Humbertown Master Plan: Urban Design Guidelines

HUMBERTOWN URBAN DESIGN GUIDELINES DECEMBER 2012

AERIAL VIEW OF ROYAL YORK ROAD

JAN. 27, 2014

Aerial view, looking west from Royal York Road

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.

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Contents 1.0 Introduction and Background

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1.1 Study Purpose

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1.2 Overview of the Proposal

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1.3 Surrounding Context

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1.4 The Site and Study Area

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1.5 Evolution of the Site

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2.0 Urban Design Ideas

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2.1 Vision for Humbertown

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2.2 Master Plan Principles

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2.3 6 Structuring Moves

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2.4 Site Plan

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3.0 Development Framework

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3.1 Land Uses

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3.2 Blocks

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3.3 Open Spaces

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3.4 Streets and Pedestrian Connections

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3.5 Streetscapes

87

3.6 Sustainability

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3.7 Built Form

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3.8 Parking, Servicing and Loading

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4.0 Implementation Strategy

4.1 Phasing

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Humbertown Context

1

Introduction and Background

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Figure 1 Site Boundaries

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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 communitybased 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.

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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.

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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

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CLOCKWISE FROM LEFT Aerial view looking east; Aerial view looking south-east; Aerial view looking south-west

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Apartments to the North The area to the north is predominantly characterized by 4-storey walkup 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

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will be developed into four 3-storey townhouses fronting onto Ashley Road.

6 ge Ed yB lese Ang

Humber River to the East

Road

hill

ard lev ou

In 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

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was reconfigured to include bike-friendly shared curb lanes in each

Ashley Park Road ey Road Ashl

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eth mb La

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The Kingsway

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direction. The area east of Royal York contains single-detached housing

Royal York Road

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Strath Humber

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Regate Road

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Lambeth R

adjacent to the Humber River.

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Mix of uses to the South The area to the south is characterized by a mix of residential and

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commercial uses. There are two mid to high-rise apartment buildings

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south of the Site: The James Club (14-storeys) and Royal York Gardens (10-storeys). Dundas Street, between Royal York Road and the Humber

9 s Dunda

Street

West

River, contains grade-related commercial and retail uses and some new mixed-use buildings.

Single Detached Residential to the West S

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The area west of the Site consists of single detached housing. Saint Giles Kingsway Presbyterian Church is also located west of the Site.

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Walk-up apartment buildings

Bexhill apartments

Bexhill apartments

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Strath Humber Court

Humber River Valley

Royal York Road Looking North

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The Kingsway

The James Club and Royal York Gardens

Kingsway Mills

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Saint Giles Kingsway Presbyterian Church

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Adjacent residential uses

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Adjacent residential uses URBAN STRATEGIES INC.

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The K

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Lambeth Road

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

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.

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Figure 4 Diagram illustrating the current site configuration andURBAN adjacentSTRATEGIES uses INC.

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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 broadbased needs of its surrounding community and to remain successful and competitive as a neighbourhood shopping centre, Humbertown now needs to be redeveloped.

The Project Team has consulted extensively with community

First Capital Realty acquired the Site in 2006 and has contemplated

to Councillor Lindsay Luby and executives of the HVVRA. Although there

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.

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 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) mixeduse buildings ranging in height from 11-storeys to 21-storeys. The application was deemed complete on February 9, 2012.

Project Timeline Ideas Competition

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

(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) mixeduse 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

2010

2011 Project Introduction to HVVRA

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Initial Public Consultation

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

2011-2012

Original Submission

Application deemed complete on February 9, 2012 Preliminary Staff Report goes to Council on March 1, 2012

2012 Spring 2012

First Capital partners with Tridel

Summer 2012

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

Fall 2012

Refined proposal submitted on September 6, 2012

Consultation with Working Group

2012-present

(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.

