Yonge Eglinton Challenge Background Brief Town Centre Strategy. Urban Game Theory

Transcription

1 Yonge Eglinton Challenge Background Brief Town Centre Strategy Urban Game Theory

2 The Challenge: An Intensification Strategy The Challenge One does not plan and then try to make circumstances fit those plans. One tries to make plans fit the circumstances. 2 Urban Game Theory -Patton 3. Intensification 4. Interlocking Considerations 5. The Centre in the Centre 6. Governance and Planning 7. Historical Structure 8. Current Structure 9. Development Convergence 10. Enterprise Centre 11. Mainstreet Elements 12. Town Centre Core and Mainstreets 13. Pedestrian Movement in the Core 14. Provincial Growth Area 15. Apartment Neighbourhoods 16. Residential Neighbourhoods 17. Activated Street Edges & Footpaths 18. Transit Transitions 19. Road Hierarchy 20. Streetscapes & Vistas 21. Sun Access to Streetscapes

3 Intensification The Challenge Intensification affects the urban-equilibrium. It s not simply a matter of super-sizing private developments; where intensification is to be applied, it requires comprehensive consideration of the urban locality. Accommodating intensification involves an integrative approach to public street allowances, Open Space, and development land parcels a reciprocity between private and public components Intensification is a compounding process that aggregates a multiplicity of increments. It involves change, impacts and tipping-points requiring planning ahead beyond the consideration of any immediate incremental proposition, foreseeing a broader context. The challenge is to achieve a commensurate balance. 3 Urban Game Theory

4 Interlocking Considerations The Challenge A convergence of planning and development initiatives is targeting the Yonge Eglinton crossroads and surrounds. They overlap and interrelate but are not orchestrated. Official Plan designates four corners as a Centre Province designates YE Growth Area Yonge Eglinton Town Centre Implementation of the Eglinton LRT Corridor 3-significant, concurrent developments pending: RioCan s YE Centre midlife upgrade Eglinton Transit Station redevelopment Build-Toronto s abandoned Bus-Lanes site Other developments within the Centre and its surrounds City s re-definition of Zoning designations A consolidation strategy is required to achieve an equitable and best-result solution, AND to avoid lost-opportunities. 4 Urban Game Theory

5 The Centre in the Centre YE Position in Toronto The Yonge Eglinton crossroad is strategically situated in the centre of Toronto, figuratively forming a crosshair in the urban amalgam. The Challenge Yonge was the initial signal road into the wilderness to the north. Eglinton was the first concession road north of Gerrard, and south of York Mills, that was not compromised by the topography of the Don Valley, which resulted in the conceptualisation of the Eglinton LRT Corridor. 5 Urban Game Theory

6 Governance and Planning Local Governance & Planning The Official Plan designates Yonge Eglinton as a Centre; joining it with the other four existing Centres. Yonge Eglinton is the only Centre without its own Community Council structure. This is an important consideration, in that Centres are presumed to be able to assess enterprise-development opportunities, which otherwise are more stringently controlled throughout the remainder of the City. In the Yonge Eglinton current circumstance, there is no resident planning and local governance, and of recurring issue, these responsibilities are split between the North York and the Downtown Community Councils. The Challenge The area in blue represents an indicative services watershed of service, retail catchment, and potential jurisdiction of local governance. 6 Urban Game Theory

7 Historical Structure Underlying Structure Post-WWI Toronto mapping shows the immerging street network, property divisions and building elements. The origins of the disjoint secondary street network can be readily seen as a derivative of parcels being subdivided for immediate purposes of earlier times. Property divisions in the NE are distinct from the more typical house-lot ownership parcels, and in many instances have more than one house per lot leading over time to its high-rise redevelopment. The Challenge The area designated as a Centre is shown shaded. 7 Urban Game Theory

