48 udg wilson avenue - toronto€¦ · the revitalization strategy identifies four sites for larger...

June 2004URBAN DESIGN GUIDELINES

WILSON AVENUE

TORONTO

Development within the Wilson Avenue RevitalizationArea will be consistent with the following urbandesign guidelines. They provide a framework fordevelopment of the whole site area and are to be readin conjunction with the urban design policies of theOfficial Plan.

LOCATIONThe Wilson Avenue Revitalization Area includes 4.25 km of Wilson Avenue from Keele Street toBathurst Street, the lands extending from thesouthern boundary of Parc Downsview Park south to Highway 401.

GUIDELINES

PRECINCTSThe area is divided into four precincts, defined byKeele Street, the rail line, Dufferin Street, Allen Roadand Bathurst Street. Wilson Avenue provides the linkamong the precincts. The central, east and westprecincts include established residentialneighbourhoods (Figure 1).

KEY CHALLENGES FOR THE REVITALIZATIONSTRATEGY

There are three key challenges facing therevitalization of Wilson Avenue.

� Current development patterns are auto-related.The urban intensification of Wilson Avenuerequires greater emphasis on transit andpedestrian movement. This will require changes inthe patterns of site access, parking andreorientation of buildings in relation to the majorand local street frontages occur incrementallyover time.

� The physical quality of the public realm does notsupport higher quality private redevelopment. Thetransformation of Wilson Avenue into apedestrian friendly and transit supportive streetrequires clearly articulated urban designobjectives that promote redevelopment.

� Attention to the quality and character of thestreetscape, pedestrian safety and comfort is neededto create a positive walking experience through theshopping precincts along Wilson Avenue.

URBAN DESIGN GUIDELINESTORONTO

WILSON AVENUE

URBAN DESIGN GOALS

The goals for physical improvements to the area areto provide connections to Parc Downsview Park,enhance the streetscape and provide direction forboth small scale and large scale redevelopment.

� Provide Connections to Parc Downsview Park

There are opportunities to create new physicalconnections to Parc Downsview Park. The west endof the Wilson Avenue Revitalization Area isimmediately adjacent to Parc Downsview Park. Keyconnections to the park exist along existing streetsand through existing open spaces. These routes offerthe opportunity to build on the Parc DownsviewPark concept of “one thousand pathways” byfocusing on a few important connections.

June 2004

Study Area, land use and precincts.

Under–used open space and underpasses.

Photo 1Wilson Avenue looking east towards Collison Boulevard

Figure 1

Figure 2


WILSON AVENUE

TORONTO

� Enhance the streetscape and provide direction forsmall-scale private sector redevelopment

The street will be “rebalanced” to accommodatepedestrians, transit and cycling and vehicular traffic.Key aspects of the public realm must achieve animproved urban design image and accommodatepedestrians and cyclists while maintaining WilsonAvenue’s role as an important link in the City’sarterial road network.

The streetscape strategy is to create a distinct tree-lined street that acts as a consistent image forWilson Avenue. The streetscape concept, a well-defined edge of street trees on both sides of WilsonAvenue, provides a basis for organizing the street.Trees, lights, special paving, benches, transit shelters,screens and platforms for garbage cans will bringamenity to the street.

Photo 2

Photo 3

Connectors to Parc Downsview Park and Streetscape.

Wilson Avenue looking west near Dufferin Street

Wilson Avenue looking east towards the railway

Figure 3

June 2004 URBAN DESIGN GUIDELINESTORONTO

WILSON AVENUE

Central Precinct existing conditions.

Demonstration Plan of Streetscape Central District.

Figure 4

Figure 5


WILSON AVENUE

TORONTO

� Large Scale Redevelopment

The revitalization strategy identifies four sites forlarger scale redevelopment:

� The Keele–Wilson intersection

� A site at the foot of Ancaster Road

� The public lands near the Wilson Subway Stationadjacent to the Wilson–Allen Road interchange

� The Bathurst–Wilson intersection.

Demonstration Plan of longer term redevelopment Central Precinct.

