubdivision,andSite proposals will normallybeappliedthroughtheevaluationofdevelopment building developments that are 4storeys or less.TheGuidelines to thedesign,review,andapprovalofnewlow-rise,multi-unit The

“Townhouse

together

and

of and and

the fit

with

design

the within

City

and

the Official

to

Low-rise

alternatives the relevant

support

local Plan.

Official Apartment area

However, or

in

not

context. Official

Plan support

Guidelines” when

policies, Plan

a

implementing

justification. Amendments,

applicable

apply

In

9

INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 10 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 rise apartments,including: considering developmentapplicationsfortownhousesandlow- a numberofkeyissuesthatrequireparticularattentionwhen studies andareviewofbestpractices.Thisbroughttolight of relevantpastplanningapplications,sitetours,selectedcase The substanceoftheGuidelineswasinformedbyaninventory 7. 6. 5. Promote 4. 3. 2. Protect 1. from which buildonandwillhelpimplementpoliciesdirections The guidelinesarebasedonthefollowingguidingprinciples GUIDING PRINCIPLES

• • • • improving • Minimize theimpactofserviceareasandelementson Ensure goodlivingconditions,includingaccesstopublic Ensure ahighqualitylivingenvironmentthroughexcellent Encourage activelivingwithasafe,comfortable,accessible, Create highqualitypublicandprivaterealmonsites public realm. privacy forbuildingoccupants. and privateopenspace,sunlight,naturalventilation architecture, landscapeandurbandesign. setbacks andvisualrelationships. and plannedcontextthroughappropriatescale,placement, vibrant andattractivepublicrealm. community andretailservices. that connectwithlocalstreets,parksandopenspaces, structures andopenspaces. features suchasmaturevegetation,topography,heritage

the parks, accessible openspaceandwalkways as community ensuring theadequateprovision ofsafeandattractive sufficient suitable areasforsoftlandscaping andtoprovide imposing adequatesetbackrequirements toenable where backyardsfacethestreet avoiding situationswherefrontyardsfacebackor sky viewandanappropriatelevelofprivacy facing unitstoallowforadequateaccesssunlightand ensuring moregenerousseparationdistancesbetween spaces andentrances) spaces) totheprivaterealm(frontyards,amenity from thepublicrealm(streets,parksandotheropen neighbourhoods and,atasmallerscale,thetransition

City's

and

harmonious

Official soil enhance

the

for “fit”

Plan: trees

significant

and fit

and

to transition

be

compatibility

planted

natural

with

and

and

existing

with

flourish

man-made

DRAFT the

existing

response tocontextandtheimpacts ofthedevelopment. design andconstruction,aswell asasensitiveandthoughtful high-quality materials,innovative buildingandlandscape architectural designincludesthe effectiveuseofresources, spaces andqualityofsharedpublicspaces,landscape excellence andinnovation.Urbandesigninthe defining Low-rise, multi-unitbuildingshaveanimportantrolein DESIGN EXCELLENCE and amenitiesofferedintheCity’smostlivableneighborhoods. access withinbikingorwalkingdistanceofthebasicservices focus onneighborhoodsandmainstreets,sothateveryonehas making choicesthatimproveourqualityoflife.Thisincludesa healthy andvibrantcommunitiesgreaterprosperityby and matures,weneedtocreateamorebeautifulenvironment, districts andunique,thrivingneighborhoods.AsourCitygrows and socialevents,urbanparks,thetreecanopy,vibrant and attractions,includingnaturalareasinthecity,cultural makes Torontolivableisaccesstoawidearrayofamenities a townorcityandthebuildingofcommunity.Partwhat that based ontheconceptoflivability.Theseapproachesrecognize Many aspectsofurbandesignandapproachestocityformare QUALITY OFLIFE AND LIVABILITY relating • • • •

design grade public view the rearofbuildingawayfrompublicrealmand drop-off areas)arelocatedunderground,internallyorto garbage storageandcollection,loading,utilitymeters ensuring servicingactivities(suchasvehicleparking, accompanying useofhigherqualitymaterials site layout,architectureandlandscaping,withthe improving theoverallqualityofdesigninterms public andprivaterealms while minimizingthenegativeimpactsofoverlookon private outdooramenityspaces(balconiesandterraces) yards andbuildingentrances(porchesstoops) maximizing theusability,comfortandappearanceoffront community spacessuchasschoolyards spaces intoalargernetworkofstreets,parksandother focal pointsand,whereappropriate,integratingthese

the

and

and image

developments

structure avoiding

of

Toronto

the can

directly

creation

be and

very

should

to

of influential

the

artificial

embody

existing

in

grades.

the design or

“natural” life

of

within aHeritageConservation District(HCD).HCDsarespecial heritage propertiesonoradjacent toadevelopmentsiteor Low-rise buildingsmustbecompatible withconserving conservation. character, consistentwithacceptedprinciplesofgoodheritage the integrityoftheirculturalheritagevalue,attributes,and that theybeprotectedandnewdevelopmentconserve The CityofTorontovaluesitsheritagepropertiesandrequires HERITAGE CONSERVATION on Wet WeatherFlowManagementPolicywhichprovidesdirection Applicants arealsorequiredtoadheretheCityofToronto Green Standard(TGS)performancemeasures. 2014 intheCityofTorontomustmeetTier1 end results.PlanningapplicationssubmittedsinceJanuary achieve costeffective,environmentallyandsociallyresponsible buildings Standard (TGS).TheTGSsetsoutperformancemeasuresfor design The CityofTorontobothrequiresandencouragessustainable buildings canachievebetteroverallperformanceresults. disciplines areinvolvedfromthebeginning,low-rise,multi-unit design processandensuringthatallconstruction design decisionsarebeingmade.Byfollowinganintegrated project’s initialorsiteplanningstagewhenfundamental of applied toimprovethesustainabilityandenergyperformance buildings formaximumpassivesolargain,whichcanbe design measures, are alsositeandbuilding including organizing landscaping, andthequalityofinternalenvironment.There materials andconstructionmethods,watermanagement, There aretechnicalaspectsrelatingtobuildingperformance, landscape. linkages betweengoodurbandesign,architecture,and awareness ofgreeninnovationandaccomplishsustainable multi-unit developmentsshoulddemonstrateaheightened economic, social,andnaturalenvironmentwelivein.Low-rise, buildings tobelessresourceintensiveandimprovethe Sustainable designisanapproachtodevelopingsitesand SUSTAINABLE DESIGN

buildings. how

through

to

and

manage

Sustainable

sites

the

wet and Official

weather specifies

design

Plan

flow and

should strategies

the on

be a Toronto

watershed

identified DRAFTthat

can

Green

be

basis. at

used the

to

Partnership LandscapeArchitectInc. Sustainable designsolutionsareintegratedintothelandscapedesign.Credit:PWL settings. buildings canmakeapositivecontributionwithinhistorical designed andsitedinappropriatelocations,low-rise,multi-unit scale andcontextualtreatmentofthenewdevelopment.Ifwell- properties. Heritagepropertiesshouldbeusedtoinformthe for thelongtermprotection,integration,andre-useofheritage new development.Inthesecases,developmentshouldstrive There areheritagepropertiesthatcanworkinharmonywith incremental orsweepingchange. conserved historic character.ThecharacterandvaluesofHCDswillbe areas withaconcentrationofheritagepropertiesanddistinct

to

ensure

that

their

significance

is

not

diminished

by

11

INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 12 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 within theGuidelines. Section built projectsacrosstheCity. Section 6.0CaseStudiesprovidessomerecentexamplesofmostly building typescometogetheronsiteswithdifferentconditions. by theseGuidelinesaswelldemonstrationsofhowthevarious Section 5.0providesdescriptionsofthebuildingtypescovered aspect policies andTGSperformancemeasures,areprovidedforeach rationales, Individual designguidelineswithsupportingillustrations,photos, Appendix A–CaseStudies into thefollowingsections: The TownhouseandLow-riseBuildingGuidelinesareorganized ORGANIZATION OF THE GUIDELINES

of 7.0 Glossary 6.0 Apendices+CaseStudies 4.0 PedestrianRealm–CreatingPrideinPlace 3.0 BuildingMassingandDesign 2.0 SiteOrganization 1.0 SiteContext Introduction Development Scenarios 5.0 BringingItAllTogether

7.0

developments

and

Grossary

selected

provides

related identified

definitions

references,

within -BuildingTypesand

sections

to

such

the

terminology as

1.0

DRAFTOfficial

through

Plan

used

4.0.

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 DRAFT

13 14 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 b. Include a. a MasterPlan. and thepotentialfornewpublicrealmelements, coordinatedevelopmentthrough development respondstothiscontext. For largersiteswithmultiplebuildings theproposed Evaluate theexistingandplannedcontextdemonstratehow 1.1 CONTEXT ANALYSIS AND PLANNINGFORLARGERSITES

• • existingandplannedbuilding footprints • • • • • locationandsizeofparksopenspaceifapplicable • location,sizeandorganizationofpublicstreets,laneways, • sizeofblocksandarrangementparcelsorlots • • areaamenitiesanddestinations(communitycentres, • transitroutes,stations,andstops(includingdistanceto • • openspacenetworks(parks,space,natural • • • Include through textandgraphicsatanappropriatescale: context analysis,showingtheproposalandillustrating appropriate scale: proposal, andillustratingthroughtextgraphicsatan

important adjacent Official ground servicing onthe developmentsiteandonadjacent sites building entrances,streettrees andsitecirculation/ relationship toadjacentsitesandfeatures existing topographyandproposedgradingonsiteits adjacent andon-sitematuretrees heritage viewsfromthepublicrealmifapplicable routes andconnections sidewalks, transitstops,andotherpedestrianorcycling consideration topedestrians Diagrams ofmovementnetwork(s)thatgivepriority trails, libraries,schools,retailareas,etc.) rapid transitnodes) pedestrian/cycling routesandconnections features) major streetsandblocks(patterns,size,location) 250m and500m"walkability"radiifromthesite permissions

in a

“Walkable”

Plan floor

the and

or

Planning

land identified on-site uses,

use

setbacks context

heritage

Rationale designations

views

analysis,

and from properties

or

general

application the

and

showing

public

zoning and

location

identified realm

the a

DRAFT

“Block”

building of

d. c .

