Humbertown Master Plan: Urban Design Guidelines

AERIAL VIEW OF ROYAL YORK ROAD JAN. 27, 2014

HUMBERTOWNURBAN DESIGNGUIDELINESDECEMBER 2012

Aerial view, looking west from Royal York Road

3URBAN STRATEGIES INC.

This updated Urban Design report replaces the January and September 2012 submissions in their entirety.

Since January 2012, the following major changes have been

made to the proposal and are reflected in this report:

• reduced from 5 tall buildings ranging in height from 11 to 21 storeys, to 3 mid-rise buildings ranging in height from 8 to 12 storeys;

• increased the quantity and quality of publicly accessible open spaces;

• expanded pedestrian zones and landscape areas within streetscapes;

• increased tree preservation by retaining and relocating more trees on the site;

• more mature tress planted

• increased building setbacks along the edges of Lambeth Road, Royal York Road and Ashley Road; and

• removed driveway and truck egress onto Lambeth Road.

Contents

1.0 Introduction and Background 1 1.1 Study Purpose 3 1.2 Overview of the Proposal 5 1.3 Surrounding Context 6 1.4 The Site and Study Area 13 1.5 Evolution of the Site 15

2.0 Urban Design Ideas 23 2.1 Vision for Humbertown 25 2.2 Master Plan Principles 27 2.3 6 Structuring Moves 29 2.4 Site Plan 30

3.0 Development Framework 33 3.1 Land Uses 35 3.2 Blocks 39 3.3 Open Spaces 41 3.4 Streets and Pedestrian Connections 63 3.5 Streetscapes 87 3.6 Sustainability 95 3.7 Built Form 101 3.8 Parking, Servicing and Loading 111

4.0 Implementation Strategy 115 4.1 Phasing 116

Humbertown Context


1IntroductionandBackground

0 25 50 1:4000100 200 mFigure 1 Site Boundaries


1.1

Study Purpose

Since Humbertown was first built in 1956, it has been a community hub and landmark in the heart of the Humber Valley Village community. It has been the place where residents shopped, banked, met friends and enjoyed the convenience of a community-based shopping facility. Now, after over 50 years of service, Humbertown is in need of physical renewal to meet the broad-based needs of its changing community and to better reflect contemporary urban planning and design principles.

The purpose of this updated urban design study is to establish the development framework and design guidelines for the redevelopment of the Humbertown Shopping Centre in Etobicoke. These guidelines will be used by the City of Toronto, developers of the land and others to evaluate future new development and redevelopment proposals for the blocks within the Site.

These design guidelines describe how the streets, parks, open spaces, buildings, built form and landscape elements will work together to create a coherent development across the Site. They establish the design form, quality and character of new buildings and the physical relationship between these elements and the public realm. They also articulate how access, parking, servicing, and construction phasing should function.

These guidelines are intended to be flexible in order to allow for architectural excellence and innovation while promoting overall consistency of built form and open space design development. The guidelines should be read in conjunction with the December 2012 Planning Rationale that was submitted as part of the application and which describes how the proposed design conforms with Official Plan polices. These guidelines should also be read in conjunction with the more general City of Toronto planning controls, including the City of Toronto Official Plan, and applicable zoning by-law provisions.

4 HUMBERTOWN: URBAN DESIGN GUIDELINES

Aerial view, looking northeast from Lambeth Road


1.2

Overview of the Proposal

Influenced by Humber Valley Village’s lush landscape and rolling hills descending towards to the Humber River, the proposal for Humbertown puts forward a community design which is structured on a vibrant public realm characterized by generous and carefully designed streets and open spaces.

The proposed development expands on the existing retail-commercial offerings at Humbertown with a mix of residential housing types, and a number of community amenities such as a day care, a health club and a sizeable community parkette, all within a cohesive, attractive and walkable setting. The Site’s current edges, which are unattractively lined with surface parking and exposed loading areas, will be transformed into vibrant, walkable and green spaces.

The project will include approximately:

• 21,837 m2 of non-residential uses on the ground and second floors; and

• 53,060 m2 of residential uses within (twenty-eight) 28, 2 to 3 storey townhouse dwelling units, and three residential buildings ranging in height from 8-storeys to 12-storeys.


1.3

Surrounding Context

The area surrounding the Humbertown site is characterized by a diversity of land uses and building forms including mixed-use areas, low, mid-rise and tall residential buildings, and retail/commercial plazas.

Figure 2 Surrounding Context

Mixed Use Area

Apartment Neighbourhoods

Natural Areas / Parks

Neighbourhoods



9URBAN STRATEGIES INC.CLOCKWISE FROM LEFTAerial view looking east; Aerial view looking south-east; Aerial view looking south-west


Apartments to the NorthThe area to the north is predominantly characterized by 4-storey walk-up apartment blocks. The Kingsview Apartments, an existing 17-storey apartment building, is located immediately adjacent to the Site. The property at the northwest corner of Ashley Road and Royal York Road will be developed into four 3-storey townhouses fronting onto Ashley Road.

Humber River to the EastIn the summer of 2011, Royal York Road (from Dundas Street West to North of Ashley Road) was reconstructed to replace sanitary sewer, storm sewer and watermain services. In addition, the road was reconfigured to include bike-friendly shared curb lanes in each direction. The area east of Royal York contains single-detached housing adjacent to the Humber River.

Mix of uses to the SouthThe area to the south is characterized by a mix of residential and commercial uses. There are two mid to high-rise apartment buildings south of the Site: The James Club (14-storeys) and Royal York Gardens (10-storeys). Dundas Street, between Royal York Road and the Humber River, contains grade-related commercial and retail uses and some new mixed-use buildings.

Single Detached Residential to the WestThe area west of the Site consists of single detached housing. Saint Giles Kingsway Presbyterian Church is also located west of the Site.

St. George’s Golf

and Country Club

Islington Golf Club

Strath Humber

Ashley Park Road

Ashley Road

Lambeth Road

Lambeth Road

Royal Yor

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Walk-up apartment buildings

Strath Humber Court

The Kingsway

Saint Giles Kingsway Presbyterian Church

Bexhill apartments

Humber River Valley

The James Club and Royal York Gardens

Adjacent residential uses

Bexhill apartments

Royal York Road Looking North

Kingsway Mills

Adjacent residential uses

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Royal York Road

The Kingsway

Lambeth Road

Ashley Road

Figure 3 Birds eye view of the Site as it exists today

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1.4

The Site and Study Area

The Humbertown site slopes from west to east and is bounded by Royal York Road on the east, Lambeth Road on the south and west, and Ashley Road on the north. The Site is bisected by the Kingsway into two development parcels. The western half of the site contains most of the current shopping mall. Most of the eastern parcel, with the exception of two stand-alone retail pads, is dedicated to surface parking. The western edge of the Site is approximately 5.5 meters higher than the eastern edge of the Site.

The Site has an area of 3.6 hectares (36,372 square metres). The mall currently contains roughly 12,630 square metres of leasable property. Its existing tenant base includes Loblaws, Shoppers Drug Mart, LCBO, Bulk Barn, several banks and independent retailers.

