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January 2009Urban DesignCity PlanningCity Planning

Yonge Eglinton Centre

Urban Design Guidelines

URBAN DESIGN GUIDELINES

YONGE EGLINTON CENTRE

TORONTOJanuary 2009 – i

YONGE EGLINTON CENTRE URBAN DESIGN GUIDELINES

INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

GENERAL SITE PLAN OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

URBAN DESIGN GUIDELINES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2Building Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2Size and Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4Massing and Angular Planes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Landscaped Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6Access and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Definition of Entrances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9Public Amenity Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Street Animation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11Linkage to Landscaped Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12Vehicular Entrances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14Building Materials and Rhythm . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Pedestrian Public Realm . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17Streetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19Ceiling Heights and Pedestrian Connections . . . . . . . . . . . . . . . . . . . . . . . . 20Tall Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21Green Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

URBAN DESIGN CONCEPT PLANNING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23Urban Design Concept Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23



TORONTOJanuary 2009 – 1

YONGE EGLINTON CENTRE URBAN DESIGN GUIDELINES

INTRODUCTIONThis document forms a set of Urban Design Guidelines,endorsed by City Council, which build on approvedpolicies of the Official Plan and applicable zoning by-laws that set out land use, angular planes, set backs,step backs and height.

The goal of these urban design guidelines is to outlinehow the area may develop over time in a mannerwhich is compatible with the adjacent establishedresidential areas, while improving the quality of theenvironment in the Yonge Eglinton Centre. Anadditional goal is to ensure that those elements, whichcontribute to the special character of the diverse partsof the area, are retained and enhanced when newdevelopment occurs.

The Urban Design goals for the Yonge Eglinton Centreare to create a beautiful, comfortable and amenablearea of the city. These guidelines are a framework,which can be used to shape the form and layout ofnew development in the area. The goals are as follows:

• To ensure new development “fits” within theexisting neighbourhood context.

• To further define the character of the YongeEglinton Centre as a whole, including its streetsand buildings.

• To provide open space and pedestrian linkages toencourage movement in and around YongeEglinton Centre.

• To establish the relationship of built form toadjacent streets and open spaces.

• To provide direction for the public realm andclarify streetscape elements, views and vistas andpublic art.

GENERAL SITE PLAN OBJECTIVESThe Urban Design Guidelines are intended to be readin conjunction with the Urban Design Concept Plans.The Concept Plans illustrate how the guidelines willshape development and show how the guidelines workas a unified whole.

These guidelines refer to terms such as street wall,podium, point tower, setback and step back. Thestreet wall or podium is the portion of a buildingwhich frames the street, typically six floors or less.The distance which the street wall is located awayfrom the street or property line is known as a setback.A point tower is the term given to the portion of abuilding which sits on top of and rises above thepodium or street wall. The distance from which apoint tower is located beyond the facade of the streetwall is referred to as a step back. These guidelines alsofrequently mention the term grade related. This termrefers to any portion of a building (dwelling units,shops, lobbies, etc.) that is located at street or groundlevel and is directly accessible from the sidewalk.

In general, these Guidelines encourage street relateddevelopment with buildings (“street walls”) typicallysited parallel to the public streets and along the edgesof open spaces and parks. Grade related dwellings andother appropriate uses are encouraged on these“public” building faces to provide safe and animatedstreets and open spaces. It is this fundamentalrelationship between well designed buildings and theiradjacent public spaces which forms the basis for goodurban design.

For the most part, these Guidelines are area-wide,applying to the entire Yonge Eglinton Centre. Someguidelines are site specific and the area within whichthey apply is clearly indicated.

URBAN DESIGN GUIDELINESTORONTO


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BUILDING ORIENTATION

Guideline: Buildings should be oriented in a way that appropriately defines thestreet.

The built form that is being proposed through theseguidelines responds to the character of the existingcontext. To the south and west is a low density singlefamily residential neighbourhood. To the north andeast there are higher density office and residentialtowers with commercial uses at the ground level. Themassing of new development should be street-relatedto properly define the street.

Buildings which are oriented parallel to the streetallow for greater animation of the street related publicrealm, whether it be by grade related retail or bytownhouse units which provide for enhanced visibilityand “eyes on the street”.

