Active 18 Charrette Proceedings, ver 1.1

QueenWestTriangleCharrette
Proceedings
5March2006TheGladstoneHotel
QueenWestTriangleCharrette
TableofContents
1.ExecutiveSummary ....................... 3
2.OrganisersandSpeakers .................... 6
3.IntroductionandBackground .................. 9
4.CharretteAgenda ....................... 11
5.CharretteProceedings ..................... 12
i.Builtform .......................... 14
ii.Retail ............................ 17
iii.Affordability ........................ 20
iv.Heritage .......................... 22
v.ArtsandCulture ...................... 24
vi.PublicSpace ........................ 26
vii.Sustainability ....................... 30
6.Conclusion .......................... 33
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QueenWestTriangleCharrette
ExecutiveSummary
Theredevelopmentofapproximately20acresofformerindustriallandinthedowntown
ofanycityrequiresverycarefulconsiderationandplanning—especiallywhenitfronts
onto what is surely that city’s most important cultural street containing one of the
country’smostdenseconcentrationsofartistsandculturalproducers.
DiscouragedbytheplansforthesitebeingproposedbythreedevelopersintheQueen
WestTriangle,aswellaswiththeCity’salternativepresentedatacommunitymeeting
November2005,agroupofcitizensdecidedtotakemattersintotheirownhandsand
comeupwiththeirownplanforthesite.
ThecommunitydesignCharretteheldon5March2006,ledbyarchitectandurban
designer Ken Greenberg (until recently serving as Interim Chief Planner for the City
ofBoston),wastheculminationofmonthsofmeetingsandcommunityconsultations
andhundredsofhoursofprobonoassistancefromastellarcastofurbanplanners,
designers, architects, development economists, landscape architects and cultural
producersacrossthecity.Thisreportoutlinesthediscussionswhichtookplaceoverthe
courseofthatday.Therewasaremarkableamountofcrossoverandconsensuswhich
emergedamongthesevengroupswhichexamineddifferentaspectsofsite.Active18
isencouragedbythisoutcomeandwillnowworkwitharchitectstoputtheseideas
intoamasterplanformat.
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ExecutiveSummary
Eightimportantideasemergedascrucialelementstoanymasterplanbeingdevelopedfor
thearea:
1.48Abellshouldberetained:
This historic building, currently containing 100 live/work studios, is the anchor and
will set the tone for the whole redevelopment of the West Queen West Triangle lands
architecturally,culturallyandsocially.Itisthebestoftheindustrialbuildingsleftonthe
redevelopment parcels in the Triangle. It frames a remarkable south facing ‘courtyard
whichhasthepotentialtobecomeagreatnewpublicspace.
2.RespectforscaleandnatureofQueenStreet:
QueenStreetalongitsentirelength(withtheexceptionofafewblocksinthedowntown
core) has a distinctive scale and character, which should be maintained. The buildings
along Queen between Spadina and Roncesvalles are consistent in scale — two to four
storeys high — due to a 13-meter height limit which developers have been forced to
respectfordecades.Thisalsohastheeffectofallowingsuntopenetrateformuchofthe
yearonthenorthsidewalkmakingQueenagreatwalkingstreet.
WhyshouldanexceptionbemadeonthisparticularstretchofQueenStreet?Anexemption
totheexistingscalewouldsetadangerousprecedentthatotherdeveloperscoulduseas
anargumenttoerodethenatureofthestreet.
The fine-grain retail pattern of small storefront widths is also consistent along Queen
Street,withfewexceptions.Thisiswhatmakesthestreetvibrant,diverse,andsafe.Itis
importanttopreservethisscaleandcharacteronQueeninnewconstruction.However,
thecommunityiswillingtoconsidercarefullyplacedhigherelements—smallfootprint
towers — in the context of a comprehensive well-thought-out Neighbourhood Plan.
Uniquestrategiesandtoolsmustbeemployed(astheyhavebeeninothercities)toensure
thatthesecharacteristicsarenotlostwhennewdevelopmenttakesplace.
3.Theestablishmentoftrulymixed-usezoning:
ThezoningoftheTriangle,currentlylightindustrialwiththeexceptionofQueenStreet
whichismixedcommercial/residential,isthefoundationforthewhatmakesthiscommunity
unique:Lightindustrialzoningfosterstheproductionofcontemporaryart&newmedia,
commercialonQueenpromotesitthroughgalleriesandperformancespaces,whilenearby
residential provides living spaces to those who create and appreciate it. All proposed
developmentsaskforarezoningofthisareaintoresidentialtobuildahomogenousmass
oflargely1-and2-bedroomcondominiumunits.Inordertopromotethisarea’sdistinct
character, it must be mixed-use zoning (residential, commercial, and light industrial). In
addition,alleffortsshouldbemadetoencouragemixedincomeresidentsandmixedunit
sizesforavarietyofresidentdemographics.
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ExecutiveSummary
4.StreetsandBlocksmustbeintroducedintothesite:
Nowthatdifferentusesarebeingcontemplatedfortheseindustriallandsandintensification
ofthesiteisbeingproposed,itisessentialthatasystemofpublicstreetsandlanewaysare
introducedintothesite.Anetworkhhierarchywithnarrowstreetswithastrongpedestrian
characterisappropriate
5.Theneedforgreenspace:
Alargepublicpark,alongwithextensivesubsidiarygreen-space,wasidentifiedbyalland
several creative solutions discussed built around the ‘greenway’ and multipurpose trail
alongtherailcorridorandthesouth-facingcourtyardbehind48Abell.
6.Apedestrian/cyclelinktotheareassouthofthetracks:
A public pedestrian/bicycle bridge going over the railroad tracks which would link the
QueenWestTriangletoKingStreetandLibertyVillagetothesouthwouldknitthesetwo
vibrantareastogetherandprovidealinktothewaterfront.(Plansarecurrentlyunderway
furthersouthforapedestrianbridgeoverLakeshoreBoulevardtoOntarioPlaceonthe
Jeffersonaxis).