The vast majority of the site (65%) is dedicated to surface parking. Loading for all retail tenants occurs in the open, at grade.

Figure 4 Diagram illustrating the current site configuration and adjacent uses

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Humbertown, 1950s

1.5

Evolution of the Site

When it was first built in 1956, Humbertown was one of the most unique and contemporary shopping centres in Toronto. Over the years, the centre has undergone numerous changes and upgrades, but after over 50 years of service, it is in need of physical renewal. In order to meet the broad-based needs of its surrounding community and to remain successful and competitive as a neighbourhood shopping centre, Humbertown now needs to be redeveloped.

First Capital Realty acquired the Site in 2006 and has contemplated its redevelopment since the summer of 2010, when it hosted an Ideas Competition. Urban Strategies and Levitt Goodman Architects formed a collaborative team and submitted a design scheme which envisioned a liveable, mixed-use community that supported the quality of life of existing and future residents. Their submission was selected as the winner in November 2010. In 2011, First Capital retained Urban Strategies, Levitt Goodman Architects, and a larger subconsultant team (the “Project Team”) to work with City staff, Councilors and community groups to revitalize the Site.

The Project Team has consulted extensively with community representatives and with City Staff and local Councilor Lindsay Luby. In the spring of 2011 the Project Team met with Councilor Lindsay Luby to discuss the preliminary development proposal. In May 2011, the Project Team hosted a Project Introduction Session with the Humber Valley Village Rate Payers Association (“HVVRA”). As a result of the feedback received, the number of residential buildings proposed at the time was reduced from 7 to 5, and the number of phases was reduced from 5 to 2. A consultation meeting with City of Toronto transportation staff was also held in the spring.

In October 2011, after revising the proposal put forward in the spring, a pre-consultation meeting was held with Planning and Urban Design staff. On December 6, 2011, the Project Team presented a revised proposal to Councillor Lindsay Luby and executives of the HVVRA. Although there were still concerns about density and height, members indicated that the revised concept was greatly improved, and asked to continue to work with the Project Team. On January 24, 2012, First Capital Realty submitted an application to amend Site Specific By-law 1990-178 of the former City of Etobicoke Zoning Code to permit a mixed-use development comprising commercial uses on the ground and second floor, twenty-eight (28) 3-storey townhouse dwelling units, as well as five (5) mixed-use buildings ranging in height from 11-storeys to 21-storeys. The application was deemed complete on February 9, 2012.


Summer 2010 First Capital Realty hosts design competition

Summer 2010 Urban Strategies Inc. and Levitt Goodman Architects prepare initial design

Fall 2010 First Capital Realty selects Urban Strategies Inc. and Levitt Goodman Architects as winners

Winter 2010 First Capital retains Urban Strategies Inc. and a larger sub-consultant team to prepare application

Spring 2011 Meeting with Councilor Lindsay Luby

Project Introduction to HVVRA

Consultation with City of Toronto Transportation Staff

Summer 2011 Additional meetings with HVVRA

Fall 2011 Pre-consultation meeting with City Staff

Winter 2011 Revised proposal presented to Councilor Lindsay Luby and Community Groups

Spring 2012 Original proposal submitted on January 24, 2012

Application deemed complete on February 9, 2012

Preliminary Staff Report goes to Council on March 1, 2012

Spring 2012

Summer 2012

First Capital partners with Tridel

Working Group Meetings with Councilor Lindsay Luby and representatives of the local community

Fall 2012 Refined proposal submitted on September 6, 2012

1st Community Meeting on September 11, 2012

Design Review Panel September 21, 2012

2nd Community Meeting on October 18, 2012

Refined proposal submitted on December 14, 2012Winter 2012

2010Initial Design

2011Initial Public Consultation

2011-2012Original Submission

2012Consultation with Working Group

2012-presentProject Refinement

Ideas Competition(2010)

Urban Strategies and Levitt Goodman Architects develop initial design scheme which envisions a liveable, mixed-use community that supports the quality of life of existing and future residents.

Original January Proposal (2011-2012)

The original proposal comprised commercial uses on the ground and second floor, twenty-eight (28) 3-storey townhouse dwelling units, as well as five (5) mixed-use buildings ranging in height from 11-storeys to 21-storeys.

Revised September Proposal(2012)

The September 2012 proposal comprised commercial uses on the ground and second floor, twenty-eight (28) 2- and 3-storey townhouse dwelling units, as well as three (3) residential buildings ranging in height from 9-storeys to 21-storeys. The proposal featured a substantial increase in the amount and quality of publicly accessible open spaces.

Revised December Proposal(2012)

The refined December proposal consists of commercial uses on the ground and second floor, twenty-eight (28) 2- and 3-storey townhouse dwelling units, as well as three (3) residential buildings ranging in height from 8-storeys to 12-storeys. The refined proposal also features increased building setbacks and an improvement to the design of the Village Square.

Project Timeline


The City’s Preliminary Staff Report (dated March 1, 2012) indicated that the following issues required further review and analysis:

• Compliance with applicable Official Plan policies, including scale, built form, density, limiting shadow impact on adjacent neighbourhoods, the relationship to the public realm and compatibility with existing building and uses in the vicinity;

• Assessment of the proposed heights of towers and podiums relative to both the Mid-Rise Buildings and Tall Building Guidelines;

• Assessment of the proposed townhouse relative to the Infill Townhouse Guidelines;

• Adequacy of parking and access, and well as the road network;

• Community Services;

• Archaeological assessment of the subject property;

• Sun/Shadow impact on abutting residential areas;

• Servicing Capacity;

• Compliance with the Tier 1 Toronto Green Development Standards performance measures; and

• Determination of suitable community benefits through Section 37.

Significant consultation has occurred to respond to these issues since the original application was submitted in January 2012.

Following the direction from Etobicoke Community Council, a Working Group was established to allow representatives of the local community to provide comment and input to City staff and the applicant on specific aspects of the development proposal. A number of working group meetings were conducted over the course of four months. Throughout the working group sessions members were supportive of the Site’s redevelopment but raised concerns with height and density, the number of proposed buildings, and the potential increase to local traffic patterns during construction. Two community meetings were held in the fall of 2012 where residents spoke to height, density, transportation considerations, compatibility with single family neighbourhoods, and tree preservation.

The significantly revised development proposal described in this Urban Design Guidelines report reflects the results of the above consultation. The refined proposal consists of commercial uses on the ground and second floor, twenty-eight (28) 2- and 3-storey townhouse dwelling units, as well as three (3) residential buildings ranging in height from 8-storeys to 12-storeys. There is no longer a tall building proposed for the Site. The Project Team is committed to continued communication and meetings with community members to understand their perspectives, define concerns and to attempt to address them.

2011Initial Public Consultation

2011-2012Original Submission

2012Consultation with Working Group

2012-presentProject Refinement

FROM RIGHT TO LEFTMay 7, 2012 Project Introduction Meeting (Open to the Public); June 21, 2012 Working Group Meeting (Public Realm & Urban Design); September 21, 2012 Community Meeting Presentation; September 21, 2012 Community Meeting Open House


CLOCKWISE FROM RIGHTAerial view looking northwest 1980; Surface Parking Lot 1961; Enclosed plaza space 1960s; Humbertown Entrance 1960s.