In the Focused Review area of the Yonge EglintonCentre, the following street typologies are suggested:

• Along Duplex Avenue, south of Duplex Crescent,the scale and mix of the development shouldrelate to the surroundings by providing a low scalebuilt form of up to 3 floors in height. The unitsshould have their front doors along the street andbe set back a minimum of 3 metres from theproperty line in order to provide a terracedlandscaped edge to the street.

• The new north-south street may also beresidential in character. Buildings street wallheights should be no higher than 6 storeys. Pointtowers located on this street should step backabove the street wall a minimum of 3 metres.

• At the ground level of the new north-south streetthe buildings should have grade related activitiessuch as two-level townhouses or live/work units.Some retail may be considered as part of thelive/work mix.

• The mid-block park or openspace should also be framedby buildings which areoriented parallel to the edgeof the park. Residential usesshould front onto the parkin order to provide a greatersense of security andvisibility of the open space.

• New buildings proposed for Eglinton Avenueshould also be located parallel to the street andhave grade related uses such as retail shopsand/or lobbies to residential or commercialbuildings. The buildings should be set back fromthe street to allow for wide sidewalks of 8 to 10metres. Higher building elements above the streetwall, should be stepped back a minimum of 3metres.

Diagram shows street walls to be parallel to all streets and public openspaces




• Buildings along Berwick Avenue should alsoreference the house form buildings on the southside of the street with a step back above the thirdfloor. Buildings along this street should haveentrances to residential uses, where possible,directly on the street.

• Buildings along Yonge Street should continue theexisting street wall characteristics. These includematching the set backs on neighbouring buildingsites and maintaining retail at ground level. On theeast side of Yonge Street south of Eglinton Avenuenew buildings should match the proposed setbacks of the Minto Development. On the west sideof Yonge Street, south of Eglinton Avenue,opportunities for increased retail frontages shouldbe introduced to further animate the streetscape.Taller building elements should also be steppedback a minimum of 3 metres from the face of thestreet wall.



SIZE AND SCALE

Guideline: Size, scale and use should reflect the context of the neighbourhood and recognize the differences around the site.

The existing urban structure of the focused study areacontains taller buildings along the main streets and atthe intersection of Yonge and Eglinton. The areas tothe southwest, southeast, and northwest are stableneighbourhoods of low-rise residences. It is importantthat new developments in the study area respect theseexisting conditions and form a transition from thehigher height areas to the lower height residentialareas.

Uses may also vary in the study area to relate better tothe surroundings. While retail and other commercialuses are expected along Eglinton Avenue and YongeStreet, residential uses and a smaller rhythm ofbuildings are expected along the residential streets ofDuplex and Berwick Avenues.

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Diagram indicating diverse scales and uses in the Yonge Eglinton Centrearea. The blue refers to residential uses and/or house form buildings. Thered refers to commercial functions with higher scale development.




MASSING AND ANGULAR PLANES

Guideline: Taller buildings should be located closer to Yonge Street and Eglinton Avenue and new development should comply with the existing angular planes for Duplex Avenue.

The highest buildings in the study area should belocated closest to the Yonge/Eglinton intersection andalong Yonge Street. Numerous shadow studies havebeen prepared of the proposed built form in order tomonitor the shadow impacts of higher buildings on theadjacent neighbourhoods. The current built formstudies are designed to limit the backyard shadows ofthe homes on Duplex during the shoulder seasons ofMarch 21st – September 21st.

The existing angular plane is 60 degrees north ofDuplex Crescent and 45 degrees south of DuplexCrescent. The angular planes in the zoning bylaw onDuplex Avenue exist to limit the height, location andmassing of buildings which are in close proximity tothe residential neighbourhoods. The closer thebuildings get to Duplex, the lower they must be.

Massing model looking east showing contemplated proposed towerheights as they relate to the existing context and approved buildings

Street wall setbacks and heights on residential streets should respect theneighbourhood and angular planes



LANDSCAPED OPEN SPACE

Guideline: Provide landscaped open space (such as parks), which are designedwithin a City/Community process.