7.Asustainabilitystrategyfortheprecinctmustbedeveloped:
Ourworldandourcityarecurrentlyfacinganenvironmentalcrisis.Thereisatremendous
opportunitythrougheconomiesofscale(manydevelopersbuildingatonetime)toemploy
a bold sustainability strategy for the site. Such a strategy was recently employed in the
QuartierInternational,inMontreal.
8.Ahighqualityofdesign:
CouldtheTrianglebeoneoftheCity’stestsitesfortheproposedDesignReviewPanels?
Thiswouldensurethatthearchitecturalqualityofthishistoricneighbourhoodwouldbe
enhancedbycontemporarybuildingsthatfuturegenerationswillwanttopreserve.
Active18revelsinthecultural,social,andeconomicdiversityoftheexistingneighbourhood.
Butweareindangeroflosingwhatmakestheareaspecial.Gentrificationhasbecome
vicious. Three galleries have closed in the last few months along the stretch between
DufferinandDovercourt(onereplacedbyaStarbucks)duetoskyrocketingrents.Cultural
workersarebeingpricedoutoftherentalmarket.Thetragedyisthattheultimatelosers
willbethepeoplewhomoveintotheoverlydensecondominiumswearefighting.They
areattractedtothisneighbourhoodbyitscurrentvibrancy.Thatvibrancywillbegoneby
thetimetheyarrive.
Active18supportsandwelcomesnewdevelopmentandintensificationintheTriangle,but
let’smakesurethatwhatisbuiltdoesnotdestroythisspecialpartofToronto.
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OrganisersandSpeakers
Active18Association
Active18formedintheearlyfall2005toconsolidateacommunityvoicewithregard
to the future of our neighbourhood. It is composed primarily of local residents and
businessowners.Itisnotaratepayersassociation.Itadopteditsownconstitutionin
January2006(availableonourwebsite)Itcurrentlyconsistsofsome200people.We
arenotacollectivesingularvoicebut,rather,aforumforcollectivevoices.
Active18aimstoreflectandfocuscitizenparticipationinurbandevelopmentinWard
18.Weinformthecommunityofitsrightswiththeintenttosteerdevelopmenttoward
aliveableandsustainableenvironmentthatrespondstotheneedsofthelocalareaand
thegreatercityatlarge.
We are not NIMBYs, opposed to any and all intensification and development within
the area. On the contrary, we welcome creative and thoughtful development and
welookforwardtoengaginginathoughtfuldialoguewithdevelopersandplanners
alike.Weaimtoachievemutuallybeneficialresultsthatrespectreturnoninvestment
while maintaining and enhancing existing cultural dynamics. As such, we insist that
any development within the neighbourhood be both thoughtful and balanced and
thatitrespectstheneedsanddesiresofcurrentresidents.Webelievethatanyandall
developmentshouldtakeintoconsiderationthefabric,history,andcurrentdemography
oftheneighbourhoodand,further,thatplanningpoliciesshouldtakeintoconsideration
thedevelopmentoftheareaasawhole.
Active18AssociationSteeringcommittee:
CharlesCampbell
BradDoner
JohnEly
JaneFarrow
MichelleGay
DinaGraser
HarryKlaczkowski
MichaelMaranda
BillSimpson
StevenWood
JessicaWyman
MargieZeidler
MichelCaron(consultant)
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OrganisersandSpeakers
KenGreenberg,GreenbergConsulting
ArchitectandUrbanDesignerKenGreenberghasplayedaleadingroleonabroadrange
ofassignmentsinhighlydiverseurbansettingsinNorthAmerica,andEurope.Much
of his work focuses on the rejuvenation of downtowns, waterfronts, neighborhoods,
and campus master planning. His projects include the award-winning Saint Paul on
theMississippiDevelopmentFramework,theBrooklynBridgeParkontheEastRiverin
NewYork,theEastRiverwaterfrontinLowerManhattan,theVisionPlanforWashington
DC,KendallSquareandNorthPoint/LechmereSquareinCambridge,theDowntown
HartfordEconomicandUrbanDesignActionStrategyandtheDowntownMasterPlan
forFortLauderdale.Ineachcity,witheachproject,hisstrategic,consensus-building
approachhasledtocoordinatedplanningandarenewedfocusonurbandesign.
JannaLevitt,LevittGoodmanArchitects
JannaLevitt,anaward-winningarchitect,hasastrongcommitmenttotheculturalresources
whichherprojectsfacilitate.SheisanadjunctprofessorattheUniversityofWaterlooSchool
ofArchitectureandamemberoftheCityofTorontoPublicArtCommission.
DebbieAdams,Adams+AssociatesDesignConsultants,Inc
DebbieAdamsisagraphicdesignerwithexperiencerangingfrombrandidentityand
printcommunicationstoenvironmentalgraphics.SheisaprofessorofGraphicDesign
attheOntarioCollegeofArt&Design.,andwaselectedtotheRCAin2000.
GregAllen,SustainableEdgeLtd.
TrainedattheUniversityofTorontoandUBC,GregAllenisattheforefrontofsustainable
technologies.Anexpertinsustainablecommunitydevelopment,heisaproviderofnot
onlyofvision,butalsocapacitytobringthatvisiontofruition.
Otherresourcepeopleinattendance
David Leinster (The Planning Partnership), Michael McLelland (ERA Architects), Alex
Spiegel(ContextDevelopment),RobertSirman(NationalBalletSchool),VeraFrenkel
(Artist),andTimJones(Artscape).
Anoteofinterest:Allourpresentersandfacilitators(includingthepre-Charrette
SWOTassessmentteam)workedwithusentirelyprobono.Weappreciate
immenselytheircommitmenttothisproject.Likeus,theybelievethatsomthing
trulyextraordinarycouldhappeninthisarea.