Initial Design

1st Community Meeting on September 11, 2012 Design Review Panel September 21, 2012 2nd Community Meeting on October 18, 2012

Winter 2012

Refined proposal submitted on December 14, 2012

Project Refinement

The City’s Preliminary Staff Report (dated March 1, 2012) indicated

Significant consultation has occurred to respond to these issues since

that the following issues required further review and analysis:

the original application was submitted in January 2012.

• 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;

Following the direction from Etobicoke Community Council, a Working

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

group meetings were conducted over the course of four months.

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 Throughout the working group sessions members were supportive of

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

the Site’s redevelopment but raised concerns with height and density,

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

traffic patterns during construction. Two community meetings were

• 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.

the number of proposed buildings, and the potential increase to local 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

FROM RIGHT TO LEFT May 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

perspectives, define concerns and to attempt to address them.

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

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CLOCKWISE FROM TOP Panorama view 2011; Loading and serving laneway 2011; The Kingsway 2011; Humbertown surface parking lot 2011

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The Humberline

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Urban Design Ideas

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Hudson River Park, New York 24

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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.

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Figure 5 The Humbertown Mix URBAN STRATEGIES INC.

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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 1

Principle 2

Encourage community vitality through a mix of uses

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

The design of new infrastructure, buildings, and

A fine-grained pattern of streets and blocks will

open spaces will accommodate and encourage

encourage walking and cycling, facilitate ease of

a wide variety of uses to support an active and

movement, and improve safety. Eyes on the street,

diverse community.

parks and walkways reinforced by the new mix of uses will make the Site more comfortable for pedestrians.

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Principle 3

Principle 4

Principle 5

Develop beautiful edges that respect the community

Integrate mobility, parking and servicing

Create high-quality open spaces

The scale of new buildings will be carefully

Most parking will be located underground in

A network of well-designed green spaces,

designed to create a transition in height

bright, attractive, and well-designed garages to

courtyards, walkways and pedestrian-

to the surrounding community. Building

create a pedestrian-oriented neighbourhood,

oriented streetscapes will provide a variety of

envelopes and the spaces between them will

maximize active frontages, support a pedestrian-

experiences for new and existing residents,

be designed to ensure appropriate privacy for

oriented neighbourhood and maximize

shoppers and visitors. The Humberline, the

residents, sunlight penetration into the Site and

development opportunities. On-street parking

Village Square, Humber Court and Lambeth

appropriate shadowing on and off the Site.

and a small supply of surface parking will be

Community Green will be the focal open spaces

used to support “short-stay� commercial uses.

within the Site.

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2.3

6 Structuring Moves 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.

Refine the block structure and create

Focus on The Kingsway as the primary

Bury loading and servicing activities inside

The Village Square - a gathering space for

retail spine.

the site to improve the condition along

the community and visitors at the heart of the development.

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Lambeth Road.

Create The Humberline - a series of

Offer a diverse mix of housing options to

Provide an easy to navigate parking

interconnected publicly accessible open

attract different markets: young professionals,

strategy.

spaces running from Lambeth Road to Royal

families, ‘empty nesters,’ and seniors.

York Road.

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2.4

Site Plan

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.

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SITE PLAN

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m Hu

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rey

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to 3S

Lambeth Community Green

1 Storey

4 Storeys

8 Storeys

2 Storeys

ys

tore

4S 12 Storeys 2 Storeys The Village Square

10 Storeys 8 Storeys 2 Storeys

2 Storeys Humber Court

6 Storeys 1 Storey 6 Storeys

2 Storeys

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Humber Court, looking west from Royal York Road

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Development Framework

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Disera Drive, Vaughan 34

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3.1

Land Uses A 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.

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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

Mix of land uses

CafĂŠs and restaurants

Individual Entrances

Second level retail uses

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 cafĂŠs.

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

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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 graderelated units, and 1-bedroom, 2-bedroom

Mix of building types

Townhomes

Outdoor Amenity Spaces

Indoor Amenity Spaces

and townhouse units.

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

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BLOCK 5

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The Kings way

BLOCK 3

Royal York Road

Ashley Park Road

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Figure 6 Development Blocks

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3.2

Blocks 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.

