The Main Street Mosaic - A Framework Plan for Main and Danforth MAY 30, 2018 - ULI Toronto
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The Main Street Mosaic A Framework Plan for Main and Danforth MAY 30, 2018
Prepared for the ULI Leadership Program 2017-2018 Lesley Leech, Eric Lucic, Melissa Lui, Leigh McGrath, Hadley Nelles, Kayam Ramsewak, Issac Tang & Jeffrey Thompson
TABLE OF CONTENTS 01 Introduction 02 02 The Vision 04 03 The Concept Plan 09 04 The Action Plan 11
M
MAIN DANFORTH
NODE
MAIN DANFORTH NODE
GERRARD-CARLAW SMARTTRACK STATION
GERRARD-CARLAW SMARTTRACK STATION
LEGEND N
EAST HARBOUR NODE
PLANNED 50,000 JOBS GO LAKESHORE LINE
500M WALK SHED FROM GO
EAST HARBOUR NODE
TTC LINE 1
PLANNED 50,000 JOBS
UNION STATION 500M WALK SHED FROM TTC
TTC LINE 2
PROPOSED SMART TRACK
N
1 FRAMEWORK PLAN
1.0 INTRODUCTION
The Objective
MAIN DANFORTH NODE
This report is the outcome of the ULI Leadership Between 2011 and 2016, the area showed a pop- The availability of multiple transportation options,
program 2017-2018. Over the course of a ulation increase of 2.6%. The area is predomi- provides this area with an opportunity for inten-
nine month process, interdisciplinary groups of nantly composed of working age adults, but has a sification that need not rely on the automobile.
planners, architects, civil engineers, real estate good balance between children, youth, per-retire- Not needing vehicular access means less money
market experts, developers, lawyers and other ment adults and seniors. The age population de- needs to be spent on transportation that could
city-building professionals were tasked with mographics do not differ much from the remainder otherwise make it a more affordable to live in the
understanding the Main-Danforth node, including of the City of Toronto. The larger neighbourhood area. Missing from the immediate neighbourhood
the nature of this space in the local community is composed of a mix of ground level dwellings are some vital elements that make up complete
and its broader role in the City of Toronto. Part of (51%) and apartment living (47%). Household communities, which will be discussed in more de-
the challenge involved creating new approaches incomes also show variation across the spectrum. tail in subsequent sections.
to address various challenges associated with the
future development of this site. What can be apparent from visual observation of What We Heard
the project study area is that the immediate area
The vision and framework plan presented in this
around the intersection of Main and Danforth, dif- The vision and the framework plan have emerged
report has been informed by interactive sessions
fers significantly from the larger neighbourhood. It out of our understanding of a variety of stakeholder
with community members, City staff, and various
is characterized by commercial uses on the street needs. The key issues identified through interaction
experts in land-based professions. Overall, this
LEGEND with existing (or proposed) apartment buildings with the community included: disconnect
Framework Plan seeks toN push the boundaries of the
set back from the street. between the TTC Main subway station and the
possible, proposing a bold vision for the future of this
Danforth GO station; Desire for improvement to
GOarea that is still
LAKESHORE LINE rooted in practical recommendations
High rise apartments are proposed in the imme- and enhancement of community gathering space;
for quick wins, partnership development, as well as
500M WALK SHED FROM GO diate area, while the existing buildings look tired need for reinvestment in community infrastructure
long-term, community- focused change.
and aged. The number of proposed development such as the community centre; desire for jobs and
TTC LINE 1
applications indicate the area is on the verge of local employment; expectations to fulfill role as
Site and Area Context
500M WALK SHED FROM TTC
change. Change would be anticipated away from Mobility Hub in the regional transportation plan,
The Main and Danforth area falls within the City the stable residential neighbourhoods that are lo- and a desire to make a place that reflects and
ofLINE
TTC Toronto’s
2 East-End Danforth Neighbourhood, cated to the south and west, with a focus being is inclusive of the cultural make up of the area
which is bounded
PROPOSED SMART TRACK
by Woodbine Avenue to the on the intersection as well as the Bloor-Danforth including the Bangladeshi community.
west, Victoria Park to the north, Kingston Road Subway Line or Lakeshore Road East GO Transit
to the south and lands immediately north of Dan- rail line.
forth Avenue.
