Darius Aramis Gumushdjian (2010-2012)
sketches
path of process
The portfolios theme is to represent the process in which the final result of the design exercise was achieved. The sketches are arranged in a timeline to show a larger span of work without going into excess detail. From the timeline specific works are chosen that excel in demonstrating growth both in idealogy, methodology and design. The viewer is then redirected to the contents where a glimpse is provided of most of the work before its final representation. The timeline spans almost 5 years starting with the pinnacle of the undergraduate studies and ending with the fullness of the graduate studies. From there the viewer will then receive a detailed account of the selected projects in their final representation form accompanied with a precis describing the project.
S
start explored design path(s) main design path finish
F
project title and decription
Nomadic Living: Icebergs as home
jan. - mar. 20##
period of work time 20##
start of year
intro 2
grad
S
S
S
F
F
Undergraduate thesis: The highway revisited
Quantitative vs. Qualitative: Representation of river installation at Trent University, Ontario
2008
undergrad
sept. 2007 - april 2008
F
sept. - oct. 2008
Desk appendage: Furniture as landscape
nov. - dec. 2008
S
S
F
F
The Urban Zoo: The spectacle of exotic species
Niagara Falls: Man’s reconciliation with nature and artifact
jan. - feb. 2009
feb. - april 2009
2009
S
S
S F F
La Boca gentrification: Extending the city’s grid onto the water
may - june 2009 (studio abroad, buenos aires)
F
Metropolis Studio: Removing barriers in priority neighbourhoods (Flemingdon Park-Victoria Village)
Waterfront Primary School: A detailed look
nov. - dec. 2009
feb. - april 2010
2010
S
S
F
F
Open Circuits: A tower renewal story Bursting the Bubble: The building as the social network
sept. - dec. 2010
jan. - april 2011
2011
waterfront primary school: a detailed look
8
open circuits: a tower renewal story
12
bursting the bubble: the building as the social network
17
the toronto deltas: political mediation meets urban planning
22
S
F
Graduate thesis: The Toronto Deltas Political mediation meets urban planning jan. - dec. 2011 (including thesis prep.)
2012
contents 7
waterfront primary school
(in collaboration with Matt Alves)
The name waterfront primary school focuses on the projects functionality and does not reveal its architectural themes by name, yet the name makes you discover these gestures visually by exploring its plans, sections and diagrams. The duality of “primary� refers to its function of housing grades up to the year prior to secondary school as well as stating the school as the first institutional generator of gentrification by providing public and private institutional services to the context. Conceptual approach/thesis This projects primary mission is not one of architecture but one of urban revitalization. The school is located at the waterfront south of the distillery district an area known for its desperate need of revitalization. The site is located at a relatively large arterial making it a prominent node. In terms of massing the school strives to become seamless with the proposed context where the eye of the passerby can flow from the foreground of the site and up to its bold cantilevers at the west elevation while achieving visual setbacks at the east elevation. The cantilevers also attempt to achieve a direct access with the adjacent park both visually and physically by floating, withholding its contained program and structure from becoming a barrier. Internally the program is arranged differently in plan and section. In plan the program is placed along the edges of the floor plate. Therefore the main circulatory pattern starts from the center and is equidistant from most points of the school. In section multipurpose spaces sandwich the institutional portion of the building. The classrooms and their support rooms are again located relatively equidistant to the additional program in the vertical plane. The classrooms are arranged following a hierarchy where the lower grades start at the bottom floor and the upper grades are at the higher floors. Why is the design approach appropriate? The purpose of the project is to create an educational facility that serves public and private members of the immediate community. The arrangement of the programs is geared to serve the public at grade yet maintain a comfortable security from public users by having classroom access away from grade, arriving at the conclusion that the schools is acting as an intermediate community center before one is actually established in the gentrified area.
