DUNDAS WEST STREETSCAPE STRATEGYDundas West Business Improvement Area
October 2007
L A N D S C A P E A R C H I T E C T SPM A224 Wallace Ave., Suite 321, Toronto, ON, M6H 1V7
t 416 239 9818f 416 239 1310
DUNDAS WEST BIA STREETSCAPE STRATEGYi
TABLE OF CONTENTS1. INTRODUCTION – A PLAN FOR A NEW BIA 1
PURPOSE OF THIS STUDY 1OVERALL GOALS 2
2. BACKGROUND INFORMATION 3 OFFICIAL PLAN 4 LAND USE PLAN 4 PARKING, PUBLIC TRANSIT + CYCLING PLAN 5 DUNDAS WEST BIA + SURROUNDING BIA’S 6 CHARACTER AREAS + PRECINCTS 6 INVENTORY OF EXISTING TREES, PARKS + OPEN SPACES 7 VISUAL INVENTORY - ASSETS 8 VISUAL INVENTORY - WEAKNESSES 10
3. STREETSCAPE RECOMMENDATIONS 11 STREETSCAPE STYLE + AESTHETICS 12 STOREFRONTS + SIGNAGE 14 GREENING THE STREET 16 MAJOR INTERSECTIONS 18 MINOR INTERSECTIONS 20 SIDE FLANKAGES 22 SIDEWALKS 24 STREET FURNITURE 26 LIGHTING 28 ART, CULTURE + HERITAGE 30
4. STREETSCAPE CONCEPT PLAN 33 OVERALL CONCEPT PLAN 34 PHASE 1 CONCEPT PLAN 36
5. GUIDELINES FOR IMPLEMENTATION 39BUILD THE STREETSCAPE IN STAGES 39
APPENDIX 41CITY OF TORONTO CAPITAL COSTS 2007 42PMA LANDSCAPE ARCHITECTS UNIT COSTS 43
CREDITS + ACKNOWLEDGEMENTS 44
DUNDAS WEST BIA STREETSCAPE STRATEGY1
1. INTRODUCTION
AN ACTION PLAN FOR A NEW BIAThe newly-formed Dundas West Business Development Area (DWBIA, est. 2007) retained a team of consultants in Summer 2007 to assist in specifi c planning projects as it pertains to improving the neighbourhood and stretch of Dundas Street West, ultimately ensuring a place where businesses can thrive.
The team consisted of professional design fi rms &Co. and PMA Landscape Architects Ltd., and Henry Calderon, independent Community and Business Facilitator. Collectively, their goals were to provide the DWBIA with a cohesive vision towards developing:
• a brand and unique identity • a strategy for the streetscape works• a strategy for business development
Their collective reports will not only guide the BIA but also assist the Councillor’s offi ce, and applicable City departments (i.e. Economic Development, Transportation etc.) and give clarity in making intelligent decisions in the revitalization of this stretch of Dundas Street West.
Their fi ndings and recommendations were ultimately presented at the October 2007 Annual General Meeting to the Board and its members.
1. INTRODUCTION
PURPOSE OF STREETSCAPE STUDYWE NEED A COHESIVE VISION FOR DUNDAS STREET WEST
This report contains the recommendations and fi ndings by PMA Landscape Architects, to determine a long and short-term strategy for streetscape development. This will assist the DWBIA in prioritizing projects, establishing capital budgets, and ensuring that the DWBIA has the ability to negotiate or expand upon projects that arise through the City of Toronto (such as City Transportation, TTC, or Parks Forestry and Recreation). This document should be considered the master vision and guidelines for subsequent detail design projects.
The ultimate deliverables of this study include:• identifying the opportunities and weaknesses of the current
streetscape conditions through an in-depth visual inventory• defi ning a long-term vision and concept plan for the
streetscape• developing a recommendation for a fi rst-phase project• providing order-of-magnitude costs• providing an implementation strategy
WHY WE NEED TO THINK ABOUT IT NOW
The improvement of the streetscape needs to be understood as a symbiotic relationship with desired improvements to the businesses and community alike.
The streetscape’s purpose is thus three-fold. It is to provide an inviting and beautiful place to:
• attract residents and visitors alike to come and do their shopping/ eating/ business on Dundas, thus producing a more vibrant street life, which improves commerce
• display the pride and identity of the community, which will brand the area a unique destination
• attract new businesses and property-seekers to invest in Dundas Street and the neighbourhood
We need to think about the streetscape now, because regardless, the City will be doing regular upgrades and renovations to the street, and the Dundas West BIA should be part of the decision-making of what happens, and how the street should look. Without a master design in place, the BIA cannot give defi nitive direction to City Transportation, Parks and Forestry or the Works department in terms of the long-term vision of the street. Furthermore, it is to the BIA’s benefi t to try to “piggy-back” projects onto already-approved capital projects by the City, for effi ciency of construction, and thus budgets.
DUNDAS WEST BIA STREETSCAPE STRATEGY 2
OVERALL GOALS A MAIN STREET THAT IS ABOUT THE COMMUNITYDuring the Branding Workshop, it was revealed that a goal of the Dundas West BIA is as much improving the lifestyle of the community as well as generating commerce. A lot of the property and business owners of the BIA are short and long-time residents and have a vested interest personally and professionally in the improvement of the neighbourhood. Dundas Street West should be well connected to the residential streets, and there should be unique “moments” or treatments where small streets meet Dundas. When property owners, retailers or banks maintain their facades and surrounding landscape, it should be recognized as a civic donation, and their efforts should be applauded.
The streetscape should not only respect and refl ect the community-atmosphere, but also involve the local talents of the neighbourhood: from the designers, to the trades, to the artists, to the craftspeople of the area. There is a wealth of talented individuals that could participate in the upgrades to the street.
BRING PEOPLE TO THE AREA AND KEEP THEM HEREThere is a proven strategy that if one is able to programme a space wisely (i.e. a mall, a park, or a street) such to encourage people to “linger”, in this “lingering”, activity is generated, which generates more people, and ultimately generates commerce *. As a priority, the street needs to be developed to feel comfortable, beautiful, inspiring and safe at a pedestrian level – that is – for the person walking on the street. The longer people stay in an area, under a shady tree, around a water fountain, bumping into friends on a patio – this behaviour creates a vibrant street life, which will ultimately contribute to the bottom line of the micro (and even macro) economy. Numerous other BIA’s have proven that there is both social and economic value in making a beautiful and pleasant streetscape.
BE GREEN + BE COLOURFULNo one can deny that what immediately humanizes a public space is the presence of planting: tall deciduous shade trees, fl owering annuals, perennials, and shrubs, window boxes, planters etc. Initiatives that the Dundas West BIA have done thus far such as the St. Clarens-Dundas Parkette renovations, annual planting within tree pits, and new murals have been received positively by the community. Seasonal planters in front of storefronts give a sense of pride and welcoming to passers-by. What is also obvious is the community pride of its Portuguese, Brazilian, Latin and Vietnamese cultures, refl ected in the display of fl ags on storefronts, during international soccer tournaments, festivals and parades. Colours give an immediate response and expression of cultural identity and the unique brand of the BIA. The streetscape should be full of life through trees, fl owers and colour.
* articles to support how public space and parks have supported local and regional economies
Yorkville Cumberland Parkhttp://wx.toronto.ca/inter/mte/mte.nsf/1628bacd86f3810d8525678d005db8c2/03c82798693393d585256812006a1f03?OpenDocument)
Provincial Parks and Trail Systemshttp://www.env.gov.bc.ca/soerpt/99economy/parks.html http://www.trailsandgreenways.org/resources/benefi ts/topics/tgc_economic.pdf
DUNDAS WEST BIA STREETSCAPE STRATEGY3
2. BACKGROUND INFORMATION
• OFFICIAL PLAN• LAND USE PLAN• PARKING, PUBLIC TRANSIT + CYCLING PLAN• DUNDAS WEST BIA +SURROUNDING BIA S• CHARACTER OF PRECINCTS - A WALKING INVENTORY• INVENTORY OF EX. TREES, PARKS + OPEN SPACES• VISUAL INVENTORY - ASSETS• VISUAL INVENTORY - WEAKNESSES
The following background information was taken from existing maps, reports and information found on the City of Toronto website, TABIA website, TTC maps, and in discussion with City of Toronto Planning and Economic Development personnel, current to Fall of 2007.