THE MAIN STREET MOSAIC 2
MAI
N
STR
EET
E
ENU
RTH AV
DANFO
ION
STAT
MAIN
D TTC
SHE
ALK
MW
OAD
500
DAWES R
ION
STAT
AIN
GO M
D
K SHE
M WAL
500
3 FRAMEWORK PLAN
2.0 THE VISION
The Vision
LEARNING FOCUSED DEVELOPMENT
The Main Mosaic is reflective of the diverse character of Main RESIDENTIAL + MIXED USED DEVELOPMENT
Danforth today and seeks to enhance that quality through re-
imagining how community infrastructure is articulated and
SENIORS FOCUSED DEVELOPMENT
experienced in the area, how connectivity can be improved and
how livable intensification can define the built form.
Why a mosaic? ACTIVATE REALLOCATION OF PLANNED DENSITY
MAIN SQUARE
Throughout the process, we heard from the community about
CREATE GREEN EDGE
what a great multicultural area this is. Its diversity in expressed
in many ways – ethno cultural, socio economic, historic. Each
RELOCATE EXISTING
block, restaurant, street corner has a story and a role and history COMMUNITY CENTRE
in the neighbourhood – and we see that diversity, that patchwork
of individual pieces that is greater than the sum of its parts.
Individually, each recommendation or strategy put forward in our
CONNECT TRANSIT
plan are an important element to the site’s future; but together, they
form a mosaic of opportunity, an image of what this community can
become and the basis for the vision of this area as a truly complete
community.
The language of a mosaic is already seen in writing about this area,
including a local BIA, the DANNY, which refers to itself as the
Danforth Mosaic Business Improvement Area. The recognition of
this theme in the report reflects a desire to create a multi cultural
place that celebrates the diversity that makes the character of
Main and Danforth what it is today and creates a framework for an
evolution of a diverse set of land uses and building program over
time.
THE MAIN STREET MOSAIC 4
2.1 REALIZING THE
VISION – LIVABLE INTENSIFICATION – Toronto’s Official Plan is consistent with Provincial
CORE PRINCIPLES The Foundation direction of realizing complete communities,
Accommodating growth in the built-up areas of and contains a range of policies to create the
our cities is a key part of Provincial and local kinds of dynamic, transit supportive, intensified
planning policy. Intensification close to transit, communities that fit within the existing built form
existing infrastructure, services, employment op- context.
portunities and schools is a desirable way to grow. The intent in the Main Mosaic vision is to elevate
Urban intensification can be less land intensive the principle of liveable Intensification as a core
than greenfield development and it has a smaller tenet; to put an emphasis on the holistic delivery
environmental footprint; it can create communi- of a kind place that exemplifies the existing policy
ties that are walkable, support transit investment direction that guides land use and development
and located close to jobs. Many aspects of urban from the very beginning.
intensification are attractive, however, in practice,
higher density living hasn’t always lived up to its COMMUNITY INFRASTRUCTURE
potential. Community infrastructure is both the soft and
The intensification that the vision for Main hard infrastructure that makes a neighbourhood
and Danforth seeks to realize is not just one of unique. It’s the housing and type of buildings
providing the appropriate number of people and people call home, it’s the community services and
jobs to intensify the area, but it is one of a specific supports that local families might access to find
quality: a liveable intensification. housing, see a doctor, or look for work. It’s the
places and spaces that people locally and from
Liveable intensification is an approach to
outside the neighbourhood come to experience
intensification that takes a tactical approach to
like parks and recreational programming, and
new density, finding the right locations, building
it’s the employment and learning hubs that act
forms, public spaces and community amenities
as anchor institutions and are a cornerstone to
needed to make additional density a welcome
vibrant redevelopment.
change. Achieving livable intensification is a
critical component to making a place that people Near the corner of Main and Danforth are four
want to live, a place that has a strong community buildings owned and operated by Talisker. Postwar,
identity and a place that can achieve growth concrete towers nearing the end of their lifecycle.
