Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

1. Introduction

The study was conducted in order to help the developer or landowner understand the
conditions of the site (7439-7441 Kingston Road), and assisting successful completion of the
project. The developer requires the design of two buildings on two floors with a mix of shops,
leasing office, eating establishments and hopes the project will meet the constantly growing
demand for sustainability.

Therefore, our office analyzed the urban contextual, legal, and environmental
characteristics of the site through on-site research also documentary and statistical research
using the Internet and books. The legal review was based on the Toronto Official Plan, zoning
by-Toronto, Ontario Building Code. Green Standard 2.0, and the Design Guidelines were
reviewed also for sustainability of the project.

SITE ADDRESS: 7437-7441 KINGSTON ROAD, SCARBOROUGH, ONTARIO

CURRENT ZONING & BY-LAW: Former Township of Pickering Zoning By-Law 3036 C3-
Highway Commercial

PROPOSED ZONING & BY-LAW: Mixed use area CR 0.7 (c0.7; r0.0) SS3, City of
Toronto Zoning By-Law 569-2013

Fig 1

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

2. History of Site

Kingston road and Highway 401

Fig 2

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

As its name suggests, from its completion in 1817 to the completion of the 401
Highway, Kingston Road was the most important road connecting Toronto and Kingston. The
increased traffic in the ‘50s and ‘60s between Toronto and eastern Canada created
numerous motels on Kingston Road. However, with the completion of the 401 Highway, the
adjacent area to Kingston Road begins to decline.

Rouge Neighborhood

Rouge Neighborhood, where the site is located was a suburban farm community until
the 1950s. After the construction of the 401 Highway, the first houses were opened on
Shepherd Avenue in the early sixties, but most of the area remained undeveloped until the
1980s. Since the 1990s, a considerable amount of housing, shopping centers, parks and
recreation centers have entered the area, transforming it into a high-class suburban
residential area. As can be seen from the two statistics (Fig 2 & Fig 3), most of the
residential areas around the Royal rouge trail have been in the 90s and after 2011.

Past and expected changes in populaiton

1200
1000 1027
927
Fig 3 870 Fig 4
800 776
600
400 440

200
0
2009 2014 2017 2019 2024

38%

61%

1%

1981-1990 2001-2005 After 2011

3. Present and Existing Site Conditions

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

3.1 Location

Fig 5

The site is located between the low-rise residential area and the highway. Along the
Kingston Road, there are a variety of shops, mainly cafes, restaurants and a large shopping
center is on the southeast. The Rouge Valley Park on the west and north. Highway 401 is on
the southeast side of the site, which form the physical boundaries of the neighborhood in that
direction.

The Fig 6 displays the areas that can be reached on foot within 10 minutes from the
ground, as you can see from the pictures, a large discontinuity makes it difficult to access on
foot to the site.

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

Fig 6 Fig 7

The Kingston-Shepherd Bus Station offers access to public transportation on a variety

of routes, but is less accessible because of the distance between the transfer point and the
site. As a result, predictable key customers can be
identified using the Kingston Road as a vehicle
driver traveling across Toronto and the Pickering 17% 15%
area or people taking Highway 401 and the
residents of low-rise residential areas across the
4%
Kingston Road.
18%

3.2 Statistical Analysis

25%
5%
As mentioned in the previous chapter,
building close relationships with adjacent 16%
settlements is a key factor in the success of the
project. Therefore, the characterization of the 0 - 29,999 -59,999 -79,999
residential area near the site should be preceded. -99,999 -149,999 -199,999
According to the National Household Survey of 200,000+
Ward 44, provided by the city of
Fig 8

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

Not Applicable Management Own Rent

Business, Finance Sciences
Social Sicence Art, Culture 11%
Sales and service Etc.

4%
6%
9%

24%

3% 32%

11%
89%
11%

Fig 9 Fig 10

Toronto, the population in this region is predominantly Caucasians and Europeans with high-
income, which shows that most homes are self-owned. Therefore, it is expected that a high-
end strategy will be effective in selecting programs and building materials.

3.3 Lot Size and Topography

The site is a trapezoidal land

with a length of 134.5 meters and a
depth of 71.32 meters. The total
area is 12,606m2.
As shown in the contour lines
and sections below, it is generally
flat except for the slopes located
on the north side of the site. There
is a level difference of about 10
meters from the 401 Highway
adjacent to the southeastern side
of the site, which serves as a buffer
to prevent the noise from the
highway, and It would be effective Fig 11
if a bioswale is planned in this point.

