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Danforth Avenue Study


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									Danforth Avenue Study
        A framework for Renewal, Reinvestment and Community Development
        Final Report April 2006
Avenue Study
The Danforth

               The Danforth Avenue Study , Toronto 2006
                                                                                                                                                                                   Avenue Study
                                                                                                                                                                                   The Danforth
“We thank all of those who contributed to the study process”                                          Introduction to the Study

            Acknowledgements                                                                          Consulting Team
            The Danforth Avenue Study is the result of the efforts of many individuals including      Urban Strategies Inc., with BA Group, completed the study between November 2004
            the City of Toronto, TTC staff, members of the broad community including the Local        and June 2005. The study team included Mark Reid, Cyndi Rottenberg-Walker,
            Advisory Committee, commercial property owners on Danforth Avenue, residents of           Pascale Dionne and Andrew Goodyear from Urban Strategies, Tim Arnott from BA
            the Oakridge Community, representatives of the development community, and ward            Group and Ed Watkins and Andrea Reaney from the City. This document outlines the
            area councillors. The ideas and thoughts expressed by those who have taken an             result of extensive consultation, which included meetings, workshops, presentations
            active interest in the study have resulted in an inspiring and compelling Framework for   and discuss of key findings, and project recommendations.
            Community Development for the Danforth Avenue Study.
                                                                                                      Municipal Staff
            We would like to acknowledge and thank the following individuals for sharing their
                                                                                                      Ed Watkins - City Planning, Community Planning
            input through meetings and stakeholder working sessions, for contributing to and
                                                                                                      Andrea Reaney - As above
            participating in the Meetings and the Charette, or for simply taking the time to engage
                                                                                                      Xue Pei, City Planning - Urban Design
            the project team in conversation about their ideas and thoughts for the future of the
            area. We would like to particularly thank the members of the Local Advisory               Dipak Dhrona, City Planning - Transportation Planning
            Committee, a 20 person Committee comprised of local residents, business operators         Peter Langdon, City Planning - Policy and Research
            and Councillor Altobello, who contributed significantly throughout the study and six      Sherry Goldstein, as above
            meetings to define and refine the Vision for the Avenue.                                  Susan Bookbinder, as above
                                                                                                      Dave Twaddle, Transportation Services
                                                                                                      Ashraf Hanna/Ieuan Jones-Ashton, Technical Services
                                                                                                      Michael Saunders, Economic Development, Culture and Tourism
                                                                                                      Christy Cook, Parks, Forestry & Recreation
                                                                                                      Tiyanne McLean, as above
                                                                                                      Sai-Man Lam, as above
                                                                                                      Peter Simon, as above
                                                                                                      Chris Foster, TTC
                                                                                                      Amanda Charrion, Toronto Parking Authority
                                                                                                      Mary Ann Gingras, Toronto Public Library
                                                                                                      Mario Silva, Toronto District School Board
                                                                                                      Barbara Leporati, Toronto Catholic District School Board

                                                                                                      The Danforth Avenue Study , Toronto 2006
Avenue Study
The Danforth

               The Danforth Avenue Study , Toronto 2006
                                                                                                                                                                                                                                                                  Avenue Study
                                                                                                                                                                                                                                                                  The Danforth
                                                                                                                                                                                Introduction to the Study