The sites at Keele, Dufferin and Bathurst arestrategically located at the junctions of highfrequency bus routes. Intensification will beencouraged at these locations. Land useintensification around the Wilson Subway Stationwill encourage greater use of transit and reduce theimpact of increased auto traffic.

Location of Large Scale Redevelopment Sites.

Figure 6

Figure 7


WILSON AVENUE

STREETSCAPE DESIGN GUIDELINES

Right-of-wayThe Wilson Avenue right-of-way is sufficient andwill not be widened. It will remain at its currentwidth, which will accommodate 2 lanes of traffic ineach direction, and exclusive left turn lanes atsignalized intersections with permanent on-streetparking along commercial frontages.

Pedestrian ZoneProvide a 5m pedestrian zone along the curb edgeto accommodate a continuous sidewalk anddistinctive streetscape treatment.

In the initial phases of development, a single row oftrees will be planted along a sidewalk zone of about2m. Over the long term, a second row will be addedto create a distinct allee and a canopy of branchesover the sidewalk.

Street TreesPlant a double row of street trees along both sidesof Wilson to create a pedestrian allee, a distinct“Avenue” and an identifiable route to ParcDownsview Park.

Consistent, repetitive tree planting along the streetedge, along with other repetitive elements (such aslighting) will define the street without interferingwith views of storefronts or other buildings.

Street tree options include a center median, aparallel service lane with an extensively plantedboulevard, trees clustered along retail frontages and no street trees along a retail frontage.

The preferred location for tree planting is at the curb.

The demonstration plans (Figures 5, 6) illustrate theconcept of clustering street trees within the right-of-way along retail frontages. Deciduous trees areplanted, using tree grates or similar alternative, inclusters that are repeated at regular intervals alongthe street. This maintains views and access throughto plazas while, at least partially, establishing thedesired linear effect of the street tree rows.

Over time, as redevelopment occurs along retailfrontages, a second row of clustered trees could beplaced along the edge of the right-of-way.

Configuration of Pedestrian Zone. Figure 8


WILSON AVENUE

TORONTO

In the shorter term, the street will includeat least one row of trees.

In the longer term, the pedestrian zonecould contain a double row of trees.

Along the residential frontages, trees are planted at the edge of the right-of-way.

Along residential frontages, trees are planted at theedge of the right-of-way within open lawn areasand integrated with front yard landscaping. Overtime, a second row of trees could be added to thesodded boulevard at the curb.

Other alternatives include the following:

� Trees planted in clusters in planting beds definedby a low edge. The beds could be located 1mfrom the outside edge of the curb.

� Planting beds located at the public/private edgeof the right-of-way.

� Trees clustered with shrubs and groundcoversplanted in an open planting bed, contained by a lowcurb edge or wall to screen the view of front yardparking from the street. The sidewalk would need tobe reconstructed along the curbside and wouldrequire a second row of street trees within the frontyard of the landowners (longer-term option)(Figure 10).

Figure 9

Figure 10

Figure 11


WILSON AVENUE

Over time, as redevelopment occurs along retail frontages, a second row of clusteredtrees could be placed along the edge of the right-of-way.

Retail frontage cluster trees in initial stage.

Pedestrian and Streetscape Zone, longer term.

Retail frontage in longer term redevelopmentwith double row of trees.

Streetscape & Planting in open planting beds

Figure 12

Figure 13 Figure 14

Figure 15 Figure 18


WILSON AVENUE

TORONTO

Illustration of Streetscape Concept within the context of existing development.

Illustration of longer term redevelopment

Figure 16

Figure 17


WILSON AVENUE

Streetscape ElementsWilson Avenue will have a consistent vocabulary ofstreetscape elements including lights, transit sheltersand benches.

The Wilson Avenue street furniture, includingroadway light fixtures, pedestrian lights, flags,banners, information kiosks, planting trellises, transitshelters, newspaper boxes, waste receptacles andbenches will have distinctively designed features toidentify this special area.

New pedestrian-scaled lights will illuminate thesidewalk.

Lights may be clustered to identify special areassuch as transit stops.

Distinctive, custom-designed vertical structuresplaced at regular intervals may be used to supportvines to add more green to the street. These typesof structures could also be designed to organizesigns for retail uses in each block.

