Tech Hub
Community Centers
Strong Neighborhood
Transit
Employment Land
Overlay Map





AREA IN TRANSITION


The overlay maps of all the layers above show the potential and suitable design action zones within the GTA. Further assessment of these design action zones is needed to find the most appropriate one. The design action zone is selected at the peripherals of the GTA, located within the York University Heights, where the public transit is accessible, great general employment land for future mixed use development, within strong neighborhood, and the lack of public social services.



































































YORK UNIVERSITY HEIGHTS ANALYSIS


















#1 Along Steeles Ave E



# 2 At the Intersection of Steeles and Dufferin


#3 Alness St - The Employment Land














EMPLOYMENT LAND BLOCK ORGANIZATION















URBAN STRATEGIES







DEVELOPMENT ANALYSIS

Transit Adjacency








Infill Development Potential





NETWORKS ANALYSIS


























PROGRAM DISTRIBUTION
















THEMES PROPOSAL







URBAN PLANNING PARTI




Program Distribution
Parcel & Transit Adjacency
Infill Development Potential
Islands & Interconnectivity






FORM BASED CODE











Sustainability
















Green Roof: Required for buildings greater than 2,000 m² in gross floor area.


Gross Floor Area                        Size of Green Roof (Coverage)

2,000-4,999 m²                            20%
5,000-9,999 m²                            30%
10,000-14,999 m²                        40%
15,000-19,999 m²                        50%
20,000 m² or greater                    6%









ARCHITECTURAL & LANDSCAPE MANIFESTO









COURTYARD TYPOLOGY

















INCREMENTAL COURTYARD DEVELOPMENT




















BUILDING TYPOLOGY




                                                                                             

Area in Transition


Objectives:
1. Enhance mobility within employment land by converting existing easement to secondary circulation path
2. Providing building extension on existing employment building to house new office space for startups
3. Provide employment opportunities for local residences from the retail shops within The Spine
4. Improve cross connectivity of the employment land by adding new mixed use courtyard typologies
5. Improve public friendly streetscape facing the main street, and GO Transit




Site Plan













Existing Condition 









Short Term Scenario












Short Term Public Realm












Long Term Scenario
















Long Term Public Realm





Sections




Secondary Easement
The Spine Boulevard









Study Area #2

The Forest



1. Convert the inactivated Keele Reservoir into the Forest.

2. Activate the internal street by introducing on-grade commercial spaces.

3. Propose small additions adjacent to the Forest and along Petrolia Street for start-ups.

4. Increase residential density by proposing infills along the main public transit systems.

5. Utilize existing easement to create mid-block passage to increase cross connectivity.



Existing Condition 







Density: 68 ppl/ha

Area: 55 ha
Density: 3750
Employment Building (55%): 2050
Commercial + Office Mixed Use (7%): 250
Office (10%): 400
Commercial (28%): 1050


Plan Parti









Short Term Scenario



In the short term scenario, parcels around the Forest are developed. Parcels located at the intersection of Steeles Avenue West and Keel Street are developed with the highest density due to their adjacency to the public transit. The parcel to the south of the Forest along Keele Street is developed with mixed use residential buildings that provides opportunities for live, study, and work being together. Parcels located in the inner part of the employment land have lower land values and will be occupied by the start-ups. Thus, those parcels are developed primarily by adding small additions. To increase the mobility of the area, existing easement is converted to public space that provide walkways and bike lanes, that can help direct people moving from place to place.




Site Plan





Density: 104 ppl/ha

Area: 55 ha
Density: 5700
Employment Building (23%): 1300
Commercial + Office Mixed Use (4%): 250
Office (4%): 250
Commercial (16%): 900
Tech Office Mixed Use (30%): 1700
Residential Mixed Use (14%): 800
Recreational (9%): 500




Zoom In #1
Zoom In #2





Long Term Scenario



In the long term scenario, development is expanded along the main transit systems. More residential mixed use buildings are proposed along Keele Street to increase the density . A variety of housing programs, short term rental included, will be offered to accommodate people who stay for short period of time, such as intern students and people on business trips. Parcels along the GO Transit are developed with higher density due to the adjacency to York University GO Station. More housing is provided in this area for live and work opportunities. Along Petrolia Street, more commercial spaces and additions are proposed, which activates the internal street and connects the employment land to the street blocks to the north of Steeles Avenue. Additionally, more green spaces and mid-block passages are introduced to increase walkability and cross connectivity.




