Item - 2024.PH17.10
Tracking Status
- This item was considered by Planning and Housing Committee on December 5, 2024 and was adopted without amendment.
PH17.10 - Housing Action Plan: Mid-Rise Building Design Guidelines
- Decision Type:
- ACTION
- Status:
- Adopted
- Wards:
- All
Committee Decision
The Planning and Housing Committee:
1. Requested the Chief Planner and Executive Director, City Planning to publish the Mid-Rise Building Design Guidelines on the City Planning website and request the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning utilize the updated Guidelines in the evaluation of mid-rise development proposals.
2. Requested the Chief Planner and Executive Director, City Planning to continue to consult the public and stakeholders on the consolidated Mid-Rise Building Design Guidelines contained in Attachment 1 to the report (November 22, 2024) from the Interim Chief Planner and Executive Director, in conjunction with the on-going Official Plan and Zoning By-law work programs for Avenues, and report back in 2025 with any recommended modifications.
Origin
Summary
This report presents updated Mid-Rise Building Design Guidelines dated November 2024 to Planning and Housing Committee, shown as Attachment 1 to this report. Staff will apply these updated Mid-Rise Building Design Guidelines in the evaluation of mid-rise development applications.
At its meeting on November 30, 2023, the Planning and Housing Committee (PHC) requested the Chief Planner and Executive Director, City Planning make best efforts to report back by the fourth quarter of 2024 with draft consolidated Mid-Rise Building Design Guidelines that incorporate recommendations resulting from mid-rise monitoring, public and stakeholder consultation undertaken to date, and analysis that amend the performance standards, with the goal of encouraging mid-rise developments that are more economical to build and more environmentally sustainable.
In response to this, City Planning has initiated a review of the Mid-Rise Building Performance Standards to remove barriers and facilitate mid-rise developments across the city. This review incorporates updates to the rear transition performance standards adopted at the June 13, 2024 Planning Housing Committee meeting. Supporting mid-rise development will enhance housing supply in walkable, complete communities, offering a wider range of housing options to address current housing challenges.
The updated, consolidated Mid-Rise Building Design Guidelines include several key changes:
- Height Increase: The updated guidelines contemplate height for mid-rise buildings up to 14 storeys (45 meters) adjacent to streets with a 45-meter right-of-way width. On streets of any right-of-way width, additional height, taller than the adjacent ROW width, may be considered on deep sites.
- Elimination of Angular Planes: Both front and rear angular plane requirements are removed, simplifying building massing. Certain setback and step-back requirements are included to ensure appropriate building massing.
- Flexible Massing: The guidelines offer increased flexibility in building massing promoting a performance-based approach rather than prescriptive standards. This approach supports a simplified built form with increased gross floor area and opportunities for additional residential units.
These changes aim to simplify construction, make buildings more economical to construct, and enhance sustainability in mid-rise developments. The guidelines encourage a mid-rise form that supports intensification through flexible massing, while allowing for access to sunlight, sky view and pedestrian comfort along adjacent sidewalks and public spaces.
The purpose of this report is to provide background on the guidelines, highlight key updates in the consolidated Mid-Rise Building Design Guidelines, and how and where the guidelines apply as well as identify significant issues.
Background Information
https://www.toronto.ca/legdocs/mmis/2024/ph/bgrd/backgroundfile-250941.pdf
Attachment 1: Mid-Rise Building Design Guidelines (Part 1 of 3 - Chapters 1)
https://www.toronto.ca/legdocs/mmis/2024/ph/bgrd/backgroundfile-250942.pdf
Attachment 1: Mid-Rise Building Design Guidelines (Part 2 of 3 - Chapters 2 - 3)
https://www.toronto.ca/legdocs/mmis/2024/ph/bgrd/backgroundfile-251062.pdf
Attachment 1: Mid-Rise Building Design Guidelines (Part 3 of 3 - Chapters 4 - Appendix)
https://www.toronto.ca/legdocs/mmis/2024/ph/bgrd/backgroundfile-251236.pdf
Communications
https://www.toronto.ca/legdocs/mmis/2024/ph/comm/communicationfile-185310.pdf
(December 4, 2024) E-mail from Ruth Williams, President, St. Clair Gardens Residents Association (PH.New)
https://www.toronto.ca/legdocs/mmis/2024/ph/comm/communicationfile-185311.pdf
(December 5, 2024) Letter from Colleen Bailey and Damien Moule, More Neighbours Toronto (PH.New)
https://www.toronto.ca/legdocs/mmis/2024/ph/comm/communicationfile-185340.pdf
(December 4, 2024) Letter from Blair Scorgie, Managing Principal, Scorgie Planning (PH.New)
https://www.toronto.ca/legdocs/mmis/2024/ph/comm/communicationfile-185312.pdf
(December 5, 2024) Letter from Cathie Macdonald and Geoff Kettel, Co-Chairs, Federation of North Toronto Residents' Association (FoNTRA) (PH.New)
https://www.toronto.ca/legdocs/mmis/2024/ph/comm/communicationfile-185353.pdf
Speakers
Cathie Macdonald, Federation of North Toronto Residents' Associations (FoNTRA)
Graeme Kennedy, Tenblock