UPPER GRADES/LIBRARY (SEMI-PRIVATE)
MODULES ARRANGED TO EXPRESS GRADE HIERARCHY AND MAXIMIZE VIEWS JUNIOR/MIDDLE GRADES
MIDDLE GRADES/CIRCULATION
ENVELOPE CARVES SKELETAL STRUCTURE BASED ON DAYLIGHTING FACTORS ADMIN./PARENT SERVICES
GYMNASIUM (SEMI-PRIVATE)
MIXED USE (PUBLIC)
MIDDLE/UPPER GRADES
waterfront primary school 8
Imax
Imin
louver - incline - fenstration rationale Factors (anything that contributes to a result; "a number of factors determined the outcome"):
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resultant ? @ ! + Â&#x192; + shade value - view) % ! } ! age louver covering)
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view values (0 being " ^ % % numbers can excel average need due to programmatic placement
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Wall incline Fenestration Louvre Light 4 ! % 6 sun)[incline maximum exposure] 6 shade)[incline minimum exposure] 6 ; <= 4 % ! 6 maximum exposure) 6 sun/shade)[no specific requirement] > ! ? + ? +
?@ + \ +
+ \ + +
Values:
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Resultant (A result is the final consequence of a sequence of actions or expressed qualitatively or quantitatively)
resultant
O (fenestration): (sun value â&#x20AC;&#x201C; shade value [magnitude]) + view value % ! } ! age openings) _ ~ ` ` _ ` }}Â&#x20AC; _ ` ~ ` ` _ ` Â&#x20AC; _ ` ~ ` ` _ ` Â&#x20AC; _ ` ~ ` ` _ ` }Â&#x20AC; _ ` ~ ` ` _ ` Â&#x20AC; _ $4^
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COMPRESSION TENSION
LATERAL BRACING SYSTEM
CORE PLACEMENT
HSS FRAME SYSTEM
ENVELOPE DETAIL
open circuits The focus of this studio was to retrofit and make sustainable multiple high-rise towers, built during the 60’s and 70’s, scattered throughout the Greater Toronto Area. The studio is in light of Toronto’s “tower renewal” initiative. Our studio focused on the North York neighborhood south of The Peanut (Don Mills & Sheppard). The existing site is portioned into lots by chain link fences that run along the property lines laid by the city. The sites menacing demeanor doesn’t help the towers isolation from mainstream arterials and local mega mall Fairview. This gesture takes an extra step which focuses not only on the outdated and inefficient envelope but also the ground plain as a barrier. The proposed site plan eliminates the gated property and introduces above grade vehicular circulation allowing the infiltration of self sustaining commercial, recreation and institutional program. Daycare has been added to promote program usage while amenities have been upgraded for existing towers as well. The proposed towers also add density in addition to multiple suite types including a percentage of rental apartments for lower income residence. The towers include passive solar design on all 4 elevations as well as expanded lobby entrances to eliminate unsafe and cramped entranceways. The interior layout is also inherently different by including solariums as buffer spaces for solar gain in the winter. The suites also include sliding doors which expand and contract rooms changing the layout of the suite for different occasions. The master plan keeps the vistas open and preserves views atop the ridge, the initial marketing scheme used 50 years ago, whereas an infill strategy could clog up the already impenetrable ground plane.
mega blocks
block 2: 423 units required 428 provided 500sqm daycare 800sqm community 1000sqm commercial
micro communities
block 3: 124 units required 168 provided 500sqm daycare 800sqm community 1000sqm commercial
block 1: south towers floors: 20 units: 180 total west towers floors: 24 units: 330 total 480 136 374 510
suites req’d single units family units provided
500sqm daycare 800sqm community 1000sqm commercial
open circuits 12
PARTI community commercial residential ammenity metro link
The parti was established by the notion of a self sustaining megablock. However the megablock needs to be broken down, eliminate the property lines and establish a shared space under the juristiction of the landowners. The central focus of these now boundless lots lie in the communal program at its center. Along with the new roads and commercial programs which include markets, the ominous megablock is now a busling micro community promoting permeability and movement, no longer the staleness of purely outdated residential design.
