SOSC 3710 - Case Study Project v1

2014‐02‐09

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Case Study “D”: Mr. Christie’s bakery (2150 Lakeshore blvd)Darren Pigliacelli, Christopher Poole, Wendy Quon, and Farrukh Qureshi

Table of Contents1. Introduction

2. Summary of Issues

3. Principles

4. Surrounding Area Precedents

5. Impacts

6. Policies Pertaining to Site

7. Matrix Analysis

8. Proposed Wholesale Design

9. Fall Concept

10. Questions

INTRODUCTORY VIDEOhttps://www.youtube.com/watch?v=v_qN7Of11uQ

CURRENT AND HISTORICAL CONTEXT Historical icon in Toronto for over half of a century

Land’s future use Minimal disturbance to existing infrastructure and local community

CURRENT AND HISTORICAL CONTEXT Tomato garden and shadow analogy for Ontario Food Terminal initially constructed to address and facilitate the poor food distribution for the downtown core in the post‐war period.

to provide space for farmers so they could directly get to and from the wholesale market.

operate as a hub for produce and the agricultural market.

CURRENT AND HISTORICAL CONTEXTFactors to consider:2) Traffic Traffic Congestion High‐rises and population growth

3) Employment Replace and create jobs

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OWNERS OF LAND

Until 2012 2012 to present

SUMMARY OF ISSUES

SUMMARY OF ISSUES1. Ontario Food Terminal The affects of neighbours and existing buildings in area Vital to Toronto’s economy

Local businesses and farmers

2. Traffic North of Gardiner highway Major roads of Lakeshore and Park Lawn

High‐rises Population growth

3. Employment

Displaced 550 workers

PRINCIPLES

10 Principles to Consider1. Shared vision for the site for future employment‐related uses

2. Build upon the strengths of the site and area◦ Reuse of existing structure/building

◦ Location

◦ Size

◦ Visibility

◦ Accessibility

◦ Proximity to Labour Market

◦ Ranges of Uses

3. Consider role of Ontario Food Terminal for compatible employment uses

4. Servicing and infrastructure requirements of site (e.g. energy, stormwater mitigation, and transportation)

10 Principles to Consider5. Connect existing transportation network (e.g., GO Transit, TTC, bike lanes, etc)

6. Create a cluster employment, businesses and service to attract employeres

7. Provide broad range of employment uses and built forms that transition from, and are compatible with nearby uses

8. Promote multi‐uses/users creating and drawing on collective synergies, such as: Public‐private partnerships

Exploring educational/institutional themes

Food, energy, and water converging sectors

9. Provide flexible employment spaces

10. Provide opportunities that capitalize the strengths of local labour market, and encourage employment intensification on the site

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SURROUNDING AREA PRECEDENTS

SITE: 2150 Lakeshore Blvd W Challenges & Opportunities

Encourage/ Maintain existing transformative employment opportunities

Capitalize on: unique size, capacity, locational attributes, visibility, and access to downtown/ waterfront/ western GTA/ Airport(s) and OFT

Provincial Policy: designated as a Core Employment Area (Provincial Policy Statement 2005)

City Council Request: “maintain existing jobs with possible new food industry tenants for the site” (City Staff Report)

Existing and Proposed Area Precedents Ontario Food Terminal

Existing and Proposed Area Precedents High‐Rise condo development/ proposals and construction

Existing and Proposed Area Precedents Residential and mixed‐use high‐rise/ Low Rise

Existing and Proposed Area Precedents Parks/ open space/ recreation along lake

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Existing and Proposed Area PrecedentsMajor Transportation corridor/ Easily accessible area (road/ rail/ public transit)

Area Precedents: Guiding Principles Principle 3: Importance of Ontario Food Terminal (attract related/ compatible employment uses)

Principle 5: Enhance & Connect exiting Transportation network

Principle 7: Compatible to near‐by uses (OFT and High Density Residential/ Parks)

