Reflecting on Past Local Initiatives
While the concept of Transition Zones is new to Toronto, lessons can be learned from other local initiatives which have sought to achieve a greater degree of transition between Avenues and adjacent Neighbourhoods. Of these, the most notable example is the St. Clair Avenue West Enhancement Zone. The concept, which was developed by City Staff and consultants Brook McIlroy Inc., served as a key recommendation of the St. Clair West Avenue Study, was recommended by City Staff, approved by City Council, and implemented through Zoning By-law 1103-2009. The purpose of the Enhancement Zone is to facilitate mid-rise buildings along St. Clair Avenue West by mitigating the impacts of these developments on adjacent Neighbourhoods. Enhancement Zones may consist of a widened public lane, where a lane exists, in combination with one adjacent parcel of land containing a detached single family dwelling. Alternatively, they may consist of two adjacent parcels of land containing two detached or semi-detached dwellings, where a lane does not exist.
Enhancement Zones will be used in conjunction with a mid-rise development, fronting St. Clair Avenue West, and will buffer such development from nearby residential properties. Enhancement Zones are intended to assist the City in creating continuous, operative and efficient 6 metre wide rear lanes. They also provide space and land for additional landscaping and, where space permits, surface parking.
Enhancement Zones will be used in conjunction with a mid-rise development, fronting St. Clair Avenue West, and will buffer such development from nearby residential properties. Enhancement Zones are intended to assist the City in creating continuous, operative and efficient 6 metre wide rear lanes. They also provide space and land for additional landscaping and, where space permits, surface parking.
Within Enhancement Zones, regulations allow for a larger building envelopes that can accommodate a mid-rise building, while providing sufficient distance and other mitigation features to protect adjacent Neighbourhoods. The enlarged parcel assists in facilitating a continuous rear lane system, thereby alleviating much of the actual or perceived strain on St. Clair Avenue West due to deliveries and loading by directing such activities to the rear of the site. In addition, land to be conveyed for a lane widening can be taken from the residential property within the Enhancement Zone, instead of the St. Clair Avenue property. Over time, this may result in more land being made available within the existing St. Clair development property for the placement of mid-rise buildings, while providing distance separation and landscaping as mitigation measures for nearby residential properties.
The concept of Enhancement Zones extended beyond the St. Clair Avenue Study and subsequent Zoning By-law Amendment. Similar concepts were developed by City Staff and consultants Brook McIlroy Inc. during the preparation of the Avenues and Mid-Rise Buildings Study, and again by City Staff and consultants Planning Alliance (now SvN Architects + Planners Inc.) and Brook McIlroy Inc. during the preparation of the Eglinton Connects Planning Study. However, in both cases, the concept was subject to heavy opposition by ratepayers associations, resident groups and politicians, and was ultimately disbanded. Regardless of whether or not approval was received, these concepts all fail to establish a true and gradual transition, which extends beyond properties which front an Avenue, into the interior of Neighbourhoods. This is the key distinguishing factor between the concept of Enhancement Zones, and that of Transition Zones. While the former may improve the viability of mid-rise development within shallow sites, and increase the yield of mid-rise developments on deeper sites, only the latter creates opportunities to truly introduce "missing middle" forms of low-rise residential housing and encourages intensification within Neighbourhoods. In order to truly appreciate and visualize the potential opportunity of Transition Zones, we need to examine and consider local case studies. |
(Above) Excerpt from Zoning By-law No. 1103-2009, prepared by the City of Toronto.
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Considering Recent Local Case Studies
As one of Toronto’s only integrated design firms with urban designers, planners, architects and landscape architects under one roof, SvN prides itself on its ability to tackle difficult city building projects where no ready-made solutions exist. With this objective in mind, the company is working to test and implement the general concept of a Transition Zone as part of its ongoing work with Impressions Group on the development of a student-focused rental apartment building at 409 Huron Street. The site, which includes a 3-storey detached single-family dwelling, is situated along the northern edge of an established neighbourhood in inner-city Toronto. To the south, properties are characterized by detached single-family dwellings. To the north, the site abuts a high-rise residential apartment, which is adjacent to the Bloor Street West commercial and mixed-use corridor. The property itself is listed on the Province of Ontario’s Heritage Registry.