• for • •approachtositeandbuildingenvironmentalsustainability •plannedlocationandorientationofbuildings,parks, • proposedbuildingheightsandseparationdistances • • • • Development proposalsonsiteswheretheminimum guidelines. to meettheminimumrequirements containedinthese into itscontextwillrequirearedesignoftheproposal or wherethedevelopmentcannotbesuccessfullyintegrated building setbacksandstepbackscannotbeachievedand/ 1.1(a) and(b)above: Master Planidentifyingthefollowingaspectsinadditionto For sitescoveringanareaofonehectareormore,providea •

housing options approach toprovidingbuildingtypeswitharangeof energy open spacetomaximizesunlightaccess,skyview,and as welltherelationshiptoopenspaces buildings withinthesameblockand/oracrossstreet, and theirrelationshiptotheheightofexistingcontext systems vehicular circulationanddistrict/communityenergy utility connectionsincludingsharedsystemssuchas location ofsiteservicing,vehicularcirculationandmajor other openspacesaspartofanetwork easy towalkforresidentsandwhichisintegratedwith a communityfocalpoint(s)withinthedevelopmentthatis role asaplaceandpartofthemovementnetwork characteristics basedontheirimportanceregarding a hierarchyofstreetandopenspacetypeswithdifferent where appropriate a phasingplan,scheduleandinterimlandscapeplan may

small

be

efficiency sufficient

infill

developments,

a

"Block" Continued onnext page…

context

analysis

The contextanalysisshouldinform manykeydesigndecisions: and respondappropriatelytoitscontext. the patterns, opportunities,andchallengestodemonstrate how zoning controls.Theintentofthecontextanalysisistoidentify most context includesplanningregulationsthatapplytothesite, and theplannedvisionforfutureofarea.The development, includingboththeexistingphysicalsurroundings Context referstothedevelopmentsiteandsettingforthat RATIONALE multiple buildings,newstreetsandparks. for alargerdevelopmentareacontaining An illustrationofaconceptualMasterPlan •

layout

public realmfeaturesasstreets andopenspace? larger sitewhichneedsopening upbytheadditionofsuch provide accessandaddressfor newbuildings?Orisita Is thesiteonewhichwilluseexisting streetfrontageto notably

and

the

design

Official

of

the Plan

proposed

land

use

development designation(s) consider contextandprovide appropriate transition to DRAFTadjacent neighborhoods New buildingsareto

will

and

fit

with

• Whatistheappropriateheight andcharacterof • Howshouldbuildingsbeplacedandorganizedto • Whataretheappropriatebuildingtypesforcontext? • Isthesiteadjacenttoarailcorridorwherepedestrian • Isthesiteadjacenttoaparkoropenspacewhichcould buildings? properties? and provideappropriaterelationships toneighbouring define can bemade? hydro corridortowhichpedestrian/cyclingconnections area fromtherailcorridor.Orisitadjacenttoaravineor and cyclingtrailcouldbeprovidedwithinthesetback supportive partofthenewdevelopment? be extendedintothesiteandbecomeanintegral

and

support

the

existing

and Continued onnext page… and neighbourhood for thecommunity new openspaces Larger sitesrequire

proposed Walkability Radii Streets Collectors andLocal Arterial Roads Route Public Transit Development Site

streets,

15

SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 16 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 Plans thatincludecomparable informationanddetail. that appliestothesite,withassociated ContextorPrecinct A MasterPlanmaynotberequired ifthereisaSecondaryPlan within theexistingandplannedcontextofbuildingsuses. and ensure thatbuildingblocksareappropriatelylocatedonthe site spaces willbeorganized.TheseGuidelinesshouldapplied to cycling routes,parks,andpubliclyaccessibleprivateopen entire sitearea,includinghownewstreets,pedestrianand The Planshouldprovideavisionforthedevelopmentof with multiplebuildings,newstreets,parksandopenspaces. guide theincrementaldevelopmentoflargeorcomplexareas A MasterPlanprovidesaplanninganddesignframeworkto character oftheproposeddevelopmentandpublicrealm. massing site organizationincluding:openspaceallocation;building immediate existingandplannedcontext.Thisanalysisinforms The blockscaleanalysisallowsforacloserexaminationofthe is alsoakeydesignconsideration. transit, publicopenspace,andlivingworkingdestinations and scale.Connectivitytoimportantareaamenities,suchas form patternsandrespondappropriatelytochangesinlanduse development scale istodevelopanunderstandingofhowtheproposed minute walk.Theintentofthecontextanalysisata"walkable" for The 250and500metreradiiaregenerallyacceptedmeasures sidewalks andcommunityenergysystems. considered includetransit,cyclingandpedestrianconnections, commercial community centres,schools,grocers,otherretailandactive may includeexistingusessuchaspublicopenspace, In additiontotheabove,importantcontextualconsiderations

• Areat-gradenon-residentialusesappropriateoncertain • Aretherematuretreesandexistingtopographicalfeatures • “walkability”

of

frontages? which shouldbeincorporatedintothesitedesign? development? which Are thereheritageresourcesonoradjacenttothesite

a

size and

will uses.

suited placement; will

influence and

fit Significant

to

with are

accommodate

roughly ground

and the

infrastructure layout, reinforce

equivalent floor

scale building

uses,

existing

and

to elements and

types a

character

or 5 the

and

planned

DRAFT that design

to

10

be

will

of

built and the

fit

Context analysisshouldidentifygatewaysandimportantpublicspaces. .1.1 The Public Realm: Policy 1c, 1d, 1e, 5, 6, 9, 11, 12, 13, 14, 16, 17, Identify

important Construction forRoads 5.1.3 SitePlanControl:Policy2and3 4.5 MixedUseAreas:Policy2 4.2 ApartmentNeighbourhoods:Policy2and3 4.1 Neighbourhoods:Policy5,6,7and9 3.4 TheNaturalEnvironment:Policy3 3.3 BuildingNewNeighbourhoods:Policy1,2and3 3.1.5 HeritageResources:Policy3,4and17 3.1.2 BuiltForm:Policy1and2|3.1.4 18, 19and20 3 2.4 BringingtheCityTogether:Policy2and8 2.3.1 HealthyNeighbourhoods:Policy1,2,3and6 2.2.1 Downtown:TheHeartofToronto:Policy4 Toronto GreenStandard|Walking Strategy|Standard Related Standards, Guidelines& Studies: 2.2 StructuringGrowthintheCity:Policy1and2 Official PlanReference

community,

cultural,

and

places

of

significance.

a settingforsocial interactionandneighbourhood activities. as creatinglinearopenspaces withintheCity.Theyprovide delineating developmentblocks providingmobilityaswell Streets RATIONALE Incorporate f. e. d. c. b. a. 1.2.1 parks, openspaces, amenitiesandotherneigbourhooddestinations. Create connectionsthroughdevelopmentstoenhancepublicaccesstransit, 1.2

• • • • • Where publicstreetsaredeemedbystafftonotbepossible, Provide newpublicstreetsinaccordancewiththeCity's Extend andconnectpublicstreets,sidewalks, Use existingpublicstreetswherepossible,foraddressand Provide safe,direct,universallyaccessiblepedestrianand create apedestrianfriendlyenvironment. parking, bulb-outs,texturedmaterialsandcrosswalksto private streetswillonlybepermittedwhere: from existingstreets. access andaddresstobuildingswhichcannotbeaccessed Development InfrastructurePolicyandStandards(DIPS)for realm tointegratenewdevelopmentintothesurroundings. access tonewbuildings. ravines toextendthenetworkofconnections. areas, andutilizingareasalongsiderail/hydrocorridors as parks,schools,transit,communityfacilities,localretail cycling linksthroughnewdevelopmenttodestinationssuch

around mayuseavehicularmewsstreet accommodate thescaleofapublicstreetwithturn- townhouses onsmallsitesandwhichcannot pedestrian mewsasalternatives with undergroundgaragesmayuseavehicularmewsor small siteswhichcannotaccommodateapublicstreet, takes itsaccessfromtheprivatestreet(s) parking isprovidedundergroundforalldevelopmentthat adjacent propertiesthroughanewvehicularaccess the sitedoesnothavepotentialtobeconnected the siteisunder1hectareinsize PUBLIC REALMFRAMEWORK

are STREET

a

significant

traffic

AND BLOCKPATTERNS calming

part

of

features,

the

City’s

such

open

as

space DRAFT

on-street

system,

is organizedandmustnotbeasecondaryconsiderationafter open spacesisthestructureuponwhichawalkablecommunity the newpublicrealmconsistingofstreets,mews,parksand to reachbuildingsandoutdooramenityspaces.Thelayoutof grade relateduses.Streetsalsoallowforsunlightanddaylight They providestreetaddressforindividualbuildingsorunitsand Conceptual diagramofaccessandconnectionthroughdevelopmentarea. parking tobeprovided.(Seealso Section2.1). acceptable tocreateaprivate street(s) toenableunderground medium-sized sitetobebisected byastreet,itmayprove Streets andPrivateMews.Also, whereitisnecessaryfora Policy andStandards"(DIPS)forPublicLocalResidential Please refertoCityofToronto"DevelopmentInfrastructure garbage collection. maintenance ofthisinfrastructureandforsnow,storage landscaping andtrees.Theymustaccommodatespaceforthe and utilitiesabovebelowgrade,sidewalks,streetlighting, accommodate spaceneedsforessentialmunicipalservices standards ofquality.Standardpublicstreetright-of-waywidths New streetsshouldbepublicandconformtotheCity’s additional new site.Newstreetsshouldbelaidouttoreducetheimpactof the patternofexistinglocalstreetsshouldbeextendedinto streets, newstreetsandwalkwayswillbeneeded.Ingeneral, related apartmentunitscannottaketheiraddressfromexisting When sitesarelargeandnewbuildingsindividualgrade laying

out

traffic building

on

blocks

surrounding

and

servicing

neighbourhoods.

functions

efficiently. 17

SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

Pedestrian Connection

Privately Owned Public Street Public Space (POPS) Private Lane East Roadway Public Park Scheme 18 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 f. e. d. c. b. a. integrate wellintoalargernetworkofstreets, parksandopenspaces. Locate parksandopenspacestoprovidefocalpointsforthedevelopment 1.2.2 Townhouse unitsareorientedfacingopenspacetoframeandstrengthenthepublicrealm.