Source: City of Toronto: Staff Report

Existing Precedent: Ontario Food Terminal

Mindful: Ontario Food TerminalWhole sale market

Sold and Distributed to buyers across the GTA

Profoundly shaped our street scape in area and Toronto

“If we weren’t here where would all the food and vegetable stores buy their product? They would be lost; It’s little known by the public how important this facility is to Toronto. There is no market like this across North America. It is unique allowing fruit and vegetable green grocer stores in Toronto to pop up anywhere selling locally grown food. Toronto is blessed by having a facility like this.” Bruce Nickolas‐ OFT GM (CBC Raido)

Precedent: High‐Rise Residential Neighbourhood Proximate to High‐rise residential neighbourhood

Expected 16,000 people in the next 10 years

Over 20 High‐rise condos built/ proposed or under construction in this area

Area is turning into Etobicoke/ Mimico town centre “inclusive of, and respectful to the diverse stakeholders of the area.” (2150 Lakeshore Blvd W, City Staff 2013 Report)

Precedent: High‐Rise Residential NeighbourhoodSouth Beach Condos & Lofts

88 Park Lawn Rd.

27, 27 and 2 stories

Complete

Condo/ retail

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Precedent: High‐Rise Residential NeighbourhoodKey West

36 Park Lawn Rd.

36 stories

Under construction (2015)

Condo

Units: 343

Precedent: High‐Rise Residential NeighbourhoodWestlake Encore

30 Park Lawn Rd.

45 stories

Pre‐construction (2017)

Condo/ Retail

Precedent: High‐Rise Residential NeighbourhoodEu Du Soleil Condos

2183 Lake Shore Blvd. West

63, 49 stories

Pre‐ construction

(2017)

Condo

1285 Units

Precedent: High‐Rise Residential NeighbourhoodJade Waterfront

2175 Lakeshore Blvd. West

38 stories

Under Construction

(2014)

Condo

Precedent: High‐Rise Residential NeighbourhoodLago at the Waterfront


49, 14, 3 Stories

Under Construction

(2016)

Condo

622 Units

Precedent: High‐Rise Residential NeighbourhoodWaterways Condos


56, 16 Stories

Pre‐construction

Condo

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Precedent: High‐Rise Residential NeighbourhoodWest Lake


48, 46, 39 Stories

Under Construction

2015

Condo/ Retail

487 Units

Precedent: High‐Rise Residential NeighbourhoodOcean Club

128 Marine Parade Dr.

39, 10 Stories

Under Construction

2014

Condo/ Retail

511 Units

Precedent: High‐Rise Residential NeighbourhoodWaterscapes

68 Marine Parade Dr.

30 stories

Condo/ Retail

Under Construction

2014

Precedent: High‐Rise Residential NeighbourhoodBeyond the Sea

Lake Shore Blvd W at Legion Rd

26, 37, 44 Stories

Condo/ Retail

Complete

Red – Proposed/ Pre‐const. Blue – Under construction Mindful: High‐Density Proximate to location

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High‐Rise community Places to Live/ No where to work (excessive condo development)“It is a growing issue, because the hot commodity from a market perspective is residential in the city… The problem is, if we blanket our city with condos, we don’t have anywhere to work.” – Jen Keessmatt

Live/ work (close proximity)

Keeping Employment land follows “smart growth”

City requires “inclusive of and respectful to the diverse stakeholders of the area” (City Staff Report)

Precedent: Parks/ Green SpaceLarge park space in area

Walk‐able/ Bike‐able area (active transportation)

Humber Bay Shores Park East/ West ‐120 hectares (300 acres).

Large lake front (Mendoza Bay etc.)

Boardwalks/ Picnic tables/ trails/ beach front/ Boat docks/ Mimico Creek

(No need of Park)

Humber Bay Park East & West

Mindful: TransportationStreet car & Bus (Lake shore Blvd.)