FOCUSED SITE
EXISTING FILTER
RESULT
PROPOSED PLAN
vehicular circulation
exisiting
pedestrian circulation
exisiting
storm water management
N
proposed parking allocation
suite types:
suite compartments:
1-2 people = 1-2 spaces
solar strategies per elevation:
expand
party 2-3 people = 3-4 spaces
N E S W
study
solarium louver system vertical bris soleil 3-4 people = 5-6 spaces
typical
south tower plan
alt. floor plate/layout
alt. floor plate/layout
alt. unit shown suite distribution:
typical
1 bedroom 1 bedroom + den west tower plan
2 bedroom
west towers
study
2 bedroom + den 3 bedroom + den
party
expand south towers
balcony
To maximize the potential of these suites, they have been compartmentalized using sliding dividers, that can expand and contract private/public parts of the suite, as well as adding solariums and bris soleils as passive systems for heat gain and natural light respectively. Because of the size of the proposed apartments active systems are possible such as operable windows and louvers seen on the following page.
summer
spring/fall
louver system
53.5 degrees
40 degrees
winter
passive/active systems: warm air (passive) cold air (passive/active) solar angle
16.5 degrees
solarium
bursting the bubble (in collaboration with Matt Alves) This project was designed to interpret and answer Peter Sloterdijks rigid foam and spheres essays. Sloterdijks main argument was the inhabitants within a multi unit residence is an independent collective; each person living for themselves, together and that the apartment itself becomes a physical and ideological extension of the inhabitant. What should we change? What should we nurture? Questions asked and statements made during the design process include the following: Why should atomized living be for the weak? Why should the inhabitants of a multi unit residence pretend to be one body when the only interaction is a silent moment in the elevator? Humans bind together on a virtual plane from commercial and/or social motives. Speed as increased virtual connectivity, decreased physical necessity and becomes a catalyst of oneâ&#x20AC;&#x2122;s self (egosphere). Speed can be categorized as technology. The physical boundary is more powerful than we think, mentally it completely governs us. Technology eliminates the barrier and oneâ&#x20AC;&#x2122;s self is multiplied to the far reaches of connectivity.
2
1
1 S T FLO O R PLAN 1
TRANSVERSE SECTION 1
TRANSVERSE SECTION 2
2
3
TRANSVERSE SECTION 3
bursting the bubble 17
multiple stakeholders promote optimal mixed usage on a single property
school,
SLAB AND CORE
MAX BUILDABLE AREA
TO L E R A NC E
library,
theatre
merged
initially treated as large singularities
broken down to support more housing modules
PR OG R A M D I SS O L U T I O N
larger independant modules theatre/movie screens (public)
SU BT R A C T I O N
non res. programs occupy modules to service res. library/resource centre (semi private) personalized homes bedroom/living room (private)
and
housing
block used as template for form
modules start to clump and become clusters
sizes of clusters vary from housing typologies
small nomadic ma shortt term t student en res. long g tterm student res. multi ul generational at
big
GRID MANIPULATION max potential achieved using template morphology begins to take over
modules and grid begin to deviate achieving better connections and aesthetic values
C O NNE C T I O NS
TOLERANCE
PROGRAM DISSOLUTION
GRID MANIPULATION
F I NA L F O RM
Establish a new mixed use housing arrangement: Step 1 Step 2 -
Step 3 -
Start a hierarchal order, then eliminate it... Horizontal slab abolished Vertical plain as physical and visual connectors
S TRUC TURE
All program conformed to a 3d grid which is used to add other forms and act as a template for formal alignment Program specified Residential program begins to cluster Other program scatters to serve clusters at all levels
HUMAN INTERACTION
CLUSTERS
C O NNE C TI O NS
C O MP L E TI O N
5 TH F LO O R P L A N
What has this project changed about the design and way of life of a multi unit residence? We no longer have rigid foam but more of a flexible one. Through the inclusion of double height lofts, atriums, transparent cladding and open stair cases the primitive mental and physical block, which feeds the apathetic result of abandonment of the effort of social interaction, is eliminated and instigates the discovery and friendship individuals can experience together. The shell has been breached the bubble is burst. The ideology of the meek seeking a vacuous habitat is now replaced by the bond of student body and family. The collective is dependant but stronger. Social sites that accentuate the egoshpere, such as facebook, are replaced with a physical structure of linkage both social (theatres) and educational (libraries), the building replaces facebook. Plans have been orientated such that only basic needs such as washroom and bed are atomized to an extent. The essence of living is being able to sleep at oneâ&#x20AC;&#x2122;s own place, here the building provides that only separation where the bed placement is flexible and users sleep anywhere.
