Tippett Road Toronto Ontario Regeneration

1. renew
TIPPETT & WILSON RENEWAL
By Aaron Michael Hachey
October 20, 2016

2. EXECUTIVE SUMMARY
all-in-one DREAMS
How does one outer city high-order transportation corridor in Toronto have next to zero walkability (Walkscore,
2016)? The 401 Highway and Allen Expressway dissect this node into four completely disconnected sections.
Furthermore, it is a site that edges districts and neighbouring improvement areas, resulting in further oversight.
The lack of walkability could also be aproduct of ineligible boundaries, lack of branding to promote district
governance or decreased land value from resulting nearby highways. Newly placed value exists toward living
adjacent to high-order transit corridors for their ability to help people save time commuting (Yeung and Miller,
2016). This new value directly encourages the city to promote cohesive development and encourage developers to
invest well in this prime real estate. The objective of this report focuses on nurturing North York's primary gateway
node at 401 and William Allen Road into a well-integrated, master-planned community with more public parks,
and walkability.
A focus toward reviving the heart of North York during the 21st Century renaissance promoting urban renewal, a
trend commonly known as Urbanism. Social capital, walkable communities, and urbanism are terms introduced by
Jane Jacobs in the mid-20th Century; ironically arrested twice for activism against the Spadina/Allen Expressway.
This site is the gateway node for this halted expressway in the name of walkability, which ultimately led to a lack
of high-order transit corridors toward Toronto's inner-city. This report offers ideas on new road networks that
promote walkability, non-vehicular travel and increased connectivity to the Wilson Ave Toronto Transit Subway
station. Nonetheless, when walkability exists within intensified transit corridors, it serves all users and functions
as the optimal solution for the many complex tensions shared between international cities.
Most urban centers share the complex tensions between:
METHODS
The first step was to observe the site first hand on behalf of the University of Guelph's Landscape Architecture
program, followed by cross-analyzing design principles, urban planning policies, sociological and geographical
information, and case studies. Macro and micro-relationships are discussed and visually portrayed with a goal to
compare how the site can relate and improve the surrounding area. The data is overlayed to highlight voids toward
better focusing research and development throughout distinct phases of urban planning, design, and construction.
In the same vein, with a goal to compare different projects that value of the needs with regards to future generations,
and programs that strengthen cultural diversity and social capital. This report looks at policies within the Greater
Toronto Area (GTA), official plans, and similar plans from idealistic cities. Particular case studies show how
similar areas prosper from transit node intensification, and how current land-use policies correctly appraise the
gateways in and out of Toronto.
Above all, legible places with a unique and practical identity help to instil a feeling of home. Each district works
to brand themselves, and accommodate mixed land uses, in hopes to diversify public spaces, enhance inner-city
mobility, and encourage living within their area. This plan aims to mitigate tensions and increase walkability to
decrease commuting for Torontonians while maintaining affordable yet appealing communities.
aa Symbolic Models
aa Lack of Open Spaces
aa Minimal Vegetation
aa Low-Biodiversity
aa Pollution
aa Population Density
aa Limited Resources
aa Circulation
aa Urban Form
aa Functionality
aa Neighbourhood Branding
aa Intensification
aa Mixed Land Use
aa Civic programs
aa Aesthetics

3. FIG0.1:ARIELVIEW
DOWNSVIEW PARK
WILSON AVE
401
DT TORONTO
ALLEN RD
WILSON
STATION
N
NEW
DEVELOPMENT
CHAMPLAIN
PARK MSR
TCHC
TDSB
WILSON
HEIGHTS
LAWRENCE
HEIGHTS
SITE
BOUNDARY

4. VIEW OF WILSON AVENUE TOWARD SUBWAY
BEFORE & AFTER DEVELOPMENT
(Employment Zoning VS. Mixed-Use)
VERTICAL MIXED-USE DEVELOPMENT PROPOSAL
ALL-IN-ONE DIAGRAM
PRIVATE RESIDENTIAL PARK
PENTHOUSE
MIDDLE CLASS
OFFICE & INSTITUTIONAL
PUBLIC OPEN SPACE
PARKING
TOWNROW RETAIL
SUBSIDIZED HOUSING
FIG 0.2: NEW AND OLD DEVELOPMENT, WILSON AVE
FIG 0.3: VERTICAL MIXED USE DEVELOPMENT
1. INTRO
1.1 WILSON & TIPPETT
1.2 LAND USES & LANDMARKS
1.3 DEMOGRAPHICS
1.4 LEGIBILITY & CHARACTER
2. STUDY
2.1 URBAN FRAMEWORK
2.2 BUILDING & FORM
2.3 NATURAL & RECREATIONAL SPACE
2.4 HIGH-ORDER TRANSIT
2.5 WALKABILITY & SERVICES
3. RELATE
3.1 DIAGRAMMING
3.2 PHYSICAL ANALYSIS
3.3 CULTURAL ANALYSIS
4. APPLY
4.1 S.W.O.T.
4.2 STRENGTH
4.3 WEAKNESS
4.4 OPPORTUNITY
4.5 THREAT
TABLE OF CONTENTS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
32
5. AMAZE
5.1 THE PRECEDENTS
5.2 DUALITY & GREEN ROOFS
5.3 PROMENADES & WALKABILITY
5.4 URBAN DESIGN GUIDELINES
5.5 PUBLIC SPACE
5.6 WELCOMING & SAFE
5.7 CLEANLINESS
5.8 COMMUNITY DESIGN
5.9 LAND USE & HOUSING
6. VISION
6.1 THE FUTURE OF WILSON HEIGHTS
6.2 BEFORE & AFTER LAND USE MAP
6.3 PROPOSED DIAGRAM MAP
6.4 WILSON STATION PARK(ing)
6.5 MUDCREEK CORRIDOR
7. CLOSE
7.1 CONCLUSION
7.2 REFERENCES
7.3 TABLE OF FIGURES
0. EXECUTIVE SUMMARY
0.1 SUMMARY & METHODS
0.2 ARIEL PHOTOGRAPH
ii
iii

5. intro
1.1 WILSON & TIPPETT
f-(army) HISTORY
A collection of stories from surrounding districts better paints a picture of
the site. Evidentially, this site has evolved as time progressed, originating
as farmland, transforming to an army base during WW2 and now its current
status as a neighbourhood of depreciated homes. Toronto Neighbourhood
Guide (2016) explains how Lawrence Heights was farmland until 1951
until Lawrence Square put the area on the map, after the shopping centre's
construction in 1953. Clanton Park/Bathurst Manor share a similar transition
from agricultural land, although previously owned by an Irish man who
paid $3.50/acre for his 200-acre farm. Downsview is a well-known district,
once thrived as a farm until 1928, when Canadian Armed Forces operated
here during World War Two. The entire district intensified during the post-
war boom until the early 1970s. Today, it is a quiet neighbourhood with a
large community of Jewish and Italian families. Downsview possesses the
best-known landmarks in the area; these include Yorkdale Shopping Mall,
Downsview Park, and Humber River Hospital (Toronto Neighbourhood
Guide, 2016).
FIG 1.2: YORKDALE, ARCHIVES 1950
FIG 1.1: THREE SATELLITE PHOTOS

