Downsview

Urban Design Guidelines

Spring 2024

DOWNSVIEW URBAN DESIGN GUIDELINES

URBAN DESIGN
GUIDELINES

2024
City of Toronto, City Planning
Downsview Urban Design Guidelines
The guidelines are to be read in conjunction with the Downsview Secondary Plan.

Downsview Urban Design Guidelines online:

www.toronto.ca/updatedownsview

Caption of the cover image: Aerial photo of the Downsview Airport today. (Source: Canada Lands Company and Northcrest Developments)
Table of Contents
1.0 Introduction 4
1.1 BACKGROUND  5
1.2 AREA DESCRIPTION 6
1.3 VISION 6

2.0 Public Realm Structure 7

2.1 GENERAL 8
2.2 THE RUNWAY AND TAXIWAY 10
The Runway 11
The Taxiway 17
Public Realm / Mobility Connections 17
2.3 PARKS AND OPEN SPACES 18
Function and Design 18
Stormwater Management and Green Infrastructure 18
Built Form Adjacencies for Parks and Open Spaces 19
2.4 THE GREEN SPINE 20
Function and Design 20
Active Mobility 22
Built Form Adjacencies for the Green Spine 26
2.5 RAIL CROSSINGS 27
Ravine Underpass 27
Northern Crossing 27
2.6 VIEWS AND VISTAS 28

3.0 Built Form 30

3.1 GENERAL 31
3.2 SUSTAINABLE AND COMPACT BUILT FORMS 33
3.3 BLOCK STRUCTURE AND PERMEABILITY 34
3.4 BUILDING HEIGHTS AND ORGANIZATIONS 35
Mid-Rise Buildings 35
Tall Buildings 37

4.0 Public Art 39

5.0 District Urban Design Guidelines 41

6.0 Definitions 43

Appendix 45
SUMMARY OF HISTORICAL DEVELOPMENT 46
 1.3
1.2
1.1

Vision
Background
Area Description
1.0 Introduction

1 . 0 I N T R O D U CT I O N | D O W N S V I E W U R B A N D E S I G N G U I D E L I N E S

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 1.1 BACKGROUND
1 . 0 I N T R O D U CT I O N | D O W N S V I E W U R B A N D E S I G N G U I D E L I N E S
Introduction
Structure
Public
Realm
Built Form

Figure 1.1: Downsview Secondary Plan Area

These Urban Design Guidelines (“guidelines”) support be achieved by adapting to a changing climate in the
Public Art

the Downsview Secondary Plan (“Plan”) by providing design and construction of urban environments, and
guidance for future development and public investment operation of buildings and infrastructure by reducing the
to implement the Plan’s vision. The vision is centred use of GHG intensive materials, optimising designs and
Urban Design
Guidelines

around climate resiliency and achieving equitable processes, reducing the carbon footprint of activities,
District

outcomes. This will be realized partly through a robust, and ensuring the efficient use of resources. Equity
varied and equitably distributed public realm, which through urban design will be achieved by reducing and
will include unique features that serve as organizing addressing physical barriers of the built form in the
Definitions

elements. These organizing elements include the public realm that impede equitable outcomes, including
Runway, Taxiway, and Green Spine as well as street access to parks and open spaces, education, and
network, blocks, parks and open space, linkages, services. More detailed District Plans will be developed
cultural heritage resources (as identified in the Plan), through comprehensive engagement that will include
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and community infrastructure. Climate resiliency will Indigenous, Black, and equity-deserving groups.
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 1.3 VISION
These guidelines are informed by analysis, testing The Secondary Plan outlines the vision for the

1 . 0 I N T R O D U CT I O N | D O W N S V I E W U R B A N D E S I G N G U I D E L I N E S
and technical understanding of the constraints and Downsview area as a vibrant, attractive, and complete
opportunities of the Secondary Plan Area (“Plan community: a place to live, work, play, visit and gather.
Area”), as well as consideration for the Downsview The Plan Area will develop over 30 years and the Plan
Community Development Plan (“CDP”), the Master prioritizes stitching existing and new communities
Environmental and Servicing Plan (MESP) and existing together, recognizing and responding to the impacts
City-wide and area-specific studies and guidelines. of climate change, creating communities of inclusion,
leveraging the area’s cultural heritage resources, and
These guidelines should be read in conjunction
recognizing Indigenous worldviews and perspectives.
with the Official Plan, Downsview Secondary Plan,
applicable city-wide Urban Design Guidelines, and The Urban Design Guidelines further support and
District Plans within the Secondary Plan Area, as well advance the two overarching goals of the Secondary
as other applicable City guidelines and policies. Plan:

1. Climate resilience and environmental sustainability;

1.2 AREA DESCRIPTION and

2. Achieving equitable outcomes for Indigenous, Black,

The Plan Area is generally bound by Sheppard Avenue
and equity-deserving groups.
West to the north, Wilson Heights Boulevard to the
east, Wilson Avenue to the south, and Keele Street to
the west and is approximately 540 hectares in size.
The Plan Area is located on high lands between the

Introduction
Don and Humber River watersheds and is part of the
territory that has been occupied by Indigenous peoples
since time immemorial.

Structure
Public
Realm
The vastness of the Plan Area is experienced as
discrete areas, each containing different uses. The
dominant physical features within the Plan Area

Built Form
include Downsview Park, the William Baker woodlot,
Department of National Defence, the Depot building,
runway, taxiway and Hanger buildings. Existing
infrastructure in the Plan Area includes the TTC

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Wilson Yard Complex, three TTC transit stations,
one GO Transit Station and the GO Transit Barrie
Line Rail Corridor ("GO Barrie Line") which together
Urban Design
Guidelines
District
provide connectivity to the broader local and regional
transportation systems. Highway 401 is located south
of the Plan Area.
Definitions

The Plan Area has a rich collection of cultural heritage

resources, associated with the former Downsview
Airport, including nationally significant military
complexes and the De Havilland and Bombardier
aerospace manufacturing facilities which date back to
the 1930s.

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
2.0 Public Realm Structure
2.1 General
2.2 The Runway and Taxiway
2.3 Parks and Open Spaces
2.4 The Green Spine
2.5 Rail Crossings
2.6 Views And Vistas

The public realm consists of a network of unique structuring elements which include the Runway,
Taxiway, Major Parks and open spaces, the Green Spine, rail crossings, and major streets. The public
realm considers the relationship and integration of these elements with the built form through active
mobility, block permeability and greenways, to create sustainable and equitable communities. The
public realm should be designed and organized to support City Nature and advance a variety of desirable
outcomes including prioritization of biodiversity, sustainable stormwater management and public
realm comfort. Parks and open spaces in the Plan Area will offer active and passive use opportunities
for residents, workers, and visitors to experience nature and its associated health benefits. This
interconnected public realm will encourage and facilitate gathering, commemoration, education,
celebration, and place making for social cohesion of all groups, ages, and abilities.

The following guidelines provide general direction for the public realm within the Plan Area, followed by
more specific guidelines for the unique structuring elements, which include the Runway, Taxiway and
Green Spine.

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
Introduction
Structure
Public
Realm
Built Form

Figure 2.1: Public Realm and Urban Structure Plan

2.1 GENERAL
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2.1.1 Public realm design should prioritize year-round Wind conditions should not exceed the
active and passive use by: City’s Pedestrian Level Wind Study comfort
requirements for the intended use of the
a. Including amenities that encourage and
Urban Design

spaces.
Guidelines

enhance active and passive recreational uses.

