AN ICONIC TRANSIT GATEWAY

In my opinion the Yonge-Eglinton crossroad deserves an “iconic” treatment, forming a significant transit “gateway”. Something which is iconic has “a form that suggests its meaning”. If Yonge-Eglinton Gateway can be emblematic of its importance all the better, because it is a significant crossroads both below and above ground, as well as at grade.

RELATING FUTURE & PAST PRACTICES

It's hard to imagine what future will crystallise a hundred years from now. For the most part it remains to still emerge.  It is informative to look back over the past hundred years' duration, to grasp the extent and magnitude of the change that occur over time, and then apply a multiplier for envisioning the next hundred years.

THE BIG FIX

It took decades to remove fire hydrant
blocking a too narrow sidewalk.

Within fifteen years, 20,000 people will come to reside within a five minute walk of the Yonge Eglinton intersection — where a transit gateway hopefully of 'anthem proportions' might emerge — failing which, we'll simply endure the 'more of the same or less' legacy experience.

'TEMPORARY' URBAN DESIGN

TEMPORARY-PERMANENT WORKS  

We are entering a protracted era of street and sidewalk footpath disruptions of such epic length that temporary protective measures and installations will acquire a sense of temporary-permanence. The pattern of temporary measures will, over time, shift responding to development start-ups and completions. 

FIT, RESPECT AND REINFORCE

NEW HOUSES ARE TO FIT, RESPECT AND REINFORCE THE EXISTING NEIGHBOURHHOOD

The protection of Residential Neighbourhoods is a fundamental intention of Toronto's planning. These areas are not intended to be intensification targets. Furthermore, the term 'intensification' is not a measure of house size but rather refers to population increase. Hence, a larger replacement house is not intensification. It is simply super-sizing unrelated to intensification.

URBAN AUDIT

GROWTH CENTRE TOWERS FORECASTpdf

The Towers Forecast quantifiably models the extent of future growth following the current trends of build-as-usual practices. 

The Towers Forecast's projection permits an urban audit to be undertaken... assessing the sustainability, desirability, infrastructures, demographics, built form and public realm considerations of future development. 

Such an audit is required by Provincial Policy, Toronto's Official Plan, and City Planning's proposed Development Permit System.

I have a general concern about planning and growth management for the Yonge Eglinton Growth Centre (YEGC) with regard to the exercise of Good Planning, Best Practice and Area Visioning.

GOOD PLANNING

FOR THE GOOD OF THE YONGE EGLINTON GROWTH CENTRE

City Planning has recently written a prescription for Good Planning, which appears in its recently proposed area-planning tool, the Development Permit System.

One wonders why this prescription for Good Planning is not current practice within the Yonge Eglinton Growth Centre, where an extraordinary growth spiral is underway – without the benefit of a comprehensive planning framework.


Furthermore, it begs the question...
If good area-planning is not being practiced here where the need is obvious, then, can City Planning be relied upon to deliver its good area-planning prescription, either here or anywhere?


Conclusion: Whether Yonge Eglinton's planning is improved by amending the existing Secondary Plan, or by undertaking a specific Development Permit System solution-exercise, or any other process... It is imperative to see Good Planning and development management is exercised, and in particular: commensurate with the degree of intensification.

THE OLD DAME OSSINGTON DESERVES A BREAK

Frankly, I think the old dame Ossington deserves a break rather than be relegated to condo-ments.

At least she should be given a second glance, a second chance.  There's a lot of urban memory here that can be worked with – to enrich the old city experience, which otherwise future generation may presume started today.

WHICH IS THE HIGH SIDE OF A HIGH STREET?

QUESTION: What's more important to a successful streetscape?

• an active edge of shops
• sun-washed sidewalks
• a broad footpath 

I've taken the time to study these two streetscapes in downtown Toronto, both of which are shown looking westwards.  

Frankly I was a bit surprised by the results...

NEVER JUDGE A TALL BUILDING BY ITS HEIGHT ALONE

"go for the cape, go for the cape"

Tall buildings are nothing more than an intense amount of building mass, which in contemporary urban conditions goes hand-in-hand with a minimal footprint of land.  Where before towers-in-the-park (toasters) might be built at three times density, today we're contending with the same magnitudes of building mass on smaller sites resulting in densities of ten times and more.

GOOD FENCES DO MAKE GOOD NEIGHBOURS !!!

I like to believe...

• development will reflexively improve our community's condition,
• that improving the public realm is a guiding star in every developer's bucket of ambitions

and though the road to fulfillment may be a long one, nevertheless,

• the existing public realm should not be diminished, and where possible, be improved.