6. 1.2 LAND USES & LANDMARKS
res. detached/semi
res. multi-unit
mixed/avenue/retail
institutional
parking lots
buildings
open space
employment/industry
Etobicoke
Wexford
Willowdale
Rexdale
Thornhill
WEST
TORONTO
Agincourt
SCARBOROUGH
MIDTOWN
NORTH
TORONTO
Don Mills
Forest
Hill
Lawrence
Heights
Wilson
Heights
markham market
VAUGHAN
mel lastman square
gibson house museum
centre for the arts
downsview park
DOWNTOWN
aga khan museum
ontario science
centre
TORONTO
EAST
toronto botanical
garden
zion schoolhouse
MARKHAM
rinx
yorkdale
brick
works
todmorden mills
montgomery's
inn
roncesvalles village
exhibition place cn tower/ripleys
rogers centre
canada's
wonderland markham museum
varley art gallery
scarboroughbluffs
torontozoo
pearsonairport
playdium
casa
loma
york historical
museum
congress
centre
holocaust
centre
black creek
pioneer village york
university
0
2
WELCOME TO NORTH YORK
The closest major intersection is the Allen Expressway at Wilson Avenue. A well-distributed
network of land use is evident, and opportunities exist for everyone in the community. Highly
sought after communities offer people access to social, industrial, residential, employment,
retail and recreational services within a walkable distance. Current uses within the site
boundary include Toronto Transit Commission (TTC) commuter parking lots, various social
services mixed within residential at the Toronto Community Housing Corporation (TCHC).
Brand new infrastructure along Wilson also takes advantage of building design to offer retail
on the main floors. Champlain Park is adjacent to the 401, Toronto Public Library and a
Private School. Other uses within the boundary include industrial shipping, offices, dance
school and a landscape architecture firm. Adjacent to the site exists a 400-series highway,
and a major gateway into Toronto's inner core that converges at the 401, Wilson Station,
and Allen Expressway. Multiple landmarks put the area on the map for not only most of
Torontonians, but also most Ontarians that have travelled in and out of the city, or come for
major shopping at one of the largest shopping malls in Canada, Yorkdale.
1
2
3
CHAMPLAIN PARK
5
WILSON AVENUE
3
TIPPETT ROAD
4
WILSON STATION/ALLEN
2
YORKDALE MALL
1
5
4
Downsview
land-use
DISTRICT SCALE: 1:10000
SCALE: 1:125,000
RICHMOND HILL
landmarks
REGIONAL
BRAMPTONMISSISSAUGA
The map below shows local neighbourhoods, Places
of Interest (POI), districts and Business Improvement
Areas (BIA). Overall, this area is a major focus for
renewal, as it offers everything one needs to increase
their quality of life and time at home.
0 20 100 200 300 400m
0 400 2000 4000 5000m
District
CITYpoi
highway
BIA
WARD
10
WARD 15
ward boundaries
WARD
09
FIG1.3-1.7:LANDMARKPHOTOS

7. 0 2 4 6 8 10 12 14
GTA
Downtown
North York
Ward 10
DENSITY (1000 persons/km²)
TEMPLATE 1.3 DEMOGRAPHICS
1.4 LEGIBILITY & CHARACTER
the CENSUS
This affordable family neighbourhood is well educated, diverse, and very spread out.
There is an abundance of nuclear families, and young couples perhaps looking to start
a family in the neighbourhood. The greatest denisty per age groups fall between 20 and
29 years of age. This ward has a unique concentration of language groups. Russian,
Romanian, Yiddish, Hebrew, and Korean show up on the Top Ten Mother Languages for
Ward 10, but do not appear in the top 10 for the City of Toronto. It is also unique when
welcome to (somewhere) NORTH TORONTO
The site's character existed as Toronto's busiest commuter lots at Wilson Ave and Wilson Heights Blvd for over 30
years. It has long held the status of being one of Toronto's gateways, entirely designed for vehicular traffic. Cohesive
development strategies aim to transform the character of this site, parcel by parcel, and create a more walkable place.
Parts of Wilson Avenue existed before with Mixed Use retail and residential such as the Toronto Housing building, but
there remains a lack of services within a walkable distance even with new mixed-use buildings adjacent to it. There has
never been an introduction of local art or any legible design standard for the area before the new infrastructure this last
decade. The greatest problems are not only to orchestrate these improvements in the site without displacing existing
residents and businesses, but also introduce welcomed changes by locals on the existing site. After that, it is a mixture of
getting people of different cultures, classes, and ages to work together and co-exist as one community.As neighbourhoods
evolve together, community involvement can result in a collective effervescence that may govern the area better.
The site exists between many communities, although records show a disconnect regarding what neighbourhood this site
belongs to. Firstly, it is imperative to define the surrounding areas. According to google, the surrounding neighbourhoods
are Bedford Park, Yorkdale, Lawrence Heights, Downsview, Lytton Park, and Bathurst Manor. Toronto Neighbourhood
Guide (2016) offers an in-depth analysis of the surrounding neighbourhoods. However their maps show the site as
0
3
the space between long-time neighbourhoods Clanton Park/Bathurst Manor, Lawrence Manor, and
Downsview, and while google records show this site is within Wilson Heights. For the prupose of
this report, it will identify the area as Wilson Heights.
Couples with
kids
47%
Couples no Kids
32%
Single Parents
21%
FAMILY TYPES
Couples with kids Couples no Kids Single Parents
comparing to other districts located within North York (Toronto Census, 2011). Jewish, Russian, and Filipinos make up
the top three ethnic groups for Ward 10, whereas Caucasian, Chinese, and East Indian make up the top 3 for the rest of
Toronto. Notably, Ward 10 is more culturally diverse than the rest of Toronto. Additionally, there is a greater percentage
of people in this area with PostGrad education compared to the Greater Toronto Area (Toronto National Household
Survey, 2011). The average income is $38,889 with a wage gap of $14,235. Fortunately, the wage gap is less in Ward
10 in comparison with Toronto. Less than 20% of the people living in Ward 10 are on support or have income that is
unaccounted for, 73% of the people are employed, and the remainder being self-employed. The individuals in this area are
doing well, out of the total 25,025 households 46.3% are owned, and the average cost of rent being $1,043 per month. The
reason is due to the abundance of single family homes and their likelihood of being owned which illustrates the population
density, and although Toronto has a density of 13,500 persons per km2
it is far less dense than places like China and India
where population densities reach
over 40,000 persons per square
kilometre (Demographia, 2015).
With a mere 4,024 person per
square km, this area can benefit
from intensification and a little
character building. (Toronto
Census, 2011)
Employed 73%
Self-Employed
9%
Support
14%
N/A
4%
CHART TITLE POPULATION DENSITY / LOCATION (1000 persons/km2
)WARD 10 INCOME SOURCE
WARD 10 FAMILY TYPE

8. SUB - SECTION MASTERSS2.1 URBAN FRAMEWORK
study
PURPOSE
The figure-ground theory is used to precisely study the relationships created
between merging circulation paths and surrounding area, hard versus soft
surfaces, or the masses against voids in North York, Ontario. By analysing
these relationships, one can see the connection between spaces in the urban
world and see opportunities to improve services and utilities.
MASSES & VOIDS
This figure-ground reflects an incremental accumulation of structures in
pocketed areas over time. Land use has dominated how areas around the
401 have developed, with commercial and industrial closest to the highway,
and residential further away. There are four varying sizes of masses found,
the smallest residential, followed by multi-unit residential, then industrial
warehouses and retail and finally employment being the largest portion.
The newest buildings are European courtyard style, and offer outdoor
space with barriers from the surrounding noise pollution.
VEGETATION
There is more private and inaccessible vegetative cover than public and
shared space. Before the 401, the neighbourhood had access to the Baycrest
Park and other areas; however, the highway fully dissects all green space.
The report recognises the quality of greenspace through connectivity,
abundance and bio-diversity.
CIRCULATION
Agreat deal of the area is made up of highways, roads, railways, air runway,
bridges, sidewalks and parking lots. However, sidewalks and pedestrian
bridges barely exist. The report reviews the quality and abundance of
circulation methods.