The physical and visual inventory was performed by PMA Landscape Architects in Summer to Fall of 2007.
2. BACKGROUND INFORMATION
DUNDAS WEST BIA STREETSCAPE STRATEGY 4
LAND USE DESIGNATION
URBAN STRUCTURE AS PER CITY OF TORONTO OFFICIAL PLAN
Approx. Limits of BIA
Approx. Limits of BIA
OFFICIAL PLAN + LAND USEDUNDAS WEST IS AN IDENTIFIED “AVENUE”
According to the City Offi cial Plan, “Avenues” are major arterial roads and adjacent commercial development:
These areas offer tremendous opportunity to accommodate more people and jobs by redeveloping older properties with transit oriented growth,
without having a big impact on established neighbourhoods and districts
Avenues are therefore designated by the City as favourable areas for intensifi cation in terms of both residents and commerce. The more people that live on arterial roads, transit routes and in
2. BACKGROUND INFORMATION
the downtown core, the better it is for the City as a whole. Local businesses will be able to thrive, people will take ownership of their community, and street life would be vibrant and safe.
It is recommended that the BIA encourage the City (or partner with them) to pursue an Avenues Study, that would consider: desired development; number of storeys/ heights of buildings; building setbacks; and public realm needs including streetscape and park development.
DUNDAS WEST BIA STREETSCAPE STRATEGY5
PUBLIC TRANSIT AND CYCLING ROUTES
©2007 Google -Map data ©2007 NAVTEQ™ -Terms of Use
PARKING, PUBLIC TRANSIT AND CYCLINGIT ALL CONTRIBUTES TO A VIBRANT STREET
Downtown BIA’s should be encouraging visitors by car, public transit, on foot, or by bicycle. People bring people, no matter how they arrived there, and it is people that make an active street life, and ultimately generate commerce. Consider: it has been proven that commerce fl ourishes where commuters are prolifi c. People are more likely to purchase something when they are walking by. People are also more likely to be walking when they are taking public transit (if not commuting on-foot already). At the same time, BIA’s also need to be destinations, to attract visitors from a broader catchment area, and therefore parking is required, ideally on-street. On-street parking does not have to compromise the pedestrian realm. It can be another integral element of bringing people and activating street life. Kensington Market or Little Italy are excellent examples of this, where cars, pedestrians, and cyclists can coexist with fl ourishing businesses.
Designated Bike Lane
Suggested Bike Route
TTC Streetcar Route
TTC Bus Route
TTC Subway Line
TTC Subway Station
Approx. Limits of BIA
2. BACKGROUND INFORMATION
Information referenced from existing TTC maps, and the 2007 City of Toronto Cycling Map
DUNDAS WEST BIA STREETSCAPE STRATEGY 6
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DUNDAS WEST BIA AND SURROUNDING BIA S - 2007 (referenced from TABIA website)
Bloordale Village BIA
Dundas West BIA
1 2Bloorcourt Village BIA
3College
Promenade BIA
4Roncesvalles Village BIA
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Village BIA
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West BIA
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CHARACTER OF PRECINCTS - A WALKING INVENTORY
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A. LIGHT INDUSTRIAL PRECINCTCharacterized by the bridge, streetcar intersection, No Frills, gas station, Coffee Time and used car lot
B. RESIDENTIAL PRECINCTCharacterized by single-family homes on both sides of Dundas, and St. Clarens parkette on south side
C. ONE-SIDED MIXED-USE PRECINCTCharacterized by St. Helen’s Church, St. Helen’s Hall, St. Helen’s Rectory and residential houses on north side; mixed-use commercial on south side
CONNECTIONS VS. COMPETITIONEvery BIA undergoes its own unique branding, marketing and streetscape strategy, to distinguish itself from others. This is an essential part of differentiating itself from other BIA’s, to express the unique offerings of the place in terms of retail, food, and services.
However, there are opportunities to enable neighbouring BIA’s to connect to each other, as an “umbrella identity” connected simply by its geographical vicinity. A visitor from North York may choose the Parkdale-Roncesvalles-Dundas West Circuit to target weekend shopping and chores. It could be a win-win situation to not only identify with nearby BIA’s but to also physically connect to them. Certainly the light fi xtures, planters or paving selection will be unique to the BIA’s, but the common language of comfortable and beautiful main streets will prevail.
2. BACKGROUND INFORMATION
Future BIA’s (to be determined)
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DUNDAS WEST BIA STREETSCAPE STRATEGY7
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CHARACTER OF PRECINCTSMAINTAIN IDENTITIES + INSTILL DUNDAS WEST BRAND
There are distinct “characters” along Dundas Street that is dictated predominantly by land-use (i.e. residential blocks, institutional blocks of St. Helen’s, and commercial blocks), but also secondly by the pedestrian experience of the street. That is, the frequency and size of street trees, the heritage architecture, the heights of buildings, the width of roads, and the types of businesses and amenities along the street.
D. TWO-SIDED MIXED-USE PRECINCTCharacterized by mixed-use buildings of both 2 & 3-storey heights; heritage architecture; Dufferin Street intersection at centre
E. RESIDENTIAL PRECINCTCharacterized by single-family homes on both sides; some commercial units on south side
F. TWO-SIDED MIXED-USE PRECINCTCharacterized by mixed-use buildings on both sides of street; some residential in-between; Oni One building acts as entry to BIA
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INVENTORY OF EXISTING TREES, PARKS + OPEN SPACES
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BRIDGE + NO FRILLS SITEThere are opportunities in collaboration with the City to install signifi cant planting along boulevards, and with No Frills to develop a special landscape treatment at the intersection.
PARKETTE + ST. ANNE SMaintain the upgrades to the parkette. Potential opportunity to work with St. Helen’s to provide special landscape treatment at intersections of St. Clarens and Margueretta.
HOUSING FRONTAGEMost successful visual impact of street trees on Dundas. Huge potential to collaborate with Toronto Community Housing to develop a public parkette on their frontage.
BURSTS OF GREENOpportunities to intensify any existing small blocks of green such as beside apartment building on Gladstone, and within tree pits on Dundas.
2. BACKGROUND INFORMATION
The key challenges thus far are resolving areas of “disconnect” particularly the residential blocks, and the Dundas-Lansdowne and Dundas-College intersections. While consistency of streetscape (i.e. street trees, paving and/or furnishings) could incorporate the residential blocks, a larger solution involving major infrastructure renovations and potential narrowing of Lansdowne Avenue, thus enlarging the boulevards should be considered.
DUNDAS WEST BIA STREETSCAPE STRATEGY 8
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VISUAL INVENTORY - ASSETSTAKE ADVANTAGE OF THE OPPORTUNITIES
What qualifi es as assets are those elements in the streetscape (including buildings, parks, signage etc.) that already contribute positively to the streetscape, or has great potential to do so. Property owners should be encouraged to upkeep their facades and signage.
The assets on Dundas Street West include:• community landmarks• architectural inventory (old and new)• heritage inventory listing• 3-storey building stock• historic or culturally-signifi cant signage• sections of consistent building stock• views (i.e. to the City, to St. Helen’s Church steeple)
2. BACKGROUND INFORMATION
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DUNDAS WEST BIA STREETSCAPE STRATEGY 10
VISUAL INVENTORY - WEAKNESSESSIGNS OF NEGLECT, VACANCIES, AND VISUAL CLUTTER
There are immediate actions and exercises the DWBIA can take to remedy some of the existing cosmetic issues with regards to storefronts and streetscape (see Section 5 for recommendations).