Open space has been identified on the concept masterplan central to the block on the southwest quadrant ofthe Yonge/Eglinton intersection. The concept plancontemplates a park along Duplex Avenue which helpsto create a community focal point and a transitionfrom the low density residence areas to the commercialareas.

It would also be desirable to allow for a futurepedestrian connection to Yonge Street. Such apedestrian promenade would also have an organizingfunction of breaking up the large block into twosmaller more manageable blocks. This would also helpconnect the neighbourhood with Yonge Street andcreate more frontages for retail and cafes, which wouldhave a desirable urban character.

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Perspective of concept plan from the intersection of Duplex Cres. andDuplex Avenue looking southeast




ACCESS AND SERVICES

Guideline: Locate vehicular access and serviceentrances to new development without negative impact on the existing residential fabric and streetscape of Yonge Street and Eglinton Avenue.

It is desirable to minimize the traffic impact of anynew development on the existing residentialneighbourhood. The concept master plan discouragesnew vehicular entrances to parking/drop-off, loading,and the bus terminal, south of Duplex Crescent.Internal traffic should be accessed via the new north-south road. Access points will be limited on YongeStreet and Eglinton Avenue to ensure a continuousstreetscape.

The northeast quadrant of the intersection shouldutilize the rear lane off Roehampton Avenue and thesoutheast quadrant should utilize the north-south lanebetween Yonge Street and Holly Street.

Diagram demonstrating how traffic access to new development mayoccur without infiltrating into existing neighbourhoods



PHASING

Guideline: The configuration of the site should allow for phased development.

The overall build out of the development on thesouthwest block may take many years to complete.Phasing of the development should occur in such away as to be mindful of the impact of each phase onthe overall plan. Essential elements of the concept planshould be protected such as the new north-south roadand the proposed public park.

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Configuration of the site should allow phasing of the development. Eachphase should be thought of as part of a comprehensive overall plan forthe block.




DEFINITION OF ENTRANCES

Guideline: Architecturally define entrances totransit and shopping.

It would be desirable to articulate architecturally, allmajor entrances to transit and major entrances toshops and commercial spaces. The southwest corner ofYonge and Eglinton is an important entrance to theEglinton transit station. It would be desirable tocelebrate this entrance with a larger, more dynamicarchitectural pavilion, which is transparent andinviting.

Diagram indicating possible new entrance to retail/transit station at thesouthwest corner of Yonge and Eglinton

Examples: entrances to public transit

Precedent images: entrances to retail



PUBLIC AMENITY SPACE

Guideline: Provide publicly accessible amenityspace such as an urban plaza at the intersection of Yonge and Eglinton.

The intersection of Yonge Street and Eglinton Avenueis very busy, both from a vehicular as well as pedestrianpoint of view. As the area continues to grow it isimportant that pedestrian activity at the intersectionremains safe and comfortable. This includes havingadequate sidewalk widths on the main streets andhaving sufficient open space at the intersections. Aplaza exists on the northwest corner of Yonge andEglinton where open space is desirable and upgradingshould be encouraged. It would also be desirable tohave some open space at the northeast corner if andwhen that corner is comprehensively redeveloped.

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Possible plaza at the northeast corner of Yonge and Eglinton

Existing plaza at the northwest corner of Yonge and Eglinton




STREET ANIMATION

Guideline: Create storefronts and pronounce building entrances on major streets.

Development on the old bus terminal site will improvethe urban condition along the south side of EglintonAvenue between Duplex Avenue and Yonge Street byfilling in the gap in the street wall that currently exists.The new development will have multiple pedestrianentrances to shops and lobbies, which will add to thepedestrian experience. On major streets it is desirableto maintain and continue retail at the ground floor,punctuated by well-defined residential and commercialbuilding entrances (lobbies).

Precedent image: to show how Eglinton Avenue may develop. The photoshows a brick-clad street wall with multiple entrances to retail, widesidewalks with healthy trees.

View of concept plan along Eglinton Avenue looking eastExisting condition along Eglinton Avenue



LINKAGE TO LANDSCAPED OPEN SPACE

Guideline: Acknowledge the Courtyard and the Minto Midtown development with a view corridor, road or pedestrian plaza.