Gardiner Expressway (accessible to GTA by car and close to 427 (north/ south rout)

Go train station (5 km away)

Proximate to high‐density (walk‐able)

Mindful: TransportationWalk Score is very walk‐able (78/100) (Walkscore.com)

Public transportation score 70/100

Bike/ active transportation score 93/100)

“Benefit from planned transportation and transit improvements.” (Staff Report pg 5)

Mindful: TransportationAccessible in any form of transportation (Bus, Street Car, Train and Car)

Major artery for transportation (good place for employment)

Easily accessible destination (Capitalize on: locational attributes and access to downtown/ waterfront/ western GTA/ Airport(s) and OFT

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Mindful: TransportationThere are future planned transportation improvements for area (City: Transportation Master Plan)

“Connect and plan for enhancing the existing transportation network, including GO Transit, TTC, bike lanes, trails, sidewalks and streets” (City staff report)

Precedents Conclusion: Area NeedsEmployment (550 without work/ 16,000 residents in next 10 years)

Accommodations to the Ontario Food Terminal (Wholesale)

To keep Employment Lands to preserve future local and regional prosperity

Density to conform with OP/ Places to Grow

Precedents Conclusion: Area NeedsArea has: Residential (high/low‐rise), Parks and Leisure and alternative transportation methods

CONCLUSION

Area needs: Employment (Industrial) accommodating the importance to Ontario food Terminal

IMPACTS

Impacts1. Employment

2. Traffic

3. Green space

Employment• Displaced 550 workers• Displaced workers will commute, causing further congestion• Rezoning lot will implicitly harm the Ontario Food Terminal

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Ontario Food Terminal• Directly, and indirectly supporting over 42,000 jobs (OFT, 2009)• Supports higher farm revenue and stronger rural communities• Producing an estimated $2.5 to $3.0 billion in economic benefit (Campsie, 2004)

Precedence: Food distribution centre in Cambridge, ON• Loblaws Maple Grove Distribution Centre supports over 1,500 jobs on a small portion of

OFT’s size.• Creating more than 550 jobs is possible

Expanding Ontario Food Terminal onto Lot• Converting 2150 Lakeshore Blvd W to leverage the role of Ontario Food Terminal by

seeking compatible employment uses• This will help alleviate several space issues for Ontario Food Terminal

Traffic Congestion

Toronto Cycling Map

Traffic around Ontario Food Terminal• Large number of trucks, more especially with expansion of nearby residential areas

(Campsie, 2004)

Some solutions for Traffic• Traffic must enter the site at its furthest location from highway ramp• Smaller trucks should take alternate routes• Restore rail capacity: reduce energy costs and reduce trucks entering the site daily

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Bicycle Lanes on Lakeshore• Take advantage of major multi-use pathway for cyclists to get to and from work safely• Implementing bicycle stations throughout pathway and at 2150 Lakeshore Blvd W• Implement changing and shower facilities in 2150 Lakeshore Blvd W

Toronto Cycling Map

Modes of Transportation• Most commuters use the transit to travel for work• We must figure out how to improve transit in local area

Mode of Transportation West of Toronto

Transit 86%

Roads 15%

Highways 11%

Cycling Infrastructure 39%

Pedestrian Infrastructure 35%

All of the above 16%

Source: Feeling Congested Phase 1 Engagement Summary Report Final

Public Transit• Support LRT on Lakeshore Blvd W

Green space• Rebuild surrounding parks, bike paths, and playgrounds

POLICIES PERTAINING TO SITE

Provincial Policy Statement“...planning for, protecting and preserving employment areas for current and future uses”(1.3.1.3)

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Provincial Policy Statement“focus major employment... on sites which are well served by public transit where this exists or is to be developed” (1.8.1.c)

Provincial Policy Statement“Planning authorities may permit conversion of lands within employment areas to non employment uses through a comprehensive review, only where it has been demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion” (1.3.2)

Growth Plan for the Greater Golden Horseshow (GGH)Growth Plan for the GGHProvide “opportunities for a diversified economic base, including maintaining a range of economic activities and ancillary uses, and take into account the needs of existing and future businesses” (2.2.6.2.b)

Toronto Official PlanSource: Toronto Official Plan, Map 15 Land Use Plan, December 2010

Toronto Official Plan“Supporting the economic function of the Employment Areas and amenity of adjacent areas; and encouraging the establishment of key clusters of economic activity with significant value-added employment and assessment” (4.6.6.a & 4.6.6.b)