District

Amenities could include bike share, bike 2.1.2 Public realm design should be inspired by the
parking and repair stations, shaded shelters, principles of City Nature to enhance biodiversity
benches and other seating, water fountains, and habitat health, advance resilience, and
Definitions

skating trails and rinks, and cooling elements. provide residents, workers, and visitors with an
opportunity to experience nature.
b. Designing the built form and public realm to
create a comfortable at-grade microclimate 2.1.3 Where possible, public realm design will
integrate soft and hard landscaping materials
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including access to sunlight and facilitating

windbreaks and mitigating downdraft, that generally require reduced and/or alternative
without impeding the long-term health and maintenance approaches to support green
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growth of plantings where they are used. infrastructure functions, biodiversity, and habitat.
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2.1.4 To advance City Nature, softscape areas 2.1.9 Recognize opportunities to contribute to an

2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

throughout the public realm should prioritize a Indigenous Ancestor Trail within the Plan Area,
multi-layered approach to vegetation comprising through the integration of Indigenous plantings
of groundcover, tall grasses, shrubs, and trees and natural features, public art, wayfinding,
with canopies appropriate for their target purpose. educational signage and /or street furniture.

2.1.5 Development will frame and enhance the public 2.1.10 The public realm should respond to and be
realm, through appropriate enclosure and scaling inclusive of cultural heritage resources, such
and should be designed to achieve broader Plan as through the layout, design and orientation of
objectives regarding the appropriate distribution major public realm features related to aerospace
of density. and military histories and/or cultural heritage.

2.1.6 Development will provide casual overlook of 2.1.11 The public realm may include educational
the public realm. Blank wall conditions are signage which provides information about
discouraged to ensure the safety of all users. the history of the area, and opportunities for
environmental education.
2.1.7 The Runway and Major Parks will be prioritized
areas for increased sun access as per 2.1.12 The public realm should include wayfinding
performance standards in the Secondary Plan. tools that enhance the pedestrian and cycling
experience and orient users to prominent
2.1.8 Through engagement with First Nations and
locations within the Plan Area and beyond.
Indigenous communities, public realm design
should acknowledge Indigenous presence 2.1.13 The public realm should include appropriate
(past, present, and future), support Indigenous lighting that recognizes the intended character

Introduction
place-keeping and stewardship, and incorporate of the unique structuring elements.
elements with cultural significance and
2.1.14 Where possible, public realm design should
symbolism. This could include a range of spaces
consider opportunities to create interesting
that support Indigenous recreation and cultural

Structure
gathering places by supporting passive

Public
Realm
practices (e.g., sacred fires, ceremonies, sweat
recreational uses and design elements along
lodges, water elements and Ancestor trails).
slopes and terraces.

Built Form
Public Art
Urban Design
Guidelines
District
Active Mobility Biodiversity Definitions

Placemaking

Microclimate Stormwater management through green infrastructure

Figure 2.2: Public realm design considerations

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 2.2 THE RUNWAY AND TAXIWAY
2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

As fundamental and important elements of the area’s reveal the lands’ orientation between the
nationally significant aerospace and military history, the Don and Humber River watersheds through
Runway and Taxiway will be reimagined as continuous the incorporation of landscape and water
publicly accessible open space corridors. The integration features, including tree canopy and other green
and interpretation of these two structuring public realm infrastructure.
elements will include similar design features while also
2.2.5 The Runway and Taxiway design should achieve
reflecting their unique characteristics.
comfortable at-grade microclimate conditions for
The following guidelines apply to both the Runway all users. Special attention should be directed to
and Taxiway and may be subject to further refinement reducing wind funnelling between the Runway
through the District Planning process: and Major Parks (Refer to Guideline 2.3.7).

2.2.1 The Runway and Taxiway should be designed 2.2.6 Where the Runway or Taxiway intersects with
for slow-moving active mobility, lingering, and a street or greenway, elements of the surface
gathering. treatment of the Runway or Taxiway should
extend into the street. Where this occurs, the
2.2.2 The Runway and Taxiway should each include design of the street should incorporate design
a pedestrian clearway that is not required to be features that maintain the Runway or Taxiway’s
linear. legibility and material vocabulary.
2.2.3 Hard and soft landscaping, including tree 2.2.7 Where the Runway or Taxiway intersects with
planting, lighting and wayfinding features should a park, the function and programming of the
enhance the user experience and, linearity of the
Introduction

park will be prioritized. Continuity and legibility

Runway and Taxiway and support the historic will be communicated through design and/or
commemoration of these spaces. experience, with an emphasis on its eastern edge
2.2.4 Design of the Runway and Taxiway is encouraged for the Runway and the north-western edge for
Structure
Public
Realm

to commemorate their aerospace history and the Taxiway.

Built Form
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Definitions
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Figure 2.3: The Runway and Taxiway are linear open spaces that may include a variety of both passive and active program areas.

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The Runway

2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

The Runway represents a transformation of the former Eastern edge
airstrip, reinterpreting one of Downsview’s most
defining heritage features. The Runway will become
the central spine of public life at Downsview. The
Runway will be over 2 kilometres long, a continuous,
linear publicly accessible open space and active
mobility route, animated with vibrant uses including ay
nw
Ru
community uses and public amenities, becoming
a destination for citizens from across the city and
beyond.
Western edge
The following guidelines apply to the Runway and may
be subject to further refinement through the District
Planning process.

Legacy, Continuity and Linearity Figure 2.4: The eastern edge of the Runway will be treated as a build-to edge while the
western edge will expand and contract.
The following guidelines will ensure the Runway’s
transformation highlights and maintains its legacy,
continuity, and linearity.

2.2.8 The western edge of the Runway should

expand and contract to reflect the intended

Introduction
character of the Runway, support adjacent
uses and the corresponding district
programming and maximise access to sunlight

Structure
on the Runway as required per the Plan.

Public
Realm
2.2.9 The Runway should expand to its legacy width,
generally 60 metres, two to four times, at

Built Form
strategic locations such as when approaching
Nexus Park and approaching Major Parks at its
northern and southern ends.
Figure 2.5: The Runway will provide a variety of experiences along its length.

Public Art
2.2.10 The Runway widths should gradually increase
and decrease to create urban rooms that
extend along several building frontages, as

Urban Design
illustrated in Figure 2.4.
Guidelines
District
Definitions

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

2.2.11 The Runway will have a common design that 2.2.12 Opportunities for extended views along
may be linked to the historical existence of the portions of the eastern edge of the Runway are
Runway, and the concept of flight. This will encouraged to enhance topographic variation
reinforce its linearity and may include, but is and linearity and emphasize higher elevations.
not limited to, incorporating airport signage,
supergraphics and symbols.
Introduction
Structure
Public
Realm
Built Form

Figure 2.6: Conceptual perspective of the Runway with design elements that recall its Figure 2.7: Conceptual perspective showing the Runway influencing the design of
historical uses. intersecting parks to reinforce the Runways eastern edge.
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Guidelines
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Definitions
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Figure 2.8: Diagram illustrating the treatment of the Runway when intersecting with a park. Figure 2.9: Diagram illustrating the treatment of the Runway extending across an
intersecting street.

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
Urban Rooms and Animation
2.2.13 The Runway design should be read as a 2.2.14 The design, programming, and treatment
sequence of urban rooms that individually of the urban rooms should respond to their
define activities and spaces and collectively corresponding district’s scale, character,
express the linear structure of the Runway. programming, and land uses. This is to
The urban rooms should also express the emphasize and adequately utilize the Runway’s
surrounding built form and uses through varying widths, while encouraging users to
materiality and landscape. explore its full length.

Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Figure 2.10: The Runway will be experienced as a series of unique "Urban Rooms" which respond to their corresponding District.

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

2.2.15 At its narrowest width of 20 metres, the Runway

should be experienced as a unique and playful
pedestrian-oriented space with features that add
interest, provide public amenity, and animate
its edges, such as through café seating and
program spill out space, kiosks, fountains,
umbrellas, and other shelters.

2.2.16 Where its width expands beyond 20 metres, the

Runway should be experienced as a generous
open space. Programming and design should
take advantage of the scale to expand and/ Figure 2.11: Sample plan of the Runway
at its narrowest, 20 metres.
or enhance the programs within adjacent built
form, private and public spaces, and offer
opportunities for active and passive recreation,
commercial activity, pavilions, and event
programming.

2.2.17 Commercial activity, community uses and/or

program areas should be clustered to create
Introduction

pockets of activity that support businesses and

overall vibrancy.

2.2.18 District Plans should describe the character,

design, and programming opportunities for the
Structure
Public
Realm

Runway, which may include recreational uses for

each urban room, as well as their relationship
to adjacent built form and surrounding uses and Figure 2.12: Sample plan of the Runway as it expands to
Built Form

approximately 40 metres.
programming, parks, and open spaces.
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Urban Design
Guidelines
District
Definitions

Figure 2.13: Sample plan of the Runway as it expands to its legacy width of
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approximately 60 metres.
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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
Built Form Adjacencies for the Runway
This section should be read in conjunction with Section 3: Built Form.

2.2.19 The Runway will be prioritized as a primary Runway should not project beyond the defined
public realm element in terms of spatial build-to edge or be set back more than three
hierarchy, programming and activity, metres. Where development includes a setback,
continuous access to sun, and wind mitigation or opens to a courtyard, it should be designed to
measures. District Plans will demonstrate how engage meaningfully with the build-to-edge by
the built form along the Runway achieves these using overhangs, cantilevers, and/or colonnades.
sun access requirements as per the Plan.
2.2.21 Building heights east of the Runway should
2.2.20 To reinforce the Runway’s linearity and generally be taller than those to the west of the
create opportunities for long-spanning views, Runway to maximize access to sunlight on the
development along the eastern edge of the Runway.

Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
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Definitions

Figure 2.14: Perspective view of the Runway.

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2.2.22 Where the Runway is not a focus for retail,

commercial and/or community uses, grade-
related residential entrances are permitted
and should be oriented towards the Runway
to support a finer-grain neighbourhood
street character. The following should be
demonstrated:

a. Residential units along the Runway should be

designed with flexibility to accommodate non-
residential at-grade uses in the future.
Figure 2.15: Frederiksberg Allé 41, in Copenhagen, Denmark. (Source: Cobe Architects)
b. Individual at-grade residential unit entrances
should be set-back generally three metres to
support occupant privacy and the transition
between public and private space.

2.2.23 Residential courtyards may be considered along

the Runway to support casual overlook.

2.2.24 The built form interface should include

opportunities for innovative and dynamic
Introduction

architectural details such as retractable awnings

or canopies, solar shades, temporary patios,
and partially enclosed mid-door spaces.

2.2.25 Development should incorporate elements

Structure
Public
Realm

that enhance visual interest where the Runway

width exposes additional building edges, such
as through integration of additional building
Built Form

entrances, glazing, green walls and murals.

Figure 2.16: The Nordø and Porten development in Copenhagen, Denmark. (Source:
2.2.26 District Plans will demonstrate how the built Henning Larsen)

form approach mitigates uncomfortable wind

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conditions from occurring along the Runway.

The following should be considered:
Urban Design

a. Development along the Runway should

Guidelines
District

be designed to contribute to a year-round

comfortable at-grade experience for sitting,
walking, and cycling along its length.
Definitions

b. Development along the Runway’s eastern

edge should be designed to mitigate
potential for downdraft, through a variety of
strategies, including but not limited to, step-
CITY OF TORONTO

backs, balconies, built form shielding on the

western edge, interstitial wind-break floors,
and/or porticos.
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Figure 2.17: The Schützenstrasse Development in Munich, Germany. (Source: David

Chipperfield)

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The Taxiway Public Realm / Mobility Connections

2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

The Taxiway refers to the section between Nexus Park Map 7-2 Public Realm of the Secondary Plan and
and Robert Leek Memorial Park. The Taxiway will Figure 2.1 of the Urban Design Guidelines refer to
maintain its original linear axis, and be reimagined to Runway and Taxiway Connections as Public Realm/
function as an east-west connection linking spaces such Mobility Connections.
as squares, plazas, and parks, through to the Runway
2.2.30 The Runway and Taxiway connections will
and further east to Sheppard West Station (Refer to
acknowledge broader active mobility linkages
Figure 2.1).
and provide connections to streets, greenways,
2.2.27 The design of the Taxiway will maintain its linear transit stations, heritage features and other
legibility to support and interpret its connection destinations.
to the aerospace history of the lands. Though
2.2.31 Where the Runway terminates at a park,
the Taxiway terminates at Robert Leek Memorial
connections will continue active mobility and
Park, its consistent alignment with Taxiway
movement further north and south (Refer
Street, which continues west to the Hangar
to Figure 2.1). Connections may include
buildings, reinforce this linear legibility. The
greenways with amenities to support active
Taxiway will also provide connectivity to Nexus
mobility between the Runway, Wilson and
Park and the Runway to the east.
Wilson South Districts, Downsview East, transit
2.2.28 The Taxiway should be a minimum width of stations and other destinations.
18.5 metres and will expand in response to the
program and character intentions of the district.
Building setbacks will be determined through

Introduction
District Planning processes.

2.2.29 The Taxiway’s north-western edge will be treated

as a build-to edge to reinforce its linearity and

Structure
Public
Realm
support views along the north-western edge.

Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Figure 2.18: Rendering of the proposed built form at Quayside on Toronto's Waterfront. (Source: Henning Larsen)

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 2.3 PARKS AND OPEN SPACES
2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

Function and Design Stormwater Management and Green Infrastructure

2.3.1 Major Parks should be designed to integrate 2.3.4 Parks that are designed to perform a
active and passive recreational uses while stormwater management function should:
balancing the naturalized spaces and features
a. Efficiently integrate recreational facilities
that support green infrastructure.
within the park topography where possible,
2.3.2 Parks and open spaces should minimize while minimizing the impact on the park’s
hardscaping and encourage permeability primary function and low-lying areas designed
wherever possible. for water retention;
2.3.3 Recreational facilities with larger footprints b. Identify park-based recreational facilities and
should be located in larger parks. One Major programming that are not flood-tolerant and
Park will be designed to support a cricket pitch. locate these at higher elevations; and

c. Promote tree health, including thorough tree

placement and the protection of tree roots.
Introduction
Structure
Public
Realm
Built Form

Figure 2.19: Parks and open spaces in Copenhagen, New York, and Manchester, from left to right. (Sources: 1:1 Landscape, Michael Van Valkenburgh Associates Inc, Studio Egret West).
Public Art
Urban Design
Guidelines
District
Definitions
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Figure 2.20: Parks and open spaces showing HtO in Toronto, Vallon Park in Lyon, and Teardrop Park in New York City, from left to right. (Sources: CCxA Landscape Architecture and
Urban Design, Ilex Landscape Architecture, Michael Van Valkenburgh Associates Inc.).

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Built Form Adjacencies for Parks and Open Spaces
This section should be read in conjunction with Section 3: Built Form.

