TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES JANUARY 2018 TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

URBAN DESIGN GUIDELINES

2018 TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES www.toronto.ca/lowriseguidelines Townhouse andLow-RiseApartment Guidelines of TorontoCity SITEORGANIZATION 3.0 BUILDING TYPES 2.0 SITECONTEXT 1.0 INTRODUCTION Table ofContents . SiteServices,AccessandParking BuildingPlacementandAddress 3.4 SharedIndoorandOutdoorAmenity Areas 3.3 Streets,Lanes,MewsandWalkways 3.2 3.1 BuildingTypes 2.1 Heritage 1.3 PublicRealmFramework ContextAnalysisandPlanningforLargerSites 1.2 1.1 Key IssuesandObjectives Background -EvolutionoftheTownhouseandLow-RiseApartmentBuilding Definitions .. Low-RiseApartmentBuilding 2.1.6 Low-RiseHybridBuilding 2.1.5 StackedandBack-to-BackTownhouse 2.1.4 2.1.3 2.1.2 Back-to-Back 2.1.1 Stacked Townhouse Townhouse Townhouse PublicParksandOpenSpaces 1.2.2 StreetandBlockPatterns 1.2.1 Principle GuidelineStatements Organization oftheGuidelines Guiding Key How andWheretheGuidelinesApply Principles Purpose oftheGuidelines Considerations

TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

8.0 CASESTUDIES 7.0 DEMONSTRATION PLANS 6.0 PEDESTRIANREALM 5.0 BUILDINGDESIGN 4.0 . LargeSitewithMultipleDevelopmentBlocks LargeSitewithTower 6.6 SitewithMultipleBuildingBlocks 6.5 SiteAdjacenttoorwithHeritageResource 6.4 DeepMid-BlockSite 6.3 ShallowMid-BlockSite 6.2 6.1 . PublicArt 5.4 BuildingElements 5.3 SiteElements 5.2 Streetscape,LandscapeandStormwaterManagement 5.1 . BuildingRelationshiptoGradeandStreet PrivateOutdoorAmenitySpace 4.5 PrimaryEntrances 4.4 FacingDistancesandSetbacks 4.3 FitandTransition 4.2 4.1 GLOSSARY 5.3.2 5.3.1 Materials Architecture 5.2.3 SharedSiteElements 5.2.2 UtilitiesandOtherEquipment Lighting 5.2.1 StormwaterManagement 5.1.3 5.1.2 5.1.1 Landscape Streetscape

INTRODUCTION Principle GuidelineStatements Organization oftheGuidelines Guiding Principles Key Considerations How andWheretheGuidelinesApply Purpose oftheGuidelines Key IssuesandObjectives Background -EvolutionoftheTownhouseandLow-RiseApartment Definitions Credit: Quadrangle ArchitectsLimited 5

INTRODUCTIONINTRODUCTION || TOWNHOUSETOWNHOUSE ANDAND LOW-RISELOW-RISE APARTMENTAPARTMENT GUIDELINESGUIDELINES 6 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES typically hasits ownentrancetograde. or two-levelunitsstackedontop oftwo-levelunits.Eachunit of eachother,two-levelunits stacked ontopofone-levelunits, configurations are possible including three units located on top well asasidewallandhaveunits stackedvertically.Variousunit Stacked andBack-to-BackTownhousessharearearwallas typically hasitsownentranceatgrade. sidewall andthebuildingblockhastwofronts.Eachunit Back-to-Back Townhousessharearearwallaswell they haveafrontandback. three unitsstackedverticallytogether.Likethetownhousetype Stacked Townhousesshareasidewallandhavetypicallytwoor housing bays.Theytypicallyhaveafrontandback. a sidewallwithneighbouringunitandhaveatleastthree Townhouses aregenerally2to4storeystructuresthatshare Low-rise, multi-unitresidentialbuildingstakemanyforms: DEFINITIONS Triplex andFourplex. as TownhouseandApartmentBuilding,toalesserdegree residential building types defined in the city-wide zoning bylaw Zoning By-law569-2013.TheseGuidelinesmainlyaddressthe to-Back Townhouse" are defined as an 'Apartment Building' in zone categories."StackedTownhouse"andBack- amended, defines and regulates residential building types within The City-wideComprehensiveZoningBy-law569-2013,as and privaterealms. site organization,buildingtypes,design,andthepublic The Guidelinescoverarangeofissuesincludingsitecontext, more complexandintensetypesoflow-rise,multi-unithousing. developments aswellonlargersitesandthe Townhouse Guidelines" (2003). They address infill townhouse less in height. The Guidelines build upon and replace the "Infill townhouses andlow-riseapartmentbuildingsof4storeysor range fromtownhouses,throughtostackedandback-to-back of low-rise(primarilyresidential)buildings.Buildingtypes guidelines willassistinachievingtheappropriatedesign wide "TownhouseandLow-RiseApartmentGuidelines".The design direction,theCityofTorontohasdevelopedcity- To implement Official Plan policies and provide specific Introduction Cabbagetown townhouses or bothsidesof asharedcorridor. multiple unitsstackedvertically. Unitsmaybeorganizedonone interior corridors,verticalcirculation andentrances,have Low-Rise ApartmentBuildings are4storeysorlessandshare types oflow-rise,multi-unitresidentialbuildings) (See Section2.0–BuildingTypesformoredetailonthevarious shared corridor,verticalcirculationandentrance. access togradeaswellupperunitsthatgainfrom a Low-Rise HybridBuildingscombinelowerunitswithdirect enhance theoverallneighbourhoodcharacter. Ave. When infill developments are well-designed and appropriately scaled, they can An early example of 'tower in the park' infill with townhouses at Bedford Rd and Lowther BACKGROUND - EVOLUTION OF THE TOWNHOUSE access from public streets. To support this policy goal, Council AND LOW-RISE APARTMENT BUILDING adopted the Development Infrastructure Policy & Standards (DIPS) in 2005. The DIPS standards place limits on the creation The City of Toronto has a long, rich history of townhouse or and design of private residential streets and establish clear row house development. Traditional Toronto townhouses directions for the layout and design of new public streets. are generally 2 ½ to 3 ½ storeys high and are typically of a Georgian, Victorian, Edwardian or Arts and Crafts style. Since the adoption of these earlier standards, the demand Townhouses of this nature have been a common and successful for low-rise grade related housing has remained strong. form of residential development since the mid-1800's. In the Increasingly, townhouses and low-rise, multi-unit residential post-war period, townhouses were developed in new lot and buildings are now being constructed on large sites with block configurations for grade-related housing, promoted by underground parking garages. These larger sites are often the Canadian Mortgage and Housing Corporation (CMHC) as found at the edges of "tower in the park" apartment areas and good for families. Typically these were laid out on large blocks on lands being converted from other uses. Meanwhile, low-rise near schools, shopping centres and other denser forms of residential developments continue to take place on smaller infill housing. These townhouse developments were often organized sites across the city. Along with the conventional townhouse, around private streets or pedestrian mews. Vehicle parking was low-rise, multi-unit housing have evolved into a variety of taller, accommodated in small parking lots at the edges of the site or denser and more complex built forms. integral to the townhouse with access gained from the private street.

KEY ISSUES AND OBJECTIVES INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Over time, new types of housing units emerged within the townhouse form that introduced new relationships between the individual unit and the street. To help assess the large and growing volume of townhouse development applications on small, infill sites, the City of Toronto introduced the “Infill Townhouse Guidelines” (2003) These guidelines responded to, among other things, the decline in the quality of townhouse developments, their lack of integration into the existing neighbourhood context, as well as their sub-standard treatment of the public realm and landscape design.

Throughout the 20th century in Toronto, walk-up apartments Spruce Court Apartments (completed in the 1920s), is one of the earliest examples of were also built. The 2 to 4 storey buildings often served as a publicly supported, affordable, low-rise multi-unit housing in Toronto. The 'Garden City' influence is prevalent through the use of large sunlit courtyards and play areas which were transitional element between busier main streets and lower accessible to all units. Photo Credit: Spruce Court c1920, City of Toronto Archives, Fonds scaled neighbourhoods. This assisted in the gradual and 1224. subtle intensification at the edges of the city’s less dense neighbourhoods. 'Garden Apartments', a subset of the low-rise apartment type, were arranged around a courtyard, were often open at one end and sometimes included grade-related units with individual entrances.

More recently, mid-rise and tall buildings are developed with townhouse-like units at the base to help create a transition in height to lower-scale built form and to provide a livelier presence and house-form rhythm on the street.

The City’s Official Plan, which was approved by Council in 2002, which requires new developments to take their address and 20th century low-rise, walk-up apartment buildings

7 8 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Detached &Semi townhouses andlow-riseapartments,including: attention whenconsideringdevelopmentapplicationsfor brought tolightanumberofkeyissuesthatrequireparticular selected casestudiesandareviewofbestpractices.This and analysisofrelevantpastplanningapplications,sitetours, The substanceoftheguidelineswasinformedbyaninventory Guidelines, willlikelyrequiresomeredesign. Development proposalsthatdonotmeettheintentof life and fitting into the context of the surrounding community. This includes,makingapositivecontributiontothequalityof layouts that reflect the goals and policies of the Official Plan. some flexibility in creating building designs and development A mainobjectiveoftheGuidelinesistoprovideclarityand ii. i. v. iv. iii.

Single-Family entrances) private realm(frontyards,amenityspacesand realm (streets,parksandotheropenspaces)tothe neighbourhoods andthetransitionfrompublic providing a good “fit” with and transition to existing and privaterealms minimizing thenegativeimpacts ofoverlookonpublic amenity spaces(balconiesand terraces)while front yards,buildingentrances, andprivateoutdoor maximizing theusability,comfortandappearanceof for maturetreegrowth areas for soft landscaping and to provide sufficient soil providing adequatebuildingsetbackstoenablesuitable spaces suchasschoolyards larger networkofstreets,parksandothercommunity where appropriate,integratingthesespacesintoa space andwalkwaysascommunityfocalpointsand, providing safeandattractiveparks,accessibleopen where rearyards facethestreet avoiding situations wherefrontyardsfacerear yardsor Homes TOWNHOUSE &LOW-RISE Townhouse Townhouse Stacked Stacked addressed by: realm and built form policy objectives of the Official Plan can be The purposeoftheGuidelinesistoillustratehowpublic PURPOSE OF THE GUIDELINES vi. vii. iii. ii. i. x. ix. viii.

Townhouse Townhouse

or or

the accompanyinguseofhigherqualitymaterials and internallayout,architecturelandscaping,with improving theoverallqualityofdesignintermssite privacy allow foradequateaccesstosunlight,skyviewand ensuring generousfacingdistancesbetweenunitsto development proposals. and Citystaffin thecreationandevaluationof urban designers,architects,and landscapearchitects stakeholders, particularlyland developers,planners, providing bestpracticesandguidance tocitizensand intensification while allowing for appropriate infill development and residential neighbourhoodsandheritagefeatures establishing abalancebetweentheprotectionofstable design andmaterials environment throughimprovedspatialrelationships, identifying strategiestoenhancethequalityofliving sizes appropriateforfamilies. developments witharangeofbuildingtypesandunit encourage affordableandtransit-supportivehousing grades “natural” grade and avoiding the creation of artificial relating developmentsdirectlytotheexistingor public realmandview underground orinternaltothebuildingawayfrom loading, garbagestorageandcollection)arelocated ensuring servicingactivities(suchasvehicleparking, Back-to-Back Back-to-Back

Stacked Back-to-Back Stacked Back-to-Back Townhouse Townhouse MULTI-UNITHOUSING Hybrid Building Hybrid Building Low-Rise Low-Rise Apartment Building Apartment Building Low-Rise Low-Rise Main Street Main Street Mixed Use Mixed Use Detached &Semi Single-Family Homes TOWNHOUSE &LOW-RISE Townhouse Townhouse Stacked Stacked Townhouse Townhouse or or Back-to-Back Back-to-Back Stacked Back-to-Back Stacked Back-to-Back Townhouse Townhouse MULTI-UNITHOUSING private amenity spaces associated with ground floor units. transition from thepublictoprivaterealms,unit entrances,and Guidelines. TheseGuidelines address issuessuchasthe found in the City of Toronto's Mid-rise and Tall Building Design Apartment Guidelinesprovide additionalguidancetothose Sections 4.3,4.4and4.5ofthe TownhouseandLow-Rise mid-rise andtallbuildings.Where thisdesignapproachoccurs, The townhouseformisalso,attimes,employedthebase of of Subdivision,andSitePlanControlapplications. Official Plan Amendments, Zoning By-law Amendments, Plans evaluation ofdevelopmentproposalsanddesignalternatives in buildings areappropriate.Theywillbeappliedthroughthe are 4storeysorless,wheretownhouseandlow-risemulti-unit approval ofnewlow-rise,multi-unitbuildingdevelopments that and guidelines.TheGuidelinesapplytothedesign,review, Standard, aswellanyotherapplicableregulations,policies Plans, HeritageConservationDistricttheTorontoGreen Official Plan policies, applicable Zoning By-laws, Secondary intended tobereadtogetherandimplementwiththerelevant The “Townhouse and Low-Rise Apartment Guidelines” are accommodate housinginagrowingcity. fit within the local area context, while balancing the need to important toensurethatnewdevelopmentswillenhanceand and sometimeswithinstableresidentialareas.Assuch,itis Low-rise, multi-unitbuildingswilloftenbelocatedadjacentto where modestphysicalchangeisintendedtotakeplace. land areaistakenupbystableresidentialneighbourhoods Employment Districts and the Downtown, much of the City’s sustained incremental growth to the City’s Centres, Avenues, parts of the City. While the Official Plan directs major and growth city-wideandmanagingchangeisdifferentin The City of Toronto Official Plan seeks to direct and manage GUIDELINES APPLYHOW ANDWHERETHE Hybrid Building Hybrid Building Low-Rise Low-Rise Apartment Building Apartment Building Low-Rise Low-Rise acceptable when it respects the Official Plan. guidelines canbemetinfull,howeveradevelopmentmay against broadcitybuildingobjectives.Insomecases,notall particularly whenlookedatcumulativelyandbebalanced they should also be afforded some flexibility in application, and clarityofcommoninterpretation,however,asguidelines, The Guidelinesareintendedtoprovideadegreeofcertainty Design ReviewPanelmayassistintheprocesswhenneeded. staff are to provide direction for the application and/or the City's the complexity of the project or conflicting priorities, senior In caseswheretheapplicationrequiresfurtherreviewdueto of the applicable guidelines, policies, and the Official Plan. development applicationhassuccessfullymettheoverallintent City guidelinesand"worktogether"todeterminewhethera The Guidelinesshouldbeweighedacrosstheboardwithother generosity and qualityofdesigninourbuiltenvironment. Similarly, quality oflifeandlivabilityissupported bytheoverall amenities offered in the City’s most livable neighborhoods. within bikingorwalkingdistance tothebasicservicesand neighbourhoods andmainstreets, sothateveryonehasaccess and improveourqualityoflife. Thisincludesafocuson environments whichsupporthealthy,vibrantcommunities City growsandmatures,itisimportanttocreatemorebeautiful events, vibrant districts, and ourthrivingneighborhoods.As attractions, includingnaturalareas,parks,culturalandsocial Toronto livableisaccesstoawidearrayofamenitiesand a cityandthebuildingofcommunity.Partwhatmakes that design and structure can be very influential in the life based ontheconceptoflivability.Theseapproachesrecognize Many aspectsofurbandesignandapproachestocityform are Quality ofLifeandLivability KEY CONSIDERATIONS Main Street Main Street Mixed Use Mixed Use of 9

INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 10 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES a positivecontribution insomehistoricalsettings. the appropriatecontext,low-rise, multi-unitbuildingscanmake treatment ofthenewdevelopment. Ifwell-designedandsitedin properties shouldbeusedtoinform thescaleandcontextual integration, andre-useofheritage properties.Heritage New developmentshouldstrive forthelongtermprotection, conservation and the City's Official Plan Heritage Policies, 3.1.5. should beconsistentwithacceptedprinciplesofgoodheritage values, attributes,andcharacterofthatproperty.Development Heritage Registerbedesignedtoconservetheculturalheritage that newdevelopmentson,oradjacenttoapropertyonthe The CityofTorontovaluesitsheritagepropertiesandrequires Heritage Conservation Green Standard(TGS)performancemeasures. 2014 intheCityofTorontomustmeetTier1 end results.PlanningapplicationssubmittedsinceJanuary achieve costeffective,environmentallyandsociallyresponsible buildings and sites and specifies strategies that can be used to Standard (TGS).TheTGSsetsoutperformancemeasuresfor design through the Official Plan and the Toronto Green The CityofTorontobothrequiresandencouragessustainable construction disciplinesareinvolvedtoachievebetterresults. an integrateddesignprocessensuringthatalland fundamental designdecisionsarebeingmade.Followedby be identified at the project’s initial or site planning stage when performance ofbuildings.Sustainabledesignmeasuresshould passive solargain,whichcanbeappliedtoimprovetheenergy including landscapingandorganizingbuildingsformaximum the internalenvironment.Therearealsositedesignaspects, construction methods,watermanagement,andthequalityof building performance,alternativeenergysupply,materialsand Sustainable designinvolvestechnicalaspectsrelatingto economic, social,andnaturalenvironmentwelivein. buildings tobelessresourceintensiveandimprovethe Sustainable designisanapproachtodevelopingsitesand Sustainable Design the effectiveuseofhigh-qualitymaterialsandconstruction. also includeswell-designedpublicspacesandbuildingswith to contextandmanagingimpactsfromnewdevelopments.It Design excellenceincludesasensitiveandthoughtfulresponse the imageofTorontoandshouldembodydesignexcellence. Low-rise, multi-unit buildings play an important role in defining Design Excellence diminished byincrementalorsweepingchange. designed to ensure that district significance or character is not character. Insuchareas,HCDPlansandGuidelinesare a concentrationofheritagepropertiesanddistinct or anyguidelinesforthatdistrict.HCDsarespecialareaswith (HCD), low-risebuildingsmustconformtotheHCDPlanand/ Where adevelopmentiswithinHeritageConservationDistrict and avoidingentrapmentareasinthedesign. natural overlook,clearviewsandsightlines,adequatelighting, and animateduses,alsoreferredtoas"eyesonthestreet"or principles involveprovidingspaceswithnaturalsurveillance quality oflifethroughdesignstrategies.Somethemain professionals toreducetheincidenceofcrimeandimprove by landscapeandarchitecturaldesigners,policesecurity environments. CPTEDisacrimepreventionstrategyused Environmental Design(CPTED)principlestocreatesafe All areaswillbedesignedusingCrimePreventionthrough Public Safety following guiding principles: provide specific and often measurable directions related to the impacts. TheTownhouseand Low-Rise ApartmentGuidelines organized to fit with its existing context and minimize their local ensure thatlow-rise,multi-unit buildings,arelocatedand implementation of the City's Official Plan policies to help to unit buildingsarepermitted.Rather,theyassistwiththe The Guidelinesdonotdeterminewherelow-rise,multi- GUIDING PRINCIPLES animate thestreetedge,createnewamenityspaces,andimproveoverallsiteconditions. Infill developments with low-rise buildings on existing tower sites can help to redefine and 9. 8. 7. 6. 5. 4. 3. 2. 1. building and unit types to help the development fit with the neighbourhood context. A townhouseblockis includedinalargemulti-buildingdevelopment witharangeof

