Streetscape Feasibility Statement - Mississauga

Streetscape Feasibility Statement

Stellarcorp Developments 420 Inc.

Addendum - March 2021Application Number OZ 19 009 W1

WestonWillamson Limited120 Adelaide Street West, Suite 2500

Toronto, ON, Canada, M5H 1T1

Tel. 416 312 5944www.westonwilliamson.com

Prepared for and on behalf of:Stellarcorp Developments 420 Inc.

Project Name:

420 Lakeshore Road East, Mississauga

Report Name:

Streetscape Feasibility Statement, Addendum March 2021

FINAL

Status:

This document has been issued and amended as follows:

Issue Description Date Prepared by Reviewed by Approved by

01 Draft template issue_01 19 / 05 / 2020 RL BY RL

02 Frist Draft Issue 12 / 06 / 2020 RL BY / HS RL

03 Final Issue 17 / 06 / 2020 RL BY RL

04 Addendum 05 / 03 / 2021 RL BY RL

05

4 I 420 Lakeshore Road E Streetscape Feasibility Study - Addendum

420 Lakeshore Road E Streetscape Feasibility Study - Addendum I 1

Weston Williamson Ltd., Turner Fleischer, Strybos Barron King, and Skira Associates (the design team) have been retained by Plazacorp 420 Lakeshore Management Inc. (hereinafter referred to as the “Owner”) to prepare a Streetscape Feasibility Statement for the development on lands municipally described as 420 Lakeshore Road East, bounded by the south-west corner of Lakeshore Road and Enola Avenue intersection in the City of Mississauga (hereinafter the “Site” or “the proposed development”).

The purpose of this Streetscape Feasibility Statement is to satisfy the requirements, objectives and guidelines identified in the June 2016 Amended Boulevard Treatment Council Report (where applicable) and set out in both Section 9 of the Official Plan and the Amended Boulevard Treatment Areas. More specifically, this statement has been prepared to demonstrate that the proposed development can accommodate the appropriate boulevard treatment within the public right-of-way and that the associated building setbacks are adequate.

The proposal consists of a mixed-use development comprised of a single building, 12-storey’s in height. Two levels of underground parking has been

allowed for. The development will have frontage along Lakeshore Road East, with vehicular access from Enola Avenue. The proposal offers a range of housing opportunities by including a variety of unit types and sizes in addition to two at-grade commercial spaces fronting on to Lakeshore Road East.

In accordance with the City of Mississauga’s Terms of Reference this document will verify that a below-grade trench to accommodate the street tree corridor and above-grade street tree canopy clearance can be provided within the public right-of-way on Lakeshore Road East. This Feasibility Streetscape Study demonstrates the following requirements as listed in the City’s Terms of Reference:

• A 2 meter wide by 2 meter minimum depth of unencumbered area for the street tree corridor located at a minimum set back of 0.75m from the back of the municipal curb for the length of the development;

• Relocated utilities have the regulated offsets from the street tree corridor;

• A Utility Plan (prepared by Skira Associates);

• Plans and cross-sections illustrating the relocated utilities;

Introduction

• A Letter of Acknowledgement from the owner of the property verifying that they are aware of the costs associated with the streetscape treatment that will be implemented through the site plan process.

This study consists of the following sections:

1. Lakeshore Corridor Precinct

2. Lakeshore Road East

3. Existing Utilities

4. Proposed Streetscape

5. Trench Location

6. Lakeshore Road – Existing and Proposed Street Section

7. Existing and Emerging Context

8. Conclusion

Appendices


The Site (red box) and its surrounding context (blue box) in Lakeshore Corridor Precinct (Source: City of Mississauga)

Residential Interface along Lakeshore Road East Existing Lakeshore Road East streetscape character looking west


Lakeshore Corridor Precinct

The proposed development is located within the Lakeshore Corridor Precinct, in the portion designated as “The Outer Core.” The precinct is an east-west major arterial with a unique identity and function in the community. The corridor contains a mix of uses and variation in built form.