2.3.5 Major Parks are prioritized as public realm and considers other district-level sun/shadow
elements. The built form that surrounds each priorities (e.g., the Runway and Major Parks).
Major Park should frame the space and ensure
2.3.7 District Plans will demonstrate how the built form
access to sunlight, while mitigating wind
approach has considered mitigating uncomfortable
impacts. District Plans will demonstrate how
winds on parks and open spaces through a variety
the built form adjacent to Major Parks will meet
of strategies, including but not limited to step-backs,
the sunlight access requirements, as per the
balconies, overhangs, built form shielding on the
Plan, and ensure a comfortable microclimate.
western edge of parks and the Runway, interstitial
2.3.6 District Plans will demonstrate how the wind-break floors, and/or porticos.
proposed location of local parks and
2.3.8 Buildings should be designed to emphasize gateways
distribution of density and massing adequately
at significant entrances to Major Parks (Refer to
limits shadowing, achieves density objectives,
Guideline 3.4.8 and 3.4.9).

Introduction
Structure
Public
Realm
Built Form
Figure 2.21: A raingarden in Stanley Greene Park adjacent to park-based active recreation facilities. Spaces in Remisepark in Copenhagen and St. Patrick’s Island in Vancover are designed
to be floodable during major storm events, with grading features designed to support active and passive recreation. (Source: FORREC, BOGL and W-Architecture)

Public Art
Urban Design
Guidelines
District
Definitions

Figure 2.22: Remisepark and the Loop Park in Denmark leverage the benefits of rainwater to introduce naturalized spaces, while the Walker Art Center gardens in Minneapolis provides
overlook. (Source: BOGL, Holscher Nordberg Architecture and Planning and HGA)

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 2.4 THE GREEN SPINE
Function and Design
2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

The Green Spine is a linear active mobility, habitat 2.4.1 The Green Spine will be a continuous north-south
connector and green infrastructure corridor located open space and active mobility corridor, habitat
generally along the eastern edge of the Plan Area connector and green infrastructure corridor that is
connecting generally to Chesswood Drive to the north approximately 3 kilometers in length and 15 to 18
and the proposed Yorkdale pedestrian bridge to the metres in width.
south (Refer to Map 7-2 Public Realm and Map 7-9
2.4.2 The landscape and planting strategy along the
Cycling Network in the Downsview Secondary Plan).
Green Spine should consider the requirement for
The final width will be determined by assessing
continuous movement, safety, sight lines and
adjacent public realm uses and built forms and may
visibility, particularly of active mobility users at
narrow or widen according to these conditions.
street intersections.
The following guidelines apply to the Green Spine
2.4.3 The lighting strategy should recognize the intended
and may be subject to further refinement through the
character of the Green Spine as a naturalized
District Planning process.
corridor intended to facilitate habitat connectivity.
Introduction
Structure
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Realm
Built Form
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Figure 2.23: The Green Spine is a linear active mobility, stormwater management, biodiversity and habitat connector.

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2.4.4 A bioswale of approximately 4 metres in width infrastructure functions of the Green Spine will
will be included in the Green Spine to convey be adapted to serve as the eastern boulevard
stormwater and allow for stormwater infiltration condition for Billy Bishop Way.
where the surrounding district is using a
2.4.7 The Green Spine will be designed with
decentralized stormwater management system.
appropriate considerations for operations and
2.4.5 Where the Green Spine intersects with a street, maintenance, such as required vehicle access
the character and treatment of the Green Spine for winter maintenance.
should influence the design of the street to
2.4.8 The character and design of parks, open
include features such as wider hard and soft
spaces, and Privately-Owned Publicly
landscaping with denser planting and trees.
Accessible Spaces (POPS) adjacent to the
2.4.6 Where the Green Spine is immediately adjacent Green Spine should be influenced by the Green
to Billy Bishop Way, the functions of the Green Spine’s natural character which supports
Spine and the street should be considered habitat health and a diversity of healthy
comprehensively to eliminate duplication flora and fauna, without compromising the
and realize efficiencies, with direction from functional programming requirements of the
the MESP. The pedestrian, cycling and green park, open space, and/or POPS.

Introduction
Structure
Public
Realm
Built Form
Green Spine

Public Art
Urban Design
Guidelines
District
Definitions

Green Spine
Figure 2.24: The Green Spine adjacent to Billy Bishop Way, planned comprehensively to eliminate duplication between functional areas.

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

Active Mobility
2.4.9 The Green Spine’s pedestrian pathway will a. Where feasible, this may be achieved through
generally be 2.5 to 3.5 metres in width. placement of natural design features such as
landscaping and green infrastructure; and
2.4.10 The Green Spine’s bi-directional bikeway will
generally be 4 to 5 metres in width (Refer to the b. Where separation is not feasible or consistent
Toronto On-Street Bikeway Design Guidelines). with the intended character, dedicated space
for both, cyclists and pedestrians, will be
2.4.11 The bikeway will generally be physically
maintained and slower travel speeds should be
separated from the pedestrian pathway to
encouraged through signage, design elements,
maintain safety, enhance movement, and reduce
or other appropriate interventions.
conflicts between users.
Introduction

Figure 2.25: Conceptual section of the

Green Spine (left), showing a separate
pedestrian path and bike-way, similar
to the precedent in Copenhagen (right).
(Source: Cycling Embassy of Denmark, The
Green Path , Frederiksberg, Copenhagen)
Structure
Public
Realm
Built Form

Figure 2.26: Conceptual section of the Green

Spine (left), showing a pedestrian path
Public Art

combined with the bike-way, supporting

different modes as in the Copenhagen
Business School precedent (right). (Source:
Marianne Levinsen Landskab, Copenhagen
Business School)
Urban Design
Guidelines
District
Definitions

Figure 2.27: Conceptual section of the

Green Spine (left), showing a pedestrian
path over a body of water, supporting
opportunities to interact with natural areas-
as in the Dutch Kills Green precedent in
CITY OF TORONTO

New York City (right). (Source: WRT,

Dutch Kills Green)
2024

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
2.4.12 Portions of the active mobility infrastructure wall seating, bicycle parking and repair
may be cantilevered over landscaped areas stations, emergency stations, water fountains,
and/or green infrastructure features to make waste receptacles and other street furniture
efficient use of space and to enhance visual to enhance user experience and support its
interest. This may also provide design variation function as the primary north-south active
throughout the Green Spine’s length and allow mobility corridor.
paths to travel through vegetated areas without
2.4.14 The safety and prioritization of active mobility
compacting soils and root systems.
should be reinforced through street design
2.4.13 The Green Spine should include pedestrian using devices such as bump-outs, raised
and cyclist amenities such as benches, planter intersections or other measures.

Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Naturalized amenity Accessible path Green Bi-directional Naturalized amenity

or buffer Infrastructure bikeway or buffer

Figure 2.28: Conceptual section of the Green Spine.