C O NNE C TO R S INSTITUTIONAL
4 TH F LO O R P L A N
T HE AT R E RESIDENCE CORRIDOR STRUCTURE
3RD FLOOR PLAN
LONGITUDINAL SECTION 1
LONGITUDINAL SECTION 2
the toronto deltas
STEP 1: TYPOLOGY FILTER
STEP 2: CONDITIONAL FACTORS road types
alignment/massing manipulator
STEP 3: RESULTANTS
population types
building/program to edge typologies
river
edge typologies
The Thesis addresses the current Waterfront Master plan beach (soft) (lower Don Lands) in Toronto yet taking a different phased development approach by wetland (soft) amplifying its factors as well as tackling new ones such as land ownerships between levels of governhardscape + edge ment at the site just south of it (portlands). This is possible by means of maximizing flood paths deck and water filtration of the Don River, therefore alleviating worst case scenario flooding as well river as maximizing recreation, circulation efficiency, ecosystem diversity, program typologies and woodland waterfront development opportunities due to the increase of shore line. building/program typologies Thus a regional destination and a mediation between governmental desires has been created point tower (residential) out of the final barrier between Toronto and the lake. mid - low rise row apartments (residential, commercial)
waterfront edge typologies main road
side road
single
couples
commercial + hard
family
beach (soft)
commercial + river/deck rive
wetland (soft)
commercial + beach beac (soft)
hardscape + edge
residential + beac beach (soft) deck
residential + river/ river/deck river
residential + hard
woodland (soft)
building/program typologies office ffi + h hard d
point tower (residential) office + woodland (soft)
mid - low rise row apartments (residential, commercial)
office + wetlands (soft) (
perimeter band w/ tower (residential, office, commercial)
perimeter band w/ tower (residential, office, commercial)
perimeter band cantilever/bridge (residential, office)
perimeter band cantilever/bridge (residential, office)
boat (residential, commercial)
boat (residential, commercial)
office ffi + river i
office + beach
TYPOLOGY MATRIX
river + deck
river + side road river + main road side road + main street
perimeter conditions
side road + side road
side road + soft edge
side road + hard edge
main road + soft edge
main road + hard edge
the toronto deltas 22
N
STEP 4: APPLICATION
site plan commercial hard edge/surface
commercial deck
commercial beach
residential beach
residential deck
residential hard edge/surface
office hard edge/surface
office soft surface (eco)
office soft surface (eco)
ompa on don lands comparison
context ontext plan
office river
office beach
green space = 130 acres water area = 35 acres
water frontage = 5530 meters
soft edge = 4800 meters hard edge = 2550 meters
lrt stops = 6
road coverage = 10450 meters
green space = 78 acres water area = 75 acres
water frontage = 6345 meters
soft edge = 8515 meters hard edge = 3850 meters
lrt stops = 10
road coverage = 7708 metres
GREEN CORRIDOR DON RIVER FLOW
GREEN CORRIDOR DON RIVER FLOW PHYSICAL / PROGRAMMATIC BARRIERS
Torontoâ&#x20AC;&#x2122;s East Waterfront is notorious for its inaccessibility due to semiderelict/contaminated industrial properties. This programmatic barrier is also a physical one where the Don Valleys green corridor ends abruptly at the Don Rivers mouth which brings an entire watershed amount of runoff to an almost perpendicular flow path; perfect for debris back up and flooding. This thesis will investigate multiple approaches, existing and proposed, to the site which aims to maximize long forgotten qualities of the region. In order to find a solution, the project starts by analyzing the prime concern of flooding and its source as well as the invisible barriers of land ownership. Once these are analyzed the project then takes a critical look at the existing master plan of the Waterfront and researches the taken steps to how they arrived at their conclusion. Finally the project is geared to take into account all these factors and maximize the potential of the existing Master plan by increasing flood alleviation, naturalization, ecosystem and wildlife diversity, circulation, recreation and built form typologies. maps reinterpreted from: Google Earth
THE PROBLEM: BARRIERS
german mills creek
DON RIVER FLOW
east don river
G. Lord Ross dam
POINT OF BACKUP
YMHA /Sheppard channel
Yonge/York Mills channel
west don river