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IntroductionandBackground
The Active 18 Charrette was the culmination of months of effort amid concerns by
membersoftheCommunityrelatedtorecentdevelopmentproposals.
The Charrette served as a visioning exercise for the local community to express its
own expectations. The development proposals that have been submitted serve to
impose a new neighbourhood into an established neighbourhood with a distinct
culturalcharacter.TheCharrettewasanopportunitytofacilitate,shape,enhanceand
integrate the whole neighbourhood, not to serve as a barrier to development. The
entiremembershipofActive18looksforwardtofuturedialoguewithbothdevelopers
andtheCity.
TheLands
Thelandsunderconsideration,knownastheQueenWestTriangle(Triangle,forbrevity)
consistofapproximatelysevenhectaresofoftypicalnineteenthandearlytwentieth
centuryrailway-relatedindustriallands.ThepropertieswithintheTriangleareprimarily
privatelyowned.Thelands,whichliealongthesouthsideofQueenStreetWest,are
adjacenttoavibrant,wellestablishedneighbourhoodtothenorthofthismajorcultural
arteryinthecoreoftheCityofToronto.
Within the Triangle itself is at least one building that houses around 100 live/work
spaces(48Abell)andseveralcontemporaryartsandculturespaces(includingMercer
UnionGallery,theTorontoFashionIncubator,andTheTheatreCentre).
Proposals
ThreecontiguouspropertyownerswithintheTrianglehavenowformallyappliedto
thecityforrezoningandofficialplanamendments.Twooftheproposalsarecurrently
scheduled for pre-hearings before the
Ontario Municipal Board. A number
of adjacent property owners have also
shown interest in developing their lands
inasimilarfashion.
These residential condominium-intensive
proposalsareseekingheightsanddensities
muchinexcessofcurrentzoning.
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Agenda
10:00—Introduction
10:05—Presentations
AnOverviewofRedevelopment:Newsfromelsewhere
KenGreenberg,GreenbergConsulting
(presentationavailableontheActive18website[www.active18.org])
ReinventionbyDesign:theroleofdesignintheevolutionofQueenStreet
JannaLevittandDebbieAdams,LevittGoodmanArchitects
(presentationavailableontheActive18website)
Howcouldthissitebecomeamodelforsustainabledevelopment?
GregAllen,President,SustainableEdgeLtd.
(presentationavailableontheActive18website)
11:00—PresentationofSWOTanalysis
FacilitatedbyKenGreenberg
(presentationavailableontheActive18website)
11:30—WalkingtourofTriangle
FacilitatedbyKenGreenberg
13:00—Brainstorming/DesignSessions
16:00—SummaryofDaysproceedings
KenGreenberg
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Pre-CharretteSWOTAnalyses
On8January2006,ateamwasformedtodeliberateforawholedayonthepossibilities
and potential of the Triangle. Led by Ken Greenberg, with additional facilitation
fromActive18memberMargieZeidlerandActive18consultantMichelCaron,the
participantsofthispreliminarybrainstormingsessionincluded:
KenGreenberg,GreenbergConsulting(facilitator)
GregAllen,President,SustainableEdge,Ltd.
StephenBulger,StephenBulgerGallery
VeraFrenkel,Artist,communityresident
SiamakHariri,HaririPonteriniArchitects
DavidLeinster,ThePlanningPartnership
DonSchmidt,A.J.DiamondandSchmidt&Co.Architects
JeffSeider,PrincipalMKI(Economics)
DeanneTaylor,VideoCabaret,TheCameronHouse
EberhardZeidler,ZeidlerPartnershipArchitects
Following an introduction to proposed developments, placed within the context of
currentandproposedplanningpolicy,ateamassessmentofthesite’scharacteristics
was made in accordance with the area’s Strengths, Weaknesses, Opportunities and
Threats (SWOT). From this analysis, a framework for the Charrette’s discussion was
articulated.
CharrettePresentation
Following morning presentations at the Charrrette, the SWOT analysis was embodied
inapresentationbyKenGreenberg.Thispresentationallowedparticipantstoquickly
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pick up essential notions about the site, and to immediately engage the ideas and
issuesconsideredrelevantinthemakingofaTriangleareaplan.[pleaserefertoour
websiteforanabbreviatedversionoftheSWOTanalysis].Awalkingtourofthesitewas
conductedimmediatelyfollowingthispresentation.
Seven key themes from the SWOT analysis were selected as comprising the main
concerns for appropriate sustainable development within the Triangle. Using these
themesasorganisingprinciples,participantsinthefullCharretteweresubdividedinto
seventablestofullyinvestigatethesubtletiesofthethemes.
ThecoreoftheCharettewasthesegroupdiscussionsandthesubsequentdevelopment
ofacollectiveviewforthearea,assummarisedbelow.Eachfocusgrouppresented
theirprimaryissuestothelargergroup.Followingeachindividualpresentation,alarger
discussionbetweenallparticipantsoccured.
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BuiltFormdiscussiondiagram,showinglocationofstreets,blocks,publicspace,generaldensityandbuildingheights
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Group1::BuiltForm
a)Considerationsofthesiteinfull
TheprimaryconclusionoftheBuiltFormdiscussionwasthatadesignreviewpanelfor
theentireareaisrequired.
Anydevelopmentshouldnotthinkofjustindividualsites,
norjusttheTriangle,buttheentireareaencompassingthe
neighbourhoodslocatedtothenorth.TheTriangleshould
notbecutoff/ghetto-izedfromsurroundingareas.
All development should incorporate appropriate infrastructuresystems.