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Hudson River Park, New York 40

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3.3

Open Spaces 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.

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General Open Space Guidelines 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.

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.

High quality materials

CPTED principles

Indigenous, drought resistance plant material

Grading treatments

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.

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LAMBETH COMMUNITY GREEN

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VILLAGE SQUARE

2 2 7

6

4

3

BLOCK 2 4

7

3

BLOCK 3

Lantern Outdoor Amenity Outdoor Day Care Amenity Pedestrian Bridge Optional Pedestian Bridge Paving Concrete Paving Humberline High Albedo (50%) Paving

2

4

ET ‘A’

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1 BLOCK 4

E STRE PRIVAT

BLOCK 5

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2

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ROYAL YORK ROAD

PRIVATE STREET ‘B’

LAMBETH ROAD

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BLOCK 3

1 2 3 4 5 6 7

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THE KINGSWAY

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PRIVATE STREET ‘B’

LAMBETH ROAD

VILLAGE SQUARE

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THE KINGSWAY

Legend 211 Proposed Trees Transplanted or Large Caliper Trees in Softscape Trees in Hardscape 19 Existing Trees Extensive Green Roof Intensive Green Roof Proposed Turf Planting Bed Legend Bench Seating 211 Proposed Trees Bench Seating Transplanted or Curved Large Caliper Bistro Table Seating Trees in Softscape Bollards Trees in Hardscape 19 Existing Trees Tree Grate (circular & square) Property Line Extensive Green Roof Pedestrian Crossing Intensive Green Roof Proposed Turf Parking Entrance Fire Hydrant Planting Bed 1 Bus Stop Bench Seating Public Art Location 2 Seating Curved Bench Lantern Bistro Table3Seating Outdoor Amenity Bollards 4 Day Care Amenity 5 Outdoor Tree Grate (circular & square) 6 Pedestrian Bridge Property Line 7 Optional Pedestian Bridge Pedestrian Crossing Parking Entrance Paving Concrete Paving Fire Hydrant Humberline High Albedo Bus Stop (50%) Paving Public Art Location

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2

1 ROYAL YORK ROAD

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Figure 7 Concept and Landscape Plan

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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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3.3.2 Village Square Design Guidelines

1. Village Square will be the central public

4. Adjacent ground-level retail uses will

gathering space for the community. It

animate the Square. Associated outdoor

will provide over 1,375m² of publicly

features such as patios, canopies,

accessible open space, consisting of:

plantings, public art, signage and other

The Square, The Steps, and the Kingsway

display elements will be designed

Linear Green.

to enhance the visual amenity and

2. Special paving, landscape planters, benches, and other furniture elements

pedestrian comfort for visitors.

5. The Steps will open onto the Village

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

will be designed to reinforce Humbertown

Square. This monumental architectural

Green will extend through the parking

Square as the focal point of the area.

feature will be designed with varying

area creating a unique landscape that

Amenities (e.g. power outlets, lighting,

widths and heights to invite sitting,

functions to further reduce the Site’s

etc.) will be provided to allow for special

lounging, and people-watching.

urban head island effect.

occasions.

3. The Square will be the setting for public

6. The Kingsway Linear Green offers an

8. Parking stalls will be demarcated with

intimate green public amenity space as

reflective pavement markers. Curbs

events. A multi-use stage or performance

an extension and complement to the

should be demarcated with bollards.

area will be designed to engage visitors,

Village Square. Trees will be planted at

Traditional painted markings are

residents and employees.

10.0 meter intervals along The Kingsway,

discouraged.

in rows that are approximately 6.0 meters

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apart. This will create a canopy of shade

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ff

Drop-o

Parking Pad

Kingsway Linear Green

Figure 8 The Village Square Plan

Multi-Use Stage

The Steps

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5 6

Parking Pad

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Kingsway Linear Green

Multi-Use Stage

3

The Steps

1. KINGSWAY LINEAR GREEN

2. MULTI-USE STAGE

3. THE STEPS

4. INTEGRATED STORM WATER MANAGEMENT

5. PARKING PAD

6. SPACE FOR SPECIAL EVENTS

Figure 9 The Village Square

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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.