Wilson Avenue, west of Bathurst

Possible kit of parts to enhance pedestrian amenity

Road and pedestrian scale lights on Spadina AvenueSign pylon making an entrance, Erin Mills Centre

Photo 4

Photo 5Photo 6

Figure 19


WILSON AVENUE

TORONTO

Location of pedestrian underpasses

As Wilson Avenue is the south boundary of the ParcDownsview Park precinct, streetscape elements willbe designed to integrate the Avenue with the parktheme. This could include coordinating andstandardizing streetscape materials – tree species,signage, lighting, street furniture – to assist inestablishing the uniqueness of Wilson Avenue aswell as defining the precinct.

CrosswalksIdentify opportunities for new crosswalks on WilsonAvenue and other arterial/major collectors.

UnderpassesEnhance the sidewalks through the underpasses.

There are three locations where the sidewalk passesunder roads or railways: the CN railway, Allen Roadand Highway 401 east of Bathurst. The approachesto the underpasses, as well as the sidewalks, need tobe improved. As redevelopment occurs, newbuildings will be located such that facades andaccesses will address the sidewalk. The quality ofmaterials and architecture of the walls and ceilingsthat form the underpass will be upgraded.

The steep grassed slope on the approach to therailway underpass could be terraced and planted toprovide transition to the passageway. Lighting willbe designed so that the lighting zone at the bridgesmarks a special place.Opportunity to create vine covered walls Photo 7

Figure 20


WILSON AVENUE

Opportunity for direct access to adjacent publicspace or building.

Opportunity for direct pedestrian access to subway.

Photo 8

Photo 9


WILSON AVENUE

TORONTO

GatewaysWilson Avenue, at Bathurst and Keele Streets, will beidentified by landmark gateways to clearlydemarcate the new district.

Wilson Avenue will have distinctive gateways at bothKeele and Bathurst streets that build on the existingopen space and opportunities to increase densitythrough redevelopment to provide a focus along thecorridor. The gateways will be visible andrecognizable from a great distance and announcethe threshold of a distinctly different place.

The Parc Downsview Park precinct is bracketed byDufferin–Finch, Allen–Wilson, Keele–Wilson andFinch–Keele. The Keele–Wilson intersection will bedesigned as a distinctive gateway to the ParcDownsview Park precinct.

Demonstration plans for the Keele and Wilsonintersection illustrate a scenario for redevelopmentthat “normalizes” the intersection. Densely treedmedians on all four approaches at the intersectionseparate the two travel lanes in each direction. Newbuildings are located to define the street edge andarticulate the pedestrian zone. The existing turninglane that separates the open space from adjacentdevelopment is consolidated with the rest of thewestbound approach to provide an attractive settingfor new development.

The southeast corner of the Wilson and Bathurstintersection is the location of existing underusedopen space. The space located at the east entranceto this Wilson Avenue precinct adjacent to theunderpass at Highway 401 will be designed as aspecial landmark.

Location of gateways.

Keele–Wilson intersection in the context of Parc Downsview Park

Demostration plan at Keele–Wilson withbuildings having open space courts.

Figure 22

Figure 23

Figure 21


WILSON AVENUE

Demonstration plan at Keele–Wilson within the context of existing development.

Demonstration plan at Keele–Wilson with private development.

Figure 24

Figure 25


WILSON AVENUE

TORONTO

DESIGN AND DEVELOPMENT GUIDELINES

� Built Form

New buildings will create an improved image for thearea and provide an enhanced pedestrianenvironment.

Buildings adjacent to the arterial roads will be sitedto create continuous frontages close to the street.They will have windows that “look” into the street,and the principal entrances will be directly accessiblefrom the street. Particular design attention will bepaid to the ground floor levels of the buildings.Retail and service outlets will be at grade level, withdoors and windows on the edge of the sidewalks tovisually and physically connect the shop interiorswith the public areas of the street.

Canopies or other weather protection over thesidewalk will be provided for pedestrians onretail/service frontages and at building entrances.The weather protection/canopies may extend beyondthe build-to line, into the required front yardsetback.

