I mean, we're mostly in agreement on all this stuff. At the end of the day, they should look at the modelling and see what the trade-offs are for Centre and Royal Orchard. My sense is neither is worth it but they could be, when all is said and done.
But I don't really think it's about RH vs Thornhill commuters since the municipal boundaries and constituencies are so muddied anyway. But you have to look at a map (either a Secondary Plan or just google maps) to see how limited the redevelopment potential is at those two stops.
This is just a fast screengrab but for people who don't know the geography and topography:
-The golf course and river prevent you from building anything northeast of Centre. Similarly, it's a deep valley with old houses on the northwest corner, giving way to Bridle Path-level homes by the pond. You can also see the street network int he heritage district on the two south corners. You're getting ZERO infill on any of those corners. You would get some limtied redevelopment from Arnold to Centre, perhaps, but that would come even with nearby Clark.
-Royal Orchard has some substantial commercial lots right along Yonge, stretching north of Uplands, on the east side. There are some on the west side as well, but you're still probably looking at no better than midrise (6, maybe 8 storeys) and, again, the valley dives down to the south so literally no redevelopment there.
Will mixed-use development that is strictly limited to those Yonge properties be adequate? Maybe, but I remain doubtful.
As for the heritage districts, they have strict protections and even if they're not quite the Annex, particularly on the Markham side, you're going to get lots of NIMBY complaints even along Yonge. The interior is a total no-go zone.
I look forward to seeing where they're at on the next round of design info which, I gather, is coming late this year (or it was before yesterday).
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