This area of the neighbourhood has long provided
some of the community’s rental housing market
5 FRAMEWORK PLAN
and is home to many mid-low income residents needs and demographics of the neighbourhood • Well-being: encouraging of a healthy
with average incomes ranging from $30,000 - shift. These needs could be met through either community and the live-work-play theory of
$50,000 per year. Like much of Crescent Town City owned, standalone properties or as part of Placemaking including meaningful public
and the tower communities to the north of the the mixed-use redevelopment, occupying tenancy spaces that connect people to each other and
Danforth, Main Square has served its residents spaces in private buildings. New public through a sense of place
well but could benefit from revitalization, retrofit streets will reintegrate Main Square and expand
and renewal. the immediate neighbourhood’s population and This concept is not a new one, complete
navigation. New internal streets will make use communities are a central part of Provincial
Main Square has evolved over decades and policy, where in the Growth Plan they are defined
of ground-related units and will keep in mind
has facilitated the growth of a strong sense of as: “communities that are well designed to meet
pedestrian movement and safety.
community amongst its residents. Its position people’s needs for daily living throughout an
and role in the wider neighbourhood could be There are several core priorities that should be entire lifetime by providing convenient access to
better leveraged to strengthen existing community considered in the community infrastructure an appropriate mix of jobs, local services, public
assets. The redevelopment of Main Square will elements of the redevelopment opportunity: service facilities, and a full range of housing to
achieve mixed income, mixed use and residential accommodate a range of incomes and household
goals of the community. • Housing Diversity: a full range of housing sizes.”
tenures and building forms will attract a broad
The buildings at Main Square have a poor range of incomes and diversity of households CONNECTIVITY
relationship to the public realm, the open
The Main and Danforth site represents one of four
spaces on the site are poorly designed and • Mix of Uses: residential, commercial,
areas in the City of Toronto where GO Transit lines
limit the potential for spontaneous and curated community spaces, parkland, and employment
have an opportunity to connect with the TTC. This
community activity. The redevelopment will including institutional, office, live-work
site is also designated as a Gateway mobility hub
produce new connections through publicly owned
• Sustainability: redevelopment will address in Metrolinx’s Transportation Plan. Connectivity
and pedestrian friendly streets, parks and open
sustainability through design, infrastructure between the GO line and TTC is required to
spaces and better incorporate Main Square into
technology relieve the congested Yonge and Bloor TTC station
the surrounding neighbourhood.
in advance of the TTC’s Downtown Relief Line.
• Economic Health: redevelopment will However, 50 years since the Province launched
The need for community spaces can be addressed
incorporate enough flexibility in design GO service at the Danforth station, this connection
by providing flexible and multi-purposes spaces.
to address adaptability and resilience as still remains a “near miss.”
These spaces can accommodate a variety of services
the neighbourhood experiences shifts in
– from child care to housing supports – available
demographics, lifestyle, transit, technology In order for this site to thrive and attract new
for the residential and working populations at
businesses, employment opportunities and
Main Danforth and can be adaptable as the
residents, it must be able to provide “fast, frequent
THE MAIN STREET MOSAIC 6
and well-connected means of movement.” It is that arise from the Main and Danforth site. Part Metrolinx’s Big Move and 2041 Regional
important to assess opportunities to provide high- of these opportunities arises from the physical Transportation Plan supports increased investment.
quality, safe and inviting connections between nature of the site, while others are based on There is clear intention from Metrolinx to revitalize
regional rapid and local transit networks (including recent announcements and commitments from this site, enhancing stations access, local transit
streetcar and bus routes) in order to leverage the various public authorities and agencies, including connections and streetscape design. With
availability of existing and planned transportation the City of Toronto and Metrolinx. Regional Express Rail, the site will be serviced
infrastructure. with two 15-minute all-day, two way service.
The physical nature of the site presents a number
Despite its potential for growth, there are still of opportunities, including: Danforth Avenue Planning Study supports as-of-
numerous challenges facing the Main and Danforth right intensification. This City-initiated planning
site today from a connectivity perspective, as Close proximity between the TTC subway, streetcar study supports increased heights and densities
illustrated in the constraints mapping to the right. and Danforth GO station. The stations are less along Danforth and identifies this site for future
than a leisurely 5 minute walk away. development as part of a separate secondary plan.