8 Current Structure Arial View circa 2000 The red circle is situated over the crossroads. The locality is surrounded by high-rise more abundant to the east in general and the NE in particular. The Challenge Surrounding this is a well established residential neighbourhood structure. 8 Urban Game Theory

9 Development Convergence Figure representation of development initiatives with RioCan and Build-Toronto sites in bold. The Challenge The concentric rings indicate relative walking distances to the crossroads in 100m increments. 9 Urban Game Theory

10 Enterprise Centre Centre-Designation The Centre-Designation applies to the four corner blocks at Yonge and Eglinton, recognising that the SW TTC oversized block is encroached upon by the adjacent residential neighbourhood; and the NE block is an irregular oversized block mass without an eastern determining boundary and service route. The Challenge In general, the current characteristic of built form amalgam is comprised of mid-density standalone developments with a low-order of integration, with the exception of the NW corner-block. 10 Urban Game Theory

11 Mainstreet Elements The Challenge Mainstreets The mainstreet retail structures converge on the crossroads and its transit facility. These mainstreets are significant elements in the Town Centre s retail structure, and they also provide a rich resource of services and facilities as well as residential silos or insula in the form of apartments and strata units above the street level. 11 Urban Game Theory

12 Town Centre Core and Mainstreets In designating Yonge Eglinton as a Centre little else was done to prepare the area for growth and change. Characterisation this locality as a Town Centre would enable an comprehensive approach to be applied and a full array of attributes to be taken into consideration. Core & Frame The core element of the Yonge Eglinton Town Centre is clearly expressed in the crossroads at the four corners. This Centre is much more compact than the other four Centres in Toronto, boundaried by apartment and residential neighbourhoods. The opportunities for development are rooted in a consolidative approach. Mainstreets The Yonge and the Eglinton mainstreet continuums are significant assets supplementing the Town Centre structure. The Challenge Transit Hub Diagram showing the current Transit Hub. 12 Urban Game Theory

13 Pedestrian Movement in the Core The Challenge Redevelopment of the Eglinton Transit Station is about people movement. Commuter Transfers between the Yonge and Eglinton rail lines is a high volume proposition, requiring an appropriate and commensurate concourse and associated facilities design. The Access Gateway links together transit ridership the primary target market with the Town Centre s enterprises. Maximising the Gateway s configuration is intricately involved in accessing customers. The Yonge Eglinton Town Centre is not readily accessed by car. It lacks the road network infrastructure available to the other four Centres. On the other hand, Yonge Eglinton has a robust transit system. Town Centre Circulation at the crossroads of Yonge and Eglinton is currently over capacity. 13 Urban Game Theory

14 Provincial Growth Area The Challenge Intensification Dividend Rationalise jointly public-private properties attributes to augment landscape Open Space deficiencies, keeping in mind: satisfaction of both current and pending population amenity requirements. 14 Urban Game Theory

15 Apartment Neighbourhoods Growth Area: Apartment Neighbourhoods Development to date has occurred overtop of a house-form road structure without consideration. There is a recognised shortage of Open Space in the locality of detrimental impact due to the density and accommodation typology. Particularly in the NE quadrant, streetscapes need re-addressing, and additional footpath networks to be perfected. The Challenge 15 Urban Game Theory

16 Residential Neighbourhoods The Challenge Residential Neighbourhoods Residential house-form neighbourhoods surround the Yonge Eglinton Town Centre. The transition from the high-rise amalgam to these house-form residential neighbourhoods is a local critical concern. With Intensification of the Town Centre these residential neighbourhoods provide passive amenity to high-rise occupancies providing in contrast low intensity, tree lined street allowances for leisure movements, and access to local resources. 16 Urban Game Theory

17 Activated Street Edges & Footpaths Activated Frontages Retail continuums are significant to pedestrians and to merchants alike; recognised as being a service as well as an open space amenity. They provide an travel-way that is truly urban in character. Retail structure grow/compound based upon locality and adjacency strategies. Activated edges can be used to sleeve over big-box stores and other blank anomalies such as transit concourses, loading docks, flank walls and lane conditions. The Challenge Shown here are the extension of activated edges onto Orchardview Blvd, pedestrian footpath circumnavigating the NE corner block-portion and the SE block. In this last instance the internal lane and cross block footpath network could be augmented with activating elements. 17 Urban Game Theory

