Site Analysis: 25 Leonard Avenue

Table of Contents Research Process

3

History of 25 Leonard Avenue

4

Context and Physical Environment

6

Design Intent

18

Program and Uses

19

Perceptual Qualities

20

Sun Study

23

Circulation and Access

25

Legal Framework

27

Conclusions, Interpretation and Critique

30

Bibliography

31

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Research Process Research began at the Ryerson Library by gathering data from ArcGIS and reading articles on the project, site and and the architects: Levitt Goodman Architectural Partners.

After getting some insight from research, a site visit in the late afternoon was made to photograph, observe and conclusions were made between research and observations. Observations included walking to the site from Kensington market, watching how people interacted with the site, it’s relationship with other buildings, how spaces changed after dark etc.

1. Research

2. Analysis 3. Interpretation

A visit to the Toronto Archives was required to obtain plans and informaiton about the history of the site. Tasks included searching, studying and scanning a microfilm collection of fire insurance plans for the site dating back to 1910 and 1943 A second site visit was made after doing further resarch to draw more conclusions and to see things that might have been missed in the earlier site visit. The site was approached from a different direction and by TTC. The library was visited again to gather more specific data for the analysis and further research history of the area.

In essence, the research process was an iterative process; everytime new information was gathered on the project or further analyses were made, the project was interpreted differently than before.

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Iterative Process

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

History of 25 Leonard Avenue

N

Leonard Avenue 1914

Parking Lot

N

Leonard Avenue 1960

Parking Lot

25

N

Leonard Avenue 2006

The Site

The Building

25 Leonard Avenue is located at Bathurst St. and Dundas St. W.; the edge of the ‘‘hip” community of Kensington Market. The 1824 m2 site is adjacent to an above-grade parking lot to the North, residential houses to the East and South, as well as Toronto Western Hospital accross Leonard Ave.

Before being converted to a 50 units affordable transitional housing, 25 Leonard Avenue was a 4 storey concrete medical office building that was built in the 1960s and was largely vacant due to a merger of Toronto Western Hospital with Toronto General in 1990 which provided more free space. In 1998, St. Clare’s Multifaith Housing Society, an organization that buys properties and converts them into housing for the homeless, was incorporated. Over time, the organization gathered funds and even received a donation from an American band: the Beastie Boys.

Residential homes used to be located to the North of the site where the above grade parking lot now stands.Houses to the South of the hospital, between Carlyle, and Bathurst have been demolished to accommodate the turn that Dundas St. West makes on Bathurst and has accommodated the expansion of Toronto Western Hospital.

Residential Houses used to line both sides of Leonard Avenue; these were also demolished for the expansion of the hospital.

The area where the Sanderson Library, Scadding Community Centre and Ryerson Public School are currently located was known as Alexandra Park and was not developed by any buildings.

In 2001 St. Clare’s acquired the 4-storey, 2,601 m2 building at 25 Leonard Avenue. The 30 m2 offices were ideal to convert into one-bedroom apartments. St. Clare’s vision was to provide housing and supports for street youth including a drop in center. In 2006, St. Clare’s added 26 prefabricated apartment units to 25 Leonard.

Prefabrication was an inexpensive solution to expansion compared to buying a new property in downtown Toronto.

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Source: Toronto Archives Fire Insurance Plan Collection

Source: Toronto Archives Fire Insurance Plan Collection

Leonard Avenue 1914

Leonard Avenue 1943

1:2500

1:2500

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Context and Physical Environment 25 Leonard is situated in a very interesting site. There is a variety of different program areas ranging from a library and community centre to churches and commercial spaces. There is a hospital that is always full of motion accross the street and in contrast there is a half-vacant parking lot that is located just North of the site. The parking lot is a discontinuity in the neighbourhood and creates a negative space where people may not feel safe because they cannot see what is happening behind the solid concrete walls of the parking structure. With a large at risk population living right beside the parking lot, the neighbourhood does not feel safe with this concrete monument blocking their “eyes on the street� as Jane Jacobs would say. The area is full of small businesses and this adds to the character of the neighbourhood. There is a much stronger sense of community in Kensington market than closer to the core. There are many more support services and much more community housing than anywhere else in the area.