The City'sPark,ForestryandRecreationDivisionwill Promote theinclusionofrecreationalfacilities,including Enhance theexperienceof"place",providingexperientialand Design andprovidehighqualityparksopenspacethat Locate anddesignnewparksopenspacestobevisible sited, securedanddesignedfor publicuse. of through thedevelopmentapproval process.Usingthetools determine whetherneworexpanded parksareneeded supplement theCity'sparks,facilitiesandamenities. areas suitableforcommunityorallotmentgardens,to space linkages. expanding thesystemofopenspacesanddeveloping Protect accesstoexistingparksandopenspaces,aswell educational opportunitiestointeractwiththenaturalworld. round use. provide forsafety,usercomfort,accessibilityandyear- and easilyaccessible.

the

PUBLIC P Official

Plan,

ARKS AND OPENSPACES new

parks,

where

appropriate, DRAFT

will

be

publicly accessibleopenspaces willbenecessarytoprovide With newdevelopmentandgrowth, additionalparksand RATIONALE need, andopportunitiesfornewparkareawillbesoughtwhich: The requirementfornewparkareawillbedeterminedbylocal h. g.

• providesopportunitiesformovementthroughablock • • enhancesthefunctionofanexistingparkbyaddingnew Co-locate parksandopenspaceswithotherpublic Extend parksandopenspacenetworksintonew amenities, communitybuildings,schools,andshops. spaces, wherepossible. development areastoexpandthescaleandfunctionofthese

yards andotheraccessibleopenspaces between streetsorgivesfurtheraccesstoravines,school improves thevisibilityandaccesstoaparkbyincreasing contiguous parklands tet frontage street Continued onnext page…

enjoyment andthequalityofthese openspaces. and along withappropriatelylocated, sizedanddetailedbuildings, The structureofstreets,parksandopenspaces, for theentirecommunity. identity ofanarea,establishasenseplaceandsetthetone existing important roleinenhancingthequalityoflifefornewand key elementsofthecharactercommunityandplayan which areattractive,inviting,safeandwell-maintained, important consideration.Goodqualityparksandopenspaces, the localnetworkofparksandopenspaces,shouldbeanother of thecharacter,functionandrangeexperiencesofferedby open spacesshouldbepursued.Addingtovariety,interms appropriate, opportunitiestoenlargeorcreatenewparksand the visibilityandaccessibilitytoparksopenspaces.Where spaces. Thereviewshouldlookatopportunitiestoincrease goal ofenhancingthecommunity'snetworkparksandopen Each developmentapplicationshouldbereviewedwiththe opportunities forsharedamenityspaces. size thresholdanddevelopmenttypewillbereviewedtoexplore designed parksandopenspaces.Smallersitesoveracertain opportunities toprovidenewappropriatelysized,locatedand open spaces.Largersiteswillbereviewedtoconsiderthe will beprovidedwithintheexistingframeworkofparksand and community gatheringspacesforwalking,meeting,recreation Pedestrian walkwaysthroughparkleadtochildrenplayaroundanddirectvisitorsprominentviews.

other their

residents.

ground

aspects

floor

of Parks

public

uses

and

life. will,

open

On in

spaces part, smaller

determine

can

infill

also DRAFT

sites,

the define

these safety,

the

of accessandvisibility. Parks arethefocalpointsofcommunitiesandshouldbelocatedcentrallytoprovide ease Policy 3,4,5,6,7and8 and 3b|3.1.1ThePublicRealm:Policy19203.1.2Built Form: Policy1,2,3,4,5and6|3.2.3ParksOpenSpaces: Toronto GreenStandard Related Standards, Guidelines& Studies: 2.3.2 Toronto'sGreenSpaceSystemandWaterfront:Policy1b Official PlanReference

19

SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 20 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 c. b. a. Districts (HCDs). and settingofon-siteadjacentheritagepropertiesHeritageConservation Locate anddesignbuildingstorespectcomplementthescale, character, form 1.3

• • • When aproposedbuildingisadjacenttolower-scale Conserve theintegrityofculturalheritagevalues, Conserve andintegrateheritagepropertiesinto heritage property: heritage preservation. HCD. Façaderetentionaloneisnotanacceptablemethodof on-site heritagebuildingorstructurepropertywithinan attributes, character,andthree-dimensionalformofan part ofacompleteapplication. are requiredtoprovideaHeritageImpactAssessmentas with adjacent or on-site heritage properties or withinanHCD principles ofgoodheritageconservation.Buildingproposals developments inamannerthatisconsistentwithaccepted

requirements ensure consistencywithapplicable HCDPlan through high-quality,contemporary designcues integrate theexistingheritagecharacterintobuilding and materialsofthehistoriccontext setbacks, proportions,visualrelationships,topography, design newbuildingstorespecttheurbangrain,scale, HERITAGE setback toalignwith adjacent builtform Provide frontyard Transition tofit-inwith adjacent builtforms DRAFT and framestreet d.

Ensure thatLow-rise,multi-unitbuildingsdonotvisually are appropriateforthisformofdevelopment. that notallsiteswithoradjacenttoheritageproperties integration, andre-useofheritagepropertiesmaymean inventory. Theobjectiveforthelong-termpreservation, impede thesettingofpropertiesonheritageregister Respect and enhance Respect architectural features heritage building and rhythms of of conservationstrategy landscape designaspart Incorporate heritage stepbacks building setback and building withstrategic views ofheritage Preserve prominent Continued onnext page… development. into townhouse carefully transformed Heritage building

There maybeinstanceswhereconservationprinciples accepted principlesofgoodheritageconservation. new developmentinamannerthatisconsistentwith they beprotectedand,whereappropriate,integratedinto Heritage ConservationDistricts(HCDs)andrequiresthat The CityofTorontovaluesitsheritagepropertiesand RATIONALE Adaptive re-useofheritagebuildingforgraderelatedlow-riseapartments. to informthescaleandcontextualtreatmentofnew appropriate, heritagepropertiesshouldbereferenced locations whereproposeddevelopmentsareconsidered of additional and maylimittheconstructionofbuildingsorrequire outweigh

an

HCD, 28, 29,30,31,43 3.1.5 HeritageResources:Policy 1, 2,4,10b,10c,11,12,26, 2.3.1 HealthyNeighbourhoods:Policy 1and2 2.2.1 Downtown:TheHeartofToronto: Policy5and6 Official PlanReference

the “breathing

heritage

goals

of property,

space”

intensification

to

or

preserve

specific

and

the attributes. DRAFTredevelopment,

integrity

In

impacts adevelopmentmayhaveontheheritageasset. conservation oftheseresourcesthatmitigatesthenegative be evaluatedandanoverallapproachrecommendedfor development orsitealterationontheheritagepropertywill the applicationreviewprocess.Theimpactofproposed required toprovideaHeritageImpactAssessmentaspartof heritage propertiesonoradjacenttothedevelopmentsiteare Low-rise, multi-unitbuildingdevelopmentproposalscontaining historical setting. development buildingscanmakeapositivecontributiontoan development. Ifwelldesignedandappropriatelysited,new

Related Standards, Guidelines& Studies Conservation ofHistoricPlacesin Canada Guidelines, #4|ParksCanada:Stand ards andGuidelinesforthe

21

SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 22 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015

DRAFT SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

2.0 Site Organization

2.1 Streets, Mews and Walkways 2.2 Shared Outdoor Amenity Space 2.3 Building Placement 2.4 Building Address 2.5 Site Servicing, Access and Parking 2.5.1 Site Servicing, Access and Parking for Smaller Street- DRAFT Related Townhouse Sites

23 24 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 a. Appropriately scaledbuildingshelptoframestreetsandprovideacomfortablepedestrianenvironment.Credit:TactArchitectureInc. and addressforallnewbuildings. Provide newstreets, mewsandwalkwaysforsafe, comfortableanddirectaccess 2.1

• • • • • • • Locate anddesignpublicstreets,private vehicular mews,pedestrianmewsandwalkwaysto:

pedestrian scalelightingandotheramenities environments withlandscapingincludingcanopytrees, create attractiveandcomfortable,year-roundpedestrian the publicrealm impacts onneighbouringpropertiesandinterruptionsto utilities coordinate andconsolidateservicing,parkingaccess access pointswhenpossibletominimizecurbcuts. locate accessonsecondarystreetsandconsolidate be publiclyaccessibleanddesignedtoinvitepublicaccess vehicle turnarounds. provide through-lanes(publicorprivate)tominimize multiple accesspointstoavoiddead-endroutes schools, transit,communityfacilities,andretailareas and throughthenewdevelopmentincludinglinksto pedestrian andcyclingconnectionstodestinationswithin provide safe,direct,universallyaccessible,landscaped extend andconnecttothelocalstreetnetworkwith STREETS, Design Guidelines 5.1.3 SitePlanControl:Policy3a Toronto GreenStandard| ConstructionDrawingsforRoads|StreetscapeManualPrivately OwnedPublicly-AccessibleSpace Related Standards, Guidelines& Studies: 3.1.1 PublicRealm:Policy5,6,13, 14,16,17,18|3.1.2BuiltForm:Policy53.3BuildingNewNeighbourhoods: Official PlanReference

to

maximize MEWS ANDWALKWAYS

efficiency

and

minimize

negative DRAFT

of life. accessible environmentstoenhancetheexperienceandquality routes havethepotentialtobeattractiveandenjoyablepublicly place andallowcommunitiestoconnectwitheachother.These are place-makingopportunitiesthatcanprovideasenseof More thanjustcirculationroutes,streets,mewsandwalkways network. as transit,bicyclelanes,parkingfacilities,andthesidewalk should bewell-connectedtoexistinginfrastructure,such a healthiercitizenry.High-qualitypedestrianandcyclingroutes Encouraging theseformsofactivetransportationwillpromote as viabletransportationoptionsforbuildingoccupants. buildings anddesignsitestoencouragewalkingcycling organizational elementinlow-risedevelopments.Locate Streets, mewsandwalkwaysformthefundamentalsite RATIONALE •

provide andconnectpedestriancyclingpathways the opportunitiesexist alongside ravines,openspaces,andrailcorridorswhere Continued onnext page…