With a new development, there will be additional
challenges to connectivity such as: Faster, more reliable connection to the downtown. City’s Ten Year Cycling Network Plan supports
The site is less than 10 km from Union Station. multi-modal connectivity. The City has identified
1.How do we connect the site with the adjacent this stretch of Danforth Avenue as part of the
Canadian Tire block? Danforth Avenue is ideally suited for “main
street” uses. The wide right of way at Danforth beneficiaries of its $16 million per year network
2.How do we establish a potential mid-block and adequate parking rate means that there is plan.
connection north of Danforth? more flexibility to improve the public realm along
Danforth.
3.How do we increase the permeability of the
large site? (locations of the “Pit”, Community From a policy perspective, the site offers
Centre, and Danforth GO station currently have additional support for improved connections in
poor visibility and accessibility) the near future:
Despite the current constraints and future The Growth Plan directs growth to Main and
challenges, there are numerous opportunities Danforth. As a major transit station area, it must
meet 200 persons and jobs per hectare.
7 FRAMEWORK PLANCOLEMAN AVE
MAIN ST.
CHISHOM AVE
CONSTRAINTS
BARRINGTON AVE
DAW
ES R
STANLEY G.
1. LACK OF CONNECTION AND ACCESSIBILITY GRIZZLE PARK
D.
TTC MAIN STATION
-BETWEEN TTC AND GO STATIONS COLEMAN PARK
-BETWEEN COMMUNITY CENTRE AND STREET
2. PHYSICAL BOUNDARY OF STORAGE FACILITY
LIMITED DEVELOPMENT OPPORTUNITY
3. AGING TOWER FORMS DISCONNECTED
FROM PUBLIC REALM
OPPORTUNITIES 5 DANFORTH AVE
GUEST AVE
4. OPEN SPACE IMPROVEMENT
4
5. ACTIVATE FRONTAGE ON DANFORTH AVE.
6. LARGE SITE DEVELOPMENT OPPORTUNITY
6
7. POTENTIAL FOR FINER STREET NETWORK
3 PARKING
8. ACCESS TO INCREASED JOBS AT
EAST HARBOUR 7
1
STEPHENSON AVE
TRENT AVE
2
GO
8
TED REEVE COMMUNITY
WHISTLE POST ST.
HEIGHT SENSITIVE NEIGHBOURHOOD AREA
PARKS
1:2000
TTC
EXISTING BUILDINGS 0 25 50 100 200
THE MAIN STREET MOSAIC 83.0 THE CONCEPT PLAN
Inspired by the vision for the area an responding
undevelopable land for public benefit, and a
to constraints and opportunities the following Connectivity
woonerf street internal to the site, reclaiming
concept plan was developed. The concept
streets for more seamless public movement. • Enhance visual connectivity from TTC to GO
includes approximately 2,300 units (existing and
new combined) with a target of 50% affordable • Create a community-serving focus. Provide by introducing place-making design elements
units, new retail, office and educational uses and new prominence to the Community Centre for the Danforth and Main crosswalk,
reinforces the three vision pillars, described in by relocating it and integrating it with a strengthening the pedestrian crossing and
detail below: building. A relocated community centre will link the lands north of Danforth with those to
have a more active frontage and visibility. the south
Liveable intensification
• Build affordable housing. The concept • Create new connection from Main Station
• A mix of uses in land use and in planned to Barrington Avenue and adding signage at
targets at least 50% affordable at different
building program; to crate a place where the Barrington and Danforth.
rates of affordability. Provide new housing
mosaic comes to life
that is affordable to the low-income and • Acquire or expropriate a portion of the
• A diversity in open spaces: Active and middle-income earners. Establish mixed- building at the northeast corner of Main and
passive open spaces in different areas income and mixed-use buildings that will Danforth to open up the pedestrian realm to
frame development and provide important meet the current and growing need for dovetail with the area south of the site.
community spaces households of all sizes. Ensure that as
the community grows it is inclusive and • Connect Ted Reeve park and athletic field
• Mix of building heights, deployed to maintains its diverse socio-economic and with mid-block connection at the new
appropriately relate to the context, sensitive cultural character. site using a pedestrian and bike tunnel or
to transition in scale and intensity overhead crossing.
