November 27, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:SUPPLEMENTARY REPORT NO. 2
Official Plan & Zoning Amendment Applications
Destination: Technodome
Heathmount A. E. Corp.
West of W.R. Allen Road, South of Sheppard Avenue West.
Ward 8 - North York Spadina
UDOZ-97-28
Purpose:
The purpose of this report is to address the motions adopted by Council at the November 12,
1998 public meeting that are required by Council for its consideration of the Destination:
Technodome zoning application. This report also includes a discussion of outstanding matters
identified by the Community Advisory Panel and how these matters have been addressed.
At the December 9, 1998 public meeting, the Works and Emergency Services (Transportation
Services) Department will report to Council concerning, and recommend options respecting,
traffic and parking management for Destination: Technodome. Consequently, this report is
based upon Planning staff=s assessment of the proposal to date, and does not include a
discussion of the traffic and parking management options to be provided by Transportation
Services. Based upon Council=s consideration of the recommendations contained within this
report, the Transportation Services report and the October 22/98 Planning report, staff will
provide a consolidated list of recommendations, including zoning provisions, revised matters
to be addressed under Section 37 agreements (Appendix "A") and the urban design objectives
to be achieved (Appendix "B") at the December 16, 1998 meeting of City Council.
Recommendations:
It is recommended that:
(1)The staff reports dated October 22 & 28, 1998, previously tabled with Council as modified
in the attached Appendices A1", "A" & "B" to this report, be adopted.
(2)Should Council, in keeping with the request made by the Community Advisory Panel,
deem it appropriate to delete the recommendation of the October 22/98 report respecting a
cash contribution of $150,000.00 for the purposes of streetscape improvements to the Wilson
Avenue, item 2(d)(i), and replace this recommendation with the following, the
recommendations set out in Appendix A1"- Revised Recommendations, should be amended
as follows:
A2(d)(i)A cash contribution to the City of $500,000.00, prior to the issuance of a building
permit, to be divided equally, for the purposes of streetscape improvements to the
Chesswood/Tudor Business Area and Wilson Avenue.
Background:
At a November 12, 1998 public meeting, Council deferred consideration of an application to
permit ADestination: Technodome@, a 236,300m2 (2.5 million sq. ft.) indoor, sport and
entertainment facility at the south-west corner of Sheppard Avenue and W.R. Allen Road,
directly west of the Downsview Subway & Transit Station. Two planning reports were before
Council: The October 28/98 report tabled community comments received at the October 27,
1998 community consultation meeting. The October 22/98 report set out recommendations
respecting the planning controls, including zoning provisions, Section 37 agreements to
secure facilities, services and matters required for the development to proceed (Appendix
"A") and urban design objectives and requirements to be addressed at the time of site plan
approval (Appendix "B").
At the public meeting, Council adopted several motions respecting the development of the site
and directed both Community Planning and Transportation Services staff to provide
supplementary reports on these motions at the continuation of the public meeting on
December 9, 1998.
Since that time, the Downsview Community Advisory Panel (CAP) has further reviewed the
planning reports and are recommending that Council delay final approval of the Destination:
Technodome zoning application until the matters identified by CAP have been addressed.
This report highlights the outstanding matters identified by CAP and how these matters have
been addressed.
Council Motions of November 12/98:
1.0Council requested staff of Planning and Transportation Services to report further on its
motions noted below.
1.1The Works and Emergency Services (Transportation Services) Department has been asked
to report on the following Council motions:
a)A study by an independent transportation consultant to determine the impact off the parking
supply requirements, on the proposed zoning by-law provisions, if the transit modal split is
increased;
b)A condition of the Section 37 Agreement which would delay the use of the 10,000 seat
arena pending a study of the parking requirements of Destination: Technodome by an
independent transportation consultant;
c)The location and adequacy of drop-off/pick-up facilities for cars and buses;
d)The location and adequacy of taxi stands.
e)The feasibility of widening the ramp from southbound Allen Road to westbound Highway
401;
The Works and Emergency Services (Transportation Services) Department will report directly
to Council at the December 9,1998 public meeting on the above matters and any necessary
changes to the recommendations of the October 22/98 staff report as a result of their review of
these matters. Following Council=s consideration of the Planning and Transportation Services
reports, staff will provide consolidated recommendations, Section 37 and site plan matters
(Revised Appendices A1", "A" & "B") at the December 17, 1998 City Council meeting which
will incorporate all recommendations by the Planning and Transportation Services staff.