Policy 1a,2band3a|

design. insufficient Private streetdominatedbylargestairway encroachments into neighbourhoods andstreetscapes. Well-proportioned publicstreetscreateframeworkforattractive 2.1 Section 1.2PublicRealmFramework) setbacks andpermittedencroachmentsaretypicalaccesselementsfortownhouselow-riseapartmentbuildings.(Seealso The followingpublic/privatestreet,privatevehicularandpedestrianmews,lane/driveway,walkwaysectionswithassociated the conditionsunderwhichaPrivateStreetwouldbepermitted) front yardsetbackis4.0masmeasuredfromtheinsideofadjacentsidewalk.(SeeSection1.2.1e.AccessandConnection for Private Street setback 6.0m);whereparkingisundergroundorattherear,minimum3.0m. garage parkingisprovided,theminimumfrontyardsetback4.5mfrompropertyline(withportionofbuilding Public Street

STREETS,

setbacks

-

-aprivatelyownedandmaintainedstreet,wheretherequiredparkingmustbelocatedunderground,minimum

affecting the

design MEWS ANDWALKWAYS

otherwise

standards

good

streetscape

are

DRAFT specified

in

Development CONT. Integral Garage Without Front 1.8m Max Front Yard Setback 3.0m Min 1.8m Max

Landscaped

Infrastructure

Porch PL 4.0m

Area Min

& 2.1m Min Public

2.1m Sidewalk Min Pedestrian Policy Walkway (Refer toDIPS)

Public Street and Right ofWay Varies

Min 6.0m without Standards Vehicular Access on street parking on street parking with Emergency Min 8.0m with Private Street

(DIPS). 2.1m Min Public Sidewalk Continued onnext page…

Where PL 2.0m Min Integral Garage Front Yard with Front Garage Door Setback Min 6.0mto

4.5m Min front 1.8m Max

integral

25

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 26 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 and carefullylocatedutilities. Units andassociatedterracesoverlookawell-designed lanewaywithlandscapedareas be aminimumof4.5minwidth. pedestrian accesstooraddressforbuildings.Wherevehiclescanenterandexitasitetravellinginonedirectionthelane/driveway may Lane/Driveway Tatecus animusreriseatamees Utectus, consequeoditiatursam,quaerchiciaiusandiorerumetperumquaequatem. setback is6.0masmeasuredfromtheinsideofadjacentsidewalk. public streetandcontainsamaximumof10units(notcountingthatfrontontoanexistingstreet).Theminimumyard street wherefrontintegralparkingisprovidedandthemaximumlengthofprivatemews45.0mfromcurbexisting Private VehicularMews 2.1

STREETS, –aroadsurfacethatprovidesvehicularaccesstoparkinggarage/areaand/orservicearea,andwhichdoesnotprovide MEWS ANDWALKWAYS

-

the

design

standards

are

DRAFT specified CONT.

in

DIPS.

A

private

vehicular 1.8m Max

Integral Garage

Front Setback

with Front 1.0m See 3.2SeparationDistances Min

6.0m Min mews and Setbacksfordetails.

is Laneway Access

6.0m a Min 2.1m

Min Pedestrian privately Walkway 1.0m

Min Continued onnext page… owned Mews Street 8.0m Min

and

maintained

views andcreatesagateway. Generous walkwaythroughthebuildingmassing frames Employ minimumwalkwaydimensionsasfollows: Walkway shared area. Pedestrian mewswithcentralgreenspaceandpedestrianwalkwaysframingthe 3.2 SeparationDistances,SetbacksandOrientation) address toindividualbuildingsandunitswithinalargerdevelopmentsite.(ForseparationdistancesbetweenseeSection Pedestrian Mews • • •

and pedestrianscalelighting. parking orservicearea,provideaminimumbuildingseparationof3.0mandclearpathwidthatleast1.5mlandscaping for awalkwaythatdoesnotprovidedirectaccesstounitorismid-blockconnection,butprovides a separation of4.5mandaclearpathatleast2.1mlandscapingpedestrianscalelighting. least 2.1mlandscapingandpedestrianscalelighting. when thewalkwayisprimaryaccesstounits,provideaminimumbuildingseparationof6.0mandclearpathwidth ofat for awalkwayprovidingmid-blockconnectionbetweentwostreetsortositefeatures,provideminimumbuilding -aprivatelyownedandmaintainedpedestrianpath. -aprivatelyownedandmaintainedpedestrianroutevisiblefromthestreetwhichprovidespublicaccess

landscaped area. Narrow walkwaybetweenbuildingblockswith DRAFT 1.8m 1.5m Max Min - 3.0m Max See 3.2SeparationDistances 3.0m Min

Landscaped and Setbacksfordetails. Area 2.1m Min Pedestrian Walkway Landscaped Area

Side-to-Side 3.0m

Condition Min Varies 2.1m

Min Thru-Block Landscaped Pedestrian Area

Walkway 1.5m Min

Landscaped Area - 3.0m 1.8m Max Max 27

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 28 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 j. i. h. g. f. e. d. c. b. a. community focusareas. Design openspacesandsharedoutdooramenityareastobepublicly accessible 2.2 High

When requiredbytheZoning By-law, locateinterioramenity Locate anddesignamenityspaces formaximumaccessto Provide directvisualandeasilyaccessiblephysical Locate children'splaygroundsoverlookedbyresidentsto Complement andconnectwithopenspaceonneighbouring Locate openspacetomaximizefrontagesonstreets,mews Animate andframeopenspaceswithappropriatebuilding Preserve andprotectexistinghealthytrees. Integrate existingnaturalattributesandtopographywithin Maximize andcreatehigh-qualitylandscapedopenspaceon

facilities adjacent tosharedoutdooramenity areasand sunlight. attractive viewsandcommunityfocalpoints. connections tostreets,mewsandwalkwayscreate enhance informalsupervision. properties, wherepossible. and walkwaystoprovideprominence,visibilityaccess. active usesat-grade). massing, elementsanduses.(Eg.Entrances,windows, feature oftheseelements. the developmentsiteand,whereappropriate,makeapublic features suchascourtyardsandchildren'splayspace. the site.Opportunitiesmay include hardandsoft landscaped quality,

SHARED

centrally

located, OUTDOOR AMENITYAREAS

and

sun

filled

amenity

spaces

are

focal

DRAFTpoints

of

communities.

Credit: play space. maximum sunlightduringmidday withpotentialforchildren's scale, opentoapublicstreet, located andorientedtoprovide Urban Gardens surfaced Plazas -animatedgatheringplacewithpredominantlyhard sidewalk andthemainentranceofabuilding. Forecourts potential forchildren'splayspace. single orconsolidatedblockwithnodirectstreetfrontage Courtyards -landscapedopenspace,locatedinthecentreofa Types ofsharedamenityareamayinclude: n. m. l. k.

David Avoid locatingsharedamenityareasinisolated,irregularly Locate parking,mechanicalequipmentandservicingareas Meet safetyanduniversallyaccessiblestandardsinthe Provide sharedplayspaceforchildrenindevelopments shaped, inaccessible,and/orresidualareas. away fromamenityareas. public realm. developments onsitesof1.0hectareormore. with 20ormoreunitsifnobackyardsareprovidedandin access betweenthesespaces. provide windowsanddoorsfordirectphysicalvisual

Peterson

landscape -landscapedopenspacebetweenthepublic

Architect -landscapedspace,usuallyof intimate

features

Inc.

Triumph

flanking

Developments.

a

public

Photo

street.

by:

Ben

Rahn,

A-Frame. safety. standards foruniversalaccessibility,sunlight,sustainability and pedestrian comfort,biodiversity,andmeetorexceedpublic The designshouldalsocreateamicro-climatethatsupports space. important inareaswhenthereisashortageofpublicpark with theexistingcontext.Theseconsiderationsareparticularly space easy walk.Providingwelllocated,appropriatelyscaled,open characteristics andtherangeofexistingopenspaceswithinan upon buildinguse,thenatureofplannedcommunity,site size, andintendeduseofthespace,mayvarydepending The locationofopenspacesonasite,alongwiththetype, collective property. shared elementsallowresidentstoexperienceandsharetheir areas withchildren'splayspace,facilitiesforpetsandother Developments withwell-designedandlocatedsharedamenity are popularwithfamilieschildrenandpetsowners. community life.Townhousesandlow-rise,multi-unitbuildings park systemandprovideadditionalgatheringspacetosupport On-site sharedoutdooramenityareascomplementthepublic connection throughthesite. round use,particularlywhenpartofitsfunctionisapedestrian to bedesignedaspubliclyaccessibleandappropriateforyear- amenity spaceistypicallyprivately-ownedandmaintained,it developments with20ormoreunits.Althoughthistypeof are requiredtoprovideasharedoutdooramenityareafor stacked and back-to-back townhouses and low-rise apartments) Residential developmentszonedasapartments(primarily RATIONALE

3b and3e Natural Environment:Policy18aand 18f |5.1.3SitePlanControl:Policy and 1d|3.3BuildingNewNeighbourhoods:Policy2a2d3.4The Policy 1d,3f,5b,5dand6|3.2.3ParksOpenSpace:1a,1c 3.1.1 ThePublicRealm:Policy13a,14,15,19and20|3.1.2BuiltForm: Friendly DevelopmentGuidelines Toronto GreenStandard| GreenRoofBy-law|Bird- Related Standards, Guidelines& Studies: 2.3.2 Toronto'sGreenSpaceSystemandWaterfront:Policy1b3b| Official PlanReference within

a

building

site

can

help

the

new

DRAFTdevelopment

fit

A formalgardenwithgoodaccesstosunlightandskyviewprovidesaplaceforpause. A sharedamenityspace alongtherailcorridor. A courtyardwithseatingareas,matureshadetreesandplanting. 29

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 30 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 high-quality landscapedopenspaceon-site. to fitharmoniouslywiththeexistingcontext, andtoprovideopportunitiesfor Locate thebuildingstoframeedgesofstreets, parks, andopenspace, 2.3 a. j. i. h. g. f. e. d. c. b.

