SOSC 3710 - Case Study Project v1

2014‐02‐09
1
Case Study “D”: Mr. Christie’s bakery (2150 Lakeshore blvd)
Darren Pigliacelli, Christopher Poole, Wendy Quon, and Farrukh Qureshi
Table of
Contents
1. 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 VIDEO
https://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
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.
Factors 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 ISSUES
1. 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 Consider
1. 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 Consider
5. 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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3
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
 High‐Rise condo development/ proposals and construction
 Residential and mixed‐use high‐rise/ Low Rise
 Parks/ open space/ recreation along lake

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 Major 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 Terminal
 Whole 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)
Neighbourhood
South Beach Condos & Lofts
 88 Park Lawn Rd.
 27, 27 and 2 stories
 Complete
 Condo/ retail

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Neighbourhood
Key West
 36 Park Lawn Rd.
 36 stories
 Under construction (2015)
 Condo
 Units: 343
Neighbourhood
Westlake Encore
30 Park Lawn Rd.
45 stories
Pre‐construction (2017)
Condo/ Retail
Neighbourhood
Eu Du Soleil Condos
2183 Lake Shore Blvd. West
63, 49 stories
Pre‐ construction
(2017)
Condo
1285 Units
Neighbourhood
Jade Waterfront
2175 Lakeshore Blvd. West
38 stories
Under Construction
(2014)
Condo
Neighbourhood
Lago at the Waterfront
49, 14, 3 Stories
(2016)
Condo
622 Units
Neighbourhood
Waterways Condos
56, 16 Stories
Pre‐construction
Condo

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Neighbourhood
West Lake
48, 46, 39 Stories
2015
Condo/ Retail
487 Units
Neighbourhood
Ocean Club
128 Marine Parade Dr.
39, 10 Stories
2014
Condo/ Retail
511 Units
Neighbourhood
Waterscapes
68 Marine Parade Dr.
30 stories
Condo/ Retail
2014
Neighbourhood
Beyond 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 Space
Large 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: Transportation
Street 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)
Walk 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)
Accessible 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

2014‐02‐09
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There 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 Needs
Employment (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 Needs
Area 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
Impacts
1. 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

2014‐02‐09
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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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“focus major employment... on sites which are well served by public transit
where this exists or is to be developed” (1.8.1.c)
“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 GGH
Provide “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 Plan
Source: Toronto Official Plan, Map 15 Land Use Plan, December 2010
“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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Source: 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
proposals
1. Office Building
2. Manufacturing
3. Wholesale
4. Software Industry
Mr.
Christie’s
Bakery
Office
Building
Software
Industry
Wholesale
Manu‐
facturing

2014‐02‐09
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Office
building
Pros: low emissions
Cons: too many
restrictions
Office
Building
Low
emissions
Limited
height
equates to
fewer jobs
Outside
business
district
Will not
utilize local
transit
corridors
Manufac
turing
Pros: moderate
emissions and local
transit
Cons: noise and
outside storage
Manufacturing
Moderate
emissions
Will utilize
local transit
corridors
High noise
level
High
probability of
outside storage
Software
Industry
Pros: low emissions,
light traffic, good
salaries
Cons: will not use
transit corridors
Software
Industry
Low
emissions
Light traffic
Moderate
to high
salaries
Will not
utilize local
transit
corridors
Wholesale
Pros: 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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• 420,000 sq/ft
• 420,000 sq/ft
• 420,000 sq/ft
• 420,000 sq/ft
Green Roof Rendering Green Roof Rendering

2014‐02‐09
15
Noise Attenuation Berm Noise Attenuation Berm
FALL CONCEPT
FALL CONCEPT: City planner’s view
In 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
Arbiter
Judge
Selfish
Conservative
Subjective
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 context
Planners 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

2014‐02‐09
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Citizen
body
Planner
Plan
Council
DECISION
Developer
PLANNER’S VIEW OF DECISION CONTEXT (Figure 8.4)
Actors in
Interaction
Role play
1. 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 Businesses
and farmers
Local Residents
PLANNERS
Mayor and
Councilor
Ontario Food
Terminal GM
Unemployed
Metrolinxand Build
Toronto
QUESTIONS
Should 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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SOSC 3710 - Case Study Project v1