The Minto Midtown development on the east side ofYonge Street, south of Eglinton Avenue is nowcomplete. The development includes two residentialtowers and between them, a publicly accessiblelandscaped open space. The Minto open space islocated directly on Yonge Street and is of high designquality. It would be desirable to have a balance oflandscaped open spaces on the other side of the streetby creating a landscaped amenity on the west side ofYonge Street directly opposite the Minto open space.

In the interim, the existing plaza, which contains aTTC entrance, may be enhanced with further landscapeand seating. There is also the opportunity to create adirect interior pedestrian connection upon thecompletion of redevelopment on the bus terminallands. This pedestrian connection will link Yonge Streetwith the new park. In the long term, there is anopportunity to open up the existing street wall andhave a second level pedestrian promenade whichbegins at Yonge Street and extends west. Thepedestrian promenade would have gardens, shops andoutdoor cafes and bring a high sense of urbanity tothe Yonge Eglinton neighbourhood.

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Courtyard at the Minto Midtown Development

Bus terminal site plan showing potential for an east-west pedestrianconnection

Precedent image: similar pedestrian precinct in Montreal




Aerial view looking west across Yonge Street towards the southwestquadrant of the intersection

View along Yonge Street looking west to possible new raised pedestrian promenade above bus terminal with glass pavillion/TTC entrance

View along Yonge Street looking west to possible new raised pedestrianpromenade above bus terminal with glass pavillion/TTC entrance

VEHICULAR ENTRANCES

Guideline: Vehicular entrances should blend with the proposed new street wall and minimize disruption to pedestrian traffic.

Vehicular access to new development on the southwestblock at Yonge and Eglinton will occur from a newnorth-south street and from existing main streets.These openings should be integrated with the designof the building and blend in so as not to create anyvisual breaks in the street. They should also bedesigned in a manner to be safe to pedestrians andavoid hidden intersections.



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Precedent image: demonstrates success

Proposed new north-south street in concept plan looking northEntrance to parking will be visually integrated into the architecturaldesign of the building




BUILDING MATERIALS AND RHYTHM

Guideline: Building materials and rhythm should be compatible with neighbouring buildings.

The rhythm of buildings along a street is a measure ofthe typical width of buildings or lot sizes. On mainstreets the width of buildings is typically larger thanthose on residential streets. As an example, along theeast side of Yonge Street, north of Eglinton Avenue,the rhythm of buildings consist of multiple storefronts.As we try to encourage new development to fit in withits existing context, it is important that the existingrhythm of buildings be maintained.

New buildings along Duplex and Berwick Avenues areto be designed in such a way as to reflect theresidential scale of the buildings across the street.Brick cladding for the new buildings is encouraged torelate better to the existing houses.

New buildings on Yonge Street or Eglinton Avenueshould be articulated to maintain the existing rhythmof commercial and retail buildings on the street.Materials should be of a high quality such aslimestone, granite or other natural materials. Largepicture windows are desirable for the retail areas at theground floor.

Precedent image: shows use of compatible materials, such as brickView looking north along Duplex Avenue in concept plan with proposedtownhouses (background) and existing houses (foreground)



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Precedent image: shows low scale townhouses in front of higher pointtowers




PEDESTRIAN PUBLIC REALM

Guideline: Create a new and safe pedestrian public realm (during the day or night).

Several urban design guidelines, which are part of thisdocument, have been created to jointly create a safeand useable public realm. The built form policies, forexample, will ensure that buildings front onto the newpublic spaces and streets. Streets with greater visibility,that are well lit, are by and large safer.

Diagram showing sidewalks/public realm (in black) and possiblepedestrian connections (orange lines)



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STREETSCAPE

Guideline: Streetscapes are to be designed according to the City of Toronto Streetscape Manual.

Streets are the most vital part of the public open spacesystem and have a distinct position, identity and rolewithin the fabric of the city. They comprise themajority of the city’s public spaces and much of thequality of the physical public realms comes from theircharacter. The City of Toronto Streetscape Manualoutlines different street classifications based on theirsize and arterial characteristics. Different areas andneighbourhoods are also outlined as having uniquedesign criteria.