On

Provide upgradedsideelevationswithwindowsanddetails these areas. open spacewithfrontdoorsontheprimaryfacadefacing the lengthofsitealongedgesstreets,parks,and In general,buildparalleltothestreet neighbouring buildingsonboth streets. On cornersites,alignthebuilding tothesetbackpatternof and Walkways,4.1Streetscape). setback line(seealso2.1Streets, Mews,Pedestrianmews or isplannedtochange,locatethebuildingatrequired On blockswhereaconsistentsetbackpatterndoesnotexist open space. facing orvisibletoastreet,mews,pedestrianpark consistent withfrontelevationswhenthesideelevationis the buildingsetbacktoresolvedifferences. either sideofaproposeddevelopment,locateanddesign When existingsetbacksarewell-established,butvaryon context. building planned tochange,alignnewbuildingswithneighbouring Where theexistingsetbackpatternisconsistentandnot accessible fromthepublicsidewalk. Locate unitentrancessothattheyaredirectlyvisibleand existing andnewedgesofstreets,parks,openspaces. created, On largersiteswhereanewpatternofpublicrealmis to theinteriorbuildingblocksfromstreet(s). and withinthesite,whileensuringvisibilityaccessibility “fingers” wall ofprimaryfaçadeswithfrontdoors. provided define Under certaincircumstances,itmaybeappropriateto

BUILDING PLACEMENT

larger

the

organize frontages

that orientations

sites, edge

these

consider of

buildings

a to

"fingers" street

allow to

provide a

with

combination

new to

contribute

provide

the development

variation

ends and extend the building

definition

to of

of

along forming “parallel”

building

to

DRAFT fit the and

a within

street

blocks and street support

the

p. o. n. m. l. k. public realm.Credit:TactArchitectureInc. Buildings

On

Also onthesedeepersites,where backtounitsresult Generally, providebreaksbetweenbuildingsevery6-8units. use athroughunittypeinstead. seen fromastreet,locateallentrances facingthestreetor in onesideofthebuildingfacing anareathatcannotbe facing rearyardsonthesiteorneighbouringproperties). back-to-front facingrelationships(suchasfrontdoors support thenewpublicrealminamannerthateliminates overlook. neighbouring propertiestoreducetheimpactofshadowand On deepsites,setbackbuildingsfromsideandrearyardsof plantings. streetscapes byprovidinggeneroussetbacksfortreesand Maintain thecharacterofexistingsoftlandscaped and otherpubliclyaccessibleopenspaces. space fortreeplanting,widersidewalks,forecourts,plazas, interest andtoimprovepedestrianamenity,includingmore along theentirefrontage,asappropriate,forarchitectural Provide greaterbuildingsetbacksatstrategicpointsor

these placed

parallel

deeper

to

street

sites,

provide

organize

definition

buildings

to

street Continued onnext page…

edge

to

and

define

help

to

and reinforce

the

for thenewpublicrealmlayoutinsite. these relationships toneighbouringproperties.Atthesametime patterns avoidingoverlook,shadowsandinappropriate neighbouring considered, theyneedtobesetbackappropriatelyfromthe On deepersiteswherebuildingsinthesiteare public realmandimprovepedestriancomfortamenity. along theentirefrontagemaybeencouragedtoexpand property line,greaterbuildingsetbacksatstrategicpointsor Where therequiredsetbacklineisatorverycloseto helps establishapedestrian-orientedcontextforthefuture. of buildingsattherequiredsetbackline,paralleltostreet, pattern isnotconsistentorplannedtochange,theplacement streetscape property line.Well-placedbuildingscancreateacoherent parallel tothestreetwithaconsistentsetbackfromfront Toronto’s traditionalurbanpatternisofbuildingsaligned RATIONALE Buildings framethepublicrealm.

5.1.3 SitePlanControl:Policy3c 3.3 BuildingNewNeighbourhoods: Policy3b|4.2ApartmentNeighbourhoods:2b,2cand3e |4.5MixedUseAreas:Policy2e Accessibility Design Guidelines Related Standards, Guidelines& Studies: 2.3.1 HealthyNeighbourhoods:Policy 1and2|3.1.1ThePublicRealm:Policy1d93.1.2Built Form:Policy1,2,3,5a,5band5c| Official PlanReference buildings

and

buildings

should fit

with

be to existing

sited fit

within

to neighbours.

provide

existing

appropriate

and

DRAFTWhere

planned

the

definition

setback

Placement oftownhouseunitsreferencetheneighbourhoodcharacter.

31

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 32 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 o. building entrances take their address from courtyards n. i. h. d. c. b. a. clearly visibleanddirectlyaccessiblefromthesespaces. mews, pedestrianmews, parksandopenspaces. Ensurefrontentrancesare Locate andorganizebuildingstoframesupportexistingornewstreets, 2.4

• • • • Where retailusesarepartofthe development,providea Where On cornerordouble-frontingsites,locatebuildingfronts Where buildingentrancesarelocatedwithinapedestrian Buildings onpublic/privatestreets,mewsandaccessble Depending onthetypeofstreetandelementswithin Provide softlandscaping,walkwaysandprojectingelements Provide appropriatesetbacksfromthestreetstoallowfor identifiable separate provided. system additionaltothestreetaddressneedsbe and require additionalattentiontobuilding'scornertreatment. and entrancesfacingbothstreets.Buildingsoncornersites generous, universalaccessfromthepublicsidewalk. mews orcourtyard,maintainhighvisibilityanddirect, open spaceswithresidentialusesatgradeshouldhave: building setbacksfromstreets) (See Section2.1Streets,MewsandWalkwaysforminimum the publicrealm/streetscapeorprovideprivacytounits. growing shadetrees,respecttheexistingcontext,enhance increased the setbackarea,minimummayneedtobe such asporchesandcanopieswithinthesetbackarea. transition fromthepublicrealmtoprivatedevelopment.

deciduous treesandfoundationplanting front yardlandscapingincludinghighbranching Front Yard) porch orstoop(seeSection3.4BuildingEntrancesand a prominententrancewithwell-detailedfrontentry primary windowsfacingthestreetorwalkway walkway visible anddirectlyaccessiblefromthesidewalkviaa a primaryentrancetotheunit(s)withfrontdoorclearly BUILDING ADDRESS

pedestrian

entrance

to

and

allow

mews directly

to for

each

rather sufficient

accessible

ground

than

soil

streets,

floor from

volume

retail

the

a

way-finding

public to

unit

DRAFT support

that

sidewalk.

is

large

Ab ilinciimesimeaque innatiatquiatenecaenonprodoluptavollanim quisautlamusdis pedestrian walkway. Good exampleofcornerexpressiononbuildingaddressingboththepublicstreetand Continued onnext page… the existingneighbourhoodcontext. the provide transitioninscalefromthesidewalktomainwall of the frontfaçade,enhanceprominenceofentrances, canopies, andlandings.Theseelementsaddvisualinterest to Setbacks allowforprojectingelementssuchasporches, foyer andacoatclosetattheentrance. entrance, theinteriorofaresidentialunitatgradeshouldhave residential unit.Further,inordertofullyfunctionasafront an interestingandcomfortablesidewalkprivacywithinthe designed landscaping,andmoderatelevelchangescancreate provide securityforbuildingoccupantsandpedestrians.Well- visible entriesandviewsfrombuildinginteriorstothestreet a seriesofentrancesconnectedtothepublicsidewalk.Clear, lined withactive,street-relateduseswhereaccessisgainedby building. Typically,themostvibrantandinterestingstreetsare landscaping, createanarrivalexperienceandidentityforthe within thebuildings.Well-designedentrances,facadesand between thepublicrealmofsidewalkandprivate realm. Thesetbackandrelatedelementsprovidetheconnection is animportantpartoftheimageandcharacterpublic The spacebetweenthebuildingfacadeandpublicboulevard Aspects thatneedtobeconsideredinclude: help todeterminethesafety,useandqualityofthesespaces. buildings, public livingrooms.Appropriatelylocated,sizedanddetailed Streets, urbanparksandaccessibleopenspacesarelike RATIONALE

• • • • • • •

building,

Façade elementsandmaterials Window andentrancedetails Building relationshiptograde Landscaping Transition Height Setbacks 4.2 ApartmentNeighbourhoods: Policy2gand3f 3.1.2 BuiltForm:Policy1a,1b,1c,4 and 5c|4.1Neighbourhoods:Policy5e9c 3.1.1 ThePublicRealm:Policy1d,1e, 6,12,13,14,16and17| Official PlanReference

and

and

their

often

ground

help

floor the

new

uses,

development

define

DRAFT the

edges fit

better

and

with

development). areas associatedwiththemoreintenseformsoflow-rise in thelowerunit(particularlywithminimalsetback setback areasaswellreducingprivacyfortheresident on thepublicrealmbypreventingadequatelandscapingin exterior basementstairwellsoftenhaveanegativeimpact shall beavoided.Below-gradeandat-gradeterraces A adjacent publicrealm. A seriesofstreet-relatedentrancespromoteinteractionbetweenthebuildinginteriorand residences andadjacentpublicrealm. walkway, privateoutdooramenityspace,andbuildinginteriortoprovideprivacybetween Consider landscapeandarchitecturaltreatmentstothetransitionalspacebetween

“back

yard”

condition

Toronto GreenStandard Accessibility DesignGuidelines| Related Standards, Guidelines& Studies:

between

the

building Continued onnext page…

and

the

street

33

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 34 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 g. f. e. d. c. b. a. public view. parking, underground, internallyorintherear, awayfromthepublicrealmand Locate “back ofhouse” activities, suchasloading, servicing, utilities, andvehicle SERVICING, ACCESS,PARKING AND 2.5 Public realmcanbevastlyimprovedwhenundergroundgaragerampsandgarbagestorageareasareinternalizedintothebuilding.Credit:AudaxArchtiecture.Photo:Joy vonTiedemann.

