A FEW GOOD LINES

In areas of high-density intensification there is the need to draw a few new lines. 

We are used to the simple attributes which planning endows upon properties being portrayed on flat-earth maps... so identifying land use designations, densities and heights.  It's so flat that in all of Toronto's '86 zoning by-law there is only one diagram in the vertical axis.

In part high-density figures indicate that the land parcels are small and may not be able to accommodate within its extent the base-level functions that fuse with the adjoining streetscapes and abutting properties. Furthermore, by combining functions such as driveway ramps and loading docks, more land can be freed up for better purposes.

LINES:

Yonge Eglinton Crossroad

• Pedestrian concourse: beneath Yonge Eglinton intersection, an uninterrupted flush-level connecting the transit station with all four corners.
• Eglinton LRT construction trench: utilise the remaining space rather than backfilling it, the surplus volume is equivalent to an 800 space parking garage.
• Multi-level public realm: below grade, at grade and above grade within the Yonge Eglinton Core Area.

Apartment Areas

• Street parts: treatment of streetscapes and setbacks of adjacent developments.
• The base portion of tall buildings needs to be dealt with as a transition area where different purposes can be accommodated depending upon the demographic drift which occurs within the building complex.