bessarion-leslie context plan - toronto.ca€¦ · oriole vista drive is the new east-west road...

Development in the Bessarion-Leslie area will beconsistent with the following urban designguidelines. They provide a framework fordevelopment in the area and are to be read inconjunction with the urban design policies in theOfficial Plan.

LOCATIONThe Bessarion-Leslie Context Plan applies to thelands located south of Sheppard Avenue, west ofLeslie Street (excluding the lot located on thesoutheast corner of Provost Drive and SheppardAvenue), north of Highway 401 (excluding the lotlocated west of the CPR and north of Highway 401)and east of the lots on Bessarion Road.

URBAN DESIGN GUIDELINES

BESSARION-LESLIE CONTEXT PLAN

TORONTOJune 2004

June 2004 URBAN DESIGN GUIDELINESTORONTO


Context Plan Area

June 2004URBAN DESIGN GUIDELINES


TORONTO

VISION FOR A NEW COMMUNITYThe study area, informally known as the Bessarion-Leslie area, is located on the site of the formerOriole Village. Through the public steeringcommittee process, participating residents suggestedthat the new community be named Oriole Village tocommemorate the area’s local heritage and tosuggest connections with this site’s history and thenatural environment. The imagery associated withthe “oriole”, a bright orange and black bird, isencouraged to influence architecture, street andcivic names, streetscape elements, public art andpark features in the emerging community.

Oriole Village is envisioned to be a new mixed useneighbourhood where people can live, work andplay. The new neighbourhood will be designed tohave a distinct identity while being integrated withthe larger community.

Redevelopment of the lands in the Context Planarea provides the opportunity to create a newcommunity that:

� Includes a mix of uses including residential,retail, office and institutional uses in a range ofbuilt forms;

� Has a public road network, including walkwaysand bicycle paths;

� Provides sufficient community, recreational andsocial services and amenities including parks,open space, schools and community facilities, toserve future residents and employees;

� Incorporates community identity elements thatare associated with the local area’s heritage; and

� Increases the number of residents and employeesliving and working close to the Leslie andBessarion subway stations in order to facilitatetheir use.

View along Sheppard Avenue looking east near Provost Drive

Looking north along the railway tracks

North York General Hospital from Oriole Vista Drive



DEVELOPMENT FRAMEWORKThe development framework is to be used as a guideto the form and layout of new development withinthe Context Plan lands. A Structure Diagram, aLinkages Diagram and a Height Diagram are part ofthis framework and graphically illustrate theessential elements and important relationships thatwill shape the emerging community.

BE

SS

AR

ION

RO

AD

BU

RB

AN

K D

RIV

E

PR

OV

OS

T D

RIV

E OLD

LES

LIE S

TR

EE

T

LES

LIE

STR

EE

T

SHEPPARD AVENUE EAST

HIGHWAY 401

CN

R / G

O Transit

BLU

E R

IDG

E R

OA

D

AM

BR

OS

E R

OA

D

FireHall

ParkarkPark

Structure Diagram

Not to Scale04-03

Possible Building Edge

Significant Streets and Open Spaces

Public Open Space

Private Open Space

Built Form Edge for Noise Attenuation

Existing TTC Station

Future Civic Building Landmark

Important View Terminus

Leslie Street Scenic Drive

Sheppard Avenue Promenade

Provost Drive Shopping Street

Oriole Vista Drive

Traffic Diverter - "No Through Traffic"

Existing Traffic Signal

Proposed Traffic Signal

June 2004URBAN DESIGN GUIDELINESTORONTO

StreetsA network of new and existing streets, walkways,bicycle routes and paths will provide access to andthrough this area. The network is illustrated in boththe Linkages Diagram and the Structure Diagram.The layout of streets and blocks is intended:

� To balance vehicular and pedestrian needs

� To divide the land into appropriately sizeddevelopment blocks considerate of its future use

� To capitalize on views and vistas from the site tothe Don River valley and the neighbourhood park

� To ensure visibility and access to parks.