9. >10
6-10
3-6
2.3 NATURAL & RECREATIONAL SPACE
downsview Park
sunnybrook
park
rosedale
golf club
open private
mount
pleasant
cemetery
lower don trail
kay gardiner beltline
trail
donalda golf &
country club
baycrest
park
don valley
golf course
natural
recreational park
open civic space
cemetary or golf
Map Credit: City of Toronto, City Planning, Open Space Zones, May 2013
Close Up: Google Earth Tracing, Primary Observation
earl bales
park
prospect
cemetary
don mills
trail
rosedale
brick
works
champlain
park
chatsworth
ravine
mt hope
cemetary
oakdale
golf club
scarlett
woods golf
course
flemingdon
golf club
a ttc complex
b costco/michael's
c wilson station
d new development
e wilson heights
f tdsb
g toronto housing
h wilson avenue
i yorkdale mall
j lawrence heights
k baycrest school
l sir sanford fleming
E
D
F
H
I
K
L
J
C
0
5
2.2 BUILDING & FORM
figure MASS
Yorkdale Mall is the largest mass, as the 401 and Downsview
Airport being the biggest voids. The residential homes are
organised in a gridlock fashion, all built around the same time
and of similar size. There are a series of multi-unit residential
complexes located within the site boundary and behind North
of Wilson Ave, across from Toronto Housing Community
(THHC).
the VEGETATION
There is a great deal of natural heritage, although not directly
located within the boundary. It appears the regional vegetation
map shows a significant void of green space near the site,
however, much of the site is green under further analysis using
Google Earth. The constraints are that the majority of the
green space is in either private backyards or across highway
medians. For the zoomed in map, the red is considered
inaccessible, unused, or private, and for the larger map, it
is for cemeteries, golf courses and private clubs. According
to OpenData (2015), there are 68 Street Trees within the
boundaries. Baycrest Park is across the freeway, and Tippet
and Wilson Station offer room for a similar amount of green
space.
SCALE: 1:15,000
SCALE: 1:15,000
SCALE: 1:75,000
tree
B N
vegetation
REGIONAL
vegetation
CLOSE-UP
mass
VOID
0 500 1500 2500m
0 20 100 300 400 500m200
N
N
BUILDING
HEIGHT (m)

10. 2.4 HIGH-ORDER TRANSIT
market street pedestrian plazas near subway stations.
station LAYOUT
Station Fixation (2016) discusses how improper
planning for populations can lead to disconnected
corridors, ineligible gateways, and unwelcoming and
non-accessible entrances and exits. Various terminals
and gateways were constructed during different eras
to accommodate the unexpected maelstrom of activity.
Overall, it is important to consider future population
densities when planning stations to avoid the present
convoluted system at Wilson Heights.
the 401
Speaking to residents of the newest development on
whether the noise and light pollution from the 401 deter
from the benefits of living off a major highway, and all
agree convenience far outweighs the negatives.
site boundary
garages
traffic lights
catch basins
fire hydrants
degraded pipes
air strip
railway
bridges
highway
curbs
Map Credit City of Toronto - Right of Way Widths, 2010 - Regional Connections, 2006 - High Order Transit, 2006 - Surface Transit, 2010 - Toronto's Network of Underground Water Mains, 2007 - University
of Toronto CADfiles - Tippett Regeneration
>45 m
36 m
33 m
30 m
27 m
right of way:
GTA corridors
existing go rail
proposed go rail
major highway
avenues
existing subway/lrt
nodes
401 & ALLEN EXPRESSWAY
1
BUS LOOP, VIEW OF COSTCO
4
WILSON STATION
2
THE ROCKET
3
SCALE: 1:125,000
SCALE: 1:8,000
N
N
circulation
CLOSEUP
circulation
REGIONAL
0 1608016
0 400 2000 400030001000
transit ORIENTATED
Development planned around transit corridors remains the primary focus for most growth plans inside and outside Toronto. Altoon et.
al. (2011) describes a focus to integrate a sustainable, efficient transit for transportation of people and services safely and affordably.
Promotion toward a shift in lifestyles, where living directly adjacent to major transit nodes does not hinder a community, but rather add
to it. Doing so will help advance the cities goal of increasing the overall use of public transportation by creating an abundancy of small
FIG2.1-2.4:TRANSPORTATION

11. 2.5 WALKABILITY & SERVICES
site boundary
telephone
general pole
electrical pole
street lights
pedestrian cross
recreational
space
bike lane
suggested
bike signs
sidwalk
bus routes
N
SCALE: 1:5,000
0 50 150 20010010
walkable
DISTRICT
SCALE: 1:25,000
pedestrian
REGIONAL
0 400 2000 30001000
walkability score 1000
bus route
yonge LAWRENCE
What makes Yonge and Lawrence so walkable?
The area illustrated below deemed purple refer
to parts of the site that are predominately mixed-
use retail, residential housing and commercial
buildings. Variation in the compaction of
nearby local services promotes high-density
residential housing, rather than singles family
homes. As seen on Google Earth, the Yonge
corridor has a high density of buildings and
provides a feeling of a Downtown corridor.
the PROBLEMS
There are many harsh edges, barriers, 'No
Entrance' signage, and zero connectivity
between ammenities. The new development
should integreate corrdidors within mega
blocks and across major roads to further
equalize pedestrian movement with the
dominant vehicular traffic. A transition toward
aggressive, thorny shrubs from barbed wire can
help. There are more emergencies with a higher
popuation density and the barriers need to go.
150m intervals
what's WALKABILITY
Walkability begins to increase along Wilson Ave from Tippett toward Bathurst,
although this site remains below average with a score of 60-70% walkable
(Walkability Score, 2016). Unfavourably, this score begins to decrease as one
walks toward Wilson Station, being counterintuitive as Wilson station has
remained a critical node in Toronto for many years. There are major issues
with pedestrian movement, as sidewalks are only on one side of the road for
most North York side streets, and the site is often divided by private walls,
dead ends, and major highways. There are initiatives for colour concrete, street
furniture, art, curbless avenues, wider sidewalks, and promenades to make the
place more accessible for pedestrians.
the SERVICES
Parking lots and roads combined with personal lighting contribute to the
overwhelming amount of light pollution in Toronto. The stars on the district
map show a high concentration of traffic lights along the 401, as every pole
along the highways has multiple lamps, compared to residential areas which
have lamps on every second pole. Despite all effort to light the area, many
connections to Wilson Station remain dark and ominous, and the site could
benefit from underground utilities and additional lighting. An investigation
of Figure 1 reveals a lack of pedestrian access to bus services, a disconnected
bus route that fails to form a closed loop and severed bike lanes. High
vehicular volume, combined with a three pedestrian focused crossing and a
lack of sidewalks implicitly deter anyone from travelling by foot. The absence
of services forces people to get behind the wheel, although everything they
need is nearby, compared to the nearby site of Yonge and Lawrence. The
main difference that segregates the two locations though is how compacted
the services are, and how readily available they are to reach by any mode of
transportation in their respective zones.

12. relate3.1 DIAGRAMMING
functional RELATIONSHIPS
This section analyses data collected to define possible patterns and
relationships within and around the site boundary. It is important to
communicate how paths and edges act to either hold people or direct
them, or how the location of nodes and landmarks draw people through
the city. Through this analysis, observations of how people utilise the
city and bypass physical and cultural barriers will be investigated. This
report aims to capitalise on evidence-based design to invest in a way
that makes the most sense for shareholders, community members, and
the City of Toronto's overall plan for a better city.