Toronto Windrose

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Average Annual Temperature

Average Annual Precipitation

6

Site Plan Without Precedent

LEGEND Site Church H

Hospital Library

P

Parking

C

Community Centre

S

School Deciduous Tree Coniferous Tree

0

20

50

100m

Site Plan With Precedent

LEGEND Precedent Site Church H

Hospital Library

P

Parking

C

Community Centre

S

School Deciduous Tree Coniferous Tree

0

20

50

100m

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Street

East Elevation of Leonard Avenue

9

1:500

Above Ground Parking Lot

Side Street

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

25 Leonard Ave.

Side Yard

Residences

25

Street

10

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Residences

North-South Section of Site

11

1:500

Street

Above Ground Parking Lot

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

25 Leonard Ave.

Residences

25

Street

12

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

West Elevation of Leonard Avenue

13

1:500

Street

Hospital Loading + Storage

Toronto Western Hospital - South Wing

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Entrance

Toronto Western Hospital - North Wing

Landscaping

25

Street

14

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Street

East-West Section of Site

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Toronto Western Hospital

1:500

Street

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Landscaping

25 Leonard Ave.

Residence

Street

Residence

25

Parking Lot

16

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Porosity

Prefab Concrete Panels Modular addition Common area on roof allows residents to have a visual connection with the street Brick

Painted Concrete

Storefront Windows Brick Pavers

Ramp creates an accessible front entrance Glazing creates a visual connection to the street Planters serve as seats for residents to sit and gather infront of building Convenient bike racks at entrance promote alternative transportation Planting between sidewalk and building softens the streetscape

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

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Design Intent According to St. Clare’s Multifaith Society, the design intent for 25 Leonard Avenue was to convert the former vacant medical office building into development of 51 units of transitional housing that are occupied by people who were previously living in shelters as well as at-risk youth. One of the main requirements was to provide support services on site such as a drop in center. In 2006, when St. Clare’s was in need of creating more affordable housing units, it was decided that the best solution was to add two floors on the roof of 25 Leonard Avenue rather than buying another downtown Toronto property.

According to the project architects, Levitt Goodman Architects, a prefabricated method of constructing the 26, 19m2 bachelor units would be the most efficient and also the least

Fig. 1 - 25 Leonard before addition

intrusive and disturbing to the residents that were already living at 25 Leonard Avenue. Every unit has a bathroom and a small kitchenette built-in and retractable. The units are organized around a courtyard, which allows light into the units and also gives all residents a garden and communal space. No residents had to move out during construction and the prefabrication of the units lowered the overall cost of construction, proving once again that affordable housing can be built on a small budget.

Not only is 25 Leonard a great example of efficient design but it was also enhanced by the addition of sustainable installations such as a green roof. The building has won a Toronto and Urban Design Award of Excellence in the “Building in Context – Mid-Rise Building” category.

Fig. 2 - Modular construction was quick and non-invasive

Fig. 3 - 26 new units were created

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Program and Uses

25 Leonard Avenue is a very unique site, it is not only tucked away in a residential neighbourhood but it is in very close proximity to a hospital, a community centre, a library and there a several parks a walking distance away.

Transitional Housing Hospital Residential Commercial Residential Church Community Centre Library Parking Lot

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Perceptual Qualities

Views and Nodes

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There are a variety of different buildings and structures around 25 Leonard Avenue, ranging from new to old.

2 1

3

1. Hospital Loading Bay at the end of Leonard Ave. 2. Emergency Wing of Hospital 3. Library and Community Centre at Bathurst St. and Dundas St. 4. 25 Leonard Ave. 5. St. Volodymyr Ukrainian Orthodox Church 6. Toronto Western Hospital 7. Portugese Evangelical Church 8. Above Grade Parking Lot 9. East side of Toronto Western Hospital

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5

6

7

9

8 20

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Sources of Noise There are many sources of noise that surround 25 Leonard Avenue. At any time you walk through the neighbourhood you will hear trucks being unloaded, the hum of traffic at Bathurst St. and Dundas St. W. or the noise of cars parking in the adjacent parking lot.

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Site at Night

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The atmosphere of the site completely changes at night time. Dark secluded spaces become more evident. Walking by the parking lot becomes somewhat frightening because it is essentially a large concrete wall that blocks your view. In summer it can be imagined that the secluded spaces in the parking lot may be used for illegal activities as they are completely isolated from the views of neighbours and even pedestrians who walk by. A mix of people from different classes live here but one may conclude that the area around 25 Leonard Avenue may have some criminal activity because of the graffiti that is seen many, if not most garages. The character of the area takes a spin at night because of the difference of street lighting of certain spaces.

Street Lighting at Night

Views around the neighbourhood

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Sun Study The hospital to the South-West towers over 25 Leonard and shade the building from sunlight in the late afternoon, even in the summer months when the sun is high. 25 Leonard does get plenty of Eastern and Southern sun because of the low residential houses surrounding it. The original architect used the same amount of glazing on all four elevations. It would be a wiser decision to change the amount of glazing depending on the orientation of the elevation in order to benefit from the sunlight and daylight.