The structure of Oriole Village is based on amodified fine-grain grid of connecting streets andwalkways to facilitate pedestrian travel throughoutthe new neighbourhood and to the surroundingexisting neighbourhoods. Everyone in Oriole Villagewill be within a 10-minute walk of a subway station(Leslie or Bessarion).

The layout of new streets must ensure sufficientcapacity to accommodate the expected demand forautomobile travel without relying on local residentialstreets north of Sheppard Avenue. Previoustransportation assessments and the Leslie Street -Sheppard Avenue Class Environmental Assessmentidentify the major road improvements that arerequired to support the new community. The roadnetwork consists of the following streets that servetransportation needs and strengthen and providestructure to this new community’s emergingcharacter and identity:

� Sheppard Avenue Promenade: the widening of Sheppard Avenue

� Provost Drive Shopping Street: widening toprovide two through lanes in each direction plusa centre left turn lane

� Oriole Vista Drive: a new east-west collector roadlinking Provost Drive to Leslie Street

� Leslie Street: improvements to establish threecontinuous lanes between Sheppard Ave. and theCN Rail overpass south of Lesmill Road

� Local Streets: a network of public streets




Details of these improvements can be found in theLeslie Street-Sheppard Avenue Class EnvironmentalAssessment Environmental Study Report (December2001) and the Sheppard Avenue WideningEnvironmental Study Report (1992).

� Sidewalks in the new neighbourhood areconsidered the main pedestrian routes in thearea. Landscaping and other amenity featuresmay be needed to promote pedestrian use.

� Widened sidewalks and walkway connections maybe required at intersections, the railway underpass,important building entrances or routes connectingto transit facilities (GO transit, buses, subway).

� Street trees and other streetscape elements willbe used to mediate the scale of development,promote a unified community character andprovide environmental benefits. Mid-rise buildingspredominate in Oriole Village. It is important thatthe scale of streetscape elements be appropriateto the scale of development. To achieve this, thelandscaping along streets will build on theemerging streetscape by providing a framework ofhigh-branching deciduous trees evenly spacedalong the street frontage, as well as massedshrub planting and coniferous tree planting asanother planting layer along the site frontage.

� The site topography changes quite significantlyfrom east to west and from north to south withinOriole Village. Streets will be designed to respondto grade changes in a way that providespedestrians with a comfortable and attractivestreetscape environment.

� Generally, grades will be subtle with gentletransitions.

� Where retaining walls and/or fences are needed,the design, articulation and materials willintegrate with the building facades andcomplement the public streetscape design andfeatures.

� The massing and height of retaining walls will berespectful of pedestrian comfort and scale alongthe street.

An example of how the new community’s streetscape could bedeveloped

Taller and mid-rise buildings are encouraged to have a 2-3storey base with setbacks and gardens



TORONTO

Formalizedconnectionunder 401

RelocatedGO platform

GO-TTCwalkway

Pedestrian andbike route toparks and trails

GO-TTCwalkway

Directundergroundconnectionto subway

Publiclyaccessible"short-cut"route to subway

Stairs upfrom roadto walkway

Connectionthrough park

Linkages Diagram

Not to Scale04-03

Bike Lanes

Pedestrian Links

TTC Station

Traffic Diverter - "No Through Traffic"

Existing Traffic Signal

Proposed Traffic Signal

CN

R

BE

SS

AR

ION

RO

AD

BU

RB

AN

K D

RIV

E

PR

OV

OS

T D

RIV

E OLD

LES

LIE S

TR

EE

T

LES

LIE

STR

EE

T


HIGHWAY 401

CN

R / G

O Transit

BLU

E R

IDG

E R

OA

D

AM

BR

OS

E R

OA

D



SHEPPARD AVENUE PROMENADEWith the development of the Sheppard Subway andimplementation of the Sheppard Streetscape MasterPlan, Sheppard Avenue is being transformed to a socialand recreational space for pedestrians, a “people place”.The distinctive urban streetscape includes double rowtree plantings, a landscaped median and a generousurban boulevard featuring street furniture, pedestrianlighting and decorative pavement.

Guidelines� Massing will support the objectives of the Sheppard

Avenue Streetscape Master Plan to provide acontinuity of built form edge to the street.