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

3.4 Site Description

Currently, the site has been left for a long time and is covered with vegetation. Nine
trees on the site and six trees in the City road adjacent to the subject site, with diameters of
over 30cm, require special attention during development. The vegetation that exists between
the highway and the ground can be expected to play a role of shielding visibility and noise from
the direction of the expressway, so that it can be utilized by adding additional planting and
landscaping.

Fig 12

Fig 13 Fig 14

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

There are two fire hydrants on the side adjacent to the Kingston Road. It is a factor that
must be reflected in the entrance and layout plan. The McDonald's approach road on the south
side and the gas station approach road on the north side are wide enough to be used fire
brigade access.

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

Fig 15 Fig 16

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

There is a concrete paved sidewalk between Kingston Road and the site. In Some
sections, bush that grew out from the site block the pedestrian's view and path from. This
contrasts with the pedestrian walkway across the Kingston Road and the nearby Shepherd
Road where bicycle roads are installed, and should encourage the use of pedestrians through
the extension of bicycle paths, the active improvement of roadsides and India.

As you can see from the picture, there are a considerable number of trees on the
western side of Kingston Road. There is a certain gap between roads and houses and privacy
is maintained through the installation of fences.

4. Climatic influences

The climate plays a vital role in site selection as well as the what is going to be built on
the site. From sunrise to sunset, from rain to snow little details can determine what kind of
structural integrity and balance we need for it.

4.1 Sun and moon rise/set

During the summer, the altitude of the sun rises to 68 degrees, and when the building is
positioned towards the South, the installation of a canopy seems inevitable. In order to
compensate for low sun altitude and sunshine hours during winter, an active natural light inflow
strategy such as top light is necessary. If landscaping is done on the northern slope, the

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

maximization of green area can be considered through the planting of fern plants that are
resistant to poor sunshine. If the building has an opening on the east or west side, installing a
Breeze Sole can be considered, in order to prevent excessive sunlight and noise. As we have
the existing trees along the property line south side of the lot, they will play an important role
for shading during full summer time, so people can enjoy outdoors without the fear of
sunburns.

4.2 Prevailing winds

Fig 18

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

The most prominent wind throughout the entire season is the southeastern coast. The
landscape and layout are needed to protect pedestrians from strong winds blowing in the
longitudinal direction and north wind blowing in the winter. We can add protection by providing
medium sized hedges which can block the wind.

4.3 Precipitation level

As can be seen from the graph that the peak rainy season is during fall (Aug n Sep)
and during that time the excess water from the rain can be retained through bioswale or other
rain water collector through roof or other methods can be reused or used for watering
landscape.

90

80

70

60

50

40

30

20

10

0
JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC

Monthly rainfall (mm) Monthly snowfall (cm)

Fig 19

5. Applicable Zoning Regulations

5.1 Zoning for Site

According to the Toronto Official Plan, the site is now a mixed-use area, and according
to Township of Pickering By-law Number 3036, is classified as a Second Suite zone for
residential purposes. Considering the characteristics of the Kingston Road, the site needs to
be re-zoning as a mixed-use area, and Commercial Residence area, and requests for it are
currently being processed. Therefore, this study intends to examine the legal basis on this
basis.

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

Fig 20

5.2 Setbacks

According to zoning by-law, there is no need for three hundreds of adjacent roads.

Fig 21
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Thus, it is possible to construct scenic streets by utilizing appropriate landscaping, street

furniture, and facades of buildings. From the southern and northern sides of the site, you need
three sets of 5.5 meters. This setback is absolutely necessary for sufficient sunshine and
ventilation.

McDonald's on the Kingston Road side requires three sets of oblique lines in order to
secure visibility, and no objects blocking the view beyond a certain height in the layout of the
building and the landscape plan can be placed in this section.

Apart from that, according to MTO, you need three sets of 14 meters from the 401
freeway. It can be used to shield the site from the noise of the highway.

5.3 Height Restriction

According to OBC, the zoning by-law the area has a height limit of 11 meters.
According to this regulation, it is possible to plan up to three floors, but considering the
surrounding low-rise residential area and the scenery of Kingston Road, it is desirable to build
a low-rise building of one to two stories.

5.4 Density

The total area is limited to 70% of the actual lot area, 8824.2m 2 from 12,606m2, can be
used as building area. Since the maximum depth of the building is not defined, it is possible to
designgn a relatively free floor plan.

Fig 22

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As can be seen from the figure ground map, the area has an average density of 0.3,
which is low. In addition, Zoning by-law recommends a minimum use of land area. Given this
context, each building provides a minimal area that meets the needs of the developer, and is
actively linked to a variety of outdoor spaces We want to secure publicness and efficiency of
space.

