WEST DON LANDS BLOCK PLAN AND DESIGN GUIDELINES Toronto, Ontario urban design associates january 2006 West Don Lands Block Plan and Design Guidelines sign associates PREPARED FOR Toronto Waterfront Revitalization Corporation 2006 urban de FUNDED BY © Toronto Waterfront Revitalization Corporation PROJECT MANAGEMENT TEAM COORDINATOR Urban Strategies, Inc. CONSULTANT TEAM Urban Design Associates Joe Lobko, Architect Turner Fleischer Architects, Inc. west don lands block plan and design guidelines: toronto, ontario | january 2006 | urban design associates acknowledgements Table of Contents PURPOSE OF THE BLOCK PLAN AND DESIGN GUIDELINES 1 ORGANIZATION OF THE DOCUMENT 2 PRECINCT PLAN DEFINITIONS 3 sign associates THE WEST DON LANDS 4 The Precinct Plan 5 Streets and Blocks 6 Public and Publicly-Accessible Open Space 7 2006 urban de © Building Envelopes and Frontages 9 Required Open Space and Building Locations 10 Building Heights and Stepbacks 11 Parking and Service 12 PRECINCT PLAN NEIGHBOURHOODS 13 River Square Neighbourhood 14 Don River Park Neighbourhood 20 Mill Street Neighbourhood 24 Front Street Neighbourhood 26 BUILDING TYPES 30 Townhouses 31 Small Apartment Buildings 32 Large Apartment Buildings 33 Towers 34 Affordable Rental Housing 35 DEVELOPMENT BLOCKS 36 SUMMARY: DEVELOPMENT YIELDS 63 west don lands block plan and design guidelines: toronto, ontario | january 2006 | urban design associates table of contents the toronto waterfront revitalization corporation Purpose of the Block Plan PRECINCT PLAN DESIGN PRINCIPLES (TWRC) has prepared a Block Plan and Design Guidelines docu- ment to provide more detailed resolution to the recommended pat- FRAMEWORK & STREETS CHARACTER & IMAGE OF THE COMMUNITY and Design Guidelines Create a pedestrian-friendly street network that con- Establish a range of architectural guidelines (massing, tern of streets and development blocks created in the West Don nects the West Don Lands with the adjacent materials, and proportion) that reflect the range of Lands Precinct Plan. The purpose of the Block Plan and Design communities. scales and characters of surrounding communities. sign associates Create a street and block pattern that reflects the Retain heritage resources wherever possible. Guidelines is: eccentricities of surrounding neighbourhoods. Respect the heritage of the area; however, create a 1 To uphold the tenets of the West Don Lands Precinct Plan Reduce reliance on the automobile by providing “living” community with contemporary buildings, (endorsed by City Council in the Spring of 2005), and to refine access to a high-quality range of transportation not historical replicas. options. Use a variety of building types and styles to create a 2006 urban de © the overall vision for the West Don Lands in accordance with Transform Eastern Avenue into a pedestrian-friendly varied, eclectic, organic, and creative community. new information and current conditions; street. Develop Front Street as a primary entrance to the LAND USE 2 To bridge the gap between the master planning ideas envisioned West Don Lands as it is a landmark street in the Provide a mix of land uses appropriate for an urban neighbourhood which include residential, retail, and in the public process and the eventual built product; City, connecting its major parks. Preserve the capacity of the street network. employment and public uses. 3 To provide guidelines for implementation that assure a high Limit auto-oriented land uses to sites with high FLOOD CONTROL MEASURES & OPEN SPACE access and/or to locations where the impacts are degree of design latitude without compromising the overall intent Design the flood-protection landform as an amenity minimized. of the Precinct Plan itself. to accommodate usable open space and recreation Provide building types that are flexible and can options. accommodate a range of land uses depending on The Block Plan and Design Guidelines document is primarily Re-vegetate the river’s edge as part of the Don River market demands. concerned with the role buildings play in creating and animating the Park system, linking the City to the waterfront. Provide appropriate community facilities in accessible Create multiple points of access between the com- locations related to open space. public realm. Specifically, the general principles of height and mass- munity and the River’s edge. ing, the distribution of uses, and scale and character of the buildings’ Create parks for both the local community and the City. facades defining the public rights-of-way are illustrated in the Block Balance open space for the local community, the City, * These design principles were developed in a public Plan and Design Guidelines. and the Region. process endorsed by the TWRC Board and City THE WEST DON LANDS PRECINCT PLAN The West Don Lands will become a district as This document will have several uses and audiences. It will be Create both active and natural open space along the Council. They are the foundation of the guidelines varied as the neighbourhoods surrounding it. (Image from West