The City of Mississauga’s Official Plan does not call for the widening of Lakeshore Road East adjacent to the proposed development. However, enhancements will be made as a result of the proposed development. The south side of Lakeshore Road East, along the Site’s northern boundary will be improved from a pedestrian standpoint and frontage. The following guiding

principles, as listed in the Lakeview Local Area Plan, are adopted:

• A pedestrian oriented environment;

• Closely spaced buildings fronting onto Lakeshore Road East;

• Minimize access points;

• No parking between the building and the street; and

• Design that enhances a main street retail environment.

507 Lakeshore Road East and the emerging tree planting corridor Residential neighbourhoods to the south

of Lakeshore Road East


411 Lakeshore Road EastMotor vehicle repair garage

(Heritage listed)

420 Lakeshore Road EastMotor vehicle repair garage

(Heritage listed)

Residential Apartment BuildingRetail Plaza

425 Lakeshore Road EastFuture four-storey, mixed-use project with 68 units of affordable housing

507 Lakeshore Road EastMixed-use office and retail plaza

Shaw Drive Enola Avenue

Enola Avenue


Lakeshore Road East

The proposed development spans approximately 70m of the south side of Lakeshore Road East; bounded by Enola Avenue to the east and Shaw Drive to the west. Adjacent to the subject site is a strip mall with a collection of small stores anchored by a Metro. Parking lots front onto Lakeshore Road which supports both a retail plaza and the subject site.

Immediately to the north of the site is a construction site for a new 4-storey rental apartment building consisting of 66 units with ground floor amenity and commercial space. To the east is an existing mixed-use development

that includes residential buildings, office space, shopping and cafes. A tree planting corridor is in place in front of this area. To the west is an auto body shop and medium-rise apartments.

Lakeshore Road has two travel lanes for either direction, with left-turn lanes at intersections. On the north side there is a lay-by and a former bus stop. Above ground utility lines run along the north side from east to west, and crosses to the south side at certain points.

The Site looking south

Lakeshore Road East looking west adjacent to 420 Lakeshore Road East construction site

Lakeshore Road East - existing streetscape


This drawing, as an instrument of service, is provided by and is the property of Turner Fleischer Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. Construction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For Construction' must assume full responsibility and bear costs for any corrections or damages resulting from his work.

PROJECT

PROJECT NO.

DRAWING

DRAWN BY

SCALE

DRAWING NO.

PROJECT DATE

CHECKED BY

20

20

-06-0

4 7

:28:2

3 P

M

18.150FS

420 LAKESHORE ROAD E, MISSISSAUGA, ON

18.150FS

SURVEY

DV

RZ002

RMM

2020-06-04

Inc.

67 Lesmill Road

Toronto, ON, M3B 2T8

T 416 425 2222

Fleischer

turnerfleischer.com

Turner Architects

# DATE DESCRIPTION BY

1

2

3

45

6

A B

A B

Figure 2: Section A-A - Lakeshore Rd E existing utlities (by Skira Associates)

Figure 3: Section B-B - Lakeshore Rd E existing utlities (by Skira Associates)

Figure 1: Existing Utilities Location Plan

LEGEND

PROPOSED ELEVATION

EXISTING TREE TO BE REMOVED

EXISTING TREE TO BE RELOCATED

SUMP PUMPHYDRO METER

EXISTING ELEVATION

DIRECTION OF SURFACE FLOW

EXISTING ELEVATION TO REMAIN

EXISTING TREE TO REMAIN

GAS METER

ROOF DOWNSPOUTS

AREA DRAIN

PROPOSED CATCHBASIN WITH TEMPORARY SEDIMENT CONTROL

SANITARY SEWAGE EJECTOR

-

-

-

--

-

-

-

-

-

-

-

-

-

-

PROPOSED GAS MAINPROPOSED HYDRO

--

INIT.REVISIONDATE

MAR .05/21 REVISED AS PER CITY COMMENTS M.J.

No.

1.

METER ROOM-

PROPOSED CATCHBASIN

KEY PLAN N.T.S.

DRAWN BY:SCALE:

DATE: AREA:

PROJECT No.