21URBAN STRATEGIES INC.CLOCKWISE FROM TOP Panorama view 2011; Loading and serving laneway 2011; The Kingsway 2011; Humbertown surface parking lot 2011


The Humberline


2UrbanDesignIdeas


Hudson River Park, New York


2.1

Vision for Humbertown

Great communities are made up of great places, with a diverse combination of things to do throughout the day and throughout all seasons. Humbertown will be a great community, with all the things one would want from a modern neighbourhood – function and beauty, activity and quiet, efficiency and sustainability, landmarks and context, and things that are unified yet diverse.

Square

Figure 5 The Humbertown Mix


Principle 2

Provide new streets and blocks to enhance movement in and around the site

A fine-grained pattern of streets and blocks will encourage walking and cycling, facilitate ease of movement, and improve safety. Eyes on the street, parks and walkways reinforced by the new mix of uses will make the Site more comfortable for pedestrians.

Principle 1

Encourage community vitality through a mix of uses

The design of new infrastructure, buildings, and open spaces will accommodate and encourage a wide variety of uses to support an active and

diverse community.

2.2

Master Plan Principles

Achieving the vision for Humbertown requires a careful and coordinated design and planning effort. The following five principles were developed to guide the design of Humbertown as it evolves into the thriving heart of the Humber Valley Village community.


Principle 5

Create high-quality open spaces

A network of well-designed green spaces, courtyards, walkways and pedestrian-oriented streetscapes will provide a variety of experiences for new and existing residents, shoppers and visitors. The Humberline, the Village Square, Humber Court and Lambeth Community Green will be the focal open spaces within the Site.

Principle 3

Develop beautiful edges that respect the community

The scale of new buildings will be carefully designed to create a transition in height to the surrounding community. Building envelopes and the spaces between them will be designed to ensure appropriate privacy for residents, sunlight penetration into the Site and appropriate shadowing on and off the Site.

Principle 4

Integrate mobility, parking and servicing

Most parking will be located underground in bright, attractive, and well-designed garages to create a pedestrian-oriented neighbourhood, maximize active frontages, support a pedestrian-oriented neighbourhood and maximize development opportunities. On-street parking and a small supply of surface parking will be used to support “short-stay” commercial uses.


2.3

6 Structuring Moves

Refine the block structure and create The Village Square - a gathering space for the community and visitors at the heart of the development.

Bury loading and servicing activities inside

the site to improve the condition along Lambeth Road.

Focus on The Kingsway as the primary retail spine.

The design for the new Humbertown is focused around six key moves that flow from the vision and principles outlined above. Together they form the framework for a unique, vibrant mixed-use community.


Create The Humberline - a series of interconnected publicly accessible open spaces running from Lambeth Road to Royal York Road.

Offer a diverse mix of housing options to attract different markets: young professionals, families, ‘empty nesters,’ and seniors.

Provide an easy to navigate parking

strategy.


The overall plan for Humbertown realizes the Urban Design Ideas described above. The vision, principles and 6 structuring moves informed the shape and structure of the site plan, how the buildings interact with each other and, most importantly, how the public realm features are realized and seamlessly integrated into the site design.

2.4

Site Plan SITE PLAN


SITE PLAN

LambethCommunity

Green

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The VillageSquare

HumberCourt

The Humberline

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4 Storeys

2 Storeys


Humber Court, looking west from Royal York Road


3DevelopmentFramework


Disera Drive, Vaughan


3.1 Land UsesA wide variety of land uses are desirable in Humbertown to achieve a vibrant, urban community for residents, neighbours and visitors to the area. The development proposal illustrates low, medium and high-density residential land uses, with retail, commercial and community services located at the ground and second levels.


General Land Use Guidelines

3.1.1

Retail and Commercial Guidelines

1. A broad mix of uses and amenities is preferred, including a variety of residential housing options, retail and commercial, office uses and open spaces.

2. Development blocks, built form and ground floor areas that allow for flexibility and adaptability of use are encouraged.

3. To ensure flexibility in ground floor use, floor-to-floor heights of at least 5.5 metres are recommended. Taller ground floor heights may be required for large format commercial or retail uses.

4. Uses that are pedestrian-oriented are strongly encouraged at the ground level, particularly those that serve local residents such as food stores, pharmacies, restaurants and cafés.

5. Retail, professional office, and community services, such as health club and daycare uses, are strongly encouraged on the second level.

Cafés and restaurantsMix of land uses

Individual Entrances Second level retail uses


Residential Uses

3.1.2

Residential Use Guidelines

1. Residential uses will be accommodated in a variety of building types, which may include grade-related townhouses and mid-rise buildings with podiums at street level.

2. Residential uses will comprise a mix of unit types, sizes and floor plan configurations such as walk-up grade-related units, and 1-bedroom, 2-bedroom and townhouse units.

3. Indoor and outdoor amenity spaces for resident use must be provided.

Outdoor Amenity Spaces

Mix of building types

Indoor Amenity Spaces

Townhomes

Strath Hum

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Ashley Park Road

Ashley Road

Lambeth R

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Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

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Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

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Helston Pl

Anglesey Boulevard

BLOCK 1

BLOCK 3BLOCK 4BLOCK 5

BLOCK 2

Figure 6 Development Blocks

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3.2

Humbertown will be reconfigured into five (5) mixed-use development blocks to promote a clear pedestrian environment, create a variety of edge conditions and knit the site into its surrounding community.

Blocks


Hudson River Park, New York


3.3

The master plan for Humbertown will draw people in by virtue of its high quality, abundant and well-connected system of publicly accessible open spaces.

Four key open spaces are proposed: the Village Square, Humber Court, Lambeth Community Green, and the Humberline. The character and function of Humbertown’s open spaces will be a significant and complementary resource for the surrounding community. Specific guidelines for these open spaces are detailed in the following pages.

Open Spaces


General Open Space Guidelines

3.3.1

General Open Space Guidelines

1. A range of active and passive open spaces will be incorporated throughout the Site.

2. Landscaping and grading treatments will provide a smooth transition between indoor and outdoor spaces, and eliminate barriers to accessibility.

3. Landscaping will include high quality, durable, attractive and easily maintained surface materials.

4. Indigenous, drought resistant plant material will be provided for 50% of the landscaped area, to ensure longevity and durability and to minimize the need for irrigation systems.

5. The design of all open spaces will take into consideration Crime Prevention Through Environmental Design (CPTED) principles, including natural surveillance techniques, lighting design, and natural territorial reinforcement.

CPTED principlesHigh quality materials

Grading treatmentsIndigenous, drought resistance plant material

Open space will encourage high levels of activity throughout the Site, and provide a variety of experiences for residents, shoppers and visitors. These spaces will showcase Humbertown’s unique character, and provide a strong identity and sense of place.


