Site Planning I
Project Type
Research and Publication
Year
Winter 2025
Client /Professor
Professor Vivian Gomes
Role
Research, Design Lead, and Graphic Designer
ABTSRACT
This project was developed as part of the Site Planning I course at Toronto Metropolitan University, which provides students with hands-on experience in applying planning principles to real-world development contexts. The course emphasizes the integration of urban design, policy analysis, community engagement, and technical site planning to prepare students for professional planning practice.
The selected site, located at 4185–4191 Kingston Road in Scarborough’s West Hill neighbourhood, offered an opportunity to explore the transformation of an underutilized, auto-oriented site into a vibrant, transit-oriented, mixed-use development. Working collaboratively, our team developed a comprehensive planning and design proposal supported by contextual analysis, policy alignment, and public input. The final report was submitted in December 2024 and is intended to reflect best practices in complete community design, transit integration, and equitable intensification.
Full Report Link:
PROJECT BRIEF
The proposal for 4185–4191 Kingston Road envisions the redevelopment of a 1.67-acre site currently occupied by automotive repair uses into a dynamic mixed-use community. The development consists of a 20-storey high-rise tower, a 14-storey mid-rise building, and 3-storey townhouses, all integrated with ground-floor retail, a 3-storey amenity bridge, and a Privately-Owned Publicly Accessible Space (POPS).
Located within a Neighbourhood Improvement Area (NIA) and a Protected Major Transit Station Area (PMTSA), the project is positioned to support the City’s goals for equitable growth, sustainable mobility, and public realm enhancement. The proposal also responds to surrounding development patterns, aiming to align with recent approvals along the Kingston Road corridor.
SITE CONTEXT
The site lies along Kingston Road, a designated Avenue in the City of Toronto Official Plan, and is zoned as CR – Commercial Residential under the Scarborough West Hill Community Zoning By-law. It is situated between Emcarr Drive and Payzac Avenue, with convenient access to the Guildwood GO Station, which is serviced by both GO Transit and VIA Rail.
Surrounding land uses include low-rise residential, mid-rise apartment buildings, and commercial plazas, while community amenities such as schools, parks, and daycares are located within walking distance. As part of SASP 272 and 641, the area is targeted for intensification with a minimum density of 150 residents and jobs per hectare.
DESIGN CONCEPT / SOLUTION
The development is guided by six key design principles: intensification and revitalization, strong connectivity, walkability, complete communities, sustainable living, and family-oriented design. The site plan prioritizes pedestrian experience, with retail frontages along Kingston Road and Payzac Avenue, and vehicular access restricted to the rear via Emcarr Drive.
The building massing transitions from a 20-storey tower at the northwest corner to a mid-rise and then to townhouses, respecting the scale of adjacent residential areas. Generous landscaped setbacks, green roofs, and terraced podiums create visual softness and ecological function. The POPS acts as a central hub for community gathering and leisure, offering multiple access points and flexible programming opportunities. The amenity bridge provides shared indoor space while physically linking the high-rise and mid-rise buildings.
The proposal supports sustainable transportation through dedicated bicycle infrastructure, short-term and long-term bike parking, and excellent proximity to transit. The design also integrates safety features, outdoor lighting, and natural surveillance to enhance usability for all ages and abilities.
IMPACT
The proposed development contributes meaningfully to the City’s goals of building complete, inclusive, and transit-supportive communities. It introduces a diverse range of housing types, activates the public realm, and replaces auto-centric uses with people-oriented design. The ground-floor retail and POPS support local vibrancy and economic development, while green infrastructure and passive design strategies align with the Toronto Green Standard.
EVALUATION
Public consultation identified concerns about privacy, building height, and traffic safety, all of which were addressed through stepbacks, podium transitions, and rear-facing vehicular functions. The project promotes density without displacement, family-focused living, and environmentally conscious urban design, establishing a strong precedent for future development along Kingston Road.
REFLECTION
This project offered a valuable opportunity to apply planning theory to a real-world site, combining urban design, policy interpretation, and community responsiveness. Working collaboratively as a team, I contributed to site programming, analysis, and the planning justification, learning how to navigate multiple layers of regulation while crafting a coherent design narrative.
It deepened my understanding of how site planning is both technical and human-centered—requiring spatial logic and sensitivity to place, people, and politics. More importantly, it showed me that good urban planning is not just about density, but about designing for livability, equity, and long-term sustainability. I leave this project with stronger design-thinking skills, a deeper appreciation for planning frameworks, and a lasting commitment to shaping inclusive and thoughtful urban environments.
CREDITS
Orcel Manalang (Design Lead)
Led all aspects of site planning, urban design integration, and graphic production, including 3D massing, diagrams, maps, layouts, and final visualizations. Responsible for synthesizing design decisions with planning policy and presenting a cohesive visual and spatial strategy for the proposal.
Collaborators:
Karian Chen
Contributed to site research, policy analysis, and co-led the final presentation delivery.
Snow Bai
Supported background research, contextual analysis, and planning policy review.