Consider andrespondappropriatelytoopportunities Minimize theimpactofserviceareasandelementson Create comfortablelivingconditionsbyprovidingaccessto Promote architectural,landscapeandurbandesign Create asafe,comfortable,accessible,vibrant,andattractive Integrate andenhancenaturalman-madefeatures Improve connectivitytostreets,parksandopenspaces, Enhance thequalityofpublicrealmandpromote Guidelines. constraints on a specific site to meet the overall intent of the public realm. sunlight, privacy,naturalventilationandopenspace. leading edgeconstructionmethods. expression withvisionarydesign,high-qualitymaterialsand excellence, sustainability,innovation,longevity,andcreative public realmandpedestrianenvironment. heritage properties. such astrees,topographyandopenspaces,conserve appropriately toprominentsitesandimportantviews. Reinforce thestructureandimageofCityrespond community servicesandamenities. setbacks ofbuildings. planned contextthroughappropriatescale,placement,and harmonious fit and compatibility with the existing and provides terms and definitions. case studiesthatcanbefound on-line.Section8.0Glossary, of developmentscenarios.Section 7.0referencesaseriesof Section 6.0DemonstrationPlans,providessomeexamples low-rise buildingtypesaddressedinthisdocument. illustrations ofcharacteristicsforvarioustownhouseandthe Section 2.0BuildingTypes,providesdescriptionsand measures, areprovidedinSections1.0,3.0,4.0and5.0. Plan policiesandtheTorontoGreenStandardperformance rationales, and select related references, such as Official Design guidelineswithsupportingillustrations,photos, organized intothefollowingsections: The TownhouseandLow-RiseApartmentGuidelinesare ORGANIZATION OF THE GUIDELINES building. A newhigh-risedevelopmentincorporatestownhouseunitsintegratedintothebaseof

4.0 BuildingDesign 3.0 SiteOrganization 2.0 BuildingTypes 1.0 SiteContext Introduction

8.0 Glossary (Online Only) 7.0 CaseStudies 6.0 DemonstrationPlans 5.0 PedestrianRealm 11

INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 12 INTRODUCTION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES buildings. safe, comfortableanddirectaccessaddressforallnew Provide newstreets,pedestrianmewsandwalkwaysfor 3.1 Streets,Lanes,MewsandWalkways SITEORGANIZATION 3.0 particular siteconditions,adjacenciesandsurroundingcontext. new development fits well and responds appropriately to the Employ asuitablebuildingtypeortypestoensurethatthe 2.1 BuildingTypes BUILDINGTYPES 2.0 properties andHeritageConservationDistricts(HCDs). values, attributesandcharacterofon-siteadjacentheritage Locate anddesignbuildingstoconservetheculturalheritage 1.3 Heritage neigbourhood destinations. access totransit,parks,openspaces,amenitiesandother Extend thepublicrealmintodevelopmentstoenhance 1.2 PublicRealmFramework coordinate developmentthroughaMasterPlan. sites withmultiplebuildingsandpublicrealmelementswill the proposeddevelopmentrespondstothiscontext.Larger Evaluate theexistingandplannedcontextdemonstratehow 1.1 ContextAnalysis SITECONTEXT 1.0 statements combinedinsections1.0through5.0. The followingisabriefoverviewofprincipleguideline PRINCIPLE GUIDELINESTATEMENTS building orunderground awayfromviewand thepublicrealm. garbage collectionareas,utilities, andparkingaccess,intoa Locate “back of house” areas and elements, such as loading/ 3.4 SiteServicing,Accessand Parking and streetscaping. context andprovideopportunitiesforhigh-qualitylandscaping space. Ensure that buildings fit harmoniously with the existing Locate buildingstoframetheedgesofstreets,parks,andopen 3.3 BuildingPlacementandAddress and afocalpointwithinthedevelopment. Design sharedoutdooramenityareastobepubliclyaccessible 3.2 SharedIndoorandOutdoorAmenityAreas

BUILDING DESIGN 4.4 PrivateOutdoorAmenitySpace privacy fortheresident,whilemaintaining"eyesonstreet". Ensure well-designedfrontentrancesandyards.Enhance 4.3 PrimaryEntrances neighbouring properties. views. Reduceoverlookconditionsbetweenbuildingsand Locate anddesignbuildingstoensuresunlightsky 4.2 FacingDistancesandSetbacks open space. provide appropriatetransitionsinscaletobuildings,parksand Ensure buildings fit within the existing or planned context and 4.1 FitandTransition public realmandtheCity. developments toenhancethe quality ofthedevelopment, Pursue publicartopportunitiesandfundingstrategiesforlarger 5.4 PublicArt enhance thequalityoflifeandpublicrealm. Carefully considerthearchitecturaldesignandmaterialsto 5.3 BuildingElements realm. utilities helptoelevatethequalityandexperienceofpublic Well-designed siteelementsandtheproperplacementof 5.2 SiteElements spaces. between thebuildingandadjacentstreets,parksopen Provide high-quality,sustainablestreetscapeandlandscape 5.1 Streetscape,LandscapeandStormwaterManagement PEDESTRIANREALM 5.0 grade andblendinwiththetopographyofsurroundings. Developments should relate directly to the existing or ‘natural’ 4.5 BuildingRelationshiptoGradeandStreet outdoor amenityspaceswithinthepublicrealm. Enhance theusability,comfortandappearanceofprivate 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

13 14 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES public realmelementswillcoordinatedevelopmentthroughaMasterPlan. development respondstothiscontext. Largersiteswithmultiplebuildingsand theproposed Evaluate theexistingandplannedcontextdemonstratehow 1.1 CONTEXT ANALYSIS AND PLANNINGFORLARGERSITES An illustrationshowingtheanalysisofsitecontext. a. b.

i. ii. i. iii. iii. ii. v. iv. Include in the Planning Rationale or application a “Block” Include a “Walkable” context analysis, showing the building through textandgraphicsatanappropriatescale: context analysis,showingtheproposalandillustrating appropriate scalethe: proposal, toillustratethroughtextandgraphicsatan

permissions Official Plan land use designations and zoning location andsize ofparksandopenspacesif applicable cycling routes walkways, transitstops,andother pedestrianand/or location, sizeandorganization ofstreets,laneways, size ofblocksandarrangement ofparcelsorlots rapid transitnodes). transit routes,stations,andstops(includingdistanceto planned pedestrian/cyclingroutes trails, libraries,schools,retailareas,etc.)existingand area amenitiesanddestinations(communitycentres, and publicorprivateopenspaces general layoutanddimensionsofstreets,blocks,parks 250m and500m"walkability"radiifromthesite Transit Stop Walkway Existing Pedestrian 250m WalkabilityRadii Public Park Open Space Proposed Street Walkway Proposed Pedestrian Development Site c .

v. iv. vii. ii. i. vi. For largerormorecomplexareaswithmultipleproperties to guidelinesa.andb.above,provide: and/or buildings,amasterplanmayberequired.Inaddition

realm, ifapplicable heritage viewsorotherimportantfromthepublic adjacent and on-site heritage properties and identified and onadjacentsites including majorutilityelementsonthedevelopmentsite trees, sitecirculation,andservicingelements ground floor uses, setbacks, building entrances, street district community energywhenappropriate utility connections. Includesharedsystems such as municipal servicing,vehicular circulationandmajor network on theirroleasaplaceand partofthemovement of streetsandopenspaceswith characteristicsbased by the proposed development, incorporating a hierarchy a visionforthedevelopmentofentireareaaffected water courses, trees and any other significant aspects. topographical andlandscapefeaturesincludingravines, buildings, parksandopenspace distances andtheirrelationshiptoneighbouring proposed buildingfootprints,heightsandfacing how newstreets,pedestrianandcyclingroutes,parks, the entireareaeffectedbyproposeddevelopment,including spaces. ThePlanshouldprovideavisionforthedevelopment of areas withmultiplebuildings,newstreets,parksandopen guide theincrementaldevelopmentoflargerormorecomplex A MasterPlanprovidesaplanninganddesignframeworkto achieve ahigh-qualitylivingenvironment. may needtobeprovidedaroundorwithinthebuildingsite amenities, communityfacilitiesandpublicrealmelements The blockcontextanalysiswillalsobeusedtodeterminewhat and scale. form patternsandrespondappropriatelytochangesinlanduse development will fit with and reinforce existing or planned built scale istodevelopanunderstandingofhowtheproposed minute walk.Theintentofthecontextanalysisata"walkable" for “walkability” and are roughly equivalent to a 5 and 10 The 250and500metreradiiaregenerallyacceptedmeasures context. development will fit with and respond appropriately to its and opportunities,todemonstratehowtheproposed The intentofthecontextanalysisistoidentifypatterns the Official Plan land use designation(s) and zoning controls. regulations andpoliciesthatapplytothesite,mostnotably the futureofarea.Theplannedcontextincludesplanning the existingphysicalsurroundingsandplannedvisionfor Context referstothesettingforadevelopment,includingboth RATIONALE

v. iv. iii.

4.5 MixedUseAreas:Policy2|5.1.3 SitePlanControl:Policy2and3 and 3|3.4TheNaturalEnvironment: Policy3|4.1Neighbourhoods:5,6,7and94.2Apartment Neighbourhoods:Policy2and3| 19 and20|3.1.2BuiltForm:Policy 1and2|3.1.5HeritageResources:Policy3,4173.3Building NewNeighbourhoods:Policy1,2 1, 2,3and6|2.4BringingtheCity Together:Policy2and8|3.1.1ThePublicRealm:1c,1d, 1e,5,6,9,11,12,13,14,16,17,18, Toronto GreenStandard |TorontoWalkingStrategy |DIPSTorontoCyclingNetwork Plan Related Standards, Guidelines &Studies: 2.2 StructuringGrowthintheCity: Policy1and2|2.2.1Downtown:TheHeartofToronto:4 |2.3.1HealthyNeighbourhoods:Policy Official PlanReference where twoormoreconstructionphasesareinvolved. a phasingplan,scheduleandinterimlandscapeplan connection fromthepublicsidewalk designed asuniversallyaccessiblewithabarrier-free where possible,apercentageoftheproposedunits units suitableforfamilies a rangeofunitsizes,includingtheprovisionlarger information anddetail,aMasterPlanmaynotberequired. associated ContextorPrecinctPlansthatincludecomparable When thereisaSecondaryPlanthatappliestothesite,with publicly accessibleandprivateopenspaceswillbeorganized. multiple buildings,newstreetsandparksconnectionstothebroaderneighbourhood. An illustrationofaconceptualMasterPlanforlargerdevelopmentareacontaining Walkway Existing Pedestrian Existing PublicStreet Open Space Public Park Development Site Walkway Proposed Pedestrian Proposed Street Rail Corridor Existing PedestrianBridge 15

SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 16 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES e. d. c. b. a. STREET AND BLOCKPATTERNS 1.2.1 parks, openspaces, amenitiesandotherneigbourhooddestinations. Extend thepublicrealmintodevelopmentstoenhanceaccesstransit, PUBLICREALMFRAMEWORK 1.2 Townhouse unitsframeandsupportanopenspace.

Provide new public streets in accordance with the City's Ensure fine-grained pedestrian networks between 80 -110m Utilize areasalongsiderailorhydrocorridorsandravinesto Use existingpublicstreetsforaddressandaccesstonew Provide safe,direct,universallyaccessiblepedestrianand from existingstreets. access andaddresstobuildings whicharenotaccessible Development InfrastructurePolicy andStandards(DIPS)for length. and vehicularnetworksofgenerallylessthan200min extend thenetworkofconnections,whereappropriate. of existinglocalstreetsandlanesintothenewdevelopment. buildings. Whennotpossible,generally,extendthepattern local retailareas. such asparks,schools,transit,communityfacilitiesand cycling linksthroughthenewdevelopmenttodestinations a. PUBLICPARKS AND OPENSPACES 1.2.2 b.

vi. v. iv. iii. ii. i. Orient buildingstoframeedges ofparksandopenspacesto Locate anddesignhigh-qualityparksopenspacesto: provide animation andpassiveoverlook.

restaurants. amenities, communitybuildings, schools,shopsand co-locate parksandopenspaces withotherpublic these spaces,whereappropriate development areastoexpandthescaleandfunctionof extend parksandopenspacenetworksintonew develop newlinkages,whereappropriate protect accesstoexistingparksandopenspaces appropriate topography aspartofanopenspacefeature,where preserve andincorporateexistingtreesnatural round useincludinggoodsunlightandwindconditions provide forsafety,usercomfort,accessibilityandyear- be visibleandeasilyaccessiblewithfrontageonstreets and otheraspectsofpubliclife. community gatheringspacesforwalking,meeting,recreation publicly accessibleopenspaceswillbenecessarytoprovide With newdevelopmentandgrowth,additionalparks access andmobility. Small blockpatternsprovidegoodopportunitiesforpedestrian public streetsandlanesshouldbeextendedintothenewsite. networks willbeneeded.Ingeneral,thepatternofexisting address orbeaccessedfromexistingstreets,newcirculation When sitesarelargeandnewbuildingscannottaketheir and accesstobuildingservices. or units,sunlightanddaylightintobuildingsopenspaces, and neighbourhoodactivities,addressforindividualbuildings within theCity.Theyalsoprovidesettingsforsocialinteraction which providemobilityaswellcreatinglinearopenspaces the City’s open space system, delineating development blocks walkable community is organized. They are a significant part of parks andopenspacescomprisesthestructureuponwhicha Public realmconsistingofstreets,lanes,mews,walkways, RATIONALE c.

vi. v. iv. iii. ii. i. The Citywilldetermine,throughthedevelopmentreview will besoughtto: the tools of the Official Plan, opportunities for new parkland process, whetherneworexpandedparksareneeded.Using

3.1.2 BuiltForm:Policy1,2,3,4, 5and6|3.2.3ParksOpenSpaces:Policy3,4,5,6,78 Toronto GreenStandard Related Standards, Guidelines &Studies: 2.3.2 Toronto's Green Space System and Waterfront: Policy 1b and 3b | 3.1.1 The Public Realm: Policy 19 and 20 | Official PlanReference a parkorPOPS). development, provideadditionalopenspaceonsite(as where there isn't a park within 400m of the environmentally significant areas or features assist intheenhancementandprotectionof provide formovementthroughablockbetweenstreets street frontage improve thevisibilityandaccesstoaparkbyincreasing parkland open spacebyaddingnewcontiguousor enhance thefunctionofanexistingpark,schoolyardor secure parklandinunder-servedareasoftheCity and qualityoflifeforthecityas awhole. establish a city's structure which contributes to the enjoyment spaces, alongwithothercitybuildingcomponents,beginto The publicrealmframeworkofstreets,parksandopen outdoor amenityareas. and typewillbereviewedforopportunitiestoprovideshared spaces. Smallerdevelopmentsoveracertainsizethreshold appropriately sized,locatedanddesignedparksopen Larger siteswillbereviewedforopportunitiestoprovidenew of accessandvisibility. Parks arethefocalpointsofcommunitiesandshouldbelocatedcentrallytoprovideease amenities helpstoimprovewalkability. A fine-grained network of safe and attractive pedestrian connections to neighbourhood 17

SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 18 SITE CONTEXT | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Conservation Districts(HCDs). Conservation and characterofon-siteadjacentheritagepropertiesHeritage theculturalheritagevalues,Locate anddesignbuildingstoconserve attributes 1.3 HERITAGE e. c. b. a. d.

i. iii. ii. Adaptive re-use ofheritagepropertiesisencouraged. Ensure thatlow-rise,multi-unit buildingsdonotvisually When aproposedbuildingisadjacenttoheritageproperty: Ensure that the integrity of the heritage property's cultural Conserve andintegrateheritagepropertiesinto properties ontheHeritageRegister. impede orhaveaphysicalimpact onthesettingof of façadesaloneisdiscouraged. heritage valuesandattributeswillberetained.Theretention satisfaction oftheCity. adjacent toapropertyontheHeritageRegister to apropertyontheHeritageRegisterand/orproperties Assessment willevaluatetheimpactofaproposedalteration Official Plan Heritage Policies (3.1.5). A Heritage Impact principles of good heritage conservation and the City's developments inamannerthatisconsistentwithaccepted

requirements. ensure consistencywithapplicableHCDPlan cues building throughhigh-quality,contemporarydesign integrate theexistingheritagecharacterinto and materialsofthehistoriccontext setbacks, proportions,visualrelationships,topography, design newbuildingstorespecttheurbangrain,scale, adjacent builtform setback toalignwith Provide frontyard street forms andframe with adjacentbuilt Transition

to

fit-in

positive contributiontoanhistoricsetting. designed andappropriatelysited,newdevelopmentcanmake a and contextualtreatmentofthenewdevelopment.Ifwell heritage propertiesshouldbereferencedtoinformthescale allow forappropriateconservationmeasurestobeundertaken, specific attributes. In locations where proposed developments space” topreservetheintegrityofaheritagepropertyor the construction of buildings or require additional “breathing the goals of intensification and redevelopment, and may limit There maybeinstanceswhereconservationprinciplesoutweigh Plan HeritagePolicies(3.1.5). principles of good heritage conservation and the City's Official development inamannerthatisconsistentwithaccepted protected, andwhereappropriate,integratedintothenew Conservation Districts(HCDs)whichrequiresthattheybe The CityofTorontovaluesitsheritagepropertiesandHeritage RATIONALE Parks Canada: StandardsandGuidelines fortheConservationof Related Standards,Guidelines& Studies Historic Placesin Canada 3.1.5 HeritageResources:Policy 1, 2,3,8,9,10,11,12and13 Official PlanReference Respect andenhance architectural features heritage building and rhythmsof of conservationstrategy landscape designaspart Incorporate heritage setback andstepbacks with strategicbuilding views ofheritagebuilding Preserve prominent BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