Solar Path Diagram for 25 Leonard Avenue

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Axonometric Sun Analysis for March 21 at 3 PM showing the shade cause by the hospital to the South West

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Circulation and Access

LEGEND Precedent P

Parking Streetcar Vehicular Traffic Emergency Route Pedestrian Traffic Cyclist Traffic

1:2500 25

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

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Access to Site

Vehicular Access Pedestrian Access Secondary Entrance Gathering Area

Bicycle Access

Accessible Ramp

Bicycle Rack

26

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Legal Framework

N-S Section 1:1000

15.3m 3m

6.4m

9.3m

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Setback Diagram

Lot Area: 1824 m2 Building Area: 2,601 m2 Lot Frontage: 4.5 m (f4.5) Minimum required width of dwelling units: 5 - 6 m Minimum rear setback: 7.5 m

Minimum Front setback: 6 m Maximum building depth for houses: 17 m Maximum Apartment Height: 14 m Ward: 20 - Trinity Spadina Zone R (Residential) (f4.5; d1.0)(x847)

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

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Even though 25 Leonard Avenue’s building height is 20.8 m and exceeds the 12.0 m maximum building height for the Residential Zone, it still adheres to the 7.5 m side setbacks for buildings beyond a height of 12.0 m. Therefore, 25 Leonard Avenue complies to the Toronto By-Law limitations even after the two-storey dwelling unit addition.

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Zoning

LEGEND R - Residential CR - Commercial Residential General Zoning By-law 438-86 OR - Open Space Site

1:2500 29

Source: City of Toronto - Zoning By-Law: http://www1.toronto.ca/wps/portal/contentonly?

Conclusions, Interpretation and Critique The city of Toronto’s Official Plan aims at intensifying and densifying existing spaces, reducing the dependence on cars, promoting alternative transport and contributing to the overall streetscape. There are many things done by St. Clare’s with 25 Leonard Avenue that cohere to the official plan and that would follow the theories of Jane Jacobs. The first move that comes to mind is that the old medical office building was not torn down but was renovated, repurposed, densified and intensified. It is evident that 25 Leonard Avenue is a hub for the community where all residents know eachother and feel safe by looking out for eachother. The 2006 two-storey expansion pushed the building to its max in terms of solving a problem of creating extra dwelling space on an existing site. By keeping the existing building, the neighbourhood creates a stronger character.

The midrise also contains different program elements which Jane Jacobs explains in her book ‘The Death and Life of Great American Cities’ as “mixed primary uses that activate the street at different times of day”. Glazing on the first floor is inciting and creates a higher pedestrian permeability.

The setbacks front the sidewalk and the planters soften the street scape and create an area of gathering where people in the community stop by, sit and talk with one another. The drop-in centre at 25 Leonard Avenue not only help residents but anyone who is in need of help. The location of the site could not be in a much closer proximity of public services; the churches, community centre, library, TTC and hospital are within a five minute walking radius.

25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

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The two storey addition has created a court on the top floor that gives all residents another communal area and a place where the can visually connect to the street below without even leaving the building.

The facades are homogenius and could be improved by being developed and increasing glazing on the facades that have a higher solar exposure. Deciduous trees were planted not only to soften the street scape but to also block the stronf summer sun out.

In essence, 25 Leonard Avenue has taken great advantage of all the limitations it has been given. By using the set back to soften the street scape and encourage cycling and by expanding the building to its maximum capacity structurally and legally, it has proved to be an exceptional example of site development and repurposing, while adhering to Toronto’s laws and official plan.

25 Leonard contains a small parking lot to the North of the site in efforts to encourage cycling. By the front entrance of the building there are bike racks to make it convenient for residents who cycle to get access to their bikes.The small parking/loading space is an awkward area, there are many hidden spaces and residents may not feel safe walking through that area as it can be dark and is adjacent to a 11 meter tall concrete wall.

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25 Leonard Avenue | Toronto, Canada St. Clares Multifaith Housing Daniel Sobieraj

Bibliography Print sources: Dault, G. M. (1999, Jul 17). Designing a real home for the homeless the creators of strachan house, a factory converted to individual units for the homeless, succeeded in mixing architecture and social aims. and janna levitt and dean goodman earned a governor-general’s medal for it. The Globe and Mail Retrieved from http://ezproxy.lib.ryerson.ca/login?url=http://search.proquest.com/ docview/384518968?accountid=13631 Goodfellow, M., & Goodfellow, P. (2010). A guidebook to contemporary architecture in Toronto.

Vancouver [B.C.: Douglas & McIntyre.

Jacobs, J. (1961). The death and life of great American cities. New York: Random House.