• provide • Locate short-termandlong-term bicycleparkingwith Where long-termbicycleparking islocatedabovegrade, Provide pedestrianandcyclistaccesstofromparking Minimize surfaceparkinganddropoffareas: Minimize theextentofsiteareadedicatedtoservicingand Provide accesstositeservicingandparkingattherearof Incorporate parkinggaragerampsandaccessstairs, buildings andother pedestrianinfrastructure. Designbicycle direct accessfromthepublic street andnearentrancesto provide avisibleandweather-protected parkingareas. easily accessiblefromthestreet. access/areas thatisclearlyvisible,well-lit,convenient,and and vehicular accessthroughtheuseofsharedinfrastructure possible. the buildingorsite,fromalaneshareddriveway,if garbage collectionareasandloadingintothebuilding.

sidewalk orstreet(frontyardareas) avoid locatingparkingbetweenthebuildingandpublic with theexceptionoffrontintegralgaragedriveways, parallel parking underground and/ordispersedonsitestreetsvia SITE

efficient

sufficient

layouts.

and

convenient

visitor

DRAFTparking

m. l. k. j. i. h.

Offset accessfromthestreetrather thancentredonthe For lanewaysprovidingaccesstoparking,provide For surfaceparkinglotsrefertoDesignGuidelinesfor Where below-gradeparkingstructuresencroachbeyondthe Encroachment ofbelow-gradeparkingstructuresbeyondthe Recess, screen,andminimizethesizeofgaragedoors where applicable. property inordertoconsolidate spaceforlandscaping, landscaping andlighting. 'Greening' SurfaceParkingLots. other softlandscaping. below gradetosupportopportunitiesfortreeplantingand quality un-compactedsoilforaminimum1.5metredepth footprint ofthebuildingelsewhereonsite,providehigh is notpermitted. front faceofthebuildingand/orintoyardsetback private service openingsvisiblefrompublicstreetsandor Parking Facilities. and GuidelinesfortheDesignManagementofBicycle parking inaccordancewiththeTorontoGreenStandard

open

space.

Use

high-quality

doors

and

finishes.

i. h. g. f. e. d. c. b. a. TOWNHOUSE SITES PARKING FORSMALLER STREET-RELATED 2.5.1 SITESERVICING, ACCESS AND

• • • •

Public garbagepick-upforindividual unitsfromalaneis Where garbagepickupoccursonstreetsforindividualunits, Garbage pick-uponpublicstreetswillbeprovidedin Where possible,provideforgarbageandrecyclingbin Construct drivewayswithpermeablepavingand/orhigh Ensure that50%ofthelotfrontagealongstreet Provide aminimumof6.0mbetweenindividualdrivewaysto In thesecases: Eliminate frontdrivewaysandgaragesinstreet-related preferred whenpossible. from viewthesidewalk. provide garbagebinstoragescreeningthathidesthebins 05/2012). for NewDevelopmentsandRedevelopments"(Revised Garbage, RecyclingandOrganicsCollectionServices accordance to"TheCityofTorontoRequirementsfor storage intheparkinggarageorsurfacegarages. albedo surfacematerials. comprises landscaping. accomodate on-streetparking. or wider. townhouses generally andconsideronlywhenaunitis6.0m

Recess thegaragedoorfacefromfrontwallplane the propertylineonapublicstreet inside edgeofthesidewalkonavehicularmewsandfrom Locate thegaragedoorfaceaminimumof6.0mfrom volume tosupportstreettrees.) may Ensure aminimumsoilvolumeof30m to asinglecargarageinthefrontwallofunit. front door)istobeamaximumwidthof3.0mforaccess the drivewaywidth(includingawalkwayleadingto elements withinthesetbackarea,minimum yard. (Dependingonthetypeofstreetandsetback tree growthinthesoftlandscapedportionoffront

need

to

be

increased

to

allow

for

sufficient 3 DRAFT tosupportmature

soil

Well designedgarbagescreeningatthefrontofaunitfacingstreet. Ab ilinciimesimeaqueinnatiatquiatenecaenonprodoluptavollanimquisautlamusdis Ab ilinciimesimeaque innatiatquiatenecaenonprodoluptavollanim quisautlamusdis Continued onnext page… 35

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 36 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 “Back parking, loading,andservicing. rooms “Front activities atgrade: Multi-unit, low-rise,buildingsaccommodatetwotypesof RATIONALE ground with frontintegralgarages,whichoccupythemajorityof pedestrians andreducespaceforcurbsideparking.Buildings jeopardize landscapingopportunitiesandsafetycomfortfor conflict for service,parkingandpedestriandrop-offcreatesapotential garages ortotherearofbuildings.Eachcurb-cutanddriveway the streetscape,butinsteadbelocatedinundergroundshared Parking forlow-rise,multi-unitbuildingsshouldnotdominate private openspaces,andneighbouringproperties. views withinthebuildingsiteandonadjacentstreets,publicor can helptomitigatenoise,airqualityconcerns,andunattractive landscape designtoscreenvehicularaccessandsiteservicing, Using thebuildingorhigh-qualityarchitecturalelementsand environment. more comfortableandattractivepublicrealmpedestrian concealed withinandbehindbuildings,itpromotesasafer, functioning ofnewdevelopment.Whentheseactivitiesare “Back • • • •

and servicinginfrastructure drop-off areas vehicle access,parking,parkingrampsandaccessstairs vents, utilitymeters,transformers,andothersiteutilities garbage storageandcollection

Design Guidelines for'Greening'SurfaceParking Lots Site PlanControl:Policy3a,3band 3h 4.1 Neighbourhoods:Policy9d| 4.2 ApartmentNeighbourhoods:Policy2d,2e,3d,3g,and3i|4.5 MixedUseAreas:Policy2iand2j|5.1.3 3.1.1 ThePublicRealm:Policy1d,1e,2and6b|3.1.2BuiltForm: Policy1d,2,and5|3.4TheNaturalEnvironment:18a,18f20 Toronto GreenStandard|Guidelines fortheDesignandManagementofBicycleParkingFacilities| Bird-Friendly DevelopmentGuidelines| Related Standards, Guidelines& Studies: 2.2 StructuringGrowthintheCity:Policy3c|2.3.1HealthyNeighbourhoods: Policy2d|2.4BringingtheCityTogether:2c,7band8b Official PlanReference

of of

of and

floor with

house” house” house”

landscaping,

pedestrians. create

activities activities activities,

an

undesirable

and

Multiple are include,

such

“back

essential

as

curb-cuts

but

condition. of front

house” are

to

entrances,

the not

and

efficient activities, DRAFT limited

driveways

primary

to:

such

as

Incorporate garageentranceintobuilding. Avoid freestandingundergroundgaragerampsandaccessstairs. quality design,especiallywhenamenityspacesoverlookthearea. Avoid lanewayslikeabovewithoutaccommodationforutilities,landscapingand

3.0 Building Design

3.1 Fit and Transition in Scale

3.2 Separation Distances, Stepbacks and Orientation BUILDING CONFIGURATION AND MASSING | TOWNHOUSE LOW-RISE APARTMENT GUIDELINES 3.3 Building Relationship to Grade and Street 3.4 Building Entrance and Front Yard 3.5 Private Outdoor Amenity Space DRAFT

37 38 BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 c. b. a. and openspace. transitionsinscaletolower-scaledappropriate downward buildings, parks, Ensure buildingsfitwithintheexistingorplannedcontextandprovide 3.1

At • • includingbuildingsthatrelatedirectlytotheheightand • For sitesincludingoradjacenttoheritageproperties,design For newbuildingswheretheadjacentcontextislowerin the heightestablishedbyhistoriccontext. the scaleandheightofbuildingtorespectreinforce of neighbouringbuildings. adjacent tothelower-scaledcontextscaleandheight Match in thebuildingheightdowntolower-scaleneighbours. scale andnotanticipatedtochange,provideatransition

existing buildingwallheightforparksandopenspaces ensuring thatnewbuildingsrespecttheplannedand typology oftheexistingorplannedstreetwallcontext development site accommodating the FIT ANDTRANSITION

site at

least

scale,

the

promote

first

all

aspects

building,

fit

and

of

unit

fit transition IN SCALE IN

and

or

bay transition

in immediately

DRAFTscale

within

by:

the

Avoid abrupttransitionsinscale. height andscaletolower-scalearea. Figure 1:Transitiondownwardin Continued onnext page… site-by-site basisandmayvaryaccordingtothe: achieve transition. Theactualdesignapproachandmethodsusedto Figures the buildingheightandmassofneighbouringbuildings. down orincludelowerscaled building elements that respond to buildings, themassingofnewlow-risebuildingsshouldstep On sitesthatareadjacenttooracrossthestreetfromlower building wallheightandaccesstosunlightskyview. spaces andstreetsintermsofmaintainingaconsistentbase account theimpactofadevelopmentonadjacentparks,open Considerations neighbouring buildingsandreinforcethecitystructure. are integratedwiththeheight,scaleandcharacterof Appropriate RATIONALE Figure 2:Stepbuildingmassingoraddporches,baysandotherelementstoprovidetransitionadjacentlowerscaledevelopment.