� The street wall condition may be interrupted withcourtyards, publicly accessible open space andpedestrian connections to the new community.The building base will provide a continuous builtform to define the edges of these pedestrianoriented open spaces.

� Pedestrian amenity features such as benches,weather protection and canopies will be providedalong Sheppard Avenue and streets connecting toSheppard Avenue to encourage pedestrian comfort.

� Special consideration will be given to pedestrianmovements across Sheppard Avenue.

� North-south signal timing will respect pedestriancrossing times.

Buildings along Sheppard Avenue will be no higher than 6storeys with a clearly defined base

The Leslie subway station entrance incorporates elements of theSheppard Avenue Streetscape Master Plan

PROVOST DRIVE SHOPPING STREETProvost Drive is intended to become a mainstreetshopping precinct. This street will be developed witha continuous streetwall setback from a hardlandscaped boulevard with at–grade uses that couldbenefit from interaction with the public sidewalk(retail, commercial uses and entrances to largebuildings). The streetscape is anticipated to beattractive and comfortable for pedestrian travel andother outdoor activities.

Guidelines� A continuous building wall of retail and mixed

use buildings will line Provost Drive and include aconsistent 2 - 3 storey base condition.

� Buildings along Provost Drive will be designed topromote pedestrian comfort.

� A continuous, covered sidewalk connection willbe provided along Provost Drive from Oriole VistaDrive to Sheppard Avenue. This feature (canopiesor awnings) will be integrated with the buildingmassing and design and will be consistent alongthe length of Provost Drive. It may be developedas a thematic element of the streetscape, possiblyusing an oriole theme.

� Post and ring bicycle parking will be provided inthe municipal right-of-way along the retailfrontage.



TORONTOJune 2004

The Provost Drive – Sheppard Avenue intersection

Canopies promote pedestrian comfort and amenity

URBAN DESIGN GUIDELINESTORONTO


ORIOLE VISTA DRIVE: EAST-WEST ROADOriole Vista Drive is a landscaped road that runsfrom Leslie Street through the centre of the newcommunity terminating at the large neighbourhoodpark/community centre located at the site’s westboundary. View lines to the park are important tothe street character. Street trees, sodded boulevards,sidewalks, landscaped setbacks and landscapedmedians, where possible, will be used to promote apleasant, comfortable pedestrian environment.

Oriole Vista Drive is the new east-west road proposedto link Leslie Street to Provost Drive. This portion ofthe road is intended to function as a major urbancollector with particular attention paid to cycle andpedestrian comfort and safety.

The proposed new road comprises:

� Two through lanes in each direction

� Turning lanes at the intersections and majorproperty access points

� Bicycle lanes in both directions

� A planted median, where possible

� Generous sidewalks and landscaping on bothsides.

West of Provost Drive, it becomes a local residentialstreet terminating at the neighbourhoodpark/community centre at the site’s west boundary.As a local residential street, the road and right-of-way will narrow to provide one lane in eachdirection, continuation of the bicycle lanes, andturning lanes where required. Similar to the easternportion of the road, generous sidewalks andlandscaping will be provided on both sides of thestreet.

June 2004

A landscaped median and street trees on both sides of the streetcontribute to a high quality streetscape

Guidelines� A landscaped, accessible and direct route from

the intersection of Provost Drive and Oriole VistaDrive will be provided to the Leslie SubwayStation and GO Transit platform.

� A distinctive street tree planting scheme thatincludes a central landscaped median andlandscaped boulevards will be incorporated intothe streetscape design.

� The design of the railway underpass will promotepedestrian safety and comfort. The underpassstructure will be designed to include stairway(s)to connect the public sidewalk with the GOTransit train platform above the street level.

� The Block located north of Oriole Vista Driveand east of Provost Drive:The grades for both Sheppard Avenue and OrioleVista Drive fall off from west to east, leaving theblock significantly higher than the surroundingpublic roads at the east end. Direct vehicularaccess to underground parking from Oriole VistaDrive will be provided and integrated with thestreetscape.