John, B. M. (2003, Nov 21). Usefulness of prefab shouldn’t be overlooked. The Globe and Mail Retrieved from http://ezproxy.lib.ryerson.ca/login?url=http://search.proquest.com/ docview/383972794?accountid=13631 LEONARD AVENUE MODULAR HOUSING. (2007). The Canadian Architect, 52(5), 28-29.

Retrieved from http://ezproxy.lib.ryerson.ca/login?url=http://search.proquest.com/ docview/213347929?accountid=13631 Lush, G. (2006, Spring). Designing a safe haven for women: Interview with architect janna levitt. Women & Environments International Magazine, , 64-65.

Retrieved from http://ezproxy.lib.ryerson.ca/login?url=http://search.proquest.com/ docview/211576215?accountid=13631 Noik-Bent, S. (2007, Mar 17). City rooftop garden an eco-refuge for urban wildlife. Edmonton Journal Retrieved from http://ezproxy.lib.ryerson.ca/login?url=http://search.proquest.com/ docview/253383629?accountid=13631 Sanderson, V. (2004, Aug 05). Less is more in innovative rooftop units; apartments only 225 square feet pre-built units fast, affordable. Toronto Star Retrieved from http://ezproxy.lib.ryerson.ca/login?url=http://search.proquest.com/ docview/438728636?accountid=13631

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Sobchak, P. (2004). Housing the homeless. Building, 54(4), 33-34. Retrieved from http://ezproxy. lib.ryerson.ca/login?url=http://search.proquest.com/docview/229945574?accountid=13631

Online sources regarding precedent: Alter, L. (2011, September 11). Buildup To Greenbuild: Levitt Goodman Architects From The Archives.

Retrieved February 8, 2015, from http://www.treehugger.com/sustainable-product-design/buildupto-greenbuild-levitt-goodman-architects-from-the-archives.html Bob, K. (2010, January 4). TOBuilt: Detailed Structure Information.

Retrieved February 8, 2015, from http://www.tobuilt.ca/php/tobuildings_more.php?search_ fd3=9234 Derochers, S. (2007, September 11). EGODESIGN.CA The first canadian webzine dedicated to global design.

Retrieved February 8, 2015, from http://www.egodesign.ca/en/article_print.php?article_id=96 Final Report to HomeGrown Solutions. (2002, April 2).

Retrieved February 8, 2015, from http://stclares.ca/pdfs/HomeGrown Solutions Report.pdf Innovation in Architecture. (2014, March 4).

Retrieved February 8, 2015, from https://raic.org/awards/innovation-architecture LGA Architectural Partners. (2006, March 2).

Retrieved February 8, 2015, from http://lga-apcomproject?p=25stleonard&c1=residential&c2=m ul-tiunit Mayer, D. (2011, March 30). Project Profile.

Retrieved February 8, 2015, from http://www.cmhc-schl.gc.ca/en/inpr/afhoce/afhoce/prpr/ upload/6614w_en.pdf Toronto housing initiatives win awards - Affordable Housing - Housing | City of Toronto. (2006, December 4).

Retrieved February 8, 2015, from http://www1.toronto.ca/wps/portal/ contentonly?vgnextoid=3cb607ceb6f8e310VgnVCM10000071d60f89RCRD

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Online sources regarding architects: The John H. Daniels Faculty of Architecture, Landscape, and Design. (n.d.).

Retrieved February 8, 2015, from http://www.daniels.utoronto.ca/people/levittj Levitt Goodman Architects | ArchDaily. (2010, August 16).

Retrieved February 8, 2015, from http://www.archdaily.com/tag/levitt-goodman-architects/ LGA Architectural Partners. (n.d.).

Retrieved February 8, 2015, from http://lga-ap.com/profile/studio Research sources City Planning - Your City - Living In Toronto | City of Toronto. (n.d.).

Retrieved February 8, 2015, from http://www.toronto.ca/planning/ Geospatial Map & Data Centre. (n.d.).

Retrieved February 8, 2015, from http://library.ryerson.ca/gmdc/ Maps. (n.d.).

Retrieved February 8, 2015, from http://map.toronto.ca/maps/map.jsp?app=ZBL_CONSULT Sun Position. (2014, March 6).

Retrieved February 8, 2015, from http://www.sunearthtools.com/dp/tools/pos_sun.php Tall Building Design Guidelines - Tall Building Guidelines - Urban Design | City of Toronto. (n.d.).

Retrieved February 8, 2015, from http://www1.toronto.ca/wps/portal/ contentonly?vgnextoid=80a70621f3161410VgnVCM10000071d60f89RCRD Zoning Bylaw 569-2013. (n.d.).

Retrieved February 8, 2015, from http://www1.toronto.ca/wps/portal/ contentonly?vgnextoid=2a8a036318061410VgnVCM100000 71d60f89RCRD

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