Executive Summary                                                                    PHASE 1|                  Research and Investigation
Purpose                                                                              Background                                                                                 Development Framework
The Danforth Avenue Study was undertaken from December 2004 to April 2006            Danforth Avenue, the commercial heart of the Oakridge Community, is a long-                Following the background review, a broad framework for redevelopment was
to establish a framework for change, as envisioned by the new City of Toronto        established Toronto street that functions as a suburban artery. Although some              established to provide a focus for discussions and to target specific areas for
Official Plan. The new Official Plan, as a policy, directs that reurbanizing         traditional pre-war Main Street buildings remain, the Avenue is generally                  change. Proposed directions for specific redevelopment options included:
Avenues will be achieved through the preparation of Avenue studies for strategic     characterized by low and high-density residential buildings, small commercial plazas
mixed use segments throughout the City. Danforth Avenue, between Victoria            and automobile sales and service. The initial phase of the Study included                  § Mixed-use buildings, built to the street edge on underutilized Danforth Avenue
Park and Warden Avenues, is a priority area for an Avenue Study due to its           conversations with stakeholders and an extensive review of these existing conditions           sites;
redevelopment potential on vacant and underutilized lands, and existing areas of     to fully understand the history, contemporary context, opportunities and constraints       §   Residential buildings on underutilized sites that abut Danforth Avenue sites;
surface parking. The primary objective of the Study is to maintain and improve       of Danforth Avenue. This review included an analysis of the broader context area;          §   Park and streetscape enhancements;
the quality of life in the Study Area, which includes all properties fronting onto   open space resources; the transportation network; current initiatives, precedents and      §   A realignment of Danforth Road and Danforth Avenue to create a traditional
Danforth as well as some properties on lands north and south of the Avenue.          areas of change; heritage; key destinations; automotive uses; and the planning                 four-way intersection and vibrant node and to improve opportunities for
The Study is expected to direct physical change incrementally throughout the         framework. It was determined that:                                                             redevelopment on adjacent sites;
next 15-20 years.
                                                                                                                                                                                §   Road and path connections to improve the disconnected street network south
                                                                                     § While there are many open space resources throughout the Study Area,                         of Danforth Avenue; and,
Public consultation was integral to and encouraged throughout the Study and              connections between them, and the quality of the streetscapes generally, could         §   Laneways and parking behind Danforth Avenue development to allow buildings
included meetings with the Local Advisory committee established to represent             be significantly improved;                                                                 to frame the street and to separate servicing from other vehicular traffic.
broad community goals; key stakeholder interviews; public meetings; a public         §   The road network and area parking options function adequately, but conditions
Design Charrette; and, regular meetings between the Consultant Team, the client          will deteriorate as development along the Avenue intensifies;
group, the Councillor.                                                               §   The Oakridge Community has been the focus of several recent initiatives and
                                                                                         studies which indicate both the desire and potential for growth;
                                                                                     §   Apart from a small collection of pre-war buildings, Danforth Avenue has little built
                                                                                         heritage. Heritage exists in the form of land use, particularly auto uses, and
                                                                                         personal legacies, such as the donation of land for parks purposes;
                                                                                     §   Several commercial, recreation, leisure, entertainment and institutional uses are
                                                                                         located throughout the Community, but these are poorly linked and do not
                                                                                         contribute to a cohesive streetscape;
                                                                                     §   Auto uses, such as gas stations, sales and service centres, are prevalent along
                                                                                         Danforth Avenue. These detract from the pedestrian experience on Danforth but
                                                                                         they are important economically to the Community.
                                                                                     §   While policies in the existing Official Plan and Secondary Plan are generally
                                                                                         consistent with and appropriate for the evolution of Danforth Avenue as an
                                                                                         'Avenue', zoning for the area is fragmented and complex and does not present a
   A diverse Avenue: pedestrian friendly pre-war main street fabric                      clear direction for Danforth Avenue.                                                       A diverse Avenue: car oriented street with potential for new development

                                                                                                                                                                                The Danforth Avenue Study , Toronto 2006                                                    i
Avenue Study
The Danforth