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

2.4.15 Where the Green Spine is immediately adjacent

to a street, park, and/or POPS, the pedestrian
path and bikeway may be designed to weave
through these spaces and provide enhanced
connectivity to the broader open space and
active mobility networks. Green Spine adjacent to courtyard

Green Spine adjacent to POPS

Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Green Spine adjacent to local park

CITY OF TORONTO

Figure 2.29: The Green Spine encountering parks, POPS, open spaces and private courtyards.
2024

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 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
2.4.16 The northern and southern terminus c. At its southern end, the Green Spine should
connections of the Green Spine should facilitate provide a connection to the Yorkdale
the extension of off-street active mobility pedestrian bridge identified through the
connections within the Plan Area and the Yorkdale Transportation Master Plan;
broader existing and planned regional active
d. At its southern end, the Green Spine should
mobility network, including but not limited to:
connect to Dufferin Street;
a. The intersections and north/south termini of e. A protected cycling intersection should be
the Green Spine should include appropriate provided at Sheppard West and Chesswood
wayfinding to facilitate active mobility Drive to connect the Green Spine with existing
connections to other locations of interest, active mobility infrastructure; and
including but not limited to the Runway,
Major Parks and transit stations (Refer to f. Active mobility connections should be
Map 7-2 Public Realm Plan in the Downsview provided from the Green Spine to Wilson
Secondary Plan); Station.

b. At its northern end, the Green Spine should

connect to Downsview Park Station;

Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Figure 2.30: The St. Kjelds path in Copenhagen. (Source: SLA, Sankt Kjeld's Square & Bryggervangen)

25
 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

Built Form Adjacencies for the Green Spine

This section should be read in conjunction with Section 3: Built Form.

2.4.17 Subject to the satisfaction of the City, and in incorporating plantings, public art or views
consultation with TTC and the Department of to the TTC Wilson Yard Complex (Refer to
National Defence a sound/privacy barrier may Guideline 2.6.1 d).
be installed between the Green Spine and the
2.4.18 Setbacks from the Green Spine are encouraged
TTC Wilson Yard Complex and the Department
to provide appropriate separation between at-
of National Defence lands to reduce noise and
grade residential uses and/or other active uses
overlook and incorporate the necessary security
fronting the Green Spine that would benefit
requirements. The barrier should be integrated
from additional spill out space, such as cafes/
with the Green Spine and contribute to its
restaurants and private amenity areas. Further
district character, such as through portions of
details should be explored through the District
the barrier functioning as public furniture and
Plan process.

The Green Spine is the primary

north-south open space corridor
Introduction

and supports mobility, stormwater

management and habitat connectivity.
Structure

Parks, POPS and courtyards are integrated

Public
Realm

with the Green Spine, supporting open

space network connectivity.
Built Form

Development
provides casual
overlook of the
Public Art

public realm.
Urban Design
Guidelines
District

The Green Spine features a

continuous pedestrian pathway
and a bi-directional bikeway.
Definitions
CITY OF TORONTO

Figure 2.31: Development along the length of the Green Spine.

2024

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2.5 RAIL CROSSINGS

2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

The Secondary Plan includes two new grade-separated multi-modal crossings of the GO Barrie Line, namely the
Ravine Underpass and the Northern Crossing (Refer to Map 7-2 Public Realm Plan in the Downsview Secondary
Plan), which will integrate new and existing communities and public realm elements on either side of the rail corridor.

Ravine Underpass
2.5.1 Within the northern portions of the Downsview
Park Boulevard right-of-way, the Ravine
Underpass may support opportunities to
consolidate active mobility infrastructure.

2.5.2 North of Downsview Park Boulevard, the Ravine

Underpass should feature a natural character
similar to Downsview Park and support City
Nature and the decentralized stormwater
management system.

Northern Crossing
2.5.3 The Northern Crossing will be an underpass
to provide a new grade-separated multi-modal
connections between Sheppard Avenue at
William Baker District and Sheppard Avenue at

Introduction
Figure 2.32: Conceptual rendering of the Ravine Underpass, as seen from the west.
Kodiak Crescent, crossing through the Depot
Building at 40 Carl Hall Road.

2.5.4 The design of the Northern Crossing should

Structure
be carefully coordinated with plans for the

Public
Realm
conservation, interpretation, and adaptive
reuse of the Depot Building through the District
Planning process. Adverse impacts on this

Built Form
cultural heritage resource, should be minimized
and opportunities for integration and animation
of the crossing should be maximized.

Public Art
2.5.5 The change in grade necessary to accommodate
the Northern Crossing should be absorbed
into the new frontages of the revitalized
Urban Design
Guidelines
Depot Building to create an animated and
District

pedestrian-scaled public-facing edge and limit

the perception of travelling through a tunnel
condition. Design strategies may include, but
Definitions

are not limited to, stepped terraces, stepped

facades and step-backs, and animation across Figure 2.33: Conceptual rendering of the Depot Crossing, as seen from the east.

several elevations.

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 2.6 VIEWS AND VISTAS
2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES

Development within the Downsview area should contribute to dynamic and evolving views to features within
the Plan Area and beyond. The Mound in Downsview Park and rail crossings are examples of opportunities to
view cultural heritage resources, evolving skylines, and public spaces such as Downsview Park and Nexus Park.
Development will establish views along linear features such as the Runway, Taxiway and Green Spine as well as
new panoramic views through the district plan process.

The corresponding map shows view opportunities indicatively and should not be considered as view cones.

2.6.1 New views within the Downsview area 2.6.2 District Plans should:
should be intentionally incorporated into
a. Identify local opportunities for views of or
the organization and siting of the public
to prominent locations including the unique
realm and built form within District Plans to
structuring elements, open spaces, cultural
highlight prominent features within districts,
heritage resources, public art, and the termini
neighbourhoods and beyond the Plan Area.
of prominent streets, greenways or public
Views may highlight a skyline, cultural
spaces such as the Runway or Taxiway;
heritage resource building, infrastructure (e.g.,
bridges), public space, or other features, and b. Terminate view corridors with interesting
should contribute to the dynamic and evolving design features such as public art, landscape
Plan Area. Specific views and viewpoint features and/or landmark architecture; and
opportunities may include:
c. Consider opportunities to leverage changes
a. Views along the Runway, Taxiway, in topography or elevation to create publicly
Introduction

Downsview Park Boulevard, and Northern accessible views.

East West Street. These views may be viewing
corridors, vistas or framed views and may be
segmented or impacted by topography;
Structure
Public
Realm

b. Viewpoints from the Mound in Downsview

Park, which may offer 360-degree panoramic
Built Form

views of the expanse of Downsview Park, the

evolving communities within and adjacent to
the Plan Area, and the growing city beyond;

c. Viewpoints from rail crossings of the GO

Public Art

Barrie Line, which may provide opportunities

for long views along the rail corridor, and
views into or of the surrounding areas; and
Urban Design
Guidelines
District

d. Opportunities for overlook from the Green

Spine to the TTC Wilson Yard Complex to
create points of interest for transit and train-
Definitions

related activities.
CITY OF TORONTO
2024

28
 Figure 2.34: Map showing view and vista opportunities.
District Public

29
Definitions Urban Design Public Art Built Form Realm Introduction 2.0 PUBLIC REALM STRUCTURE | DOWNSVIEW URBAN DESIGN GUIDELINES
Guidelines Structure
 3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES
3.0 Built Form
3.1 General
3.2 Sustainable and Compact Built Forms
3.3 Block Structure and Permeability
3.4 Building Heights and Organizations

The Plan Area offers a unique opportunity to build out large areas of undeveloped and vacant land with
different types of built form suited to this specific context. Recognizing this opportunity, the built form
approach responds to adjacencies to existing low rise neighbourhoods and existing clusters of cultural
heritage resources, plans intentionally for the interactions between the built form and public realm,
encourages typologies that align with the Plan’s sustainability and equity goals, and distributes density
deliberately.

The distribution of density and the flexible height regime is designed to prioritize the Runway and Major
Parks for sun access and ensure comfortable pedestrian-level wind performance. The result is that
residents, workers, and visitors will have convenient access to a variety of high-quality public realm
features.