The following represent some of the more glaring weaknesses, and by no means is suggesting that these are the only sites in need of improvement.
SIGNS OF NEGLECT - (l to r) Neglected historic Coca-Cola sign; Graffi ti on Dundas Street; Graffi ti on side of building
STOREFRONTS + SIGNAGE - (l to r) Inconsistent signage heights & sizes; Vacant or neglected buildings; Cluttered and uninviting displays
VISUAL CLUTTER - (l to r) Poor siting of loading/ garbage areas; Over-abundance of overhead utilities & billboards; Redundant poles
2. BACKGROUND INFORMATION
DUNDAS WEST BIA STREETSCAPE STRATEGY11
3. STREETSCAPE RECOMMENDATIONS
3. STREETSCAPE RECOMMENDATIONS
• STREETSCAPE STYLE + AESTHETICS• STOREFRONTS + SIGNAGE• GREENING THE STREET• MAJOR INTERSECTIONS• MINOR INTERSECTIONS• SIDE FLANKAGES• SIDEWALKS• STREET FURNITURE• LIGHTING• ART, CULTURE + HERITAGE
The following recommendations are to be used as guidelines for detail design development, and as design support for the Long-Term and Phase One Plans as per Section 4. The precedent examples, and plans shown are only recommendations with regards to design, style and aesthetic intent pertaining to the specifi c streetscape element. The exact selection of material and furnishings will have to be vetted through a detail design process with the DWBIA, the City, and detail design consultant.
DUNDAS WEST BIA STREETSCAPE STRATEGY 12
3. STREETSCAPE RECOMMENDATIONS
DO S OF DUNDAS WEST STREETSCAPE STYLE DONT S OF DUNDAS WEST STREETSCAPE STYLE
DO be contemporary, unique or sculptural in site furnishings DON T be extremely traditional or overly slick
DO be bold in layering planting, paving and special features DON T install items too small or too big for the space
DO keep it modern; consider the frequency of lights and effect DON T be nostalgic, overly ornate or complicated
DO be consistent and “curate” all artwork and furnishings DON T succumb to artistic “one-offs” that are easily dated
DUNDAS WEST BIA STREETSCAPE STRATEGY13
STREETSCAPE STYLE + AESTHETICSBE TRUE TO IDENTITY + LOOK TO THE FUTURE
Often, people confuse streetscape “design” with streetscape style. Good streetscape “design” entails as much engineering, and safety measures as it does beautifi cation and ornament. While public realm design should be left to the professionals, style is a very public and highly debatable issue. The big question therefore is: what should be the “style” or “theme” of the Dundas West streetscape? Where numerous other Main Streets have been developed as an old English Village style (i.e. Elora, Port Credit, Erin), and has become the knee-jerk response to developing a streetscape, is this the most appropriate theme for Dundas West?
Currently, Real Estate agents have labeled the area as Brockton Village, while actual traces of Brockton are only refl ected in the architecture of selected buildings (which, nevertheless, should be preserved). The population itself has naturally evolved, as former concentrations of English, Jewish, Ukraine, and Brazilian cultures have subsided to the more visible Vietnamese and predominant Portuguese communities. To “Disney-fy” this stretch of Dundas as a nostalgic old English Village would be hugely inappropriate for a community so obviously entrenched in a more global or European culture. Saying that, it would also be inappropriate to design Dundas as an old European street, as we do not have the advantage of architectural or historical landmarks that all of Europe has.
The streetscape design needs to be true to the current physical and social context of the community, while also looking forward to the upcoming plans and strategies of the BIA. Even European cities, which have a rich and long history, are at the forefront of contemporary plaza and streetscape design. Cities such as Barcelona, Amsterdam, New York, and Berlin are excellent examples of this.
3. STREETSCAPE RECOMMENDATIONS
In lieu of the term “theme” which implies a forced identity of place, this chapter makes recommendations in the more preferred terms of style and “aesthetics”.
The priorities that should guide the style and aesthetics of Dundas Street West are as follows:
• BE CONTEMPORARY – but not generic (i.e. mall-like) or overtly “slick” and “cold”
• BE WARM AND INVITING - through planting, material selection, and designing to an appropriate scale
• BE BOLD – make sure the visual impact of elements is appropriate in scale and/or frequency and rhythm
• USE COLOUR - to uplift, and refl ect the cultural identity of place
• INTEGRATE ART INTO THE STREETSCAPE - i.e. through murals, street furnishings or sculptures, to refl ect history and culture
• BE CONSISTENT – the overriding streetscape elements should be similar in scale, form and material
• HAVE CONVERSATION PIECES - punctuate the street with special elements or unique moments along the way
The recommendations as outlined in this chapter uses international precedent examples and original photos from Toronto, Montreal, and Niagara Falls, and various cities in Europe including Barcelona, Valencia, Guayaquil, and Amsterdam. They were selected to refl ect the priorities as indicated above, to give guidance on design intent as well as style and aesthetics of the street and its furnishings.
DUNDAS WEST BIA STREETSCAPE STRATEGY 14
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FACADE IMPROVEMENT PROGRAM
Members of any of Toronto BIA’s are eligible to apply for the Facade Improvement Program starting the fi fth year of the BIA’s establishment.
BackgroundThe Façade Improvement Program is administered by Economic Development and provides funding to private property owners to redesign, renovate or restore commercial or industrial building facades. Eligible improvements include, but are not limited to, brick cleaning, restoration, wheelchair accessibility, doors, signage, windows, lighting and masonry.
Funding CalculationsHalf of the cost of eligible improvements to commercial or industrial building facades is covered and will be based on the lowest contractor estimate submitted with the application. The minimum grant is $2,500 with a maximum of $10,000 for non-corner properties. A corner property is eligible for a maximum $12,500 in funding.
Further Information - Process and Quali cationswww.toronto.ca/business/facade_improvement.htm#4or contact Michael Saunders 416.392.1005
3. STREETSCAPE RECOMMENDATIONS
Businesses in Bloorcourt Village maintaining heritage assets of building
Example of an inviting legible storefront display in Little Italy on College Street
Restaurant in Roncesvalles Village that used the City’s Facade Improvement Program
Attractive displays on Bloor + College Streets
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Road direction
Heritage Listing
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DUNDAS WEST BIA STREETSCAPE STRATEGY15
STOREFRONTS + SIGNAGECRITICAL ELEMENTS OF THE STREETSCAPE
Regardless of how spectacular the trees, lights, furnishings and paving on the sidewalk is, the streetscape is highly dependent on the cooperation of property owners and businesses to maintain an attractive inviting storefront, and little to no vacancies on the street.
Where storefront improvements can range from a fresh coat of paint, to full renovations, some recommendations are as follows:• be the promoters and resource for maintaining and/or
upgrading neglected storefronts• hold workshops or seminars to either connect property owners
with designers or skilled tradespeople, or simply teach store owners the basics of good storefront display design
• encourage property and store owners to upgrade the heritage aspects of the architecture i.e. original brickwork, window displays, and wood mouldings
• develop a set of guidelines for signage to maintain a sense of consistency, and minimize clutter or “over-signing”
Action + PhasingBegin above initiatives immediately (see also Section 5) and hold regular
workshops yearly to assist property and store owners with their storefronts
3. STREETSCAPE RECOMMENDATIONS
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Storefront in Montreal maintaining original character of building while expressing unique identity of business.