18 Transit Transitions The Eglinton Transit Station will be substantially revised in the course of the Eglinton LRT Corridor construction. Pending The Bus-Lanes site of Eglinton is now surplus of operation use. It will be disposed of following the City s surplus lands disposal policies through the facility of its agent Build-Toronto. Constructing A new subterranean platform on Eglinton, tracks beneath the Yonge line. Work involves a full depth open cut along Eglinton between Duplex and Yonge. This creates two levels above the new station below grade level. One level will be the concourse level for commuter transfers between rail lines. The Challenge On Completion The bus routes will be substantially altered with the LRT. Local buses into neighbourhoods will be primarily terminated at local stations along route. The remaining buses may be resituated to streetoriented bus stops. 18 Urban Game Theory

19 Road Hierarchy Toronto s traditional road structure is founded upon the concession road structure that we are most familiar with in rural farmland. The subsequent infill of these block-masses with a subordinate street network does not have the regimen of Manhattan s fine-grain urban grid. The Challenge As a result secondary streets in Toronto are disjoint and intermittent affecting traffic circulation. 19 Urban Game Theory

20 Streetscapes & Vistas Streetscapes, Footpaths & Vistas Amenity is to be found throughout the urban environment rather than being reliant upon specific Open Space components. The Challenge In the Yonge Eglinton locality densities and resultant built form can contribute towards or impact upon the overall amenity of the vicinity. 20 Urban Game Theory

21 Sun Access to Streetscapes Sunlight The east-west streets where high density, especial streetwall building forms occur, are sunny on north sides and in constant shadow on the south affecting sedentary uses etc. The Challenge North-south alignments have the advantage of southern skylight, but changing conditions throughout the day. Large areas devoid of high-rise intrusions have greatest solar amenity. 21 Urban Game Theory

22 Strategies It requires thinking differently about the structure of the urban-amalgam 23. Principal Levels 24. Integrate OS & Amenities 25. Amenities Augments Open Space 26. People Movement 27. Street Allowances 28. Integrate Streets and Lands 29. Land Parcels 30. Service Road Network establishing, well in advance, an appropriate theoretical construct (planning framework) that enables each development increment, in its fluid conceptual phase, to foresee the manifestations of the immerging locality. It s an astute practice, because once crystallised the prospect of remediation or retrofit after-the-fact is problematic. Strategy 22 Urban Game Theory

23 Strategies: Principal Levels The Principle Levels (Ager Publicus) This urban strata is comprised of the public-private allotments of development land parcels and the street allowances they abut. 3-Principal Levels below grade parking, facility space, interconnecting knock-outs at grade open space amenity, address, activated street frontages merge structure with streetscape above grade facility space, linkages, secondary addresses, interconnection Strategy The tower-silos above (Insula) are subordinate though their addressing, access and servicing impact upon the enterprise facility beneath. 23 Urban Game Theory

24 Strategies: Integrate OS & Amenities INTEGRATION OF OPEN SPACE AND AMENITIES Open Space, movement and recreational-leisure amenities are to be orchestrated in concert to achieve a high-order public realm. Open Space cannot do it alone, as it is already in deficient supply. Integrating amenity-facilities into the Open Space network does not replace the deficiency, but goes to creating a greater public experience. Movement, including public transit, expands the urban experience. Strategy 24 Urban Game Theory

25 Strategies: Amenities Augment Open Space interconnection, linkages, transitions commercial amenity facilities: coffee shops, restaurants, entertainment, recreation, sports facilities reconfigure street allowances/streetscapes 4-season open space find spaces reclaim/reuse acquire Open Space Strategy 25 Urban Game Theory

