Shaughness Pavement:

I live within Ward 33 and have supported Shelly Carrol. I have sent the following to her and so far haven't recieved any response ... I think this matter applies to ALL of us! Dear Mrs. Carroll; I live within your Ward. I have noticed that the repavement of north Shaughnessy is being done. I have lived in the community for number of years and I remeber that the same street was repaved nicely about couple of years ago (of course after a long waite where the repair was done on the street but the finishing left a very bad patchup job!!!). It seemed that Shaughnessy road was in a very good condition and I was very surprised to see the start of the repavement. Of course that can be considered as upgrade and I should be happy that my area is getting such attention, but as a responsible and socially aware person I think one and all need to be very cautious of financial implications and taxes ... thus I think such work is a waiste ... its cost should have been spent on other community related projects (education ... libraries .. .that are core of our society!!).

Villaways Redevelopment -Some Suggestions

This message contains suggestions that the TCHC and Tridel might consider for development of this new community space along Leslie above the Don Valley East slope.

First, a change of name and creation of a new name association. The "ways" in this part of North York identifies townhouse complexes. Some are condo corps; some are social housing. Some are just private rentals. The current and negative association of the Villaways for many neighbourhood residents is found in this 2009 Rapdict.org site link. According to this writeup the Villaways represents to its youth one of the four corners of social housing in/near the west portion of Ward 33.

A naming contest or search for a historical reference? _ surprisingly, current names of streets and areas do not reflect any of the names associated with the area's early settlement.

Second, change DVE parkland / trail access from steep stairs to a sloping walkway. One of the attractive/selling features of this neighbourhood is Don Valley East and the trail that runs south to Don Mills Road past the Henry Farm and north to Steeles past the wetlands and Alamosa Tennis courts. On a weekend day, you find a busy pathway with walkers/strollers, skaters and bicyclists of all ages and backgrounds_ people can get away from the city in the valley.

Currently, the Villaways access is a set of steep stairs down the west end. A good challenge for most. A difficult one for someone carrying a bicycle . Maybe, a potentially dangerous hazard and something to remove.

Beside and outside the Villaways (south side) is a sloping pathway from Leslie to the the DVE trailway that needs extensive rehabilitation. Upgrading this pathway could be a community benefit . Water erosion appears to have damaged this public access route. (The other valley pathways nearby are at the Leslie-Sheppard intersection although there is a foot-worn path, created over the years opposite Marowyne that few use or know about_ a steep climb or descent).

Some thought and work is necessary to reduce the slope angle from Leslie to the existing trail_ maybe making a switchback rather than a straight descent_ something like we see on the north entrance off off Leslie near Sheppard. You need a way to walk a bicycle without carrying it.

More direct/shortened access points (stairways) from Villaways tabletop could be built for residents to get to this rebuilt slope pathway.

Third, a community garden / picnic area in the valley on the old playground area Villaways Park at the base of the existing steep steps. There is a water supply line. While outside the Villaways property, this table land that had been a problematic playground could be revitalized as a place to grow food or take a summer meal. Access/use would be open to all area residents. The closest community garden is on the Peanut (Advent Lutheran Church).

Fourth, we should anticipate that what is good about the Villaways remains and enhanced. Social support systems such as the Children's Breakfast Club or Art Starts need community space in the new structures: " Villawayz is a neighbourhood with absolutely no access to community resources. Art Starts provides essential programming, teaching life and leadership skills while developing the creative capacities of to the spirited children and youth of Villawayz."

Preliminary calculations suggest that instead of a single TCHC 16 storey tower with 121 units of 3-4 bedrooms, two 8-storey low rise buildings appear feasible running along Leslie. More than minimal activity/meeting space needs to be available_ an attached single storey building.

Villaways Redevelopment - Hi Rise Impact on Views from Valley

We anticipate some large structures in the future along the west side of Leslie north of Sheppard.

The above cellphone photos provide 2 views from the Alamosa parkette (early spring) above the valley tennis courts_ one with the Nymark Medical Center and the other of Concord Park.

The Nymark photo is quite revealing since the building appeared so close through the leafless trees. Just imagine adding 12 or more stories.

The background dominance of the Concord Place condo towers (20 plus stories) is also telling about what developers can offer some suite buyers and how the valley attractiveness becomes less to those who actually use the parkland to escape from the feel of city life if only for a short time.

Today the river was high. The sounds of the rush of water took us away from life in the middle of a largely developed cityscape. Nature was close as we went by the wetlands. 

We must consider how top edge development on the Don Valley parkland slope will change forever the feeling of being in nature's space while sharing the experience with others_walking, jogging, biking, ... 

Villaways Redevelopment - One Vision of a Site Plan

Let's look at a replacement building for the TCHC townhouses and assume a 3 bedroom at 1000 sq ft (net within appt walls) and a 4 bedroom at 1150. Make a 10% allowance for common and utility areas on a floor.

We know that the ratio of 3br/4br is 3:1 and the total number of units is 121

Consider a set of 3 brs + 1 br and assume 2 sets per floor: you come out with about 10K sq ft or 929 Sq M for floor area required

Apply a well known Golden Rectangle ratio (b/h=1.62) and you get a building footprint of about 24M x 40M.

With 8 units / floor and the total number of floors = 121/8 or a minimum of 15 stories. You likely need a even number to handle activity rooms, admin and reception areas.

This could be one tower or 2 low rise 8 storey structures that could face along Leslie. A cutout with 2 low rises along Leslie front fits with lots of space around buildings.

From this calculation and the Villaways/Aria Tower Footprint plan, Tridel will not have to go higher than Aria on the condo towers to make a profit.