               PHASE 2|                 Design Charette                                                                                                                          PHASE 3|                  Framework for Community Development
               Design Charette                                                                 Design                                                                            The Framework for Community Development is comprised of recommendations for
               The Consultant Team, City staff, the Local Advisory Committee and               § Promote a high quality of design excellence and improve the streetscape on      Danforth Avenue, structured by an appropriate vision and changes to the supporting
               members of the public participated in a full day Design Charette to explore,       Danforth Avenue;                                                               design and policy framework. These recommendations are based upon the
                                                                                                                                                                                 discussions and workshops with the community, research and consultant analysis.
               solve and agree upon a clear direction for the future of Danforth Avenue.       § Protect and enhance the valuable pre-war Main Street fabric; and,
                                                                                                                                                                                 The Framework is also guided by the following 10 principles that reflect the tenets of
               The Charette included a presentation by a local Toronto developer and           § Use development opportunities to repair the street wall
                                                                                                                                                                                 contemporary planning and the values and priorities expressed by the Oakridge
               discussions within small working groups to examine three distinct areas
                                                                                                                                                                                 community and the City of Toronto:
               along Danforth Avenue and explore short and long term interventions.            Transportation and Movement                                                       § Heritage: Protect and enhance heritage resources
               Although precise directions identified by each of the working groups differed   § Position transit as a catalyst for positive change and renewal and improve      § People: Make opportunities for more people to live on the Avenue to support
               somewhat for each of the areas, there was significant consensus for                connection to Victoria Park subway station;                                        business development, new community amenities and the evolution of a broader
               specific changes along the Avenue and throughout the Study Area.                § Organize movement and connectivity throughout the study area to achieve a           demographic profile within the community
                                                                                                  better balance between pedestrian, vehicular, and other forms of movement;     § Balanced Movement: Organize movement and connectivity throughout the study
               Place Making                                                                    § Add street segments to connect the disjointed road and trail network; and,          area to achieve a better balance between pedestrian, vehicular, and other forms of
               § Establish a focus on place making to improve the character of the             § Organize parking and examine a parking strategy for the area.                       movement
                  corridor and create a destination;                                                                                                                             § Parking: Organize parking and examine a parking strategy for the area
               § Make Oakridge Park the focal point of the Danforth community and the                                                                                            § Open Space: Connect and enhance the open space system
                                                                                               Open space
                                                                                                                                                                                 § Distinct Places: Establish a focus on place making to improve the character of the
                  historic 'Main Street' fabric the 'Village Centre';                          § Connect and enhance the open space system.
                                                                                                                                                                                     corridor and create a destination
               § More people need to live on or near the Avenue to support business
                                                                                                                                                                                 § Development Character: Use development opportunities to restore an urban street
                  development, new community amenities and the evolution of a broader
                                                                                                                                                                                     wall, designing buildings to front directly onto the street to strengthen the Avenue’s
                  demographic profile within the community; and,                                                                                                                     pedestrian character
               § Diversify and strengthen the commercial retail sector.                                                                                                          § Design Excellence: Promote a high quality of urban design throughout the corridor
                                                                                                                                                                                 § Demonstrate Positive Change: Target priority sites for change
               Built form                                                                                                                                                        § Transformation will take time: Foster an environment for private sector investment
               § Maximum height of new development along all of Danforth Avenue
                  should range between 5 to 10 storeys;
                                                                                                                                                                               The key components of the Framework include the Land Use Plan, General Site Development
               § Height of new development for most of Danforth Avenue should be 5 to
                                                                                                                                                                               Guidelines and Built Form Guidelines, Streetscape and Public Ream Guidelines, the
                  7 storeys, with stepbacks incorporated into building design;
                                                                                                                                                                               Transportation and Movement Plan and Implementation. Together they present a
               § Height at prominent nodes, such as at Danforth Road and at Pharmacy
                                                                                                                                                                               comprehensive set of recommendations for Danforth Avenue and the Study Area and provide
                  Avenue, should be 10 to 12 storeys; and,
                                                                                                                                                                               clear guidance for change that will assist the City with the evaluation of development
               § Height of buildings on adjacent neighbourhood streets and adjacent to
                                                                                                                                                                               applications to best strengthen the character, sense of place and attractiveness of the
                  Oakridge Park should be 3 to 4 storeys.
                                                                                                                                                                               corridor. Some of the recommendations will be incorporated directly into zoning while others
                                                                                                                                                                               will be included in Urban Design Guidelines, which may be attached as an Appendix to a new
                                                                                                Charette participants modeled their vision for Danforth Avenue                 Secondary Plan. The key recommendations within the Framework are presented in the below.

ii                                       The Danforth Avenue Study , Toronto 2006
                                                                                                                                                                                                                                                Avenue Study
                                                                                                                                                                                                                                                The Danforth
                                                                                                                                                                    Introduction to the Study

Land Use Plan, General Site Development Guidelines and                                          Direct vehicular access onto primary streets should be                                  Office Commercial:
Built Form Guidelines                                                                           discouraged.                                                                            Maintain “Reduced” parking standards option in existing
                                                                                                                                                                                        Oakridge Community By-law modify requirements for GFA >
                Danforth Avenue: Commercial uses at grade with              Access/Laneway      Access to surface parking areas should be from
                                                                                                secondary streets or a rear laneway.
                                                                                                                                                                                        1,000 square metres for office parking to a minimum of 2.5
                commercial uses or multiple family dwellings above                                                                                                                      stalls per 100 square metres of GFA
                                                                                                A contiguous and connected private laneway system
                Residential Streets: stacked townhouses, duplexes,                              behind Danforth Avenue should be created as a service                                   Retail Uses:
                detached homes.                                                                 corridor.                                                                               1 stall per 80 square metres of GFA; any parking proposed in
Land Use                                                                                                                                                                                excess of this amount would have to be provided within
                New auto uses (gas stations, sales centres and                                                                                                                          municipally operated parking facilities
                service and repair centres) should not be permitted.        Streetscape and Public Ream Guidelines
                Sites with existing auto uses, where the use is to                                                                                                                      Restaurant Uses:
                remain but the site is to be redeveloped, will be                               Main pedestrian corridors within the study area which                                   1 stall per 33 square metres of GFA; any parking proposed in
                subject to the same design standards as other                                   accommodate more intensive forms of development and                                     excess of this amount would have to be provided within
                properties on Danforth Avenue.                                                  include Danforth Avenue, Danforth Road, Victoria Park
                                                                                                Avenue and Warden Avenue.
                                                                                                                                                                                        municipally operated parking facilities