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3.3.3 Humber Court Design Guidelines

1. Humber Court will extend across Private

4. Trees will be planted at approximately 7.0

Street A, from building face to building

metre intervals. Trees along the north side

face. It will incorporate special paving

of Private Street A will be planted in raised

materials, bollards, a row of trees on

planters with seating accommodated within

each side of the street, patio furniture,

their structure.

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.

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.

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 staurant fé and re patio, ca

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

zone

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 HUMBERTOWN: URBAN DESIGN GUIDELINES

Figure 10 Humber Court Plan

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52

0

visitors.

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1. SPECIAL PAVING

2. PATIO, CAFÉS AND RESTAURANTS

PRIVATE STREET A

3

3. PEDESTRIAN BRIDGE 2

1

Figure 11 Humber Court

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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.

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3.3.4 Lambeth Community Green Guidelines

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.

Saint Giles Kingsway Presbytarian Church Junior Play Equipment

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

Lambeth Community Green Lawn

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

Figure 12 Lambeth Community Green Plan

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1. JUNIOR PLAY EQUIPMENT

2. LAWN

3. MULTI-USE PATHWAY

2

Lambeth Community Green Lawn

3 1

Figure 13 Lambeth Community Green

Junior Play Equipment

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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.

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3.3.5 The Humberline Guidelines

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

Lambeth Community Green

be programmed with a variety of adjacent active and passive uses.

3. People-oriented uses such as cafĂŠs, 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

Village Square

Humberline.

The Steps

Humber Court

Figure 14 The Humberline Plan

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SPECIAL PAVING AND FURNITURE

Hu mb

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ine

ACTIVE USES

ine

erl

mb Hu

b Hum

PUBLIC ART

erlin e

Figure 15 The Humberline

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3.4 4.2

Streets and Pedestrian Connections Streets will define be the the primary location organizing and sizeelement, of development defining the blocks, location and buildings andsize open of spaces development within blocks, the Site.and Humbertown’s buildings and new open spaces network of streets withinwill thebeSite. designed Humbertown’s to comfortably new network accommodate of streets willcyclists, pedestrians, be designed transittoand sustain motorized variousvehicles. routes for pedestrians, cyclists, transit and motorized vehicles.

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

3.4.1 Pedestrian Network Design Guidelines: 6. Streetscape design will include ample

barrier free and clearly designated.

integration and accessibility of the Site.

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The lanterns will be publicly accessible,

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vertical, light-filled glass columns that connect pedestrians with the

Village Square

Canterbury Crescent

underground parking garage and house Royal York Road

Humber Court

Royal York Road

Royal York Road

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universal accessibility.

Roya Ashley Park Road

stairs, escalators and elevators to ensure

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with transparent frontages at grade to animate the public realm and provide ‘eyes on the street’.

8. Pedestrian bridges will provide additional

urt Co rk

support a safe pedestrian environment

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

Lambton Woods

connect the Humberline across The HUMBERTOWN: URBAN DESIGN GUIDELINES

Kingsway.

Figure 16 Pedestrian Network

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64

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5. Development along pedestrian routes will

Kin

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and/or colours that identify their function.

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Strath Humber

will have differentiated paving materials

7. “Lanterns” will extend from P1 to Level 2 to provide a high level of vertical

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Ash

4. The design of pedestrian street crossings

St. Giles Kingsway Presbytarian Church

Lambeth Road

generous whenever possible.

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dimension of 1.5 metres but be more

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Bexh

3. Sidewalks widths will have a minimum

St. Ge org e

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will be continuous, universally accessible,

landscaping.