Storefronts in Roncesvalles Village showing consistency in signage, uncluttered window displays while maintaining the mixture of old Polish businesses with new neighbourhood amenities
DUNDAS WEST BIA STREETSCAPE STRATEGY 16
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3. STREETSCAPE RECOMMENDATIONS
OPTIONS - GREENING
STREET TREES + AT-GRADE PLANTING GROUNDCOVER PLANTING IN PLANTERS
WINDOW BOX PLANTING TRELLIS STRUCTURE/ OVERHEAD GREEN
VINE AND HEDGE PLANTING GREEN COLUMNS
Innovative ways to add green (t to b) Window boxes; Training vines up trees; Large planters
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DUNDAS WEST BIA STREETSCAPE STRATEGY17
GREENING THE STREETFOR A COMFORTABLE, BEAUTIFUL AND HEALTHY PLACE
Street trees and planting are essential elements that humanize public space, and lend to the warm and inviting character of place. However, it needs to be noted that establishing trees and planting in severe urban conditions such as Dundas Street requires intensive tree pit design, as well as an ongoing commitment by the BIA to maintain all planting.
In addition to street trees, there are numerous other ways to green the street, by means of large planters, window boxes, and structures to support climbing vines such as trellises. Similarly, any opportunities on shared land or private property should be pursued with applicable property owners to intensify the landscaping in those areas: namely at the corners of St. Clarens, Margueretta (on St. Helen’s Church property) or in the side fl ankage on Gladstone (beside the apartment building). These are potential sites for collaborations if negotiations of capital and maintenance can be resolved.
Action + PhasingBegin greening initiatives on selected sites immediately, and continue to pursue infi ll street trees every year in consultation with Urban Forestry
3. STREETSCAPE RECOMMENDATIONS
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Boulevard in Montreal with successful allee of street trees
Business owners should be encouraged to add and maintain their own planters
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Bold perennial beds layered with frequent hanging baskets make for showy display
DUNDAS WEST BIA STREETSCAPE STRATEGY 18
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3. STREETSCAPE RECOMMENDATIONS
+ +DENSE ORNAMENTAL
PLANTING SPECIAL PAVINGFEATURE GATEWAY MARKERS
+ FURNISHINGS
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DUNDAS WEST BIA STREETSCAPE STRATEGY19
MAJOR INTERSECTIONSGATEWAYS TO DUNDAS WEST
While the limits of the DWBIA are the intersections at Lansdowne Avenue and Rusholme Road, the major intersections are considered as Lansdowne Avenue and Dufferin Street. The treatment of these intersections will be considered “major gateway treatments” since the scale and context of these intersections are dictated by two arterial roads coming together.
While conventional gateways such as columns, arches or obelisks are powerful statements; they also suggest a sense of exclusivity and elitism, which is contradictory to the brand of the DWBIA. If the mandate is to be connected to the City, including our neighbouring BIA’s, a more successful and holistic direction would be to create a gateway “experience”. The gateway experience would include a custom structure or feature, but scaled appropriately and at a frequency to have an impact for the pedestrian and vehicular visitor. Layered onto the gateway feature is the installation of feature lighting, bold ornamental planting, and special paving that extends across the road and through the intersection.
Action + PhasingStage major gateway treatment over next couple of years at Lansdowne
Intersection and along the bridge (see also Section 4 – Phase 1 Plan)
3. STREETSCAPE RECOMMENDATIONS
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Special paving across the street pedestrianises roads and sidewalks alike
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Unique sculptural structures integrating lighting effects can used as gateway features
DUNDAS WEST BIA STREETSCAPE STRATEGY 20
3. STREETSCAPE RECOMMENDATIONS
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OPTIONS - BUMPOUT + FLANKAGE COMBINED
SEATWALL PLANTER SCULPTURE + MURAL
PLANTED BOULEVARD + CLADDING PLANTING
PATTERNS OF PAVING + GREEN SCULPTED LANDFORM
(t to b) Bump-out in Guayaquil; Bump-out into College Street increases pedestrian space
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DUNDAS WEST BIA STREETSCAPE STRATEGY21
MINOR INTERSECTIONSA RHYTHM OF SPECIAL “MOMENTS” ALONG THE STREET
Minor intersections are all those intersections excluding Lansdowne Ave and Dufferin St. Within these minor intersections is a hierarchy of treatments: a minor gateway treatment; and a bump-out or pedestrian crossing treatment. Both treatments entail enhancing these critical connection points to the neighbouring residents and communities with a special “moment” that could include special planting, special paving treatment through crosswalks, artwork, or even benches in combination with the side fl ankages (see next section). Bump outs are recommended on one-way streets that meet with Dundas to increase pedestrian space and provide shorter crossings when walking along Dundas Street.
The treatment at Brock and Sheridan Avenues, as well as at Rusholme Road would be treated similar to the Major Gateway Treatment, but to a smaller-scale, more appropriate to the scale and context of these intersections. This would therefore also include custom gateway features, special paving and special planting.
Action + PhasingStage minor gateway treatment at Rusholme Road intersection (see also Section 4 – Phase 1 Plan). Bump outs to be a longer-term endeavour unless considered in conjunction with upcoming City Transportation works.
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Bump-out can be used to increase area for trees or special features like public art
Enlarged plan of proposed bump-out locations at one-way streets (this excerpt at Gladstone and Beaconsfi eld Avenues
DUNDAS STREET WESTBump-outs and special paving treatment at crossings on Dundas (in orange)
Special treatment of side fl ankages (in pink and green)
Special paving through ex. crosswalk
DUNDAS WEST BIA STREETSCAPE STRATEGY 22
3. STREETSCAPE RECOMMENDATIONS
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OPTIONS - FLANKAGE TREATMENTS
SEATWALL PARKETTE TREES + GROUNDCOVER
PLANTER BOX + VINES ENCLOSED PATIO
ARBOURED CARPARK + VINES CARPARK + SEASONAL CANOPY
Opportunities for treatment of side fl ankages (t to b): Vine arbour with car park; Patio; Product display
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DUNDAS WEST BIA STREETSCAPE STRATEGY23
SIDE FLANKAGESOPPORTUNITIES TO INHABIT AND BEAUTIFY
Side fl ankages are those wider-setback areas adjacent to corner building units that front onto the smaller streets intersecting with Dundas (i.e. Sheridan or Brock Avenues). Often, they are excellent opportunities for restaurants and cafes to provide an attractive outdoor patio such as at Gladstone Ave. They are also often used as much needed on-site parking or loading areas for patrons and business employees.
Side fl ankages are huge opportunities to develop a rhythm of parkettes that would help to inject green (i.e. trees and planting), inject public art, or simply provide a comfortable seating area for residents to people-watch. The DWBIA should actively pursue permissions with adjacent property owners and the City to transform these spaces into occupiable beautiful spaces. If required, there are creative ways dress-up car parks and loading areas, but the emphasis would be to fi rst transform the neglected sites.
Action + PhasingConsider kick-off parkette projects at side-fl ankages on Sheridan Ave, south side, and Rusholme Drive, south side. Pursue permissions and detail design
immediately, and aim for implementation next year.
3. STREETSCAPE RECOMMENDATIONS
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Using a side-fl ankage condition to create an attractive parkette in New York
Before photo of corner of Bank of Montreal in Little Italy on College - treated as leftover utilitarian space for car and bicycle parking
After photo of corner of Bank of Montreal in Little Italy on College - eliminated car parking and added special paving, trees and benches
DUNDAS WEST BIA STREETSCAPE STRATEGY 24
3. STREETSCAPE RECOMMENDATIONS
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(t to b): Same paving treatment on sidewalk and road in Guayaquil Unit paving in killstrip and tree pit on College; Coloured concrete
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EXAMPLE OF SPECIAL PAVING TREATMENT (TO BE DETERMINED AT DETAIL DESIGN STAGE)
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Prop. special paving
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DUNDAS WEST BIA STREETSCAPE STRATEGY25
SIDEWALKSPAVING TREATMENT REINFORCES PEDESTRIAN REALM
Often when traveling to any large city in Europe, people are impressed by the extent of stone-lined or cobble streets. At one point in Toronto’s history, the roads were lined with cobble, but they have since given way to the more affordable (and less liable) asphalt and concrete paving. A special paving treatment adds another layer to pedestrianising the street, of subtly suggesting to passers-by to stroll, versus walking hurriedly, along this stretch of Dundas.