• • •

size ofthedevelopmentsite existing andplannedcontext regulatory framework(e.g.SecondaryPlans) 4.5 MixedUseAreas: Policy2cand2d 3.3 BuildingNewNeighbourhoods: Policy3b|4.1Neighbourhoods:5and94.2Apartment Neighbourhoods:Policy2a,2band3d| 2.3.1 HealthyNeighbourhoods:Policy 1,2a,2b,2c3,and8a|3.1.2BuiltForm:Policy34 3.1.5 HeritageResources:Policy2and5| Official PlanReference

1 appropriate

and

fit

2

and

of illustrate

fit

transition

fit

and

and

transition typical

transition

is

achieved

scenarios

should

will

when be

also of

determined

building

DRAFT new take

buildings into

fit

on and Horizontal facadetransitioning

a

to existingstreetwall • • • • • • •

environmental sensitivityofadjacentnaturalfeatures public realm Conservation Districts shadow forthepublicrealmandneighbouringproperties potential impactonprivacy,daylight,skyview,sunlight/ location orsizeofadjacentstreets,parksandopenspace proximity andscaleofadjacentbuiltform planned intensityofuseandscaledevelopment potential potential impactonheritagepropertiesand/orHeritage wolt, ravines.) (woodlots,

impact

on provide transitiontoadjacentlower provide transitiontoadjacentlower Porches, baysandotherelements Porches, baysandotherelements

identified scale development scale development

important

views

from

the

39

BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 40 BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 c. b. a. conditions betweenbuildingsandneighbouringproperties ARATION DISTANCES AND SETBACKS Locate anddesignbuildingstoensuresunlightskyviewsreduceoverlook 3.2

• Providea45degreeangular planemeasuredbothfrom • Provideaminimum7.5mrearyardsetbackfromthe For • Setbacks andstepbacksbetweenbuildingsassistin In ordertoensuresunlightintolowerunits,additional For fronttoandbackbuildingblocks,generally appropriate relationshipstoadjacentproperties: public/private amenityspacesonthedevelopmentsiteand achieving theaboveobjectivesandincreatingdesirable and/or privateoutdooramenityspaces. separation distanceisrequiredforbelow-gradeentrances with thechartonthispage. provide aseparationdistranceof15.0morinaccordance

Space Area lands designatedNeighbourhoods and/orParksandOpen the rearpropertylineofanadjacent residenceand/or property line of themainwall) frontage atthewalkwayabuttingunitentrancestotop height ismeasuredfromtheaveragegradeofbuilding the topofmainwallbuilding.(The buildings withina45degreeangularplaneoriginatedfrom SEP

front

to

front Roof Access Roof Access Roof/ Roof/

and

back 45°

to

back

building

blocks, DRAFT

fit Separation DistanceSee Chart forDimensions

Separation DistancesbetweenFronttoandBackBuildings mews On bothsidesofthepedestrian mews On one(1)sideofthepedestrian spaces areprovidedadjacenttounits. privateoutdooramenity grade entrancesand/orbelow-grade *Additional separationdistanceisrequiredwhenbelow- 9.0-10.5m Main Wall 9.0m orless Height 12.0m Approx. no. of Storeys 3.5-4.0 3-3.5 2.5 45° Roof Access Continued onnext page… Separation Distance Roof/ Required Minimum 11.0m* 15.0m* 13.0m* 2.0m 1.0m f. e. d. Separation Distancebetween11.0-12.0minaPedestrianMews

• • • Avoid buildingelementprojections,suchasbalconies,into Ensure visualprivacybetweenresidentialunitsincluding Locate andorientwindows,decksbalconiestolimit access tolightandskyview. setback areas,streets,mews,andamenityareastoprotect devices. by theuseoflandscapingorscreening as off-settingthelocationofwindowsinfacingwalls)and This canbeaccomplishedthroughthedesignofunits(such balconies, porches,terracesandprivateamenityspaces. common publicareas. adjacent propertieswhileenabling"eyesonthestreet"for overlook intonearbywindowsandamenityspacesof

neighbouring properties existing context,usethesamesideyardsetbacksas When integratingnewsingleunittownhousesintoan property line and diningthesideofanotherbuildingor building containingprimarylivingspacessuchas Provide aminimumof7.5mbetweenthefaces angular plane included forthepurposesofestablishingsetbackand Where apubliclanewayabutssite,themaybe Min 1.5mto Max 3.0m Private Outdoor Amenity Space Area 4.45m Min Landscaped Buffer Area Separation Distanceof Separation Distanceof Pedestrian Walkway Greater than12.0m 11.0m to12.0m Landscaped Buffer Area Varies 2.1m and Min Pedestrian Walkway 4.45m Min Landscaped Buffer Area

DRAFTMin 1.5mto Max 3.0m Private Outdoor Amenity Space Area

Separation DistanceGreaterthan12.0minaPedestrianMews privacy conditions. Appropriate spacesandlandscapingbetween buildingsprovidesadequatelight,viewand units tofurtherimprovethesharedspacesbetweenbuildings. access tosunlightandskyviews.Avoidmorethan3-5stepsupor8-9downthe Sufficient Neighbourhood Designation

separation Min 1.5mto Max 3.0m Private Outdoor PL

Amenity Space Area distance 1.5m Min Landscaped Setback

allows Minimum RearYard 4.45m Min

Angular Landscaped Driveway/Outdoor Plane

45° Buffer Area Setback Separation Distanceof Separation Distanceof

Pedestrian Walkway for Greater than12.0m 7.5m Amenity 11.0m to12.0m Private Landscaped

Buffer Area attractive 6.0m Varies 2.1m and Min Pedestrian Walkway

landscaping 4.45m Min Landscaped Continued onnext page… Buffer Area

between Min 1.5mto Max 3.0m Private Outdoor

buildings, Amenity Space Area

good

41

BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 42 BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 or areas(suchasstableresidentialNeighbourhoods). achieve atransitioninscalebetweentallerandlowerbuildings from therelevantpropertyline(s)atgrade,istypicallyused to planning regulations,a45degreeangularplane,measured can belimited.Intheabsenceofotherapplicablein-force shadowing effectsandtheintrusionofoverlookfromabuilding buildings orareas.Byapplyinganangularplane,adverse acceptable transitionsinscalebetweentallerandlower Angular planesareacommonlyappliedmeasuretoachieve usability andenjoymentofoutdoors. and vegetationhavetheopportunitytothrive,improving Direct sunlight,canpenetrateintothelowestunitsandtrees on southfacingsidwalkstheoppositesideofstreet. that building heighttoseparationdistance.Thisratioisthesameas under The mainwallheightplustheremainderofbuilding 40, werecreatedbymultiplying1.25timesthemainwallheight. minimum separationdistancescontainedinthechartonpage during thesolsticescanbeachievedwithinunits.The that orientation andeffective good building angular planes,buildings When theappropriateseparationdistanceiscombinedwith from aunit,andprivacy. sunlight insideadwellingandtoopenspaces,reasonableview that threecriticalaspectsofdesignareadequatelyaddressed- minimum separationdistancesbetweenbuildingstoensure distances from11.0to15.0m.TheseGuidelinesestablish the buildingheightwhichwilltypicallygenerateseparation to determinetherecommendedseparationdistanceistied application ofthisperformancemeasure.However,theformula Guidelines 15.0m or separation.Experienceandanalysisofemployingthe View andPrivacyprescribeaminimum15mfacingdistance The formerCityofTorontoandtheCMHCguidelinesforLight, RATIONALE ARATION DISTANCES, SETBACKS AND ORIENTATION 3.2

used face

SEP hoods: Policy5e, 5fand9b|4.2ApartmentNeighbourhoods: Policy2a,2b,3dand 3e|4.5MixedUseAreas:Policy 2dand2e 3.1.1 PublicRealm:Policies1d,1e and2|3.1.2BuiltForm:Policy3d,3e,3f,43.2.3Parks OpenSpace:Policy3|4.1Neighbour Official PlanReference the

separation

east,

for 45˚

(2003)

mid-rise

angular west,

standard confirm

and

plane buildings

south,

the

through generally

appropriateness

five to

achieve

hours the

achieves

City's

of five

direct

Infill

hours a of

1:1

upholding

Townhouse DRAFTsunlight

ratio

of

sunlight

of

the

Ab ilinciimesimeaqueinnatiatquiatenecaenonprodoluptavollanimquisautlamusdis amenity spacescreatepoorlight,new+privacy conditionsasintheexampleabove. to areasbelow.Narrowfacingdistancesbetweenbuildingsandstackedprivate Limit projectionsintotheopenspacetoensurethatnaturallightisnotrestricted CONT.

j. i. h. g. f. e. d. c. b. a. with thecontextofneighbourhood. Developments shouldrelatedirectlytotheexistingor ‘natural’ grade andblendin 3.3

Avoid To If Avoid Provide asitegradingplancompatible withthestormwater When appropriate,usetheexistingsitetopographyto Where retainingwallscannotbeavoided,providethemin Limit theuseofretainingwalls,particularlyalongstreet Limit themaximumgradesonlandscapedareasto Maintain theexistingnaturalgradeatpropertylines. Stormwater Management). management approachselected forthesite(seealso4.2.1 enhance thescreeningofserviceareas. materials. low terracesandconstructwithdurableattractive 1.0 metre.Incorporateintensivesoftlandscapinginthese the formoflowterraceswithtotalheightnottoexceed realm. frontages, parks,ravinesandotherareasofthepublic maintained. 33% (3:1)orlesstoensurethatgrassedslopescanbe are universallyaccessible. circulation routes.Ensurethatroutesacrossgradechanges between thepublicsidewalkandpedestrianaccess appropriate relationshiptograde. buildings orsegmentsofinordertomaintainthe Space). Building Entrance,FrontYardandPrivateOutdoorAmenity Building RelationshiptothePublicRealmandSection3.4 directly atthefrontofentrance.(SeealsoSection2.2 approximately 3to5stepsabovethegradeofsidewalk stoop, or useofamenityareas,andmayrequireretainingwalls.) have anadverseaffectonadjacentproperties,openspaces swales, orlow-lyingareaswherewatercollects.(Thesemay

there

BUILDING RELA avoid

artificially significant

raise

is

a

a

long

significant the

barrier-like front raised

changes

entrance

grade or

TIONSHIP TO GRADE AND STREET lowered in

flight

grade difference

to

of the

grades (greater

stairs

first

across

floor and up

DRAFTthan

to

drainage

a

no the

4% site,

more

porch

slope)

step

than

or

Good ExampleofBuildingrelationshiptoGrade. should bewithintheunit. additional change todifferentiatethepublicandprivaterealms.Any a conventionalrelationshiptogradewithmoderate To theextentpossible,newdevelopmentsshouldestablish grade differences,steppedterracesarethepreferredsolution. the qualityofpublicrealm.Whereitisnecessarytoresolve problems relatetoissuesofdrainage,pedestrianaccess,and adjacent properties,abuttingstreetsandopenspaces.These grade ofabuttingpropertiescreatesproblematicconditionsfor Raising developmentabovethelevelofnaturalgradeor RATIONALE Grade alterationscreatenegativeimpactonadjacentproperties. Realm: Policy13 |3.1.2BuiltForm:Policy1c 2.3.1 HealthyNeighbourhoods:Policy 1|3.1.1ThePublic Official PlanReference

steps

required

to

gain

access

to

the

first

floor

level

43

BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 44 BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 realm. Limit thenumberofbelow-gradeentrancestoreduceimpactpublic 3.4 BUILDINGENTRANCE AND FRONT YARD f. e. Finish d. c. b. a. Ensure well-designedfrontentrancesandyards.

