Development in the Bayview–Sunnybrook area willbe consistent with the following urban designguidelines. They provide a framework fordevelopment in the area and are to be read inconjunction with the urban design policies in theOfficial Plan.

LOCATIONThe Bayview Institutions Context Plan applies to thelands located south of the Burke’s Creek Ravine andSunnybrook Hospital, west of Sunnybrook Park,north of the lots on Glenvale Boulevard and east ofBayview Avenue.

GUIDELINESThe Context Plan is composed of plans,development principles and guidelines, whichtogether are intended to provide the residents of theadjacent community and the landowners with a levelof comfort as to how this area could ultimately beredeveloped. The Context Plan is intended also as auseful guide for the developers of future buildingsby suggesting siting of buildings, maximum heights,and other built form considerations, which could beimplemented through site specific zoningamendments. It also identifies vehicular andpedestrian connections, significant natural and man-made features worthy of protection, and servicingrequirements.

PLAN COMPONENTSThe Context Plan sets out development principlesfrom which the development guidelines are based.These are graphically presented throughout thedocument in photos, maps, and drawings. ATransportation map outlines the preferred roadaccess, walkways, and bicycle paths. An Open Spacemap outlines landscaped areas and walkways andareas of significant man-made and natural features.Section Drawings detail the potential buildingmassing in relationship to the suggested setbacksand angular plane, as well as typical boulevardtreatments.

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Bayview Institutions

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Neighbourhood EdgeOne and two–storey houses with frontage onGlenvale Boulevard back directly onto the BayviewInstitutions lands with backyards, and a variety offencing and landscaping. As a priority, anyredevelopment or development on the BayviewInstitutions lands must be designed to minimizepotential impacts of overlook and noise on theexisting stable residential area. Generally, buildingheights will be limited in the south portion of thesite, and landscaping will screen and provide anappropriate transition between the existingresidential area and the Context Plan area.

LinkagesAn interconnected network of roads, walkways andbicycle paths accommodates access to and throughthis site. A public right-of-way, created by plan ofsubdivision, is proposed to limit traffic infiltrationwhile ensuring connectivity between the institutions.It will be extended eastward from 345 & 347 RumseyRoad only when redevelopment occurs and asrequired. Direct pedestrian and bicycle connectionsfrom the Leaside community encourages accessibilityto and from the various institutions, the residentialcommunity, public open spaces, and the publictransit system. Access routes are largely defined bylandscaping with buildings playing lesser thoughimportant roles in providing a “street wall” or edgecondition. The relationship of buildings and landscapeto the public walkway along the ravine edge is animportant one as it is intended to bring a publicface or frontage condition to an area that has longbeen considered the backyard by long timeinstitutional users.

Open SpaceThe openness and “greenness” of these landscontribute to the prevailing campus atmosphere thatis intended to be maintained and enhanced with thearea’s redevelopment and potential intensification.The framework for the campus is based on a networkof east-west and north-south open spaces. The east-west corridors follow the north and south siteboundaries. The north-south corridors are to extendnorth from Rumsey Road and from Sutherland Driveto the ravine edge. They are intended to providegreen swathes between buildings on the site andpermit pedestrian / bicycle access between ravineand neighbourhood.

North Leaside residential neighbourhood

CNIB private road

Open space north of CNIB

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Ravine EdgeThe publicly owned valley feature that defines thenorth edge of the Bayview Institutions lands is partof a city-wide interconnected open space systemthat includes nearby Sunnybrook Park and SherwoodPark. The well-treed, steep-sloped ravine edgeprovides the Bayview Institutions site with visual andphysical access opportunities to the valley, andcontributes a strong park-like image to the lands.The ravine edge will support a public walkway, andbuildings massed along the valley frontage will beorganized and designed to respond to this specialtype of public frontage in a way that promotespublic use, safety and comfort.

Heritage FeaturesExisting buildings and landscape elements associatedwith the cultural and natural heritage of the ContextPlan area contribute to its unique character. Whileindividual properties are to be evaluated for theirheritage potential prior to development, thefollowing physical features, in particular will beconsidered as large-scale elements that couldpotentially influence the physical design of the site:

� CNIB Bridge, Building and Fragrant Garden

� Bloorview MacMillan Centre’s Enchanted andSpiral Gardens and individual sculptures andartwork

� Former estate tree-lined driveway

� Sutherland Drive gate

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Centre for Addiction and Mental Health (CAMH) lands

The CNIB facility was built in 1956

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Proposed Transporation Plan

Proposed Open Space Plan

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DEVELOPMENT PRINCIPLES

The Development Principles are based on protectingand enhancing the positive elements of the existingsetting. These elements include the existing greencampus, low rise buildings, and openness betweenthe institutions, the surrounding community, andthe ravine.