TORONTOJune 2004



LESLIE STREET SCENIC DRIVEThe Don Valley is a prominent feature of the LeslieStreet and Sheppard Avenue intersection. Portions ofLeslie Street are visually connected to the naturalvalley system of the Don River, taking on thecharacter of a scenic drive. To visually reinforce theimage of this natural system and scenic drive toOriole Village, development along Leslie Street willconvey the image of a pavilion in a park orlandscaped setting.

Guidelines� The south–west corner of the Leslie-Sheppard

intersection will be open and predominantlylandscaped.

� Landscaped building setbacks will be providedfrom or maintained on all sides of buildingsallowing views through and into the sites toreinforce the openness and “greenness” of theDon Valley corridor.

� To reinforce the connection to the natural valleysystem, the use of native planting materialreminiscent of the nearby Don River Valley isencouraged. Casual, picturesque, naturalizedplanting may be promoted on a large scale withgroves and clumps of trees rather than linear orother geometrical planting schemes.

June 2004

Looking north on Leslie Street toward Sheppard from the bridgeover Leslie Street, to North York General Hospital

LOCAL STREETSGenerally, local streets will be tree-lined withsidewalks on both sides. Local streets will be basedon 20m rights-of-way with potential for wideningsto accommodate bicycle facilities, turning lanes, orwhere high levels of vehicular traffic are expected.

Guidelines� Buildings will be set back 3-6 m from a street.

� Building setbacks will be landscaped.

� The massing, articulation and design of buildingslocated on corners and view termini will createpositive community images and pedestrianrelationships. Blank walls and empty unorganizedspaces are to be avoided in these areas.



TORONTOJune 2004

Local streets will be tree-lined with setbacks and gardens topromote a “green” character



PARKS, OPEN SPACE AND COMMUNITYFACILITIES

A Neighbourhood ParkA park will be developed as the focus for the newcommunity at the west end of the site terminatingOriole Vista Drive. It is to be the largest park in thedistrict and the setting for a civic building that mayhouse community facilities such as a communitycentre, schools, daycare and/or a library.

Guidelines� The Community Building will be sited within the

park to:- be highly visible, in a location surrounded

by public streets and walkways - provide a terminal view to Oriole Vista Drive,

the east-west connector street- define and support adjacent parks and open

spaces.

� Buildings surrounding the street frontage aroundthe park will have a 2 to 3 storey base conditionto create a consistent built form massing andedge.

� Except for the park’s west boundary with theBessarion neighbourhood, the park will havedirect frontage on public streets.

� The neighbourhood park will be served bylandscaped walkway and/or sidewalk connectionsto the surrounding community.

� Direct pedestrian routes to the Bessarion SubwayStation will be provided through the park andenhanced with pedestrian-scaled lighting andother safety features. The walkway routing willsupport the future school location and activities,while not precluding the establishment of sportsplaying fields or other appropriate site uses.

June 2004

The park will include active recreation facilities

Public walkways through the park provide circulation andpassive recreation opportunities

PRIVATE OPEN SPACEPrivate outdoor open space provides visual amenityand, where appropriate, physically accessible openspace that complements and enhances the networkof public open spaces within the community.

Guidelines� Non–residential development is encouraged to

provide publicly accessible private open space.

� Private open space and amenity areas may takethe form of courtyards, plazas, forecourts,walkways, urban gardens, patios or enclaves.

� Private outdoor amenity space is encouraged tobe visually, or physically linked to adjacent streetsor parks.

� Private open space is encouraged, whereappropriate, to provide safe and direct alternativepedestrian routes between the subway stationsand the community.

The Railway Interface� A significant setback is required between

buildings and the railway lands.

� The potential for publicly accessible open spaceto be located within the setback area will beconsidered to facilitate pedestrian access to theGO transit and TTC transit facilities.

� Buildings will be massed and oriented to therailway interface to provide casual surveillanceopportunities and to promote comfort, amenityand pedestrian usage of the area.



TORONTOJune 2004

Private landscaped areas can make a positive contribution to thepublic realm



BUILDING MASSING AND HEIGHTThe massing of new buildings is intended to:

� Frame and support the neighbourhood streetsand open spaces at a scale that balances buildingheight and form with street width.