VILLAGE SQUARE

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ASHLEY ROADPRIVATE STREET ‘B’

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BLOCK 2


HUMBERLINE

HUMBERLINE

LAMBETH COMMUNITY

GREEN

Legend211 Proposed Trees Transplanted or Large Caliper Trees in Softscape Trees in Hardscape19 Existing TreesExtensive Green RoofIntensive Green RoofProposed TurfPlanting BedBench SeatingCurved Bench SeatingBistro Table SeatingBollardsTree Grate (circular & square)Property LinePedestrian CrossingParking EntranceFire HydrantBus StopPublic Art LocationLanternOutdoor AmenityOutdoor Day Care AmenityPedestrian BridgeOptional Pedestian Bridge

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HUMBERLINE

HUMBERLINE

LAMBETH COMMUNITY

GREEN

Legend211 Proposed Trees Transplanted or Large Caliper Trees in Softscape Trees in Hardscape19 Existing TreesExtensive Green RoofIntensive Green RoofProposed TurfPlanting BedBench SeatingCurved Bench SeatingBistro Table SeatingBollardsTree Grate (circular & square)Property LinePedestrian CrossingParking EntranceFire HydrantBus StopPublic Art LocationLanternOutdoor AmenityOutdoor Day Care AmenityPedestrian BridgeOptional Pedestian Bridge

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Figure 7 Concept and Landscape Plan


The Village Square

The Village Square is the heart and centrepiece of Humbertown. This signature and centrally-located space will provide Humber Valley Village residents with a vibrant place for public events, in a location that maximizes sunlight exposure and is visually connected to the rest of the Site. The Village Square is a flexible space that can expand for special events, to be enjoyed throughout all seasons of the year.


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1. Village Square will be the central public gathering space for the community. It will provide over 1,375m² of publicly accessible open space, consisting of: The Square, The Steps, and the Kingsway Linear Green.

2. Special paving, landscape planters, benches, and other furniture elements will be designed to reinforce Humbertown Square as the focal point of the area. Amenities (e.g. power outlets, lighting, etc.) will be provided to allow for special occasions.

3. The Square will be the setting for public events. A multi-use stage or performance area will be designed to engage visitors, residents and employees.

4. Adjacent ground-level retail uses will animate the Square. Associated outdoor features such as patios, canopies, plantings, public art, signage and other display elements will be designed to enhance the visual amenity and pedestrian comfort for visitors.

5. The Steps will open onto the Village Square. This monumental architectural feature will be designed with varying widths and heights to invite sitting, lounging, and people-watching.

6. The Kingsway Linear Green offers an intimate green public amenity space as an extension and complement to the Village Square. Trees will be planted at 10.0 meter intervals along The Kingsway, in rows that are approximately 6.0 meters

apart. This will create a canopy of shade for the comfort of users.

7. To facilitate short term visitors, a pick-up and drop-off area and a small supply of 43 parking stalls will be located adjacent to Humbertown Square, behind the Kingsway Linear Green. The rhythm of trees located within the Kingsway Linear Green will extend through the parking area creating a unique landscape that functions to further reduce the Site’s urban head island effect.

8. Parking stalls will be demarcated with reflective pavement markers. Curbs should be demarcated with bollards. Traditional painted markings are discouraged.

3.3.2

Village Square Design Guidelines

47URBAN STRATEGIES INC.Figure 8The Village Square Plan

Kingsway Linear GreenThe

Steps

Multi-UseStage

ParkingPad D

rop-off


Kingsway Linear Green

TheSteps

Multi-UseStage

ParkingPad

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4. INTEGRATED STORM WATER MANAGEMENT

1. KINGSWAY LINEAR GREEN

5. PARKING PAD 6. SPACE FOR SPECIAL EVENTS

2. MULTI-USE STAGE

3. THE STEPS

Figure 9The Village Square


Humber Court

Humber Court is the eastern portion of the Humberline. It is envisioned as a vibrant public corridor and landmark entryway into the Site, leading from Royal York Road to The Kingsway. It will be located along both sides of Private Street A to encompass and knit together the two levels of retail frontage on both Blocks 3 and 4. The thoughtful design is intended to create a coherent public realm. The generous walkways will be constructed with rich paving materials and lined with trees to foster a comfortable and inviting environment for pedestrians. It will be an animated, inviting and attractive shopping mews.



1. Humber Court will extend across Private Street A, from building face to building face. It will incorporate special paving materials, bollards, a row of trees on each side of the street, patio furniture, light standards, a variety of hard and soft surfaces and coordinated landscape treatments to define a special character for Humber Court. Lay by parking will be provided on both sides of the street.

2. To give priority to pedestrians, and provide a safe space for public interaction, the street will be designed as a ‘traffic table.’ This elevated ‘traffic table’ will extend across The Kingsway to safely convey pedestrians to The Village Square, The Steps and the west half of the Humberline.

3. An 11.0 metre boulevard on the north side of the street will include a generous 4.0 metre landscape area, a 3.4 metre pedestrian zone, and 3.6 metre patio zone. The boulevard on the south side of the street will include a 2.0 metre landscape area, and 3.5 metre pedestrian zone. Positive and complementary active uses such as patios, cafés, restaurants and retail shops with canopies, plantings, signage and displays are encouraged to provide functional and visual amenity for visitors.

4. Trees will be planted at approximately 7.0 metre intervals. Trees along the north side of Private Street A will be planted in raised planters with seating accommodated within their structure.

5. Two pedestrian bridges will be provided across Private Street A to enhance the connectivity between Blocks 3 and 4, supporting commercial uses on the second level and extending the reach of the Humberline.

patio, café and restaurant zone

Figure 10Humber Court Plan

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3.3.3

Humber Court Design Guidelines


PRIV

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1. SPECIAL PAVING

3. PEDESTRIAN BRIDGE

2. PATIO, CAFÉS AND RESTAURANTS

Figure 11Humber Court


Lambeth Community Green

Lambeth Community Green will be an intimate neighbourhood park located adjacent to Saint Giles Kingsway Presbytarian Church, and the proposed day care facility. The park will support a range of activities including socializing, playing lawn games, and picnics. It will be an amenity for the community.



1. Lambeth Community Green will be an intimate neighbourhood park, conveniently located at the northwest corner of the Site, at the foot of Saint Giles Kingsway Presbyterian Church.

2. The Lambeth Community Green Lawn will be the park’s defining feature. The lawn will be large and flat, allowing visitors to throw a frisbee, play lawn games, or find a quiet corner to sit and have a picnic.

3. Junior play equipment will be provided at the most northern corner of the site, to complement the proposed day care facility.

4. Windows, entrances and balconies on adjacent buildings will overlook the park to enhance the sense of security and provide visual amenity for residents.

Lambeth CommunityGreen Lawn

Saint GilesKingsway

Presbytarian Church

Junior PlayEquipment

Figure 12Lambeth Community Green Plan

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3.3.4

Lambeth Community Green Guidelines


Lambeth CommunityGreen Lawn

Junior PlayEquipment

Figure 13Lambeth Community Green

1. JUNIOR PLAY EQUIPMENT

3. MULTI-USE PATHWAY

2. LAWN

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The Humberline

The Humberline is the two-level pathway that connects all of the open spaces within the Site and provides enhanced connectivity to the entire community. It begins at grade level where Private Street A meets Royal York Road, tranvels through Humber Court, crosses the Kingsway at grade, then travels up the grand staircase to the second level where it flows into the Lambeth Community Green and comes back to grade at Lambeth Road. It is an exciting and inspired space, animated by the surrounding restaurant and retail uses. As a cohesive space with common street furniture and paving elements, the Humberline will encourage activity through the entire Site and contribute to its sense of identity and unique character.