R SI N E EE NL T I N G GO N S UC

3464 Semenyk Court, Suite 100, Mississauga, Ontario L5C 4P8

SKIRA@Tel. (905) 276-5100 Fax. (905) 270-1936 Email - info skiraconsult.ca

DESCRIPTION:

PROPOPOSED CONDOMINIUM BUILDINGPART OF LOT 12 CONCESSION 3

SOUTH OF DUNDAS STREET

EXISTING UTILITY PLAN

MAY 2020

1:200

Z-6,7

E.K.

220-M44-3

420 LAKESHORE ROAD EAST

STELLACORP DEVELOPMENTS 420 INC.1918 AVENUE RD, MAIN FLOOR, TORONTO, ON. M5M 4A1, (416) 922 2222

ELEVATION: 80.528C.M. BENCHMARK No. 805

C103DWG.No.

CITY FILE: OZ 20/009 REGION FILE: XXXXXX

COOKSVILLE CREEK, NORTH SIDE OF LAKESHORE ROAD (HIGHWAY N°2), 45.72 METRES EAST ON THE NORTH FACE AT THE EAST CORNER OF CONCRETE CORNER POST OF A BRIDGE OVER

OF BEECHWOOD AVENUE.

ENOLA AVE.SITE

LAKE

SHORE

R

OAD

EAS

T

ENOLA AVE.SHAW DRIVEROOSVELT RDAD

GREEN WAY

MICHAEL JOZWIK. P.ENG

THE INFORMATION ON THIS PLAN IS COMPLETE, ACCURATEAND BASED ON SURFACE GEOPHYSICAL LOCATES ASPROVIDED BY PLANVIEW UTILITY SERVICES LTD.,AUGUST 11, 2020.

LEGEND

PROPOSED ELEVATION

EXISTING TREE TO BE REMOVED

EXISTING TREE TO BE RELOCATED

SUMP PUMPHYDRO METER

EXISTING ELEVATION

DIRECTION OF SURFACE FLOW

EXISTING ELEVATION TO REMAIN

EXISTING TREE TO REMAIN

GAS METER

ROOF DOWNSPOUTS

AREA DRAIN

PROPOSED CATCHBASIN WITH TEMPORARY SEDIMENT CONTROL

SANITARY SEWAGE EJECTOR

-

-

-

--

-

-

-

-

-

-

-

-

-

-

PROPOSED GAS MAINPROPOSED HYDRO

--

INIT.REVISIONDATE

MAR .05/21 REVISED AS PER CITY COMMENTS M.J.

No.

1.

METER ROOM-

PROPOSED CATCHBASIN

KEY PLAN N.T.S.

DRAWN BY:SCALE:

DATE: AREA:

PROJECT No.

R SI N E EE NL T I N G GO N S UC

3464 Semenyk Court, Suite 100, Mississauga, Ontario L5C 4P8

SKIRA@Tel. (905) 276-5100 Fax. (905) 270-1936 Email - info skiraconsult.ca

DESCRIPTION:

PROPOPOSED CONDOMINIUM BUILDINGPART OF LOT 12 CONCESSION 3

SOUTH OF DUNDAS STREET

EXISTING UTILITY PLAN

MAY 2020

1:200

Z-6,7

E.K.

220-M44-3

420 LAKESHORE ROAD EAST

STELLACORP DEVELOPMENTS 420 INC.1918 AVENUE RD, MAIN FLOOR, TORONTO, ON. M5M 4A1, (416) 922 2222

ELEVATION: 80.528C.M. BENCHMARK No. 805

C103DWG.No.

CITY FILE: OZ 20/009 REGION FILE: XXXXXX

COOKSVILLE CREEK, NORTH SIDE OF LAKESHORE ROAD (HIGHWAY N°2), 45.72 METRES EAST ON THE NORTH FACE AT THE EAST CORNER OF CONCRETE CORNER POST OF A BRIDGE OVER

OF BEECHWOOD AVENUE.

