Bloor West Village Avenue Study Design Charrette Phase 2: Explore Ideas Saturday, April 08, 2017 DTAH | RE Millward Associates | WSP/MMM Group Swerhun | Taylor Hazell Architects | JC Williams Group
Charrette Agenda No. Item Duration 1.0 Welcome and Introductions 10 minutes (9:30am - 9:40am) 2.0 Introductory Presentation 20 minutes (9:40am - 10:00am) 3.0 Planning and Design Exercises 2.25 hours (10:00am - 12:15pm) Lunch / Break 45 minutes (12:15pm - 1:00pm) 4.0 Synthesis Exercise 1 hour (1:00pm- 2:00pm) 5.0 Reporting Back 45 minutes (2:00pm - 2:45pm) 6.0 Wrap-Up and Next Steps 15 minutes (2:45pm - 3:00pm) 2
Study Schedule We Are Here BACKGROUND FUTURE SYNTHESIS + OPPORTUNTIES + CONDITIONS + DESIGN FINAL AVENUE 01 02 03 CONSTRAINTS ALTERNATIVES STUDY REPORT Jan- March 2017 April - June 2017 July - Oct 2017 Understand Context Design Charrette Design Review Panel #2 and Existing Conditions (April 8, 2017) (August 2017) City Project Team Meeting (CPMT #2) Evaluate and Test Design Avenue Study (Feb 2, 2017) Alternatives Draft CPMT #3 Councillor Briefing #1 CPMT #3 (April 2017) (Feb 6, 2017) (April, 2017) Avenue Study Property Owners Meeting #1 Local Advisory Final Committee Meeting (LAC) #1 Feb 8, 2017 Councillor Briefing #3 (Sept 2017) Community Stakeholder Meeting CPMT #4 Feb 9, 2017 (May 2017) LAC #3 (Sept 2017) Public Meeting #1 Identify Preferred Feb 27, 2017 Public Meeting #3 Alternative (Sept 2017) Design Review Panel #1 Community Council Presentation Councillor Briefing #2 March 23, 2017 (Oct 17, 2016) (May 2017) LAC #2 (May 2017) Public Meeting #2 (June 2017) 3
What is an Avenue? KEELE WILLOWDALE OAKDALE S WILMINGTON HWY 404 Defined by City of Toronto E H C SENLAC ARROW Official Plan SHEPPARD BARTOR WILSON HEIGHTS CONSUMERS N T O I S S Y N A A L R • Selected corridors along C T WILSON YORK MILLS H W Y 4 0 1 BRIDGELAND major transit routes defined BLACK LAWRENCE CREEK SCARLETT W E as “Avenues” S T THE WESTWAY O T R N E T GLENCAIRN H E W CALEDONIA E ALLEN Y E N O R D A F O N W Y EGLINTON L S Y E ORIOLE S ST. DENNIS D VAUGHAN • Transit-supportive B E RMO N LAIRD DAVISVILLE ROGERS OVERLEA intensification is intended MOORE ST.CLAIR D A S N U D O'CONNOR BURNHAMTHORPE DAVENPORT Y RUNNYMEDE W GREENWOOD COSBURN to create new jobs and K T ANNETTE P CHRISTIE N DONLANDS WOODBINE DUPONT ST.GEORGE BROADVIEW Y COXWELL A E MORTIMER BEDFORD S LUMSDEN AVENUE DAWES A L E L DOVERCOURT A PAPE MAIN L V OSSINGTON P . T N M O ROSEDALE housing while improving BLOOR D VALLEY DANFORTH S. KINGSWAY RONCESVALLES HARBORD WELLESLEY GERRARD PARKSIDE LANSDOWNE SHERBOURNE PARLIAMENT COLLEGE DUFFERIN UNIVERSITY local streetscapes, SPADINA CHURCH GERRARD JARVIS P TH QUEEN L A DUNDAS JONES CARLAW A R W BAY SHUTER K N THE QUEENSWAY QUEEN RICHMOND GARDINER EXPWY ADELAIDE KING EASTERN STRACHAN infrastructure and T N WELLINGTON R O LAKE SHORE F HUMBER BAY GARDINER EXPWY QUEENS QUAY ROYAL YORK L A K E SHORE amenities TORONTO INNER HARBOUR LAKE SHORE TORONTO OUTER HARBOUR Green Space System Avenues Centres Employment Districts Downtown and Central Waterfront 4
What is an Avenue Study? • Each Avenue is different. 7 No “One Size Fits All” tj 8 tj Program 6 3 5 • A Framework for Change tailored to each Avenue 2 • A Vision and Implementation 1 Plan developed with local 4 residents, businesses, and es and approved developments other stakeholders Bloor-Dundas ‘Avenue’ Study (2009) tj tj tj ffi tj tj tj tj tj tj tj tj tj tj tj tj tj tj tj tj 8 tj Dufferin Street Avenue Study (2014) 5
Why this Avenue Study? • Bloor West Village is changing • Parallel initiatives underway Village character (eg: Heritage Conservation District Study) • The area has redevelopment interest (High Park Area, Jane Area, corner sites, etc.) • The scale of individual re-development projects is increasing Two significant natural features (High Park + the Humber River) • There is a need to establish a specific framework to guide change • Bloor West Village was identified by City Council and Staff as a priority for an Avenue Study New development by High Park 6
How is this Avenue Study different? • Bloor West Village is already an • Subway transit with 5 stations and established and vibrant main connecting bus lines: street » Old Mill • The first Business Improvement » Jane Area in the world - 1970 » Runnymede » High Park • Significant topography and natural » Keele features: High Park and the Humber River 7