26 Strategies: People Movement Strategy 26 Urban Game Theory Modes: pedestrian, transit, cars, trucks, bicycles Public Transit brand-experience transit as amenity open space better way state of living connectivity remove/reduce turnstiles & stockades put buses back on the street integrate with retail opportunities

27 Strategies: Street Allowances Competitors: cars, pedestrians, bicycles, landscaping and Open Space rationalise traffic movements consolidate ramps/docks expand sidewalk environment develop large-space treatments/environments landscaping throughout streetscapes consider streets as multi-levelled spaces Strategy 27 Urban Game Theory

28 Strategies: Integrate Streets and Lands INTEGRATE STREET AND LAND PARCELS Achieving beneficial results from Intensification requires: consolidation of the Ager Publicus into one comprehensive urban environment. In order to provide a commensurate urban environment old-testament attitudes that divide public and private property interests need to be replaced with a newtestament strategy. Strategy 28 Urban Game Theory

29 Strategies: Land Parcels consider adjacent & cross-street relationships consider horizontal & vertical linkages sleeve big box retail elements etc. provide activated edges consolidation of Open Space amenity accommodate parking off street and off grade increase footpath routes through block avoid long-term preclusions intensification-dividend strategies Strategy 29 Urban Game Theory

30 . Strategies: Service Road Network Current Condition The impacts upon the Yonge Eglinton locality include: lack of a comprehensive, effective circulation routing for vehicular navigation; frontloading of ramps and loading docks resulting in conflicts with activated footpaths along mainstreets; intrusion of retail-oriented traffic into the residential neighbourhoods especially along Roehampton and Broadway in the northwest. Indicative Retail Service Network The proposed internal road network in the SW TTC block will alleviate activated mainstreet depreciations and residential street encroachments. As developments occur the NE quadrant problem can be remedied with Holly Street extending under Eglinton to access parking and loading facilities between Eglinton and Broadway. Strategy 30 Urban Game Theory

31 Orchestrating Synergies 32. Significant and Concurrent 33. Northwest Quadrant 34. Southwest Quadrant 35. Eastern Quadrants 36. Town Centre Access 37. Enterprise Engines 38. Station Concourse 39. Cross Street Connection 40. Transit Gateway 41. Parking Access Strategy 42. Truck Routing Strategy Synergies 31 Urban Game Theory

32 3-Significant and Concurrent Developments The Yonge Eglinton crossroads offers a unique opportunity of local and as well city-wide significance in the centre of Toronto. Within the same planning timeframe is a remarkable situation that dramatically raises the spectre of a high-order solution. The opportunity exists to orchestrate three principal projects: 1. NW RioCan s Flagship Midlife Refit 2. Eglinton Station & LRT Line Development 3. SW Build-Toronto Site On the flip side without harnessing this opportunity then Yonge Eglinton is just as likely to proceed in its tawdry manner as an area of lowsignificance and bumbling lost-opportunities. Synergies 32 Urban Game Theory

33 Northwest Quadrant RioCan Site Expansion of towers, refit shopping centre and development addressing the street and forecourt, includes: access to Transit Gateway, retail concourse under street, leisure-entertainment precinct connecting over Eglinton, and consolidation of below grade parking and loading. Orchardview Civic Streetscape Civic presence, conversion to pedestrianised streetscape with activated street edges, includes: rationalising of car and loading ramps, to below grade and under street carpark NE Corner Duplex & Eglinton Sliver block residential tower with retail activated based, includes: consolidation of below grade carpark and loading. NE Corner Duplex & Orchardview Residential tower with retail activated based, includes: consolidation of below grade carpark and loading Synergies Orchardview & Helendale Integration of mainstreet and Orchardview development. 33 Urban Game Theory