ENOLA AVE.SITE

LAKE

SHORE

R

OAD

EAS

T

ENOLA AVE.SHAW DRIVEROOSVELT RDAD

GREEN WAY

MICHAEL JOZWIK. P.ENG

THE INFORMATION ON THIS PLAN IS COMPLETE, ACCURATEAND BASED ON SURFACE GEOPHYSICAL LOCATES ASPROVIDED BY PLANVIEW UTILITY SERVICES LTD.,AUGUST 11, 2020.


Existing Utilities

There are existing above and below ground utilities present along Lakeshore Road East. Information regarding existing underground utilities are reflected in Figure 1, which illustrates a Bell duct and cables, gas line and water main within the 30m Right-of-Way. There are above ground utility lines running east-west along the north portion of Lakeshore Road with tension wires leading to the south to support the lines.

The underground Bell cables run along the south under the sidewalk leading to major distribution plants located near the Enola Avenue and Lakeshore Road East: Main Copper distribution box, High Speed Fiber ONUs and Fiber Central Splitting Point which serve the buildings and residents in the proximity. There are also two Bell manholes on the sidewalk along the corridor which in their current position will be in the path of the proposed tree planting. Bell has recommended that the grade of the manhole lids be adjusted to match the new grade of the proposed landscaping, however, they do not recommend the relocation of the manholes.

Three cross-sections, two along Lakeshore Road East and one along Enola Avenue, have been prepared to illustrate the above and below grade utilities. The cross sections are drawn in accordance with the City of Mississauga’s standard drawings. The sections are illustrated Figures 2 and 3.

1

4 5

2 3

6

Bell Distribution Point C

Existing manholes and utlity boxes

Bell Distribution Point BBell Distribution Point A

Existing ManholeUtility tension cable poll


Emerging streetscape -

507 Lakeshore Road East tree planting


Proposed Streetscape

Within our proposed streetscape, the width and layout of the travel lanes remain the same (as existing?). A similar design language has been adopted at 507 Lakeshore Road for this portion of Lakeshore Road East to ensure a harmonious landscape character is achieved in the streetscape. We have adopted the following principles which are listed in the Lakeview Local Plan for the Lakeshore Corridor Precinct:

• A pedestrian oriented environment;

• Closely spaced buildings fronting onto Lakeshore Road East;

• Minimized access points;

• No parking between the proposed building and the street; and

• Design that enhances a main street retail environment.

The proposed development is setback from the street to ensure a well landscaped frontage creating a boulevard character and an appropriate streetscape. The building is setback 0.6m (maximum 3.0m from property line) to provide a consistent street edge. Figure 7 demonstrates the proposed development is appropriately setback to ensure that the boulevard width is a minimum 5.6m from the street curb to the face of the building. This allows for a consistent and viable sidewalk and potential for a 2m by 2m tree zone and street furniture.

Streetscape element precedent images

(image source: Alberto T Estevez) (image source: Pasage Urbanism)

(image source: Scape Studio) (image source: Scape Studio)


Figure 4: Trench Location Plan - overlay of Existing Utlities Plan prepared by Skira & Associates Ltd. and Proposed Landscape Plan prepared by Strybos Barron King.

Location of Bell wire to be relocated 2m x 2m Street Tree and street furnishings corridor

Existing Hydro tension wire and poll to be relocated (proposed tree planting placed 3m outside of base

of the hydro poll)

