DRAFT

More documents

Recommendations

Info

B D Bringing it all together - Example of Types and Development Scenerios | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES 5.1.6 HYBRID BUILDING Upper Floor Upper Flo The hybrid building type combines lower units with direct at-grade access and upper units that gain access from a single main entrance and shared corridor and vertical circulation. This arrangement of Ground Floor units is acceptable in certain circumstances and provides consolidated access for upper units, while D allowing landscape areas and grade related accesses to animate the public realm on lower levels. A Ground F When many unit entrances are to be located in ped Hybrid Appropriate site conditions: Variation Type 1 1 - Stacked and Back to Back, Multiple Fronts Site along major arterial roads where unit Upper entrance Flo Building Type Characteristics Units Astack on C top of one another Grade-related unit entrances on both sides of • Multiple units stacked vertically and horizontally Ground F building accessed C at grade Narrow sites where access to unit entrances at gra Ground Floor • Lower units have direct access to grade • Upper units gain access through shared entrance into Upper unit entrances accessed through Deep sites where location unit entrances are better B common lobby at grade with elevator access building with vertical circulation and corridor Hybrid to upper level hallway Appropriate Parking is provided site conditions: underground Variation 1 • Underground or rear integrated parking B Site along major Upper arterial Floor roads where unit entrance Units stack on top of one another When many unit entrances are to be located in ped Upper Floor Grade-related unit entrances on both sides of Appropriate Site Conditions building accessed at grade Narrow sites where access to unit entrances at gra Appropriate when: Upper unit entrances accessed through Deep sites where location unit entrances are better D common lobby at grade with elevator access • Site is along major arterial street and/or individual unit to upper level hallway Parking is provided underground entrances are not appropriate D • A reduction in individual unit access to grade is desired Up A • Site is too restricted to accommodate all unit entrances within pedestrian mews or walkways Gro Up A Ground Floor Upper Flo Design Considerations Gr Type 2 - Stacked, Single Front Ground Floor Hybrid Appropriate site conditions: Ground F • Hybrid buildings can be designed in different B Variation 1 configurations. Consider site and neighbourhood context when proposing this building type Units Hybrid stack on top of one another Variation 1 • Provide shared lobby entrance along public street with Grade-related unit entrances on both sides of good visibility building Units stack accessed on top at of grade one another • Individual unit entrances to have direct view to public Upper Grade-related unit entrances unit entrances accessed on through both sides of street common building accessed lobby at grade at grade with elevator access to upper level hallway • Detail the entrance area carefully with high quality, B Upper unit entrances accessed through buildings<strong>DRAFT</strong> relationships to adjacent streets or • durable materials, attention to detail, and lighting Provide distingishing features in multiple block common lobby at grade with elevator access to upper level hallway developments to improve wayfinding and variety to building design • Grade related units can have private amenity space provided they are designed with appropriate Site along major arterial roads where unit en Appropriate site conditions: When many Upper unit Floor entrances are to be located Site along major arterial roads where unit en Narrow sites where access to unit entrances When many unit entrances are to be Upper located Flo Deep sites where Figure: location unit entrances are Narrow sites where access to unit entrances Parking is provided underground Ground F Deep sites where location unit entrances are Parking is provided underground Upper Floor CITY OF TORONTO 2014 / 2015 72 A B Ground Floor Up Gro Up B Gr
per Floor Upper Floor Ground Floor r Floor unit entrances are not desired ocated in pedestrian mews rances ound Floor at grade is challenging ces are better located closer to public street Upper Floor te site conditions: B C C B D A D A Considerations: Upper Floor This building type allows some unit entrances to be centralized within the building accessed throught a common lobby and hallway. This results in improved A building design, D streetscape, safety, and Ground Flooraccessibility. Consider the following when designing this building type: - access to at grade units - etc...... A major arterial roads where unit entrances are not desired This building type allows some unit entrances to be centralized Ground Floor within the building accessed throught a common lobby and hallway. nd y unit Floor entrances are to be located in pedestrian mews This results in improved building design, streetscape, safety, and C C accessibility. B es where access to unit entrances at grade is challenging D site conditions: Considerations: the following when designing this building type: D where location unit entrances are better located closer to public A street jor arterial roads where unit entrances are not desired This - access building to type at grade allows units C some unit entrances to be centralized provided underground C within - etc...... the building accessed throught a common lobby and hallway. B C B nit entrances are to be located in pedestrian mews This results in improved building design, streetscape, C safety, and D Upper Floor B accessibility. D A D nsiderations: where access to unit entrances at grade Bis challenging C The hybrid building type can be employed when a reduction in individual unit A D A C Ground Upper Floor Consider the following when designing access this building to grade type: is desired. Floor B B s ere building location type unit allows entrances some are unit better entrances located to be closer centralized to public street D Upper Floor B in the building accessed throught a common - access to at grade units A lobby and Dhallway. A s vided results underground in Ground improved Floor building design, streetscape, safety, and - etc...... A A essibility. Considerations: Ground Floor Considerations: sider This building the following type allows when designing some unit this entrances building to type: be centralized where within unit the entrances building accessed are not desired throught a common lobby This building and hallway. type allows some unit entrances to be centralized within Considerations: the building accessed throught a common lobby and hallway. cess This to results at grade in improved units building design, streetscape, safety, and to be located in pedestrian mews This results in improved building design, streetscape, safety, and c...... accessibility. where unit entrances are not desired accessibility. This building type allows some unit entrances to be centralized nit entrances at grade is challenging within the building accessed throught a common lobby and hallway. to Consider be located the in following pedestrian when mews designing this building Consider This type: results the in following improved when building designing design, this streetscape, building type: safety, and B entrances are better located closer to public street accessibility. unit - access entrances to at at grade units is challenging Upper Floor - access to at grade units d- etc...... - Consider etc...... the following when designing this building type: entrances are better located closer to public street A Ground Floor - access to at grade units nd - etc...... B A B C C Considerations: D B C B D A C <strong>DRAFT</strong> A D B Bringing it all together - Example of Types and Development Scenerios | TOWNHOUSE AND LOW-RISE APARTMENT GUIDELINES B Upper Floor Upper Floor B Ground Floor A A Internalizing parking garage into the building with private amenity space above Upper Floor B is acceptable only if negative impacts such as shadow, privacy and overlook on adjacent properties can be limited and resolved. A B Upper Floor B B Ground Upper Floor Floor A B A A B 73 Ground Floor A A
Page 1 and 2:
Draft Oct 2015 TOWNHOUSE AND LOW-RI
Page 3 and 4:
Table of Contents Introduction Back
Page 5 and 6:
Introduction Background - Evolution
Page 7 and 8:
Example of low-rise buidlings in th
Page 9 and 10:
PURPOSE OF GUIDELINES The purpose o
Page 11 and 12:
SUSTAINABLE DESIGN Sustainable desi
Page 13 and 14:
1.0 Site Context 1.1 Context Analys
Page 15 and 16:
An illustration of a conceptual Mas
Page 17 and 18:
1.2 PUBLIC REALM FRAMEWORK Create c
Page 19 and 20:
Pedestrian walkways through park le
Page 21 and 22: Adaptive re-use of heritage buildin
Page 23 and 24: 2.0 Site Organization 2.1 Streets,
Page 25 and 26: Public Sidewalk Pedestrian Walkway
Page 27 and 28: Pedestrian Walkway Thru-Block Pedes
Page 29 and 30: RATIONALE Residential developments
Page 31 and 32: Buildings frame the public realm. R
Page 33 and 34: RATIONALE Streets, urban parks and
Page 35 and 36: 2.5.1 SITE SERVICING, ACCESS AND PA
Page 37 and 38: 3.0 Building Design 3.1 Fit and Tra
Page 39 and 40: Horizontal facade transitioning to
Page 41 and 42: Landscaped Setback Min 4.45m Min 2.
Page 43 and 44: 3.3 BUILDING RELATIONSHIP TO GRADE
Page 45 and 46: Stoop - a small landing and/or step
Page 47 and 48: Min1.5m - Max 3.0m From Building Fa
Page 49 and 50: 4.0 Public Realm - Creating Pride i
Page 51 and 52: 4.1.2 LANDSCAPE To promote safe and
Page 53 and 54: Public Sidewalk Edge Zone Stormwate
Page 55 and 56: . Where integrating site elements w
Page 57 and 58: Roofs The following elements should
Page 59 and 60: RATIONALE The City of Toronto in th
Page 61 and 62: 5.0 Bringing it all together - Buil
Page 63 and 64: ions: A A A A A A A A B B B B nces
Page 65 and 66: ith Appropriate site conditions: B
Page 67 and 68: e all unit entrances can be seen fr
Page 69 and 70: nditions: B C C B C B B D A D A A B
Page 71: e Considerations: A B A This buildi
Page 75 and 76: Well landscaped walkways provide ac
Page 77 and 78: Integrate ramps, garbage storage an
Page 79 and 80: RATIONALE New developments have to
Page 81 and 82: Provide well-designed pedestrian me
Page 83 and 84: RATIONALE The "Tower in the Park" d
Page 85 and 86: Provide unit entrance facing park t
Page 87 and 88: 6.0 Case Studies DRAFT APPENDICES |
Page 89 and 90: DESCRIPTION Introduction • Projec
Page 91 and 92: DESCRIPTION Introduction • Projec
Page 93 and 94: DESCRIPTION Introduction • In 200
Page 95 and 96: DESCRIPTION Introduction • 148 st
Page 97 and 98: DESCRIPTION Introduction • The pr
Page 99 and 100: 7.0 Glossary DRAFT GLOSSARY AND FOO
Page 101 and 102: Landscaped Open Space - outdoor are
Page 103: DRAFT GLOSSARY AND FOOTNOTES | TOWN
show all

DRAFT

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?