The streetscape manual will be used in the YongeEglinton Centre area for the designs of sidewalks,streetscape design, street lighting, tree details andother street furniture such as benches.

Based on the character of the streets, sidewalks andstreetscape will vary. In its entirety, the area will startto exhibit its own character through the use ofcoordinated design treatments and streetscapes.Granite accent paving will be required for all majorstreets, while the residential streets will have a differentcharacter with more greenery and grass boulevards.

Precedent image: showing public realm




PUBLIC ART

Guideline: Create opportunities for public art.

Public art will play an important role in enhancing theaesthetic quality of the Yonge Eglinton Centre area.

Opportunities for public art range from the integrationof art ideas into streetscape open space and built formdesigns to the creation of independent sculptures.Gateways and visual corridor terminations couldbecome prominent public art sites. It is anticipatedthat the City of Toronto’s Private Developer Percent ForPublic Art Program will be a major contributor to theimprovement of publicly accessible areas, both onprivate and public lands. Public art policies areguidelines referenced in the City’s Urban DesignHandbook.

Precedent image: public art integrated into streetscape

Precedent image: public art with park-like settings

Precedent image: public art



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View of proposed north-south street in concept plan with grade relatedtownhouses or live/work units

Cross-section showing grade difference between Eglinton Avenue andBerwick Avenue

CEILING HEIGHTS AND PEDESTRIANCONNECTIONS

Guideline: Create higher floor-to-floor heights on the ground, second and underground concourse levels and strengthen below grade and internal pedestrian connections where possible.

New development at Yonge and Eglinton shouldextend the underground shopping concourse wherepossible. Opportunities exist on both the northeastand southwest corners to link to and continue the underground shopping concourse. Transitimprovements and links to the new bus terminalshould continue to have improved connections toshops and retail.

New development at Yonge and Eglinton should beable to adapt to changing uses over time. To bestaccommodate this change, floor-to-floor heights onthose floors above and below ground floor should behigh enough to accommodate a range of uses fromresidential to retail to community functions. Weanticipate as an example, that street related buildingsalong the new north-south street may have live/workunits at the ground floor. These live/work units may beentirely residential at first but may adapt over time toa mix of uses including service-oriented shops, such asdry cleaners, etc.




TALL BUILDINGS

Guideline: Utilize City of Toronto Design Criteria for Review of Tall Building Proposals.

The Yonge Eglinton concept plan has envisionedvarious locations for point towers. The point towerwould be the preferred form of high rise development.The merits of the point tower is that the buildings areslender, their shadows move quickly and they allowsun light to penetrate through them onto the streetsand into the residential units.

For point towers to achieve these attributes it isimportant to apply certain criteria that would ensurethat the form and frequency of these buildingsmaintain the intent of the concept plan. This will beachieved by:

• Ensuring that the design and spacing of tallbuildings create residential units that haveadequate access to light and privacy.

• Ensure that the design and spacing of tallbuildings permits adequate access to natural lightand skyview to the surrounding streets and publicrealm, and does not unduly create excessiveshadowing of the surrounding context.

To achieve these objectives the point towers whichhave been incorporated into the concept plan all havefloor plates which are less than 750 square metres andare spaced apart from each other a distance which is atleast equal the width of the buildings themselves.

Point towers should also be stepped back above thepodium so they are less visible from the street and donot create a ‘canyon effect'. It would also be desirablefor the tower tops to be ‘sculpted' by reducing thetower floor plates on the upper floors. This wouldimprove the skyview and allow more light to penetrateonto the street.

Other issues such as street wall cladding materials,shadows, weather protection, wind impacts and micro-climate should all be considered in the design andplacement of point towers in accordance with the Cityof Toronto Design Criteria for Review of Tall BuildingProposals.



THE TORONTO GREEN DEVELOPMENTSTANDARD

Guideline: Utilize the Toronto Green Development Standard Checklist.

