Toronto City Council Approve College Street Study

urbantoronto.ca
June 6, 2017
By Greg Lipinski

Five years ago in February 2012, Toronto & East York Community Council (TEYCC) requested that City staff review the existing policy context for College Street, focusing on the stretch west of University Avenue, ending where Little Italy starts. The initiative officially kicked off two years later in early 2014, beginning a series of rigorous community consultations with stakeholders and local residents. A report summing up the findings and making recommendations was submitted this May, with Toronto City Council approving the study.

So, what exactly is the College Street Study?

The Study is a comprehensive document that covers properties on both sides of College Street from Bathurst to McCaul. Split up into six distinct character areas (CA), each one is examined on its unique contextual characteristics to create an overall vision for College St for new developments. Theoretically, new development applications in the subject area submitted for approval to the City's Planning Department will have to follow the new urban design guidelines for the street.

Area-Wide policies and Character-Area policies will apply to building form, housing type, parks and open space needs, public realm design, sustainability, and heritage preservation. For instance, no less than 10% of residential units in new developments will be dedicated for 3-bedroom units, while new development is encouraged to attain Tier 2 of the Toronto Green Standard.

Character Area A

Located on the north side between Bathurst and Spadina, the built form here is defined by low-rise mixed-use buildings and the traditional main street of the Harbord Village Neighbourhood. With little to no setback from the street, a consistent streetwall has a strong presence on this strip. A large percentage of buildings are identified in the City of Toronto's Heritage Register as designated, listed, or potential heritage properties. New development will respect the character of the area.

The maximum height here is listed at 16 metres, (excluding mechanical), or about five storeys. A 4-storey streetwall will add consistency to the established built form, before stepping back 3 metres to the fifth floor. Vertical additions (only up to the permitted height) are encouraged, rather than demolition of the existing stock. Lastly, vertical articulations are encouraged - to break up massing; reduce the glazing on the upper floors; and provide a change of material for ground level retail.

Character Area B

On the south side between Bathurst and Spadina. This area provides diverse building typologies, situated on the northern boundary of the Kensington Market Neighbourhood. It includes local landmarks and heritage properties such as Toronto Fire Station 315, and Saint Stephen-in-the-Fields. Views of the fire station's clock tower are important, and it is the intention that those views be preserved.

New developments are to transition down in height and scale to the Kensington Market Neighbourhood. The maximum height would be set at 30 metres, or about 9 storeys. Here, a 5-storey streetwall is encouraged, with 3 metres stepbacks sought at the 5th and 7th floors. New proposals should aim to have similar building articulations as the existing context, while encouraging Privately-Owned Publicly accessible Spaces (POPS). This coincides with providing parkland dedication onsite, ranging from 10% - 15% of the site when possible.

Character Area C

Encompassing the intersection of College and Spadina, it includes the view corridors north to Spadina Circle, and south towards the lake. Varying building typologies animate the built landscape, while the significant width of Spadina bestows an openness to the area. Given the rising number of blank walls of adjacent approved projects, this brings an opportunity to bring a more coherent composition with future developments.

The maximum height here would too be 30 metres, or 9 storeys. Providing a stepback above the fourth floor will contribute to Spadina view corridor preservation, while an emphasis on fine grain design of the podium levels is sought to complement the existing character of the street.

Character Area D

Runs along the north side of College from Spadina to King's College Rd. Characterized by a number of institutional buildings of the University of Toronto which are set back from the street, this provides generous landscaped areas. As many of these buildings are already designated heritage and part of the University of Toronto Secondary Plan, the general intent is to preserve this stretch.

Character Area E

Along the south side of College from Glasgow to just east of Beverley. Like Character Area D, this stretch consists of many institutional and commercial buildings, amidst a number of historic architectural features. This area has also seen new development, (with the criticized CampusOne Student Residence set to open this Fall). Similarly to previous guidelines, a maximum height of 30 metres or 9 storeys is established, though with a slightly taller streetwall, recommended at 7 storeys. Despite CampusOne, Theory Condos (close to finalized the OMB), and Design Haus, this portion of College is not intended for towers.

Character Area F

This low-rise stretch from the laneway immediately east of Beverley to McCaul St consists of retail and patio-style cafes and restaurants. The study considers it to be a transition area to University Avenue to the east. Like Character Area E, the maximum height is set at 9 storeys with a 45° rear angular plane to the south, while a 4-storey streetwall will answer to the existing scale.

Overall, no changes will have to be made to the existing land use designations. In Character Area A, retail is required at street level. Heights range from a minimum 4-storey streetwall, upwards to 9 storeys (excluding projects already in the planning process). In Character Areas D, E, and F, Site and Area specific policies will encourage institutional uses.

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With the Study now approved, we will be sure to keep an eye out for developments along College, and note how well the proposals respond to the new document. Want to share your thoughts? Feel free to leave your comments about the study in the space provided below.