The long-term plan envisions a special treatment of paving along the sidewalks, and through roads at crosswalks. This special treatment could include anything from coloured concrete, to precast concrete unit paving, to stone paving. The typical City of Toronto standard is to provide a decorative “kill strip” (a decorative strip within the fi rst 2’ from the curb) such as along College Street.
Action + PhasingConsider special paving treatment at intersections as a priority, or within kill strips. Only install in the short-term along sidewalks should opportunities with City Transportation projects permit. Consider installing servicing and
infrastructure simultaneous to these works.
3. STREETSCAPE RECOMMENDATIONS
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Stone paving treatment on retail strip in Denmark
(l to r): Brightly-coloured unit paving in Guayaquil, Ecuador; Stone cobble paving in Denmark; Unit paving treatment on retail strip
DUNDAS WEST BIA STREETSCAPE STRATEGY 26
3. STREETSCAPE RECOMMENDATIONS
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(above) Examples of unique contemporary site furniture
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DUNDAS WEST BIA STREETSCAPE STRATEGY27
STREET FURNITUREFURNISHINGS REINFORCE THE BRAND OF THE BIA
Street furnishings (including benches, lighting, trash receptacles, bollards, canopies, planters, signage) add to the layer of expressing the brand and identity of the BIA. As a general guideline, they should be fairly consistent throughout, with some fl exibility for unique furnishings associated with parkettes and/ or plazas at side fl ankages.
Benches in particular would encourage visitors and residents to feel more engaged in the community, to enhance the fact that Dundas Street is an inclusive part of the community. However, the timing of installing benches would have to be considered with current issues of loitering and vandalism.
A more creative and collaborative way to “curate” the street would be for the DWBIA to establish its own planter or chair design and distribute these items to the businesses. The businesses can, on a daily basis, bring these “branded” chairs out, or maintain their own “branded” planters in front of their businesses.
The style and quality of the street furniture should refl ect the forward-thinking brand of the DWBIA, while also refl ecting its global roots and community-driven approach. Furniture should be fairly contemporary and colourful, yet warm and inviting to sit on, to touch, or to look at. Art and heritage elements can also be incorporated in street furniture (see Art, Culture + Heritage section).
Action + PhasingThe BIA should hold-off on implementing any street furniture until there is coordination with the City of Toronto’s Coordinated Street Furniture Plan, to see how BIA’s can maintain their unique brand through site furniture (see http://www.toronto.ca/involved/projects/streetfurniture/pdf/tabia_minutes_2006-03-21.pdf)
Stage any site furnishings with installations at fl ankage sites or with special
treatment at intersections.
3. STREETSCAPE RECOMMENDATIONS
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(t to b, l to r) Banner design for Dundas West BIA; Large-size planter in park in Barcelona; Custom bench in park in Barcelona
DUNDAS WEST BIA STREETSCAPE STRATEGY 28
3. STREETSCAPE RECOMMENDATIONS
LIGHT COLUMNS LED LIGHTING IN PAVING
LIGHT BOLLARDS GLOBE LIGHTS (A LA LITTLE ITALY)
INTEGRATED GREEN COLUMN + LIGHTS HANGING LIGHTS (A LA ROTTERDAM)
OPTIONS - FEATURE AND STREET LIGHTING
(t to b) “Moon” lighting at Toronto hospital; LED lighting in paving; Tree lighting
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DUNDAS WEST BIA STREETSCAPE STRATEGY29
LIGHTINGFOR A VIBRANT STREET LIFE AT NIGHT
Lighting for BIA’s is an essential component of encouraging a vibrant and safe nightlife. It beautifi es the street, and helps attract more restaurants, cafes, theatre or entertainment amenities into the area.
The DWBIA must consider that any pedestrian-scaled lighting must be provided and powered independently. That is, all BIA’s must install its own infrastructure (i.e. electrical lines and conduits), its own fi xtures, as well as provide ongoing maintenance and repairs. While likely the most costly endeavour of all streetscape elements, it is also undeniably essential. However, lighting manufacturers are starting to consider solar and low-voltage fi xtures (such as LED’s) that provide “feature” lighting, albeit even solar lighting requires lines and infrastructure to connect the source (the sun) to the fi xture.
Consider alternate “feature” lighting, through bollards, LED’s in paving, storefront or signage lighting, or hanging lights.
Action + PhasingConsider implementing infrastructure towards future lighting within next couple of years, particularly where City Transportation or Works may already
be doing signifi cant road work. Research effi cient methods of solar lighting.
3. STREETSCAPE RECOMMENDATIONS
(t to b, l to r) Column lighting for special effect; Light fi xture in Amsterdam; Bollard lighting reduces power requirements; Light fi xtures in Valencia
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DUNDAS WEST BIA STREETSCAPE STRATEGY 30
3. STREETSCAPE RECOMMENDATIONS
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Murmur integrates arts and technology by telling stories about places in Toronto, accessible by cellphone; See www.murmurtoronto.ca
(l to r) Integrated art elements: bike-lock sculptures in Parkdale, and sculptures on bollards in Spain
(l to r) Making art out of utility in Guayaquil, Ecuador; Trellis structures could support vines & provide sculptural interest in Winter
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DUNDAS WEST BIA STREETSCAPE STRATEGY31
ART, CULTURE + HERITAGEPRIDE IN THE RICH HISTORY OF THE COMMUNITY
The neighbourhood has a history rich in its ever-changing ethnic composition, which has settled into its current identity as predominantly Portuguese. It is otherwise a fairly typical Toronto community in which the ethnic diversity enriches the place. There are also a rising population of artists and designers in the area perhaps migrating from the Junction or Parkdale areas. Add to this mix the history of Brockton (http://brocktonvillage.wik.is/Home), highlighted by the old Town Hall at Brock Avenue.
The DWBIA is already aware of these assets of the community and should integrate this wealth of resources, history and talent into the streetscape and street life. This may include public artwork (sculpture or murals), programming and events, site furniture or inclusion into existing programs at the City such as Discovery Walk or the Heritage Inventory Listings, or collaboration with Murmur.
Action + PhasingPursue collaborations with local artists and integrate artwork into intersection and parkettes at fl ankage sites. Develop a network of local trades, artists, and craftspeople to be involved in developing the streetscape.
3. STREETSCAPE RECOMMENDATIONS
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(t to b, l to r) New mural at Dundas and Sheridan; former Brockton Town Hall built in 1882 with jail cells still intact; 1910 photo of community landmark, St. Helen’s Church; Globe-signage feature shows longevity of business and heritage
DUNDAS WEST BIA STREETSCAPE STRATEGY33
4. STREETSCAPE PLAN
• LONG-TERM CONCEPT PLAN• PHASE ONE CONCEPT PLAN
The following proposals are recommendations towards the ultimate vision of the streetscape plan, as well as a fi rst-phase proposal.
The budget estimates are order-of-magnitude only, and should not be taken literally, as the design requires a fi ner detail design process, and costs are also highly dependent on the actual staging and scope of construction. Quantity, unit costs, and other assumptions have been noted in the right column.
LONG-TERM CONCEPT PLANIn general, the long-term vision for the streetscape will require approx. $5.5 million in capital. Assuming the DWBIA pursues the capital-matching program (http://www.toronto.ca/bia/fi nancial_incentive_programs.htm#4), this will cost the BIA approx. $2.25 million. Assuming yearly capital budgets are approximately $ 500,000 per year, this will take min. 5 years to fully complete. Consider that, in general, the net cost for “staging” projects tends to be greater than doing one comprehensive project at once (due to logistics in construction, installing infrastructure, infl ation in prices etc.). Realistically, the streetscape improvements will likely ultimately cost over $6 million, and an extra year or two to complete.
