Expanding Housing Options in Neighbourhoods: Victoria Park Ave., Pharmacy Ave., and Dawes Rd.

Expanding Housing Options in Neighbourhoods: Victoria Park Ave., Pharmacy Ave., and Dawes Rd.

Zoning

Under the current zoning maps Victoria Park, Pharmacy Avenue, and Dawes Road cross through an open space creek system. A large green space and subway line separates large neighbourhoods of low-rise, single family homes. At the same time the streets become unbuilt high-speed roads that cross through this space. Victoria Park has an adjacent subway station. At the same time there are large groupings of separate apartments towers that interpenetrate into the open space. Both Pharmacy and Victoria Park have intermittent zones of high-rise residential complexes fronting green space on the north and south of the Bloor-Danforth Subway. At Dawes Road, these large zones of apartments on opposing sides of the ravine nearly touch but are broken by the creek passing through. Residential zones are indicated to the north on the west side of Dawes Road at Victoria Park a large zone (Crescent Town), connects onto Dawes Road, taking approximately half of the width of the open green space.
To the east side of Victoria Park Avenue, the golf course is continuous along the entire length of the open green space and extends eastward to Pharmacy Avenue. At Pharmacy, the clear separation between, single-family homes and high-rise residential towers becomes blurred, with larger fragments (such as Pharmacy Place), interpenetrating into the green space. Pharmacy has two equal chunks of high-rises on the northeast and southwest corners. The potential is to explore new prospects along the unbuilt strips of road which cross through the open space along Victoria Park and Pharmacy Avenues. Currently empty and fronting on wide strips of roadway, it is possible to cautiously imagine a new future for these strips.

Building Streets and New Densities

The proposal is to imagine a built response that would employ high-rise and mid-rise building types along an equal 40.0-meter strip on both sides of the roads. The current fragments of apartments which currently embedded in the green space could be further connected by a built series of 40.0-meter zones along the roadways. The building types could cautiously compose a new relationship to the open ravine space and adjacent golf course, with the latter even being turned into a public park. The narrow building sites would have mid-rise buildings and carefully placed towers which would act as frames into the open space, and markers along the new expanded boundary of the roads. The roads in turn could also be reduced in width and redesigned with a new look and improved urban design qualities.

New Public Realm

Added to these improvements are the positive advantages provided to the existing large scale apartment complexes. Given the island-like nature of both Teesdale and Crescent Town, these new blocks, with their courtyards and terraces create a pedestrian system that strengthens what is currently a broken chain of infrastructure that is neither street nor public realm, but road and roadside without articulation or qualities.
Both Pharmacy and Victoria Park would be reinvented and innovate new linkages and potentials with the existing residential complexes. The strengthening of these north/south corridors would continue down to the Danforth, where sporadic apartment locations frame the street edge and offer continuity.
The same possibilities could work for Dawes Road to the west and other similar streets. In all cases the single-family homes are left untouched, but pedestrian connectivity between them is improved. Currently broken and discontinuous, both Victoria Park Avenue, Dawes Road, and Pharmacy Avenue could become new prototypes for urban bridges across open ravine spaces in the city.