Study Area • From Humber River to • BIA: Over 400 members Keele Street • 5 TTC Stations (Old Mill, Jane, • 2.7 kilometres in length Runnymede, High Park, & Keele) • Over 240 properties that address • Study will consider (but not make Bloor Street West recommendations for) adjacent » both sides of street Neighbourhoods , Apartment » High Park address Neighbourhoods , Parks, Open Spaces, and Natural Systems Glendonwynne Road Windermere Avenue Clendenan Avenue High Park Avenue Runnymede Road Armadale Avenue K Quebec Avenue e Willard Avenue n n Keele Street Durie Street e Jane Street d y P a r k R Old Mill Drive d Bloor Street West Durie Street Harcroft Rd. High Park Humber S Kingsway River 8
Draft Character Areas • Five character areas have been identified on the basis of prominent uses/activity, built form, heritage and public realm • Helpful to structure discussion and future Avenue Study recommendations Glendonwynne Road Windermere Avenue Clendenan Avenue High Park Avenue Runnymede Road Armadale Avenue Kennedy Park Rd Quebec Avenue Willard Avenue Keele Street Durie Street Jane Street Old Mill Drive Bloor Street West Durie Street H High Park a r c r o f t R Humber d S Kingsway . River Humber West Village East High Park Gateway Village Main Street Village Frontage 9
What We’ve Heard So Far • Questions and concerns about • Support for Main Street Retail balancing growth with the area’s » Anchor tenant desired village feel (another grocery store) » Redevelopment Potential » Parking supply and demand » Future of Independent Retailers » Excellent pedestrian environment • Concern about High Park » Cumulative impact of future • Study the Impacts of development of High Park Intensification (especially hydrogeology) » Built Form » Public Realm Quality • Questions about the Avenue Study » Transportation scope/infmuence » Site Access » Demonstrate the infmuence the » Servicing Avenue Study will have » Community Services » Define the role of heritage in the » Natural Heritage Avenue Study/upcoming HCD » Subsurface Hydrogeology Study 10
Bloor West Village Avenue Study / Phase 2 Charrette Existing Conditions Summary
North Side: Today • Consistent fabric of narrow, mixed-use row buildings • Small scale storefronts • Consistent height • Presenting a solid and consistent streetwall 12
South Side: Today • Mixture of row buildings, detached apartments, service stations, and other larger structures • Streetwalls, commercial frontages, and lot sizes contrast with the north side of Bloor West 13
High Park: Bloor Frontage • Developed with detached apartment buildings and larger homes 14
High Park: Apartment Neighbourhood 1913 1960s to 2015 15
Current Zoning • Current zoning generally permits Commercial-Residential buildings with residential buildings opposite High Park and adjacent to the Humber valley. Several parcels are a “hole” in the zoning (i.e. remain under the former municipal zoning by-laws). Glendowyne Road Kennedy Park Rd Glendenan A High Park A Runnymede Armadale A Windermer Quebec A Willard A Durie Str Jane Str O l d M i l l D r i v Bloor Street West e Durie Street Harcroft Rd. High Park Humber R Zone CR Zone R Zone “Residential” “Commercial “Residential” Residential” • 9m height limit • 23m height limit • 14m height limit • 1.0-2.0 floor space index • 2.0 floor space index • 2.5 floor space index • Detached, Semi- • Detached, Semi-Detached, Detached, Townhouse, • Commercial Max = 2.0 Townhouse, Duplex, Triplex, Duplex, Triplex, Fourplex, Fourplex, Apartments • Residential Max = 1.5 Apartments 16
Development Activity Approved Rezonings and Applications Under Review 2114-2130 Bloor Street West 12 High Park One and Two Old Mill The High Park (2490 -2500 Bloor Street West) Glendonwynne Road 1990 Bloor Street West Windermere Avenue Clendenan Avenue High Park High Park Avenue Runnymede Road Armadale Avenue Kennedy Park Rd Quebec Avenue Residences Willard Avenue Keele Street Durie Street Jane Street Old Mill Drive Bloor Street West Durie Street Harcroft Rd. High Park 2115-2117 Bloor Street West 2452 Bloor Street West Humber S K River i n g s 2265 Bloor Street West w a y Approved Since 2009 Application Under Review The High Park (1990 Bloor West) One and Two Old Mill (2490 & 2500 Bloor West) High Park Residences 17
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