Bou sey Angle

2. Sidewalks and pedestrian street crossings

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oriented amenities such as benches and

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Lambeth Cres.

scaled lighting and other people-

other transportation modes.

ton Pl

pedestrian circulation and comfort above

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pedestrian circulation space, pedestrianRegate Road

feature a mobility network that prioritizes

La

1. The redevelopment of Humbertown will

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LEGEND Property Line Signalized Intersection Bus Stop Pedestrian Bridge Potential Future Pedestrian Bridge Main Pedestrian Routes Humberline Lantern Residential Lobby Access Pedestrian to Parking Access Parking/Service Access

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Figure 17 Pedestrian Network

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25 50

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

Coordinated Street Furniture

Transit stops aligned with mid-block crossings

Accessible TTC Bus Service

Close to the Royal York Subway Station

adjacent uses and transit stops and helps to establish a finely-grained network of interconnected streets and blocks.

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LEGEND Property Line Bus Route Bus Stop Signalized Intersection

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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

Sculptural Bicycle Racks

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.

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Dedicated on-road bike lanes

Bicycle racks will be part of the streetscape

LEGEND Property Line On-road bike-friendly curb lane Signed bike route Key Bicycle Crossing Signalized Intersection Lantern

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Figure 19 Cycling Network

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Street Network

Royal York Road Helston Pl

Regate Road

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.

v oule ey B

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ard

Royal York Road Design Guidelines

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St.

3.4.4.a

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

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B ex

safe pedestrian activity.

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BLOCK 2

BLOCK 1

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demarcated with special paving, bollards, trees and light standards

Ste

3. Where it runs adjacent to the Humberline, Royal York Road will be to read as an extension of the Humberline.

accommodate vehicles and cyclists together.

BLOCK 4

treet A Private S

Private Street B

BLOCK 5

5. Royal York Road will have wide curbside lanes to comfortably

The

way

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Cresc

ent harmonized with the character on the east side of Royal York Road.

The Kings

Ash

Canterbury

Lambeth Road

4. Landscape design on the west side of Royal York Road will be

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

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Figure 20 Royal York Road

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Property Line

Property Line ~2.0m setback

6.5m

stepback

C/L

3.5m

pedestrian zone

3.5m

landscape area

7.0m

proposed boulevard

1.4m bike lane

3.3m

driving lane

3.3m

driving lane

3.0m

turning lane

3.3m

driving lane

1.4m bike lane

15.7m roadway

Royal York Road 26.5 to 35.0m R.O.W.

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

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The Kingsway Helston Pl

Regate Road

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 v oule ey B

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1. The Kingsway will accommodate the Toronto Urban Design

Ge org es

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Streetscape Manual detail T-1A. 1. Wide sidewalks will be designed to provide an animated area for safe pedestrian activity.

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B ex

2. Where it runs adjacent to the Humberline, The Kingsway will be

h bet

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demarcated with special paving, bollards, trees and light standards

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Co St.

BLOCK 2

BLOCK 1

Ste

to read as an extension of the Humberline.

s ven urt Co

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

BLOCK 5

needed along The Kingsway, they will be designed with the minimum dimension achievable, and aligned with existing streets.

BLOCK 4

treet A Private S

Private Street B

4. Where access ramps to servicing or underground parking are

The

way

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oad ley R

Crescent

The Kings

Ash

Canterbury

Lambeth Road

buffering traffic for pedestrians.

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

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Figure 22 The Kingsway

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Property Line

Property Line

C/L

Potential Future Pedestrian Bridge

3.3m

pedestrian zone

1.8m landscape area

5.1m

proposed boulevard

2.5m

layby parking

4.0m

bike-friendly driving lane

4.0m

bike-friendly driving lane

13.0m roadway

2.5m

layby parking

1.8m landscape area

3.3m

pedestrian zone

5.1m

proposed boulevard

The Kingsway 23.17m R.O.W.

Figure 23 Typical Mid-Block Cross Section through The Kingsway

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Lambeth Road Helston Pl

Regate 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 v oule ey B

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1. Lambeth Road will accommodate the Toronto Urban Design

Ge org es

s Angle

St.

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.

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B ex hill

3. The north side of Lambeth Road will be designed to carry the

urt

Co St.