Lambeth Community

Green

VillageSquare

HumberCourt

The Steps

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Figure 14The Humberline Plan

1. The Humberline will be demarcated with special paving, bollards, street furniture, trees and light standards to highlight its importance as the site’s signature open space.

2. A barrier-free, multi-use pathway will be located within the Humberline, and will be programmed with a variety of adjacent active and passive uses.

3. People-oriented uses such as cafés, restaurants, urban markets and retail shops will face the Humberline in commercial areas.

4. Public art and/or landscape features will be considered at prominent locations to reinforce the importance of the Humberline.

3.3.5

The Humberline Guidelines


SPECIAL PAVING AND FURNITURE

PUBLIC ART

ACTIVE USES

Figure 15The Humberline

Humberline

Humberline

Humberline


St. George Street, TorontoSt. George Street, Toronto


Streets will be the primary organizing element, defining the location and size of development blocks, and buildings and open spaces within the Site. Humbertown’s new network of streets will be designed to sustain various routes for pedestrians, cyclists, transit and motorized vehicles.

4.2 Streets and Pedestrian ConnectionsStreets will define the location and size of development blocks, buildings and open spaces within the Site. Humbertown’s new network of streets will be designed to comfortably accommodate pedestrians, cyclists, transit and motorized vehicles.

3.4 Streets and Pedestrian Connections


Pedestrian Network

3.4.1

Pedestrian Network Design Guidelines:

1. The redevelopment of Humbertown will feature a mobility network that prioritizes pedestrian circulation and comfort above other transportation modes.

2. Sidewalks and pedestrian street crossings will be continuous, universally accessible, barrier free and clearly designated.

3. Sidewalks widths will have a minimum dimension of 1.5 metres but be more generous whenever possible.

4. The design of pedestrian street crossings will have differentiated paving materials and/or colours that identify their function.

5. Development along pedestrian routes will support a safe pedestrian environment with transparent frontages at grade to animate the public realm and provide ‘eyes on the street’.

6. Streetscape design will include ample pedestrian circulation space, pedestrian-scaled lighting and other people-oriented amenities such as benches and landscaping.

7. “Lanterns” will extend from P1 to Level 2 to provide a high level of vertical integration and accessibility of the Site. The lanterns will be publicly accessible, vertical, light-filled glass columns that connect pedestrians with the underground parking garage and house stairs, escalators and elevators to ensure universal accessibility.

8. Pedestrian bridges will provide additional connections between Blocks 3 and 4. These bridges will provide bright, safe and weather-protected connections for pedestrians. An optional pedestrian bridge is encouraged in the future to connect the Humberline across The Kingsway. Figure 16

Pedestrian Network

The proposed redevelopment will enhance pedestrian linkages through the site, and connect off-site to the Humber River ravine system and surrounding neighbourhoods.

HUMBER VALLEY PARK

St. Giles Kingsway Presbytarian Church

LambethCommunity

Green

HumberCourt

Lambton Woods

Village Square

Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lambeth C

res.

Lambeth Road

Lambeth

Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The Kin

gsway

The Kingsw

ay

The Kingsw

ay

Royal York Road Royal York RoadRoyal York RoadRoyal York Road

Canterbury Crescent

St. Georges Road

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Helston Pl

Anglesey Boulevard

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LEGEND

Property LineSignalized IntersectionBus StopPedestrian BridgePotential Future Pedestrian BridgeMain Pedestrian RoutesHumberlineLanternResidential Lobby AccessPedestrian to Parking AccessParking/Service Access

Figure 17 Pedestrian Network

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Transit Network

The site is connected to surface public transit and within close proximity of the Royal York Road subway station. A number of strategies are recommended to reduce automobile dependency and promote transit use.

3.4.2

Transit Network Design Guidelines

1. The bus stops at Royal York and Strath Humber will be moved east of their current locations to align with a mid-block crossing.

2. The bus stops on Royal York Road will be located before the signalized intersection, rather than after, in order to increase passenger safety.

3. The Site will be organized in a manner that strengthens connections between adjacent uses and transit stops and helps to establish a finely-grained network of interconnected streets and blocks.

Transit stops aligned with mid-block crossingsCoordinated Street Furniture

Close to the Royal York Subway StationAccessible TTC Bus Service


LEGEND

Property LineBus RouteBus StopSignalized Intersection

Figure 18 Transit Network

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Cycling Network

3.4.3

Cycling Network Design Guidelines

1. Cycling will be supported and encouraged by providing safe, accessible and convenient cycling facilities within the Site.

2. Royal York Road has 4.55 metre bicycle friendly shared curb lanes in each direction and all streets will be marked with sharrows or be designed as signed bicycle routes.

3. Bicycle racks will be part of the streetscape design. They will also be incorporated within new buildings.

4. The bicycle parking supply will be provided in accordance with the Tier 1 Core requirements in the Toronto Green Standards Checklist.

5. Bicycle parking will be provided in weather protected, secure areas with controlled access or secure individual enclosures.

6. Provision of showers, lockers and other amenities for cyclists will be encouraged in all new buildings.

Bicycle racks will be part of the streetscapeSculptural Bicycle Racks

Dedicated on-road bike lanes


LEGEND

Property LineOn-road bike-friendly curb laneSigned bike routeKey Bicycle CrossingSignalized IntersectionLantern

Figure 19Cycling Network

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Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

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Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

Street Network

Royal York Road

3.4.4.a

Royal York Road Design Guidelines

1. Royal York Road will accommodate the Toronto Urban Design Streetscape Manual detail T-SL1.

2. Wide sidewalks will be designed to provide an animated area for safe pedestrian activity.

3. Where it runs adjacent to the Humberline, Royal York Road will be demarcated with special paving, bollards, trees and light standards to read as an extension of the Humberline.

4. Landscape design on the west side of Royal York Road will be harmonized with the character on the east side of Royal York Road.

5. Royal York Road will have wide curbside lanes to comfortably accommodate vehicles and cyclists together.

Royal York Road is identified as a Major Street with a right-of-way width of 27.0 metres in the Official Plan. It serves as an important vehicular access road for transit, pedestrians, cyclists and motorists, and an important place of transition between the Humbertown development and existing neighbourhoods to the east.

Figure 20 Royal York Road

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Royal York Road26.5 to 35.0m R.O.W.

3.5m landscape

area

3.3m driving

lane

1.4m bikelane

1.4m bikelane

3.3m driving

lane

3.0m turning

lane

3.3m driving

lane

3.5mpedestrian

zone

3.5mpedestrian

zone

6.5mstepback6.5m

stepback

7.0mproposedboulevard

15.7mroadway

~2.