� Support the Sheppard Avenue Streetscapeinitiatives.

� Provide adequate transition to adjacent stableareas.

A variety of building types, ranging from townhousesto towers on podiums, has been organized in theHeight Diagram to meet these principles whileproviding a range of housing and employmentopportunities within the new community. The HeightDiagram identifies appropriate locations for differenttypes of buildings:

June 2004

BE

SS

AR

ION

RO

AD

BU

RB

AN

K D

RIV

E

PR

OV

OS

T D

RIV

E

OLD

LES

LIE S

TR

EE

T

LES

LIE

STR

EE

T


HIGHWAY 401

CN

R / G

O Transit

BLU

E R

IDG

E R

OA

D

AM

BR

OS

E R

OA

D

Sheppard AvenueMainstreet Buildings

Sheppard AvenueMainstreet Buildings Sheppard Avenue

Mainstreet Buildings

Mid-risebuildings

Taller buildingson podiums

Tallerbuildings

on podiums

Tallerbuildings

on podiums

Tallerbuildings

on podiums

Tallerbuildings

on podiums

Grade-related

buildings

Mid-rise buildings

Mid-risebuildings

Transition TransitionTransition

Gra

de-r

elat

ed b

uild

ings

Mid-risebuildings

Mid-risebuildings

Mid-rise buildings

Mid-risebuildings

Mid-risebuildings

Large scaleretail building

Large scaleretail building

13.7m

30m

13.7m

92mTT

TT

*P*Possibossible site of le site of multi-storeulti-storeycommcommunityunityfacilityfacility

*Possible site of multi-storeycommunityfacility

FireHall

Height Diagram

Not to Scale04-03

Grade-Related Buildings

Mid-Rise Buildings

Taller Buildings on Podiums

Existing TTC Station Building

Public Open Space

Transition in Building Heights from 15 Storeys (West) up to28 Storeys (East)

Future Civic Buildings*Location of community facility building within park to be determined

Grade Related Buildings Grade related buildings are generally 2 to 4 storeysand commonly take the form of townhouses,stacked townhouses and walk-up apartmentbuildings. This building type has been located alongthe west boundary of the site near the Bessarionneighbourhood as transition buildings to the lowscaled stable area to the west.

The buildings will be developed as follows to respectthe existing stable residential neighbourhood.

Guidelines� A generous rear yard setback will be provided.

� Buildings are encouraged to be built into theexisting slope.

Sheppard Avenue Mainstreet Buildings

Buildings along Sheppard Avenue will be massedand sited to create a street wall that frames thestreet at a pedestrian scale and provides enoughspace to create a generous landscaped promenade.

Guidelines� Buildings up to 6 storeys in height will be

located along Sheppard Avenue betweenBessarion Road and Provost.

� A 1 to 2 storey base building is encouraged. Theupper parts of the building that rise above thebase will step back from the street edge of thebase building.

� A 5m building setback will be provided toaccommodate on-site landscaping that is to beintegrated with the emerging streetscape.



TORONTOJune 2004

Buildings can be designed to be integrated with local topography

Townhouses or other low-rise buildings are proposed adjacentto the Bessarion neighbourhood

Six storey building with well-defined base



Mid-Rise Buildings Mid-rise buildings are buildings whose heightsnormally achieve a one to one street proportion.This is the predominant building type in the areaand is generally up to 12 storeys in height. A rangeof heights is possible depending on the width ofstreets, the size of landscaped setbacks andterracing. Typically buildings up to 12 storeys arepossible.

Guidelines� Mid-rise buildings will generally be sited to align

with streets, parks and accessible open spaces,framing these areas with building mass.

� The buildings will be sited and massed to formuseable landscaped courtyards/open space eitherwithin the block or opening onto adjacent streets.

� Where appropriate, activity generating and publicground floor uses are encouraged including graderelated residential units, lobbies and amenityareas to support the adjacent public realm.

� Generally, a 3 to 6 metre front yard setback froma street will be provided to allow for gardens andlandscaped areas between the public sidewalkand the building.