Location of existing Bell wire to remain in current location surface

treatments proposed

Existing Bell manhole to remain

Existing Bell Wire

Existing Bell Manhole

Existing Gas Line

Existing Watermain

Existing Hydro Wire and Poll

Proposed Tree Trench Location


EX CONC. CURB & GUTTER

EXISTING CONCRETE ISLAND

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EXISTING GAS LINE

EXISTING 300⌀ WM

EXISTING CONCRETE SPLASH PAD

EXISTING CONCRETE CURB

8.13 mBUFFER0.75 m

TREE CORRIDOR2.00 m

SIDEWALK2.75 m

EXISTING BELL DUCT

+81.0

+82.0

+83.0

+84.0

+85.0

+86.0

+87.0

+80.0

+79.0

+78.0

+77.0

EXISTING ASPHALT SURFACE

LAKESHORE ROAD EAST

+80.992°

EXISTING BELL MAN HOLE

0.60 m0.29 m

1.20 m0.18 m

EXISTING BELL MAN HOLE COVER AND GRADE AS EXISTING

BEYOND

PROPOSED GRADE

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TREE CORRIDOR2.00 m 8.87 m

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EXISTING GAS LINS

EXISTING 300⌀ WM



EXISTING BELL DUCT

PROPOSED BELL DUCT

+81.0

+82.0

+83.0

+84.0

+85.0

+86.0

+87.0

+80.0

+79.0

+78.0

+77.08.07 m

BUFFER0.80 m

0.38 m

LAKESHORE ROAD EAST

EXISTING ASPHALT ROAD

+80.822°

2.87 m

EXISTING UTILITY POLE

PROPOSEDGRADE

0 20 40m

1:1000

10 10 30

FULL SIZE ANSI D

N

© Copyright WestonWilliamson+Partners

Weston Williamson + Partners (WW+P) is the owner of the copyright subsisting in these drawings, plans, designs and specifications. They must not be used, reproduced or cop-ied, in whole or in part, nor may the information, ideas and concepts therein contained (which are confidential to WW+P) be disclosed to any person without the prior written consent of that company.

1. Do not scale drawings. Written dimension govern. 2. All dimensions are in millimetres unless noted otherwise. 3. All dimensions shall be vertified on site before proceeding with the work. WW+P shall be notified in writing of any discrepancies. 4. This drawing must be read in conjunction with all relevant contracts, specifications and drawings. 5. Check all levels against survey drawings to surrounding works area. 6. All levels have been provided by the Surveyor

Masterplanner:

Notes:

Key Plan:

120 Adelaide Street WestUnit 2500, Toronto ONM5H 1T1, CanadaT: +1 416 312 5944www.westonwilliamson.com

Client:

PLAZACORP 420 Lakeshore Management Inc.


Project:

Title:

Drawn: Checked:

Project Number:

Scale:

Project Status:Date:

Approved:

Revision:

1 : 50 @ ANSI D

Proposed Lakeshore Boulevard EastSections

Streetscape Feasibility Study

RL RL

CA0016 - Lakeshore

420 Lakeshore Road East,Mississauga

Final10/06/20

BY

PROPOSED SECTION A-A - LAKESHORE ROAD EAST

PROPOSED SECTION B-B - LAKESHORE ROAD EAST

B

BA

A

DRAWING NOTES:PROPOSED SECTIONS ARE CONCEPTUAL ONLY. FINAL DESIGN DETAILS TO BE CONFIRMED THROUGH DISCUSSIONS WITH STAFF

PROPOSED UTILITIES SHOWN ARE AS DRAFT UTILITIES PLAN COMPLETED BY SKIRA & ASSOCIATES (MAY 2020) DRAWING No. C101

SURVEY:SURVEY COMPLETED BY R. AVIS SURVEYING INC. (13 MAY 2020)DRAWING No. : 3372-0T.DWG

NOT FOR CONSTRUCTION

Rev Date Description

EX CONC. CURB & GUTTER

EXISTING CONCRETE ISLAND

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EXISTING GAS LINE

EXISTING 300⌀ WM



8.13 mBUFFER0.75 m

TREE CORRIDOR2.00 m

SIDEWALK2.75 m

EXISTING BELL DUCT

+81.0

+82.0

+83.0

+84.0

+85.0

+86.0

+87.0

+80.0

+79.0

+78.0

+77.0

EXISTING ASPHALT SURFACE

LAKESHORE ROAD EAST

+80.992°

EXISTING BELL MAN HOLE

0.60 m0.29 m

1.20 m0.18 m

EXISTING BELL MAN HOLE COVER AND GRADE AS EXISTING

BEYOND

PROPOSED GRADE

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SIDEWALK2.75 m

TREE CORRIDOR2.00 m 8.87 m

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3.60 m

EXISTING GAS LINS

EXISTING 300⌀ WM



EXISTING BELL DUCT

PROPOSED BELL DUCT

+81.0

+82.0

+83.0

+84.0

+85.0

+86.0

+87.0

+80.0

+79.0

+78.0

+77.08.07 m

BUFFER0.80 m

0.38 m

LAKESHORE ROAD EAST


+80.822°

2.87 m


PROPOSEDGRADE

0 20 40m

1:1000

10 10 30

FULL SIZE ANSI D

N


Weston Williamson + Partners (WW+P) is the owner of the copyright subsisting in these drawings, plans, designs and specifications. They must not be used, reproduced or cop-ied, in whole or in part, nor may the information, ideas and concepts therein contained (which are confidential to WW+P) be disclosed to any person without the prior written consent of that company.

1. Do not scale drawings. Written dimension govern. 2. All dimensions are in millimetres unless noted otherwise. 3. All dimensions shall be vertified on site before proceeding with the work. WW+P shall be notified in writing of any discrepancies. 4. This drawing must be read in conjunction with all relevant contracts, specifications and drawings. 5. Check all levels against survey drawings to surrounding works area. 6. All levels have been provided by the Surveyor

Masterplanner:

Notes:

Key Plan:

120 Adelaide Street WestUnit 2500, Toronto ONM5H 1T1, CanadaT: +1 416 312 5944www.westonwilliamson.com

Client:



Project:

Title:

Drawn: Checked:

Project Number:

Scale:


Approved:

Revision:

1 : 50 @ ANSI D

Proposed Lakeshore Boulevard EastSections


RL RL

CA0016 - Lakeshore


Final10/06/20

BY

PROPOSED SECTION A-A - LAKESHORE ROAD EAST

PROPOSED SECTION B-B - LAKESHORE ROAD EAST

B

BA

A






Trench Location

Figure 6: Section B-B Proposed location of 2m by 2m tree planting trench (please

see Appendix 1 for 1:50 sections)

Figure 5: Section A-A existing Bell manhole location and grade maintained (please see Appendix 1 for

1:50 sections)

The location of the proposed trench is in accordance with the City’s requirements. A trench with a minimum plan area (width) of 2m has been introduced, setback a minimum 0.75m from the back of the municipal curb. According to the utility locations attained by Skira Associates, there is an existing Bell cable and Hydro utility tension wire which conflicts with the proposed trench location in the proposed design condition. Figure 5 illustrates

an overlay of the existing over the proposed condition.

Relocation discussions are currently ongoing between Skira Associate and the respective utility companies, upon which relocation drawings and a cost estimate will be prepared. In the interim, dimensions and notes have been added to the plan (Figure 4) and cross-sections (Figure 5 and 6) on

the following pages. These drawings illustrate the initial thoughts for the relocation. Please refer to the Landscape Plan, prepared by Strybos Barron King, that will adhere to the above-grade tree canopy clearances as illustrated in the City’s Streetscape Feasibility Terms of Reference.


Lakeshore Road - Existing Street Section

Lakeshore Road East is designated as a 30m-wide right-of-way width in the City of Mississauga’s Official Plan. The width of the roadway is approximately 16.0m surface, with 4 travel lanes in addition to a layby/bus stop along the north or

westbound route. Next to the roads are sidewalks on either end. There is a series of utility poles along the north of Lakeshore Road, with below grade utility. Figure 7 illustrates this condition.

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EXISTING BELL DUCT

LAYBY

VARIES3.50 m 4.62 m

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16.00 m

INDICATIVE ROW29.10 m

+81.0

+82.0

+83.0

+84.0

+85.0

+86.0

+87.0

+88.0

+89.0

+80.0

+79.0

+78.0

+77.0

LAKESHORE ROAD EAST



1°

EXISTING GRADE VARIES

EXISTING GRADE


EXISTING ASPHALT

1°9°

EXISTING GRADE VARIES


1°

EXISTING SIDEWALK

VARIES4.97 m


2.28 m 0.60 m 1.67 m

0 2 4m

1:100

1 1 3

FULL SIZE ANSI D


Architect:

120 Adelaide Street WestUnit 2500, Toronto ONM5H 1T1, CanadaT: +1 416 312 5944www.westonwilliamson.comToronto

LondonMelbourneSydney

Key Plan:Weston Williamson + Partners (WW+P) is the owner of the copyright subsisting in these drawings, plans, designs and specifications. They must not be used, reproduced or copied, in whole or in part, nor may the information, ideas and concepts therein contained (which are confidenti-al to WW+P) be disclosed to any person without the prior written consent of that company.