                Danforth Avenue: minimum 2.0 fsi; maximum 3.5 fsi           Primary Streets     Danforth Avenue: 5.5 metre public pedestrian zone                                       Maintain existing minimum by-law supply rates for remaining
                generally; maximum 4.5 fsi at key nodes.                                        occurring from the curb edge to the edge of the public                                  land uses in Oakridge Community By-law; any parking
Density                                                                                         right of way.                                                       Vehicular Parking   proposed in excess of this amount would have to be
                Residential Streets: maximum 2.0 fsi.                                                                                                               Supply Strategy     provided within municipally operated parking facilities
                                                                                                Danforth Avenue: 0.0 metre minimum streetscape
                                                                                                setback between new development and the edge of the
                                                                                                public right-of-way.                                                                    Adopt Shared Parking Principles similar to City of
                Danforth Avenue: minimum 3 storeys; 5 + 2 storey
                setback (1.5 metres from the building face) generally;                                                                                                                  Mississauga standards achieves slightly higher office rates
                8 + 2 storey setback (1.5 metres from the building                                                                                                                      during weekday afternoon periods relative to City of Toronto
Height                                                                                                                                                                                  standards.
                face) at key nodes.
                                                                                                Propose 9.4 acres of open space in new and existing
                Residential Streets: maximum 4 storeys.                                         parks throughout the Study Area.
                                                                                                                                                                                        Maximize On-street Paid Parking along Danforth corridor
                                                                                                Oakridge Park and Madelaine Park should be focal points
                0.0 metres from the front lot line for buildings fronting                       for the community                                                                       Consider Permit Parking system for residential side streets
                onto primary streets.
Setbacks                                                                                                                                                                                Any commercial parking proposed in excess of the minimum
                1.5 metres from the front lot line for buildings fronting                                                                                                               requirements set out herein would have to be provided within
                onto secondary and local streets.                           Transportation and Movement Plan                                                                            municipally operated parking facilities.
                                                                                                Residential Tenant:                                                                     Staff should recommend for Council approval a well
                Not permitted between the edge of the public right of                           Adopt a “bedrooms per unit” based approach to tenant
                way and the building face on any street.                                                                                                                                understood, publicly acceptable method for the provision of
                                                                                                parking supply: 0.3 stalls per bachelor unit; 0.7 stalls per 1                          area public (municipal) parking coincident with the adopted
                Should be located to the rear of the block or within                            bdrm unit; 1.0 stalls per 2 bdrm unit, and 1.2 stalls per 2+                            Zoning recommendations provided for herein.
                the interior of the block or to the rear of a property.     Vehicular Parking   bdrm units
Parking                                                                     Supply Strategy
                Parking areas should be screened from view with a                               Residential Visitor:
                minimum 0.6 metre landscape buffer, with a
                minimum height of 0.6 metres and a maximum height                               0.2 stalls per unit initially, with consideration for 0.13 stalls
                of 1.0 metres.                                                                  per unit as area public parking becomes available -
                                                                                                supporting justification required

                                                                                                                                                                    The Danforth Avenue Study , Toronto 2006                                           iii
Avenue Study
The Danforth