Zoning and planning should consider the scale and
overallfitofproposeddevelopments,andnotbedecidedsolelyaccordingtodensity
numbers.Abalanceddistributionofdensityshouldbelocatedstrategicallytowardsthe
southernendofthesite,alongtherailwaytrack.
b)DevelopmentofStreetPlan
Linear pedestrian pathways should be developed throughout the site, possibly using
aneweast-weststreet/laneaslocationfromwhichtoincreasebuildingheights.This
lanewaycouldbecomea‘culturalpassageway’reflectingandensuringthecontinuity
ofthecreativefabricoftheexistingcommunity.
There should be a distinction between a variety of streets and lanes, with distinct
usages.Alleffortsshouldbemadetoensurethatsomesidestreetsarecar-free(orcar
restricted),perhapsutilisingcobblestonesorotherpavingbricksthatbringinthe‘feel’of
foottraffic.Therailwaygreenbeltzoneshouldbeextendedintothe48Abellcourtyard.
Consideration should be given to the possibilities of any new intersections that are
createdbytheextending/creationofstreets.
A pedestrian bridge connecting to the waterfront along Lisgar would be really nice.
Windtunnelsaren’t.
Any extension of Sudbury St to Gladstone must be done in conjunction with the
eliminationoftheDufferinStjog.Sudbury,alongthetracks,shouldbedevelopedasa
treelinedboulevard.
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c)Relationshipofstreetscapetobuiltform
Deep building set-backs should be aimed for in order to avoid overwhelming the
streetscape and casting too much shadow. Greenspaces should receive similar
treatment,especiallyfor‘signature’parks,etcetera.QueenStreetfrontageshouldrelate
toexistingheightsandgrainofthenorthernside.
Massingshouldbedistributedtoavoidover-clustering.Transitionsinscaleshouldbea
keyconsideration.Tallerbuildingsshouldbesitedstrategically(seedrawing,pg.14for
proposedheights/massing).
Development of multiple points of safe access for each building/individual site (to
counterapotentialsiegementalityonbehalfofordirectedtowardsnewresidents.)
Consideration should be given to elevating some buildings to allow parks, parking
and/orpedestriantrafficunderneath.
150 Sudbury site should not be filled-in completely, instead using spaces of varying
shape to make more interesting urban spaces and allow linkages between green
spaces.
d)UsagewithinSite
Ensure not just condominium residences — mixed use throughout site (residential,
retail,andlightindustrial).Mixeddensitieswithinthesitewouldalsobeagoodthing
(addingsmall-scalehousingtotallertowers).
1 to 2 storey live/work and commercial spaces down lanes and side streets would
enhancenetworksofaccessthusincreasingtheurbanneighbourhoodfeel.Theywould
alsoreducetheimpactofhighertowers.
While some buildings should be preserved, new construction should not attempt
to reproduce styles of the surrounding historical architecture. Architecture should
be contemporary, paying homage in scale to the historic nature of Queen St W and
surroundingneighbourhood.
e)Oneothergeneralconsiderations
The creation (or retention) of practice space for performing artists would be highly
desirable.
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Group2::DesigningforGoodRetail
a).RetailonQueenStreetWest
QueenStreetalreadyasuccessfulretailstreet.Anydevelopmentsshouldbesympathetic
totheexistingcharacter,mirroringwhatishappeningonnorthsideofstreet.
QueenStreetworksbecause:
•itisadiversecollectionofsmallcommercial
frontages,usually12to25feetwide.Thisfinegrainedretailmeansmanydoorsontothestreet,and
avarietyofinvitingspacesinside.
•Itsupportsadiversegroupofretailers,offering
manytypesofspacestoinhabitandamixtureof
ownershipandrentalopportunities.
•Itismostlyindependent,localbusinesses,afactor
whichaddssignificantlytotheuniquenatureof
QueenStreetWest.
•Itprovidesfrequentsurprisesasyouwalkdownthe
sidewalk,seenintheeclecticstorefrontsandsignage
(SeeLevitt/Adams’presentation).
PotentialthreatstoQueenStreetincludedtheinfluxoflarge,multi-nationalretailers
thatwouldtakeuplongsectionsofthestreet.Thereweregeneralconcernsthatthe
developmentswouldcauseadeteriorationofthecharacterofthestreet.
Therewerealsoconcernsexpressedabouttheintegrationofretailspacesintorecent
condominiumdevelopmentsacrossthecity—here,retailgetslostinthefaçadeof
the condo, and the shops are too restricted, unable to put up interesting signage or
haveinterestingstorefronts.Retailatthebottomofcondostendstobeconvenience
stores and dry-cleaners, amenities which service immediate condo newcomers, not
neighbourhoodresidentsasawhole.
b)SecondaryRetail
There was discussion that the Triangle could support a secondary retail strip south
of Queen Street, potentially fronting on a lane or courtyard. This secondary retail
couldprovidecheaperrentsthatcouldbeinhabitedbyartgalleriesandotherexisting
businessesthatarealreadybeingforcedoutinlargenumbersbyrisingrents.
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DesigningforRetaildiscussiondiagram,showingtwodifferentretailingstrategiesoneithersideoftheE-Wlane.
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In order for retail to thrive away from Queen Street,
it needs to have frequent connections/passageways to
Queentoengagetheexistingpedestriantraffic.
Potential for artist live-work units with public gallery/
studiospacebelowandresidentialabove.
Potentialforamarketspace,similartopartsofGranville
IslandinVancouver,andBywardmarketinOttawa.
Secondary retail is an opportunity to come up with a
new street typology that could define the character of
thearea.
c)AdditionalPoints
InordertomaintainthecultureofQueenWest,conventionalretailshouldbeableto
access affordable space. Existing patterns of dimensioning, tenancy, leasehold, and
ownershipshouldbeencouraged.Thesaleofstorefrontsatgradetosoleproprietorsin
theformofcondominiumunitswouldprotectthefinegrainoftheneighbourhood.
Retailthrivesongoodaccesstoallmodesoftransportation—pedestrian,automobile,
bicycleandpublictransportation.