1. Do not scale drawings. Written dimension govern. 2. All dimensions are in millimetres unless noted otherwise. 3. All dimensions shall be vertified on site before proceeding with the work. WWP shall be notified in writing of any discrepancies. 4. This drawing must be read in conjunction with all relevant contracts, specifications and drawings. 5. Check all levels against survey drawings to surrounding works area. 6. All levels have been provided by the Surveyor

Notes: Client:


Project:

Title:

Drawn: Checked:

Project No. - Originator - Volume/System - Level/Location - Type - Role - Sheet No.:

Scale:


Approved:

Revision:

1 : 50 @ ANSI D

Existing Lakeshore Boulevard EastOverall Section


RL RL

CA0016 - Lakeshore-03


Final10/06/20

BY



425 LAKESHORE ROAD EAST DEVELOPMENT SHOWN INDICATIVELY



EXTENT OF AREA SURVEY DOES NOT INCLUDE 425 LAKESHORE ROAD EAST. ANY LEVELS AND DIMENSIONS SHOWN ARE INDICATIVE.

EXISTING TYPICAL SECTION - LAKESHORE ROAD EAST


Figure 7: Existing Lakeshore Road East Typical Street Section (please see Appendix 1 for 1:50 sections)


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3.60 m

EXISTING GAS LINS

EXISTING 300⌀ WM



EXISTING BELL DUCT

PROPOSED BELL DUCT

PROPOSED SIDEWALK2.75 m

0.38 m

BUFFERMIN. 0.75m

LAYBY3.50 m

SIDEWALK4.83 m

Indi

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16.00 m

INDICATIVE ROW29.10 m

+81.0

+82.0

+83.0

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+86.0

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+89.0

+80.0

+79.0

+78.0

+77.0

LAKESHORE ROAD EAST


2°

PROPOSEDGRADE

0 2 4m

1:100

1 1 3

FULL SIZE ANSI D


Architect:

120 Adelaide Street WestUnit 2500, Toronto ONM5H 1T1, CanadaT: +1 416 312 5944www.westonwilliamson.comToronto

LondonMelbourneSydney

Key Plan:Weston Williamson + Partners (WW+P) is the owner of the copyright subsisting in these drawings, plans, designs and specifications. They must not be used, reproduced or copied, in whole or in part, nor may the information, ideas and concepts therein contained (which are confidenti-al to WW+P) be disclosed to any person without the prior written consent of that company.

1. Do not scale drawings. Written dimension govern. 2. All dimensions are in millimetres unless noted otherwise. 3. All dimensions shall be vertified on site before proceeding with the work. WWP shall be notified in writing of any discrepancies. 4. This drawing must be read in conjunction with all relevant contracts, specifications and drawings. 5. Check all levels against survey drawings to surrounding works area. 6. All levels have been provided by the Surveyor

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1 : 50 @ ANSI D

Proposed Lakeshore Boulevard EastOverall Section


RL RL

CA0016 - Lakeshore-04


Final06/09/20

BY

PROPOSED TYPICAL SECTION - LAKESHORE ROAD EAST


425 LAKESHORE ROAD EAST DEVELOPMENT SHOWN INDICATIVELY



EXTENT OF AREA SURVEY DOES NOT INCLUDE 425 LAKESHORE ROAD EAST. ANY LEVELS AND DIMENSIONS SHOWN ARE INDICATIVE.