• • Avoid multipleentrancestounits completelyrecessedinto Provide prominent,well-designedandintegratedbuilding Allow encroachmentofstooporporchintominimumfront Design buildingentrancesandprivateoutdooramenity Provide atransitionfromthepublicrealmtoprivatespace architectural andlandscapedetail isapplied. setbacks areappropriateand only whenaveryhighlevelof the buildingandconsideronly inareaswhereminimal building frontage. entrances suchasporches,porticosorcanopiesalongthe unfinished materials toavoidexposingbuildingstructure(eg. and uptoamaximumof50%thefrontyardsetbackarea. yard setbacktoamaximumof1.8mfrommainbuildingface spaces to: landscaping, andarchitecturalelements. with visualcuessuchasachangeinmaterials,grade,

space withattentiontobuildingdetail maximize usabilityandcomfortbyenhancingqualityof features, andsurroundingneighbourhoodcharacteristics be integratedwiththebuildingmassing/design,landscape

canopy

concrete

soffits

floor

and

floors slabs).

with

durable

and DRAFT

attractive

and ensuresufficientsoil Maximize landscapearea volume fortreegrowth a. Designporchesto: level oftheentrancethatmaybeopenorcovered Porch -araisedplatformprojectedfromthebuildingfaceat j. building entrances take their address from courtyards i. h. g.

Where retailusesarepartofthedevelopment,providea Where On cornerordouble-frontingsites,locatebuildingfronts Maintain highvisibilityanddirect,generous,universal identifiable separate finding and pedestrianmewsratherthanstreets,provideaway- corner. require additionalattentiontodetailinorderenhancethe and entrancesfacingbothstreets.Buildingsoncornersites a pedestrianmewsorcourtyard. access fromthepublicsidewalktoentranceslocatedwithin • beopenorcoveredwithopaque ortranslucentrailings • allowencroachmentofstooporporchintofrontsetback • beamaximumheightabovegradeof0.9m with hedgesandfoundationplanting a maximumof50%theminimum frontyardsetback to amaximumof1.8mfrommain buildingfaceandupto

Below Established system

entrance Max 1.5m

and Grade

additional directly

to

each

Window Well accessible

to ground

the

street

floor from Continued onnext page…

address

retail

the

public

Entrance Area unit Max 1.2m

Max 1.2m system. Width

that

sidewalk.

is

for landscaping. overwhelmed stoop isimportanttoensurethatthefrontyardareanot Limiting thenumberofstairsandheightporchor the frontyardsetback. is availabletosupporttreesgrowthandotherplantingwithin stairs Limiting thesize,locationandencroachmentofentrances realm. formality andprovidetransitionbetweenthepublicprivate Well-designed entrancesandfrontyardsmaintainalevelof character forthebuilding. and scaleoftheentranceisalsoimportantinestablishing and entryforeachvisitor.Thedesign,location,materiality, important duetoitsfunctionandasapointoffocus,transition, The designofabuilding'sfrontentranceandyardis RATIONALE b. a. stairs Below-grade Entrance-anentrancetoabelow-gradeunitwith a. Designstoopsto: of thebuildingentrance Stoop -asmalllandingand/orstepsinfrontofandatthelevel

Below-grade entrancesarepermittedalongpublicand Design below-gradeentranceto: plantings. to supportmaturepublicandprivatestreettreesother the requiredbuildingsetbackareahasadequatesoilvolume private streetsprovidedthatthesoftlandscapedareawithin • • • haveanawningorotherweatherprotectingfeatureover • haverailings,whererequiredandfoundationplanting • beamaximumheightabovegradeof0.9m

the adjacentsidewalk. have amaximumverticaldepthof1.5mfromthegrade including thestairaccessandlandingarea. have amaximumhorizontalwidthanddepthof1.2m the entrance Related Standards, Guidelines& Studies Toronto GreenStandard | 3.1.1 PublicRealm:Policies1dand 1e|3.1.2BuiltForm:Policy1b,3a,3b,5b,5cand6 Official PlanReference and

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Continued onnext page… the publicrealm. a positiveimpressionon quality materialscreate combined withhigh fenestration design entrance, and and detailedfacade, Carefully composed spaces below. over shadowamenity between buildingsand pedestrian environment create anunpleasant below-grade terraces canopies, stairs,and balcondies, rooflines, elements suchas protruding architectural Avoid excessive and canopy. porch, landscapedarea, entrance withraised Well-designed building 45

BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 46 BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 b. c. a. Designprivateoutdooramenityspacesto: and privateoutdooramenityspaces. Maximize andenhancetheusability, comfortandappearanceoffrontentrances ATE OUTDOOR AMENITY SPACE 3.5 Inset balconiestoavoid encroaching intofacing amenity spacestolimit Design rooftopprivate

overlook intoadjacent • • designfamily-sizedunitstohaveviewsandaccessonto • • • No privateoutdooramenityspacefordwellingunitsmaybe Private outdooramenityspace maybeprovidedonan to apublicorprivatestreet. located below-gradeorat-gradeinthesetbackareaadjacent private street,when raisedabove-gradeaspart oftheporch. Official existing ornewresidentialpublic street(asshownonthe

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Provide railingsthataresolid or translucentglassto Project nomorethan0.75mbeyondthefaceofbuilding Inset orpartiallyinsettooffergreaterprivacyandshelter increase privacyandreducebird strikes. pedestrian mewsandwalkway. is privateoutdooramenityspacebelowand/orwithina (eg. intheformofaFrenchorJuliettebalcony)whenthere impact ofshadowonotheramenityspacesbelow. from wind,reducethebuildingbulkandminimize of 1.5m the sitewithmaxverticaldepth spaces arepermittedinternal to Below-grade privateamenity where possible outdoor amenityspace space andconnectwiththe Provide indooramenity Continued onnext page… outdoor amenityarea. Landscaping atthelevel oftheterraceandsidwalkprovideprivacy foroccupantsofthe Inset balconyreducesimpactoftheoverhangforterracebelow. Min1.5m -Max3.0m From BuildingFace Below-Grade Private Outdoor Amenity

DRAFT Space Below Established Max 1.5m Grade d. c. b. a. At-Grade andBelow-GradeTerrace c. Providetransitionallandscapeareawithplantingand b. a. Above-Grade Terrace on abuilding grade, at-grade,below-grade,oronaportionoftheroofarea Terrace -anoutdoorareaadjacenttoaunitlocatedabove- with Min30m

Landscape Area Provide railingsandhedgingat thelevelofwalkwayin Provide aminimumhorizontaldepthof1.5mand Limit theverticaldepthofbelow-gradeterracetoa May belocatedinternaltodevelopmentsiteinpedestrian Raise terraceaminimumof0.6mandmaximum0.9m May belocatedadjacenttoapublic/privatestreetormews. occupants ontheterrace. order toprovidevisualprivacy betweenpedestriansand grade terracewall. maximum of3.0mfromthemainbuildingfacetobelow- maximum of1.5mfromgrade. frontage. mews andnotalongpublic/privatestreet,mews,lane landscape features. above grade. Min 2.0m Volume 3 Soil 47

BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 48 BUILDING CONFIGURATION AND MASSING | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES CITY OF TORONTO 2014 / 2015 stored onthem. migratory birdsanddolittletohidethehouseholditemsoften generally discouraged,sincetheycanposeacollisionriskfor their construction.Furthermore,transparentglassbalconies are of balconiesintermstheirlocationandthematerialsused in Energy with childrenandpetownersmustalsobeconsidered. and designedtoaffordalevelofprivacy.Theneedsfamilies roof terraces,shouldhaveaccesstosunlight,becomfortable Private outdooramenityspace,suchasbalconies,gardensand and lossofskyview. building andaddtotheimpactofshadowing,reducedprivacy poorly locatedanddesigned,mayoverlyclutterthefaceof major impactontherealandperceivedbulkofabuildingand,if The placementanddesignofbalconiesterracescanhavea and public/privateopenspaceisnotcompromised. occupants aswellthoseinnearbypropertiesismaintained well. Careneedstobetakenensurethattheprivacyof circumstances, terracescanactasanentranceintoaunit to thelivablespaceofadwellingunit.Underlimited Balconies andterracescanprovideanimportantextension Zoning By-lawand/ordesiredaspartofthedevelopment. developments, privateoutdooramenityspaceisrequiredinthe For townhousesandlow-rise,multi-unitresidential RATIONALE c. b. a. Setbackrooftopterraceaminimumof1.0mfromthe Roof TopTerrace

Provide railingsorwallsthataretranslucentsolidto landscaped environment. activities suchasseatingandbarbequinginawell- Program asharedterracetoaccommodateoutdoor reduce overlookontoneighbouringproperties. building face.

Related Standards, Guidelines& Studies Toronto GreenStandard |TorontoG 3.3 BuildingNewNeighbourhoods: Policy2e|5.1.3SitePlanControl:3 Official PlanReference 3.1.2 BuiltForm:Policy1b,3a,3b, 5b,5cand6|3.4TheNaturalEnvironment:Policy18f3.2.3Parks andOpenSpace:Policy1d

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