• Establish higher educational anchor
• Strong, logical streets and blocks, public and institution. Establishing a college as an • Connect the west side of Main Street to
private spaces employment creator and commercial catalyst the Danforth GO Station platform with a
will create opportunities to bring new people pedestrian pathway under Main Street.
Community Infrastructure
into the neighbourhood both as residents and
as commuters. • Complete streetscape improvements for Main
• Create new open spaces to frame civic
Street, Danforth Avenue, Dawes Road and
life including: An urban open space at the
• Expand community services and supports. Ted Reeve Drive with the long-term goal of
south east corner of Main and Danforth, a
Expansion of community spaces for local improving the connection between Danforth
linear park along the rail corridor. Utilizing
and emerging social services, community Avenue to Gerrard Street.
programs and supports.
9 FRAMEWORK PLAN1 NEW AND ENHANCED OPEN SPACES
CHISHOLM AVE
MAIN ST.
DAW
BARRINGTON AVE
ES R
STANLEY G.
GRIZZLE PARK
TTC 2 A NEW CLUSTER OF EDUCATION
D.
COLEMAN PARK
AND EMPLOYMENT USES
3 ENHANCED CONNECTIVITY TO
TRANSIT THROUGH LANDSCAPE
1 2
4 DENSITY SUPPORTED BY
DANFORTH AVE COMMUNITY INFRASTRUCTURE
GUEST AVE
EDUCATION
A E
AV
MID-RISE +TRAINING
RE LOCATED
COMMUNITY
COMMUNITY CENRE 1
CENTER OFFICE
HIGH STACKED TOWNHOMES
RISE
EDUCATION
STEPHENSON AVE
+TRAINING
MID-RISE
HIGH
2
RISE DAWES RD.
GREEN EDGE
G0
G0
TED REEVE COMMUNITY
0 25 50 100 200
THE MAIN STREET MOSAIC 104.0 THE ACTION PLAN
The vision and recommendations for develop- • Extend protected bike path on Dawes south
ment provided in this plan are the product of Short Term (1-2 yrs) Lower-cost high-impact pub- of Danforth
only a few short months of work and basic re- lic space and infrastructure enhancements can • Create a elevated pedestrian/bike connection
flections on the needs of the community and the be a short term focus connecting north and south side of the tracks
development capacity at this location. • Continue to enhance and activate public (mid block)
space at Main Square through arts, culture,
Many of the actions suggested in this plan music and food-related events and program- Long Term (5+ years)
require the alignment of many actors who are ming
invested in the Main Danforth area including the • Upgrade the Main Danforth intersection • Secure an anchor institution to create a
public, current tenants, local BIAs and cultural cross walk with vibrant paint treatments non-residential draw to the area and attract
associations, landowners and building operators, to enhance sense of place and community GO ridership
the City, Metrolinx and others. identity • Secure anchor office users that connect to
• Implement improved/enhanced signage or the educational and training programming;
The redevelopment of Main Danforth could light installations between TTC & GO, in- include lower cost spaces for local social
bring significant change and the conversations creasing visual connections enterprise
between the local community, stakeholders, • Provide safe direct access to Barrington • Undertake coordinated redevelopment
landowners and developers should be proactive, Ave from TTC station to facilitate another
not reactive. As a first step to comprehensive re- connection point to Danforth away from the
development, a working group should be created Main intersection
to broaden the conversation about what could be • Connect GO platform to bridge
achieved at this location, establish the goals for
development from the public and private sector Medium Term (2-5 years) When redevelopment is
perspectives and seek to find alignment on key ready to occur, lead with community infrastruc-
principles for the future. ture and connectivity enhancements such as:
• Relocate community centre to frame the
A number of the recommendations identified in Main Danforth Square, increase visibility and
this plan will come along with comprehensive re- access.
development. The following is a list of short, me- • Extend GO Train platform west to connect
dium and long term actions that will be required station to existing residential on west side of
to realize the vision put forward in this plan. Main Street.
11 FRAMEWORK PLANVIEW NORTH WEST
CONCEPTUAL REDEVELOPMENT- FULL BUILD OUT
VIEW SOUTH EAST
THE MAIN STREET MOSAIC 1213 FRAMEWORK PLAN
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