                         Establish a private, rear laneway system across each
                         development block to minimize impact upon Danforth
                                                                                                                                                                               LIST OF DRAWINGS
Private Laneway System                                                                                                                                                         Background to the Study
                         Avenue public realm, to improve vehicular mobility in the
                                                                                                                Increase boundaries of the existing Community                  § Phasing diagram 10
                         area, to maximize on-street parking opportunities, and to        Community
                                                                                          Improvement Plan      Improvement Plan Area to extend improvements
                         facilitate on-site circulation characteristics.                                        throughout the Study Area.                                     Research and Investigation
                                                                                                                                                                               § Study area (focus area and area of influence) 13
                                                                                                                                                                               § three scales of investigation 14
                         Complete public road network south of Danforth Avenue to                                                                                              § existing open space 16
                         facilitate vehicular, bicycle, and pedestrian connectivity.                            Acquire land to complete a street south of Danforth
                                                                                                                Avenue, connecting Coventry Street, Mansion Avenue             § linked open space network 18
                                                                                                                and Lucy Avenue.                                               § transportation network 20
                         Realign key intersections in Study Area to improve pedestrian                                                                                         § current initiatives 22
                         crossing conditions and facilitate adjacent development                                Acquire and dispose of land to re-align Danforth Road to       § key places and destinations 24
                         opportunities.                                                   Land Acquisition      create a traditional four way intersection with Danforth       § existing conditions 26
                                                                                          and Disposition       Avenue.
                                                                                                                                                                               § automotive uses 27
                         Ensure appropriate pedestrian crossing times are provided at                                                                                          § areas of change 28
                                                                                                                Acquire certain lands throughout the Study Area for public
                         Study Area signalized intersection.                                                    parking facilities.                                            § street wall diagram 29
                                                                                                                                                                               § official plan 30
                         Consider reduced Rights-of-Way along new public road                                   Acquire and dispose of land to reconfigure Oakridge Park       § zoning 31
                         segments adjacent to public land.                                                      and add a community centre.                                    § development framework 36

                         Extend existing bicycle routes/lanes within Study Area to                                                                                             Documentation of the Design Charette
                         provide greater non-auto travel opportunities.                                         Adopt an architectural and design peer review process for      § Victoria Park to Wanstead Avenue 40
                                                                                          Peer Review
                                                                                                                significant new developments along Danforth Avenue.            § Wanstead Avenue to Leyton Avenue 41
                         Increase on-street bicycle parking opportunities along                                                                                                § Leyton Avenue to Warden Avenue 42
                         Danforth Avenue post and ring bike racks.
                                                                                                                                                                               Framework for Community Development
                                                                                                                For development proposals which exceed the permitted
                         On-site bicycle parking requirements similar to the Former                                                                                            § The Vision 47
Public Road Strategies                                                                                          height and/or density along Danforth Avenue, use Section
                         City of Toronto should be implemented within developments                              37 of the Planning Act to secure certain public benefits       § Land use plan 51
                                                                                          Section 37                                                                           § Urban design plan 54
                         in the Study Area.                                                                     including, land for public parks, public realm and
                                                                                                                streetscape improvements and new community services            § Built form guidelines axonometric 59
                         Mid-block pedestrian crossing locations should be reviewed                             and facilities.                                                § Primary building elements axonometric 60
                         in the context of future planned uses within the public right-                                                                                        § Vertical relief and articulation along street frontage axonometric 61
                         of-way along Danforth Avenue.                                                                                                                         § Typical Mid-block section (pre-war fabric Main Street) 62
                                                                                                                                                                               § Typical Mid-block section (mixed-use development node) 63
                                                                                          The Danforth Avenue Study provides the basis for the creation of Urban Design        § Streetscapes and Public Realm Improvements plan 64
                         Transit improvements along the Danforth corridor would be
                         supportive of the planned residential and non-residential        Guidelines and changes to the planning framework, specifically the Scarborough       § Primary Streetscape Section at Danforth Avenue and Danforth Road 65
                         densities. The proposed Avenues plan is consistent with and      Official Plan, the Oakridge Community Secondary Plan and the applicable Zoning By-   § Primary Streetscape Section at Danforth Avenue and August Avenue 66
                         does not preclude potential future Higher Order Transit                                                                                               § Public Realm axonometric 67
                                                                                          law. With implementation of the Study's recommendations, commitment of municipal     § Transportation and movement plan 71
                         service along this corridor.
                                                                                          leaders and support from the community, Danforth Avenue can be a vibrant and
                                                                                          beautiful Avenue.                                                                    Implementation
                                                                                                                                                                               § Municipal Real Estate Investment Plan 81
                                                                                                                                                                               § Community Improvement Project Area Boundary 82

iv                             The Danforth Avenue Study , Toronto 2006
                                                                                                                                                                                   Avenue Study
                                                                                                                                                                                   The Danforth
                                                                             “Imagine the future”