The concept envisions a 4-storey building with 82 student-focused residential units, which retains the existing dwelling. Through the strategic use of setbacks, recesses and projections, as well as the use of complementary and compatible building materials and proportions, this contemporary development respects the distinct heritage character of the existing building, as well as the prevailing character of the surrounding neighbourhood. Through the sculpting of the building mass, the development achieves an appropriate transition in building height, building mass, scale, and density between the adjacent apartment building and mixed-use / commercial corridor to the north, and the adjacent neighbourhood to the south.
The concept envisions a 4-storey building with 82 student-focused residential units, which retains the existing dwelling. Through the strategic use of setbacks, recesses and projections, as well as the use of complementary and compatible building materials and proportions, this contemporary development respects the distinct heritage character of the existing building, as well as the prevailing character of the surrounding neighbourhood. Through the sculpting of the building mass, the development achieves an appropriate transition in building height, building mass, scale, and density between the adjacent apartment building and mixed-use / commercial corridor to the north, and the adjacent neighbourhood to the south.
(Above) Artists Rendering of Proposed Development at 409 Huron, prepared by SvN Architects + Planners Inc. on behalf of Impressions Group.
Throughout the former City of Toronto and East York, where Zoning regulations are already more permissive, home-owners and builders are finding creative opportunities to introduce additional density while working within existing regulations. In the communities of Leslieville and Riverdale, which already permit the full range of ground-related housing types, additions, renovations and replacement infill developments are being used to transform small single-family dwellings into duplexes and triplexes. If this flexibility could extend along the edges of Avenues and major streets throughout the City, Toronto could tip the balance on the housing crisis, in order to accommodate the needs of its residents, and begin the process of saving its neighbourhoods.
Throughout the former City of Toronto and East York, where Zoning regulations are already more permissive, home-owners and builders are finding creative opportunities to introduce additional density while working within existing regulations. In the communities of Leslieville and Riverdale, which already permit the full range of ground-related housing types, additions, renovations and replacement infill developments are being used to transform small single-family dwellings into duplexes and triplexes. If this flexibility could extend along the edges of Avenues and major streets throughout the City, Toronto could tip the balance on the housing crisis, in order to accommodate the needs of its residents, and begin the process of saving its neighbourhoods.
Examining National and International Best Practices
Similar approaches have been implemented, through policy amendments and design guidelines, in other North American municipalities. Among others, these include Chula Vista California, Davis California, El Cerrito California, Bellevue Washington, Tacoma Washington, Seattle Washington, and Minneapolis Minnesota. Beyond this, the approach is currently being considered by several other municipalities, including Austin Texas, Portland Oregon, and Vancouver British Columbia.
In 2017, a not-for-profit agency named Urbanarium, which is charged with providing a platform for accessible dialog on urban issues, hosted a design competition centred on addressing Vancouver’s increasing housing affordability issues through the advancement of “the missing middle”. Haeccity Studios Architecture received the competition’s Grand Prize for their “Micro-Op” submission. The company’s concept is to increase housing affordability through the provision of additional units that break from existing models of development and financing, while shifting the culture around tenure and ownership. Specifically, the company proposes to introduce new regulations for “Buffer Zones”, which are similar to the concept of Transition Zones. These zones would occupy the first three blocks between mixed-use commercial corridors and adjacent single-family residential neighbourhoods, within which the missing middle of low-rise housing would be targeted. The concept signals a form of renewal which will help affordably house future generations, while specifically addressing the land value speculation that has arisen along with densification.
In 2017, a not-for-profit agency named Urbanarium, which is charged with providing a platform for accessible dialog on urban issues, hosted a design competition centred on addressing Vancouver’s increasing housing affordability issues through the advancement of “the missing middle”. Haeccity Studios Architecture received the competition’s Grand Prize for their “Micro-Op” submission. The company’s concept is to increase housing affordability through the provision of additional units that break from existing models of development and financing, while shifting the culture around tenure and ownership. Specifically, the company proposes to introduce new regulations for “Buffer Zones”, which are similar to the concept of Transition Zones. These zones would occupy the first three blocks between mixed-use commercial corridors and adjacent single-family residential neighbourhoods, within which the missing middle of low-rise housing would be targeted. The concept signals a form of renewal which will help affordably house future generations, while specifically addressing the land value speculation that has arisen along with densification.
(Above) Micro-Op Submission, prepared by Haeccity Studios Architecture.
Beyond form and density, what opportunities exist for Transition Zones to help achieve broader city-building objectives including housing need, changes in lifestyle and work-life balance, community services and amenities, food security, and community infrastructure? Please click Realizing Broader Objectives to learn more.