13. 3.2 PHYSICAL ANALYSIS
0
9
THE ANALYSIS
The stars in the figure above show services for the area, where the size of the star represents the number of doors
offered per block. The biggest star located around Yorkdale Mall has the most services and doors; although there is
a lack of accessibility (Walkscore, 2016). The barriers show physical and vegetative buffers, focusing visually on
representing the micro scale within the site boundary with the macro visual representation as it relates to the site.
Not only are the surrounding neighbourhoods BIAs (shown in purple), and the green spaces entirely disconnected,
the barriers are substantial and substantially deter people from walking between locations of interest. Parking lots
stretch across the area like vast lands of oil stains, creating heat baths in the summer and salty lakes in the winter.
The most notable disconnect found in the analysis was Lawrence Heights, and a goal of this report is to ensure that
the LEGEND
DISTRICTS
VEGETATIVE BUFFER
HARDSCAPE BUFFER
CORRIDORS
GREEN SPACE
DESTINATIONS
future affordable housing communities offer more services and connect surrounding neighbourhoods
without stigma. Notably, there are more physical barriers with barbed wire fence than thorny shrubs,
and the area would benefit from more vegetative buffers as opposed to the aggressive defence.

14. 3.3 CULTURAL ANALYSIS
10
the ANALYSIS
Alack of landmarks in the Figure above is evident, and even yet those labelled are memorable for the wrong reasons.
Downsview Park is mostly a large patch of grass, which not only being high maintenance is also surrounded by
industrial services that provide no interest to the public. The use of barbed wire fences to segregate industrial
space further deters the public from utilising the space. The Fig 4.1 taken at Champlain Park visually portrays
how un-nerving barbed wire is so close to a local park, and surely does not promote usability by the community.
The largest attractor in the site, Yorkdale Mall is distinctly enveloped by a massive parking lot, an expressway and
400-series highway. Wilson Station is extremely unaccessible since surrounding tunnel entrances require the use
of a series of stairs. The tunnels are poorly lit and ill-maintained, while a lack of gates and signage only contributes
to customer frustration. Nonetheless, the site has two views of the CN Tower, one from Mudcreek, and the other
the LEGEND
LINKAGES
SERVICES
LINKAGES
VIEWS
from the hill adjacent to the Wilson Station Parking lot on the east side. There are also various scenic
views when travelling in and out of the site, and along Wilson Street. Wilson Heights Blvd is a great
space for building a green-roof parking structure, to accommodate future population densities and
further expand Toronto's green space.

15. 4.1 S.W.O.T.
the REALITIES
After comparing various Tippett Road Regeneration's site elements
and how they relate, followed by a collection quantitative information
provide more confidence when making major design decisions. This
section literates the previous relationship and urban framework maps
in an easy to read format that will allow for a better perception of the
diagramming.
The goal is to analyse the location's strengths, weaknesses, opportunities
and threats while reviewing how the fewest decisions can satisfy the
most requirements. This efficiency comes from applying the S.W.O.T.
analysis to the previous maps; followed by balancing resources while
broadly and precisely understanding the various layers and elements.
The reality is, although there exists many services within the site
that only require a short drive, there is a definite disconnect between
accessibility by foot and vehicle. It remains important to understand
that this site is supposed to be a master of transportation systems, and
should not limit but promote walkability.
apply
FIG 4.1 TO FIG 4.8: S.W.O.T. PRIMARY OBSERVATIONS

16. 4.2 STRENGTH
4.3 WEAKNESS
12
FIG 4.2 PHOTO OF SIGN AT WILSON STATION
FIG 4.3 CHAMPLAIN PARK AND LIGHT
FIG 4.4 FRIGHTENING SUBWAY LINKAGES FOR THE PUBLIC
FIG 4.5 HIGHWAY LIGHTS @ CHAMPLAIN PARK
❤ New Value on High Order Transit District
❤ Development will Increase Property Value/Taxes
❤ Area Expected for RE-Development
❤ Adjacent to National Urban Park Downsview
❤ Yorkdale, one of Canada's Largest Shopping Malls
❤ Potential to be the Most Livable Place in Toronto
❤ Abundance of Unaccouted for Land
❤ Various Transportaiton systems converging
❤ Multiple Employment and retail Opportunities
❤ Champlain Park to be Better Connected
❤ North America's 1st Fully Digital Hospital off Wilson Ave
❤ Unique Cultures from rest of Toronto
� Noise, Light, and Traffic Pollution
� Negative Reputation for Lawrence Heights/Yorkdale/401
� Walkability Low, Disconnected & Narrow Sidewalks
� Height Restriction on Buildings
� Subway Tunnels Underlit, Odorous and Unwelcoming
� Lack of Green Spaces, Corridors, Bio-Swales, Biodiversity
� High Volume of Motorized Traffic and Neglected Roads
� Inadequate & Dated Services for Smaller Population Density

17. 4.5 THREAT
4.4 OPPORTUNITY
13
� Classism through Gated Communities
� Displacing low income families and seniors
� Increase Pollution through increased population
� Further reliance on vehicles as Walkability Decreases
� Segregation toward Lawrence Heights/TCHC
� Discrimination toward ethnicities like 'The Jungle'
� Over Intensifying an already congested node
� Vertical Dead Ends, or Vertical Cul-de-Sac
� Increase Health Risks associated to topfloor residences
� Unaffordable property taxes
� Displace Small Business owners as taxes climb
� Intensification Threatens Existing Green Gpace
� More Light Pollution due to safety concerns
� Increase Legibility of the Neighbourhood
� Provide Express Corridors and Closed Transit Loops
� Accommodate High Volume Traffic
� Vertical communities
� Transit Orientated Development (TOD)
� Opportunity to increase Town-Rows
� Design 24-hr Program
� Connect surrounding districts to Wilson Station
� Widen Corridor from Wilson to Champlain Park
� Parking lots with Green Roofs
� Increase the percentage of Self-Employed residents
� Curbless Promenades on Tippett Rd
� Pedestrian days through Car-Free Programming
� Increase the percentage of Self-Employed residents
� Improve Gateways, Nodes, and Wayfinding
� Retain Existing Vegetation
� Lighting should be even and sustainable
� Increase the percentage of Self-Employed residents
FIG 4.8 PHYSICAL BARRIER AT TCHC BETWEEN BASKETBALL COURT
AND PUBLIC SIDEWALK
FIG 4.6 TIPPETT & WILSON
FIG 4.7 WELL-LIT MIXED USE

18. 5.1 URBAN INSPIRATION
the PRECEDENTS
After a thorough analysis of Wilson Heights, it is evident there is tremendous
potential to become a leader in green parking, living infrastructure, and
pedestrianisation. This report examines similar installations that achieved
great success and their applicability toward designing the new Wilson
Heights. Living infrastructure and duality continues to inspire Landscape
Architecture, and it's professionals, thereby turning once dead space into
living and multi-functional destinations that do more than occupy space.
Through analysing the opportunities, constraints, weaknesses and strengths
of Wilson Heights, one may find policies and examples from other cities and
apply them toward creating the best solutions for Toronto.
Agoal of this report is to find, build and analyze the best solutions for creating
most efficient, suitable and cost-effective designs. The report discusses
Robson Square and Millenium Park as successful green roofs that serve
multiple land uses. The most walkable cities in the world offer Promenades
such as King Henry Square in Duisburg, Germany. Pedestrianization is
important, though it is imperative to design communities around the reality
of vehicle. Urban Design Guidelines offer ways to improve the Streetscape
legibility, and these policies contribute to the overall functionality.
amaze
FIG 5.1 CLOUD GATE