Massey Creek channel
taylor massey creek
SPILL ZONE 1 SPILL ZONE 2 SPILL ZONE 3
lower don river
DON VALLEY WATERSHED
2005 1995 SURFACE PERMEABILITY
FLOOD VULNERABLE LOCATION FLOOD CONTROL STRUCTURE
data reinterpreted from: Waterfront Toronto, Toronto and Region Conservation Authority (TRCA)
LAND OWNERSHIP What makes this site more unique are the invisible barriers that plague it. All forms of government as well as private landowners have a share at the Waterfront. This leads to development disagreements as well as different motives for land use. In the end, each party is looking for economic gain where no single party wants to be excluded from the potential economic revenue of a completed Waterfront. The municipal and provincial governments are the closest in terms of the vision, that being economy, naturalization and energy sustainability. The parties that have semi introverted visions include the federal party which desires purely economic gain of the port and some of the private sector members which income as well as physical land rights are vital for their needs.
MUNICIPAL profit employment housing environmental stewardship economic potential
PROVINCIAL profit clean energy sources property to house provincial affiliations gentrification housing
FEDERAL profit properties producing income marine transportation (economic, recreational) internationally acclaimed venues
PRIVATE profit property ownership employment gentrification
FLOODING The Don Valley watershed spans beyond Toronto city limits thus accumulating runoff from the suburbs. The problem with surface permeability becomes an issue, without the absorbance of rain water, surface runoff spills into the valley flooding the Don River. The mouth is most problematic due to its perpendicular flow course which is susceptible not only to flooding but surface debris and sediment leading to frequent surface cleanup and dredging. Clearly the naturalization of the Don river mouth is priority in order for any master plan to survive. LEASING Currently the municipal government has undertaken a masterplan to naturalize the mouth of the river however almost all of its lands are currently under lease. Therefore time is a factor in terms of the city unlocking lands to develop a Master plan.
data reinterpreted from: Waterfront Toronto, Toronto Port Lands Company (TPLC)
THE PROBLEM: FLOOD PLAINS, LAND OWNERSHIPS AND LEASES
1< 1-5 5-10 10+
year year year year
lease lease lease lease
existing scheme
primary Don plan
green space = 0 acres
green space = 130 acres
GREEN CORRIDOR DON RIVER FLOW existing scheme
primary Don plan
water area = 25 acres
existing scheme
water frontage = 5120 meters
water area = 35 acres
primary Don plan
water frontage = 5530 meters
PHYSICAL / PROGRAMMATIC BARRIERS
Toronto has held an international design competition to create a master plan for the waterfront. The winner was Michael Van Valkenburgh Associates. The design was responsive to what Toronto needed. But what was different about their design from the rest of the entries was their close attention to an Environmental Assessment preformed by the city a few years before the competition. MVVA researched where the main river and its secondary discharge canals would be most effective in terms of constructive viability, infrastructure integration, naturalization and flood alleviation. This project analyzes the MVVA plan and reinterprets the data from the environmental assessment in order to justify their process as well as the steps to take for the portlands. But why would we need to add on to an acclaimed Master plan by a famous and experienced firm? Is there something wrong with this plan? Absolutely not! Itâ&#x20AC;&#x2122;s designed with great responsibility based on the resources analyzed in this project. Then whats the problem? A barrier still exists. The region south of the Master plan has not changed and is in larger jeopardy of underdevelopment due to different land owners (Federal) staking claim there. The point of the project is to create a scheme that mediates and compensates landowners involved, utilizes the research concerning the EA and apply appropriate naturalization and flood alleviation strategies which would in turn maximize recreation and economic opportunities. The solution here is to remove both barriers completely and still create a plan that melds with the existing one and maximizes its fundamentals.