Accommodate New Development� New development to be part of the Leaside

community and the ravine setting

� Low to mid-rise buildings

� Predominant use of landscaped areas, naturalfeatures, and open space

� Access arrangements to provide the flexibility toaccommodate future development

Existing Open Space

The Lyndhurst Hospital facility is typical of the low-risebuildings on the lands

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Form and Layout of New Development toRespect Adjacent Landowners� Minimize impacts of new building height, mass,

and use

� Minimize vehicular traffic into localneighbourhood and adjacent properties

� Minimize artificial lighting, vehicular noise andfumes

� Adjacent owners included in site planning process

Road(s) and Walkways to Serve NewDevelopment and Promote Transit Use� Roads to be public and have public road

standards

� New buildings to address existing and futureroad(s)

� Adequate sidewalks to be provided on all roadsand driveways

� Landscaping and streetscaping provided alongroads and walkways

Safe and Efficient Vehicular Access� Access(es) must be designed for all modes of

travel - walking, cycling, transit, school buses,and especially for the movement of people withdisabilities

� A network must be able to accommodate theprojected traffic safely and efficiently

� The safety of the clients and employees of theinstitutions must be maintained and enhancedwith the introduction of any new accessarrangements

� Eliminate cut-through traffic with controlledaccess or road closures

Protect the Environment� Access arrangements must have a minimal impact

on the natural and human environment

� Built form must have a minimal impact on thenatural and human environment

CNIB pedstrian walkway over Bayview Avenue

Private road looking west from Rumsey Road provides access forCNIB and Hugh MacMillan Centre

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Integrated Approach to Services and Utilities� Maximize potential for shared services among

landowners (i.e. parking, loading, driveways)

� Ensure adequate servicing provided in a cost-efficient manner

� No additional run-off to Burke’s Creek and noincreased load to current infrastructure

Open Space to Maximize “Green Campus”� Locate, organize, and design open space to

create safe and amenable outdoor spaces

� Continuous accessible walkway along/in theravine

� Generous setbacks between buildings andneighbourhood

� Well-defined public walkways betweenneighbourhood and ravine

� Future park(s) within south-north open spaces

� Building coverage, design/scale and at-grade usesmaximizes open space and

� Sympathetic to ravine

Preserve and Enhance Therapeutic Benefitsfor Institutional Clients� Some outdoor space located adjacent to ravine

� Ensure safe and secure means of access withinand between sites by clients

Respect Heritage Features� Important landmarks and features reflecting

former estate and institutional uses on the siteintegrated/preserved/reconstructed/restored/featured by new development

Informal pedestrian path near top of bank north of CAMH

Playground for the Hugh MacMillan Centre takes advantage ofthe ravine setting

The CNIB fragrant Garden

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DEVELOPMENT GUIDELINES

The Development Guidelines stemming from theprinciples are to guide the development of thetransportation network, infrastructure, and all newbuildings and extensions to existing buildings. Nodevelopment rights currently in place with theexisting Official Plan and Zoning Bylaw are lost as aresult of the Context Plan Guidelines. Developmentapplications which seek exceptions to the currentzoning provisions will trigger use of the Guidelinesin formulating site specific zoning provisions.

Smaller–scale buildings will be reviewed within thecurrent zoning provisions for yard setbacks and heightbut their overall development will be considered in thecontext of the general development principles. It isunderstood that any uses other than institutionalproposed for this site would be subject to an OfficialPlan amendment.

Bayview Institutions Lands – existing conditions

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BUILDING MASS AND HEIGHTRelationship to Access Road / Existing Residences

The Bayview Institutions Context Plan area is locatedimmediately north of the North Leaside residentialcommunity. The interface between this stableresidential area and the Bayview Institutions deservescareful and sensitive consideration of the potentialimpacts that new development or redevelopment couldhave on the amenity, light, privacy and views enjoyedby the residents. The height, mass, orientation, layout,siting and programming of development on theselands will be least intensive close to the existingresidential community to minimize overview,interruption of skyviews, noise, and artificial lighting.In keeping with the local neighbourhood character ofresidential and institutional buildings, new buildingswill generally be low to mid-rise in height. A generouslandscaped setback will be provided between newdevelopment and the residential backyards that abutthe Bayview Institutions lands. Building heights at thesouth edge will generally be in keeping with theheights of the local residential buildings.

Guidelines� Subject to re-zoning, maximum building height

to be 5 institutional storeys or 8 residentialstoreys, exclusive of mechanical penthouses.