To advance resilience and sustainability, opportunities to conserve embodied carbon through the
adaptive reuse of existing buildings are encouraged, as are compact built forms that support the use of
less carbon intensive construction materials and methods. Prioritizing compact and efficient structures
also supports the City of Toronto’s ambitions to reduce greenhouse gas emissions to net zero by 2040.

30
 3.1 GENERAL
3.1.1 The distribution of density and built form in 3.1.3 Opportunities to integrate Indigenous principles
each district should prioritize the Runway into the location, orientation, design, and massing
3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES

and Major Parks for sun access and ensure of buildings, for community service facilities,
safe and comfortable pedestrian-level wind public buildings and/or other buildings that will
performance as well as block permeability and serve the Indigenous communities, should be
human scale. explored in consultation with First Nations and
Indigenous communities through the District Plan
3.1.2 Building heights will be intentional to create
process.
varied opportunities for unique built form and
composition. Downsview’s varied built form 3.1.4 The relationship and adjacency of development to
expression will be visible both inside the Plan cultural heritage resources should appropriately
Area, with a range of typologies and heights respond to those resources, such as through siting
discernible at the scale of the district and and articulation of new buildings, to maintain and
block, and outside the Plan Area, as its unique reinforce the attributes and character of properties
and expressive skyline develops. with cultural heritage resources in a district.
Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Figure 3.1: This figure is for demonstration purposes to show variety of heights. Conceptual bird's eye view of the Plan Area, looking from the south-west, with clusters of taller buildings,
resulting in a sculpted and varied skyline.
CITY OF TORONTO
2024

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 3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES
Figure 3.2: Conceptual perspective view, looking along the Runway, highlighting the intended built form variety at the scale of the block.

Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions

Figure 3.3: Conceptual perspective and axonometric views demonstrating a variety of mid-rise heights on a block.

32
 3.2 SUSTAINABLE AND COMPACT BUILT FORMS
3.2.1 Buildings within the Plan Area will be compact 3.2.2 To support guideline 3.2.1, buildings may
and designed as efficient building envelopes have fewer step-backs to improve building
3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES

with deliberate articulation to: performance, if it can be demonstrated at the

District Plan stage that the buildings:
a. Reduce energy use and embodied carbon;
a. Meet requirements for sun access on the public
b. Provide a high-performance building
realm;
envelope; and
b. Respond to human scale within the public realm;
c. Increase natural daylighting and natural
ventilation. c. Provide acceptable pedestrian level wind
conditions;

d. Meet requirements for the conservation of

cultural heritage resources; and

e. Appropriately support the required built

form variety and contribute to sustainable
development.
Introduction
Structure
Public
Realm

Fewer step-backs results

Built Form

in reduced envelope area

and fewer points of Compact built form
potential thermal and enables shallow floor
moisture control failure. plates thereby increasing
natural daylighting.
Public Art

Compact built form

Urban Design
Guidelines

minimizes structural
District

complexity.
Definitions
CITY OF TORONTO
2024

Figure 3.4: Compact and efficient building design.

33
3.3 BLOCK STRUCTURE AND PERMEABILITY
3.3.1 The block structure advanced through b. Mid-block connections (including pedestrian
District Plans will demonstrate a high degree mews and greenways) and publicly accessible

3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES

of permeability, with streets, mid-block courtyards are encouraged to support greater
connections, and greenways located frequently block permeability, finer-grained human
to provide, address, and improve bi-directional scaled frontages, and an interconnected active
movement. This includes, but is not limited to: mobility and City Nature network;

a. Streets, greenways, and mid-block c. Placemaking features and public amenities

connections should be located and designed should be included in the design of mid-block
to consider broader active mobility routes, connections; and
destinations within and adjacent to the Plan d. Larger blocks, that support employment and/
Area, and desire lines within the Plan Area; or institutional uses, should be designed to
consider additional pedestrian permeability.

Introduction
A network of fine-grained major
and local streets will provide

Structure
Public
Realm
access to development and
increase permeability.

Built Form
Local parks, POPS and greenways
create fine-grained green
connections and support open
space connectivity.

Public Art
THE RUNWAY

Urban Design
Additional and frequent mid-block

Guidelines
District
connections break up development
parcels and support human scale.
Definitions

Figure 3.5: Conceptual block structure for areas along the Runway.

34
 3.4 BUILDING HEIGHTS AND ORGANIZATIONS

Mid-Rise Buildings
3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES

3.4.1 Mid-rise buildings within the Plan Area c. Improves the sun access, wind, and microclimate
will be consistent with the City’s Mid-Rise performance of the broader public realm; and/or
Performance Standards, except where it is
d. Allows for a higher level of block permeability.
differentiated by these guidelines.
3.4.3 Subject to guideline 3.4.2, the height of a mid-rise
3.4.2 A variety in built form is encouraged. Given the
building should respond to the width of the street,
unique nature of Downsview’s extensive public
Runway and/or Taxiway onto which it fronts, such
realm, the District Planning process, and the
that a mid-rise building may achieve:
ability to plan communities comprehensively, a
mid-rise building may demonstrate alternative a. A maximum building height of 11-storeys
built form approaches where it: along a local street or section of the Runway or
Taxiway that is less than 30 meters wide (Flexible
a. Supports sustainable design, including
application of Mid-Rise Performance Standard
greater passive performance, energy
#1 – 3.2.1); or
efficiency and reduced embodied carbon;
b. A maximum building height of 14-storeys along
b. Provides more multi-bedroom units beyond
a major street or a segment of the Runway or
minimum requirements and/or more flexible
Taxiway that is greater than 30 meters wide
units designs that can adapt as household
(Flexible application of Mid-Rise Performance
needs change;
Standard #1 – 3.2.1).
Introduction
Structure
Public
Realm
Built Form
Public Art

11 storeys 11 storeys
max. max.
Urban Design
Guidelines
District
Definitions
CITY OF TORONTO

20m
2024

Figure 3.6: A conceptual perspective view showing 11-storey mid-rise along the Runway.

35
 3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES
14 storeys 14 storeys
max. max.

Introduction
40m

Structure
Public
Realm
Figure 3.7: A conceptual perspective view showing 14-storey mid-rise along the Runway.

3.4.4 Notwithstanding guideline 3.4.3, for the a. Where mid-rise building heights are taller

Built Form
Murray District as well as areas along the than the width of the Right-of-way, Runway
GO Barrie Line, additional opportunities for and/or Taxiway onto which it fronts, as
alternative built form approaches to mid- contemplated by guideline 3.4.3, the heights

Public Art
rise buildings responding to site-specific of other mid-rise buildings on the block
considerations may be considered, to advance frontage should be lower.
Secondary Plan priorities. District Plans should
b. Consideration should be given to adjacent
Urban Design
indicate how alternative built form approaches
Guidelines
blocks across the Runway, Taxiway or Right- District
to mid-rise buildings in these areas are
of-way.
consistent with the intent of the performance
standards described in guideline section 3.4. 3.4.6 A step-back should be provided along the public
Definitions

realm frontage of mid-rise buildings to frame

3.4.5 District Plans will demonstrate a variety of
a comfortable human scale and protect for
mid-rise building heights to frame a human-
sunlight and mitigate pedestrian level winds.
scaled public realm, ensure public access
Additional and/or deeper step-backs should be
to natural light and sunlight, and mitigate
provided to mitigate winds.
pedestrian level winds.