2.0 BUILDING TYPES

2.1 Building Types 2.1.1 Townhouse 2.1.2 Stacked Townhouse 2.1.3 Back-to-Back Townhouse 2.1.4 Stacked and Back-to-Back Townhouse 2.1.5 Low-Rise Hybrid Building 2.1.6 Low-Rise Apartment Building

19 20 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES surrounding context. well andrespondsappropriatelytotheparticularsiteconditions, adjacencies and asuitablebuildingtypeortypestoensurethatthenewdevelopmentfits Employ

c. b. a. BUILDINGTYPES 2.1 d.

iv. iii. ii. i. On largesites,generallyavoidamonotonousrepetitionof Provide alessintensehousingtype(e.g.townhouses, Analyze thepatternsandcharacteristicsofsurrounding Use the appropriate building type and unit configuration in one type. for moredetail). other lessintensiveuses.(SeeSection4.1FitandTransition residential neighbourhoods,parksandopenspaces,or where permitted)asatransitionalformadjacenttolowscale context. conditions andrelationshipsonthesitesurrounding type(s) and unit configurations that respond to the various built form,publicrealmandopenspace.Selectthebuilding order toavoid,wherepossible:

Avenues and Mid-RiseBuildingStudy |TallBuildingDesignGuidelines

Related Standards, Guidelines&Studies 3.3 BuildingNewNeighbourhoods: 1,2and3|4.1Neighbourhoods:Policies5-104.2Apartment Neighbourhoods: Policy2and3| 3.1.1 ThePublicRealm:Policy1c, 1d,1e,5,6,9,11,12,13,14,16,17,18,19and20|3.1.2Built Form: Policy1and2| Official PlanReference buildings facingstreetsorparks fronts ofbuildingsfacingrearyardsorbacks parking lotslocatedbetweenabuildingandstreet. street (SeeSection3.1,m.and4.3,a.,i.) entrances notvisibleorwithdirectaccessfroma too manyindividualentrancesononefaçade

Section doesnotillustrateeverypossibletypeandcombination. on desirableconditionsandconsiderationsforeachtype.This rise, multi-unitresidentialbuildings.Itincludesadiscussion descriptions andillustrationsoftypicalcharacteristicsforlow- This Sectionaddressesbuildingtypesandprovides conditions tomeettheoverallintentofGuidelines. should beanalyzedandtailoredtorespondtheparticularsite intense or lower in scale. Building types and unit configurations development canbe sensitivetoneighbouringusesthatareless of buildingfortheproposedlanduseandopenspace,new the appropriate configuration, scale of development and type(s) development intoanexistingand/orplannedcontext.Through play a significant role in the successful integration of new Building placement, type, unit configuration and design, RATIONALE

Provide lessintensehousing intensity development neighbourhoods tohigher form betweenlowscale type asatransitional throught publiclaneorprivatedriveway Garage attherearofbuildingaccessed Unit entrancesatfrontofbuildingonly. Variation 1 Townhouse from publicorprivatestreet Garage atthefrontofbuildingwithaccess Unit entrancesatfrontofbuildingonly Variation 3 Townhouse Variation 2 Townhouse throught publiclaneorprivatedriveway Garage attherearofbuildingaccessed Unit entrancesatfrontofbuildingonly. Variation 1 Townhouse from publicorprivatestreet Garage atthefrontofbuildingwithaccess Unit entrancesatfrontofbuildingonly Variation 3 Townhouse A A A Variation 2 Townhouse Access to public rear lane or private driveway where appropriate building setback and landscape screeningcanbeprovided Access topublicrearlaneorprivatedrivewaywhereappropriatebuildingsetbackandlandscape asfrontyardlandscapedsetbacksorstreettype Sites wherefrontintegralgaragesarenotappropriateduetoneighbourhoodcharactersuch drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetwithaccesstolaneorprivate Appropriate siteconditions: Vehicular movements are not desired at the rear of the site ie. when the rear is adjacent to rearyardsofexistingdwelling Vehicular movementsarenotdesiredattherearofsiteie.whenisadjacentto torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacent characterie.rearyard area/soil volumncanbeachieved Sites wherefrontintegralgaragesareacceptableandappropriate amountsoffrontyardlandscape drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetbut noaccesstopubliclaneorprivate Appropriate siteconditions: B B B throught publiclaneorprivatedriveway Garage attherearofbuildingaccessed Unit entrancesatfrontofbuildingonly. Variation 1 Townhouse from publicorprivatestreet Garage atthefrontofbuildingwithaccess Unit entrancesatfrontofbuildingonly Variation 3 Townhouse A A A Variation 2 Townhouse Access to public rear lane or private driveway where appropriate building setback and landscape screeningcanbeprovided Access topublicrearlaneorprivatedrivewaywhereappropriatebuildingsetbackandlandscape asfrontyardlandscapedsetbacksorstreettype Sites wherefrontintegralgaragesarenotappropriateduetoneighbourhoodcharactersuch drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetwithaccesstolaneorprivate Appropriate siteconditions: Vehicular movements are not desired at the rear of the site ie. when the rear is adjacent to rearyards ofexistingdwelling Vehicular movementsarenotdesiredattherearofsiteie. whentherearisadjacentto torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacent characterie.rearyard area/soil volumncanbeachieved Sites wherefrontintegralgaragesareacceptableandappropriate amountsoffrontyardlandscape drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetbut noaccesstopubliclaneorprivate Appropriate siteconditions: B B B A A A A A A Access to public rear lane or private driveway where appropriate building setback and landscape screeningcanbeprovided Access topublicrearlaneorprivatedrivewaywhereappropriatebuildingsetbackandlandscape asfrontyardlandscapedsetbacksorstreettype Sites wherefrontintegralgaragesarenotappropriateduetoneighbourhoodcharactersuch drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetwithaccesstolaneorprivate Appropriate siteconditions: Vehicular movements are not desired at the rear of the site ie. when the rear is adjacent to rearyardsofexistingdwelling Vehicular movementsarenotdesiredattherearofsiteie.whenisadjacentto torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacentcharacterie. area/soilvolumncanbeachieved Sites wherefrontintegralgaragesareacceptableandappropriateamountsofyardlandscape drivewayattherearofsite Sites whereallunitentrancescanfrontontopublicstreetbutnoaccesstolaneorprivate Appropriate siteconditions: B B B A 2.1.1 TOWNHOUSE technically feasible andeachunitis6.0mor wider. garages shouldonlybeconsidered whennootheroptionis curb cutsreducepedestriancomfort andsafety.Frontintegral present afacetothestreetlacking inanimationandmultiple landscaping andsoilvolumefor treegrowth.Thegaragedoors be avoidedgenerallyastheyreducefrontyardareasfor Townhouses withfrontdrivewaysandgaragesshould rear ofthebuildingaccessedviaalaneordrivewayispreferred. Parking forstreet-relatedtownhousesundergroundoratthe DISCUSSION • • • • • TYPICAL CHARACTERISTICS A

A Garage locatedattherearorfront Distinct frontandrearconditions Individual unitentrancewithdirectaccesstograde Shares sidewallswithneighbouringunits 2 to4storeys Street Public Rear AccessGarage preferred lane/driveway is public orprivate Garage accessvia A A B

B Lane/Driveway 6.0m Min A

A

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

design, especiallywhen amenityspacesoverlookthearea. Avoid lanesliketheabove withoutaccommodationforutilities, landscaping andquality the lane.Plantingalongsidescreensserviceelements. Well-designed garagescomplementthetownhousebuildingandimprovesquality of Lane/Driveway

6.0m

Min Public Street Public Front IntegralGarage A A B B possible garage whenever Avoid frontintegral 6.0m Min 21

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

22 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES building contexts. condition whichisdesirableinmostexistingand/orplanned intensity whileallowingforarearyard-to-rearyardfacing Typically, thisgrade-relatedhousingtypeprovidesalevelof Similar totownhousesbutwithunitsoneontopoftheother. DISCUSSION • • TYPICAL CHARACTERISTICS • • • .. STACKED TOWNHOUSE 2.1.2

Garage locatedundergroundorattherear Distinct frontandrearconditions Individual unitentranceswithdirectaccesstogradefrom Share sideandbackwallswithunitsstackedvertically 3 to4storeys shared outsidelanding B B C A A Parking isprovidedunderground transition. Large sitewithmultipleblocks wherereartoconditionisdesiredalongedgeofsites as Site whereareartoconditionisthepreferredbuilding condition. Small siteswithshallowdepthswhereallunitentrancescan beseenfrompublicstreet. Appropriate siteconditions: Parking isprovidedunderground transition. Large sitewithmultipleblockswherereartocondition isdesiredalongedgeofsitesas Site whereareartoconditionisthepreferredbuildingcondition. Small siteswithshallowdepthswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: facing astreet massing when within building Stair tolowerunit pedestrian mews be locatedwithina grade unitsmay Entrance tobelow- Pedestrian Mews Public Street canopy andadditional softlandscaping. could beimprovedby internalizingsomeofthestairstoupper units,avisuallylighter Accessible unitsat-grade aredesirableinStackedTownhousebuilding type.Thisproject C A A B B Rear Yard Rear Yard possible an above-gradelevelwhen is provided,combinewith When abelow-gradelevel -Unit entrancesonfrontofbuildingonly Variation 2 Back toTownhouse -Unit entrancesonbothsidesofbuilding Variation 1 Back toTownhouse Parking isprovidedunderground torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacentcharacterie. adjacentproperty,novisualconnectiontopublicstreetetc. Sites whereentrancesattherearofbuildingisnotappropriateie.facingyardsor Small mid-blocksiteswhereallunitentrancescanfrontontopublicstreet Appropriate siteconditions: A B Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnectiontopublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuildingorproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: -Unit entrancesonbothsidesofbuilding Variation 1 Back toTownhouse -Unit entrancesonfrontofbuildingonly Variation 2 Back toTownhouse • • • • TYPICAL CHARACTERISTICS BACK-TO-BACKTOWNHOUSE 2.1.3 amenity willapply. requirements with respecttoindoorandoutdoor shared zoning by-law.As"Apartment Buildings",thezoningby-law another, is defined as "Apartment Building" under the City-wide A backtotownhousewith partorallofaunitabove yard buildingrelationshipisdesired. side. Thisarrangementispreferredwhenarearyard-to-rear A variationhastheentrancestobothunitslocatedonsame usually doesnothavearearyard. mews. Duetothetwosidedbuildingdesign,thistype individual unitentrancesareaccessedviaastreetorpedestrian Back-to-Back Townhousestypicallyhavetwofrontswhere DISCUSSION

Garage locatedunderground Units havedirectaccesstogradeoftenononesideofthe Shares sideandbackwallswithneighbouringunits 2 to4storeys building oronboth Parking isprovidedunderground torearyardrelationship Private rearyardamenityspacesaredesiredtocomplimentadjacentcharacter ie.rearyard adjacentproperty,novisualconnectiontopublicstreetetc. Sites whereentrancesattherearofbuildingisnotappropriateie.facingyardsor Small mid-blocksiteswhereallunitentrancescanfrontontopublicstreet Appropriate siteconditions: A B Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnectiontopublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuildingorproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: A A B B Public/Private Street prevailing neighbourhoodpatterns. Along withthepreservationofexistingmaturetrees,buildingsaresetbacktoalign with Building Front A A pedestrian mews and oneaddressinga One addressingastreet, may havetwofronts. Back toTownhouses relationship isdesired yard-to-rear yard same sidewhenrear to bothunitsonthe Provide entrances B B Pedestrian Mews Rear Yard 23

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

24 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES grade-related entrances Units stackontopofoneanotherwith Unit entrancesonbothsidesofbuilding Variation 2 Stacked BacktoTownhouse DISCUSSION • • • • • TYPICAL CHARACTERISTICS STACKEDBACK-TO-BACK TOWNHOUSE AND 2.1.4 are essential. realm. Thoughtful designandcoordinationof theseelements private amenityspacesoftenoverwhelm theprivateandpublic number ofsharedlandings,unit entrancesupanddown, building type's internal organization and characteristics. The Challenging urbandesignissues areoftencreatedbythis unit entrancesareaccessedviaastreet,orpedestrianmews. of theother,thishousingtypehastwofrontswhereindividual Similar toBack-to-BackTownhousesbutwithunitsoneon top Defined as "Apartment Building" in the City-wide zoning by Garage locatedunderground Unit entranceshavedirectaccesstogradefromanoutside Share sideandbackwallswithunitsstackedvertically 3 to4storeys law shared landing,oftenonmorethanonesideofthebuilding A B B A D Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnectiontopublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuildingorproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrompublicstreet. Appropriate siteconditions: D C C preferred of thebuildingonlyis entrances ononeside create situationswhere Certain siteconditions Public/Private Street Public/Private Street - B A B indoor andoutdoor sharedamenitywillapply. as such,therequirementswith respecttoelementsincluding "Apartment Building"underthe City-widezoningby-lawand The Stacked and Back-to-Back Townhouse type is defined as mews. spaces forbelow-gradeunitsmayfrontontothepedestrian yard-to-front yardcondition),entrancesandoutdooramenity When unitsfacebothastreetandpedestrianmews(afront front yardsetback. option ispossibleandwhennotlocatedwithintheminimum to below-gradeunitsareonlyallowedwhennootherentrance with anabove-gradeleveltocreateatwo-levelunit.Entrances outside stair.Wherepossible,combineabelow-gradelevel instances, alsoavoidbelow-gradeunitswiththeassociated adequate widthinthefrontyardsfortreeplanting.Inthese order toaccommodatemultipleentrystairswhileproviding on thestreetsideonlywithaminimumunitwidthof5.5min to haveentrances When thisisnotpossible,designthebuilding Low-Rise ApartmentBuildingorHybridtypeinstead. When arearyard-to-rearyardconditionisdesired,employ D C create atwo-levelunit and above-gradelevelsto Combine below-grade A D C Pedestrian Mews Rear Yard Min 3.0m Frontyard Setback D A D A B C 5.5m Min B C grade-related entrances Units stackontopofoneanotherwith Unit entrancesonbothsidesofbuilding Variation 2 Stacked BacktoTownhouse Parking isprovidedunderground Large sitewithmultipleblockscreatingpedestianmewsdirectconnection topublicstreet. Sites withnoprivactyconcernsandnotfacingtherearofadjacentbuilding orproperty. Small siteswithtwofrontageswhereallunitentrancescanbeseenfrom publicstreet. Appropriate siteconditions: to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid D A B to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid C D A B C B A Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid to upperlevelhallway common lobbyatgradewithelevatoraccess Upper unitentrancesaccessedthrough building accessedatgrade Grade-related unitentrancesonbothsidesof Units stackontopofoneanother Variation 1 Hybrid D A B C D A B C • • • stairs andwalkways, thusimprovingtheoverall publicrealm. landscaped frontagesbyminimizing thenumberofentrances, This arrangementcanhelpto provide opportunitiesforlarger street whileprovidingacentralized accessfortheupperunits. allow forsomegrade-relatedunits withdirectaccessfromthe and Back-to-BackTownhousebuildingtype.Hybridbuildings The HybridBuildingtypeisgenerallypreferredovertheStacked DISCUSSION • • TYPICAL CHARACTERISTICS LOW-RISE HYBRIDBUILDING 2.1.5

Underground orrearintegratedparking Upper unitsgainaccessthroughasharedentranceinto Ground levelunitshaveindividualentranceswithdirect Share sideandbackwallshaveunitsstacked 3 to4storeys building byverticalcirculationandcorridor access tograde vertically A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: B B A A A B Parking isprovidedunderground Deep siteswherelocationunitentrancesarebetterlocatedclosertopublicstreet Narrow siteswhereaccesstounitentrancesatgradeischallenging When manyunitentrancesaretobelocatedinpedestrianmews Site alongmajorarterialroadswhereunitentrancesarenotdesired Appropriate siteconditions: Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor C D Ground Floor Upper Floor Ground Floor Upper Floor Ground Floor Upper Floor grade iswarranted. The hybridbuildingtypecanbeemployedwhenareductioninindividualunitaccess to Ground Floor Upper Floor Ground Floor Upper Floor B B A A internal corridor upper unitsaccessedviaa accessed fromgradewith Grade-related unitsare - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: D C - etc...... - accesstoatgradeunits Consider thefollowingwhendesigningthisbuildingtype: accessibility. This resultsinimprovedbuildingdesign,streetscape,safety,and within thebuildingaccessedthroughtacommonlobbyandhallway. This buildingtypeallowssomeunitentrancestobecentralized Considerations: 25

BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Parking isprovidedunderground from unit Units atgrademayhaveaccesstoexterior common lobbyandhallways Entrance tounitsareaccessedthrough Units stackontopofoneanother Variation 1 Apartment Parking isprovided underground from unit Units at grade mayhave accesstoexterior common lobby and hallways Entrance to units are accessed through Units stackontop ofoneanother Variation 1 Apartment entrances arenotdesired Site alongmajorarterialroadswhereatgradeunit Appropriate siteconditions: entrances arenot desired Site alongmajor arterialroadswhereatgradeunit Appropriate siteconditions: adapted tovarioussituations. This buildingtypecanhavemanyvariationsandbe Considerations: adapted tovarious situations. This buildingtype canhavemanyvariationsand canbe Considerations: Parking isprovidedunderground from unit Units atgrademayhaveaccesstoexterior common lobbyandhallways Entrance tounitsareaccessedthrough Units stackontopofoneanother Variation 1 Apartment Parking isprovided underground from unit Units atgrade mayhaveaccess toexterior common lobbyand hallways Entrance tounits are accessedthrough Units stackontopofoneanother Variation 1 Apartment

26 BUILDING TYPES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES .. LOW-RISE APARTMENTBUILDING 2.1.6 • • appropriate incertain areas. context. Opportunitiessuchas commercial/retailmayalsobe building frontagecanbebetter designedtorespondlocal type. Byconsolidatingandinternalizing unitentrances,the preferred overtheStackedand Back-to-BackTownhouse in variousforms.Incertaininstances,thishousingtypeis This buildingtypecanbefoundinmanypartsoftheCity DISCUSSION • • • TYPICAL CHARACTERISTICS

to access individual units on

Shared verticalcirculation Underground parking Unit entrancesaccessedthroughinternalcorridors A sharedmainentranceandsecondaryaccessesto Multiple unitsstackedverticallyandhorizontally 3 to4storeys and verticalcirculation units withinthebuilding both sidesofthebuilding entrances arenotdesired Site alongmajorarterialroadswhereatgradeunit Appropriate siteconditions: entrances arenotdesired Site alongmajorarterialroadswhere atgradeunit Appropriate siteconditions: A B D C B A internal hallways exterior entrancesand/or Units gainaccessfrom Joy vonTiedemann. Low-rise apartment building fits into existing context. Credit: Audax Architecture. Photo: Through-units withaccess to twoseparatevertical adapted tovarioussituations. This buildingtypecanhavemanyvariationsandbe Considerations: circulation stairwells adapted tovarioussituations. This buildingtypecanhavemanyvariations andcanbe Considerations: A D B A C B SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

3.0 SITE ORGANIZATION

3.1 Streets, Lanes, Mews and Walkways 3.2 Shared Indoor and Outdoor Amenity Areas 3.3 Building Placement and Address 3.4 Site Services, Access and Parking

27 28 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES b. h. g. f. e. d. c. a. frame thestreetandcreateacomfortablepedestrianenvironment.Credit:TactArchitectureInc. A contemporary townhouse development fits harmoniously with the existing context through appropriate building type, scale, placement of buildings, and use of materials. This helps to direct accessandaddressforallnewbuildings. Provide newstreets, pedestrianmewsandwalkwaysforsafe, comfortableand STREETS,LANES,MEWSANDWALKWAYS 3.1

Extend andconnectnewstreets,lanes,pedestrianmews Provide andconnectpedestrian andcyclingpathways Incorporate easy to maintain traffic calming features, such Locate accesstositesonsecondarystreets,wherepossible Provide throughstreetsandlanestominimizevehicle Design streetsandlanestobeinviting.Createattractive Locate anddesignstreets,lanes,mews,walkwaysto Provide newpublicstreetsandlanesthatconformtothe areas, wherepossible. links toschools,transit,communityfacilities,andretail walkways tothelocalstreet/pedestriannetworkandprovide possible. alongside ravines, openspaces,andrailcorridors, where and crosswalkstocreateapedestrian friendlyenvironment. as on-streetparkingbaysand bulb-outs,texturedmaterials curb cuts. and consolidatedriveway/lanewayaccesspointstominimize turnarounds, wherepossible. within tighterdimensions). amenities. (For lanes, adapt streetscaping elements to fit including canopytrees,pedestrianscalelightingandother comfortable, pedestrianenvironmentswithlandscaping cycling facilitieswithinthenewdevelopment. provide safe,direct,universallyaccessiblepedestrianand City’s standards.