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Toronto Official PlanSource: Toronto Official Plan, Map 15 Land Use Plan, December 2010 Toronto Zoning By-law 569-2013

Toronto Green Roof By-law

Environmental Site Assessment (ESA)• Ministry of the Environment

(MOE) Regulation 153/04• A Phase 1 ESA will be

required• If concerned about

potential contamination, a Phase 2 ESA will be necessary

• If contamination is located on-site, a Phase 3 ESA will be undertaken

MATRIX ANALYSIS

Our proposals1. Office Building2. Manufacturing3. Wholesale4. Software Industry

Mr. Christie’s Bakery

Office Building

Software Industry

Wholesale

Manu‐facturing

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Office buildingPros: low emissionsCons: too many restrictions

Office Building

Low emissions

Limited height

equates to fewer jobs

Outside business district

Will not utilize local transit

corridors

ManufacturingPros: moderate emissions and local transitCons: noise and outside storage

Manufacturing

Moderate emissions

Will utilize local transit corridors

High noise level

High probability of outside storage

Software IndustryPros: low emissions, light traffic, good salariesCons: will not use transit corridors

Software Industry

Low emissions

Light traffic

Moderate to high salaries

Will not utilize local transit

corridors

WholesalePros: low emissions, supports Ontario’s economy, will use local transit corridors, and creates thousands of job positions

Wholesale

Low to moderate emissions

Supports Ontario’s growth

Thousands of job

positions

Will utilize local transit

corridors

PROPOSED WHOLESALE DESIGN

Structural Rendering• Loblaw’s distribution centre – Surrey, British Columbia• Constructed in 2010• 420,000 sq/ft

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Green Roof Rendering Green Roof Rendering

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Noise Attenuation Berm Noise Attenuation Berm

FALL CONCEPT

FALL CONCEPT: City planner’s viewIn Jill Grant’s “Command Performance” from The Drama of Democracy: Contention and Dispute in Community Planning (1994), we decided to adopt his layout of actors in interaction from a city planner’s view.

Perceived role of city planner

Perceived role of politician

Perceived role of citizen

City planner’s view

Objective Independent Expert

Legitimate ArbiterJudge

SelfishConservativeSubjective

What is considered as a “Planner”? Planner is considered as a facilitator of the will of the people as articulated through Council or through participation programs.

Planner is considered as a visionary ready to bring new ideas and approaches to direct the community into the future

Planners believe citizens have a significant role to play in planning their communities and take advantage of opportunities to get involved. Good citizenship demands active participation.

Planner’s view of decision contextPlanners filter the inputs to Council through the policies of the plan. Council’s decision responds to plan policies.

Planners believe that politician must operate within the policy environment of the plan. All concerns must be applicable to the rules.

Planners give advice about whether the developer’s proposed project meets the intent of the plan.

Policies and procedures set out by municipal and provincial legislation determines how the interaction occurs

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Citizen body

Planner

Plan

Council

DECISION

Developer

PLANNER’S VIEW OF DECISION CONTEXT (Figure 8.4)

Actors in Interaction Role play1. Mayor Jeffrey J Cantos

2. Ward 6 Councilor Mark Grimes

3. Unemployed

4. Local Residents

5. Local businesses and farmers

6. Developers “Mondelez”

7. Ontario Food Terminal GM, Bruce Nickolas

8. Metrolinx

9. Build Toronto

Developers “Mondelez”

Local B

usinesses

and farmers

Local R

esid

ents

PLANNERS

Mayor and Councilor

Ontario Food Terminal GM

Unem

ployed

Metrolinxand Build

Toronto

QUESTIONSShould we focus on ‘wholesale’ as the preferred proposal to benefit

the Ontario Food Terminal? Why or why not?

Given the emerging and existing area context, what do you think the

constraints are to businesses/institutions locating at this site?

If you owned the lands, what are the possible mix of employment

uses you would place on the lands? And why?

SOSC 3710 - Case Study Project v1

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