36
 Tall Buildings
3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES

3.4.7 Tall buildings in the Plan Area will be 3.4.10 Development in the Downsview area may include
consistent with the City’s Tall Building tall buildings that extend to the ground, without
Guidelines, except where it is differentiated by the need for a base building or step-back of
these guidelines. storeys above the base or portion thereof. The
following should be demonstrated:
3.4.8 Tall buildings in the Downsview area will be
located: a. Tall buildings without a base building, or
portion thereof, should be limited to one per
a. Primarily closer to transit stations;
block along Major Streets and/or where there
b. Secondarily at or near major street is a segment of the Runway or Taxiway that
intersections, and is equal to or more than 30 metres wide to
increase block porosity and support variety in
c. Tertiarily along the eastern edge of the
the at-grade pedestrian experience.
Runway, along Billy Bishop Way, and/or
north of Major Parks, to limit their shadow b. Where a tall building does not include a base
impact on public realm elements. building or step-back, provide permanent
building features, such as canopies, cantilevers,
3.4.9 The clustering of tall buildings is encouraged
columns and overhangs, to help mitigate
to sculpt a varied and expressive skyline
pedestrian-level wind and relate the building to
where such forms will not compromise the
human-scale and adjacent mid-rise street wall
ability to provide comfortable wind and sun
Introduction

conditions; and
access conditions on the Runway and Major
Parks. The following should be demonstrated c. District Plans are to provide pedestrian-
through District Plans: level wind studies and sun shadow analysis
to demonstrate tall buildings without base
Structure
Public
Realm

a. Tall building clusters and their resultant buildings or a portion thereof do not create
skyline should be discernable at a variety negative wind or sunlight access conditions.
of scales, both within and outside the Plan Built form approaches such as the inclusion of
Built Form

Area; and a base building or step-backs should be applied

b. Tall building locations should be identified. in these instances (Flexible application of the
Tall Buildings Guideline 3.2.2).
Public Art
Urban Design
Guidelines
District
Definitions
CITY OF TORONTO
2024

Figure 3.8: Conceptual bird's eye view of the Plan Area, looking from the south-west, with clusters of tall buildings, the tallest of which clustered at Station Areas.

37
 3.0 BUILT FORM | DOWNSVIEW URBAN DESIGN GUIDELINES
3.4.11 To support built form variety and environmental a. Development blocks may generally include
sustainability goals of the Secondary Plan, one, up to a maximum of two, tall buildings
including the application of low carbon building under 20-storeys with floorplates that exceed
practices, tall buildings under 20-storeys typical requirements to reduce the impacts of
may have tower floor plates that exceed larger floor plates on the public realm.
those typically applied to tall buildings, up
b. Where tall buildings in guideline 3.4.11 are
to a maximum floor plate size of 850 square
contemplated, adverse impacts to pedestrian
metres Gross Construction Area (GCA), with
comfort, shadow, and wind should be
dimensions that generally conform to a length-
minimized, appropriately addressed, and
to-width ratio between 1.5:1 and 2:1.
consistent with performance standards for the
Runway and Major Parks as per the Plan.

Introduction
Structure
Public
Realm
Built Form
Figure 3.9: Conceptual perspective and axonometric views demonstrating a variety of tall building and mid-rise heights on a block.

Public Art
Urban Design
Guidelines
District
Definitions

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 4.0 PUBLIC ART | DOWNSVIEW URBAN DESIGN GUIDELINES
4.0 Public Art

Public art can have a profound impact on neighbourhoods and communities by helping to provide a
sense of place and shared identity, encourage education and conversations about local histories, and
help enliven public spaces. Public art can help activate a variety of places in the Plan Area and create a
more inclusive, vibrant, and visually engaging neighbourhood that reflects the values, aspirations, and
diversity of its residents, visitors and workers including Indigenous, Black and equity-deserving groups.

39
 4.0 PUBLIC ART | DOWNSVIEW URBAN DESIGN GUIDELINES

4.1 Public art should be incorporated where 4.4 The District Public Art Plans should include
possible within and immediately adjacent to embedding Truth and Reconciliation with
the public realm. Indigenous communities and championing
equity and inclusion, among both artists and
4.2 Public art is essential in expressing the
audiences, as foundational principles for public
character, history, and sense of place within
art. This envisions public art empowering
the Plan Area. Public art in Downsview should
creativity and community everywhere.
aim to humanize the built environment and
invigorate private and public spaces. 4.5 Future District Public Art Plans in Downsview
4.3 Future District Public Art Plans should include Centre (Refer to Figure 1 – Downsview Centre,
public art opportunities through private Area A in the Secondary Plan) should have
development, POPS and public spaces, such as regard for the Downsview Public Art Strategy
streets, parks, open spaces and public squares, considered by Council in May 2024. Districts
through the City’s Percent for Public Art Program outside of Downsview Centre should have
for long-term and permanent installations. regard for the Toronto Public Art Strategy
2020/2030.
Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design

Figure 4.1: Water Guardians located on Front Street East in Toronto. (Sources: Jennifer Figure 4.2: Faces of Regent Park in Toronto. (Sources: Dan Bergeron)
Guidelines
District

Marman + Daniel Borins)

Definitions
CITY OF TORONTO
2024

40
 5.0 DISTRICT URBAN DESIGN GUIDELINESS | DOWNSVIEW URBAN DESIGN GUIDELINES
5.0 District
Urban Design Guidelines

Detailed district-level Urban Design Guidelines will build on the Downsview Urban Design Guidelines and
provide further guidance for development within each district.

41
 5.0 DISTRICT URBAN DESIGN GUIDELINESS | DOWNSVIEW URBAN DESIGN GUIDELINES

5.1 Development within the Downsview area should be designed to advance a variety of policy directions.
In addition to the Downsview Urban Design Guidelines, district-level Urban Design Guidelines should
demonstrate:

5.1.1 How the built form design supports 5.1.4 Consideration for the facility fit analysis
the City’s net-zero ambitions through conducted by the City for Major Parks,
adaptive re-use of existing buildings, including identification of recreational
prioritizing efficient and low-carbon programming and facilities, passive
energy systems, and reducing overall recreation and pathways, areas
embodied carbon of the built form; dedicated to stormwater management,
utility locations, planting strategy, and
5.1.2 Conservation and enhancement of
topography; and
cultural heritage resources, as defining
features of districts that contribute to a 5.1.5 Opportunities to co-design new and
unique sense of place; reconstructed parks, open spaces and/
or community service facilities with
5.1.3 Incorporation of frequent mid-block
local communities should be explored
connections to support fine-grain
through the District Plan process, with
active mobility and green east-west
a focus on Indigenous, Black, and
connections across the Plan Area;
equity-deserving groups.
Introduction
Structure
Public
Realm
Built Form
Public Art
Urban Design
Guidelines
District
Definitions
CITY OF TORONTO
2024

42
 6.0 Definitions

6.0 DEFINITIONS | DOWNSVIEW URBAN DESIGN GUIDELINES

43
 Active Mobility or Active Modes all refer to human- or through the interior of a block. The general location
powered travel, including but not limited to, walking, of important greenways is shown on Map 7-2: Public
6.0 DEFINITIONS | DOWNSVIEW URBAN DESIGN GUIDELINES

cycling, inline skating and travel with the use of mobility Realm Plan.
aids, including motorized wheelchairs and other power-
Green Infrastructure means natural and human-made
assisted devices moving at a comparable speed.
elements that provide ecological and hydrological
Active Mobility Network (see definition for Mobility functions and processes. For the purposes of this Plan,
Network) green infrastructure does not include a stormwater
management pond.
City Nature is the integration of nature into
neighbourhoods, communities, and cities, leveraging (Indigenous) Place-Keeping as an approach to design
natural systems to address urban challenges and is based on land stewardship that is centred around
foster sustainable and resilient urban environments. recognizing the rights of landscape as a living being
City Nature enables the creation of healthier and more first and considering our collective responsibilities
beautiful places, with increased access to nature to a place now and into the future. Indigenous place-
and comfortable micro-climates. Implementing City keeping thinks beyond our immediate benefits and
Nature involves designing communities to harness defines a relationship of reciprocity to all living things
natural systems, such as absorbing rainwater where and systems and how they work together.
it falls, creating a connected network of green spaces,
Major Streets refers to the two significant north-
supporting healthy tree growth, fostering habitat
south connector streets which include Dufferin Street
connectivity and making space for more naturalized
extension and Billy Bishop Way extension as well as
environments.
the two east-west streets which include Downsview
Introduction

