Kingsway/Bloor Street District
Urban Design Guidelines - File No. 400.8.7
(Lakeshore-Queensway)
The Etobicoke Community Council recommends the adoption of the following joint
report (November 3, 1999) from the Executive Director and Chief Planner and the
Director of Urban Design:
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 the City of 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 cooperation 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, the Etobicoke Community Council approved, in
principle, Terms of Reference for undertaking the study, subject to further
consultation with Kingsway Park Ratepayers' Inc., 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 the Etobicoke Community Council for approval. Approximately 12
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 ongoing 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
(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 for example, 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
__________
The following persons appeared before the Etobicoke Community Council in support
of the Urban Design Guidelines:
- Ms. Mary Campbell, President, Kingsway Park Residents Inc.
- Ms. D. J. Miller, Etobicoke; and
- Mr. Peter Milczyn, Etobicoke.