Buildings with residential uses on the main levelfacing the street will be raised a few steps abovegrade and set back from the sidewalk to create asemi-private zone.

Buildings at the ends of blocks will turn the cornersby continuing the architectural features of theprincipal façade onto the perpendicular street. Blankfacades will be avoided at the “ends” of buildings.

The proportion of the ground floor coverage ofbuildings will be maximized and building heightswill create a street environment scaled to thepedestrian.

High-rise landmark buildings and special–builtfeatures will be located to terminate a vista, such asthe Keele–Wilson gateway site.

Buildings will be designed to front, face and featurethe street to provide interest and comfort at groundlevel for pedestrians.

Loading and service areas must not be locatedadjacent to the arterial roads. All utilities andassociated works will, wherever possible, be locatedunderground.

Canopies provided over sidewalk.

Building facades will address both streetsat corner locations.

Figure 26

Photo 10


WILSON AVENUE

Height guidelines for corner site

� Height

Buildings will contain the street and accentuategateways and intersections.

The height guidelines minimze impacts on adjacentlow density residential development, to promoteredevelopment and to ensure an improved relationshipbetween the buildings and the adjacent streets,especially along the arterial roads and at keyintersections.

Height restrictions range from 9.14m (3 to 4 storeys)to 60.96m (20 to 24 storeys). The height restrictionsof By-law 7625, or the height restrictions morespecifically identified by these guidelines will apply,whichever is less.

Mixed–Use AreasOn sites where no access is provided from a publiclane adjacent to the rear lot line, the maximumheight from within 3m of the front lot line and 15mof the rear lot line will be 18m (six storeys).

Additional height is recommended at intersections toaccentuate the relative importance of thoselocations. On corner lots, the maximum height fromwithin 3m of the front lot line and 15m of the rearlot line and between 0.0 and 20m from the exteriorside yard will be 24m (8 storeys).

On sites where access is provided from a public laneadjacent to the rear lot line, the maximum height ofany building between 3 and 12m of the rear lot linewill be 12m (4 storeys). The maximum height fromwithin 3m of the front lot line and 12m of the rearlot line will be 18m (6 storeys).

On corner lots, the maximum height from within 3mof the front lot line and 12m of the rear lot line andbetween 0.0 and 20m from the exterior side yardwill be 24m (8 storeys).

Employment AreasThe basic height guideline will be a maximum of45m (15 storeys), subject to appropriate integrationwith adjacent low-density housing.

Residential NeighbourhoodsThe general height limit is 9m (3 storeys) within theResidential Neighbourhoods.

Figure 29


WILSON AVENUE

TORONTO

� Lot Size and Frontage

Mixed Use AreasThe minimum lot frontage for redevelopment is 18mwhere access to the rear yard is provided by a publiclane, a secured private driveway, or an exterior sideyard.

The minimum lot frontage for redevelopment is 24mwhere access to the rear yard is provided from thepublic road over a front yard.

Residential NeighbourhoodsLot frontage contributes to the character of theResidential Neighbourhoods and helps to define therange and mix of housing types. Lot frontage will bereduced to match the full range of potentialpermitted house forms.

Yards and SetbacksYards and setbacks within the Mixed–Use areas willpromote uniformity along the streets. Buildings willbe located at the front edge of the lot to mitigateimpacts on adjacent land uses and to promoteshared access to and among the rear yards.

Commercial and/or mixed–use buildings will be sitedat the street along a build-to line. Variations to thebuild-to line may be considered to accommodateappropriate urban design features, such as an urbansquare and/or additional landscape features. Canopieswill be permitted to overhang the required frontyard. The front yard may be used on a seasonal andtemporary basis, for outdoor commercial activities.

For any building that is entirely residential, the frontyard will be used for enhanced landscape treatments.

Where access to the rear yard is provided over thefront yard, buildings will have one interior side yardsetback of a minimum of 6m to accommodate adriveway. Alternative interior side yard setbacks maybe considered to recognize shared access driveways.

As redevelopment occurs on lots with no public laneaccess, the rear yard setback may be used to provideshared rear lot vehicular access to all lots within ablock (Figure 33).

Demonstration development:corner lot 18m on frontage.