� A well-defined 8 to 12m, or 2 to 4 storey basebuilding will be provided on the lower floors ofstreet wall/mid-rise buildings.

� Front yard setbacks at grade together with stepbacks and terracing within the building mass maybe used to reach the 12 storey height whileremaining under the 1:1 street proportion.

� Minor building elements such as balcony railingsand ornamental cornices may exceed the buildingheight.

Mid-rise building with a 5-storey base

Mid-rise buildings predominate in the Bessarion neighbourhood



TORONTO

Taller Buildings Taller buildings are those that rise above the 1:1street proportion, being generally over 12 storeys inheight. Taller buildings may be located in the southportion of Oriole Village, adjacent to Highway 401and on the east portion of Oriole Village, along therailway line and east of the railroad line that bisectsthese lands. Through the community consultationprocess, the expectation is that the taller buildingswould not exceed 28 residential storeys.

Guidelines� Buildings taller than 12 storeys will generally take

the form of point towers above a 2 to 3 storeybase building. The base building defines thestreets and open spaces of the district and theslender proportions of the point tower castsfewer and smaller offending shadows, opens skyviews to streets from neighbouring apartmentbuildings, and is easily absorbed in the skyline.



� In general, the foot print of a point tower will havea maximum dimension of 34m in either direction.

� A point tower must be located and oriented onthe block above the building base to minimizeshadow and wind conditions in adjacent streets,parks and open spaces.

� Base buildings for towers will be located so theyalign with the adjacent streets, parks and openspaces. The siting of the base buildings wouldfollow the guidelines for grade related buildings.Setbacks and ground floor uses for the basebuilding will be consistent with other buildingtypes and neighbouring structures.

� Generally, towers will be located with a minimum6 to 9m step back from the street and park faceof its base building.

� The skyline character in relation to otherbuildings and open space will be considered forall taller buildings. An interesting and attractiveskyline will be achieved for the district visiblefrom Hwy. 401 and across the Don Valley.

� Sun/shade and pedestrian comfort impacts oftaller buildings on the public realm of streets andopen space, and on existing residential areas willbe considered for all tall buildings.

Large-Scale Retail Stores Large scale retail stores are generally grade-relatedlow-rise structures.

Guidelines� Large retail buildings will be located along the

street to address and support the adjacent publicstreet network.

� A direct pedestrian connection between thesidewalk and the front door of the store will beprovided. If this is not possible, a clear and directlandscaped pedestrian path from the sidewalk tothe front door of the store is to be provided.

� Multiple entrances along a street promote its useby pedestrians. Grade related retail units andmultiple entrances to larger stores are encouragedalong the street frontages to complement andenhance the retail character.

A large scale retail store that incorporates glazing and entrancesalong the street



TORONTO

Civic BuildingsCivic buildings in Oriole Village are anticipated to beno more than 4 storeys in height. Civic buildings areplanned for the neighbourhood park (communitycentre and schools), and a fire hall at the intersectionof Oriole Vista Drive with Old Leslie Street and newtransit facilities.

Guidelines� Each building will occupy a prime, highly visible

and accessible location.

� Civic buildings will be designed asneighbourhood landmarks.

� Building facades will address the street or parkfrontage with an appropriate degree of interestand animation, and include glazing and a maindoor to the street.

� The building footprint will be minimized. Multi-storey building design is encouraged.

� Built form, massing, design and architecture willbe based on a strong expression or interpretationof site/community heritage and is encouraged toinclude reference to an oriole theme either incolour, symbol or form.

� Buildings will be sited, organized and designed,where possible, to promote environmentallyfriendly concepts.



PARKING AND SERVICINGSufficient parking and servicing facilities will beprovided to serve new development and will be orientedin such a way as to have a minimal physical and visualimpact on the public streets and open spaces. Theamount of parking required will meet the essentialdemand of each development without encouragingdiscretionary auto use. Minimum and maximum parkingrequirements may be used to support this goal.