Residential StreetsandPrivateMews. Infrastructure PolicyandStandards"(DIPS)forPublicLocal and snowstorage.RefertoCityofToronto"Development They mustalsoaccommodatespaceforgarbagecollection type, suchassidewalks,streetlighting,landscapingandtrees. should accommodatestreetscapeelementsappropriatetothe services andutilitiesabovebelowgrade.Streetslanes way widthsmustaccommodatespaceforessentialmunicipal City’s standards of quality. Standard public street right-of- New streetsandlanesshouldbepublicconformtothe enhance theuserexperienceandqualityoflife. attractive, enjoyable,andpublicly-accessibleenvironmentsthat connect witheachother.Theserouteshavethepotentialtobe that canprovideasenseofplaceandallowcommunitiesto just circulationroutes,theyareplace-makingopportunities organizational elementsinlow-risedevelopments.Morethan Streets, lanes,mewsandwalkwaysarefundamentalsite RATIONALE Related Standards,Guidelines& Studies Policy 1a,2band3a|5.1.3SitePlan Control:Policy3 3.1.2 BuiltForm:Policy5|3.3Building NewNeighbourhoods: Accessible Space DesignGuidelines Streetscape Manual |DIPSPrivatelyOwnedPublicly- 3.1.1 PublicRealm:Policy5,6,13, 14,16,17,18| Official PlanReference Toronto GreenStandard|RoadWorks Standards| . STREETS,LANES,MEWSANDWALKWAYS 3.1 1.2 PublicRealm Framework) Infrastructure Policy andStandards(DIPS). (See alsoSection lanes and vehicular mews) are specified in Development and thedesignstandardsforsome oftheelements(streets, The dimensionsdonotnecessarily equatetozoningstandards elements fortownhouseandlow-rise apartmentbuildings. setbacks andpermittedencroachmentsaretypicalaccess mews, lane/driveway,andwalkwaysectionswithassociated Note: Thepublic/privatestreet,privatevehicularandpedestrian j. i. Streets

Where frontintegralgarageparkingonastreetisprovided, Where parkingisundergroundorattherear,minimum 6.0m). property (withthegarageportionofbuildingsetback front yardsetbacksofbuildingsoneithersidethesubject applicable zoningby-law,4.5mortheaverage of theexisting the minimumfrontyardsetbackfrompropertylineis setbacks ofbuildingsoneithersidethesubjectproperty. zoning by-law,3.0mortheaverageofexistingfrontyard front yardsetbackfromthepropertylineisapplicable Integral Garage 2.5m or50% Without Front of Setback Context or Front Yard Applicable Lesser of 3.0m or Setback ZBL Min PL 2.1m Min Public Sidewalk Infrastructure Policy& Refer toDevelopment Right ofWayVaries Standards (DIPS) Public Street streetscapes. Well-proportioned public streetscreateframeworkforattractive neighbourhoodsand CONT. 2.1m Min Public Sidewalk PL Integral Garage Applicable ZBL 2.5m or50% Min 4.5mor of Setback Front Yard with Front Context or Lesser of to GarageDoor Setback Min 6.0m Continued onnextpage… 29

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 30 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 3.1 m. l. k. Setbacks. between buildingsseeSection4.2FacingDistancesand units withinalargerdevelopmentsite.Forfacingdistances provides publicaccessandaddresstoindividualbuildings maintained pedestrianroutevisiblefromthestreetwhich Pedestrian Mews(Pedestrian)- Pedestrian mewsareacceptableinorientationswhenthey Pedestrian mewsmaybeconsideredasaPrivately-Owned Location andsizeofwalkway(s)landscaped drive. are perpendiculartoastreetorinsomecasesprivate the POPSguidelines. accommodate Publicly AccessibleSpaces(POPS)whendesignedto a centrallylocatedopenspaceisacceptable. areas mayvary.Forexample,twowalkwaysoneithersideof

STREETS,LANES,MEWS ANDWALKWAYS functions beyondapedestrian route andmeet A privatelyownedand Generous walkwaythrough thebuildingmassingframesviews and createsagateway. area. Pedestrian mewswithcentralgreenspaceandpedestrianwalkwaysframingtheshared CONT. Continued onnextpage… Narrow walkwaybetween buildingblockswithlandscapedarea. n. maintained pedestrianpath. Landscaped Walkway- 3.1 iii. ii. i. Employ minimumwalkwaydimensionsasfollows:

STREETS,LANES,MEWS ANDWALKWAYS and pedestrianscalelighting. and aclearpathwidthofatleast1.7mwithlandscaping area, provideaminimumbuildingseparationof3.0m provides forexample,accesstoaparkingorservice to aunitorisnotmid-blockconnection,but for awalkwaythatdoesnotprovidedirectaccess scale lighting path ofatleast2.1mwithlandscapingandpedestrian minimum buildingseparationof4.5mandaclear between twostreetsortositefeatures,providea for awalkwayprovidingmid-blockconnection and pedestrianscalelighting a clearminimumpathwidthof2.1mwithlandscaping provide aminimumbuildingseparationof6.0mand when thewalkwayisprimaryaccesstounits, Typicallyaprivatelyownedand r. q. p. o. for buildings. garage/area and/orserviceareawhichdoesnotprovideaddress Lane –afacilitythatprovidesvehicularaccesstoparking CONT. Lanes canbepublicorprivatelyowned. Organize utilitiesandbuildingequipmentindiscreet Consider integratedareastoaccommodateplantingand Provide landscapingandlightingtocreateacomfortable reduce visualclutter. locations. Ensuretheseelementsarearrangedcarefullyto snow storage. pedestrian circulationandsmall-scalegardening. and attractiveenvironmentthatsupportsinformalplay, 31

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 32 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES a. within thedevelopment. Design sharedoutdooramenityareastobepublicly accessibleandafocalpoint OUTDOOR AMENITYAREAS INDOOR AND SHARED 3.2 High-quality, centrally located, and sun filled amenity spaces are focal points of communities. Credit: David Peterson Architect Inc. Triumph Developments. Photo by: Ben Rahn, A-Frame.

vii. vi. v. iv. iii. ii. i. When sharedoutdooramenityspacesarerequired,design these spacesto:

neighbouring properties,where possible complement andconnectwith openspaceon area for passive recreation and children's play space site. Opportunitiesmayincludehard/softlandscaped maximize high-qualitylandscapedopenspaceonthe maximize accesstosunlight possible andincorporateintothelandscapedesign preserve existingtreesandtopographywherever the indooramenityspace. and aminimum40m shared outdooramenityspaceinonecontiguousarea inaccessible areas.Provideaminimumof50%the space). Avoidlocatinginisolated,irregularlyshaped, accessible to all residents (particularly a children's play be locatedcentrally,inhighlyvisibleareasand windows) massing andactiveuses(e.g.entrancesprimary be animatedandframedwithappropriatebuilding mews andwalkwaystoprovidevisibilityaccess. be locatedatgradeandfrontontostreets,pedestrian 2 adjoiningordirectlyaccessibleto b. potential for children's play space and communal gardening. open toapublic streetwithpredominatelysoft landscapingand Urban Gardens-landscapedspace,usuallyof intimate scale, surfaced landscape features flanking a public street. Plazas -animatedgatheringplacewith predominantlyhard space andnodirectstreetfrontage. single or consolidated block with potential for children's play Courtyards -landscapedopenspace,locatedinthecentreofa Types ofoutdoorsharedamenityareamayinclude: d. c.

vii. vii. A dogrunand/orgroomingstationisencouragedas Provide andlocateinterioramenityfacilitiesadjacentto part oflargerdevelopments. indoor andoutdooramenityspaces. Meet safetyanduniversallyaccessiblestandardsinshared spaces. doors fordirectphysicalandvisualaccessbetweenthese shared outdooramenityareasandprovidewindows

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

Bird-Friendly Development Guidelines 5.1.3 SitePlanControl:Policy3b and3e 3.4 TheNaturalEnvironment:Policy 18aand18f| 3.3 BuildingNewNeighbourhoods: Policy2aand2d| 3.2.3 ParksandOpenSpace:Policy1a,1c1d| 19 and20|3.1.2BuiltForm:Policy1d,3f,5b,5d6 Policy 1band3b|3.1.1ThePublicRealm:13,14,15, Toronto GreenStandard| GreenRoofBy-law| Related Standards,Guidelines & Studies: 2.3.2 Toronto's Green Space System and Waterfront: Official PlanReference

A sharedamenityspace alongtherailcorridor. A courtyardwithseatingareas,matureshadetreesandplanting. Townhouses frame a well-landscaped courtyard outdoor amenity area with reflecting pool. 33

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 34 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Buildings frame a courtyard with a children's play space and places for leisure. opportunities forhigh-qualitylandscapingandstreetscaping. Ensure thatbuildingsfitharmoniouslywiththeexistingcontextandprovide Locate thebuildingstoframeedgesofstreets, parks, andopenspace. PLACEMENT ANDADDRESS BUILDING 3.3 e. d. c. b. a.

iii. ii. i. Provide upgradedelevationswhenvisiblefromstreets, Design allbuildingelevationsthatfacestreets,mews,parks Maintain highvisibilityanddirectaccesstofrontdoorsfrom Setback newbuildings: parks andopenspaces. doors paralleltothestreetframeedgesofstreets, In general,orienttheprimaryfacadesofbuildingsandfront mews, parksandopenspaces. the publicrealm. with porches/stoops,frontdoorsandwindowstoactivate and openspacestoappearfunctionasfronts,complete not locatedonapublicstreet. the publicsidewalk,especiallywhenbuildingentrancesare

streetscapes to maintainthecharacterofexisting softlandscaped part ofthebuildingtoresolve the differences on eithersideofaproposeddevelopment, setbackallor where existingsetbacksarewell-established,butvary to change existing setbackpatternisconsistentandnotplanned to alignwithneighbouringbuildingfrontageswherethe i. h. g. j. f.

iv. ii. i. On cornersites: Organize buildingstoeliminateback-to-frontfacing Generally, providebreaksbetweenbuildingsevery36m side ofthebuilding facinganareathatcannot beseenfrom On mid-blocksites,whereback tobackunitsresultinone landscaping. pedestrian amenityandincreasedspacefortreesother to avoidlong,monotonousfacadesinorderimprove Provide greaterbuildingsetbacksatstrategiclocations condition facinganystreet. the siteoronneighbouringproperties.Avoidarearyard relationships suchasfrontdoorsfacingrearyardson (based onunits6minwidthx6,or4.5m8).

entrance facingtheprimarystreet. provide primaryfacadesfacing bothstreetswiththe neighbouring buildingsonbothstreets align thebuildingtosetbackpatternof j. forminimumsetbackdimensions) Section 3.1Streets,Lanes,MewsandWalkways,i. pattern doesnotexistorisplannedtochange (See the minimumorgreaterwhereaconsistentsetback

context. development fit better within the existing neighbourhood wall ofthebuilding.Theseelementsalsooftenhelpnew provide transitioninscalefromthesidewalktomain the frontfaçade,enhanceprominenceofentrances, canopies, andlandings.Theseelementsaddvisualinterest to Setbacks allowforprojectingelementssuchasporches, also importanttobreak-upmultipleblockswithopenspaces. relationship tograde.(SeeSection4.0formoredetail).Itis be consideredincludesetbacks,height,transitionandbuilding safety, useandqualityofthesespaces.Aspectsthatneedto ground floor uses, define the edges and help to determine the Appropriately located,sizedanddetailedbuildings,their comfort andamenity. be requiredtoexpandthepublicrealmandimprovepedestrian setbacks atstrategicpointsoralongtheentirefrontagemay setback lineisclosetothepropertyline,greaterbuilding a pedestrian-orientedcontextforthefuture.Wherebuilding the requiredsetbackline,paralleltostreet,helpsestablish consistent orplannedtochange,theplacementofbuildingsat fit with existing neighbours. Where the setback pattern is not Well-placed buildingscancreateacoherentstreetscapeand street withaconsistentsetbackfromthefrontpropertyline. Toronto’s traditional urban pattern is buildings parallel to the RATIONALE k.

ii. i. On largersiteswithmultiplebuildingblocks: hybrid, low-riseapartmentorthroughunittypeinstead. entrances facingthestreet/openspace,orpreferablyusea a street,parkorpubliclyaccessibleopenspace,locateall

Use Areas:Policy2e|5.1.3SitePlan Control:Policy3c Accessibility Design Guidelines | Streetscape Manual | Privately Owned Publicly-AccessibleSpaceDesign Guidelines Accessibility Design Guidelines|StreetscapeManual |Privately Related Standards, Guidelines &Studies: 2, 3,5a,5band5c|3.3Building New Neighbourhoods:Policy3b|4.2Apartment Policy2b,2cand3e|4.5Mixed Official PlanReference2.3.1HealthyNeighbourhoods:Policy 1and2|3.1.1ThePublicRealm:Policy1d93.1.2Built Form:Policy 1, shared amenity/openspaces. ensure buildingblocksareinterspersedwithlandscaped and accessibilitytoallbuildingentrancesfromstreet(s) parallel orperpendiculartostreets,ensuringvisibility provide acombinationofbuildingseitheroriented existing frontyardsetbacksoftheneighbourhood.Credit:TactArchitectureInc. Buildings placed parallel to street provide definition to street edge and help to reinforce the Example ofcornerexpressiononbuilding. 35