                                    Introduction to the Danforth Avenue Study 04

TABLE OF CONTENTS   PART 1          Background to the Study                             PART 3            Documentation of
                             1.1    Study Purpose and Key Municipal Goals 06                              the Design Charette
                             1.2    The Local Advisory Committee 07                                 3.1    Overview and Objectives 38
                             1.3    The Project Team 07                                             3.2    Structure 38-39
                             1.4    Study Process and Summary of Method 08                          3.3    Group 1: Macey Precinct Area and Madelaine Park 40
                             1.5    Summary of Consultation 09                                      3.4    Group 2: Oakridge Park and Pre-war Main Street 41
                                                                                                    3.5    Group 3: Danforth Avenue and Danforth Road 42

                    PART 2          Research and Investigation                          PART 4            Framework for
                                                                                                          Community Development
                             2.1    The Study Area 12
                                                                                                    4.1    Emerging Principles 44
                             2.2    Three Scales of Investigation 14
                                                                                                    4.2    The Vision 47
                             2.3    Existing Open Space 16
                                                                                                    4.3    The Vision Components 51
                             2.4    Linked Open Space Network 18
                                                                                                    4.4    Land Use Plan 51
                             2.5    Access and Transportation 20
                                                                                                    4.5    Urban Design Plan and Built Form Guidelines 54
                             2.6    Current Initiatives 22                                                4.5.1 General Site Development Guidelines 55
                             2.7    Heritage 23                                                           4.5.2 Built Form Guidelines 59
                             2.8    Key Places and Destinations 24                                  4.6   Streetscape and Public Realm Guidelines 64
                             2.9    Existing Conditions 25                                                4.6.1 The Streetscapes 64
                             2.10   Automotive Uses 27                                                    4.6.2 The Public Realm 67
                             2.11   Areas of Change 28                                              4.7   Transportation and Movement Plan 71
                             2.12   Street Wall Diagram 29                                                 4.7.1   Vehicular, Bicycle, Pedestrian and Transit Movements 71
                             2.13   Planning Framework 30                                                 4.7.2    Access to, and Circulation on, Private Development Parcels 73
                             2.14   Precedent Imagery 31                                                  4.7.3    A Vehicular Parking Strategy for the Study Area 73
                             2.15   What We Heard 35
                                    Development Framework 36
                                    Preliminary Principles 37
                                                                                        PART 5            Implementation
                                                                                                    5.1    Policy Changes 78
                                                                                                    5.2    Municipal Real Estate Investment Plan 81
                                                                                                    5.3    Additional Tools 83

                                                                                                     The Danforth Avenue Study , Toronto 2006
Avenue Study
The Danforth

                                            Introduction to the Study

               The Avenues Initiative is an exciting project for the City and the Danforth
               residential and business community. The new Official Plan identifies
               Avenues as areas of growth; places where re-urbanization can stimulate
               transit supportive 'main street' development. These are the places where
               new jobs, housing and a mix of uses are appropriate, and where
               development potential can be bolstered by investments in streetscapes,
               infrastructure and public amenities. The challenge along the Danforth
               corridor is to put in place a community endorsed vision and a realistic
               implementation strategy that can direct future development to create an
               attractive, comfortable, pedestrian oriented urban environment to support an
               improved quality of living, retail and community activities along the Avenue.

               The Danforth corridor is a priority area for an Avenue Study due to its
               redevelopment potential on vacant and underutilized lands, and existing
               areas of surface parking. The primary objective of the study is to maintain
               and improve the quality of life in the Study Area. The study will direct
               physical change incrementally throughout the next 15-20 years in three
               ways. It will:

               § Establish a community based urban design vision and urban design
               § Focus civic resources to the public realm, streetscapes, open space and
                 other amenities to support desired change; and,
               § Recommend changes to the regulatory framework to allow development
                  to proceed quickly with a degree of design flexibility while continuing to
                  provide the broader community with a level of certainty about the future
                  form and character of development.

               The City's new Official Plan states that Avenues are important corridors along
               major streets where reurbanization can create new housing and jobs while
               improving the pedestrian environment, the look of the street, shopping
               opportunities and transit service for community residents. Each Avenue is
               different in terms of lot sizes and configuration, and a framework for change
               will be tailored to the situation of each Avenue through a local Avenue study
               that will involve local residents, businesses and other stakeholders for each
               Avenue, or sections of longer Avenues.