PHASE ONE CONCEPT PLANThe Phase One recommendation is based on determining a scenario in which to begin establishing the critical “bones” of the streetscape within the allotted $300,000 budget for capital works in 2008. The basic premise of the proposal is to establish: • green infrastructure through selective blocks of street tree
planting and ornamental planting at selected intersections• the beginning stages of developing the entry points at the
DWBIA limits• a few key “pilot projects” at designated sites along side
fl ankages
While ideally some electrical infrastructure should be installed simultaneous to the gateway features, the feasibility of this will need to be determined in conjunction with the upcoming City works in 2008. For purposes of this proposal, electrical infrastructure works have not been included. Again, this proposal and its associated budgets will need to be refi ned through a detailed design process and may not be implemented exactly as shown.
4. STREETSCAPE PLAN
DUNDAS WEST BIA STREETSCAPE STRATEGY 34
LONG-TERM CONCEPT PLAN
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ORDER-OF-MAGNITUDE BUDGETS
1. Site Preparation + DemolitionHoarding, Demolition + Site Prep $ 800,000 * Allowance (demo road + sidewalk works)
2. Site Servicing + InfrastructureElectrical Servicing + Power $ 500,000 * Allowance (excl. demo of roads)
3. PlantingStreet Tree Planting $ 725,000 qty 145 @ $5000 each.Ornamental Groundcover Planting $ 157,875 2105 sq. m @ $75/ sq. mHanging Baskets $ 45,000 qty ±100 @ $450 ea.
4. PavingSpecial paving at intersections $ 799,500 5330 sq. m @ $150/ sq. mSidewalk repaved with special paving $ 840,000 5600 @ $150/ sq. m Kill strip along paving $ 150,000 2000 m @ $75/ lin. m (for approx. 50 cm wide band)
5. Special Features/ FurnishingsGateway Columns $ 561,000 66 @ ±$8500Banners $ 200,000 qty ±100 @ $200 ea.Pedestrian Light Fixtures $ 750,000 qty ± 100 @ $7500 ea. (assume 14’ pedestrian fi xture)
4. STREETSCAPE PLAN
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Prop. special sidewalk pavingProp. fl ankage sitesProp. special planting sitesProp. special paving at intersectionsPotential private sites for collaboration
Major Gateway Treatment along Bridge towards Lansdowne/ Dundas intersection including intensifi ed planting, special paving treatment, and rhythm of gateway features
Potential to collaborate with No Frills to develop landscape treatment that addresses Dundas
Install new street trees between ex. street trees
Potential to collaborate with St. Helen’s to develop landscape treatment at corners
Develop Brock intersection with Minor Gateway Treatment, and parkettes at side fl ankages
Install new street trees between ex. street trees
Potential to collaborate with medical plaza site to develop special treatment facing Dundas
Potential to collaborate with medical plaza site to develop special treatment facing Dundas
DUNDAS WEST BIA STREETSCAPE STRATEGY35
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3. STREETSCAPE PLAN
6. Special ProjectsParkettes at Side Flankages $ 960,000 16 @ average $60,000 eachTCHC site @ 1525 Dundas Street $ 30,000 assume shared cost with TCHC
SUB TOTAL $ 5,493,375
CONTINGENCY/ INFLATION $ 600,000 over min. 6 years (assume +10%/ yr)DESIGN FEES (min. 7%) $ 19,390 consultant fees typically 7-10% of construction budget
TOTAL $6,112,765 *
* Special Notes:• allowances pending staging and scope of work (to be verifi ed)• excluding applicable taxes (PST/ GST)• excluding maintenance/ operations costs• based on 2007 standard construction cost estimates as per PMA
Landscape Architects and City of Toronto Economic Development
Potential to develop Sheridan intersection as micro-epicentre with parkettes at side-fl ankages
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Major Gateway Treatment at Dufferin/ Dundas intersection including intensifi ed planting, special paving treatment, and rhythm of gateway features
Potential to encourage Gladstone intersection as micro-epicentre with patios & parkettes at side-fl ankages
Potential parkette sites at side fl ankages on Beaconsfi eld
Minor Gateway Treatment at Rusholme/ Dundas intersection including intensifi ed planting, special paving treatment, and rhythm of gateway features
Install new street trees between ex. street trees
Install new street trees between ex. street trees
Install new street trees between ex. street trees
DUNDAS WEST BIA STREETSCAPE STRATEGY 36
PHASE ONE CONCEPT PLAN
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EDUNDAS STREET WEST
PHASE ONE - ORDER-OF-MAGNITUDE BUDGET
1. Dundas-Lansdowne Intersection + AreaGateway Columns $ 68,000 8 @ ±$8500Ornamental Planting on Bridge $ 10,000 200 sq. m @ $50/ sq. mCherry Trees on Bridge $ 20,000 * 10 @ ±$2000 - assumed provided by City BeautifulEntrance Planting @ Gas Station $ 5,000 planting + demoEntrance Planting @ NW corner $ 6,000 planting + demoStreet Tree Planting $ 80,000 * 16 @ $5000 - assumed provided by ForestryElectrical Infrastructure n/a * pending scope of 2008 City works
TOTAL 1 $ 89,000 * not including street trees + cherry trees
2. Dundas-Sheridan Intersection + AreaEntrance Planting @ NE corner $ 12,000 planting + demoParkette + Special Treatment @ Side Flankages, south side $ 70,000 350 sq. m @ $200/ sq. m (pending detail design)Street Tree Planting $ 75,000 * 15 @ $5000 - assumed provided by Forestry
TOTAL 2 $ 84,000 * not including street trees
3. Dufferin to Gladstone - Street Tree PlantingStreet Tree Planting $ 95,000 * 19 @ $5000 - assumed provided by Forestry
TOTAL 3 $ 0 * not including street trees
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4. STREETSCAPE PLAN
Install special planting treatment at base of ex. gas station signage and at corner of plaza
Install special planting treatment and gateway features on Dundas, west-side of Lansdowne only
Install new street trees between Lansdowne and St. Clarens
Install new street trees between Brock and Sheridan Avenues
DUNDAS WEST BIA STREETSCAPE STRATEGY37
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DUNDAS STREET WEST
DUNDAS STREET WEST
DUNDAS STREET WEST
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EDUNDAS STREET WEST
4. Gladstone Apartment BuildingStreet Tree Planting $ 5,000 100 sq. m @ $50/ sq. m (less if planted by BIA or community)
TOTAL 4 $ 5,000
5. Dundas-Rusholme AreaStreet Tree Planting $ 55,000 * 11 @ $5000 - assumed provided by ForestryOrnamental Planting at Gas Station $ 5,000 planting + demoGateway Columns $ 34,000 4 @ ±$8500Parkettes @ Side Flankages $ 60,000 300 sq. m @ $200/ sq. m (pending detail design)Electrical Infrastructure n/a * pending scope of 2008 City works
TOTAL 5 $ 89,000 * not including street trees
SUB TOTAL 1-5 $277,000CONTINGENCY (10% typ.) $ 27,700 DESIGN FEES (min. 7% ) $ 19,390 consultant fees typically 7-10% of construction budget
TOTAL $324,090
* Special Notes:• excluding applicable taxes (PST/ GST)• assumes street trees supplied and installed by Forestry as per 2008 City works• excluding any electrical infrastructure (pending scope of 2008 City works)• excluding maintenance/ operations costs• based on 2007 standard construction cost estimates as per PMA Landscape
Architects and City of Toronto Economic Development
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4. STREETSCAPE PLAN
Install ornamental planting at corner of Sheridan and Dundas
Develop side fl ankage as parkette ‘pilot project’ at base of new mural
Install new street trees between Dufferin and Gladstone
Install ornamental planting at SE corner of Dundas & Gladstone
Install new street trees between Rusholme & Rusholme
Install gateway features on Dundas, west-side of Rusholme Road; install ornamental planting at corners
Develop side fl ankage as parkette ‘pilot project’ at Beaconsfi eld
DUNDAS WEST BIA STREETSCAPE STRATEGY39
5. GUIDELINES FOR IMPLEMENTATION
BUILD THE STREETSCAPE IN STAGESFor most BIA’s, streetscape development is a hard lesson in real construction budgets and schedules, as well as the lengthy approvals and coordination required to design and execute a project. In short, everything costs more and takes longer than one thinks, particularly when dealing with the public realm.