� Building height to terrace back from south tonorth, with south being no higher than 11 metres.

� Where no road exists, buildings will be setback24 metres from the south property line.

� Within this setback, and where there is a roadand the site permits, the access road andboulevard will form a 20 metre wide right-of-way(this would accommodate a 6 metre landscapedbuffer along the south property line, 8.5 metresof pavement, a 5.5 metre landscaped strip).

� A landscaped transition area will be providedbetween the right-of-way and building face.

� Buildings to address access road, preferably byhaving an entrance along this location.

� A buffer along the south property line will belandscaped to provide an adequate screenbetween residences and institutions, and includefencing, trees, and shrubs.

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Built Form Section

Access Road

Relationship to Other Buildings

The “green campus” character of the BayviewInstitutions lands is a quality to be protected andenhanced by development. Generous landscapedareas around and between buildings will ensure thatthis can be achieved.

Guidelines� Side yard setbacks must be the minimum set out

by the zoning bylaw.

� Side yards must include a minimum 6 metre widelandscaped area.

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Existing Low Rise Buildings-Site Pattern

Existing Buildings

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Relationship to Ravine

The Burke’s Creek Ravine is recognized as an importantpart of the city’s open space network, a valuableenvironmental component of the city’s natural systemsnetwork and an asset for the local residential andinstitutional communities. New development orredevelopment will enhance the special character of itsravine setting by providing appropriate uses andadequate setbacks from the ravine to ensure good lightand views, accommodate institutional programs andpedestrian access along the ravine edge, and protectexisting vegetation and slope stability.

Guidelines� Building setback to ravine top of bank to be

equal or greater than the height of the buildingat its highest point, but no less than 18 metres.

� Building height at the rear face normally set atmaximum 45 degree angular plane as measuredfrom top of bank from fixed point (fixed point tobe based on elevation along top of bank surveyline where it intersects with the mid-point of therear building face).

� Buildings to step back from north face usingterraces and podiums.

� Building setback to have regard for drip-line oftop of bank trees.

� All lands below top of bank and within 10 metresetback from top of bank to be protected fromerosion by adequately set back natural walkway,new plantings, and absence of buildings andstructures above and below grade.

� All lands below stable top of bank and aminimum of 5 metres from stable top of bankwill, wherever possible, be dedicated to theToronto and Region Conservation Authority.

� The City will take steps to ensure where there hasbeen a conveyance of a portion of a lot for theravine walkway, the calculation of permittedgross floor area on the remainder of the lot shallbe based on the lot as it existed prior to theconveyance.

� The City will amend where necessary the ValleyImpact Zone and Valley Open Space as describedin the Official Plan to reflect surveyed stable topof bank.

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Relationship of a building and public walkway to a ravine

The CAMH has a close positive relationship with the ravine

BUILDING COVERAGE / HARD SURFACESWith buildings exceeding 11 metres in height, sitecoverage will be reduced to permit greater amounts oflandscaped open space. Buildings will be sited to achieveopen space objectives. In keeping with the green “campus”setting, the impact of large expanses of surface parkingareas needs to be minimized. By limiting the extent ofbuilding coverage and hard surface areas such as parking,a predominatly landscaped open space image for theselands can be achieved.

GuidelinesBuilding Coverage

� Buildings higher than 11 metres will cover no more than one quarter of the site

Building Location

� Buildings sited to minimize impact on residences

� Buildings sited to maximize open space viewsfrom south to north

Parking and Servicing

� Underground parking and servicing is preferred

� The total area devoted to surface parking will notform a predominant land use

� Surface parking areas broken up into more thanone area with walkways and other landscapingrather than one uninterrupted large area

� Parking areas will be located no closer to the accessroad than 4 metres, and where no access road exists,no closer than 6 metres from south property line

� Parking areas will be screened from residentialareas to minimize effects of cars, buses, anddelivery vehicles

� Shared parking, servicing areas, and driveways areencouraged

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The impact of large scale parking lots is to be minimized

Parking area for CNIB

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OPEN SPACE A park-like setting with generous landscaped areassurrounding the buildings, lining the road(s) and theravine, and connecting with the community isenvisaged for the Bayview Institutions area. Asignificant portion of each of the sites will belandscaped to ensure this remains a predominantfeature throughout the area.