19. FIG5.5ROBSONSQUAREPLAN
5.2 DUALITY & GREENROOFS
15
robson SQUARE
Playing with form, this is an example of laying a building on
its side and designing a three block green roof park within
a high density location downtown Vancouver, BC. This
green roof has a very high leaf area index; this provides
Vancouverites with natural services and some shelter from
urban elements.
Most importantly when dealing with limited space,
optimization is key and incorporating infastructure and
services that satisfy multiple uses is paramount. Not only
does this greenroof in Vancouver offer natural services, it
offers an array of public services, events and recreational
activities. Canadian Architect (2011) describes how effective
it is when architects and landscape architects work together
to build infrastructure that lives. This formal plaza hosts the
Courthouse Vancouver Art Gallery, a 280-foot long pool with
three waterfalls, an ice rink and ample parking. It continues
to be the precedent for intensive greenroofs combined with
mixed use complexes.
FIG5.4ROBSONSQUAREGREENROOF
millenium PARK(ing)
Another proposed method is to build a large park over all of the transportation
spaces like Chicago, as seen in the photo's above. Greenroof Projects Database
(2015) talks about this 24.5 acre two multi-level parking lots for 4,000 cars,
commuter rail yard, and an opera hall. It took $490 million dollars to build this top
of the line attraction from a degraded industrial zone. It's popularity grows each
year, improving the businesses surrounding the park significantly.
This site shares many of the same conflicts as Tippett Road Regeneration, and
with the right investments, it too can win awards for Healthy Cities, Green
Infrastructure and Industrial Regeneration. Home to the famous Cloud Gate seen
bellow, a reflection sculpture that creates a warped perspective of the Chicago
skyline. Frank Gehry designed a pedestrian bridge, a winding path covered in
stainless steel aimed to drown out the busy Chicago noise. Above all, the parks
shown here show cohesive development, both deal with multiple conflicts, and
there are clear design guidelines for both.
FIG 5.2 MILLENIUM
PARK PLAN AND RAILWAY BEFORE
AAS, 2014
FIG5.3:MILLENIUMPARKINTERACTIVEFOUNTAIN

20. 16
5.3 PROMENADES & WALKABILITY
king henry SQUARE
The regenerated Tippett Road can offer drivable landscapes instead of roads; a pedestrian focused
promenade surrounded by shops and services. Landezine (2011) shows this post-industrial space transform
their once urban square, into a vehicle dominated space with drivability as a priority. It is unique for
shifting the road for a park, driveable laneways on either side and provides access to the best sun between
high buildings. The promenade is evenly lit without light pollution, offers animated car-free festivals,
and offers downtown services. Walkscore (2016) quotes Duisburg as a walker's paradise. What better
opportunity than to start designing for a civic square, and begin with the right of way for a civic square
down the middle of Tippett Road. Services, lots of vegetation, and open space will connect through a series
of courtyards between buildings that do not separate but instead offer their neighbours shorter and safer
distances to and from home.
little ROCK
Where roads move cars from one point to another, pedestrian promenades move people, cars, and
aesthetically offers areas for gathering, ecology, and function (ASLA, 2014) This pedestrian promenade is
packed with recreational activity, climate regulation, public art, rail transit, porous paving, and pollination
for local vegetation.
This creative corridor recognises the various stages on the creation and design of a node. The first phase
is to develop the gateways, by creating two urban rooms at either end. These rooms offer street furniture
and are akin to pocket parks in the urban environment. They offer experiences that do not exist in the
corridor, programs such as rain gardens, plaza seating, public art, green wall, urban patios, back in parking,
etc. Street art can act as lighting and offer ways to animate the place and effective wayfinding. After the
gateways, the centre is defined, followed by thickening the promenade and edge.
FIG5.6KINGHENRYCHRISTMASMARKETFIG5.8KINGHENRYPROMENADEFIG5.9MAINST,LITTLEROCKFIG5.10MAINST,LITTLEROCK,AKFIG5.7KINGHENRYPROMENADE
FIG 5.11 MAIN ST, LITTLE ROCK, AK
FIG5.12KINGHENRYPROMENADE,DUISBURG

21. urban-ISM
The incremental value of urbanism through proximity, and where the whole package of services at a walkable distance
is greater than any other scenario. Distance no longer causes friction and instead make places hip, and the wider range
of shorter distances increase the real estate of said sites (Kennedy, 2010). Converting the main street into a pedestrian
thoroughfare includes an addition of more pedestrian only streets, where pedestrians and bikers have the right away over
motorised vehicles. More residents will decide to skip using vehicles and walk to where they have to go, promoting physical
activity and healthier choices. The decline of the demand for using cars to travel will encourage a reduction in traffic and
need for new larger parking lots. More green space will be added to the community, and with an incentive to not over expand
will support a more urban environment.
street SCAPE
The Toronto Streetscape Manual (2016) is used as a guideline in the design of sidewalks and boulevards to ensure optimal
construction and maintenance methods, with an emphasis on design around pedestrians.. There exist multiple criteria for
classifying streets, and all elements of the street become factors for categorization. Since roads are the most commonly used
public space due to traffic, transportation, pedestrians and garbage/waste collection, designing Wilson Heights roads with
the right elements leads to an optimal street scape. The two street types include Main and Green streets, seperated by their
use of land land use. Main streets mostly provide commercial, residential and mixed used buildings which support public
transportation networks, pedestrians, cyclists and private/commercial vehicles. Green streets, on the other hand instead
include large patches of vegetation that is enhanced by tree planting and creating open space corridors and instead if used
for gatherings and social interaction.
site SPECIFIC
When classifying Wilson Heights, the site falls under the category of an Emerging Main Street. As the site continues to
expand both commercially and residentially, additional mixed-use buildings will be added to the area. The Tippett Road
Area Regeneration Study (2016) discusses transitioning Wilson heights to the direction of a suburban community leaves an
impression of a residential, pedestrian friendly area instead of a commercial zone. Wilson Subway Station is a centre hub of
transportation for residents and visitors for Ward 10, and given its proximity to the pedestrian promenade will further attract
people from all over the city due to its relative ease of access. Decorative paving bands, local art sculptures, street medians
and vegetation adds to the sense of community, as citizens become proud of their decorated home.
17
5.4 URBAN DESIGN GUIDELINES
as it established in 2007. It continues to grow and seeks
nurturing and guidance to achieve design excellence within
our city. Nonetheless, the city is doing their best to review
applications professionally and to provide the Planning Staff
with the required resources to offer the public the very best.
FIG5.13WILSONSUBWAYFIG5.15WILSONSUBWAYFIG5.16WILSONAVENUENEWDEVELOPMENTFIG5.17BRICKWORKWILSONSTATIONFIG5.14TIPPETTROADSTREETART
FIG 5.18 KEY COMPONENTS OF THE AVENUES AND HIGH-RISE BUILDINGS PERFORMANCE STANDARDS FIG 5.20 PRIMARY OBSERVATIONFIG 5.19 GREEN PRINCIPLES OF RESIDENTIAL DESIGN
street ART
Through private, public and partnership development, the Toronto Official Plan
encourages the inclusion of street art. The first installation in the area located
at Tippett and Wilson;the other closest locations are Moth Gardens and Spire
Stela. Urban Design Guidelines (2016) shows that there is no new locations in
the walkable vicinity, and even the two others mentioned are not comfortably
accessible by foot from Tippett and Wilson. Increasing the frequency of street area
will help to enhance the legibility of Wilson Heights, whilst promoting the cohesive
production of this art in such a way that defines the place within district boundaries.
Street art has been shown to develop the moral and property value of a location
considerably. Most importantly the program requires this privately owned area to
be public and clearly visible at all times so it's beauty can be enjoyed by all visitors
of Wilson Heights.
the ADJUIDICATORS
Wilson Heights new developments should regularly be governed by a private sector
of design professionals, no matter the size of the project. Design professionals will
provide the city of Toronto with sound advice on cohesive development, a sense of
place, comfort and safety, and compatibility of the site. Fig 5.20 shows a property
currently under (re)development; located at the corner of Wilson Heights Blvd
and Goodwill. Observations reveal how materials are collaged together, one place
meant for a window appears cemented in with cinder blocks, while their design
guidelines do not meet the surrounding area's potential. Urban Design Guidelines
(2016) show how only a select number of projects pass through these adjudicators,
historic
sustainable
aestheticsproductive
accessible
cost-effective
functional
safe/secure
HIGH
PERFORMANCE
BUILDINGS