04                                       The Danforth Avenue Study , Toronto 2006
                                                                                                                                                                                                                                                           Avenue Study
                                                                                                                                                                                                                                                           The Danforth
                                                                                                                                      “Imagine the future”                Introduction to the Study

                                                                                       The Danforth Avenue Study is presented in five parts:                              The Land Use Plan provides direction on the location and extent of distinctive land
                                                                                                                                                                          uses and densities, establishing the basis for changes to the policy framework
                                                                                       Part I:    Background to the Study outlines the purpose of the study and broad     which seek to achieve renewal;
                                                                                       municipal goals, describes the Study Area and the existing policy framework, and
                                                                                       presents an overview of the study process, elements and events associated with     The Urban Design Plan and Built Form Guidelines guide the character and place-
                                                                                       the work program and the consultation process.                                     making along the corridor and establish recommendations to organize and structure
                                                                                                                                                                          the development of primary urban components including the built form, street
                                                                                                                                                                          system and public realm. The guidelines provide specific criteria to logically
                                                                                       Part II:    Research and Investigation sets the context for change by providing
                                                                                                                                                                          organize, structure and evaluate elements of the built environment to ensure the
                                                                                       an overview of the evolution of the area, describes contemporary existing
                                                                                                                                                                          creation of a high quality pedestrian friendly and attractive mixed use and
                                                                                       conditions, such as open space and automotive uses, and outlines contemporary
                                                                                                                                                                          commercial district that is compatible with adjacent neighbourhoods;
                                                                                       challenges, opportunities and potential which provide a clear direction for the
                                                                                       development of key planning principles and a vision to effectively achieve
                                                                                                                                                                          The Streetscape and Public Realm Guidelines create specific detailed
                                                                                       revitalization along Danforth Avenue and, to a lesser degree, within adjacent
                                                                                                                                                                          recommendations for the configuration of the public realm, open space and the
                                                                                                                                                                          Danforth Avenue streetscape to strengthen the character and amenity of the district
                                                                                                                                                                          and ensure the creation of an attractive civic setting capable of encouraging desired
                                                                                       Part III:   Documentation of the Design Charette describes the structure and       private sector reinvestment along the Avenue;
                                                                                       results of a one day workshop that engaged participants in the formation of an
                                                                                       interim and long term vision for the renewal and redevelopment of Danforth         The Transportation and Movement Plan highlights pedestrian and vehicular access
                                                                                       Avenue. This event established the basis for Study recommendations as well as      points, indicates improved connections along Danforth and throughout the Study
                                                                                       a clear direction for municipal actions and initiatives necessary to support the   Area, articulates parking standards and summarizes related transportation
The growth and redevelopment of the Avenues should be supported by high
                                                                                       vision.                                                                            recommendations.
quality transit services that extend beyond the study area and by priority
measures for buses and streetcars, combined with urban design and traffic
engineering practices that promote a street that is safe, comfortable and attractive
                                                                                       Part IV:    Framework for Community Development is comprised of the                Part V:   Implementation is comprised of the following components:
for pedestrians and cyclists. Ultimately, regulations should encourage high            following components:
quality development that includes transit-supportive measures, such as minimum                                                                                            Implementation Recommendations which outline changes to the governing policy
development densities, to achieve increased transit use.                               Planning Principles which outline broad conceptual objectives for the renewal of   and procedure framework necessary to achieve the vision;
                                                                                       the study area and which should be used to guide development, investment and
The City and the TTC may consider the potential for the possible future use of         decision-making toward long term community building;                               Municipal Real Estate Investment Plan which indicates priority land acquisition
Danforth Avenue as a Higher Order Transit Corridor. This Study is seen as a                                                                                               and disposition initiatives needed to achieve the vision, balance municipal capital
critical component of future Environmental Assessment work along the Avenue. It        The Vision and Precinct Areas which translates planning principles, and            expenditure within the area, and kick start longer term civic and private sector re-
identifies constraints with respect to an increased right-of-way for transit use, as   community and municipal goals to demonstrate how change and development            investment;
an increase would compromise the desired quality of the public realm which is          should be positioned to achieve a balanced range of opportunities for living,
necessary to support and complement the level of intensification envisioned by         working, investing and recreating offering residents an improved quality of life   Additional Tools which outlines further actions that will guide new development and
this study.                                                                            and property and business owners a more vibrant and economically successful        support implementation of the vision.
                                                                                       commercial environment;

                                                                                                                                                                          The Danforth Avenue Study , Toronto 2006                                               05

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