BLOCK 2

BLOCK 1

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4. Where it runs adjacent to the Humberline, Lambeth Road will be

landscaped terraces, ramps and stairways to ensure that there are no abrupt blank walls.

BLOCK 4

treet A Private S

Private Street B

BLOCK 5

5. The grade change along Lambeth Road will be addressed with

The

way

y swa King

oad ley R

Crescent

The Kings

Ash

Canterbury

Lambeth Road

demarcated with special paving, bollards, trees and light standards to read as an extension of the Humberline.

s ven

been designed to preserve existing trees.

Ste

majority of pedestrian traffic. The meandering sidewalks have

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

ya Ro o lY Co rk

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Figure 24 Lambeth Road

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Property Line

Property Line

C/L

3.75m driving lane

3.75m driving lane

7.5m roadway

4.5m

landscape area

2.1m

pedestrian zone

5.5m

private setback

Proposed Townhouse

6.6m

boulevard

Lambeth Road 15.5 R.O.W.

Figure 25 Typical Mid-Block Cross Section through Lambeth Road (west of The Kingsway)

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Lambeth Road Helston Pl

Regate Road v oule ey B

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s Angle

St.

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B ex hill urt

Co St.

BLOCK 2

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BLOCK 1

s ven urt Co

Castle Hill Townhomes, Toronto

BLOCK 4

treet A Private S

BLOCK 5

y swa King

oad ley R

The

way

Ash

Crescent

The Kings

Private Street B

Lambeth Road

Canterbury

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

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Castle Hill Townhomes, Toronto

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Figure 26 Lambeth Road

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Property Line

Property Line

C/L

4.25m

bike-friendly driving lane

4.25m

bike-friendly driving lane

8.5m roadway

5.0m

landscape zone

2.1m

1.8m

pedestrian private zone setback

7.1m

boulevard

Lambeth Road 20.0m R.O.W.

Figure 27 Typical Mid-Block Cross Section through Lambeth Road (east of The Kingsway)

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Ashley Road Helston Pl

Regate Road

While Ashley Road has an existing righ-of-way width of 23.0 metres, it has a designated right-ofway 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 v oule ey B

Ge org es

s Angle

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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,

L am

h bet

ad Ro

B ex

wayfinding and identifiable pedestrian crossings.

hill urt

Co St.

BLOCK 2

BLOCK 1

s ven urt Co

the south side of Ashely Road, it will be designed with the

Ste

3. Where an access ramp to underground parking is needed along minimum dimension achievable, and aligned with the existing

BLOCK 5

BLOCK 4

treet A Private S

Private Street B

controlled by a traffic signal.

The

way

y swa King

oad ley R

Cresc

4. The intersection of Ashley Road and Royal York Road should be ent

The Kings

Ash

Canterbury

Lambeth Road

Kingsview Apartment driveway.

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

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Figure 28 Ashley Road

50

private setback

Property Line

Property Line 2.5 to 3.8m

C/L

1.6m pedestrian zone

8.9 - 11.5m proposed boulevard

3.5m

landscape area

4.25m

bike-friendly driving lane

3.25m

driving / turning lane

3.25m

driving / turning lane

4.25m

bike-friendly driving lane

15.0m roadway

Ashley Road 23.0m R.O.W. (existing)

Figure 29 Typical Mid-Block Cross Section through Ashley Road

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Private Street A Helston Pl

Regate Road

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 v oule ey B

Ge org es

s Angle

St.

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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

L am

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B ex

table, to discourage vehicular speeding.

hill urt

Co St.

BLOCK 2

BLOCK 1

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4. The north side of Private Street A will include a wide sidewalk with

BLOCK 5

area for safe pedestrian activity.

5. Layby parking will be provided on both sides of the Private Street

y swa King

BLOCK 3

Royal York Road

Strath Humber

atmosphere.