22. green DEVELOPMENT
Improving the air quality and reducing urban heat island can be initiated through the intensive installation of extensive
vegetative retrofits across the city (Santamouris, 2007). Extensive green roofs, living walls, and filtration ponds increase
public green space rather than heat-retaining, impermeable surfaces, and will aid in cooling the environment. The right
vegetation can also capture dirt and debris from the air while providing the fundamental process of sequestering carbon
dioxide from the environment.
all PEOPLE
The future design of Wilson Heights will be centred around supporting citizens of all accessibility needs by capitalising
on the integration of pedestrian-centred streets, open spaces and corridors. Biggs and Carr (2015) discuss an inclusion of
readily available recreational activities in an intergenerational urban space increase participation from older adults and
enhances social and emotional relationships between everyone. Recreation and transportation are essential elements for
public health in the urban environment, and urban squares are the most enjoyable, intergenerational spaces.
connected PARKS
Open space and parkland in Wilson Heights will be linked by cycling paths, public and private streets and multi-use
pathways to provide the neighborhood with networks of green space that are easily accessible by all. These open spaces
and parkland offer a safe, sustainable, high quality space for different recreational activities,enhancing the feeling of
belonging in ones community. (Tippett Road Regeneration study, 2015)
18
5.6 WELCOMING & SAFE
5.5 PUBLIC SPACE
LIGHTING ALLEYS
Wilson Heights has a mixture of residential and commercial alleyways that provide
parking for residential and industrial users. CPTED (2006) shows that providing
uniform lighting around entry and exit points into the alley using motion activated
lighting will imply the presence of people, resulting in the reduction in the probability
of vandalism, graffiti and theft in the alley way. Signage for well-lit alleys that lead to
dead ends should be loud to avoid directing people with lighting to believe it is a corridor.
homeLESS
Prevention methods such as family reunification, employment training, harm reduction, crisis intervention, eviction
prevention, and subsidies are in effect to help reduce people from becoming homeless. Ending the cycle of homelessness
entails assisting those at risk and provide them with opportunity to end the cycle of homelessness and by doing strengthens
community ties. (Raisetheroof.org)
neighbourhood WATCH
Neighbourhood watch should evolve beyond residents of Wilson Heights community just observing out their window,
but to also provide genuine concern for fellow residents. Planning neighbourhood watch programs for children alleviates
worry from parents, while possibly promoting intergenerational socialisation and physical activity. Unifying
residents through a continued awareness for the safety of residents, homes and property help to promotes
a sense of community.
FIG5.21 MASTER PLAN PUBLIC SPACE: TOWARD A LIVABLE CITY
FIG5.22 WELL LIT ALLEY

23. quality LIVING
Litter and waste on city streets are common occurrences on Toronto streets, and communities must not only develop
methods to dispose of the waste, but also increase the waste diversion percentage. Engaging community members
in litter removal initiatives and graffiti removal projects establishes a sense of community pride (Toronto Council
Strategic plan). Wilson Heights will continuously put the initiative to outreach to citizens with information and plans
on how to reduce waste from residential, industrial and public spaces.
fresh WATER
According to Nolde (2007) using private stormwater management facilities aids in stormwater retention from streets
and courtyards with the initiative of reusing urban water for toilet flushing or service water. Besides mitigating
stress from watersheds, private facilities also improve flood and erosion control, water quality improvement, reduce
runoff volume and ground water recharge through Low Impact Development(LID). Incorporating LID into Wilson
Heights infrastructure for transport of waste water will alleviate stress from sewage systems and aid in the prevention
of combined sewer overflow (Toronto and Region Conservation Authority, 2010). The State of Washington (2015)
defines CSO's as untreated or partially treated waste water that contains industrial and residential toxins or stormwater
debris. It occurs when increased water use and rainfall force untreated water into local water systems. These CSO's
can cause significant water quality problems since they carry pathogens, toxins or other material that can harm the
health of a human, plant or marine animal.
clean AIR
Alleviating air pollution through Urban Forestry is becoming a standard in Toronto with an incentive to help reduce
fugitive dust and debris from entering the air we breathe. Planting trees not only removes pollutants but also offers
longevity, sustainability and enhances our vegetative cover. It is important to choose trees not only for their aesthetics
and urban suitability but also for their trichomes (hairiness) and carbon sequestration abilities (Yang, 2005). Prairie
ecosystems are known to sequester more carbon over the year since the majority of its biomass is underground.
As autumn approaches, carbon becomes released back into the air from dead foliage. Having the ability to store
the carbon below ground reduces the release of carbon in the fall. These carbon trapping ecosystems are nearly
going extinct, yet offer beautiful settings, pollinator fields, and the potential of increased property values. (Chicago
Wilderness, 1999).
the WASTE
Tidy, well-kept streets and parks are indicative of a community that is well maintained and desirable to visit or live.
Not only are clean streets more welcoming, but they also evoke a sense of security, and further invite the community
as stated by Land Use. (2014) Official Plan Chapter 8. City of Markham. Proper waste management aids in indicating
if a site is aesthetically desireable or not and when local parks and green spaces become littered with debris citizens
begin to avoid using the space.
19
5.7 CLEANLINESS
FIG5.23 POLLUTED VS CLEAN CITY

24. 51%
12%
2%
36%
53.70%
0% 10% 20% 30% 40% 50% 60%
Apartments (+5 Storeys)
Apartments (< 5 Storey)
Row Houses
Single Detached
RENT
Ownership vs Housing Types -
Ward 10
Apartments (+5 Storeys) Apartments (< 5 Storey) Row Houses
Single Detached RENT
community PROTECTION
Engaging citizens, physicians, and parents to come together and raise children safely is the key to a healthy community.
According to the Toronto City plan, neighbourhoods that children grow up in are a contributing factor to the adults they
become. Anti-bullying legislation and equitable access to necessities are not compromisable. Designing Wilson Heights
around being a friendly, safe, stimulating and inviting neighbourhood where children are valued is paramount.
the PEDESTRIAN
Integrating a safe, attractive and accessible space for pedestrians improves community well-being by promoting physical
activity by active transport, reducing traffic congestion and reduces vehicle emissions(University of Northhampton,2014).
Using curbless roads in Wilson Heights will slow local traffic resulting in an improvement of pedestrian safety. Increasing
pedestrian use also improves local business through inviting more people to consume in places of leisure.
anti-DISCRIMINATION
All levels of government have policies in place to maintain a high standard people of all races, sex, and abilities across
Ontario. Community diversity leads to opportunity, inclusiveness and adaptability. Wilson Heights has a vibrant and
diverse population, and a cohesive, integrated and compassionate society is the key to a discrimination and judgemental
free environment many people can call home.
housing TYPOLOGY
Wilson Heights is home to mostly multi-unit
buildings with over five floors and single
detached homes. Apartment complexes under
five stories lack elevators, therefore do not
meet Ontario Accessibility Guidelines and
dramatically decrease the quality for residents
2
0
5.9 LAND USE & HOUSING
5.8 COMMUNITY DESIGN
with the ease of improve the quality of life by saving time, limiting air and water pollution caused
by transport of goods or services, and strengthen financial conditions locally. The incorporation of
mixed use buildings with residential homes will enhance the relationship between all members of
the Wilson Heights community.
who require them. There are little to no row houses, and the lower level of apartments can accommodate retail on
the street facing and town rows on courtyard facing. Not all development should remain concentrated on limited
floor areas.
all-in-ONE
Incorporating mixed-use buildings create additional opportunities for people to work, play and socialise as stated
by the Toronto City Official Plan. Using lower levels of residential towers as a hub for shopping needs and services,
barrier FREE
The province requires municipalities to ensure accessibility standards become
integrated into new infrastructure. The Ontario Accessibility Standard upholds
policy and practices for removal and prevention of barriers, or if necessary an
addition of retrofits within an appropriate timeframe. Designing Wilson Heights
with the requirements of the disabled leads toward an efficient and safer community
for all.