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 36 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES f. e. d. c. b. a. Public realm can be significantly improved when garage ramps and garbage storage areas are internalized into the building. Credit: Audax Architecture. Photo: Joy von Tiedemann. view andthepublicrealm. areas, utilities, andparkingaccess, intoabuildingorundergroundawayfrom Locate “back ofhouse” areasandelements, suchasloading/garbagecollection SERVICES,PARKING SITE ACCESSAND 3.4 ii. i. Minimize surfaceparking,drivewaysanddropoffareas: Minimize theextentofsiteareadedicatedtoservicingand Provide amaximum100mdistancetocommonwaste Limit thenegativeimpactofaserviceareaorelementson Provide accesstositeservicingandparkingattherearof Incorporate parkinggarageramps,accessstairs,garbage and efficient layouts, where possible. vehicular accessthroughtheuseofsharedinfrastructure collection areaandgarbagechutes. with attractivearchitecturalfeaturesandlandscaping. properties bylocatingtheareaoutofviewandscreening the publicrealm,units,sharedopenspace,andadjacent the building/site,fromalane,orshareddriveway. collection/storage areas,andloadingareasintothebuilding. sidewalk orstreet (frontyardareas) avoid locatingparking betweenthebuildingand public with theexceptionoffrontintegral garagedriveways, dispersed onsitecirculationroutes viaparallelparking underground. Aminimalamount ofparkingmaybe provide sufficient and convenient visitor parking j. i. h. g. iii. iv. Ensure below-gradeparkingstructures donotlimit For apartmentswithover30units,providesecurestorage Provide forsafeandappropriatepedestrian/bicycleaccess Design bicycleparkingareas/structurestobeattractive providing quality soilwithappropriatevolume anddepth. opportunity formaturelandscape andtreegrowthonsiteby or basementlevelofthebuilding). for bulkyitemsoutsideofindividual units(e.g.intheground to theundergroundparkinggarage. Parking Facilitiesforadditionalinformation. and GuidelinesfortheDesignManagementofBicycle of thedevelopment.RefertoTorontoGreenStandard and integraltotheoverallbuildinglandscapedesign 'Greening' Surface Parking Lots. Toronto GreenStandardandtheDesignGuidelinesfor design surfaceparkinglotsinaccordancewiththe possible and drivewayswithwell-landscapedopenspace,where (e.g. tower-in-the-park infill), replace surface parking where infill is taking place on an existing residential site not dominatethestreetscape,butinsteadbelocatedin Parking elementsforlow-rise,multi-unitbuildingsshould to provisionsoutlinedintheOntarioBuildingCode,3.2.5.1. For fire access routes and fire fighting access to buildings, refer New DevelopmentsandRedevelopments"(Revised05/2012). for Garbage,RecyclingandOrganicsCollectionServices provided inaccordanceto"TheCityofTorontoRequirements Garbage pick-uponpublicstreetsandprivatesiteswillbe neighbouring properties. and onadjacentstreets,publicorprivateopenspaces, concerns, andunattractiveviewswithinthebuildingsite and siteservicing.Thishelpstomitigatenoise,airquality elements andlandscapedesigntoscreenvehicularaccess Incorporate withinthebuildingorusehigh-qualityarchitectural and attractivepublicrealmpedestrianenvironment. and behindbuildings,itpromotesasafer,morecomfortable new development.Whentheseactivitiesareconcealedwithin “Back of house” activities are essential to the functioning of RATIONALE k. v. iv. iii. ii. i. related townhousesgenerallyandconsideronlywhenaunit Generally, avoidfrontdrivewaysandgaragesinstreet- will: is 6.0morwider.Townhouses Parking LotslGrowing Up,PlanningforChildren in NewVerticalCommunities 2j |5.1.3SitePlanControl:Policy 3a,3band3h and 20|4.1Neighbourhoods:Policy 9d|4.2ApartmentNeighbourhoods:Policy2d,2e,3d,3g,and 3i|4.5MixedUseAreas:Policy2iand 8b |3.1.1ThePublicRealm:Policy 1d,1e,2and6b| 3.1.2 BuiltForm:Policy1d,2,and5|3.4TheNaturalEnvironment: Policy18a,18f Toronto Green Standard | Guidelines for the Design and Management of Bicycle Parking Facilities | Design Guidelines for 'Greening' Surface Related Standards,Guidelines & Studies: 2.2 StructuringGrowthintheCity: Policy3c|2.3.1HealthyNeighbourhoods:2d2.4Bringing theCityTogether:Policy2c,7band Official PlanReference albedo surfacematerial. construct drivewayswithpermeablepavingand/orhigh driveways toaccommodateon-streetparking provide aminimumof6.0mbetweenindividual garage provide forgarbageandrecyclingbinstorageinthe portion ofthefrontyard mature treegrowthwithinthe50%softlandscaped ensure aminimumsoilvolumeof30m walkway leadingtothefrontdoor provide amaximumwidthof3.0mfordrivewayand withfrontintegralgarage 3 tosupport

however doesnotsatisfybicycleparkingrequirements. toys orbuggiesoutsidetheindividualunit.Thisformofstorage bulky items such as, bicycle equipment, children’s outdoor Apartment developmentsshouldprovidesecurestoragefor avoided. ground floor, create an undesirable condition and should be with frontintegralgarages,whichoccupythemajorityof opportunities, safetyandcomfortforpedestrians.Buildings Multiple curb-cutsanddrivewaysreducelandscaping underground sharedgaragesortotherearoftownhouses. building. Avoid freestandingundergroundgaragerampsandaccessstairs,incorporatewithinthe Landscaped areasinalanewayhelptocreateanattractiveenvironment. 37

SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 38 SITE ORGANIZATION | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES This page intentionallyleft blank. 4.0 BUILDING DESIGN BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

4.1 Fit and Transition 4.2 Facing Distances and Setbacks 4.3 Primary Entrances 4.4 Private Outdoor Amenity Space 4.5 Building Relationship to Grade and Street

39 40 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES appropriate transitionsinscaletobuildings, parks, andopenspace. Ensure buildingsfitwithintheexistingorplannedcontextandprovide FITANDTRANSITION 4.1 g. f. e. d. c. b. a. Figure 1:Stepbuildingmassingoraddporches,baysandotherelementstoprovidetransitionadjacentlowerscaledevelopment.

Apply a45degreeangularplane measuredattheproperty For sitesadjacenttoemploymentandcommercialuses, For sitesincludingoradjacenttoheritageproperties,design Accommodate all aspects of fit and transition within the Provide atransitioninthebuildingheightdowntolower- Minimize theimpactofshadowandmaximizeaccessto Apply angularplanes,minimumhorizontalseparation Parks, Natural Areas, orOtherOpenSpaceAreas. line adjacentto propertiesdesignatedNeighbourhoods, orientation, organizationandconstruction. considered suchaslandscape screeningandbuilding additional fit and transitional aspects may need to be the heightestablishedbyhistoriccontext. the scaleandheightofbuildingtorespectreinforce development site. anticipated tochange. building, unitorbaywhereadjacentcontextislowerandnot scale neighbours. Reduce the height of at least the first sunlight, skyview,andprivacyonneighbouringproperties. down tolower-scalebuildings,parksandopenspaces. distances, andotherbuildingenvelopecontrolstotransition building heightdowntothe Provide atransitioninthe lower-scale neighbours impact onthepublicandprivaterealms. Lack ofbuildingtransitionscreateundesirable buildingrelationshipsandhaveanegative either sideofthesubjectproperty yard setbacksofbuildingson is theaverageofexistingfront Provide afrontyardsetbackthat site-by-site basisandmayvaryaccordingtothe: achieve appropriate fit and transition will be determined on a transition. Theactualdesignapproachandmethodsusedto Figures 1 and 2 illustrate typical scenarios of building fit and providing appropriatebufferingorprotectionfromtheseuses. and serviceareasshouldalsobeconsideredintermsof uses (e.g.certainemploymentandcommercialuses,loading The relationshipofnewbuildingstomoreintenseornoxious mass oftheneighbouringbuildings. down and/orstepbacktorespondthebuildingheightand buildings, themassingofnewlow-risebuildingsshouldstep On sitesthatareadjacenttooracrossthestreetfromlower height andaccesstosunlightskyview. spaces andstreetsintermsofmaintainingaconsistentwall account theimpactofadevelopmentonadjacentparks,open Considerations of fit and transition should also take into neighbouring buildingsandreinforcethecitystructure. are integratedwiththeheight,scaleandcharacterof Appropriate fit and transition is achieved when new buildings RATIONALE • • • • • • • • • •

4.5 MixedUseAreas: Policy2cand2d 3.3 BuildingNew Neighbourhoods:Policy3b|4.1 Neighbourhoods:Policy5and9 | 4.2 ApartmentNeighbourhoods: Policy2a,2band3d| 2.3.1 HealthyNeighbourhoods:Policy 1,2a,2b,2cand3|3.1.2BuiltForm:Policy4 3.1.5 HeritageResources:Policy2and5 | Official PlanReference (e.g. woodlots,ravines.) environmental sensitivityofadjacentnaturalfeatures Conservation Districts potential impactonheritagepropertiesand/orHeritage for thepublicrealmandneighbouringproperties potential impactonprivacy,skyview,sunlight/shadow location andsizeofadjacentstreets,parks/openspace proximity, scaleandlandusesofadjacentbuiltform planned intensityofuseandscaledevelopment size ofthedevelopmentsite existing andplannedcontext regulatory framework(e.g.SecondaryPlans) public realm potential impact on identified important views from the adjacent properties. Figure 2:Rearsetbackandangularplaneminimizebuildingoverlookshadowsonto New townhouses transition in height and setback to fit-in with surrounding context. Neighbourhoods, Areas, orOther Parks, Natural Designations Open Space Areas PL Min 7.5mRearYard Setback orContext Angular Plane 45° 41

BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 42 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES e. d. c. b. a. conditions betweenbuildingsandneighbouringproperties. Locate anddesignbuildingstoensuresunlightskyviews. Reduce overlook 4.2 FACING DISTANCES AND SETBACKS

Where parkingisprovidedatthe rearorunderground,the Provide half the distance specified in Table 1, Facing Provide aminimum7.5mrearyardsetbackfromthe Ensure thatanyadditionalheightbeyondtheMainBuilding Provide separationbetweenfacingbuildingsaccordingto or consistentwith adjacentbuildingsetbacks. minimum frontyardsetbackfrom thepropertylineis3.0m of anotherbuildingorproperty line. living spaces,suchasand diningrooms,andtheside Distance, between the faceofabuildingcontainingprimary the purposesofestablishingsetbackandangularplane. property line.Aprivatelaneordrivewaymaybeincludedfor from thetopofMainBuildingFaceHeight. Face Height fits under a 45 degree angular plane originating Face Heightresultsinanincreasetothefacingdistance. Table 1,FacingDistance.AnincreaseintheMainBuilding Face Height(H) Main Building Facing Distance(D) See Table1for Table 1:FacingDistance(D) grade of the building frontage to the top of the roof or soffit. *** two. ** provided. entrances and/orbelow-gradeprivateoutdooramenityspacesare * Additional 1.0mfacingdistanceisrequiredwhenbelow-grade Main BuildingFace Where facingbuildingsdifferinheight, usetheaverageof More than11.5m The mainbuildingfaceheightismeasured fromtheaverage Less than9.5m 9.5m -11.5m Height (H) Approx. no.of Storeys 3.5 -4 3 -3.5 2 -2.5 Face Height(H) Main Building ** , *** Facing Distance(D) Minimum 13.0m 11.0m 15.0m * *

g. h. building canbelimited. By applyinganangularplane,shadowsandoverlookfroma buildings orareas(suchasresidentialNeighbourhoods). acceptable transitionsinscalebetweentallerandlower Angular planesareacommonlyappliedmeasuretoachieve Trees andvegetationalsohavetheopportunitytothrive. improving usabilityandenjoymentbothindoorsoutdoors. the solstices.Directsunlightcanreachintolowestunits, achieved withintheunitsthatfaceeast,west,andsouth,during effective angular planes, five hours of direct sunlight can be When theappropriatefacingdistanceiscombinedwith generate facingdistancesfrom11.0to15.0m. is tiedtothemainbuildingfaceheightwhichwilltypically The formulatodeterminetherecommendedfacingdistance and toopenspaces,reasonableviewfromaunit,privacy. of designareadequatelyaddressed-sunlightinsideadwelling between facingbuildingstoensurethatthreecriticalaspects These Guidelinesestablishminimumseparationdistances adjacent propertiesavoidingshadowingandoverlook. spaces onthedevelopmentsiteandappropriaterelationshipsto buildings assistinachievingdesirablepublic/privateamenity Adequate facingdistances,setbacksandstep-backsbetween RATIONALE f.

Ensure visualprivacybetweenresidentialunitsincluding Limit buildingelementprojections,suchasbalconies,into Where frontintegralgarageparkingisprovided,the and bytheuseoflandscapingorscreeningdevices. such asoff-settingthelocationofwindowsinfacingwalls balconies, porchesandterraces,throughthedesignofunits Outdoor AmenitySpace,Balconyg.andh.) access tolightandskyview.(seeSection4.4Private setback areas,streets,mews,andamenityareastoprotect garage portionofthebuildingsetback6.0m). or consistentwithadjacentbuildingsetbacks(withthe minimum frontyardsetbackfromthepropertylineis4.5m 4.1 Neighbourhoods: Policy5e,5fand9b |4.2ApartmentNeighbourhoods: Policy2a,2b,3dand3e|4.5 MixedUseAreas:Policy2dand 2e .. ulcRam oiis1,1 n .. ul om oiy3,3,3,ad4|323PrsadOe pc:Plc 3.1.1 PublicRealm:Policies1d,1e and2|3.1.2BuiltForm:Policy3d,3e,3f,43.2.3Parks OpenSpace:Policy3| Official PlanReference Example ofpedestrianmewswithappropriate facingdistanceandareasforlandscaping. units tofurtherimprovethesharedspacesbetweenbuildings. access tosunlightandskyviews.Avoidmorethan3-5stepsupor8-9downthe Sufficient facing distance allows for attractive landscaping between buildings, good create poorlightandprivacyconditionsasintheexampleabove. below. Narrowfacingdistancesbetweenbuildingsandstackedprivateamenityspaces Limit projectionsintotheopenspacetoensurethatnaturallightisnotrestrictedareas 43

BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 44 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES c. a. high qualitymaterialscreateapositiveimpressiononthepublicrealm. Carefully composedanddetailedfacade,entrance,fenestrationdesigncombinedwith resident, whilemaintaining"eyesonthestreet". Ensure well-designedfrontentrancesandyards. Enhanceprivacy forthe PRIMARY ENTRANCES 4.3 b.

iii. ii. i. Provide a way-finding system for developments with Where retailusesarepartofanewdevelopmentand For allprimarybuildingentrances,provide: provided along apublicstreet. multiple blocks and/orwhenbuildingentrances arenot accessible fromthepublicsidewalk. to each ground floor retail unit, identifiable and directly minimum 4.5m ground floor height with a separate entrance permitted intheapplicableZoningBy-law,providea

landscape plantings. changes ingrade,materials,decorativerailings,and architectural andlandscapecuessuchassubtle transition fromthepublictoprivaterealmwith porches, sharedlandings,andcanopies well-designed entrancefeaturessuchasstoops, sidewalk viaawalkway a clearlyvisiblefrontdoordirectlyaccessiblefromthe g. small landingprovidingaccesstoabelow-gradeunit. Below-grade Entrance-Anentrancewithastairleadingto d. f. face atthelevelofentrancethatmaybeopenorcovered. Stoop andPorch-Araisedplatformprojectedfromthebuilding e. i. h.

i. ii. i. v. iv. iii. ii. Design andlocatestoopsporchesto: When thisisnotpossible,designthebuildingtohave Consider ahybridorapartmentbuildingtypewhen Below-grade accessonastreetmaybepermittedonlywhen Provide access to below-grade units within apedestrian Avoid accesses/entrancestobelow-gradeunitswhen such asinahybridorapartmentbuildingtype. mews whenavailableorfromaninternalsharedhallway of 5.5minordertoaccommodatemultipleentrydoors. entrances onthestreetsideonlywithaminimumunitwidth street orpedestrianmews. individual unitentranceswouldnotbeclearlyvisiblefroma building. Designbelow-grade entrances to: it isimportantforallunitentrances tobeononesideofa landscaped walkway. adjacent toastreet,lane/shareddriveway,or

3.0m or50%ofthesetbackdistance,whicheverisless limit encroachmentintorequiredfrontyardsetbackto have amaximumlandingarea ofnomorethan2.0m not encroachintotheminimum frontyardsetbackarea have weatherprotectionovertheentrance steps requiredtogainaccesstheunit leading tothefrontentrance.Internalizeanyadditional maximum of1.2mabovethegradewalkway have approximatelyamaximum3to6stepsorbe the facingdistanceofapedestrianmews limit projectionstoamaximumof1.8minto materials toavoidexposingbuildingstructure, finish floors and soffits in durable and attractive from thegrade oftheadjacentsidewalk and amaximum verticaldepthofnomorethan 1.5m

2

routes andalsooutwardskyviews. create asenseofopennesswithgoodvisibilityfrompedestrian attractive andinviting.Considerthedesignofthesespaces to It isimportantforsharedlandingareastobecomfortable, one sideofthebuilding,buildingshouldbefurthersetback. cannot beavoidedduetotheneedhaveallunitentranceson trees, and areas for water infiltration. When this condition room forsoftlandscapingincludingfoundationplanting,street and createafrontageofstairsrailings.Thisleavesless entrances toupperunitscanoccupymostoftheunitfrontage a street.Thecombinationofbasementstairwellsalongwith Below-grade entrances/accessesaretobeavoidedadjacent and pedestrians. interiors tothestreetprovidesecurityforbuildingoccupants public sidewalk.Clear,visibleentriesandviewsfrombuilding with active,street-relatedusesandentrancesconnectedtothe Typically, themostvibrantandinterestingstreetsarelined neighbourhood. formality and helptoestablish the character for the building and Well-designed entrancesandlandscapingmaintainalevelof of focus,transition,andentryforeachresidentvisitor. realm. Thefrontentranceandyardfunctionasapoint is animportantpartoftheimageandenvironmentpublic The spacebetweenthebuildingfacadeandpublicboulevard RATIONALE j. entrances openontoandgainaccessintoindividualunits. Shared Landing-Acommonlandingareawheremultipleunit

iv. iii. ii. i. Design sharedlandingsto:

Toronto GreenStandard |Accessibility DesignGuidelines Related Standards,Guidelines& Studies 3.1.2 BuiltForm:Policy1b,3a,3b, 5b,5cand6 3.1.1 PublicRealm:Policies1dand 1e Official PlanReference lighting, andotherhardware. have high-quality doors, railings, floor/wall finishes, and/or asatwostoreyspace provide agenerouslandingareathatisopentothesky, outward avoid havingmorethantwodoorsinarowfacing have alldoorsvisiblefrompedestrianroutes spaces intopedestrianmewsandfrontyardsetbacks. Avoid excessiveprojectionssuchasstairs,porches,stoops,canopies,andprivateamenity and landscapingmakeapleasanttransitionfromthepublictoprivaterealm. Well-designed cornerbuildingwithprimaryfacadesfacingbothstreets.Theraisedporch public realm. screening helptocreate afunctionalprivateamenityspaceand positively contributetothe Carefully composedbuilding designandlandscapedfrontyardwith appropriateprivacy 45

BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 46 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES within thepublicrealm. Enhance theusability, comfortandappearanceofprivateoutdooramenityspaces . PRIVATE OUTDOOR AMENITY SPACE4.4 c. b. d. unit locatedabove-grade. Raised Terrace-Anoutdoorprivateamenityareaadjacenttoa a. Inset balconiestoavoid encroaching intofacing amenity spacestolimit Design rooftopprivate

overlook intoadjacent Design privateoutdooramenityspacesto: iv. iii. ii. i. i. Raised terracesarepermitted on anexistingornew distance andshadow Avoid a 'rear yard' condition along streets and parks/open Locate privateoutdooramenityspacesforfamily-sizedunits spaces. by DIPS.Designraisedterraces to: residential street where possible. so thattheyhaveviewsandaccesstooutdoorplayareas,

items fromview,andreduceriskofbirdstrikes have railingdesignstohelpincreaseprivacy,screen with thepublicrealm to offerprivacy,screening,andattractiveinterface have generousandwell-designedlandscapedareas may berequiredtoreduceimpacts - increasedfacingdistancesbetweenbuildings mitigate impactsonthepublicrealmandneighbours have directaccesstosunlightandskyview provide anentrance toonlyoneunit neighbourhood units below on localstreetsonlywhen amenity spacespermitted Grade-related private raised &screened as shown in the Official Plan and as defined f. building accessedviaanenclosed stairaccess. Roof TopTerrace-Anoutdoorarealocatedonthe roofofa e. located below-grade. Below-Grade Terrace-Anoutdoorareaadjacenttoaunit

i. i. ii. ii. iii. ii. Design rooftopterracesto: Avoid below-gradeterracesadjacenttoastreet,lane/ Design below-gradeterracesto: Below-grade terracesmaybelocatedinpedestrianmews. shared driveway,landscapedwalkway,orparks/openspace.

building face avoid transparent glassrailings,orsetback1.0m from have parapets,solidortranslucent railings passers by to enhanceprivacyandamenityfortheunitdweller have generouslandscapingatterraceandgradelevels building facetothebelow-gradeterracewall and amaximumof2.5mhorizontaldepthfromthemain maximum of1.5mfromgrade;withaminimum limit theverticaldepthofbelow-gradeterracetoa and translucentorsolidrailings provide privacywithplantingandarchitecturalelements be raisedaminimumof0.6mandmaximum1.2m of 1.5m the sitewithmaxverticaldepth spaces arepermittedinternal to Below-grade privateamenity Outdoor AmenityAreas) (refer toSection3.2Shared amenity spacewherepossible and connectwiththeoutdoor Provide indooramenityspace

the materialsusedintheirconstruction. factor intothedesignofbalconiesintermstheirlocation and view. Energy efficiency and bird-friendly considerations should of thebuilding,shadowspacesbelow,reduceprivacyandsky poorly locatedanddesigned,thesespacescancluttertheface major impactontherealandperceivedbulkofabuilding.When The placementanddesignofbalconiesterracescanhave a preventing adequatelandscapinginsetbackareas. compromise thepublicrealmby"over-privatizing"areaor considered. Below-gradeandat-gradeterracesshouldnot needs offamilieswithchildrenandpetownersmustalsobe be comfortable,designedtoaffordalevelofprivacy.The Private outdooramenityspacesshouldhaveaccesstosunlight, important extensiontothelivablespaceofadwellingunit. Balconies, terraces,backyardsorgardenscanprovidean development. required intheZoningBy-lawand/ordesiredaspartof amenity space for townhouses and low-riseapartments is either gardens andothertypesofoutdoorspaces."Private amenity spacessuchasbalconies,terraces,courtyards,rooftop resident ofsuchdevelopmentwillhaveaccesstooutdoor amenity spaceforresidentsofthenewdevelopment.Each multi-residential developmentwillprovideindoorandoutdoor As per Official Plan Policy 3.1.2.6, "Every significant new RATIONALE h. g.