34 Southwest Quadrant The new internal Road designated in the Planning Report adopted by Council, Spring 2008 Build-Toronto Site Transit Gateway, mixed use retail engine, retail concourse under street, leisure-entertainment precinct connecting over Eglinton, residential or workplace towers above, and consolidation of below grade parking and loading. Internal Road & Parkette Duplex & Berwick Townhouse-sleeved streetscapes, tower above. Synergies South Parcel To be determined 34 Urban Game Theory

35 Eastern Quadrants Northeast Quadrant Furthest block from Transit Gateway, closest block to greatest population mass. High potential for a key development once multiple ownership structure is rationalised. Interim use can be augmented by the introduction of east flank pedestrian footpath through from Eglinton to Roehampton. Southeast Quadrant Substantially committed into development forms as currently exist, third toaster tower potential near corner. Consolidation of at-grade open space could bring additional open space activated amenity into the crossroads environment. Synergies 35 Urban Game Theory

36 Town Centre Access Synergies The principal populations utilising the Yonge Eglinton Town Centre are: Transit commuters entering the core area through the Transit Gateway The current and intended to be intensified Growth Area population residing to the east and primarily the NE Residential and workplace populations situated in silos or Insula above the mainstreets in the frame and core area Destination travellers arriving by transit Surrounding residential house-form neighbours Car access Green arrow indicates the primary movement, short arrows represent population magnitudes, Circle indicates the Transit Gateway. 36 Urban Game Theory

37 Enterprise Engines The western blocks offer the opportunity for extensive retail facilities and substantial community services within a consolidated context. Whilst the two eastern corner blocks and mainstreet components are important contributors, they cannot amass the prerequisite momentum. The RioCan shopping centre and the Build-Toronto site have relatively equivalent floor plate areas, subject to consolidation considerations. They can operate independent from each other, or in concert with each other OR as an integrated retail structure. RioCan has the advantage of being first in, but Build- Toronto has the advantage of being best dressed as it will be a new contemporary facility, rather than remodelling within site determinates established 40- years ago. Synergies There are synergies to be achieved by integrating these two components into an overall solution, with interconnections between the two properties: atgrade, below-grade and above-grade. 37 Urban Game Theory

38 Station Concourse With completion of the Eglinton LRT Corridor there will be two stations at Yonge Eglinton. They will not be situated overtop of each other, such as Bloor- Yonge, Bloor-Spadina, or St.Clair West. The sheer volume of transfers between platforms disqualifies end-loading of the platforms at their closest approach. Therefore, interchanging will occur at a concourse level similar to the existing height above the Yonge line. Synergies However, the sweep between the two platforms is sufficient to depress the concourse level to enable a clear run underneath Eglinton doing away with the current level changes. 38 Urban Game Theory

39 Cross Street Connection A flush under-the-street connection is made possible with a 2% slope between the two platform connection points enabling seamless connection. It should be kept in mind in conceiving of any new link beneath the street that it will closely resemble PATH or better a continuous strata. Synergies The large red arrow indicates future connection at the mid-mass centroid of the new Eglinton LRT Corridor platform below. The small red arrow indicates the existing cross street tunnel connection to the RioCan shopping centre. 39 Urban Game Theory

40 Transit Gateway The Transit Gateway is intended to be a focal element in the restructuring of the crossroads and the Yonge Eglinton Town Centre as a whole. The primary purpose is to place transit ridership immediately into the Yonge Eglinton core environment. In addition to the platform-to-platform concoursing, and access to the Town Centre, the solution requires consideration of the block to block connectivity and the primary vector. The optimum solution would do away with the practice of turnstiles and stabling transit ridership out of touch with their immediate surrounds in favour of a seamless experience. The financials require detailed review, based upon the following: entry by transit is already pre-paid elsewhere in the system. Commuters making an in transit stop are revenue-neutral. Those living, working within walking distance can be carded by their place of address. There are savings in space and operations. AND then there is the added value to enterprises in the Town Centre. Synergies 40 Urban Game Theory