0m s

etba

ck

C/L

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Pro

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Figure 21 Typical Mid-Block Cross Section through Royal York Road


Strath Hum

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Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

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Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

The Kingsway

The Kingsway is identified as a Major Street with a right of way of 24m in the official plan. It is envisioned as the primary retail street within the Site.

3.4.4.b

The Kingsway Design Guidelines

1. The Kingsway will accommodate the Toronto Urban Design Streetscape Manual detail T-1A.


2. Where it runs adjacent to the Humberline, The Kingsway will be demarcated with special paving, bollards, trees and light standards to read as an extension of the Humberline.

3. Layby parking will be provided on both sides of The Kingsway to accommodate short-term parking demands, while calming and buffering traffic for pedestrians.

4. Where access ramps to servicing or underground parking are needed along The Kingsway, they will be designed with the minimum dimension achievable, and aligned with existing streets.

Figure 22 The Kingsway

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The Kingsway23.17m R.O.W.

1.8m landscape

area

1.8m landscape

area

3.3m pedestrian

zone

2.5m layby

parking

2.5m layby

parking

4.0m bike-friendlydriving lane


3.3mpedestrian

zone

3.3mpedestrian

zone


13.0mroadway


C/L

Pro

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Pro

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Figure 23Typical Mid-Block Cross Section through The Kingsway

Potential FuturePedestrian Bridge


Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

oad

Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

Lambeth Road

Lambeth Road is a local street. The proposed redevelopment will respect and respond to the existing residential character along Lambeth Road.

3.4.4.c

Lambeth Road Design Guidelines

1. Lambeth Road will accommodate the Toronto Urban Design Streetscape Manual detail T-sL3.

2. Landscaping will be provided within setback areas to soften hard edges of the built form and to provide the experience of a continuous green edge along the Site.

3. The north side of Lambeth Road will be designed to carry the majority of pedestrian traffic. The meandering sidewalks have been designed to preserve existing trees.

4. Where it runs adjacent to the Humberline, Lambeth Road will be demarcated with special paving, bollards, trees and light standards to read as an extension of the Humberline.

5. The grade change along Lambeth Road will be addressed with landscaped terraces, ramps and stairways to ensure that there are no abrupt blank walls.

Figure 24 Lambeth Road

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75URBAN STRATEGIES INC.Figure 25Typical Mid-Block Cross Section through Lambeth Road (west of The Kingsway)

Proposed Townhouse

Lambeth Road15.5 R.O.W.

4.5m landscape

area

2.1m pedestrian

zone

5.5m privatesetback

3.75m driving

lane

3.75m driving

lane

7.5mroadway

6.6mboulevard

C/L

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Pro

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Strath Hum

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Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

oad

Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

Lambeth Road

Castle Hill Townhomes, Toronto

Figure 26Lambeth Road

Castle Hill Townhomes, Toronto 025

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77URBAN STRATEGIES INC.Figure 27Typical Mid-Block Cross Section through Lambeth Road (east of The Kingsway)

Lambeth Road20.0m R.O.W.



2.1m pedestrian

zone

1.8m privatesetback

5.0m landscape

zone

8.5mroadway

7.1mboulevard

C/L

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Pro

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Strath Hum

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Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Private Street B

Private Street A

Canterbury Crescent

St. Georges Road

Regate R

oad

Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Ashley Road

While Ashley Road has an existing righ-of-way width of 23.0 metres, it has a designated right-of-way of 27.0 metres in the Official Plan. It is an important link between the Kingsway and Royal York Road, and one of the primary access points into the Site.

3.4.4.d

Ashley Road Design Guidelines

1. Ashely Road will accommodate the Toronto Urban Design Streetscape Manual detail T-SL1.

2. The south side of Ashley Road will be designed to carry the majority of pedestrian traffic, with sidewalks, pedestrian lighting, wayfinding and identifiable pedestrian crossings.

3. Where an access ramp to underground parking is needed along the south side of Ashely Road, it will be designed with the minimum dimension achievable, and aligned with the existing Kingsview Apartment driveway.

4. The intersection of Ashley Road and Royal York Road should be controlled by a traffic signal.

Figure 28 Ashley Road

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79URBAN STRATEGIES INC.Figure 29Typical Mid-Block Cross Section through Ashley Road

Ashley Road23.0m R.O.W. (existing)

3.5m landscape

area

2.5 to 3.8m privatesetback



3.25m driving / turning

lane

3.25m driving / turning

lane

1.6mpedestrian

zone

1.6mpedestrian

zone

8.9 - 11.5mproposedboulevard

15.0mroadway

C/L

Pro

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Pro

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Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

oad

Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

Private Street A

Private Street A is a new privately owned street that will be built to public standards. It will function as the main pedestrian connection into the Site from Royal York Road and will contain the at-grade segment of the Humberline.

4.4.4.f

Private Street A Design Guidelines

1. Private Street A will accommodate the Toronto Urban Design Streetscape Manual detail T-1A.

2. Private Street A has been designed to prioritize pedestrians. The Street will be lined with on-street parking, and raise by a traffic table, to discourage vehicular speeding.

3. Private Street A will be demarcated through the use of special paving, bollards, trees and light standards.

4. The north side of Private Street A will include a wide sidewalk with a row of trees, and will be designed to support public interaction, and landscaped to feel like an extension of the Humberline. The south side of Private Street A will be designed as an animated area for safe pedestrian activity.

5. Layby parking will be provided on both sides of the Private Street A to calm traffic and to create a more pleasant pedestrian atmosphere.

6. Pedestrian bridges will be provided between Blocks 3 and 4. They bridge will provide a bright, safe and weather-protected connection for pedestrians.

Figure 30 Ashley Road

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81URBAN STRATEGIES INC.Figure 31Typical Cross Section through Street C

Private Street A28.5m R.O.W.

2.7m pdestrian

area

2.5mlayby

parking

2.5mlayby

parking

2.9mlandscape

zone

4.1mpedestrian

zone

4.0mpatiozone

2.8mlandscape

zone

3.5m shared

lane

3.5m shared

lane


12.0mroadway


C/L


Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

oad

Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

Private Street B

Street B is a new privately owned east-west street that will be built to public standards. Pedestrian, cyclist and vehicle movement will be balanced.

4.4.4.e

Street B Design Guidelines

1. Private Street B will accommodate the Toronto Urban Design Streetscape Manual detail T-1A.


3. Layby parking will be provided on both sides of The Kingsway to calm traffic and to create a more pleasant pedestrian atmosphere.

4. The intersection of Street B and Royal York Road will be controlled by a traffic signal.

5. Where an access ramp to underground parking is needed along the north side of Private Street B, it will be designed with the minimum dimension achievable.

Figure 32Private Street B

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83URBAN STRATEGIES INC.Figure 33Typical Mid-Block Cross Section through Street B

Private Street B20.4m R.O.W.