25. 5.9 LAND USE & HOUSING
existing TYPOLOGY
The pictures to the left represent the exisitng housing typologies. The next generation mixed-use housing stands out and is very successful
development for the area.Aside from the new development, the area consists of mostly single family homes, like in the second picutre. Many
warehouses border the 401 for commuting benefits, and ample three to four story walk ups depreciate the area for thier lack of accessibility.
The bottom picture shows exisitng office space. Many for lease signs show up around dated office spaces, while big box stores dominate
new retail locations due to unafforable property taxes. The goal is to take all the existing land uses shown to the left, plus open space and
institutions, and stack them like Fig. 5.31.
growing UP
Preparation for the reality of children and expanding families inside mixed-use vertical buildings is essential. Increasing the number of
bedrooms, extended space for storage and larger living and eating areas are key to a healthy home for a growing family. Easily accessible
green space and schools will help keep kids active and engaged(Growing Up, 2016) Centralising most of the "family homes" on lower
levels to help increase accessibility for families and reduce time spent on elevators. Providing amenities like zones for bike cleaning, vehicle
repair, etc would reduce stress on public streets and provide a private spot for these types of activities. Possibly incorporating a hierarchy
of public spaces along the mixed-use buildings will promote more families to use green spaces and establish additional social relationships.
Hong Kong mastered the podium development, as shown in perspectives below, these mega centres dominate the landscape (ETH3R, 2016).
mixed CLASS
It is important to offer people of all classes places to live on all floors, with affordable amenities and living level areas. An interesting study
states that survival rate of cardiac arrests patients is alarmingly low, a mere 0.9% above the 16th floor and shockingly no survivors beyond
the 25th floor on a total of 7842 cases (Ian R. Drennan, et.al, 2016). Incorporating subsidised housing for seniors among lower levels of
mixed used building can help mitigate this problem. Using penthouses on all levels of building will provide additional options for residents
who don't feel they want to live on the top floor, but still want a penthouse suite.
VERTICAL MIXED-USE PROPOSAL
ALL-IN-ONE
PRIVATE RESIDENTIAL PARK
PENTHOUSE
MIDDLE CLASS
OFFICE & INSTITUTIONAL
PUBLIC OPEN SPACE
PARKING
TOWNROW RETAIL
SUBSIDIZED HOUSING
BUILDING BLOCKS: GROWING UP
penthouse
semi-private
middle
income
subsidized
institutional
open space
retail
2
1
FIG5.24MIXEDUSE(NEW)FIG5.26LIGHT-INDUSTRIALFIG5.27WALKUPRESIDENTIALFIG5.28OFFICESPACEFIG5.25SINGLEFAMILYRESIDENTIAL
FIG 5.29 CHINA PODIUM AERIAL PERSPECTIVE - URBAN TRANSFORMATIONS AND THE SUSTAINABLE CITY
FIG5.31BUILDINGBLOCKSFIG5.32BUILDINGBLOCKS
FIG 5.30 CHINA PODIUM/RETAIL LINK - URBAN TRANSFORMATIONS

26. visiondownTOWN
Miniature downtowns that promote mixed-use land, both horizontally and
vertically through various forms and functions provide a dynamic solution to
the many tensions within dense cities.Avariety of services including religious
and education institutions, offices, retail, health and child care, community
centres, creational activities, and mixed class residential. Recreational
activities should be accessible to all people of the community and include both
indoor and outdoor activities. People from different socioeconomic, cultural,
and faiths can access a range of services within their neighbourhood and age
in place. Limiting land use through strict zoning often isolates services from
residential neighborhoods and decrease the disposable time for members of
said community. Appropriately zoning for the mixture of specific amenities
to provide a miniature downtown community that shows sign of continuous
growth.
6.1 THE FUTURE OF WILSON HEIGHTS

27. simply COMPLEX
As presented, the site remains
dominated by employment
services and parking lots. Outside
the boundary is new mixed-use
residential units, and traditional
single family and multi-unit
residential buildings. The goal of
this proposal is to simplify how
the city labels land from various
types of land uses to a limit of
two. As shown in the second
map, the majority of the land use
is green space that welcoming to
pedestrians and various mixed-use
residential/commercial buildings.
It is important to note that the
suggested green space covers
underground parking. A proposed
pedestrian bridge connects both
parking lots adjacent to the existing
rail bridge. The next page, a
broader perspective is illustrated to
show how the surrounding site can
benefit from pedestrian bridges and
corridors to increase walkability
between major points in the area
like Yorkdale and Baycrest Park.
The majority of land uses are multi-
functional and offer solutions to
multiple conflicts within the area.
While the complexity increases
within mixed use buildings as to
what services to provide, at what
extent, commercial to residential
ratios, and the inclusion of
people with diverse demands and
requirements. Visually, it greatly
simplifies the map and may also
prevent simple services from being
accessible in the previously zoned
residential area, due to the lack of
commercial zoning.
2
3
RM4
R4
C1
RM6
(186)
RM6
(186)
M2
M2
M2
M2
M1
res. detached/semi
res. multi-unit
mixed/avenue/retail
institutional
parking lots
buildings
open space
employment/industry
l a n d - u s e
MAKEOVER
N nts.
6.2 BEFORE & AFTER LAND USE MAP

28. 6.3 PROPOSED RELATIONSHIPS
2
4
the ANALYSIS
Strengthening legibility of neighbourhoods and the enhancement of linkages remain the primary goal of this visual analysis.
There are many suggested corridors to connect areas and the replacement of hardscape barriers with vegetative strips and living
infrastructure may improve the appeal. The highway and expressway dissect the space into four quarters. Therefore pedestrian
bridges or tunnels can offer a solution to connect these areas. At the same time, the regeneration of Tippett and Wilson with
mixed-use development, residents may not require greater connectivity. The threshold of walkability exists within the site
boundary, and Yorkdale will remain the location with the most services. There is little desire to walk to Yorkdale, as it offers
free parking. Nonetheless, walkability remains a focus, and both parks and districts need to expand to include greater area and
ensure it shows some character. Lawrence Heights, Downsview and Wilson Heights should have distinct borders that allow
for the proper division of resources and cooperation between neighbourhood improvement parties when dealing with edges to
these communities.
the LEGEND
LINKAGES
VEGETATIVE BUFFER
HARDSCAPE BUFFER
CORRIDORS
GREENSPACE
DESTINATIONS

29. 6.4 WILSON STATION PARK(ING) AND TIPPETT PROMENADE
WILSON HEIGHTS PARK
This site is in need of restoration, without losing precious parking, engineers can work together and build twice the amount of parking for the sites future intensification while providing beautiful vegetation for nearby
home owners. Pockets of herbaceous plants sweep across, with as many trees the roof can handle. The edges will be abundant with trees, and a four corner land bridge would greatly benefit, or public squares. There
have been plans of converting all the parking lots in Toronto to usable Civic Space and underground parking to provide Torontonians with the best of both worlds, more parking and more green space! Fig 6.1 to Fig
6.5 document the native flowers that can soon exist here, to offer more biodiversity and opportunities for children to learn. A section of the park has the potential to develop into a community centre and office space
podium for the residents of Wilson Heights.
2
5
TIPPETT PROMENADE & URBAN SQUARE
Urban Squares are everyone's favourite place to gather, shop, and identify with the neighbourhood. While it is
important to allow for an abundance of parking and vehicular traffic, the available space for pedestrians decrease
if cars are not underground. In the same vein, preventing vehicle traffic and transit reduce one's interest to travel
from outside the neighbourhood or one with mobility concerns. Thereby, the above shows a proposal of the centred
promenade and having one-way textured roads with speed bumps to either side. The sidewalks will also be greater
on either side and crossing the street will no longer be dangerous or boring. Pedestrians are the focus, and the City
encourages car-free programming (Urban Design Guidelines, 2016).
FIG6.1ASCLEPIASTUBEROSAFIG6.3EUPATORIUMMACULATUMFIG6.4EUPATORIUMRUGOSUM'CHOCOLATE'FIG6.5RATIBIDACOLUMNIFERAFIG6.2HEPATICANOBILIS
b e f o r e
A F T E R