41 Parking Access Strategy Holly Street demonstrates the depreciation of sidewalk footpaths resulting from incremental parcel-by-parcel standalone property development. Each building structure duplicates its own parking ramps and loading docks, and whilst frequency of use remains low the structural impacts prevail. Diagram indicates SW TTC block access and ramping orchestrated within the block-mass. Ramps, accesses and underground parking lots consolidated throughout the other principal corner blocks. Red arrows indicate below street transitions between block-masses to twin accesses and provide multiple exits, relieve street traffic where cars need to navigate towards their home-bound routes, and to meet max-min requirements of exits to parking ratios. Eglinton crossings be constructed as part of the LRT station development, Orchardview in concert with RioCan improvements, and Roehampton in concert with adjacent developments. Synergies 41 Urban Game Theory

42 Truck Routing Strategy Minimise conflicts between trucking and pedestrian footpaths. Ideal: trucks to move in a forward direction across footpaths. Diagram indicates: West of Yonge below grade truck route to be incrementally developed in concert with each stage of development. Northwest quadrant to cross under Eglinton similar to truck ramp at north end of City Hall. Route to extend into servicing north side of Eglinton Avenue freeing up existing passages for pedestrian footpaths. SE block route to be existing lane, regulated by hours of use in order to promote the pedestrianisation of this lane environment. Synergies 42 Urban Game Theory

43 Indicative TTC Block-Brief 44. Carpark Network 45. Loading Network Concourse Level Street Level Upper Level Green Roof 50. Towers 51. Indicative Section: Elevation 52. Indicative Section: Levels 53. Indicative Section: Use Indicative 43 Urban Game Theory..to assess the RioCan proposition in light of this spring s (2008) production of: 1. Eglinton LRT Corridor go-ahead 2. resolution of the TTC block planning, and 3. release of TTC Bus-Lanes surplus lands to Build-Toronto for development..as these three initiatives are currently in flux the following theoretical construct is provided.

44 Carpark Network Parking relegated below grade in a comprehensive, consolidated, carpark configuration. The New Road in the TTC block provides access away from the mainstreets of Yonge and Eglinton and the bordering neighbourhood street network. Below street links under Eglinton and Yonge, provide overlapping of ramps uses to achieve an overall minimum requirements, integrated into pending and future carpark components to be integrated into the LRT station development, during construction. Indicative Drivers exiting the carpark are able to choose an exit that suits their destination requirement, reducing rat-running on surface streets seeking routes away from the Town Centre. 44 Urban Game Theory

45 -2 Loading Network Comprehensive truck route provides for direct-in, direct-out movements doing away with backing-up practices across the pedestrian footpaths, and onstreet manoeuvring. Route on the south block is positioned along side west flank leaving the majority of the block floor plate consolidated in one mass. Route on the north block is shown indicatively positioned between the Duplex apartment buildings and the RioCan shopping centre. This route could also be bent out onto Duplex itself. The intension in this block is to clear load docks at-grade off of Orchardview. Cross-Eglinton link occurs in the interstitial level above the Eglinton LRT platform and below the concourse level. Other routes of traverse may be considered. Indicative 45 Urban Game Theory

46 -1 Concourse Level This is the lower of the 3-Principal Levels. Red represents the activated retail edges, and the purple the full retail space in depth. This level could accommodate mini-majors or a two storey super market facility. The circle represents a significant vertical spectre and volume that carries up through the principal levels and skylight above. In addition to stairs, escalators and lifts, there should also be a direct escalator that jumps straight up two levels to +1 Level above the street, also providing access to entertainment-leisure precinct further above. The flanking yellow arrows denote access to NE to main intersection, and the SW to the new internal street and parkette complete with taxi stand and residual bus stops. Indicative After completion of the LTR Corridor the remaining buses are to be redeployed from on-street bus stops. Furthermore, removal-reduction of turnstile functions will have a substantial impact on this level. 46 Urban Game Theory