Parkingisacomplicatedissue:
•Ononehand,increasedparkingwasseenasagoodthingtoaccommodate
morepeopledrivingintotheneighbourhood.Inthisview,underground
parkingshouldbeprovidedforresidentsandvisitorsandon-streetparking
shouldbeavailableonbothsidesoftheproposedSudburyextension.
•ToothersincreasedparkingcouldmakeQueenSt.moreattractivetolarger
franchisestoresandthereforefewerlocalbusinesses.Parkingthereforewas
seenasapotentialcontrolmechanismforthetypeofretailthatwouldthrive.
Wewanttoavoidhavingtheretailundertoomuchdirectcontrolofspecificinterests
(such as a condo association, whose needs may not match those of the existing
neighbourhood.)
In 5 years, the local West Queen West Business Improvement Association will be
eligibleforfacadeimprovementgrants.Thisassociationcouldprovideadegreeofselfgovernanceforthelocalbusinesses.
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SmallpocketsofretailshouldbeconsideredthroughouttheTriangletoprovideeasy
accesstolocalamenities.(Anexamplegivenwastheneedforalocalgrocerystoreat
DovercourtandSudburySt.)
Group3::Affordability
a)Summaryofgeneraldiscussion
Workingartistsareavital,vibrantanddiversepartofToronto’spast,presentandfuture.
Certainbasicpremisesmustbeacknowledgedinordertoretainthisvaluableresource
forthecommunity:
•Artistsneedwhatotherworkingpeopleneed:anaffordablehome
•Artistscanalsohaveuniquehousingrequirements:theymayneedopen,
loft-stylespacestopaint,sculptorchoreographperformance.Theymayneed
soundproofingorextrastoragespacefortheirwork.
•Itisgoodcivicpolicytobecreativeaboutnurturingourartssceneby
providingsomehousingstability.Nurturingcityandintelligentdevelopment
+Affordablehousing=worldclasscity.
•Artistsarevitalpartnersinbuildingofagreatcity.Tomaintainahealthy
artscommunityinTorontowemustensurethatartistshaveaffordablespaces
inwhichtoliveandwork.
•Inadditiontotheirobviousculturalandaestheticcontributionstoourlives,
artistssignificantlyimprovethehealthofacity’seconomy.Manyprofessional
andacademicstudiessupportthisfact.
Other municipal governments are recognizing the importance of helping to keep
artistsliving INand AROUNDthecity.TheCityofTorontoneedstodevelopinnovative
imaginative strategies to address the arts housing challenge, knitting affordable live/
worksituationsintothelargerplanningschema.
Artists are often the first to populate a distressed or
underdeveloped neighbourhood. If the neighbourhood
becomes popular and economically successful, like
Queen Street West has, rents become unaffordable for
artists. (Artists are, most always, a highly educated yet
low-incomegroup.)
By offering owner-operated ‘condominiumized’ retail, live-work, and work spaces,
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thepeoplewho‘shape’anareaintoadesirableandinterestingdestination(addingto
thesensethatwehavealivablecity)donotgetpressuredoutoftheneighbourhood
becauseofhighrents.Thiswouldalsoaffordcontinuitywithinthearea—affordable
liveandworkspaceallowsthecreativeclasstoremainlivingandworkingwithinthe
communitythattheyoriginallydeveloped.
Discussionspecificto48Abell
Primarily,thediscussionfocusedon48AbellStreetasa
jewelthatshouldnotbelost.Thefundamentalquestion
arose:Whyusepublicfundstoknockdownanexisting
building,tocreatemorespacesfor‘affordableorsocial’
housing,whenthisgoalisalreadybeingachievedwith
the48Abellbuilding?
$14millioninpublicsubsidywouldberequiredtobuildthe200unit19+storeytower
($70,000perunit)andthiswillnotrepresentthefullcostofdevelopment.Wecanalso
thinkintermsofsustainability,askingourselveswhycontributemorewastetoland-fill
fromatear-downprojectandcreatemoreconcreteforanewproject.“Thegreenest
buildingisthebuildingthatalreadyexists.”
48 Abell owners/developers have been suggesting that the existing tenants would
beofferedspacesinthenew‘social’housingtower.Itwasbroughttoourattention
thattheseexistingartist/tenantscouldnotbeinstantlygrantedrent-geared-to-income
spacesinthenewbuildingunlesstheyarealreadyonthecitylist.Inaddition,thespatial
needsofartistsarenotnecessarilyaddressedintheproposedsocialhousingtower.All
these considerations do not take into account that the social housing aspect of the
developmentisdependentuponreceivingpublicfunds,whichisfarfromassured.
48 Abell owners/developers have contacted the city over many years to try to
rezonethebuildingintoalegallive/workplace,however,andappeartohavebeen
thwartedbythecityoneveryoccasion.Thecityneedstoreviewitscommitmentto
artistslivingandworkingneeds(seelistabove)andpossiblyhelp48Abellenvision
apathotherthanthetowerandcondoproposals.48Abellcouldbethejewelin
thecrownofthisarea—asmartlydesignedlive/workbuildingforartistsandsmall
independent businesses. (The Woodwards development in Vancouver is a prime
example).
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Group4::Heritage
a)Summaryofdiscussion:NewHeritage
Thatwhichshouldbepreservedisthegeniusloci.Heritageshouldencompassmore
thanfacades(extantorimitative)andbuildings-in-isolation—theentirecontextofthe
areashouldbeconsidered,encompassingthestructureofthespaceanditsunderlying
ethos … investigate the causes of what makes something worthy of being called
heritage,notthesymptoms.Wehavetheopportunity,rightnow,todesign,buildand
createqualitybuildingstolastandbecelebrated.Let’screatesomethingthatpeople,
in a hundred years, will fight to keep. Imitation of the past (as the Sudbury street
townhouse development shows) is not a successful rendering of what new heritage
buildingcouldbe.