Balcony -Anoutdoorelevatedplatformprojectedfromor Limit thesizeandavoidcontinuousprojectingbalconies, Inset orpartiallyinsetbalconytooffergreaterprivacyand walkway islocatedbelow. amenity space,pedestrianmews,and/orlandscaped especially onresidentialstreets,orwhenaprivateoutdoor the impactofshadowonotheramenityspacesbelow. shelter fromwind,reducethebuildingbulkandminimize RelatedStandards, Guidelines&Studies 5.1.3 SitePlanControl:Policy3 3.4 TheNaturalEnvironment:Policy 18f| 3.3 BuildingNewNeighbourhoods: Policy2e| 3.2.3 ParksandOpenSpace:Policy 1d| Toronto GreenStandard |TorontoGreen Roof By-law 3.1.2 BuiltForm:Policy1b,3a,3b, 5b,5cand6| Official PlanReference railing. integrated intoabuilding,enclosedbyparapetor occupants ontheterraceandanamenityforpublic. Landscaping atthelevelofraisedterraceandsidewalkprovideprivacyfor private outdooramenityspacewiththepublicrealm. Diagram showingappropriatedesignofraisedterracesandtherelationshipbetween the privateoutdooramenity spacewiththepublicrealm. Diagram showingappropriate designofbelow-gradeterracesand therelationshipbetween Raised Terrace Below-Grade From Building Terrace Min1.5m - Max 2.5m Locate railinginboard Face soften buildingedge with landscapingto Below Grade

Max 1.5m

1.2m Above-grade 1.2m Min 0.6m and Max of of Max and 0.6m Min Landscape Area with Min30m public andprivaterealm Soil Volume Min 3.0m Landscape transition area todistinguish 3

47

BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 48 BUILDING DESIGN | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES e. d. c. b. a. trees havebeenpreserved. Good exampleofbuildingrelationshiptogradewithaminimalnumberstairs.Existing with thetopographyofsurroundings. Developments shouldrelatedirectlytotheexistingor ‘natural’ grade andblendin 4.5 BUILDING RELATIONSHIP TO GRADE AND STREET

Limit theheightanduseofretaining walls,particularlyalong Limit themaximumgradesonlandscapedareasto Maintain theappropriaterelationshiptogradeandstep Limit the height of the stoop to the first floor to no more Maintain theexistinggradeatpropertylines.Design areas ofthepublicrealm. street frontages,parks,openspaces, ravinesandother maintained. 33% (3:1)orlesstoensurethatgrassedslopescanbe difference occursacrosssite. buildings or segments of buildings when a significant grade Yard). or stoop.(SeealsoSection3.4BuildingEntranceandFront to avoid a long barrier-like flight of stairs up to the porch grade ofthesidewalkdirectlyatfrontentrance, than approximately3to5stepsand/or1.2mabovethe lowered grades,wherepossible. with existing grades on site and avoid artificially raised or 2.3.1 HealthyNeighbourhoods: Policy1|3.1.1The PublicRealm:Policy13|3.1.2 BuiltForm:Policy1c Official PlanReference realms. moderate gradechangetodifferentiatethepublicandprivate should establishaconventionalrelationshiptogradewith preferred solution.Totheextentpossible,newdevelopments resolve gradedifferences,steppedlandscapedterracesarethe and thequalityofpublicrealm.Whereitisnecessaryto These problemsrelatetoissuesofdrainage,pedestrianaccess, for adjacentproperties,abuttingstreetsandopenspaces. grade ofabuttingpropertiescancreateproblematicconditions Raising developmentabovethelevelofnaturalgradeor RATIONALE h. g. f. Grade alterationscancreateanegativeimpact onadjacentproperties.

Provide asitegradingplancompatiblewiththestormwater Use theexistingsitetopographytoincorporateandscreen Where retainingwallscannotbeavoided,providethemin Stormwater Management). management approachselectedforthesite(seealso5.1.3 service areas,whenappropriate. incorporate extensivesoftlandscaping. 1.0m. Constructwithdurableandattractivematerials the formoflowterraceswithtotalheightnottoexceed 5.0 PEDESTRIAN REALM PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

5.1 Streetscape, Landscape and Stormwater Management 5.1.1 Streetscape 5.1.2 Landscape 5.1.3 Stormwater Management 5.2 Site Elements 5.2.1 Utilities and Other Equipment 5.2.2 Shared Site Elements 5.2.3 Lighting 5.3 Building Elements 5.3.1 Architecture 5.3.2 Materials 5.4 Public Art

49 50 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES c. b. a. 5.1.2 LANDSCAPE g. f. e. d. c. b. a. 5.1.1 STREETSCAPE and adjacentstreets, parksandopenspaces. Provide high-quality, sustainablestreetscapeandlandscapebetweenthebuilding 5.1 STREETSCAPE, LANDSCAPE AND STORMWATER MANAGEMENT

Consider providingsoilvolumeunderlanes,drivewaysand Ensure thatundergroundstructures donotoccupythefull Maximize high-qualitylandscapingthroughoutthesiteto Retain andprotectexistingtrees,vegetation,naturalslopes Coordinate spacefortreeplantingwithutilitylocationsand Provide privacyfordwellingsincloseproximitytoastreet Provide sustainablestreetscapeandlandscapein Emphasize frontentranceswithhighqualityarchitectural Create astrongvisualandphysicalconnectionbetweenthe Organize andcoordinatestreetscapelandscape for tree growth and water infiltration. extent ofthepropertyinorder toprovideunimpededareas routes, and provide stormwater benefits. soften andscreenservicesareas,reinforcecirculation create pleasantpedestrianandamenityspaceconditions, landscape plan,whereverpossible. and nativesoilsintegratethesefeaturesintotheoverall walkways usingstructuralsoiland/orcells. other cityinfrastructure. grade changes,judicioususeofrailingsandlighting. with treatmentssuchas,treesandshrubplanting,minor Streetscape ManualandGreenStreetsTechnicalGuidelines. accordance withthecontextandCityofToronto paths andentries. and landscapedesignmaterials,includinglightingof quality materialsanddesignelements. building andpublicstreetscapethroughtheuseofhigh- comfortable pedestrianenvironment. elements tosupportanattractive,functional,safe,and h. f. d. g. e. Bio-retention integratedintodevelopment.Credit:PWLPartnershipLandscapeArchitects

ii. i. Use permeable paving to allow for water infiltration. Provide 1.5mminimumsoildepth forplantingabovea Provide adequatesnowstorageonsite. Where landscapingmayhaveanimpactonmotorist/ underground structuralslab. maximum heightof1.0m. landscape featuresthatmightcauseobstructionstoa will beatleast2.0mabovegroundlevel.Limitanyother 0.85m inheightandprunetreessothatthelowestbranches pedestrian sightlinesormovement,keepshrubsbelow conditions ofthesiteandincludefollowing: Select plantmaterialthatissuitabletothegrowing

Development Guide. the CityofTorontoDroughtTolerantLandscaping drought tolerantandnativespecies.Referto a varietywithineachplanttypeandwhereappropriate, shape, seasonalcolourandshadeinsummer and perennialstoprovideyear-roundinterest,texture, a varietyofdeciduousandconiferoustrees,shrubs b. public realm, and livability of the City. The benefits include: to thecharacterandqualityof thebuildingsite,surrounding Well-designed andvibrantstreetscapeslandscapesare vital RATIONALE 5.1.3 STORMWATER MANAGEMENT c. a. Retain andprotectexistingtreeswithappropriatesetbacksabovebelow-grade. iv. iii. ii. i. • • • stormwater managementstrategies. quality, andwaterquantityrequirementsrecommended Flow ManagementGuidelinesforwaterbalance, Refer totheTorontoGreenStandardandWetWeather water re-use: designs that encourage infiltration, evapo-transpiration and Manage rainwaterandsnowmelton-sitewithbestpractice areas enhance andbeintegratedwithsharedoutdooramenity surrounding pavedareas.Note:Bio-retentionareascan store and/or convey the expected rainwater flows from Design and locate bio-retention areas appropriately to filter, low-cost buta high impactontheappearance landscape irrigation. or passive)fromrooftopsandotherhardsurfacesfor incorporate opportunitiestoharvestrainwater(active vegetated areasthatprovideavisualamenity create bio-retentionareas,suchasswalesand provide shadeandplacesforwateruptake plant trees,shrubsandotherabsorbentlandscapingto apply a “treatment train” approach significant environmental benefits such as reducing improving thequalityoflifefor allresidents , butnotreplacethem. Transportation Officials. Permeable paving allows for water infiltration. Credit: National Association of City streams, rivers, lakes, fisheries and terrestrial habitats. swales, tohelpensurethecontinuedhealthofaquifers, roofs, bio-retention,permeablepavement,soakawaysand management strategiessuchasrainwaterharvesting,green provide standardsforwaterbalancetargetsandstormwater Guidelines andtheWetWeatherFlowManagement The TorontoGreenStandard,theStreetsTechnical • • Urban Design StreetscapeManual| Toronto GreenStandard| Related Standards,Guidelines&Studies 5.1.3 SitePlanControl:Policy3b,3d,3eand3g 4.5 MixedUseAreas:Policy2eand2f| 4.2 ApartmentNeighbourhoods:Policy2c,3d,3e,3fand3h| 4.1 Neighbourhoods:Policy5f,5g,5h,9band9c| 3.4 TheNaturalEnvironment:Policy1aiii,1d,18aand18f| 3.1.2 BuiltForm:Policy1d,2b,5a,5b,5d,5e,5gand 6 | 3.1.1 ThePublicRealm:Policy1d,5-7,12-14and16-18| Streets -StreetFurniture andPolicyGuidelines Technical Guidelines (2016)|ShadeGuidelines Vibrant Guidelines for 'Greening Surface Parking Lots | Green Streets Street Trees:GuidetoStandardPlanting Options|Design Forest: Toronto's Strategic Forest Management Plan | Toronto Best PracticesManual|Sustaining andExpandingtheUrban Strategy |TreePlantingSolutions inHardBoulevardSurfaces: Wet WeatherFlowManagementGuidelines|TorontoWalking 2.3.1 HealthyNeighbourhoods:Policy5| Official PlanReference public toprivateareas providing privacyandassistingwiththetransitionfrom establishing acharacterforthearea aesthetic enjoyment,escape,tranquility,and quality andimprovedgroundwaterrecharge effect andheatingcoolingcosts;improvedair wind andweatherimpacts;reducingtheheatisland 51

PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 52 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Well designedgarbagescreeningatthefrontofaunitfacingstreet. the qualityandexperienceofpublicrealm. Well-designed siteelementsandtheproperplacementofutilitieshelptoelevate a. 5.2 SITEELEMENTS d. b. c.

Use well-designed,high-qualitysiteelementswithdurable • • • • • Indicate thelocation ofallsiteelementson siteplan. Anticipate theneedanddesign forsiteelementsearlyonin Site elementswhichrequirecarefulattentiontolocationand there isaninterfacewiththepublicrealm. and attractivematerialsdetailing,particularlywhere the designprocess. design include:

meters, etc. other equipmentsuchasHVAC, gasregulators,hydro communication boxes,hydropoles,etc. utilities suchastransformers,gasmeters, collectors bike rings,mailboxes,garbagecans,petwaste features ironmongery, entrygates,railings,anddecorative walkway paving,stairs,steps,privacyfences/screens d. c. b. d. c. b. a. UTILITIES AND OTHEREQUIPMENT 5.2.1 a. 5.2.3 LIGHTING a. SHARED SITE ELEMENTS 5.2.2

Provide acomprehensiveLighting Planforthesiteincluding Locate ventilationshaftsandgratesawayfromthepublic Locate HVACunitsandotherventilationequipmentintothe Avoid locatingutilitiesandotherequipmentinareaswhich Locate allutilitiessuchastransformers,utilitymetres, Recess andminimizethesizeofgaragedoorsservice Use high-qualityarchitecturalelementsandlandscape Where building entrances take their address from courtyards Integrate sharedsiteelementssuchasaccessstairs, spaces. sidewalk, walkways,shared/privateamenityareas,andopen and/or inamenityareas. locating thisequipmentinfrontyards,atbuildingentrances, building, ontheroof,oratrearofproperty.Avoid may affecttheabilityoftreestogrowmaturity. attractive landscapingand/orenclosures. view, organizedneatlyindiscreetareas,andscreenedwith underground, ensuretheseelementsareawayfrompublic or underground.Whennotlocatedwithinthebuilding equipment withinthebuilding,atrearofproperty, communication boxesandothersitebuilding grade) andvertical (at1.8mabovegrade)lighting levels. a photometricdrawingwhich illustrates bothhorizontal(at openings visiblefromstreetsandopenspaces. landscaping orlowwalls. include insetsintobuildingfacadesandscreeningwith design toscreenserviceareasfrompublicview.Options and pedestrian mews, provide a clear way-finding system. protected areas. these elementsinattractive,visible,accessibleand garbage chutes,andmailareasintothebuilding.Locate

e. d. c. experience. considered, itcangreatlyimprovethepublicrealmanduser amenity areas.Whentheseelementsarecarefullylocatedand other impactstopedestrianroutes,buildingfrontages,and satisfied, consider locations with the least visual, noise, and technical requirementsregardinglocationandaccessmustbe are allcriticalcomponentsofanysiteandbuilding.While Site elementsincludingutilities,sharedelements,andlighting quality andexperienceofthebuiltenvironment. integration oftheseelementsonasite,itcanelevatetheoverall developments. Whencarefulconsiderationisgiventothe the dailylifeofresidentsandvisitorsintownhouselow-rise The location,design,andaccessibilityofsiteelementsaffect RATIONALE b.

iii. ii. i. Balance theneedforsafetyandsecuritywhilereducing Provide pedestrian-scaledlighting,suchasbollardsor Coordinate thelocationoflightingwithpedestrian Select differentluminairesforvariousfunctionsand energy consumptionandlightpollutionby: lower-scale pole fixtures along pedestrian routes. clearways, treeplantingandotherlandscaping. pathways, building/siteentrancesandotherfeatures. consider theappearanceinordertolightpedestrian

Toronto GreenStandard

Related Standards,Guidelines& Studies 5.1.3 SitePlanControl:Policy3g 4.5 MixedUseAreas:Policy2j| 4.2 ApartmentNeighbourhoods:Policy2d,2e,3gand3i| 3.1.2 BuiltForm:Policy2c,2d,3b,3dand5c| 3.1.1 ThePublicRealm:Policy1d,6,12and14| Official PlanReference use energy-efficient bulbs lines tobe0footcandles open spaces.Striveforverticallightingalongproperty light overspillontoadjacentproperties,streetsand direct light downward, with shielded fixtures to avoid purpose toavoid"overlighting" installing appropriatelightingthatisscaledtoits Good exampleofmailareaintegratedintobuildingdesignwithlightingandcanopy. Bicycle parkingrings in streetfurniturezone frontage negativelyimpactthequalityandcomfortofpublicrealm. Poorly locatedutilitiesandmechanicalsystemsadjacenttofrontentrancestreet plantings tohelpmaintainanattractivestreetscape. Locate andintegrateutilitymetersinrecessedcovesand/orscreenwithlandscape 53

PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 54 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES c. d. b. a. 5.3.1 ARCHITECTURE Example of contemporary architecture with creative treatments to windows, doors, and roofs through material and colour choices. Credit: Superkűl Architects. Photo by: BenRahn /A-Frame. the qualityoflifeandpublicrealm. Carefully considerthearchitecturaldesignandmaterialsofabuildingtoenhance 5.3 BUILDINGELEMENTS

• • • • • • • Respect and reference built form pattern and significant Building elementswhichrequirecarefulattentiontothe Adjust internallayouts,glazingratios,balconyplacement, Vary thedesignandarticulationofeachbuildingfaçadeto neighbourhood character. architectural datumlinestohelpnewbuildingrespect location, qualityofmaterials,anddesigninclude: performance, wherepossible. manage passivesolargainandimprovebuildingenergy fenestration, andotheraspectsofthedesignto provide visualinterestandrespondtositeconditions.

and otherrainwater details doors, windows,roofs,garagedoors dormers andskylights fire break walls, parapets, eaves, fascias and soffits flues, ventilation pipes and covers, flashings, gutter pipes, shared landings,porches,terraces, stairsandrailings photo voltaicpanels roof topamenityspaceaccess i. h. g. f. k. j. e.

