By: Aram Rajabpour for Strong Richmond Hill 

Longtime residents of Richmond Hill often reminisce about the past—when traffic was light, mom-and-pop shops lined the streets, and the town had a vibrant community feel. Ask those same people today, and many will say Richmond Hill has lost its charm. The roads are congested, local businesses have been replaced by franchises, and the sense of community isn’t what it once was.

Like many aspects of urban life, this shift didn’t happen by chance. It was the result of deliberate political and planning decisions. Richmond Hill, like many suburbs of the Greater Toronto Area (GTA), has long depended on Toronto’s economy for growth. Efficient transportation to and from the city has always been a key priority, and policymakers once chose the personal automobile as the dominant mode of transit.

As the population grew, so did the demand for high-speed roads. This led to a fundamental change in how developments were designed and located. To prevent congestion on arterial roads, planners moved away from streetwise development and embraced blockwise development.

What’s the difference?

• Streetwise development places buildings and businesses directly along the street, making them easily accessible to pedestrians.
• Blockwise development creates self-contained blocks set back from the road, often separated by parking lots or buffers, to maintain high-speed traffic flow.

This shift is strikingly visible on Yonge Street, north and south of Major Mackenzie Drive. In the northern section, the historic village of Richmond Hill retains its streetwise layout, with preserved heritage buildings and newer structures that match the traditional design. South of Major Mackenzie, however, Yonge Street transforms into a high-speed roadway. The change is noticeable—not just visually, but audibly. Car noise increases as speeds rise, and the road nearly doubles in width. From this point southward, blockwise development dominates. Instead of storefronts facing the street, parking lots and large setbacks separate businesses from the roadway.

Why Was It Built This Way?

The goal was twofold:

1. Maintain high-speed traffic flow to reduce congestion.
2. Provide ample parking for drivers visiting businesses.

The Consequences

So, what’s the problem? Why has this shift contributed to Richmond Hill’s current challenges?

1. Declining Property Values
   • The growth and prosperity of a city are largely driven by increasing property values. While road infrastructure can enhance property values, high-speed traffic actually lowers them.
   • No one opens a small business along a highway like the 401 because pedestrians don’t exist there, and drivers aren’t stopping. The same principle applies to arterial roads—fewer pedestrians and faster cars mean lower commercial appeal.
2. Reduced Economic and Social Activity
   • In streetwise developments, pedestrians naturally engage with businesses. On a walk to one shop, they might spontaneously discover another, boosting commerce.
   • Blockwise developments discourage this. Drivers head straight to their destination, barely noticing the businesses they pass. With fewer pedestrians, businesses struggle to attract new customers.
3. Declining Community Appeal and Safety
   • Streets designed for pedestrians encourage social interactions, relationships, and a lively atmosphere. In contrast, high-speed roads create unwelcoming environments for walking and living.
   • Safety is also a concern. Slower streets reduce the risk of accidents, while pedestrian presence deters crime. A car parked on a busy street is far less likely to be broken into than one sitting in an isolated parking lot.

The Long-Term Impact

As commercial profitability declines, areas stagnate and can eventually fall into decay—something many U.S. cities have already experienced. In time, struggling areas become prime targets for private equity firms looking to gentrify.

What’s the solution?

Prioritizing streetwise development fosters walkable, vibrant public spaces. Pedestrian-friendly streets increase foot traffic, business opportunities, and social engagement—all of which contribute to a thriving and sustainable urban environment.