1)Smallindividuatedunitsaddtothecharacterofthearea—thustheaimshouldbe
tokeepthegrainofthenewstreetscapesimilartotheexistingQueenStreetWestwith
lowriseresidentialandcommercialatstreetlevel.
2)Weneedtothinkofsunnotjustforretailandmainstreetsbutalsoforthebenefit
ofexistingspacesandlocalresidents.Sunlightshouldpenetratenotjustonthenorth
side of Queen but also on its south side through the new development. This could
be cultivated by having many smaller lane-streets throughout the development, and
utilisingmixedheightsallowingthesuntoenterthenewdevelopmentarea.AnArcade
promenadeonthesouthsideofQueenmayalsohelpaddressits(potential)lackof
sunlight.
3)Theonetimetrainstationshouldberevivedasatransitnodeonthewaytothe
airport.TheDufferinbusandtheQueenstreetcar,bothhighlyusedroutes,couldbe
incorporatedintothestation.
4)Lane-streetsandboulevardsshouldbewoventhroughoutnewdevelopment.This
wouldleadlifeintothedevelopmentarea,andopenuptheopportunityforpedestrian
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walkways,caféstreetlife,uniqueindependentbusinesses,
artist’sstudios—allcreatinganeighbourhoodsensibility
wherepeoplewillwanttospendmanyhoursoftheday
(whichalsoincreasesareasafety).Apedestrianfriendly,
activeneighbourhoodsteersusawayfromsuchexamples
asdowntownLosAngeles—nopeopleonthestreets,
nosmallbusinesses,noactiveandwelcomingstreetlife.
Lane-streetsshouldalsoperforatethespace,helpingtoveerawayfromthepotential
gatedcommunityfeelofalargeblockofdevelopmentatthesametimehonouringand
mirroringtheexistingstreetgridontheNorthside.
5)Smallandindependentowner-operatedbusinessesandartist-owned(co-op?)live/
workspacesareneeded.WhydopeoplecometoQueenStreetWest?Notbecauseof
largemulti-nationalchainstores,becauseofuniquestores,cafés,galleries,museums.
ThisstrategyhasbeenveryconsciouslyemployedintheDistilleryDistrict.Weneedto
fosterthe‘accidentaleconomies’thathappenorganically.Weneedtothinkoftheretail
‘audience’priortodevelopment—allowingtheindividualityofuniquebusinessesto
shine.QueenfromUniversitytoSpadinashouldbetakenasthecautionarytalethatit
is:achain-storeladenshoppingmall.
6)Multi-levelretailpossibilitiesshouldbeconsidered.ThinkingofrueSt.Laurentand
rueSt.DenisinMontreal,orChurchStreethereinToronto,secondlevelretailcouldstill
have‘street’presence,yetaffordlessexpensiveopportunities—althoughaccessibility
willbeanissue.TheSudburystreetdevelopment,withitsshrunkenstreets,residentonly pedestrians, no commercial presence, all add up to ‘no reason to go there’ —
thereisnostreetlifeinthisneighbourhood.
7) Public art should be encouraged and supported. Many new developments are
bringingartistsintothedevelopmentatthebeginningstage,notjustasafterthoughts.
(SeethenewConcordiaVisualArtsbuildingandtheWoodwardsbuildinginVancouver
—artistsaredesigningwallworksthatbecomepartofthebuilding).Usetheexpertise
ofartistsbyhavingthemworkdirectlywitharchitectsanddevelopers.
b)Otherconsiderations:
•Multi-storeyatriumwallsactingaswinter-gardens,boulevardtreatment
ofvariousstreets,andapedestrianbridgelinkingintotherailcorridor/park
systemwouldalladdtothefutureheritageofthearea.
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•Pedestrianaccesstothewater,theCNE,andlinkinguptootherareas
throughwalksandpathwayswouldalsobedesirable.
•Allowfertilegroundfortreessothattheydon’tdieeveryyear,asopposed
totheunsuccessfulSudburystreetdevelopment(amongstmanyothers).
Group5::ArtsandCulture
Summaryofdiscussion
Current development proposals consist of a whole new neighbourhood being
dropped onto an existing one without consideration of the existing character
neighbourhood.
1) The city should recognize the Queen West Triangle as a creative district — a
distinct semantic difference from designating it such — and that this recognition be
incorporatedintoplanningdecisions,particularlywithregardtozoningandusageof
publicbuildings.Thecitymustplayaleadershiproleinprotectinganalreadyexisting
milieu(fromexistingworkingspacessuchastheGreatHalltolessofficialinstances,
suchasthestudiosandlive/workspacesat48Abell).
This recognition should be extended so that a concept of an ‘arts density’ already
existinginthelowerhalfofthe18thwardbeunderstoodmorefullyandprotected.
Policies must be adopted that encourage resistance
to over-gentrification — thus short-circuiting the oftrepeated cycle of artists making an area appealing to
developmentandintensification,onlytobepricedoutof
theneighbourhood.
2) Heritage buildings should be designated for cultural
use, now or when they become available. Examples
posedincludedtheoldlibraryasapublicuserehearsal
hall,thepostoffice(shoulditbedecommissioned)asa
gallery.
3) A percentage of the lands under development
be designated for arts use, akin to park levies. This
percentagetobeadditionalanddistinctfromthepublic
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artcommitmentthatdevelopersmustmakeonceaprojectisover$50million.
4)Thereshouldbespacefortemporarypublicart/performancearts(e.g.aroundthe
heritagebuildings;incourtyardbehind48Abell;etc.)
5)Amechanismforartistinputintothedesignatedculturalspacesshouldbedeveloped;
perhapsacommunitycommitteethatwoulddealwiththeuseofthespace.Thiscommittee
couldbefacilitatedbytheCity’sCultureDivisionorathirdpartysuchasArtscape,but
thecommunitycommitteeshouldnotbeviewedasonlyanadvisorybody.