Screen mechanical/electricalsystems, satellitedishes,and Organize roofslopessothatthey canaccommodatephoto When usingdormerscarefullyconsiderproportionand Ensure thatroofelementsdonotdominatethebuilding, Use attractivelydesigned,high-qualityrailings.Consider Design entrancesandsharedlandingareaswithcare Consider the detailed design of roof parapet firewall breaks voltaic panels, where possible. composition relativetotherestofbuilding. the visualimpactofrooftoprailings,screens,andaccesses. particularly onlargerbuildings.Wherepossible,minimize integration withbuildingandlandscapedesign. the railingmaterial,transparency,pattern,andoverall encouraged. windows, anddoorswithglazinginentranceareasis and attentiontodetail.Theuseofsidelights,clerestory other equipmentlocatedonthe rooffrompublicview. in pitchedroofsastheyareoftenvisiblefromthestreet. m. d. c. b. of buildings. guidelines areintendedtohelp theCityraiseoverallquality 2(iv) and(v)ofSection114(5) siteplancontrol.These the inclusionofsustainablebuilding featuresunderparagraphs the abilitytoreviewexteriordesignofbuildingsaswell as Official Plan Amendment 66 provides the City of Toronto with affect theoverallaestheticvalueofbuilding. leaders, eaves, fascias, etc. are also critical and can dramatically consider. Thedesignofsmallerelementssuchasrainwater have aprofoundeffectontheelevationandareimportantto The position,shapeandsizeofwindows,doorsroofs by extension,theCity. not helptocreateacoherentidentityforthedevelopmentand architectural stylesanddetailswillnotbesupportedastheydo of 'its time and place’. Poor quality buildings with a pastiche of new developmentsshouldhaveanexemplararchitecturethatis for buildings,streetscapeandlandscape.Asageneralprinciple, Great publicrealmdemandshigh-qualitymaterialsanddesign RATIONALE a. 5.3.2 MATERIALS l.

Design buildings to fit-in visually with surrounding Avoid ExteriorInsulationandFinishSystem(EIFS) Materials suchaswood,brick,andstonearestrongly Use materialsthatarehigh-quality,durable,andwearwell A 1:50scaledelevationdrawingmayberequiredtoillustrate Provide variationsinarchitecturaldesignbetweenbuilding small rangeofcomplementarymaterials. buildings, especiallythosealongthesamestreet,byusinga facades atgrade. stucco-textured foamtrims/moldingsonhighlyvisible contemporary andtraditionaldesigns. encouraged. Thesematerialscanbeusedeffectivelyinboth where possible. with age.Sourcelocalmaterialslowembodiedenergy materiality. complex anddetailedaspectsofabuildingdesign but cohesivecollectionofbuildings. blocks formultipleblockdevelopmentstocreateadifferent railing, screen,andplantingareasallworktogethertoenhancethepublicrealm. Well positionedandhighqualitydoors,windows,architecturaldetailssuchascanopy, utilities, andvents. Example ofafrontfacadeover-clutteredwithrainwaterleaders,airconditioningunits, A simplepaletteofmaterialscarefullydetailedisdesignedtowearwellwithage.

5.1.3 SitePlanControl:1,2and3 3.1.2 BuiltForm:Policy3b,dand 6| Toronto GreenStandard Related Standards, Guidelines &Studies 3.1.1 ThePublicRealm:Policy1d and1e| Official PlanReference 55

PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 56 PEDESTRIAN REALM | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES enhance thequalityofdevelopment, thepublicrealmandCity. Pursue publicartopportunitiesandfundingstrategiesforlargerdevelopmentsto The publicartcreatesanentryfeatureintoaparkandtheneighbourhood. 5.4 PUBLIC ART 5.4 • • • may include: Public artopportunitiesonlow-rise,multi-unitbuildingsites identified and secured. effective locationsandopportunitiesforpublicartcanoftenbe When consideredearlyintheprojectplanningstages,most open spacesmoreinteresting,engaging,andmemorable. Public artenrichesthepublicrealmbymakingbuildingsand RATIONALE a. •

acombinationofvisualartswith thebuildingelements, a conceptualframeworktoorganizeopenspacesincluding Where applicable,provideadequatebuildingsetbacksand visual artscombinedwithlandscape designincludingthe an independentsculptureortwo-dimensionalworkthat and experiencedfromthepublicrealm. space aroundpublicartsothatitcanbeproperlyviewed and exits features, lighting, seating,paving,walls,fences, entrances functional anddecorativeelements ofasite,suchaswater including façades, canopies, floors, and lighting marks anentryway,corner,featurearea,orviewterminus parks, plazas,setbacks,orstreetscapes Public artlocatedalongamid-blockconnection providesaplacemakingopportunity. Public artintegratedwithlandscapeelements. Percent forPublic ArtProgramGuidelines Related Standards, Guidelines &Studies 3.1.2 BuiltForm:Policy5g|3.1.4 PublicArt:Policy1dand1e Official PlanReference

6.0 DEMONSTRATION PLANS

6.0 Demonstration Plans DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 6.1 Shallow Mid-Block Site 6.2 Deep Mid-Block Site 6.3 Site Adjacent to or with Heritage Resource 6.4 Site with Multiple Building Blocks 6.5 Large Site with Tower 6.6 Large Site with Multiple Development Blocks

Credit: Quadrangle Architects Limited 57 alignwithexistingbuilding. building to ofthebuildingandsetback/stepback Integratedrivewaysandvehicularaccessintothemassing servicing areasinternallywithinthebuildingmassing. Integrateandconsolidategarbagestorage,loading, F - site. Provideenhancedlandscapeareas alongedgeofthe E - D - sunlight andaccesstoindoor amenityspacewhen Providesharedoutdooramenitiesspacesinareaswith together toprovideconnections. expectedto develop, coordinatedevelopments towork provided. properties. Whenadjacent propertiesare linesaretobe providedtobufferdevelopment fromadjacent C - areas along theproperty public sidewalk. Landscape Provide walkway toconnect therearof sitetothe properties. streetfrontage andfacingtherearor sides ofadjacent ofthe buildingwhereentrances donothavepublic internalhallway. Donotprovideunit entrance attherear B - through asingleentrance toalobbywithunitaccess Provide building faceandunitentrancefacingstreet or A - Small, shallowmid-block parcel

58 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES j. 3. a. 2. a. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additional willapply. SELECTION OFGUIDELINES . SHALLOWMID-BLOCKSITE 6.1 DEMONSTRATION PLANS 6.0 developing siteswithsimilarcharacteristics. a selection of guidelines to describe key areas for consideration. These demonstrations are not intended to be a 'how to' for Section 6.0providesademonstrationofhowlow-rise,multi-unitbuildingtypescanbeaccommodatedondifferentsiteswith 3 2 1

Section 3.3BuildingPlacement andAddress Section 3.3BuildingPlacementandAddress ii. When sharedoutdooramenityspacesarerequired,design Section 3.2SharedOutdoorAmenityAreas side ofthebuilding facinganareathatcannot beseenfrom On mid-blocksites, wherebacktounits resultinone parks, andopenspaces. doors paralleltothestreet frame theedgesofstreets, In general,orienttheprimaryfacadesofbuildingsandfront these spacesto:

play space landscaped area for passive recreation and children's site. Opportunitiesmayincludehard/soft maximize high-qualitylandscapedopenspaceonthe Public Street 1 2 3

a. 5. e. 4. 5 4 5

Incorporate parkinggarageramps, accessstairs,garbage Section 3.4SiteServices,Access,andParking ii. Section 3.3BuildingPlacementandAddress collection/storage areas,andloading areasintothebuilding. Setback newbuildings: hybrid, low-riseapartmentorthroughunittypeinstead. entrances facingthestreet/openspace,orpreferablyusea a street,parkorpubliclyaccessibleopenspace,locateall 4 or partofthebuildingtoresolvedifferences. on eithersideofaproposeddevelopment,setbackall where existingsetbacksarewell-established,butvary Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Townhouse Stacked andBack-to-Back Building TypeShown: Entrance Shared Lobby Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Face Primary Building Low-Rise Townhouse or On Site Existing Building Landscape Area Enhanced Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Area Tree Protection Space Public Park Amenity Outdoor Private

outdoor amenity spaceandlandscapedarea. street, whichretainstherearof thesiteassharedorprivate where singleormultipleentrances arelocatedfrontingapublic It ispossibleforabuildingto employ aninternalorganization Toronto's urban fabric. building relationshipswhicharenotdesirableorconsistent with visitors. Locatingentrancesattherearalsocreatesatypical street, safety and way-finding concerns for residents and to beavoidedduethelackofvisualconnectionsapublic unit entrancesfacingtherearyardsofabuttingpropertiesare on shallowsitesarethelocationofunitentrances.Individual A keyconcernwithStackedandBack-to-BackTownhouses depending onthecontext. the Low-RiseApartmentorHybridBuildingmaybepreferred and improvesthepublicrealm.Otherbuildingtypessuchas frames theedgeofstreet,providesalandscapedfrontyard, neighbourhood toselectabuildingtypethatappropriately This demonstrationplanconsidersthecontextof Back-to-Back Townhousetype,canbeespeciallychallenging. Redevelopment ofthesesites,especiallywiththeStackedand Shallow mid-blockparcelsexistinmanypartsoftheCity. RATIONALE sidewalks andhelpconnectto Well landscapedwalkways provide accesstopublic adjacent developments amenity spacefor rear facingunits At gradeprivate Locate outdoor amenity Locate space inareas with good sunlight Joy vonTiedemann. yard setbackconsistentwithadjacentbuildings.Credit:AudaxArchitecture.Photo by: New apartmentbuildingdevelopmentrespectsneighbourhoodcontextbyprovidingfront angular plane properties andundera45° rear of‘Neighbourhood’ a minimumof7.5mfrom New developmentissetback 59

DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES Provide vehicular accessthroughtprivatedriveway. Provideprivateoutdooramenityspaceswhereappropriate. F - E - the sitebyplantingshade-producingtreesand Provideenhancedlandscapeareasalongtheedgeof shurbs/bushes.. D - internalize undergroundentrancesandservice/load Integratevehicularaccessinto the buildingmassingand C - access. to units. to asharedlobbyand hallwayaccess Forsmall, deepmid-blocksites, providebuildingentrance usesalongstreet. Provide buildingfrontageparallel tostreetwithgrade-related B - A - Small, deepmid-block parcel ing areaswithin buildingmassing. willhave totraveldeep intothe rear ofthesite for Avoid locating unit entrances whereresidents andvisitors

60 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES a. 3 c. 2 j. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additional willapply. SELECTION OFGUIDELINES . DEEPMID-BLOCKSITE 6.2 3 2 1

. .

Incorporate parkinggarageramps andaccessstairs, Section 3.4SiteServices,Access, andParking Locate anddesignstreets,lanes,mewswalkways Section 3.1Streets,Lanes,MewsandWalkways Section 3.3BuildingPlacementandAddress garbage collectionandloading areasintothebuilding. cycling facilitieswithinthenewdevelopment. to providesafe,direct,universallyaccessiblepedestrianand hybrid, low-riseapartmentorthroughunittypeinstead. entrances facingthestreet/openspace,orpreferablyusea a street,parkorpubliclyaccessibleopenspace,locateall side ofthebuildingfacinganareathatcannotbeseenfrom On mid-blocksites,wherebacktounitsresultinone 2 5 Public Street Public Street 1 Public Street 4 3 4 d. 5 a. 4. 5 4 . Consider ahybridorapartmenttypewhenindividualunit Section 4.3PrimaryEntrances Apply angularplanes,minimumhorizontalseparation Section 4.1FitandTransition pedestrian mews. entrances wouldnotbeclearlyvisiblefromastreetor open spaces. transition downtolower-scalebuildings,parks,and distances, andotherbuildingenvelopecontrolsto Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Hybrid Building Building TypeShown: Entrance Shared Lobby Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Space Shared Amenity Face Primary Building On Site Existing Building Low-Rise Townhouse or Landscape Area Enhanced Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Area Tree Protection Space Public Park Amenity Outdoor Private

create asafeandcomfortablepedestrianenvironment. sightlines, lighting,pedestrianamenities,andlandscapingto where accesstounitsarelocatedalongtheside,provideclear avoid entrancesfacingthesidepropertyline.Inscenarios to locateunitentrancesonthepublicstreetfrontageonlyand Hybrid Buildingtype.Itispreferredfordeepmid-blockparcels than 6-8units,considertheLow-RiseApartmentBuildingor required toaccessaunitentrancefrompublicstreetisgreater In general,whenthesiteisverydeepandtraveldistance present significant site organization challenges. Redevelopment onparcelswithnarrowpublicstreetfrontage RATIONALE street. is proposed,designthemtohavethecharacteristicsofapublic of vehicularaccess.Whenaprivatestreetormews servicing andrampaccessesintobuildingminimizewidth reserve spaceforpublicrealmenhancements,integrate elements onparcelswithlimitedpublicstreetfrontage.To It isespeciallyimportanttoreducetheimpactsofsiteservicing storage andserviceareas Integrate ramps,garbage into thebuilding individual accessestograde to improvepublicrealm Orient buildingparallelto street andalignwith Limit thenumberof adjacent buildings Architect Inc.,TriumphDevelopments.Photoby:BenRahn/A-Frame. to grade-relatedunitsandgatheringspaceforresidents.Credits:DavidPeterson Pedestrian walkwayandsharedamenityspaceworktogethertoprovideaccess accessibility andpublicrealm vertical circulationimprove lobby withsharedcorridorsand Upper unitsaccessedviaentrance walkway toentrances by providing highquality landscape designand Enhance pedestrian planting materials 61

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

62 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 6.3 SITE ADJACENT TO OR WITH HERITAGERESOURCE OR WITH SITEADJACENTTO 6.3 n. 2. a. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additionalwill apply. SELECTION OFGUIDELINES 2 1

i. Employ minimumwalkwaydimensions asfollows: Section 3.1Streets,Lanes,Mews,andWalkways Conserve andintegrateheritagepropertiesinto Section 1.3Heritage satisfaction oftheCity. adjacent toapropertyontheHeritageRegister to apropertyontheHeritageRegisterand/orproperties Assessment willevaluatetheimpactofaproposedalteration Official Plan Heritage Policies (3.1.5). A Heritage Impact principles of good heritage conservation and the City's developments inamannerthatisconsistentwithaccepted

and pedestrian scalelighting a clearpathwidth ofatleast2.1mwithlandscaping provide aminimumbuildingseparation of6.0mand when thewalkwayisprimary accesstounits, Public Street 2 1 3 Public Street 2 Public Lane

c. 4 b. 3 4 3 . .

Provide atransitioninthebuildingheightdowntolower- Section 4.1FitandTransition Provide accesstositeservicingandparkingattherearof Section 3.4SiteServices,Access,andParking anticipated tochange. building, unitorbaywhereadjacentcontextislowerandnot scale neighbours. Reduce the height of at least the first the building/site,fromalane,orshareddriveway. 4 Townhouse Building TypeShown: Building Apartment Building,andHybrid Stacked Townhouse,Low-Rise Other PossibleBuildingTypes: Entrance Shared Lobby Entrance Shared Lobby Parking Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Landscape Area Enhanced On Site Space Shared Amenity Space Existing Building Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Low-Rise Townhouse or Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Face Primary Building Public Park Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

otherwise behidden. of heritagefeaturessuchaswindowsandcorniceswhichwould prominence oftheheritagebuildingandallowforpreservation The newdevelopmentisalsosetbackinordertomaintain between thenewdevelopmentandheritagebuilding. This demonstration plan provides sufficient facing distances assets onornearthesite. and respectthescale,character,formsettingofheritage When redevelopmentoccurs,employstrategiestocomplement RATIONALE

setback toalignwith adjacent builtform adjacent builtformand Provide frontyard Transition tofit-inwith frame street characteristics suchasfrontyardlandscapeandentrancedesign. townhouses. Extracaremustbetakentomaintainandenhancetheneighbourhood Design ofthenewdevelopmentisinformedbycharacteradjacentVictorian and rhythmsof heritage Respect and enhance Respect architectural features building strategy part ofconservation landscape designas Incorporate heritage stepbacks building setback and building withstrategic views ofheritage Preserve prominent 63

DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

protection zones. protection

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

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

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

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

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

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

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

and street trees. street and

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

making opportunities. making

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

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

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

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

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

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

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

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

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

64 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES . SITE WITH MULTIPLE BUILDINGBLOCKS 6.4 e. 3 a. 2 a. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additionalwill apply. SELECTION OFGUIDELINES 2 3 1 . .

Minimize theextentofsitearea dedicatedtoservicingand Section 3.4SiteServices,Access, andParking Retain andprotectexistingtrees,vegetation,naturalslopes Section 5.1.2Landscape Apply angularplanes,minimumhorizontalseparation Section 4.1FitandTransition and efficient layouts, where possible. vehicular accessthroughtheuse ofsharedinfrastructure landscape plan,whereverpossible. and nativesoilsintegratethesefeaturesintotheoverall open spaces. transition downtolower-scalebuildings,parks,and distances, andotherbuildingenvelopecontrolsto Public Street 1 2 3 4 5 1

4 h. 6. a. 5 4 .