Toronto like all built up areas, experiences theenvironmental impacts of urbanization including thedeterioration of air and water quality. Toronto’svarious environmental pressures and the recognitionthat Toronto’s buildings and sites play an importantrole in determining the quality of environment inwhich we live have given rise to the desire for Torontoto have a green development standard. Toronto needsa green development standard to improve thefollowing:

• Air quality and climate change

• Energy use

• Water quality and efficiency

• Solid waste

• Urban forest health, quality of life habitat, lightpollution

• Economic and social health

The Toronto Green Development Standard containsperformance targets and guidelines that relate to siteand building design to promote better environmentalsustainability of development. The Standard is a“made-in-Toronto” approach that integrates existingCity guidelines and targets with standards from privaterating systems such as Leadership in Energy andEnvironmental Design (LEED) and Green Globes. TheToronto Standard is intended not to compete withrating systems like LEED, but to ensure that whenthere is a desire to “build green” in Toronto, localenvironmental objectives are met.

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The Standard will:

• Apply to new city-owned and affiliated projects

• Encourage green development amongst theprivate sector

• Be voluntary during the initial year ofimplementation while further study andconsultation is conducted

Applications for new developments in the YongeEglinton Centre will be reviewed in accordance withthe Toronto Green Development Standard.




URBAN DESIGN CONCEPTPLANNINGUrban Design Concept Plans

The following concept planning studies are meant toillustrate how the Urban Design Guidelines may beimplemented. The studies represent how future roads,parks and buildings could be arranged in the creationof a new neighbourhood on the southwest corner ofYonge and Eglinton.

The plan calls for a new north-south street whichwould begin at Duplex and run east and thensouthward to Berwick Avenue. Street related buildingsranging from 3-6 storeys would frame the new street.Selected locations for higher point towers wouldensure that they have a minimum negative impact onthe residential neighbourhood and on each other.

Three-dimensional massing studies were conducted toillustrate where higher buildings may be positioned sothat they do not cast new shadows onto the existingcontext. Early in the working group process a shadowmodel was prepared to show what the extent ofshadowing the existing zoning permissions wouldcreate. New shadows would be considered those whichexceed those which are created by the existing zoningpermissions.

Buildings and heights of towers which create ‘new’shadows onto the low density residentialneighbourhoods were avoided in the concept plan andare discouraged.

Possible new road configurations and building locations show parks andopen space (in green), street wall buildings (in purple) and possiblepoint tower locations (in red).



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Possible new road configurations and building locations show parks andopen space (in green), street wall buildings (in purple) and possible pointtower locations (in red).

Shadow study – September 21, 10 a.m.

Shadow study – September 21, 12 p.m.

Shadow study – June 21, 10 a.m.

Shadow study – June 21, 12 p.m.




Long term build out “massing” model

Existing conditions model



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This drawing transforms the built form studies into an aerial perspective, which is more illustrative of the architectural character of the newerbuildings in the Yonge Eglinton precinct. The drawing also communicates how the scale of development would change from three-storey townhousesalong Duplex Avenue to higher point towers located closer to Yonge Street.




View of concept plan looking east along Eglinton AvenueExisting view looking east along Eglinton Avenue

Eglinton Avenue plan and proposed street section

To better understand the concept plan, the following‘walking tour’ was presented to help illustrate, throughdrawings and graphics, what the experience may belike if one were to walk through the area at some timein the future after the area has been developed.Starting along Eglinton Avenue the tour wouldcontinue to Yonge Street and head south. One wouldexperience the Minto landscaped open space and itsrelated new public open space on the west side ofYonge Street. The tour would continue west to BerwickAvenue and then northward on the new north-southstreet and into the proposed new park, concluding atthe residential street along Duplex Avenue.

Along Eglinton Avenue the existing bus barns will bereplaced by street related buildings six storeys inheight. The sidewalk in this area will be 8-10 metreswide with an allée of trees planted in the boulevard.Retail shop fronts would line the street punctuated byentrances (lobbies) to residential or commercialbuildings. A single vehicular entrance to the busterminal may be proposed along Eglinton Avenue andwould replace the multiple curb cuts, which currentlyexist. Close to Yonge Street a higher building up to120 metres may be proposed. This tower should bestepped back from the podium to be less visible fromthe sidewalk.