Don Lands Precinct Plan, Don River. and regulations contained in this document December 2004) used as supporting documentation for planning approvals for the West Don Lands. It will be a part of the Proposal Call in order to guide developers and their designers in their submissions to the TWRC and the City of Toronto. This document will also be used by the Design Review Panel as criteria for evaluating development proposals. west don lands block plan and design guidelines: toronto, ontario | january 2006 | urban design associates purpose of the block plan and design guidelines 1 the west don lands block plan and Design Guidelines Organization of the The Precinct Plan are organized into six sections. The six sections progress from general Queen Street the toronto waterfront revitalization corporation PRECINCT PLAN DESIGN PRINCIPLES The West Don Lands is designed to nourish families in all phases of Purpose of the Block Plan R iv (TWRC) has prepared a Block Plan and Design Guidelines docu- e life. A variety of housing options and community services will suit a r S t FRAMEWORKS & STREETS CHARACTER & IMAGE OF THE COMMUNITY r e ment to provide more detailed resolution to the recommended pat- broad market segment and enable residents to be comfortably e and Design Guidelines Create a pedestrian-friendly street network that con- Establish a range of architectural guidelines (massing, t St. Lawre tern of streets and development blocks created in the West Don nects the West Don Lands with the adjacent materials, and proportion) that reflect the range of accommodated from youth to senior years. t e tre sign associates S nce Street Lands Precinct Plan. The purpose of the Block Plan is: communities. scales and characters of surrounding communities. g in Create a street and block pattern that reflects the Retain heritage resources wherever possible. 1 Family Oriented Housing K to specific descriptions of the West Don Lands. A thorough reading 1 To uphold the tenets of the West Don Lands Precinct Plan eccentricities of surrounding neighbourhoods. Respect the heritage of the area; however, create a An affordable mix of housing for families including 20% as afford- (endorsed by City Council in Spring 2005) and to refine the Reduce reliance on the automobile by providing “living” community with contemporary buildings, able rental housing. overall vision for the West Don Lands in accordance to new access to a high-quality range of transportation not historical replicas. 2006 urban design associates 2006 options. Use a variety of building types and styles to create a 2006 urban de 2 Apartments and Condominiums © Document © information and current conditions; Transform Eastern Avenue into a pedestrian-friendly varied, eclectic, organic, and creative community. A variety of units in elevator buildings will appeal to a broad market Avenue street. 2 To bridge the gap between the master planning ideas envisioned segment. Front Street should be a primary entrance to the LAND USE Old Eastern Avenue in the public process and the eventual built product; Bayview of this document assures full understanding of how the West Don West Don Lands as it is a landmark street in the Provide a mix of land uses appropriate for an urban 3 Shops, Restaurants, and Entertainment City, connecting major parks across the City. neighbourhood which include residential, retail, and 3 To provide guidelines for implementation that provide for a high The ground floor of buildings on major streets will provide services Preserve the capacity of the street network. employment. degree of design latitude without compromising the overall intent Limit auto-oriented land uses to sites with high and amenities. of the Precinct Plan itself. FLOOD CONTROL MEASURES & OPEN SPACE access and/or to locations where the impacts are 4 Transit Design the flood-protection landform as an amenity; it minimized. sign associates The King Street line will be extended along Cherry to enable con- e The Block Plan and Design Guidelines document is primarily should accommodate usable open space and recre- Provide building types that are flexible and can nu Cherry Street Ave ational options. accommodate a range of land uses depending on nect the precinct to the rest of the city. rn concerned with the role buildings play in creating and animating the te Lands is intended to be built-out. The first section describes the Eas The river’s edge should be re-vegetated as part of the market demands. 5 Library, School, Day Care and Community Center public realm. Specifically, the general principles of height and mass- Don River Park system, linking the City to the Provide appropriate community facilities in accessible These critical services will support the needs of families and children ing, the distribution of uses, and scale and character of the buildings’ waterfront. locations related to open space. Front Street Create multiple points of access between the com- 6 Parks and Trails facades defining the public rights-of-way are illustrated in the Block munity and the River’s edge.