2.5m layby

parking


2.9m pedestrian

zone

2.5m pedestrian

zone

2.0m landscape

zone

2.0m landscape

zone



11.0mroadway


C/L


Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lam

beth Road

Bexhill Court

St. Stevens Court

Royal York Court

Edgehill Road

The KingswayThe

Kingsw

ay

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

oad

Helston Pl

Anglesey Boulevard

BLOCK 1


BLOCK 2

Private Street B

Private Street A

Private Street B

Figure 34Private Street B

Vancouver 025

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85URBAN STRATEGIES INC.Figure 35Cross Section through Private Street B (at Royal York Road)

Private Street B21.4m R.O.W.

3.5m turningdriving


3.1m pedestrian

zone

2.5m pedestrian

zone

2.0m landscape

zone

2.0m landscape

zone

4.25m bike-friendly turning lane


11.75mroadway


C/L



3.5 StreetscapesThe streetscapes will be one of Humbertown’s defining features, providing a safe environment for easy pedestrian movement and green edges throughout. Street façades will be designed to enclose and define the streetscapes.


General Streetscapes

3.5.1

General Streetscape Guidelines Design

Guidelines:

1. Public and private streets will connect seamlessly with public and private open spaces in the neighbourhood, creating a continuous pedestrian experience.

2. Humbertown is envisioned as an active urban setting throughout the day and evening. The presence of adjacent users will provide an enhanced level of safety. Nonetheless, visibility, lighting, surveillance and other CPTED principles will be considered.

The following design guidelines are aimed at fostering high quality and durable street furniture and paving, well-lit pedestrian-scaled lighting, and coordinated tree-planting.

Coordinated Tree Planting

Mix of uses

Pedestrian oriented uses

Active urban setting



Street Furniture and Paving

3.5.2

Street Furniture and Paving Design

Guidelines:

1. Street furniture will be designed with high-quality, durable materials and will be integrated into the landscape in a harmonious manner. Street furniture will not obstruct the main pedestrian circulation routes.

2. Decorative paving details and bollards will be used to highlight pedestrian priority crossways, and areas of special activity.

3. The street furniture along Royal York Road, and The Kingsway will conform to the City of Toronto’s Coordinated Street Furniture Program.

Coordinated Street FurnitureCoordinated Street Furniture

High-quality street furnitureDecorative paving details and bollards


Lighting

3.5.3

Lighting Design Guidelines

1. Lighting is an important safety element; all streets and public areas will be lit adequately and coordinated with City of Toronto standards.

2. Lighting throughout the Site will reinforce and architecturally highlight the pedestrian scale. The lighting of signage and way finding devices will be incorporated where possible.

3. Light pooling and shadows will be avoided.

4. No up-light from exterior light fixtures and all exterior lighting fixtures will be shielded to prevent glare and/or light trespass onto neighbouring properties.

5. Selected lighting elements will be in coordination with other streetscape furniture.

6. Special attention will be placed on the lighting conditions under the Grand Humbertown Staircase.

All Public Areas will be Adequately LitCoordinated Lighting

Coordinated Signage LightingPedestrian-scale Lighting

3.5.4

Street Tree Design Guidelines1. Large shade trees will be planted at 6.0 to

8.0 metre intervals along all street frontages, open space frontages and public walkways (excluding driveways and easements) to enhance the public realm and the overall City tree canopy.

2. Trees in hard landscaping will each be provided with 30m³ of high quality soil (as per the Toronto Green Standard) to support tree growth, or 15m3 each in a shared soil volume.

3. A minimum of 1.5 metres of soil depth will be provided across the Site.

4. Trees will be provided with a watering program for the first three years after planting and should be protected against snow clearing and de-icing activities.

5. Additional soft landscaping is encouraged to improve the appearance of the street and to buffer pedestrians from vehicular traffic.

6. Hardy, salt-tolorant trees will be planted in The Village Square Parking Pad.

Street Trees

Large Shade TreesLarge Shade Trees and Soft Landscaping

Additional Soft landscapingSilva Cells


Public Art

3.5.5

Public Art Design Guidelines

1. Public art will be incorporated into the public realm to beautify public spaces, enhance their meaning to the community and contribute to Humbertown’s distinct sense of place.

2. New development and redevelopment will consider public art opportunities as part of the project design.

3. Public art may be incorporated into structures such as bollards, pedestrian access points, lighting and street furniture.

Figure 36 Public Art Plan

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LEGEND

Property LineLanternPublic Art*


Washington Mutual Centre Roof Garden


3.6 SustainabilityGreat development is sustainable development. The proposed redevelopment for Humbertown will be LEED silver. It will aim to advance sustainable mixed-use development practices. The following development guidelines outline a commitment to air quality, greenhouse gas reduction, and energy and water efficiency.


Landscaping

3.6.1

Landscaping Guidelines

1. Where possible, existing trees will be retained.

2. Where an existing tree must be removed, new trees will be replanted.

3. Where at-grade parking is proposed, one shade tree will be provided for every five parking spaces.

4. For each townhouse unit, one shade tree will be provided.

5. For every 30m2 of post development soft landscaping, one shade tree will be provided.


Green Roofs

3.6.2

Green Roof Guidelines

1. At least 48% of the available roof space of all mixed-use buildings will be covered by green roofs.


Stormwater Management

3.6.3

Stormwater Management Guidelines

1. Greenroofs, silva cells, rain gardens, bioswales and other on-site stormwater management strategies will be incorporated to retain 5 millimetres of a 5 year storm event for rainwater reuse, onsite infiltration and/or evapotranspiration.

2. Humbertown’s stormwater management system will remove 80% of long-term total suspended solids, before discharge to the municipal system.

3. Water efficient plant species will be used.


Urban Heat Island Reduction Strategies

3.6.4

Urban Heat Island Reduction Guidelines

1. A vegetated façade will be provided along the northern exterior façade of Block 1.

2. High-albedo surface materials will be used for 50% of the Site’s non-roof hardscape.

3. The shade trees within the Village Square Parking Pad will be provided to reduce the Site’s Urban Heat Island effect.


Conceptual Massing Model Looking West


3.7 Built FormSuccessful built form requires strong relationships between buildings and the public realm. The built form guidelines provided here are designed to promote vitality and urban livability. These guidelines will ensure positive relationships between the Site and the surrounding Humber Valley Village context.


Design Quality

4.7.1

Design Quality Guidelines

1. The design of buildings, open spaces and streetscapes should be of the highest quality, utilizing materials and elements that are durable, timeless and sustainable.

2. Architectural diversity will be encouraged to provide design variation.

3. Sustainable design elements and LEED silver accreditation (or equivalent) will be established for all new developments.

4. The creation of special architectural features and/or landscape treatments that will establish Humbertown`s unique character are encouraged.

Sustainable Building PracticesDurable, timeless and sustainable materials

Special Architectural FeaturesArchitectural Diversity


Infill Townhouses

3.7.2

Infill Townhouse Guidelines

1. Townhouses will fit within a 45 degree angular plane gradient, measured from the adjacent residential property line, to maintain sunlight and skyviews and to ensure appropriate transition to the residential areas to the south and west of the Site.

2. Townhouses will front public streets, providing an appropriate amount of space for an entry, front stoop and landscaping between the public sidewalk and the townhouse.

3. Sidewalks will be enhanced to improve the physical accessibility for pedestrians and provide direct access to the surrounding open spaces.