Generally speaking, there are logistical and cost advantages to installing all basic infrastructure work fi rst (i.e. installing electrical lines, conduits, other services, curb realignments etc.). However, the reality is that it is diffi cult to show the membership progress when “progress” is buried underground.
General guidelines for implementation over the next 5-7 years are as follows:
SEIZE OPPORTUNITIES The short-term goal should be to seize opportunities when they occur, for example, when City Transportation, City Works, Toronto Hydro, or TTC are already demolishing or renovating road and sidewalk works, the DWBIA should immediately be involved to negotiate with these departments any potential to advance streetscape plans. These are signifi cant opportunities particularly with installing otherwise costly infrastructure works including electrical lines and conduits (see fi rst point next page).
BE PREPARED The DWBIA will need to prepare detail design and construction drawings for approval with applicable City departments, as well as the requirements for the terms of reference for the Tender. Furthermore, the BIA will have to be able to commit to any maintenance or operations consequences (see next point). In all likelihood, the DWBIA will have to retain or release a tender for the services of a landscape architect or design consultant to prepare detail design and working drawings. Typically, these fees for full services (detail design through to site supervision) could range from 7-10% of the construction costs. To save on consultant fees, certain details (i.e. kill strip, tree pit details, bump-outs etc.) may already have been developed through City Transportation or Economic Development for previous BIA’s, in which case the DWBIA could choose to use those details for minor streetscape elements, and use the consultant’s time and abilities more productively for more comprehensive projects.
5. GUIDELINES FOR IMPLEMENTATION
DUNDAS WEST BIA STREETSCAPE STRATEGY 40
DO EQUAL PARTS INFRASTRUCTURE + VISUAL IMPACT Logically, for new public realm projects, infrastructure works including underground servicing, grading and road works are done fi rst, and then the fi nished landscape and site furnishings follow. However, with retrofi t situations combined with limited budgets for capital projects, phasing decisions become a huge challenge – particularly where cutting sidewalks and roadwork’s for installing electrical lines become a costly endeavour with no proof to the membership that the streetscape is advancing. Furthermore, there is a “green infrastructure” that would be logical to start earlier than later, that is: to start planting street trees now, as it will take 10-15 years for any signifi cant impact. While only a general guideline, the recommendation is to ensure as much infrastructure-works (both servicing and “greening” initiatives), as completed projects for visual impact. Note that high-impact projects (i.e. parkettes, banners, planters, gateway features) cannot be in areas of future potential infrastructure work so that completed projects are not demolished or uprooted later for the sake of burying servicing.
CONSIDER MAINTENANCE UPFRONT As a general rule, it would be unwise to install anything (hard or soft landscape elements) without serious consideration of the maintenance consequences. While planters, trees and greenery are all favourable elements of a streetscape, their short and long-term success is highly dependent on regular watering and maintenance. The defi nition of maintenance not only refers to that for planting, but also the general supervision and upkeep of elements that have fallen to minor vandalism, graffi ti, normal wear-and-tear or neglect. Maintenance measures need to be considered during the detail design process, and special infrastructure (i.e. water or electrical service) should also be considered. The DWBIA may consider hiring a local landscaper or general labourer to maintain any streetscape elements, particularly planting and lighting.
CONSIDER PARTNERSHIPS As the DWBIA is aware, there are numerous advantages to considering partnerships in developing various components of the streetscape. Partnerships should be considered both internally within the general membership, as well as externally. Partnerships may involve:• collaborations in terms of capital projects, sharing ideas, design
and resources towards a common goal such as a park project, or mural; consider success with past collaborations (City Beautiful Department, St. Christopher House, Parks and Rec) and approaching other City departments, TCHC, Evergreen, Leaf, local banks, private sponsors etc.
• the offering of materials or resources, in negotiation for operational or maintenance commitments; for example, this could happen with individual property owners maintaining a planter donated by the DWBIA; or a negotiation with Parks and Rec or Urban Forestry to maintain parks and street trees in exchange for the supply and installation of planting
• collaboration with local artists or City Culture Dept. to inject art and culture either physically or programmatically into the public realm
• collaboration with schools/ students in research development towards future planning
CONSIDER NON-CAPITAL PROJECTS AND TASKS NOWThere are numerous exercises that the DWBIA can do immediately to improve the state of the existing streetscape before any major installations occur (refer to Section 2, Visual Inventory – Weaknesses).
An administrative clerk or sub-committee could be assigned to do the following tasks:• develop workshops – to train the membership on good
storefront display practices, network with local designers, contractors, painters, or renovators; become a resource for property and store owners to seek City or other sources of funding ; help restaurants and cafes with patio licensing (City Licensing 416-392-6700) or design
• recognize achievements – by posting a photo and credit on the BIA newsletter or website, where property or store owners are applauded for their efforts such as a new paint job, storefront renovation, attractive planters, new patio etc.
• develop guidelines for store signage in size, heights, and quantity to maintain relative consistency, with enough fl exibility to develop unique identities
• monitor graffi ti and vandalism – develop a Graffi ti Removal Program similar to Roncesvalles, link businesses connect to the Toronto Police’s own graffi ti removal program, develop murals on frequently-tagged walls, or link to the City’s Graffi ti Abatement Program (call 416-39-CLEAN) for removal of graffi ti on public property such as parking meters, street signs, mailboxes etc.