30. 6.5 MUDCREEK RESTORATION
2
6
BEFORE
AFTER

31. 7.0 CONCLUSION
close
FIG 7.1 REDEVELOPMENT OF WILSON STATION
new BEGINNINGS
The recent value in communities built near high order transit corridors
began transitioning Wilson Heights into a candidate for new infrastructure
and attracted the attention of prime investors. The nearby proximity to
Wilson Subway Station, various Allen Expressway and a convergence
point onto the 401 make it an ideal hub for citizens who value various
transportation methods to fit their needs. Multiple landmarks draw
attention from not only Torontonians but also most Ontarians that have
travelled in the city, like Yorkdale which is one of the largest shopping
malls in Canada. A well-designed distribution of land is evident, and
opportunities arise for all members of the community. The ability for
citizens to be able to walk to their goods and services has become a
contributingfactorregardsonwherepeoplewishtoliveandisincreasingly
becoming a demand from a community. Pedestrian promenades full of
various shops, linked pedestrian and bike pathways and easily accessible
public transportation to the site will create an experience travellling to the
site. Additional green spaces will create a lush urban environment that
will be inviting for community members to occupy for social gatherings
or activities. Welcome to the next generation Wilson Heights.

32. Altoon, R.A., Auld, J.C. (2011) Urban Transformations: Transit Oriented
Development and the Sustainable City. Images Publishing. 52-63
ASLA. (2014) Main ST. Little Rock Awards. American Society of Landscape
Architects. https://www.asla.org/2014awards/199.html
Bethesda Row. (2016) New Urbanism.
http://www.kindostudios.com/bethesda/
Biggs, S. & Carr, A. (2015) Age-and Child-Friendly Cities and the
Promise of Intergenerational Space. Journal of Social Work
Practice. Vol. 29, No. 1, 99–112,
http://dx.doi.org/10.1080/02650533.2014.993942
Brammer, M. (2015, August 11). Q&A: Jan Gehl on Making Cities
Healthier and the Real Meaning of Architecture.
http://www.metropolismag.com/Point-of-View/August-2015/Q-
A-Jan-Gehl-on-Making-Cities-Healthier-Densifying-Societies-
and-the-Real-Meaning-of-Architecture/
Brebbia, C.A., Tiezzi, E. (2006). The Sustainable City IV: Urban
Regeneration and Sustainability. Southampton, ON. WIT Press.
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36. 3
2
7.2 TABLE OF FIGURES
DISCLAIMER:
All maps and analyses created by author of report, and unless otherwise cited, all photographs taken by author. The report offers the maps,
research and analysis with all pertinent current and available data taken into consideration.
EXECUTIVE SUMMARY
Fig 0.1: Ariel View
Google. (2016). Satellite Photo for Site. Google Earth.
H
Fig 0.2: New and Old Development, Wilson Ave
Hachey, A. (2016). New and Old Development. Photo.
H
Fig 0.3: Vertical Mixed-Use Development Proposal.
Hachey, A. (2016). Vertical Mixed Use Development. Diagram.
H
H
INTRO
Fig 1.1: Three Satellite Photos
Google. (2016). Three Satellite Photos. Google Earth.
H
Fig 1.2: Yorkdale.
Toronto Archives. (1950). Yorkdale Mall. Photo.
H
Fig 1.3 to Fig 1.7: Landmark Photos. (Hachey, 2016)
Hachey, A. (2016). Land Use & Landmarks Primary Photo.
H
H
STUDY
Fig 2.1 to Fig 2.4: Transportation Photos. (Hachey, 2016)
Hachey, A. (2016). High-Order Transit Primary Photo.
H
H
RELATE
Fig 3.1 to Fig: 3.2: Cultural and Physical Analysis.
Hachey, A. (2016). Functional Relationships. Diagram.
H
H
APPLY
Fig 4.1 to Fig 4.8: S.W.O.T. Primary Observations.
Hachey, A. (2016). S.W.O.T. Primary Observations. Photo.
H
H
AMAZE
Fig 5.1: Cloud Gate, aka Chicago Bean.
Erturk, A. (2016). Cloud Gate, aka Chicago Bean. Photo.
Fig 5.2: Millennium Park Plan and Railway Before.
AAS. (2014). Millennium Park Plan and Railway Before. Plan.
Fig 5.3: Millennium Park Interactive Fountain.
Hachey, A. (2011). Millennium Park Interactive Fountain. Photo.
Fig 5.4: Robson Square Green Roof.
Ring, A. (2014). Robson Square Green Roof. Photo.
Fig 5.5: Robson Square Plan.
Marvel Building. (2010). Robson Square Plan. Plan.
H
Fig 5.6: King Henry Christmas Market.
Justuz. (2010). King Henry Christmas Market. Photo.
H
Fig 5.7 to Fig 5.8: King Henry Promenade.
Ter, A. (2011). King Henry Promenade. Photos.
H
Fig 5.9 to Fig 5.10: Main Street, Little Rock, AK.
ASLA. (2014). Main Street, Little Rock, AK. Axonometric.
H
Fig 5.11: Main Street, Little Rock, AK.
ASLA. (2014). Main Street, Little Rock, AK. Perspective.
H
Fig 5.12: King Henry Promenade, Duisburg.
Ter, A. (2011). King Henry Promenade, Duisburg. Plan.
H
Fig 5.13 to Fig 5.17: Current Design Observations and Palette.
Hachey, A. (2016). Urban Design Guidelines. Photo.
H
Fig 5.18: Key Components of the Avenues and High Rise Buildings
Performance Standards.
Streetscape Manual. (2016). Key Components of the Avenues and
High Rise Buildings Performance Standards. Urban Design
Guidelines. City of Toronto. Diagram.
H
Fig 5.19: Green Principles of Residential Design. (WBDG, 2014)
Whole Building Design Guide. (2014). National Institute of
Building Science. Green Principles of Residential Design.
Diagram.
H
Fig 5.20: Urban Design Guidelines Observations. (Hachey, 2016)
Hachey, A. (2016). Urban Design Guidelines. Photo.
H
Fig 5.21: Master Plan Public Space: Toward a Livable City.
Urban Redevelopment Authority. (2015). Master Plan Public
Space: Toward a Livable City. Diagram.
H
Fig 5.22: Well Lit Alley.
Kevin. (2013). Well Lit Alley. Photostream. Photo.
H
Fig 5.23: Green City Vs Polluted.
Sarella77. (2016). Green City Vs Polluted. Dreamtime. Diagram
H
Fig 5.24 to Fig 5.28: Land Use and Housing Observations.
Hachey, A. (2016). Land Use and Housing. Photographs
H
Fig 5.29 to Fig 5.30: Urban Transformation and the Sustainable City
Alton and Auld. (2011). China Park. Perspectives/Axonometric
H
Fig 5.31: Building Blocks
ETH3R. (2016). Building Blocks. Axonometric
H
H
VISION
Fig 6.1 to Fig 6.5: Native Plants and Prairie Field Regeneration.
Hachey, A. (2005-2015). Native Plants from Gardens. Photos.
CLOSE
Fig 7.1: Redevelopment Coming to Wilson Station Employment.
Urban Toronto. (2016). Redevelopment Coming to Wilson
Station Employment Lands. Perspective