maps reinterpreted from: Google Earth
THE PROPOSAL: THE STUBBORN BARRIER & COMPARISON TO PROBLEM
RESEARCH THE PROBLEM: ENVIRONMENTAL ASSESSMENT
SINGLE FLOW ROUTE pros: constructibility recreation opportunities cons: flood protection naturalization
APPLY THE SOLUTION: CURRENT MASTERPLAN
SINGLE FLOW ROUTE + 2 OVERFLOW SPILLWAYS pros: constructibility infratructure integration cons: cost
MAXIMIZE THE SOLUTION: ELIMINATE ALL BARRIERS
MVVA MASTER PLAN the application of the preffered option from the EA. the masterplan then integrates built form, programmatic strategies and infrastructure resulting in a new communtity with naturalized waterflow and edges.
green space = 28 acres
EXTENDED
RIVER
PAST CHANEL the same strategy is applied by continuing the river flow past perpindicular routes. the river further relieves flooding by providing nearly direct access to lake ontario.
woodlands = 33 acres
TRIBUTARIES by adding tributaties we introduce further water filtration due to the increase of edge exposure to potetential ecologies. we also open up more opportunities for water edge development and recretional activities.
seepage wetlands = 3 acres
wetlands = 40 acres
FORMATION OF DELTAS each island can now have its own community with its own programmatic requirements. the possiblities of beaches exist due to increased water filtration. flood waters now dissapate faster from maximized flow routes.
levee wetlands = 6 acres
RIPARIAN ECOSYSTEM The channel in between the two Master plans acts as the previous channel being perpendicular to the flow. By cutting through it and continuing South towards the lake the potential of water buildup is negated. From there, tributaries are introduced which eventually carve the southern part of the site in to deltas. From there the same ecological strategies applied by the MVVA plan is done here by introducing a Riparian ecosystem. There runoff will be absorbed properly as well as encouraging natural habitats. Wetlands are vital and provide wildlife diversity, water retention and water filtration.
RIPARIAN SECTION data reinterpreted from: MVV Associates, TRCA environmental assessment of Don River Mouth (June 2006)
THE SOLUTION: RIVER NATURALIZATION & ECOSYSTEM IMPLEMENTATION
phase 1: hydraulic flow and filtration
phase 2a: excavation
phase 2b: land placement
phase 3a: topography
phase 3b: ecological core - number of ecosystems greater at center for maximum filtration at river divergance
phase 3c: final contours
The tributaries are confirmed. They are then developed to be secondary and tertiary spillways of the main river. The existing outline of the site remains.
The excavations of the tributaries are used to extend the edges to increase buildable surface area. The excavated material is poured out from the edges which provide opportunities for more riparian ecosystems, increased waterfront development as well as an orientation towards downtown Toronto.
The shape of the land is more organic than the previous site. This is homage to the original Don River which was land filled some 100 years ago. The irony here is that this naturalization comes from mans effort which makes it still inherently artificial.