6)Thedevelopmentofthetrianglemustincludetrulymixed-usezoning,e.g.morethan
aresidential/commercialmix.Theremustbezoning(andrealdesignatedspace)forlight
industrialtoaccommodatetheproductionofart(notonlytheexhibitionofsuch).
7)Theplanfortheareashouldbeofanintegratedurbandesignthatincorporatesthe
arts.Designreviewsofpotentialdevelopmentswouldaidgreatlyinensuringthequality
ofdevelopments.
8) There should also be space for ‘wildness’ (the version sauvage) that allows for
the organic development of local culture — that which is already happening in the
surroundingneighbourhoodshouldbenurturedandprotected—notfrozenthrough
processesofartificialinstitutionalisation(throughsuchpracticesasbranding,naming,
etcetera).
Othersalientpointsfromthediscussion:
•thestrengthoftheartssectorintheareaisinthe
productionofcontemporaryart...notartstourism
•theremustbeafocusonworkspace;allowingthe
developmentofnewformsandideas
•re-establishingthetrainstation,andimprovements
topublictransitnodes,whichwouldaidinretaining
andimprovingtheviabilityoftheneighbourhoodforartists
•lowerdensityingeneralwillhelpensureartistsremainacoregroup,not
anafterthought
•retailonthesouthsideofQueenSt.makessense;developmentshouldbe
keptat“humanscale”;widersidewalksalongsouthsideofQueenSt.
•itmaybeeasiertodemandthatcertainbuildingsberetainedforcultural
use(e.g.48Abell)thantoaskthatdevelopersincludeacertainminimum
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numberofspacesinnewbuildings.
•Protectingthe(potential)piazzaof48Abell
aspubliclyaccessiblespacewouldprovidea
naturalvenueforcommunitydevelopment/artistic
presentations
•theTrianglewouldbenefitfromanopening
upofthesite,throughwideningofN/Sstreets,
theadditionoflanesandotherpedestrianaccess
points,ensuringpenetrationofsunlightintothe
area.Alleffortstoavoidaconcretewastelandin
theshadowofsouthsidedevelopmentshouldbe
made.
•anArtscape-likebuildingorprojectinthe
Trianglewouldbewelcomed.
A final note: many artists in the area loath the notion of the Queen West Arts and
DesigndistrictaswellasexistingpromotionsfortheArts(e.g.theTOLivewithCulture
campaign)—theyrepresenttheghetto-izationoftheculturalsectortotouristattraction,
andunderminetheexistingclimateofthearea.
Group6::PublicSpace
a)Summaryofdiscussion
As seen on accompanying area map, development should be based on the idea of
extending existing streets into the Triangle. These streets should be of various levels
thatwouldconnectittotherestoftheareawithmultipletypesofstreets.Retentionof
48AbellStreetshouldbeincludedinfutureplans,especiallyconsideringthemassive
potentialofpublicspacerightinitsownbackyard.ShoppingandstrollingonQueen
StreetWestwouldbeenhancedwithawidenedtree-linedsidewalk.Theinclusionof
bike-laneinfrastructureisparamounttoencouragingahigh-qualityenvironment.
It’simportanttohaveuser-friendlypublicspacesforvendorsandeventsandsecondary
lane ways, primarily for pedestrians (although allowing for delivery and emergency
access).Thereshouldbeasenseofopenness,similartoLibertyVillagewithitslarger
densitybuildingsspreadoutwhichallowssunlightinthatwouldotherwisebeblocked
bymonolithictowerscrowdedtogetherlikewalls.
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Landscapingshouldbepartoftheneighbourhooddesignpackagefromthebeginning,
notanafterthought.Builtformandpublicspaceneedtobedesignedtocompliment
eachother(e.g.publicspaceshouldnotbecompensationforbuiltform).Thehorizon
consistsof360degrees!
ExtensionofStreetnetworkintotheTriangle:
•createacontinuousflowwiththerestofneighbourhood.
•SudburyStreetextensionshouldbearesidentialboulevard,notan
extensionoflower-Gladstonetraffic(DufferinStreetExtensionwould
alleviatethis).
•Smallerblockswouldbreakupclustersoflargebuildings.
Secondarystreets/lanewaysandbikenetwork:
•Existinglanewaysorlanestreetswouldbepedestrian-izedwithexceptions
fordeliveriesandemergencies—Nocars.
•Lanewayeastwestinfrontof48Abellcouldbeanoutdoorgalleryor“ArtWalk”borderedbygalleriesandworkspaces.
•OpeningsfromQueenStreetwouldpenetratethesite,includingapublic
passagewaythrough48Abelltowardsasouth-facingcourtyard/public
square.
•Anetworkofwalkwaysguidingpeopleintopleasantspaces,successively
leadingontothemoreremote,butopenandpublic,partsofthesite.
•DesignatedbikelanesonQueen,Lisgarand
SudburyStreets.Thesewouldconnect,viaa
pedestrianbridgeoverexistingtracksandproposed
rail-linetrails,tothewaterfront,KingStreet,theCNE,
andLibertyVillagearea.
SouthsideofQueenStreet:
•Thesidewalkssetbackssimilartothoseinfrontof
thePostOfficetoencouragepeopletraffic.
•Treesshouldbeplantedatdifferentintervalsalong
Queen,continuingdownLisgarandSudburyextension.
•QueenStreetrestorationwithcafésandavariety
ofsmallbusinessessoasnottocreateasterileand
lifelessenvironment.
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PublicSpacediscussiondiagram,showingmultiplestrategiesforimprovingpublicspace
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•functionalandaestheticstreetfurniture(butnotthegiantadcoveredtrash
canscurrentlylitteringsidewalksaroundtown).
•PublicmarketonthecornerbythePostoffice.
•PublicArtinadditiontothe“Art-Walk”
•AsmallsquareacrossfromGladstonewhereformerrailwaystationstood
(orcouldagain)wouldbeanotherassetforthearea.