Guidelines� Parking lots and service areas will be co-ordinated

and organized for each development block,wherever possible, to limit their visual impacts onthe public realm. Shared parking and servicingareas are encouraged and will be located suchthat their visibility to the public realm is minimized,paved area is minimized, and landscaped area ismaximized.

� Adequate bicycle parking must be provided.

� The extent of surface parking and service areaswill be minimized.

� Underground parking, and in certain cases suchas those locations where it would not visuallyimpact the public realm, structure parking will beencouraged.

� Parking structures will be integrated with thedesign of buildings and may be located along theHighway 401 frontage, rail corridor or in themiddle of the block.

� Access to parking, automobile drop off areas andservicing areas will be designed to minimize car-pedestrian conflict. The number and size of curbcuts will be kept to a minimum to reducepotential conflict points.

� The edge of parking facilities along streets orpublicly accessible open spaces will belandscaped.

� Large areas of surface parking or service areaswill be divided with landscaping.

June 2004

TRAFFIC INFILTRATIONTo discourage traffic from infiltrating adjacent stableresidential areas, two specific measures, to beimplemented during the first phase of developmentin the node, were determined to be mostappropriate - intersection design features and by-law restrictions.

Guidelines� The intersections of Provost–Ambrose and

Sheppard Avenue and Blue Ridge Road–SheppardAvenue will be designed with diverters tophysically restrict through movements bothnorthbound and southbound.

� The physical design will be reinforced with a by-law restricting through traffic 24 hours a day,bicycles and emergency vehicles excepted.



TORONTO

Intersection diverter prohibiting through traffic. Sheppard Avenue and Parkway Forest Drive



TRANSPORTATION DEMAND MANAGEMENTExisting and future development, especiallycommercial, are strongly encouraged to implementmeasures to minimize peak hour vehicular trips.Carpool programs, parking supply controls andpricing, flexible work schedules, and employersubsidized transit fares are among the measures thatcould be employed to reduce the traffic generatedby commercial development in the area and itsimpact on the surrounding community and theenvironment. All developments are expected toprovide bicycle parking for residents, employees andvisitors and to provide parking at ratios thatencourage transit-riding households to locate in thearea. Developers are also encouraged to exploreinnovative ways to reduce auto use among the usersof their buildings, such as partnerships with carsharing organizations or rental companies.



TORONTO

IMPLEMENTATIONThe Context Plan provides a framework for a range ofdevelopment options that ensure the Secondary Planpolicies can be achieved in this area. The objectives ofthe Context Plan and the policies of the SecondaryPlan are to be implemented through variousmechanisms including environmental assessmentstudies, zoning by-laws, draft plans of subdivisionand site plan approvals, as development proceeds.

The proposed east-west road connecting Leslie Streetwith Provost Drive and the improvements to LeslieStreet are the subject of a Class MunicipalEnvironmental Assessment process and EnvironmentalStudy Report (ESR). These transportationimprovements can be implemented following approvalof the ESR by the Minister of Environment, and uponfinancing approval by City Council.

The translation of building heights with the variousheight categories shown on the Context Plan HeightDiagram will be determined in detail through theenactment of zoning by laws for the propertysubject to the policies of the Official Plan.

The distribution of density within the Context Plandevelopment area is subject to the policies of theSecondary Plan which set out maximum densities,and additional density achievable through densityincentives and transfers. The Secondary Planprovides for density incentives for the provision ofspecific uses and facilities, and also directs thatdensity transfers are limited to those associated witha public benefit such as the provision of new roadsand parkland. The assignment of gross floor area forindividual lands will be determined through theenactment of zoning by laws.

The exact size and configuration of new parkland,as well as potential school locations will bedetermined through the subdivision and rezoningprocess. The joint use park/community centre andschool facility requires a more detailed review ofhow such a facility may be developed jointly,including financing, phasing and monitoringapproach, together with a detailed design process.The joint use facility can be secured through a jointuse agreement. Approval of the joint facilityagreement with one or both District School Boards issubject to the approval of the Minister of Educationas required under the Education Act.

bessarion-leslie context plan - toronto.ca€¦ · oriole vista drive is the new east-west road...

Documents