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View looking east along Eglinton Avenue, present day

View looking east along Eglinton Avenue after long-term development is complete

View looking east along Eglinton Avenue, after initial development




The corner of Yonge and Eglinton will remain animportant intersection and crossroads for the city.Increased pedestrian activity will be accommodated bywider sidewalks and open space (interior and exterior)on all four corners. It would be desirable to mark thesouthwest corner with a larger interior atrium. Theatrium would function as an entrance to both thetransit station as well as to related shops and othercommercial functions.

Open space is also contemplated/desired on thenortheast corner of Yonge and Eglinton.

Yonge Street plan and street section

Proposed new buildings on the east side of Yonge Street



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New buildings built along Yonge Street shouldmaintain the existing set backs where appropriate andbe set back further in other instances to allow forwider sidewalks. Retail activity should be continued atgrade. Trees will also be planted in the boulevard. Highquality building materials are encouraged, such aslimestone or granite. Concrete is discouraged as acladding material.

New landscaped open space (the Courtyard at theMinto Midtown development) is located along YongeStreet as part of the proposed Minto development. Thelandscaped open space will provide for a mid-blockpedestrian connection eastward. It would be desirableto balance this open space with a plaza, view corridoror a road running westward from Yonge Street. Thefollowing illustrations depict a pedestrian connectionlinking Yonge Street with the proposed new park onDuplex Avenue. Long term planning for this blockmust take into consideration such urban designopportunities which will bring a new urban amenity tothe community. The pedestrian connection asproposed would incorporate outdoor cafes, shops andpavilions which would serve as the south entrance tothe subway and transit.

A new north-south road is proposed for the block. Theroad is designed to absorb traffic which would begenerated by the new development of the block. The

View of the Minto street wall along Yonge Street with proposedlandscaped open space

View along Yonge Street looking west to possible new pedestrianpromenade with glass pavillion/TTC entrance

View of possible new pedestrian promenade looking east towards YongeStreet and the Minto landscaped open space




Proposed plan and street section of new north-south street

View of proposed north-south street in concept plan with grade relatedtownhouses or live/work units

road may also provide some of the access to the busterminal. The design of the road and streetscape ismeant to reflect an urban street. The street will beframed by buildings which are 6 storeys in heightcreating a street wall. Higher buildings ranging from60 metres to 85 metres should step back from thestreet wall and be positioned apart from each other asdemonstrated on the concept plan.

The streetscape will be designed with green boulevardsto provide a residential feel. Stone and brick claddingare preferred for the street wall and the use of concreteas a cladding material is discouraged. Townhouse orlive/work units will be encouraged to occupy the lowerfloors providing a greater sense of community.Vehicular entrances to parking and loading should beincorporated into the design of the street wall in orderto create a continuous streetscape.



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A new neighbourhood park will be created as part ofthe redevelopment of the southwest block. The parkwill be designed and programmed through a separatecommunity process. On the concept plan the park hasbeen located along Duplex Avenue to best create atransition between the neighbourhood and thebuildings which are located close to Yonge Street. Thepark should be framed by grade related units toenhance the visibility and safety of the park.

Buildings which front onto Duplex Avenue should beresidential in scale. The concept plan envisions three-storey townhouses with buildings which are set back 2to 3 metres from the street. The 2 to 3 metre setbackwould allow for private front yards and may alsoprotect a majority of the mature trees which currentlyexist along Duplex Avenue. Buildings along DuplexAvenue are encouraged to be brick clad to blend withthe existing character of the houses on the street.

Additional “main street” development consisting ofbuildings up to six storeys in height with at-graderetail and office or residential on subsequent floorsmay be located along Duplex Avenue at EglintonAvenue.

The new community park

Proposed plan and street section looking north along Duplex Avenue

View looking west towards Duplex Avenue in the concept plan. The newcommunity park will be framed with residential buildings to enhancevisibility and safety of the park.




View of the concept plan looking south towards Duplex Avenue

View of the concept plan looking south towards Duplex Avenue



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View from Duplex Avenue looking northeast towards future park and developments

January 2009

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