Section 3.2SharedOutdoorAmenityAreas Organize buildingstoeliminateback-to-frontfacing Section 3.3BuildingPlacementandAddress ii. When sharedoutdooramenityspacesarerequired,design condition facinganystreet. the siteoronneighbouringproperties. Avoidarearyard relationships suchasfrontdoors facingrearyardson these spacesto:

play space landscaped area for passive recreation and children's site. Opportunitiesmayincludehard/soft maximize high-qualitylandscapedopenspaceonthe

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

appropriate forthesite. Apartment BuildingorHybrid Building typesmaybemore of entrancesfrompublicstreets iscompromised,Low-Rise high qualitypedestrianexperience inmind.Whenthevisibility serve asthemainaccessforunitsandmustbedesignedwith a views topublicstreets.Thepedestrianmewsondeepsites perpendicular topublicstreetswhereunitentranceshavedirect On deepmulti-blocksites,itispreferredtohavebuildings balance between fitting-in and creating a sense of place. organization, buildingtype,andpublicrealmdesigntostrike a neighbourhood charactertoidentifytheappropriatesite building blocks should look at the site's configuration and become theirownneighbourhoods.Parcelswithmultiple to formadistinctivecharacteroftheirown,buttoosmall are developedonasite.Thesedevelopmentslargeenough Small communitiesarecreatedwhenmultiplebuildingblocks RATIONALE pedestrian mewswithgenerous facing distanceforaccessto Provide well-designed units andlandscaping central tothedevelopment amenity spacesinareas Locate sharedoutdoor with goodsunlight avoid undesirablefront-to-sidebuildingrelationship. mews. Thisbuildingtypeandentrancearrangementhelps to Townhouse typewithallunitentrancesalongthevehicular In thedemonstrationplan,BlockcisshownasStacked relationships withadequatefacingdistancebetweenblocks. development site,buildingsshouldhavefronttofacing on thelocationofparticularbuildingblock.Internalto Building typesmayvarythroughoutthedevelopmentdependent to havecharacteristics Design privatestreets of publicstreets have greatestvisibilityand accessibility topedestrian Locate unitentrancesto mews and/orstreet Enhance landscapeareas along edgeofthesiteby shade producingtrees planting shrubsand servicing areasinternally storage, loading,and consolidate garbage Integrate and 65

DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES N- Provide generous, landscaped, and well-lit pedestian walkways through large blocks to connect sitewith throughlargeblockstoconnect Providegenerous,landscaped,andwell-lit pedestianwalkways and heights. building setbacks Setback andtransition builtformtoalign withadjacent N- parkingareafrom view. Provide shadeproducing treesandshrubs toscreensurface M - L- Surfaceparking locatedatthe frontofthe Remove asmuchsurface parkinganddriveways aspossible. K- newbuildingsand constructionawayfrom Protectandaccommodateexistingtrees onsitebyplacing J - walkways,driveways,surfacingparking andother Improveexistinglandscaped areasincludingpedestrian I - of theexistingbuildingbyprovidinginternaland Improve garbagestorage,loading,andservicingareas Improve amenityspacesandfacilitiesforexistingresidents. H - G - wherepossibleorintegrateother uses suchas Integrateundergroundgaragerampsintothenewbuilding F - designedtocompliment andrespecttheprevailing NewdevelopmentalongNeighbourhoodedgearetobe E - connections toenhanceconnectivityofthesite Improveexistingpedestrian walkwaysandprovidenew D - andlocateindooramenityspacestoconnect Providesharedoutdoor amenityspacesfornewdevelopment entrances withviewstopublicstreets. Placenewbuildingparalleltopublicstreetandprovide C - Providebuildingfaceandunitentrancefacingstreet B - A - Large parcelwithtowerandneighbourhoodedge

66 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES adjacent neighbourhoods and amenities. withlandscape areas. building facing apublicstreet aretoberemoved andreplaced protection zone. landscape features. can beconsolidatedwhenappropriate. be oftheexisting building andthenewdevelopment integrate garbageandloadingareas.Serviceareascan indoor amenityspacestocreatenewcommunityfocus. built form,scale,andcharacteroftheneighbourhood. surrounding neighbourhood. with theoutdoorspacewhereappropriate. 6.5 LARGE SITE WITHTOWER LARGE 6.5 b. 3 a. 2. a. 1. The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additional mayapply. SELECTION OFGUIDELINES 3 2 1 .

Public Street Locate sharedoutdooramenity areatomaximize Section 3.2SharedOutdoorAmenity Areas Extend andconnectnewpublicstreets,lanes, Section 3.1Streets,Lanes,Mews,andWalkways In general,orienttheprimaryfacadesofbuildings Section 3.3BuildingPlacementandAddress visibility andaccess. frontages onstreets,mewsand walkwaystoprovide possible. transit, communityfacilities,andretailareas,where pedestrian networkandprovidelinkstoschools, pedestrian mewsandwalkwaystothelocalstreet/ the edgesofstreets,parksandopenspaces. and frontdoorsparalleltothestreetframe 2 1 3 Public Street Public Street 4

b. 5 f. 4 5 4 . .

Maximize high-qualitylandscapingthroughoutthesite Section 5.1.2Landscape iii. Minimize surfaceparking,drivewaysanddropoffareas: Section 3.4SiteServices,Access,andParking and provide stormwater benefits. soften andscreenserviceareas, reinforcecirculationroutes, to createpleasantpedestrianandamenityspaceconditions,

2 5 well-landscaped openspace,wherepossible replace surfaceparkinganddrivewayswith residential site (e.g. tower-in-the-park infill) where infill is taking place on an existing Hybrid Building Rise ApartmentBuilding,and Back-to-Back Townhouse,Low- Townhouse, Stacked Other PossibleBuildingTypes: Townhouse Stacked andBack-to-Back Building TypeShown: Entrance Shared Lobby Entrance Shared Lobby Parking Parking Connection Pedestrian Space Shared Amenity Landscape Area Enhanced Entrance Individual Unit Area Tree Protection Existing Building Amenity Outdoor Private Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Low-Rise Townhouse or On Site Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Face Primary Building Public Park Public Park Continued onnextpage… Entrance Shared Lobby Parking Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Area Tree Protection Space Entrance Individual Unit Amenity Outdoor Private Public Park

more efficient and attractive site conditions. significant public realm improvements and can help to create and surfaceparkingareas.Reorganizing thesitemayresultin Every opportunityismadetoeliminateunder-utilizeddriveways create asaferandmorepermeablesite. the property.Physicalandvisualconnectionsareintroduced to throughout thesiteareimprovedtoraiseoverallquality of shadow impactsoftheexistingtower.Landscapeareas Location ofnewbuildingsandopenspacesconsiderthe work togethertoframestreetsandoutdooramenityspaces. In thisdemonstrationplan,thenewandexistingbuildings surrounding neighbourhood. rectify negativesiteconditionsandimproveconnectionstothe low-rise building infill, it is a priority for the redevelopment to Toronto neighbourhoods.Whenatowersiteisappropriatefor pedestrian-oriented scaleandcharacterofmanytraditional often "TowersintheParkingLots"insteadanddisrupted many partsofToronto.Thesetypesdevelopmentswere The "TowerinthePark"designconceptwaswidelyused RATIONALE new sharedamenityareasforallresidents. New low-risedevelopmenthelpstoimproveexistingnegativesiteconditionsandcreate 67

DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 68 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES The selectionofguidelinesbelowisintendedtohighlightkeyaspectseachdemonstrationplan.Additionalwill apply. SELECTION OFGUIDELINES . LARGESITE WITH MULTIPLE DEVELOPMENTBLOCKS 6.6 3. 1. a. c. 2. e. 3 2 1

i. When sharedoutdooramenity spacesarerequired,design Section 3.2SharedOutdoorAmenityAreas Locate anddesignstreets,lanes,mews,walkwaysto Section 3.1Streets,Lanes,Mews,andWalkways Provide newpublicstreetsinaccordancewiththe Section 1.2.1StreetandBlockPatterns these spacesto: cycling facilitieswithinthenewdevelopment. provide safe,direct,universallyaccessiblepedestrianand which arenotaccessiblefromexistingstreets. Standards (DIPS)foraccessandaddresstobuildings City's Development Infrastructure Policy and

visibility andaccess frontages onstreets, mewsandwalkwaysto provide Locate sharedoutdooramenity areatomaximize

Public Street 2

Public Street 1

3 4

c. 5 e. 4 g. 5 4 . .

Utilize areasalongsiderailorhydrocorridorsandravinesto Section 1.2.1StreetandBlockPatterns Minimize theextentofsiteareadedicatedto Section 3.4SiteServices,Access,andParking Complement andconnectwithopenspaceon extend thenetworkofconnections,whereappropriate. possible. use of shared infrastructure and efficient layouts, where servicing andvehicularaccessthroughthe neighbouring properties,wherepossible. 5 Building, andHybridBuilding Townhouse, Low-RiseApartment Stacked Townhouse,Backto Other PossibleBuildingTypes: Back Townhouse Townhouse, StackedandBack-to- Building TypeShown: Entrance Shared Lobby Entrance Shared Lobby Parking Parking Connection Pedestrian Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Landscape Area Enhanced Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Entrance Individual Unit Area Tree Protection Amenity Outdoor Private Face Primary Building Existing Building Low-Rise Townhouse or Space Shared Amenity On Site Public Park Public Park Continued onnextpage… Parking Entrance Shared Lobby Entrance Individual Unit Area Tree Protection Space Shared Amenity Landscape Area Enhanced Connection Pedestrian Face Primary Building Low-Rise Townhouse or On Site Existing Building Public Park Amenity Outdoor Private

opportunities forfutureextensions. connections beyond the site should also be identified to protect help stitchcommunitiestogether.Publicstreetsandpedestrian provide access.Byaligningnewstreetstoexistingones,they building. Onlargesites,newpublicstreetsareoftenrequired to Public streetsareoneofthefundamentalbuildingblockstocity enhance theseattributestocreateacohesiveneighbourhood. respect thepositivecharacteristicsofitscontextandfurther and newcommunities.Itisvitalthatdevelopments on largesitesiscriticaltocreatingatransitionbetweenexisting development blocks.Theorganizationofthebuildingblocks together to define the public realm for large sites with multiple Public streets,parks,openspaces,andbuiltformallwork RATIONALE spaces toincrease thepossibleactivitiesand usesforthepark. are encouraged. POPScanworktogetherwith existingopen sky viewandsunlight.Opportunities toexpandpublicparks community withprominentpublic streetfrontage,accessto parks shouldbelocatedcentrally withineasyaccesstothe opportunities whichcanbring acommunitytogether.Public for largesites.Theyarecivic spaces andplacemaking neighbourhood andcanbeusedasanorganizationalelement Public parksandopenspacesarecentraltoeachnew the parkedge facing parkto animate Provide unitentrance address thecornerat Design buildingto corner sites enhancing pedestrianconnectionsandpositivecharacteristicsofitscontext. Large blocksoftownhousescanintegratewellintoestablishedneighbourhoodsby Configure newpublicstreetto improve visibilitytoexisting parks andopenspaces and openspaces frame edgesofparks Orient buildingsto 69

DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 70 DEMONSTRATION PLANS | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES This page intentionallyleft blank. CASE STUDIES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES

7.0 CASE STUDIES

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

To access the case studies online, visit www.toronto.ca/lowriseguidelines.

71 72 CASE STUDIES | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES This page intentionallyleft blank. GLOSSARY | TOWNHOUSE AND LOW-RISE BUILDING GUIDELINES

8.0 GLOSSARY

73 74 GLOSSARY | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES those intheCityZoningBy-lawsorOntarioBuildingCode. aspects that assist in achieving the design objectives for low-rise housing forms. The definitions are not necessarily the same as Section 8.0 provides definitions for terms used throughout the Guidelines. The terms and definitions are intended to describe GLOSSARY 8.0 public streetormews Address -Thefrontdoorofabuildingorunitthatfacesthe Angular Plane– practical and/orleisurefunctionstoanyusers Amenity -aspaceorelementwhichprovidesadditional At-grade -atthelevelofground below ground Above-grade -overthelevelofground,notsunkenor single orconsolidatedblockwith nodirectstreetfrontage Courtyard –alandscapedopenspace,located inthecentreofa presence building's prominence on the street in terms of views and architectural treatmentisprovidedtoacknowledgethe Corner Treatment-thecornerofabuildingwhereadditional Below-grade -lowerorbeneaththelevelofground two adjacentsupports lines orplanes,especiallytheentirespaceincludedbetween Bay -inarchitecture,anydivisionofabuildingbetweenvertical integrated intoabuilding,enclosedbyparapetorrailing Balcony -anoutdoorelevatedplatformprojectedfromor rear ofthebuildings(eg.garbagestorageandvehicleaccess) function ofthedevelopment,thatarecommonlysituatedat Back ofHouseActivities-activities, essential to the efficient courses including walls,doors,roofs,windows,cornicesandbelt Articulation -thelayoutorpatternofbuildingelements views, andgovernsrelationshipsbetweendifferingbuiltforms a buildingmassingtoensureadequateaccesssunandsky a theoretical plane which controls and defines or otherpubliclyaccessibleopenspace Frontage –theportionofabuildingorlotfacingstreet,park and themainentranceofabuilding. Forecourt -landscapedopenspacebetweenthepublicsidewalk Façade -theexteriorofbuildingvisibletopublic the streettoaprivateorsharedgarageservicearea Driveway -apavedvehicularaccessthattypicallyleadsfrom streets ormews and designofnewpublicresidentiallocalstreetsprivate City ofTorontopolicywithestablisheddirectionsforthelayout Development InfrastructurePolicyandStandards(DIPS)-a at-grade publicly accessibleorprivately sharedcommonoutdoorspace vehicular parkingareas.On-sitelandscapedopenspacemay be and/or softlandscapetreatment,butexcludingdrivewaysand Landscaped OpenSpace–outdoorareacharacterizedbyhard developments onpublicstreetsandshortprivatemews in 2003bytheCityofTorontotoaddresstownhouse Infill TownhouseGuidelines-designguidelinesintroduced environment and comprehensionofbuildingsorotherfeaturesthebuilt dimensions and which contributes to the citizen's perception reflects a sympathetic proportional relationship to human Human Scale–thequalityofphysicalenvironmentwhich based on their historic or cultural significance conservation andcarefulmanagement.HCDsaredesignated that isprotectedbypoliciesandguidelinestoensureits Heritage ConservationDistrict(HCD)-anareaofthecity orderly andpleasingway Harmonious -havingtheelementsarrangedinaproportionate, environment comprehension ofbuildingsand orotherfeaturesinthebuilt dimensions and which contributes to a person's perception and which reflects a sympathetic proportional relationship to human Pedestrian scale-thequalityofphysicalenvironment A mewsisopentothepublicandaccessibleatalltimes. individual buildingsandunitswithinalargerdevelopmentsite. pedestrian streetwhichprovidesaccessandaddressto Pedestrian Mews-aprivatelyownedandmaintained safe andcomfortableuseofstreetsopenspaces paving, seating,publicart,waterfeatures,etc.,thatpromote the including lighting,trees,fourseasonlandscaping,decorative Pedestrian amenity-architecturalandlandscapeelements, stands distinctlyonitsownsurroundedbylandscaping Pavilion –theoppositeofastreetwallbuilding,buildingthat building footprint,organizationandmassing buildings withinanarea,onastreetorblock,includingthe Pattern ofBuilding-therepeatedphysicalcharacteristics buildings inrelationshiptothepropertyline Pattern ofAlignment-therepeatedlocationfrontface outdoor amenityspacesbelowthem apartments orbalconieshaveaviewofprivatepublic Overlook Condition-conditioninwhichabove-grade mews providesaccessandaddressatalltimes which providesforthefullrangeofrolesapublicstreet.A Mews Street-typicallyaprivatelyownedandmaintainedstreet of abuilding Main BuildingFace-thepredominantexteriorverticalwallface Massing -thesizeandshapeofabuildingabovegrade treatment and buildingfacecharacterizedbyhardorsoftlandscape Landscaped Setback-thespacebetweenpublicsidewalk individual unitthatisavailableforusebytheoccupants Private OutdoorAmenity-anoutdoorspaceassociatedwith toronto.ca/planning/POPS.htm of Toronto,UrbanDesignGuidelines,availableonline: POPS (Privately-ownedPubliclyAccessibleSpaces)-City through itssurface Permeable Paving-pavementthatallowswatermovement the entrance Porch -araisedareaprojectingfromthebuildingatlevelof surfaced landscape features flanking a public street. Plazas -animatedgatheringplacewithpredominantlyhard for recreationalorsocialactivities communal andavailableforuse bytheoccupantsofabuilding Shared OutdoorAmenity-anoutdoorspaceonalotthat is recreational andsocialactivities is communalandforusebytheoccupantsofbuilding Shared IndoorAmenity-anindoorspaceinabuildingthat the faceofanotherbuildingorpropertyline Facing Distance-distancebetweenthefaceofabuildingand the front,sideorrearofabuilding Setbacks –referstothedistancebetweenapropertylineand usually withsidewalks Public Street-apublicwayorthoroughfareinCitytown, open spacesandtheaccessiblepartsofpublicbuildings Public Realm–streets,lanesandwalkways,parksother access oraddressforbuildings services andaccesstogarages;doesnotprovidepedestrian route throughadevelopmenteitherwithorwithoutparking;for private ownership,fromastreetandusedascirculation Private SharedDriveway-apavedvehicularaccessunder . www. 75

GLOSSARY | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 76 GLOSSARY | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES and istypicallyfencedforprivate uses,serviceorparking) (Open spaceontheblocktendstobeinmiddleof open spaceattherearandsometimessideofbuildings. buildings aresitedclosetotheperimeterstreetswithprivate Traditional Block-dividedintolots;onthese,individual interior the extends living spaceandiseitheradjacenttoorontopofabuilding which area sitting outdoor an - Terrace building facesoneachsideofthestreet(includessetbacks) edges ofthestreetandwidthspacebetween Street Proportion-theratioofheightbuildingsalong long wall defining a street space one into together join visually facades building the each and touch other buildings of sides the where occurs - Streetwall for socialinteractionandneighbourhoodactivities. they arelandscapedandlitintheeveningprovideasetting individual lotsandblockswithintheurbanfabric.Inaddition vehicular, pedestrianandutilityaccess,addresslightto their roleasconnectivelinearopenspaces,streetsprovide Street - a significant part of the City’s open space system. In building entrance Stoop -asmalllandinginfrontofandatthelevel separation betweenadjacentbuildingsand/oropenspaces between builtformofvaryingheightsandprovideappropriate building. Frontandsidestepbackshelptocreateatransition Stepback –referstothesettingbackofupperstoreysa other plants, and that permits water infiltration into the ground growth of vegetation such as grass, trees, shrubs, flowers or Soft Landscaping–open,unobstructedareathatsupportsthe boundaries its relationshiptoadjoiningproperties,buildingandstreet orientation ofabuildingonitssite,generallytakingintoaccount Siting /BuildingOrientation-thelocation,positioningand providing atranquilsettingadjacenttocitystreet Urban Garden-alandscapedopenspaceofintimatescale form Urban Design- the analysis and design of the city’s physical peaks andvolumes off for water quality benefits and to reduce stormwater runoff Treatment Train-asystemdesignedtotreatstormwaterrun differing intensity from thelowerheightareaprovidesatransitionareasof that height.Steppingthetallerpartsofdevelopmentaway down totheadjacentheightlimitformingabasebuildingat street, themassingandshapeofnewdevelopmentshouldstep adjacent tolowerheightlimitseitherontheblockoracross Transition BetweenZonesofIntensity-onsitesthatare way throughthemiddleoforpartacityblock Walkway -astreetlevelexteriorpubliclyaccessiblepedestrian of treesthatcoverthegroundwhenviewedfromabove Urban TreeCanopy-thelayerofleaves,branches,andstems This page intentionallyleft blank. 77

GLOSSARY | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES www.toronto.ca/lowriseguidelines