Neighbor Business Investment Assessment Analysis

West Site - New Boundary

Figure 37: Actually creating a new boundary by designing a building

Figure 38: Creating a gathering place for public access East Site - New Boundary

West Site - Gathering Place East Site - Gathering Place

Neighbor Business Investment Assessment Analysis

Figure 39: West site - gathering place

Figure 40: East site - gathering place

Reconnection: Gathering Place

These two projects are intended to break the border created by the Gardiner Expressway. From the analysis in urban scale, the two above-and-under the Gardiner strategies would be applied on the west and east sites. When the design process narrows down from urban scale to a smaller one, site scale, new issues are raised in the design.

If a new building was added without enough consideration of gathering people to the site, a new border would be created and the original urban strategies would not work at all. If the public are not able to access the new project, the proposed reconnection between the north and south neighborhoods of the Gardiner would not happen. Such a conflict offers a new perspective when considering to think about the importance of continuing strategies from larger urban scale to smaller site scale. Then these questions are raised: What is the common urban gathering place? Where do people often visit in everyday life?

Figure 41: The public activity zone in the main street - Roncesvalles Avenue

Gathering Place: the Main Streets

A main street is defined as a primary retail street of a village, town, or small city in many parts of the world. It is usually a fo-cal point for shops and retailers in the central business district, and is most often used in reference to retailing and socializing.

A main street is a very typical urban gathering place where the

Neighbor Business Investment Assessment Analysis

Gathering Place: the Urban Square

This new proposal is a design for an urban square - an urban living room - and it could be part of or a joint in a main street with the similar building-street/public relationship. Both the ur-ban square and the main street are places gathering people.

Figure 42: The building-street / public relationship the main street

Figure 43: The building-street / public rela-tionship the main street and the urban square

Business Investment Assessment

The neighborhood business investment assessment shows the demanded programs in the marketplace. Most of the assessments are about main streets in different neighborhoods. The result of this series of assessments would illus-trate the potential programs on both the west and east sites.

Lake Ontario Gardiner Ex

Dundas Bloor

Bloor St. Clair

Parkside Dufferin

Queen

Gardiner Ex Dupont Dupont

Parkside

Kipling Islington

Kipling Islington

1

2

4 3

6 5 8 7

9

10 11

12 13

14

15 16

17

West Site

East Site

Figure 44: The business investment assessment map The neighborhood business investment assessment shows the demand-ed programs in the marketplace.

The Business Improvement Area (BIA) Office of the City of Toronto helps Toronto鈥檚 network of 81 BIAs to create prosperous, competitive, and safe business areas.[40] A Business Improvement Area is an association of business people within a specified district, working together in a self-help program aimed at stimulating local business.

Each BIA uses its own money in an ongoing effort to draw more prospective customers to its area, by improving the attractiveness of the area and promoting it as a good place to shop, visit, and do business.

Neighbor Business Investment Assessment Analysis

1. Mimico By the Lake

Accommodation & Food Services (24%) Finance & Insurance (2%)

Health Care & Social Assistance (13%)

Other Services (Except Public Administration) (22%) Professional, Scientific & Technical Services (6%) Retail Trade (27%)

2. Roncesvalles Village

Accommodation & Food Services (19%)

Administrative & Support, Waste Mgt. & Remediation Services (2%) Arts, Entertainment & Recreation (2%)

Educational Services (3%) Finance & Insurance (4%) Health Care & Social Assistance (20%)

Other Services (Except Public Administration) (12%) Professional, Scientific & Technical Services (4%) Retail Trade (32%)

3. Liberty Village

Accommodation & Food Services (9%)

Administrative & Support, Waste Mgt. & Remediation Services (1%) Arts, Entertainment & Recreation (1%)

Construction (1%) Educational Services (1%) Finance & Insurance (2%) Health Care & Social Assistance (2%) Information & Cultural Industries (9%) Management of Companies & Enterprises (2%) Manufacturing (1%)

Other Services (Except Public Administration) (6%) Professional, Scientific & Technical Services (4%) Real Estate & Rental & Leasing (2%) Retail Trade (9%)

Transportation & Warehousing (1%) Wholesale Trade (2%)

4. Parkdale Village

Accommodation & Food Services (28%)

Administrative & Support, Waste Mgt. & Remediation Services (1%) Arts, Entertainment & Recreation (1%)

Finance & Insurance (1%) Health Care & Social Assistance (5%) Information & Cultural Industries (3%) Other Services (Except Public Administration) (6%) Professional, Scientific & Technical Services (2%) Real Estate & Rental & Leasing (1%) Retail Trade (37%)

5. Dundas West

Accommodation & Food Services (19%)

Administrative & Support, Waste Mgt. & Remediation Services (4%) Educational Services (1%)

Finance & Insurance (1%) Health Care & Social Assistance (5%) Manufacturing (1%)

Other Services (Except Public Administration) (21%) Professional, Scientific & Technical Services (9%)

6. College West

Accommodation & Food Services (24%) Other Services (Except Public Administration) (25%) Professional, Scientific & Technical Services (14%) Real Estate & Rental & Leasing (5%)

Retail Trade (31%) Wholesale Trade (4%)

