Jarvis Street Transformation.

Jarvis Street Transformation

This has been in the works for quite a while now, but the city is almost to the point where it will be removing the 5th traffic lane on Jarvis from Bloor to create bike lanes and additional sidewalk space. This is exactly the kind of project that needs to happen in the downtown core.  This will create much needed bike lanes and should help calm Jarvis, as it currently functions as an inner-city highway. 

Kudos to Councillor Kyle Rae for keeping this going and seeing it through.

Adaptive reuse

What will save the suburbs?

This New York Times article brings up a good point that now that the housing market has met a meltdown, what will happen to those houses in suburbia? And those bog boxes that sit empty?

It occurred to me while reading this that a long term plan and way to urbanize these neighborhoods and prevent further exurbia expansion would be to change by-laws to heavily promote urbanizing neighborhoods by allowing 2-4 story buildings to abut the street, thereby turning the current home on the property into something akin to a carraige house. Of course, this would create a domino effect for needed additional infrastracture and also a disincentive for extending suburbia would have to be implemented as well.

The Case for a Spadina Subway

There was discussion in Toronto this spring about a downtown relief line and it generated a lot of ideas. For the record, I completely support this line and hope it is built sooner rather than later. 

Are there other subway possibilities in Toronto? What if a subway line was built along Spadina? A right-of-way streetcar line currently exists with two car lanes of traffic going both north and south and it could be built here.

I propose that a new subway line be built with stops beginning at Spadina and Bloor (the line would have exits that connect at Bloor with the current exit and then another exit towards Sussex) where it would connect with the Yonge-University-Spadina line Spadina Stop. The stops (heading south) would then be at College, Dundas, Queen, King, Front, and Bremner/Lakeshore. 

An additional extension could be made to run east with stops at Rees St (the Skydome/CN Tower stop), York St (Air Canada Centre), Yonge St, and then north where it could connect again with the Y-U-S line at King station.

On Spadina, the interior lanes that previously held the streetcars would then be permanently converted to bike lanes. 

Why should this go on Spadina when it is so close to the other subway lines? South of Bloor, Spadina is a very wide street and could support great density. Toronto needs to grow up, not out, and downtown already has the infrastructure to do so. Spadina is wide enough to accommodate additional density.  Of course, special attention to zoning would be required to ensure that the heritage Victorian homes east of Spadina be spared razing, as well as ensuring that Chinatown remains in this area. 

Having this subway line connect with the Y-U-S line would allow for additional commuter relief should either of the lines be stopped for an extended period of time. 

This line would connect the rest of Toronto to the waterfront where there are countless very tall buildings being built. The project at Spadina and Lakeshore (Cityplace) is going to house thousands of people and as people move into this newly created neighborhood, they will need to be served by frequent service. With all of the additional condos and office buildings in this area, a viable alternative to cars must be produced. This area will only grow more dense. 

The connection to the stadiums and the CN tower will be useful for tourism.

One area of difficulty with this project would be the engineering of the line once it reaches Lakeshore Boulevard. I do not know if the land here is stable enough to support the subway. In this area the subway could either use two of the current traffic lanes under the Gardiner expressway or move from underground to become elevated between the traffic of the Gardiner above and the traffic on Lakeshore Boulevard below.

From what I have learned in my short time in Ontario, any transit project requires extensive cooperation between Federal, Provincial, and Municipal governments. The city of Toronto currently is busy promoting its numerous LRT lines, which are important and must be pursued. Metrolinx is currently putting together several proposals for the future of transit in Toronto and southern Ontario. As far as I know, neither group is supporting a Spadina subway line as I am suggesting. 

Could this ever happen? Probably not, as the city is putting its money into developing other LRT lines and has many more priorities. However, there are not very many places where the city could build subways and later on in the 21st century, additional relief for traveling within downtown may be needed. 

New Edwin Hotel - Riverdale/Leslieville

Two Toronto newspapers (here and here) have recently reported on the creation of a 30 room transitional home for homeless people in the city. One of the early ideas behind the creation of permanent housing for homeless persons was in Malcolm Gladwell's New Yorker article Million Dollar Murray.  Here, Gladwell argues that a city would create economic and social answers to extreme poverty by providing permanent housing for those that chronically live on the street. Many cities across the world have used this method of curbing homelessness to much success.

In Toronto, the location is the New Edwin Hotel (which is being renovated to feature rooms with bathrooms and kitchens) on Queen Street East in the broadly defined Queen East Village, which abuts recently gentrified Leslieville and Riverdale.  

Many new restaurants and shops have opened up on this stretch of Queen and people are already speculating what will happen to the new "hip" condos in the area and if the area will revert to its old shabby self. I think this location is great for this type of housing. My main worry is that the people who live in this home may have trouble finding enough affordable amenities/stores in the immediate area. 

Queen East has plenty of low-income social housing mixed with its recently renovated homes, new condos, and many parks. The neighborhoods here have grown organically and successfully. However, a divide does remain between the retail areas that are for the old residents (working class) and the new residents.  Many stores service all people. However, it is quite obvious who is going out to one of the newer fine dining restaurants and who is warily looking on from the dilapidated, but lively bar across the street.

The location of the housing project is excellent because it provides a place of good middle class structure that, along with the social services support, will transition these individuals back into society with dignity as the good citizens and people that they are. I believe the people of Queen East will support these people as the make their way out of a difficult situation.

Holt Renfrew Building on Bloor

Yonge & Bloor - a famous Canadian intersection that seems lack any real meaning beyond it being the intersection of two subway lines and the intersection of two major shopping corridors.

This area is growing taller and taller. At the southeast corner, 1 Bloor East will rise and dominate the skyline. A bit further west, there are several buildings that are going up in Yorkville, as well as several luxury condos just south of Bloor on Charles Street (including my personal favourite new high rise, 1 St. Thomas).

Just across from the Manulife centre a block away near Bay Street, lies one building that remains a meager three stories - Holt Renfrew's. This high-end department store rises a mere three stories on very valuable land on Bloor.

When will this department store be redeveloped? Will it?



If the building were to be redeveloped as a high rise, Holts would have to move. Presumably it would move somewhere else in Yorkville, but where? The best bet would be to temporarily move into the bottom of 1 Bloor East while the new Holts was being constructed. 1 Bloor East would not necessarily offer enough floor space, but it would be in a highly visible location. All of this is purely speculative though.

While discussing the options for the Holt Renfrew building, my wife reminded me that one of Holt's biggest assets is its high-fashion and exclusivity of products and that Holts must maintain that it is, well, rich. She suggested that the Holts building may not be redeveloped so as to reflect the store's strength.

It does not have to or want to be redeveloped - it can afford to waste space.

Brutal Architecture on Yonge

Who thought this would be a good idea?

Seriously.

Suburbs and Slums

Virtually any paragraph could be quoted from this article by Christopher B. Leinberger, but this one gives a good preview:

The decline of [suburbs] is usually attributed to the subprime-mortgage crisis, with its wave of foreclosures. And the crisis has indeed catalyzed or intensified social problems in many communities. But the story of vacant suburban homes and declining suburban neighborhoods did not begin with the crisis, and will not end with it. A structural change is under way in the housing market—a major shift in the way many Americans want to live and work. It has shaped the current downturn, steering some of the worst problems away from the cities and toward the suburban fringes. And its effects will be felt more strongly, and more broadly, as the years pass. Its ultimate impact on the suburbs, and the cities, will be profound.