Topography was placed as a first step to allocate where riparian ecosystems would be as well as where built form will be placed and how it would meet the riverâ&#x20AC;&#x2122;s edge. The buildable surfaces also had to be higher than worst case scenario flood levels.
This small cityâ&#x20AC;&#x2122;s core does not consist of high-rises or other buildings; in fact it consists only of ecosystems becoming a nature park. The greater the amount of ecosystems placed at the center (river divergence) the greater the water filtration. Itâ&#x20AC;&#x2122;s an organic central park with rivers and canoeing available to enjoy.
The bathymetry of the river bed is just as important as the surface topography. The bathymetry regulates where levee wetland will be placed, where deep and shallow spawning pools will be for wildlife and finally to adjust the flow of marine crafts in the area.
flow route
3-2 ecosytem types
land placement
previous edge
land excavation
landfill
phase 3d: development allocation
4 ecosystem types 3 ecosystem types
phase 4: major arterials and side streets
phase 4: lrt route & stops
phase 5: completed plan
phase 4: 5 min. walking radius
allotted land for development
A semi loop acts as the main arterial road to the site where smaller side streets are used to get to interior buildings. Side streets include spaces for loading as well as entrances to underground parking.
Light rail transit stops are placed along the major arterial. Each island in the community gets at least one LRT stop. In order to integrate with the MVVA plan additional LRT stops are added there to close the gap. lrt stops
arterials
lrt route
side streets
lrt stops
These are the 5 minute walking radii of where each LRT stop is proposed. The length of road is 30% less than of the MVVA plan but covers at least an equal amount of land area.
The final plan consists of all these factors mentioned as well as the typology matrix on the first board. The urban scheme process also demonstrates how and why the buildings are shaped and placed the way they are.
urban scheme development phase 3 & 4
urban scheme development phase 5 & 6
N row density implementation
row density manipulation: -maximize surface exposure -follow river curvature
solar exposure hierarchy
-edge access -building setbacks -edge maximization -green space allocation
Provincial Profit Clean energy sources Property for ministries Gentrification for city and province Environmental stewardship (new provincial park: waterway class) Internationally acclaimed city Municipal Profit (leasable property) Employment Housing Environmental stewardship Internationally acclaimed city
5 min walking radius
urban scheme development phase 1 & 2
what they get... Federal Profit (under lease to city) Properties producing income Marine transportation (economic, recreational & all boat launches) Internationally acclaimed city
total environmental area lower donlands = 90 acres port lands = 164 acres
Plateaus have been placed to where the major developments would be. The ecosystem placements are finalized and integrate with the MVVA plan.
contour line (1m) contour line (underwater) (1m)
2-1 ecosystem types
contour line (1m)
radial plot allocation
THE SOLUTION: PROCESS AND POLITICAL MEDIATION
density increase further setback implementation
phase 5: political mediation & compensation
In order for this project to be feasible a compensation and mediation plan must be devised. Although the logistics are quite complicated this project attempts to simplify it into major points. First the municipal government takes a bond from the federal government. The feds give money for the construction and all design and development rights to the municipality. However in order for the city to pay the federal government back a) all water and boating activities are under federal jurisdiction so they can maintain some form of port authority and b) the feds would own some property to lease back to the city as well as private businesses. The province would also have a part by having jurisdiction over the first man made Provincial Park. These green spaces would be safe from development and be categorized as a waterway park which promotes canoeing, kayaking and other aquatic activities. Therefore city would not only have a stable rate to pay the federal government and have a provincial park in their backyard but a brand new waterfront for everyone to enjoy.
residential tower
mixed use towers
commercial / restaurant blending to Lake Ontario park
residential ribbon
recreational public boat launch
mixed use towers suspended pedestrian walkway
the new don river
mixed use towers
mixed use towers
provincial waterway park pedestrian boardwalk
pier and public docks the beach
pedestrian boardwalk
THE SOLUTION: SECTIONS AND THE MICRO SCALE
boat houses / shops
SUMMER
WINTER