November 3, 1999

To: Etobicoke Community Council

From: Executive Director and Chief Planner, City Planning

Director of Urban Design, City Planning

Subject: Kingsway/Bloor Street District Urban Design Guidelines

File No.: 400.8.7

Lakeshore-Queensway/Kingsway-Humber

Purpose:

To consider specific design guidelines for new development/redevelopment in the Kingsway/Bloor Street District.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendation:

It is recommended that Council adopt the attached Urban Design Guidelines for the Kingsway/Bloor Street District.

Background:

In a report to Etobicoke Council, dated October 6, 1997, Planning staff made a proposal to undertake an urban design study for the Kingsway/Bloor Street District, between Montgomery Road and Prince Edward Drive. The purpose of the study was to establish a set of urban design guidelines for the area, in accordance with the current Official Plan provisions, and, in co-operation with the local community associations and the BIA, that would address development-related issues raised by Kingsway Park Ratepayers' Inc. during the Etobicoke Official Plan Review process in 1997.

At its meeting of February 18, 1998, Etobicoke Community Council approved, in principle, Terms of Reference for undertaking the study, subject to further consultation with Kingsway Park Ratepayers' Inc. and the Thompson Orchard Community Association and the Kingsway Business Improvement Area (BIA). Staff met with representatives of the two community associations and BIA, who indicated support, in principle, to recognizing the Kingsway/Bloor Street District as an "Area of Special Identity" and developing specific urban design guidelines for this area. The boundaries of the study area were expanded to Mimico Creek, in the west, and Old Mill Road, in the east, at the request of the community associations.

Both community groups and the BIA agreed to be part of a Working Committee that has met, as needed, to examine the relevant issues and to provide guidance and feedback throughout the review process. The Committee included representation from both north and south of Bloor Street.

In accordance with the Terms of Reference, an open house/information session was held on Thursday, October 14, 1999. The purpose of the session was: to explain the draft urban design guidelines proposed for the area designated in the Etobicoke Official Plan as "Commercial-Residential Strip"; to provide an update on the review's progress; and, to solicit comments, prior to a recommendation report being forwarded to Etobicoke Community Council for approval. About twelve residents/business owners were in attendance.

Comments:

The Kingsway/Bloor Street District:

The Etobicoke Official Plan designates the Kingsway/Bloor Street District as a "Commercial-Residential Strip". This designation recognizes a wide range of commercial goods and services and mix of non-commercial uses, such as residential, institutional and community facilities. It also reflects their original role as the main concentration of activities for the residential development around them, as well as passing traffic on the arterial road. In addition, such designations identify these "mainstreets" as appropriate locations for residential intensification, primarily in the form of apartment units above retail stores.

The Limited Commercial (CL) zoning classification establishes standards for floor space, density and height, site coverage, parking and reduced setbacks for these "Commercial-Residential Strip" designations, as well as the means whereby residential units are incorporated.

Like other "mainstreets" throughout Toronto, the Kingsway/Bloor Street District is comprised of several blocks of continuous stores and offices, often with one or two floors of residential units above, as well as other uses, such as banks, churches, and restaurants. These uses are directly oriented to the public sidewalk and adjoining low rise residential neighbourhoods to the rear, and, served primarily by on-street parking or rear lane parking lots. The Etobicoke Official Plan limits building height in these areas to six storeys, subject to a 45-degree angular plane requirement from any adjoining residential lot line. The corresponding Limited Commercial (CL) zoning classification restricts building height to 14 m.

The Draft Urban Design Guidelines:

The Urban Design Guidelines for the area have been formulated to enhance the existing Official Plan policies and the evaluative criteria currently used in reviewing new development proposals. These guidelines should help to ensure a high quality of urban design and building treatment that is sensitive to significant features within this commercial-residential strip and the existing adjoining residential neighbourhoods.

The Guidelines are premised on six main goals and objectives:

(a) to identify and reinforce the distinctive character of the area;

(b) to encourage the on-going use of the mainstreet in providing local shops, services and amenities;

(c) to preserve and enhance the pedestrian urban experience;

(d) to encourage an appropriate building type and design to be achieved in new development; and,

(e) to accommodate intensification; and, to identify appropriate parking and servicing arrangements.

The guiding principles for development have been written, in consultation with representatives of the BIA and community associations, in order to better inform and educate the proponents of new development along this section of Bloor Street West on what the community-at-large considers reasonable and appropriate in terms of building massing and proportion, rhythm and articulation, transitions in scale, architectural design treatments, building height and setbacks, fenestration, facade and streetscape treatments, signage, and, parking and servicing arrangements (see Attachment No.1).

The guidelines are intended to ensure compatibility with the existing two-storey "mainstreet" character and pedestrian experience through: the maintenance of a strong two-storey base building condition; the establishment of a strong cornice line or setback (about 0.6 m) above the second storey up to the 14 m height limit (4 or 5 storeys, depending on the intended use/type of construction); and, by respecting existing massing, height, window styles, roofing patterns and use of local materials to successfully blend into the existing streetscape. Above 14 m in height, the guidelines recommend that upper storeys should be recessed about 3.0 m, and a change of building materials encouraged, in order to break up the building mass, ensure adequate sun conditions, and, reduce the visual impact of the upper storey. The guidelines also give some design recommendations for maintaining a strong pedestrian retail shopping area, which is compatible with the adjacent residential areas and encourages general 'good neighbour' policies.

In general, staff received favourable comments about the design guidelines at the community open house/information session on October 14, 1999. However, in response to residents' remarks regarding the general appearance of the commercial strip's rear elevations, adjustments to the guidelines have been made to further strengthen the interface between residential and commercial uses, particularly along rear lanes.

Next Steps:

It should be noted that the sub-area, located between Prince Edward Drive and Old Mill Road, and included within the study area, is not part of the "Commercial-Residential Strip" designation. The sub-area contains a number of different land use designations, eg. Open Space, High Density Residential, Low Density Residential, each with its own set of land use policies, development standards, and criteria for evaluating development. As such, the proposed urban design guidelines are not an appropriate vehicle to guide new development in this location. A further review of the merits of formulating specific urban design guidelines for this area is warranted.

In addition, staff are also reviewing the Zoning Code to determine if changes are required to implement the proposed guidelines (such as minimum building setbacks from the street line). A further report will be forthcoming to address these outstanding issues.

Conclusions:

The attached urban design guidelines will set the context for new development/redevelopment by reinforcing and enhancing the built form and pedestrian experience along this "mainstreet" section of Bloor Street West.

If approved, the Kingsway/Bloor Street District Urban Design Guidelines would formally constitute part of a new Appendix (VIII) to the Etobicoke Official Plan, entitled Urban Design Guidelines - 'Areas of Special Identity', in accordance with policies contained within Section 7.2.1.

Contact:

Lorna Day, Urban Design Coordinator, West District

Tel: (416) 394-6008; Fax: (416) 394-6063

E-mail: lday@toronto.ca

L. Gary Dysart, Principal Planner, Community Planning, West District

Tel: (416) 394-8233; Fax: (416) 394-6063

E-mail: gdysart@toronto.ca

______________________________ _______________________________

Paul J. Bedford Robert Glover

Executive Director and Chief Planner Director of Urban Design

City Planning City Planning

LGD/lgd

H:gen2\reports\bloor.doc

List of Attachments:

Attachment No.1 - Kingsway/Bloor Street District Urban Design Guidelines