Lakeshore Road - Proposed Street Section

In the proposed section, the travel lanes remain the same. A tree corridor as prescribed in the City of Mississauga’s Terms of Reference for a Streetscape Feasibility Study has been applied. The proposed section illustrates the 2m deep by 2m wide tree corridor has been implemented. According to utility plans obtained to date, an existing Bell utility line and manhole is within the boundaries of the corridor and will need to be relocated. Figure 8

illustrates the relocation of the utilities in order to accommodate the proposed tree planting. Initial Discussions with Bell have been undertaken and the preparation of the relocation drawings and cost estimate is underway and will be prepared by others. In the interim, Figure 4 illustrates the relocation discussions in progress and may be subject to change as the design further develops. However, the envisioned boulevard upgrades along

the frontage of Lakeshore Road East will follow what is proposed under Segment 6: Lakeview West Neighbourhood in the Lakeshore Connecting Communities Study. This anticipates Lakeshore Road E will accommodate higher order transit along with utilitarian pedestrian and cycling facilities as noted in the study.

Figure 8: Proposed Lakeshore Road East street section (please see Appendix 1 for 1:50 sections)



Lakeshore Corridor Precinct



Lakeshore Road & Enola Avenue Intersection



Lakeshore Road East & Shaw Drive



Enola Avenue


Existing ContextThe design of the proposed development takes into consideration the existing context and the areas of sensitivity and opportunities. The proposed development recognizes its role as a corner block and a gateway feature leading to the water’s edge and Adamson’s Estate, Mississauga’s site of local heritage. The propose development locates growth along the corridor, while respecting the residential

homes to the south through setbacks in its built form. The following attributes are achieved by the proposed development:

• Reconnection of Lakeshore to the waterfront by protecting the historical view corridor to and from Adamson Estate.

• Provision of appropriate and sensitively considered built form transitions

• Provision of a mixed-use development offering employment opportunities for the local community

• Encouragement of sustainable modes of movement via new enhanced walking and cycling routes

• Conforming with the existing lot pattern in the surrounding community


Emerging ContextThe proposed development recognizes its role in the Lakeshore Corridor Precinct. With development interest growing, the road will gradually transform into a new main street, animated with new mixed-use buildings along its entirety. The plan demonstrates the design team’s recognition of the corridor’s transformation and the figure above illustrates the proposed development’s role in this segment of Lakeshore Road East becoming Lakeshore Boulevard.

The following principles are proposed which will influence the proposed streetscape:

• Contribution to Lakeshore Road East becoming a pedestrian oriented main street

• Provision of well landscaped streetscape along Lakeshore Road East

• Provision of street furnishings and public art to animate the Lakeshore Corridor

• Creation of a well-considered street wall to frame and enclose the corridor

• Enhanced cycling routes

• Clear wayfinding and streetscape linking the emerging boulevard typology with the existing historic context of Lakeshore

• A detailed interface between the proposed development and the public realm designed to the highest standards

Red and blue dashed line lands are sites along the Lakeshore Corridor Precinct which will deliver the boulevard in the

future. Adjacent development at 374-398 and 406 Lakeshore Road, is an illustrative layout by Turner Fliesher Archtiects to

demonstrate how their design could be integrated.



Conclusion

As illustrated in this Streetscape Feasibility Study, an appropriate boulevard treatment can be accommodated within the existing 30m right-of-way next to Lakeshore Road East in accordance with the requirements listed in the City of Mississauga’s Streetscape Feasibility Study Terms of Reference. The existing underground Bell cable is required to be relocated in order to accommodate the 2m by 2m tree planting trench. Discussion and the re-location design are in progress between Skira Associates and Bell.

The proposed development is setback from the street to ensure a well landscaped frontage to create a boulevard character and an appropriate streetscape. The building is setback 0.6m to provide a consistent street edge. The boulevard width on the south side of Lakeshore Road East is a minimum 5.6m from the street curb to the face of the building. This allows for a consistent and viable sidewalk and potential for a 2m by 2m tree zone and street furniture.

Our study also illustrates how our proposed development and resulting streetscape interventions will transform the public realm of Lakeshore East, creating the strong sense of place and civic pride that the Mississauga Terms of Reference seek to achieve.



Appendices

Streetscape Feasibility Statement - Mississauga

Documents