6. Pedestrian bridges will be provided between Blocks 3 and 4. They

Ashley Park Road

A to calm traffic and to create a more pleasant pedestrian

ya Ro o lY Co rk

bridge will provide a bright, safe and weather-protected connection

BLOCK 4

treet A Private S

Private Street B

south side of Private Street A will be designed as an animated

The

way

oad ley R

Cresc

and landscaped to feel like an extension of the Humberline. Theent

The Kings

Ash

Canterbury

Lambeth Road

a row of trees, and will be designed to support public interaction,

urt

for pedestrians.

s ven

paving, bollards, trees and light standards.

Ste

3. Private Street A will be demarcated through the use of special

0

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Figure 30 Ashley Road

50

C/L

2.7m

pdestrian area

2.8m

landscape zone

5.5m

proposed boulevard

2.5m layby parking

3.5m

shared lane

3.5m

shared lane

2.5m layby parking

12.0m roadway

2.9m

landscape zone

4.1m

pedestrian zone

4.0m patio zone

11.0m proposed boulevard

Private Street A 28.5m R.O.W.

Figure 31 Typical Cross Section through Street C

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Private Street B Helston Pl

Regate Road

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 v oule ey B

Ge org es

s Angle

St.

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1. Private Street B will accommodate the Toronto Urban Design Streetscape Manual detail T-1A. 2. Wide sidewalks will be designed to provide an animated area for safe pedestrian activity.

L am

h bet

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B ex hill

3. Layby parking will be provided on both sides of The Kingsway to

urt

Co St.

BLOCK 2

BLOCK 1

Ste

calm traffic and to create a more pleasant pedestrian atmosphere.

s ven urt Co

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

oad ley R

BLOCK 4

y swa King

Ash

BLOCK 5

minimum dimension achievable.

The

way treet A Private S

the north side of Private Street B, it will be designed with the

The Kings

Private Street B

Lambeth Road

5. Where an access ramp to underground parking is needed along Crescent Canterbury

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

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Figure 32 Private Street B

50

C/L

2.5m

pedestrian zone

2.0m

landscape zone

4.5m

proposed boulevard

2.5m

layby parking

4.25m

bike-friendly driving lane

4.25m

bike-friendly driving lane

11.0m roadway

2.0m

landscape zone

2.9m

pedestrian zone

4.9m

proposed boulevard

Private Street B 20.4m R.O.W.

Figure 33 Typical Mid-Block Cross Section through Street B

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Private Street B Helston Pl

Regate Road v oule ey B

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St.

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B ex hill urt

Co St.

BLOCK 2

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BLOCK 1

s ven urt Co

BLOCK 4

treet A Private S

BLOCK 5

y swa King

oad ley R

The

way

Ash

Crescent

The Kings

Private Street B

Lambeth Road

Canterbury

BLOCK 3

Royal York Road Ashley Park Road

Strath Humber

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Vancouver

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Figure 34 Private Street B

50

C/L

2.5m

pedestrian zone

2.0m

landscape zone

4.5m

proposed boulevard

4.25m

bike-friendly turning lane

3.5m

turning driving

4.5m

bike-friendly driving lane

11.75m roadway

2.0m

landscape zone

3.1m

pedestrian zone

5.1m

proposed boulevard

Private Street B 21.4m R.O.W.

Figure 35 Cross Section through Private Street B (at Royal York Road)

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3.5

Streetscapes The 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.

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General Streetscapes 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.

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

Coordinated Tree Planting

Pedestrian oriented uses

Active urban setting

Mix of uses

safety. Nonetheless, visibility, lighting, surveillance and other CPTED principles will be considered.

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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

Coordinated Street Furniture

Coordinated Street Furniture

Decorative paving details and bollards

High-quality street furniture

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.

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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.

Coordinated Lighting

All Public Areas will be Adequately Lit

Pedestrian-scale Lighting

Coordinated Signage Lighting

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.

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Street Trees

3.5.4 Street Tree Design Guidelines 1. 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 30m続 of high quality soil (as per the Toronto Green Standard) to support tree growth, or 15m3 each in a shared soil volume.

Large Shade Trees and Soft Landscaping

Large Shade Trees

Silva Cells

Additional Soft landscaping

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.

Public Art

LEGEND Property Line

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Lantern 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.