47 @ Street Level This is the middle layer in the 3-Principal Levels. Red represents the activated retail edges, and the purple the full retail space in depth. This level could accommodate mini-majors or a two storey super market facility. The yellow circle identifies the vertical significant space connecting all levels above and below. The green arrow identifies the connect through from the four-corners location to the parkette and new street SW entrance. The southernmost activated edge is a pedestrian footpath link leading out to Yonge. The black circle identifies the intersection indicating regard for a suitable setback of the building mass to provide adequate pedestrian spooling space. Indicative Currently this space has been unfortunately put into development as the glass box it needs to be removed or substantially cut back. 47 Urban Game Theory

48 +1 Upper Level This is the upper layer in the 3-Principal Levels. Red represents the activated retail edges, and the purple the full retail space in depth. This level could accommodate mini-majors or a two storey super market facility. The round circle identifies the vertical significant space connecting all levels above and below. The blue shows the direction of movement across the street, running between the two cinema complexes above. This is an enclosed overpass that completes the full year-round integration of facilities connecting between the north and south retail engines. Indicative 48 Urban Game Theory

49 +2 Green Roof The green area is the outdoor roof deck circulation and outdoor amenity space. The circle is a skylight lantern structure. The cinema complexes are shown in purple. This level is comprised of sports, recreation, entertainment facilities that may be two-storey operations addressed to the +1 enclosed level below, whilst taking advantage of the open deck level associated with this level. Indicative 49 Urban Game Theory

50 Towers Insula The tower-silos above are not part of this exercise, although their addressing, accessing and servicing will impact upon the enterprise facility beneath them. Indicative 50 Urban Game Theory

51 Indicative Section: Elevation The towers above are not part of this exercise, although their addressing, accessing and servicing will impact upon the enterprise facility beneath them. Indicative View looking east along Eglinton from Duplex to Yonge 51 Urban Game Theory

52 Indicative Section: Levels EGLINTON AVENUE EGLINTON LRT View looking east along Eglinton from Duplex to Yonge Indicative 52 Urban Game Theory

53 Indicative Section: Uses INSULA LEISURE RETAIL SQUARE RETAIL EGLINTON AVENUE RETAIL EGLINTON STATION DOCKS EGLINTON LRT View looking east along Eglinton from Duplex to Yonge Indicative 53 Urban Game Theory

54 Urban Game Theory B.ARCH RPP MCIP 1. Town Centre Strategy 2. THE CHALLENGE 3. Intensification 4. Interlocking Considerations 5. The Centre in the Centre 6. Governance and Planning 7. Historical Structure 8. Current Structure 9. Development Convergence 10. Enterprise Centre 11. Mainstreet Elements 12. Town Centre Core and Mainstreets 13. Pedestrian Movement in the Core 14. Provincial Growth Area 15. Apartment Neighbourhoods 16. Residential Neighbourhoods 17. Activated Street Edges & Footpaths 18. Transit Transitions 19. Road Hierarchy 20. Streetscapes & Vistas 21. Sun Access to Streetscapes 22. STRATEGIES 23. Principal Levels 24. Integrate OS & Amenities 25. Amenities Augments Open Space 26. People Movement 27. Street Allowances 28. Integrating Streets & Property 29. Land Parcels 30. Service Road Network 31. ORCHESTRATING SYNERGIES 32. Significant and Concurrent 33. Northwest Quadrant 34. Southwest Quadrant 35. Eastern Quadrants 36. Town Centre Access 37. Enterprise Engines 38. Station Concourse 39. Cross Street Connection 40. Transit Gateway 41. Parking Access Strategy 42. Truck Routing Strategy 43. INDICATIVE TTC BLOCK-BRIEF 44. Carpark Network 45. Loading Network Concourse Level Street Level Upper Level Green Roof 50. Towers 51. Indicative Section: Elevation 52. Indicative Section: Levels 53. Indicative Section: Use 54. Urban Game Theory 54