Site Plan




Density: 222 ppl/ha


Area: 55 ha
Density: 12200
Employment Building (7%): 800
Commercial + Office Mixed Use (2%): 250
Commercial (4%): 500
Tech Office Mixed Use (44%): 5400
Residential Mixed Use (26%): 3200
Institutional Mixed Use (7): 800
Recreational (10%): 1250


Zoom In #1
Zoom In #2




Petrolia Street Sections

 
Before
After







Perspectives


Existing Easement
Public Realm



Keele Reservoir
The Forest


Study Area #3

The Piazza



1. Convert and demolish parcels of land to create the Piazza where areas of outdoor space and recreation can be shared.

2. Create a center road that creates connectivity across the site and into the Piazza.

3. Commercial on-grade buildings are activated through the road addition and the additions to existing buildings.

4. Existing commercial areas are intermixed with new developments to draw in diversity of students, workers, and families.

5. Residential buildings are spread across the site towards Dufferin St. while maintaining adjacency to Steeles Ave. W.




Existing Condition 


Located at the intersection of Steeles Ave. W. and Dufferin St., a majority of the focus site consists of commercial and office mixed use buildings with a lack of pedestrian mobility.







Density : 57 ppl/ha

Area: 45 ha
Density: 2500
Commercial (37%): 950
Commercial + Office Mixed Use (44%): 1100
Office (8%): 200
Employment Building (12%): 300


Plan Parti




Short Term Scenario

In the short term scenario, the addition of the center road will activate the commercial on-grade programs in the buildings to create connectivity across the site and the Piazza. Start-up technology office buildings will be developed throughout the site.



SITE PLAN



Density : 117 ppl/ha

Area: 45 ha
Density: 5250
Employment Building (10%): 250
Commercial + Office Mixed Use (24%): 600
Commercial (31%): 800
Tech Office Mixed Use (82%): 2100
Residential Mixed Use (31%): 800
Recreational (20%): 500



AXONOMETRIC BUILT FORM AND PROGRAMS



PUBLIC REALM







Long Term Scenario


For the long term scenario, the site will continue to increase development along the center road and activate buildings across the site through new development and additions to the existing. 



SITE PLAN



Density : 150 ppl/ha

Area: 45 ha
Density: 6750
Employment Building (10%): 250
Commercial + Office Mixed Use (16%): 400
Commercial (14%): 350
Tech Office Mixed Use (88%): 2250
Residential Mixed Use (78%): 2000
Recreational (20%): 500


AXONOMETRIC BUILT FORM AND PROGRAMS

PUBLIC REALM







Street Sections - Magnetic Dr.




Before
After


Perspectives


Parking Lot along Alness St.
The Piazza
Between buildings on Gerry Fitzgerald Dr.
Public Realm

Study Area #4

The Farm and The Grotto



1. Convert the existing inactivated green fields into the Farm and the Grotto.

2. In between the themes are mainly served as a recreational zone within the master plan

3. Bring in density through activating the on grade commercial components surrounding the themes.

4. Additions are proposed adjacent to the two themes and along Alness Street to link the themes in the short term scenario.

5. Infills are proposed in between the themes in the long term scenario





Existing Condition


The study area is located at the intersection of Finch Ave E and Dufferin St, crossed by the hydro corridor and adjacent to the Dufferin Creek. The land use of the study area is employment land, yet commercial mixed use buidlings have been infiltrating the employment land. 

 



Density : 60 ppl/ha

Area: 91 ha
Density: 5500
Employment Building (41%): 2250
Commercial + Industrial Mixed Use (36%): 2000
Office (11%): 600
Commercial (12%): 650







Short Term Scenario

In the short term scenario, parcels suurouding and linking the Farm and the Grotto will be developed. On grade commercial will be proposed to activate the streetscape. Since the site is adjacent to the Dufferin Creek and contains the Grotto and the Farm, recreational activities will be the main proposed programs to the site, along with some additions as startup tech office. 


SITE PLAN



Density : 84 ppl/ha

Area: 91 ha
Density: 7650
Employment Building (30%): 2250
Commercial + Industrial Mixed Use (25%): 2000
On Grade Commercial (20%): 1500
Tech Office Mixed Use (15%): 1200
Recreational (10%): 700

Built Form


ZOOM IN #1
ZOOM IN #2
Public Realm






Long Term Scenario

In the long term scenario, buildings in between the two themes are proposed to be developed with additions and also infills. Secondary street connecting the Grotto and the Farm will be activated; the development will be extended towards the main streets, Finch and Dufferin. 


SITE PLAN


Density: 135 ppl/ha

Area: 91 ha
Density: 12350
Employment Building (18%): 2250
On Grade Commercial (21%): 2700
Tech Office Mixed Use (30%): 3600
Recreational (6%): 800
Residential Mixed Use (15%): 1800
Institutional Mixed Use (10%): 1200




  Built Form



ZOOM IN #3
ZOOM IN #4
Public Realm






ALNESS STREET SECTIONS

 
Before

After










THE FARM



THE GROTTO