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Figure 36 Public Art Plan

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50

Washington Mutual Centre Roof Garden

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3.6

Sustainability Great 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.

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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.

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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.

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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.

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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.

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Conceptual Massing Model Looking West

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3.7

Built Form Successful 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.

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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

Durable, timeless and sustainable materials

Sustainable Building Practices

Architectural Diversity

Special Architectural Features

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.

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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.

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

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

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.

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Mid-Rise Buildings 4.7.3 Mid-Rise Building Guidelines 1. Mid-rise buildings will be located on

7. Building frontages should generally align

Blocks 3 and 5 and will have a maximum

with adjacent building faรงades, parallel to

allowable height of up to 11 storey.

the street, with some strategic setbacks

2. Mid-rise buildings and podiums will create a comfortable pedestrian environment through continuous streetwall 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 faรงades will display a high

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

degree of permeability between interior

accessible from pedestrian circulation

and exterior spaces through the use of

routes.

transparent windows and doors.

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

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Neighbourhood Transition 4.7.5 Neighbourhood Transition Guidelines: 1. The tallest heights will be located at the

8. The front street wall along Royal York

6. Where tower footprints are elongated,

north of the Site to achieve maximum

the narrowest proportion of residential

Road will be set back 1.0 metre from the

separation from surrounding low density

towers should generally be oriented toward

property line.

development, and to ensure adequate

neighbourhood areas to the north, to

access to sky views.

minimize its impact on views and privacy.

2. Building height and massing will step

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

7. Stand-alone residential uses will have a

down to the south, east and west on the

minimum 6.0 metre setback from building

Site to limit visual and shadow impacts

face to curb, to ensure privacy and comfort of

on neighbouring streets, parks and open

both current and future occupants, as well as

spaces.

the sense of space in the streetscape.

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

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 P/L

abutting street righ-of-ways.

4. A consistent two storey commercial

P/L

P/L

>5.0m stepback

podium will be provided to establish ng

째A 45

appropriate transition to adjacent low-rise

an Pl e

the positive definition of public open

ar

5. Building stepbacks will contribute to

ul

neighbourhoods.

Commercial/ Retail Uses

spaces. Where possible, the stepback

>3.0m

between the building podium and taller building elements should be a minimum dimension of 1.5 metres.

Stand-Alone Residential Uses

setback

Figure 37 Neighbourhood Transition

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Existing Condition 106 HUMBERTOWN: URBAN DESIGN GUIDELINES

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CLOCKWISE FROM LEFT Proposed development looking north; Proposed development looking east; Proposed development looking at the Village Square.

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The Lantern

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4.8

Parking, Servicing and Loading Parking 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.

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Parking and Servicing 4.8.1 Parking and Servicing Design Guidelines

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

Servicing

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.

Property Line

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Figure 38 Parking and Servicing Plan

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Area Dedicated to Servicing Podium Footprint

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Lantern 200 m

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.

0

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.

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Parking

Regate Road

St. es org Ge

ad Ro beth

rd ouleva Anglesey B

L am

d Roa

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St. Ste

rt Cou

1:4000

Private Private Street A

Street B

oad Ashley R

1:4000

sway e King

200 m

s ven

200 m

Humber Court HumberlineTh

Residential Lobby Access Tunnel

Lantern

Kin gsw ay

50

ourt ill C

100

Parking Stall The

Lantern

25

Bexh

50

On-Street Parking Lamb eth R oad

Cres cent

Figure 40 Underground Parking (P1 level)

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Cant erbur y

Property Line

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Figure 39 At-grade Parking

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114 HUMBERTOWN: URBAN DESIGN GUIDELINES Lambeth Community Green

5

Implementation Strategy

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Phasing 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 Av disruption. tonminimal

Isling

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

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

Ki

ng

sw

ay

of The Kingsway.

Royal York Rd

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Figure 42 Phase 1

e

blocks, open spaces and buildings west

Th

3. Phase Two would include the streets,

Figure 43 Phase 2

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