• contact Toronto Hydro or TTC to remove redundant poles• contact City Urban Forestry to replace dead or damaged street
trees along Dundas; call 416-338-TREE (8733)• contact Councilor’s offi ce to provide consistent trash
receptacles and other site furnishings along Dundas until the Coordinated Street Furniture program is in place (see http://www.toronto.ca/involved/projects/streetfurniture/pdf/tabia_minutes_2006-03-21.pdf)
• contact LEAF at 416-413-9244 or on the web at http://www.leaftoronto.org/ to implement trees on public property within municipal right-of-ways, like side fl ankages or patios
• pursue opportunities to get the DWBIA onto existing literature and websites such as Tourism Toronto (http://www.torontotourism.com/Visitor) or Blog TO (http://www.blogto.com/)
5. GUIDELINES FOR IMPLEMENTATION
DUNDAS WEST BIA STREETSCAPE STRATEGY41
APPENDIX
• CITY OF TORONTO CAPITAL COSTS 2007• PMA LANDSCAPE ARCHITECTS UNIT COSTS• ACKNOWLEDGEMENTS
APPENDIX
DUNDAS WEST BIA STREETSCAPE STRATEGY 42
APPENDIX - CITY OF TORONTO CONSTRUCTION COSTS
Capital Projects 1
Construction Costs, Maintenance Implications & Timing
Time Line (estimated)Project Unit Cost 1 Annual
Maintenance Design Permits /Approvals Tender Fabrication Const’n /
Installation Total
Street Banners $175 - $225per banner 2
• Replacement ofdamaged banners
• Removal, cleaning,reinstallation
2 months 3 monthsconcurrently 1 month 2 weeks 2 weeks 4 months
Custom Street Signs $150 - $300per sign • City’s responsibility. 2 months n/a n/a 2 months 2 months 6 months
Benches$1,000 -
$1,500 perbench 2
• Repainting, staining,general repairs 2 months 4 months 2 months 1 month 1 month 10 months
Electrical Outlets(GFIs) 3
$1,000per pole
• Testing/repairs asnecessary 3 months 1 month 3 months n/a 3 months 10 months
Holiday Decorations(on utility poles) 4
$700 - $1,000each 2
• Electricity charges• Repair• Removal
2 months 4 months 2 months 2 months 1 month 11 months
2006 Cavalcade ofLights 4 $50,000 • City’s responsibility n/a n/a n/a n/a n/a n/a
Pedestrian Lighting –Free Standing 5
$7,500 -$10,000 perlight fixture 2
• Electricity charges• Replacement of
damaged fixtures• Repainting, cleaning
5 months 8 months 3 months 3 months 3 months 22 months
Pedestrian Lighting –Utility Pole-Mounted
$1,500 -$2,000 per
light fixture 2
• Electricity charges• Replacement of
damaged fixtures• Repainting, cleaning
5 months 8 months 3 months 3 months 3 months 22 months
Tree Lights 5 $7,000 pertree 2
• Electricity charges• Re-stringing
(annually)• Repairs to hardware
or service
5 months 8 months 3 months 1 month 3 months 20 months
Public Art(e.g. Bronze Statue) $150,000 • Maintenance/
cleaning as required 6 months 3 months 3 months 5 months 1 month 18 months
Gateway Features(e.g. large free-standing sign)
$50,000 each
• Repairs as required• Planting/watering of
plant materials(if any)
4 months 3 months 3 months 2 months 2 months 14 months
Hanging Baskets(on utility poles)
$300 - $600each 2
• Watering (daily insummer)
• Re-planting, repair,removal
3 months 4 months 3 months 2 months 1 month 13 months
Planters $1,500 -$2,500 2
• Watering (daily insummer)
• Re-planting, repair,removal
3 months 4 months 3 months 2 months 1 month 13 months
Mural 6 $5,000 -$25,000
• Repair, touch-ups• Annual cleaning 6 months n/a n/a n/a 3 months 9 months
NOTES:1 Eligible for Capital Cost-Sharing Program (costs are paid 50% by BIA, 50% by City of Toronto).2 Unit costs vary widely, based upon quantities ordered.3 Installed on utility poles, allow installation of Christmas decorations or lighting on existing utility poles.4 Requires that GFIs have been installed on utility poles.5 Work is best done in conjunction with a WES-scheduled sidewalk reconstruction.6 Eligible for Mural Program Grant of up to $5,000. Not eligible for Capital Cost-Sharing Program.All figures are approximate.Larger capital projects may be funded over several years by A) phasing the work, or B) setting aside funds in a reserve for work in a future year.
DUNDAS WEST BIA STREETSCAPE STRATEGY43
APPENDIX - PMA LANDSCAPE ARCHITECTS CONSTRUCTION COSTS
Description Unit Unit Cost
1 Site PreparationSupply and install silt fencing hoarding l.m. $20.00
Supply and install silt fencing lm $15.00
Supply eld of ce m. sq. Allow
Tree spade and transplant existing trees ea. $400.00
Import topsoil m cu. $25.00
Fine grading of site, spread topsoil m cu. $7.50
Mulch m. sq. $5.00
2 Site ServicingCatch basin with frame and grate ea $4,000.00
Manhole with cover and frame ea $5,000.00
50mm polyethelene water service lm $120.00
50mm copper water supply line lm $156.00
200mm concrete sewer pipe lm $210.00
150mm Ø PVC drain line connection l.m. $25.00
Yard hydrant ea $3,250.00
Meter Chamber ea $12,000.00
Meter ea $3,300.00
Fire Hydrant ea $4,200.00
Storm sewer lines
- 200mm PVC lin. m $100.00
- 300mm PVC lin. m $115.00
- 375mm PVC lin. m $145.00
- 450mm PVC lin. m $165.00
3 Plant MaterialTree in urban tree pit $5,000.00
Specimen Deciduous Trees (100mm) $1,000.00
Specimen Deciduous Trees (80mm) $750.00
Specimen Deciduous Trees (70mm) $600.00
Specimen Deciduous Trees (60mm) $550.00
Small Deciduous Trees $450.00
Specimen Coniferous Trees (300cm) $750.00
Specimen Coniferous Trees (200cm) $500.00
Specimen Shrubs (175cm) $150.00
Shrubs (40cm - 60cm) $50.00
Perennials $20.00
Vines (2 gallon pot) $20.00
Grasses (2 gallon pot) $35.00
Ground cover planting (ornamental) sq. m $75.00
Description Unit Unit Cost
4 Paving and Curbs (including sub-base)
C.I.P. Light Duty Concrete sq. m. $125.00
C.I.P. coloured conc. light duty sq.m. $150.00
C.I.P. coloured impressed light duty sq.m. $175.00
Unit paving - light-duty on sub base sq.m. $125.00
Asphalt light duty (incl. Base) sq. m. $55.00
Stone (max. 2" thick square cut) sq. m. $400.00
Riverstone sq. m. $30.00
Ledgerock armourstone cu.m. $4,000.00
150mm C.I.P. concrete curb (include. base) lm $55.00
5 SoddingSupply and install sod $7.50
Supply and sow seeding $4.50
6 Lighting and Electrical Work
Service duct bank lm $500.00
Pad mounted transformer ea $7,500.00
Junction Box ea $175.00
Conduit lm $45.00
Bollards pc. $1,000.00
Pedestrian lights and poles pc. $5,000.00
Street lighting/ parking lot pc $10,000.00
Wall mount lighting pc. $1,000.00
7 Site FurnishingsBenches pcs. $2,000.00
Trash recepticles pcs. $1,250.00
Cigarette ash urns pcs. $600.00
Tree guard (conical metal bars) pc. $450.00
Bicycle racks (City of Toronto) pcs. n/a
Bicycle racks (14 bikes, CORA) pcs. $1,000.00
Flag pole pc. $1,000.00
PMA LANDSCAPE ARCHITECTS - 2007 TEMPLATE CONSTRUCTION COSTS
DUNDAS WEST BIA STREETSCAPE STRATEGY 44
CREDITS + ACKNOWLEDGEMENTS
CONSULTANT TEAMStreetscape Design ConsultantsPMA LANDSCAPE ARCHITECTSFung LeeJim MelvinNetami StuartJack Krubnik
Branding Consultant&Co. - SWEENY STERLING FINLAYSON &Co. Chris HardwickeVita Leung
Business Development ConsultantHENRY CALDERON COMMUNITY DEVELOPMENTHenry Calderon
CITY OF TORONTORon Nash, Economic Development Dept.Pat Chastang, Offi ce of Councillor Adam GiambroneElise Hug, Planning Dept.
DUNDAS WEST BIA MEMBERSBoard MembersSylvia Fernandez, Chair - Progressive Accounting Service *Marina Tavares, Vice-Chair - Marina’s Interior DesignTeresa Melo, Secretary - ScotiabankJohn Merli, Treasurer - CTS Computer Training & ServicesBento De Soa Jose - Bento’s Automotive ServicesLubo Brezina - LUBO *Anthony Delcore - Anthony Delcore, Dental SurgeonCarlos Dornelas - Brazil DirectSilvia Jung - Sun MilkAngelina Oliveira - Brazil BakeryJose Ortega - Lula Lounge *Sandra Ponte - Xtreme Games InteractiveTony Rainho - Renwall Interiors LimitedRoger Silveira - Gayley’s RestaurantVictor Tavares - Tavares Investments
Supporting Members/VolunteersTracy Jenkins - Lula Lounge *Jose Nieves - Lula Lounge
* special thanks to the members of the sub-committee for their insight and
efforts in directing and engaging the Consultant Team
APPENDIX - CREDITS + ACKNOWLEDGEMENTS