Fig 23

5.5 permitted uses

According to OBC and the Zoning by-law, the site is classified as Commercial-
Residential and the applicable programs small retail units, simple office space or medical
office, restaurant, outdoor patio or government services. As the neighboring spaces are
residential, it will be better to provide services and small retails. The list of uses we can have
for the lot are as follows:
 Retail  Barber or hairdresser
 Child care facility  Beauty parlors
 Motion picture theatres  Dental offices
 Restaurants  Medical offices
 Dance halls  Radio stations
 Banks  Small tool or appliances
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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

 Shops  Laundries
 Stores

5.6 parking regulations

For any kind of structure having sufficient parking is very important. According to
Zoning by-law, we need to have a certain amount of parking. For the Proposed plan, we need
parking according to major occupancy level and also have accessibility parking spaces.

Personal service/retail Restaurant Office Medical

Area 648 350 400 400
Per 100 m 2
1.5 3 1.5 3
Total 10 11 6 12
Parking
Overall 66 including accessibility parking

5.7 Barrier-free requirements

For people with special needs and accessibility, there should be a universal washroom,
as well as the sidewalk, pathway should meet the requirements.

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Fig 24 Fig 25

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

6. Authorities Jurisdictions

Regional government jurisdiction states a few things that are mandatory, of them the
main ones we need to follow for this site are as follows:

 Zoning By-law
 Ontario Building Code
 MTO

7. Proposed Development

Fig 26

As the zoning goes this site will be used for Commercial Residential Area, and we are
building a strip mall on this site. Currently as proposed this site will be divided by two

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 Site Analysis Report for 7439-7441 Kingston Road, Toronto, ON

roadways, one of them will be connected to the existing McDonalds driveway allowing
passageway to the lot. The other roadway will connect with the gas station block, allowing
people to have a quick fuel up. Since the site is now divided as the picture below shows, there
will be two buildings, building A and building; where both building will consist of 6 retail units
each, Office space and restaurant. The proposal provides for enhanced pedestrian connectivity
and is therefore in conformity with the mixed use policies of the City of Toronto Official Plan. It
provides for appropriate uses and their associated parking ratios based upon City of Toronto
parking policy areas. It also adheres to the City of Toronto Urban Design Guidelines for ‘Scenic
Streets’. Lastly it meets the requirement to the City of Toronto Guidelines for Greening Parking
Lots

8. Conclusion

In the end, this is a very competitive site, considering the residents, existing restaurant;
with the access form highway. Having a strip mall is a very effective plan but we need to keep
in mind that it doesn’t affect our environment in bad way rather we can maximize the positive
impact on it. The development represents infilling and is located in close proximity to
public transit and a diversity of other uses thereby reducing dependence on the automobile
and encouraging multi-modal forms of transit and is therefore in conformity with the mixed use
policies of the City of Toronto Official Plan.

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9. Appendix

Fig 1. Aerial View of Site - Captured from Google Earth, 2017

Fig 2. Kingston Road in 1950s - The rise and fall of the Kingston Road motel strip, ALEX
BUTT, 2015
Fig 3. Past and expected changes in population - Produced by Author, based on data from The
Profile of 44ward, 2017
Fig 4. Construction Date - ibid.
Fig 5. Toronto Zoning By-law - Interactive Map ZBL, City of Toronto, 2017
Fig 6. Accessible Area on foot within 10 min. - Walkscore.com, 2017
Fig 7. Location of Bus stop - Walkscore.com, 2017
Fig 8. Household Income - Produced by Author, based on data from The Profile of 44ward, 201
Fig 9. Occupation- ibid.
Fig 10. Ownership of House- ibid.
Fig 11. Contour map and sections of Site - Produced by Author, 2017
Fig 12. Panoramic View of Site from the Southeast corner - Produced by Author, 2017
Fig 13. Hydrants on the South - Produced by Author, 2017
Fig 14. Hydrants on the North - ibid.
Fig 15. Access Road to McDonald’s- ibid.
Fig 16. Access Road to Gas station- ibid.
Fig 17. Sun-path Diagram and Analysis of altitude- Produced by Author, Based on the date
from Canada Atlas, 2017.
Fig 18. Wind-rose Diagrams- ibid.
Fig 19. Annual Precipitation- ibid.
Fig 20. Zoning By-law of Site- Interactive Map ZBL, City of Toronto, 2017
Fig 21. Setback Diagram- Produced by Author, 2017
Fig 22. Volumetric of neighborhood- Produced by Author, 2017.
Fig 23. Figure-Ground Map - Produced by Author, 2017.
Fig 24. Figure-Accessibility - CITY OF TORONTO ACCESSIBILITY DESIGN GUIDELINES.
Fig 25. Figure- Accessibility - ibid.
Fig 26. Figure- Produced by Author.

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