Demonstration development: 24m frontage.

Demonstration development: 30m frontage

Figure 30

Figure 31

Figure 32

URBAN DESIGN GUIDELINESTORONTO

WILSON AVENUE

� Parking Areas

Wherever possible, development will be consideredon a comprehensive basis in association withabutting lands with consideration given toconsolidating access points as well as sharedparking.

When redevelopment occurs, parking will not bepermitted within the front yard of a building. Whereparking lots are visible from an arterial road, theywill be adequately screened and landscaped toensure an attractive streetscape.

Where a through–lot condition exists, the main frontfaçade of a building will face the arterial road, andat-grade on-site parking will be located adjacent tothe local street and will be landscaped to ensure anappropriate street relationship.

Parking facilities in exterior side yards will bediscouraged, but may be considered subject to theCity’s review of the urban design impacts.

Wilson Avenue will continue to have off-street frontyard parking for the near term. In some areas,circulation through and to off-street parkingrequires access over the public sidewalk zone withinthe road right-of-way, leaving no room foradditional landscape treatment. Wherever possible,in large surface parking areas, the edges of the lotswill be screened from the public sidewalk.

Planting beds, shelters, low walls and street furniturewill be used to create an edge to the sidewalk. Withthe street tree planting option of large planting bedscontained by a low wall, the planting beds locatedat the edge of the right-of-way could be used toscreen views of a parking area.

June 2004

Yards and setbacks Figure 33


WILSON AVENUE

TORONTO

Cross - section along the sidewalk through the underpass at Allen Road. Figure 34

SITES WITH HIGH DEVELOPMENTPOTENTIAL

Employment Area – Higher Potential The area surrounding the Wilson Subway Station hasbeen identified as having higher developmentpotential based on its expanses of vacant land thatare used for commuter parking. Decking some of theexisting at-grade parking areas could provideadditional parking (Figure 35).

Mixed–Use – Higher PotentialThe Keele–Wilson intersection is a major gateway tothe area and to Parc Downsview Park. The entrancesto the gateway will be identified by large-scalelandmark buildings and significant landscape features,which clearly demarcate the intersection’s importance.Point tower buildings with a base condition are thepreferred building typology for the landmark locations.

For lands designated Mixed–Use – Higher Potential1, the urban design guidelines for Mixed–Use areaswill apply except that development will be permittedup to the following maximum heights:

� For lands east of Keele Street, the maximumheight will be 45m (15 storeys)

� For the lands in the north-west quadrant of theKeele and Wilson intersection, the maximumheight will be 36m (12 storeys), subject toappropriate integration with the adjacent lowdensity housing

� For lands in the south-west quadrant of theKeele and Wilson intersection, there will be noheight restriction.


WILSON AVENUE

Demonstration Plan Wilson Subway Station. Figure 35


WILSON AVENUE

TORONTO

The land identified as Mixed Use – Higher Potential2 is a centrally located site with sufficient size toaccommodate enhanced development. It will bepermitted to develop to a maximum height of 12storeys adjacent to the Wilson Avenue frontage,subject to appropriate integration with the low-density housing adjacent to the south side ofWinston Park Boulevard. Generally, height will begraded down to be compatible with adjacentbuildings. An urban square will be developed at thesite’s axis with Ancaster Road to establish a focalpoint and public amenity space (Figure 37).

The Bathurst–Wilson intersection is identified asMixed Use – Higher Potential 3 and is a gateway tothe area. Open space in the southeast quadrant willbe developed as a landscape feature. Larger scalebuildings would be appropriate in this area. Thedesign guidelines for Mixed Use areas will apply,except that buildings may be permitted to have amaximum height of 12 storeys adjacent to theWilson Avenue and/or Bathurst Street frontages,subject to appropriate integration with the adjacentlow density housing.Mixed use - higher potential lands at

the Keele–Wilson gateway.

Location of Intensification opportunities in the Bathurst–Wilson area.

Figure 36

Figure 38


WILSON AVENUE

Demonstration Plan Ancaster Road Area (4=4storeys) Figure 37

48 udg wilson avenue - toronto€¦ · the revitalization strategy identifies four sites for larger...

Documents