GuidelinesAmount of Landscaped Open Space

� Half of each development site to be targetted forlandscaped open space (includes any public landdedications)

� In cases where parkland or cash-in-lieu isrequired, on-site parkland will be the priority

Location of Landscaped Open Space

� Provide south-north open spaces betweenbuildings with views and linkages betweenresidential neighbourhood and ravine

� A substantial portion of the landscaped area tobe in significant/contiguous block(s), notpredominantly in the form of landscaped strips inparking lots or adjacent to walkways

� Protect, to the greatest extent possible, identifiednatural heritage features, and mature andvaluable trees

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The existing green campus is to be preserved.

A remnant of the former Kilgour Estate’s grand allée (CNIB)

ACCESSThe shared access road will be dedicated as a publicroad to the City. It may be used in the interim asan unassumed travelled road, and constructed toCity standards. Due to the presence of institutionalclients, extra attention must be given to the designof all driveways and access routes to ensurepedestrian convenience and safety.

GuidelinesShared Access Road

� The access road will be comprised of a 20-metrepublic right-of-way including 8.5 metres ofpavement to accommodate 2 lanes for traffic andwhere appropriate, on-street parking on one side

� The right-of-way to be created by plan ofsubdivision

� The calculation of permitted gross floor area on alot will be based on the lot as it existed prior tothe road conveyance

� Adequate sidewalks and landscaped boulevardsprovided on both sides of roads

� The proposed design and configuration of theroad will be implemented as new developmentoccurs along its length

� To protect for a future connection to BrentcliffeRoad in the event that this is required to supportfuture redevelopment plans, buildings will not beerected within 24 metres of the south propertyline to provide for the right-of-way and buildingsetback.

� The intersection of Bayview Avenue and theaccess road will be signalized when it meets therequirements of the City of Toronto, and theaccess road will be widened to 23 metres at thisintersection to accommodate right and left turnlanes

� In order to influence traffic speeds and enhancepedestrian safety, road narrowings (with pinchpoints, corner bulges, possible on-street parking)will be included in the ultimate road design

� Consideration will be given to closing orrestricting access to local streets to the south inthe future

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Glenvale Boulevard residences’ rear yards viewed from privateaccess road

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PEDESTRIAN AND BICYCLE LINKAGESWell-defined pedestrian and bicycle connections willbe part of the open space system. Ensuringpedestrian safety, particularly for institutional clientswill be a priority.

Guidelines� Well-defined, safe, generous, landscaped public

access from the Leaside community to the ravinewill be provided

� A continuous path along the top of bank setbackfrom Bayview Avenue to Brentcliffe Road will beprovided with direct connections to Rumsey Roadand Sutherland Drive

� A public area for a path and adjoining vegetationwithin the top of bank setback to be a minimumof 5 metres in width and be conveyed to theToronto & Region Conservation Authority

� The bicycle route from Sutherland Drive toSunnybrook Park will remain

� Continuous sidewalks to be provided on bothsides of all roads, and at least one side of alldriveways

� Sidewalks on at least one side of road and alongdriveways to be minimum 2.1 metre width toaccommodate wheelchairs and other mobilitydevices

� Well-marked pedestrian crossings, preferably witha distinctive paving treatment or raisedcrosswalks, to be provided in locations wherepedestrian traffic is expected, to improve safetyand accessibility

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HERITAGEThe Context Plan area was once part of the 154hectare country estate of Joseph Kilgour acquired atthe end of the nineteenth century. This portion ofthe estate was acquired by the Department ofVeterans Affairs in 1946. There are both natural andman-made features of historical importance whichnew development will have regard for.

In the context of the cultural landscape, the mostsignificant feature is the tree-lined drive thataccessed the former estate property and SunnybrookPark from Bayview Avenue. This feature links theman-made landscapes of the western institutions ofthe area with the more natural features of the twomost eastern institutions.

In terms of built form, the Sutherland Drive gatewayremains the strongest built form link to the formerestate. Also considered important are the main CNIBbuilding, pedestrian bridge, and Fragrant Garden. Itis recognized that the sculptures and artworkcontained on the Bloorview MacMillan site celebratethe efforts and generosity of various individuals andorganizations who have contributed to the Centre.

Guidelines� Care must be taken wherever possible, to preserve

the existing trees that define the former estatedriveway

� Where the integrity of the former estate drivewayhas been compromised, every opportunity will betaken to recapture the continuous definition withnew plantings and walkway

� The CNIB property and pedestrian bridge will beplaced on the City’s Inventory of Heritageproperties

� Sculptures and artwork on the BloorviewMacMillan site will be re-integrated in newdevelopment

� The Sutherland Drive gate will be maintained andmonitored to prevent damage

� All development applicants will be expected toidentify and interpret heritage features in orderto implement a strategy to preserve, recognize,and/or incorporate heritage features in newdevelopment

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