7. Bloor - Yorkville

Accommodation & Food Services (14%)

Administrative & Support, Waste Mgt. & Remediation Services (3%) Arts, Entertainment & Recreation (1%)

Construction (1%) Educational Services (3%) Finance & Insurance (3%) Health Care & Social Assistance (11%) Information & Cultural Industries (1%) Management of Companies & Enterprises (1%) Manufacturing (1%)

Other Services (Except Public Administration) (21%) Professional, Scientific & Technical Services (11%) Real Estate & Rental & Leasing (2%) Retail Trade (23%)

Wholesale Trade (1%)

8. Bloor Street

Accommodation & Food Services (9%)

Administrative & Support, Waste Mgt. & Remediation Services (6%) Arts, Entertainment & Recreation (1%)

Educational Services (1%) Finance & Insurance (6%) Health Care & Social Assistance (10%) Information & Cultural Industries (9%) Management of Companies & Enterprises (3%) Manufacturing (1%)

Other Services (Except Public Administration) (6%) Professional, Scientific & Technical Services (17%) Public Administration (5%)

Real Estate & Rental & Leasing (6%) Retail Trade (23%)

Transportation & Warehousing (1%)

9. Bloorcourt Village

Accommodation & Food Services (26%)

Administrative & Support, Waste Mgt. & Remediation Services (1%) Arts, Entertainment & Recreation (1%)

Educational Services (1%) Finance & Insurance (1%) Health Care & Social Assistance (10%) Manufacturing (1%)

Other Services (Except Public Administration) (15%) Professional, Scientific & Technical Services (6%) Real Estate & Rental & Leasing (1%) Retail Trade (28%)

14. The Kingsway

Accommodation & Food Services (17%)

Administrative & Support, Waste Mgt. & Remediation Services (3%) Educational Services (2%)

Finance & Insurance (4%)

Other Services (Except Public Administration) (16%) Professional, Scientific & Technical Services (6%) Real Estate & Rental & Leasing (3%) Retail Trade (24%)

11. Mimico Village

Accommodation & Food Services (14%) Construction (7%)

Finance & Insurance (5%) Health Care & Social Assistance (8%) Manufacturing (5%)

Other Services (Except Public Administration) (23%) Professional, Scientific & Technical Services (5%) Retail Trade (31%)

12. Lakeshore Village

Accommodation & Food Services (24%) Other Services (Except Public Administration) (25%) Professional, Scientific & Technical Services (14%) Real Estate & Rental & Leasing (5%)

Retail Trade (31%) Wholesale Trade (4%)

13. Long Branch

Accommodation & Food Services (19%) Health Care & Social Assistance (5%)

Other Services (Except Public Administration) (25%) Professional, Scientific & Technical Services (13%) Retail Trade (32%)

15. Baby Point GatesW

Accommodation & Food Services (13%) Educational Services (4%)

Health Care & Social Assistance (15%) Manufacturing (4%)

16. Junction Gardens

Accommodation & Food Services (22%) Arts, Entertainment & Recreation (2%) Educational Services (4%) Finance & Insurance (2%) Health Care & Social Assistance (6%) Manufacturing (2%)

Other Services (Except Public Administration) (25%) Professional, Scientific & Technical Services (6%) Real Estate & Rental & Leasing (2%) Retail Trade (27%)

10. ShoptheQueensway.com

Accommodation & Food Services (22%)

Administrative & Support, Waste Mgt. & Remediation Services (4%) Construction (1%)

Educational Services (1%) Finance & Insurance (2%) Health Care & Social Assistance (8%) Information & Cultural Industries (1%) Manufacturing (1%)

Other Services (Except Public Administration) (20%) Professional, Scientific & Technical Services (4%) Real Estate & Rental & Leasing (3%) Retail Trade (20%)

Wholesale Trade (4%)

Accommodation

& Food Services

Retail Trade

Arts, Entertainment

& Recreation Health Care &

Social Assistance

Information &

Cultural Industries

Figure 45: Suggested programs from BIA

As the lists show, five program exist in most neighbor-hood BIA areas to meet the essential demands of people living in communities: accommodation and food ser-vices, information and cultural industries, health care and social assistance, arts, entertainment and recreation, and retail trade. These five programs are referenced when

Neighbor Business Investment Assessment Analysis

Sports Facilities Rental Facilities Recreational

Facilities

Community Spaces Food and

Beverage Services

Figure 46: Suggested programs from the Western Waterfront Master Plan From the Western Waterfront Master plan, several public facilities are proposed, in-cluding sports, rental, recreational, food service and community programs.[41]

Figure 47: Proposed programs on the west site

Figure 48: Proposed programs on the east site Sports

Sports

Sports

Sports Cafe

Food Market

Retail Open Space

Cafe

Restaurant

Bar

Food Market Cafe

Cafe Retail

Retail

Gallery

Restaurant

Proposed Programs

The Western Waterfront Master Plan pro-vides five main programs for the entire Sunnyside area. From the BIA data of neighboring main streets, another five programs are potentially demanded on the west and east sites. The two drawings above show the programs in these two pro-posals.

Vehicular and Pedestrian Circulation Diagrams