Community Service Facilities are the buildings and Park Boulevard and the Northern East West Streets as
public spaces that accommodate a range of non- shown on Map 7-8: Major Street Rights-of-Way.
profit programs and services provided and/or funded
(Active) Mobility Network refers to the combined
Structure

by the City or other public agencies/organizations.

Public
Realm

street, cycling, pedestrian, and transit infrastructure

They include community recreation centres, childcare
and facilities within the Downsview area and supports
centres, libraries, schools, and community space.
the development of a complete and connected
Built Form

Equity involves identifying and removing barriers to community that seamlessly integrates with the
full participation by diverse communities to create surrounding area. Similarly, active mobility network
equitable access to opportunities and benefits, whether refers to the above elements that support active
to residents, non-residents, visitors, or employees. mobility within the Downsview area.
Public Art

Equity ensures that every person has fair and equitable

Public Realm means all public and private spaces
treatment with respect to services, facilities, and
to which the public has access. It is a network that
systems without discrimination or harassment.
Urban Design
Guidelines

includes, but is not limited to, streets and lanes, parks

District

Greenways are linear green spaces and/or landscaped and open spaces, and the parts of private and public
pedestrian and cycling connections that form buildings that the public is invited into.
important active mobility, stormwater, biodiversity,
Definitions

Urban Rooms refer to a variety of programmatic public

and/or ecological corridors within the Plan Area,
realm spaces that create a series of human-scale urban
particularly between parks and the Green Spine, though
rooms that promote unique and diverse experiences
greenways themselves are not parks. Greenways
along the Runway’s length. Urban rooms are designed
may vary in design depending on their context but
to provide a sense of enclosure that is influenced by
CITY OF TORONTO

should be designed to facilitate connectivity with a

programming and physically defined by adjacent built
focus on pedestrian and cyclist safety and comfort.
form and other landscape features.
Greenways may be located along the edge of the street
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 Appendix
Summary of Historical Development

APPENDIX | DOWNSVIEW URBAN DESIGN GUIDELINES

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 SUMMARY OF HISTORICAL DEVELOPMENT
The Downsview Secondary Plan Area is generally in 1805, the Mississaugas of the Credit signed treaties
APPENDIX | DOWNSVIEW URBAN DESIGN GUIDELINES

bound by Sheppard Avenue West to the north, Allen with the British Crown that included the lands within
Road to the east, Keele Street to the west, and Wilson present-day Toronto. Toronto has continued to be the
Avenue to the north. The Plan Area is located on high home of many First Nation, Métis, and Inuit people, and
lands between the Don and Humber River -watersheds the land within the Downsview Area remains valued by
and is approximately 540 hectares in size. them into the present day.

The Plan Area is experienced and valued today as the Underlying patterns of the early colonial development
sum of important and distinct layers of historical use of the Plan Area are still visible in today’s Sheppard
and development. The land within the City of Toronto, Avenue, Wilson Avenue, Keele Street, and Dufferin
including the Plan Area, has been the homeland of Street, which began as rural concession roads
Indigenous peoples from time immemorial. Following providing access to and defining the boundaries of
the retreat of glaciers approximately 13,000 years farm lots. The railway running north and south to
ago, small groups of Indigenous peoples hunted the east of Keele Street was constructed in 1853.
and gathered the food they needed according to the The crossroads village of Downsview served the
seasons. Waterways, including the nearby Black Creek, surrounding agricultural community.
were vital sources of fresh water and nourishment,
Over 70 years later, the railway and the area’s flat and
and nearby areas were important sites for gathering,
high terrain would be factors in the decision of de
trading, hunting, fishing, and ceremonies.
Havilland Aircraft Company of Canada to establish an
After corn was introduced to Southern Ontario, aircraft production facility near the southeast corner
possibly as early as 2300 years ago, horticulture began of Keele Street and Sheppard Avenue. Beginning in
to supplement food sources. Between 1300-1450 1929, de Havilland quickly began making Canadian
years ago, villages became year-round agricultural aviation history at the site, and its growth and
settlements surrounded by large fields of crops. These development have left a rich legacy in the Plan Area.
villages were home to ancestors of the Huron-Wendat The first airplane hangar (1928) still exists and is now
Nation, who would continue to occupy increasingly surrounded by other important buildings constructed
larger villages in the Toronto area and beyond. Around over several decades of pioneering aircraft production.
1450, one such village stood next to Black Creek
Rapid growth occurred particularly during WWII, when
near the intersection of today’s Jane Street and Finch
de Havilland was nationalized to produce airplanes
Avenue, only a walk away from the Plan Area.
for the war effort. In 1944, the facility’s growth and
Following the Huron-Wendat, people of the importance led to an alteration of the early concession
Haudenosaunee and the ancestors of the Mississaugas road pattern – the closure of Dufferin Street between
of the Credit First Nation also made the Toronto area Wilson and Sheppard Avenues to allow for runway
their home, establishing communities, engaging in extensions. In the mid-1950s, further expansion led to
trade, and harvesting from the land. In 1787 and again the rerouting of Sheppard Avenue to arch around the
runways to the north.
CITY OF TORONTO
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 APPENDIX | DOWNSVIEW URBAN DESIGN GUIDELINES
In 1947, the Government of Canada chose Downsview
as the location of its Air Materials Base, which
provided support and repair facilities for Canadian
military operations. More buildings were constructed,
including the Downsview Supply Depot (1954) and
several military related buildings on the northeast side
of the Runway. Many of the buildings associated with
de Havilland and the military buildings to the north
of the Plan Area were added to the City of Toronto’s
Heritage Register in 2014.

The southwest corner of the Plan Area began to take

its current form in 1952, when de Havilland moved its
operations there and constructed a new manufacturing
plant. The company’s record of innovation in Canadian
aviation continued at that new site, with additions to
existing buildings and new hangars constructed in
periods of growth related to the launch of new aircraft,
including in the 1960s for the Twin Otter, and again in
the late 1970s and 1980s for the Dash 7 and Dash 8.

After the Downsview Military Base was closed in 1996,

the federal government reserved the north end of the
site for Parc Downsview Park. Bombardier, which had
purchased the de Havilland manufacturing complex in
the 1990s, had announced in 2021 its departure from
the site in 2024.

As a result of its historical development, the vastness

of the Plan Area is experienced today as a number
of discreet areas with different uses and values to
different communities. Within the Plan Area are the
open spaces of Downsview Park, the William Baker
woodlot, the GO Barrie Line, runway, taxiway, and the
vast airfield. Many of the buildings associated with the
history of the Downsview Military Base or de Havilland/
Bombardier have been identified as cultural heritage
resources as identified in the Plan.

47
@CityplanTO www.toronto.ca/planning