4. Townhouses will have architectural articulation on their façades and on their sides.

5. Parking shall be located in underground shared garages, to preserve the character of neighbourhood streetscapes.


Mid-Rise Buildings

4.7.3

Mid-Rise Building Guidelines

1. Mid-rise buildings will be located on Blocks 3 and 5 and will have a maximum allowable height of up to 11 storey.

2. Mid-rise buildings and podiums will create a comfortable pedestrian environment through continuous street-wall buildings.

3. The massing of mid-rise buildings will be within a 45 degree angular plane, taken from the curb on the opposite side of Royal York Road.

4. The minimum height for grade-related uses will be 5.5 metres, measured floor to floor, to allow a range of flexible commercial uses, adaptable over time.

5. Street level façades will display a high degree of permeability between interior and exterior spaces through the use of transparent windows and doors.

6. Mid-rise buildings will have stepbacks from the podium to reinforce a pedestrian scaled environment.

7. Building frontages should generally align with adjacent building façades, parallel to the street, with some strategic setbacks permitted for covered walkways and building entrances to create architectural interest.

8. Pedestrian weather protection will be provided over entrances to residential and commercial uses.

9. Awnings and other architectural elements may extend up to 2.0 metres from the building face.

10. Canopies may extend up to 5.0 metres from the building face.

11. Main building entrances will be located in clearly visible locations, and directly accessible from pedestrian circulation routes.


Neighbourhood Transition

4.7.5

Neighbourhood Transition Guidelines:

1. The tallest heights will be located at the north of the Site to achieve maximum separation from surrounding low density development, and to ensure adequate access to sky views.

2. Building height and massing will step down to the south, east and west on the Site to limit visual and shadow impacts on neighbouring streets, parks and open spaces.

3. All townhouses and mid-rise buildings will be integrated into their immediate context through careful massing, setbacks in building heights and fit within 45 degree angular planes measured from the opposite edges of each of the abutting street righ-of-ways.

4. A consistent two storey commercial podium will be provided to establish appropriate transition to adjacent low-rise neighbourhoods.

5. Building stepbacks will contribute to the positive definition of public open spaces. Where possible, the stepback between the building podium and taller building elements should be a minimum dimension of 1.5 metres.

6. Where tower footprints are elongated, the narrowest proportion of residential towers should generally be oriented toward neighbourhood areas to the north, to minimize its impact on views and privacy.

7. Stand-alone residential uses will have a minimum 6.0 metre setback from building face to curb, to ensure privacy and comfort of both current and future occupants, as well as the sense of space in the streetscape.

8. The front street wall along Royal York Road will be set back 1.0 metre from the property line.

9. The front street wall along Lambeth Road (along Block 2) will be set back 1.5 metres from the property line.

10. The front street wall along Ashley Road will be set back 2.0 metres from the property line.

45° Angular Plane

P/LP/LP/LP/L

P/LP/LP/LP/L

2.0mlandscape

area

3.3mdriving

lane

3.3mdriving

lane

3.5mbike-friendly

drivinglane

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drivinglane

2.5mparking

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lane 3.3mturning

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3.3mdriving

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1.8mbikelane

1.8mbikelane

2.0mlandscape

area

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area >4.0mpedestrian

zone

>4.0mpedestrian

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zone 1.5mpedestrian

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residential

area

26.0mRoyal York Road R.O.W.

with three travel lanes (bike lanes on both sides)

16.8mroadway

6.0mboulevard

3.5mboulevard

>3.0msetback

Stand-AloneResidential Uses

Commercial/Retail Uses

>5.0mstepback

24.0mThe Kingsway R.O.W.

with two travel lanes (parking on both sides)

12.0mroadway

6.0mboulevard

6.0mboulevard

Figure 37Neighbourhood Transition


Existing Condition


Proposed Development


109URBAN STRATEGIES INC.CLOCKWISE FROM LEFTProposed development looking north; Proposed development looking east; Proposed development looking at the Village Square.


The Lantern


Parking, Servicing and LoadingParking and servicing facilities should be convenient and well located, but should not interfere with the overall comfort and experience of the public realm. Access and circulation elements are to be strategically located or screened from pedestrian view to minimize disruption and to reduce their negative visual impacts.

4.8


4.8.1

Parking and Servicing Design Guidelines

Parking and Servicing

Servicing

Property LineArea Dedicated to ServicingPodium FootprintLantern

Figure 38Parking and Servicing Plan

025

501:4000

100200 m

1. The majority of parking will be located in shared use structured parking facilities located below grade.

2. On-street parking opportunities will be optimized.

3. Parking access and ventilation will be designed with the minimum dimension achievable, and should be treated in a way that does not detract from the quality of the public realm.

4. Blocks 1 and 2 will be serviced by a one-way service lane, located along the west and south sides of the site, connected to The Kingsway (opposite Ashley Road) and Lambeth Road (just west of The Kingsway).

5. Blocks 3 will be serviced by formal internal loading spaces.

6. Block 4 will be serviced by external informal loading spaces located along the south side of Private Street A.

7. Block 5 will be serviced by a formal loading area located on the west side of the block.

8. A pair of “lanterns” will extend from P1 to Level 2. These lanterns will illuminate the underground parking levels, and will act as way finding elements, visually and physically connecting below grade and areas to the grade level.

9. The layout of the P1 parking level will be oriented in such a way as to maximize visual and physical connectivity between the east and west sides of the garage, promoting wayfinding and ease of access across the site.


Parking

025

501:4000

100200 m

025

501:4000

100200 m

LanternResidential Lobby AccessTunnel

Property LineOn-Street ParkingParking StallLanternHumber CourtHumberline

Strath Hum

ber

Ashley Park Road

Ashley Road

Lambeth R

oad

Lamb

eth Roa

d

Bexhill Court

St. Stevens Court

Royal York Court

The Kingsway

The Kingsway

Royal York Road

Canterbury Crescent

St. Georges Road

Regate R

oad

Anglesey Boulevard

Private Street B

Private Street A

Figure 39At-grade Parking

Figure 40Underground Parking (P1 level)


Lambeth Community Green


5ImplementationStrategy


Phasing

5.1

Phasing Guidelines

1. Development on the Site will be built out in two phases.

2. Phase 1 would be divided into two sub-phases (Phase 1a and 1b) and include the streets, blocks, open spaces and buildings east of The Kingsway

3. Phase Two would include the streets, blocks, open spaces and buildings west of The Kingsway.

The Master Plan for Humbertown Centre will be developed over a number of years. The goal will be to complete the develoment in two phases to minimize the length

of construction and associated disruption to area residents and existing businesses on the Site. The phasing strategy will minimize disruption of service on Royal York

Road and will permit the continuation of many retail uses with minimal disruption.

Du

nd

as St W

Royal York Rd

The Kingsway

Islington Av

Kipling Av

Eg

linto

n A

v W

Blo

or S

t W

Scarlett Rd

St C

lair A

v W

Figure 41Existing condition

Figure 42Phase 1

117URBAN STRATEGIES INC.Figure 43 Phase 2

Documents

Humbertown Master Plan: Urban Design Guidelines