•Businessescateringtomixedincomestoattractdiversitytoneighbourhood.
•FreeWirelessInternetconnectivity(whynot?).
48AbellStreet:
Inadditiontopointsabove:
•Preservethebuildingaslive/workspace
•Insertanarchwaythroughthecentreofbuildingtosouthcourtyard(cafés,
etceteracouldopenontothecourtyard,encouragingpublicengagement).
•Thecourtyardshouldbetheheartofthepublicspaceonthesite.Itshould
beanopencanvassuitedformultipleuses(moviesprojectedonthewalls,
concerts,outdoortheatreandparkland).
•Thebuildingwindowswouldactaseyesfortheneighbourhoodforpublic
safetyinthesquare.
•Pond,skatingrinkorapavillioninthesquarecouldbepossibleamenities.
•Secondarylanewayswouldprovideaccesstothesquarefortransportof
stages/p.a.system,etc.
Sustainability/Landscaping/LandUse:
•Sustainablestormwatermanagement.
•Ecologicaldesignincorporatingbothbuiltformandopenspace.Trees
irrigatedwithstormwateralongQueen,LisgarandSudbury.
•Anintensivelyplantedbermbesidethetrackswithopeningstobiketrails
(insteadofawall,ascurrentlyappearsonsouthwesterlysideoftracks).
•WidersidewalksonQueen,slightlywideronesalongmajorsidestreets.
•Communitygardenssponsoredbyalocalcommunitycentreorfoodbank
wouldenablepeopleofdifferentincomestointeract.
•Ensuretreesareplantedwheretheywillflourish.Provideproper
maintenancefortheirsurvival.
•Spacesshouldnotbepre-programmed,butevolveorganicallyasseenfit.
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Group7::Sustainability
Summaryofdiscussion
“Thegreenestbuildingisthebuildingthatalreadyexists.”(e.g.unnecessaryteardowns
donotalwaysleadtothegreenestofresults)
Whenconcentrateddevelopmentoccursinashortperiodoftimeweshouldavoidold
andoutmodedpracticesforwastemanagement,energygeneration,parkingissues,etc.
Therearewaysoftyingthingstogetherandofachievingahigherlevelofsustainable
developmentthanifitisdoneinafragmentedway.
Utilisingthestrategyofcentralizationofservicescanunleashgreatpotential.Aplan
fortheareawhichfixesanddesignateswherebuildingsaregoingtogoopensupthe
possibility that between new and different buildings there are interesting ideas that
economies of scale can bring to the area to minimise environmental footprints (cogeneration,geo-thermal,storm-waterretentionstrategies,etcetera).
1)Wastecollectionfordifferentnewbuildings
canbecentralizedsothatnoteverybuilding
wouldhavetoprovideindividualwaste-collection
space.Developerswouldhavealittlemoreplace
tobuild,andthiswouldalsocreateabetter
pedestrianenvironment.Citycouldfinancecentral
wastedisposalspotfortheareainexchangefor
contributionsfromdevelopers;someeconomies
ofscalewouldalsoprovideforthiswithoutpublic
monies.
2)co-generationsystemsfortheentiretriangle
couldbedevelopedandimplemented
3)Oncetheplansfortheareaarefixed,astrategy
forajointparkingareacouldbedeveloped,
minimizingnecessaryfootprintandcreatinggood
savings
4)Apointsystemforbuildingswhichperform
bettercouldbeusedencouragehigherstandards.
Weshouldpushforthecitytoimplementsucha
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systemintheTriangleasatestcasetoseeifthecity,andwe,cangetthere.
6)Treesintheneighbourhoodshouldnotbeconsideredjustdecorations,
andanygreenspaceplannedshouldtakeintoaccountthefunctionalaspects
ofcanopiesandsingletrees(pollutionreduction,stormwatermanagement,
energyconservation,ameliorationofheat-islandeffect,etcetera).The
proposedcity-widebikepathmaybeinthelong-termtorealization,butwe
canstarttodaybydoingoneanywayalongSudbury,regardlessofwhatmay
happenwiththeairportlinkandotherplanningissuesintherailcorridor.
Thereisanopportunitytodevelopersformarketnewbuildingsthatareenvironmentally
smart — not only would this be welcomed by the local neighbourhood (which is
particularlyenvironmentally-sensitive)butitwouldalsobeinvaluableinanymarketing
planimplementedbythedevelopers.Greenbuildingssellthemselves!
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Conclusion
TheexperienceoftheCharrettewasastimulatingand
informative experience. We entered into the process
with a certain amount of trepidation … were our
assumptions correct, did the wider community share
ourfeelingsaboutdesiredapproaches?
The ideas that were brought up were consistent with
a renewed sense of what we should expect from our
livingenvironment.Ofparticularnoteistheamountof
crossoverinthethemeddiscussions—thethreadsthat
tiethediscussionstogetherareeasytoidentify,soeasy
thatitisnotnecessarytoreiteratethemhere.
AnydevelopmentoftheTrianglehastotakethisinto
consideration. It is clear that a silo approach to the
areaisinadequate.Theneighbourhoodisanintegrated
whole,onethatoffersthebestoftheurbanexperience
… surprise, supportive infrastructure for high-quality
life, sustainability (both socially and ecologically),
mixed use and mixed residency, the appreciation of
‘new heritage.’ These are the hallmarks of a healthy
community.
Payattentiontotheideasinthisdiscussion:itiswith
theseideas,andthemotivationsbehindthem,thatwe
can protect and enhance the very reasons that make
WestQueenWestalluringtoplanners,developers,and
residentsalike.Thisdocumentisnotanareaplan.That
comes later. This document is, however, the perfect
base for building one. After all, an area plan without
broad community consultation isn’t worth the paper
it’sprintedon.
Thegeniuslocihasbeenidentified.
Nowisthetimetopursueit.
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