1.2Council motions adopted on November 12, 1998 addressed within this report are:
a)Conformity of the parking requirements set out in the October 22/98 report, i.e.,
Recommendations 1(f) & 1(g), with the Downsview Area Secondary Plan (OPA 464) and the
Downsview Transportation Master Plan (TMP).
OPA 464 sets out guiding principles and objectives for transportation and parking to be
achieved as development proceeds within the Downsview Secondary Plan area. An important
objective of the Secondary Plan is to reduce reliance on the automobile and to increase the
transit modal split throught the maximization of transportation infrastructure and facilities, the
use of Transportation Demand Management (TDM) strategies and co-ordinated management
of parking. The recommendations of the staff report respecting the provision of new roads,
road improvments and parking requirements are consistent with the policies of the Secondary
Plan
The recommended zoning provisions provide for up to 7,000 parking spaces. Parking for
5,000 cars and 75 buses is to be provided on-site to serve the activities of the Destination:
Technodome. The report recommends that the 10,000 seat arena only be permitted, if
additional parking, for up to 2,000 spaces, is provided. This parking may be provided, on a
temporary basis, at an off-site location until such time as the operation of the Destination:
Technodome and specifically the 10,000 seat arena, can be monitored over a period of one
year, to determine whether permanent, on-site parking is necessary and the exact amount of
additional parking that would be needed. This temporary parking measure also allows time for
the applicant to continue negotiations with the TTC to develop a transit incentive program that
would result in an improved transit modal split and which may negate the need for substantial
parking on the site. If it is determined there is a need for additional permanent parking spaces
above the 5,000 vehicle spaces proposed on-site, the applicant will be required to construct an
on-site parking structure.
The TMP sets out a number of objectives respecting parking for developments within the
Downsview Secondary Plan area including the sharing of parking facilities, options to achieve
a high level of non-auto usage and the minimization of parking areas. In July, 1998 Council
amended the objectives of the TMP to clarify that parking facilities should be designed to
preclude reliance upon off-site parking.
The intent of the parking objectives set out in the TMP is to enable Council to consider a
number of options when reviewing individual development proposals. Council=s amendment
clarifies that parking for the Destination: Technodome be provided on-site but other viable
options identified in the TMP, such as shared parking facilities would not be precluded. The
recommendations of the October 22/98 staff report requiring on-site parking and permitting
temporary, off-site parking are consistent with the objectives of the TMP. Upon completion of
the monitoring program and the determination of the number of parking spaces that may be
reduced through the implementation of a transit incentive program, parking required on a
permanent basis will be located on-site. Therefore, the recommended zoning provisions that
would permit temporary parking prior to the final determination of on-site parking needs, are
appropriate mechanisms to ensure that the City=s objectives to pursue and maintain an
appropriate transit modal split are met and reliance on the automobile is reduced.
b)Negotiations regarding community benefits.
Metropolitan Toronto Hockey League/International Sports Centre Inc.(MTHL/ISC), a
not-for-profit corporation, in July, 1997, submitted an application to the former City of North
York to amend its Official Plan and Zoning By-law to permit a 55,480m2 (597,200sq.ft.)
multi-function arena facility containing four hockey arenas, two with 600 seats, one with
1,200 seats and one arena with 12,500 seats. The facility was proposed to be located on lands
of the former Downsview Base, on the south-east corner of Sheppard Avenue and Chesswood
Drive.
In February, 1997 the Destination: Technodome proposal was amended to incorporate MTHL,
now known as the Greater Toronto Hockey League (GTHL). MTHL/ISC requested that their
application be placed "on-hold" in consideration of the incorporation of MTHL into
Destination: Technodome. The current Destination: Technodome proposal includes a 10,000
seat, multi-function hockey arena and three smaller hockey arenas, one 2,500 seat and two
600 seat facilities which would provide a venue for the MTHL.
In the course of the City's review of the original MTHL/ISC proposal, the former North York
Parks & Recreation Department, in August, 1997, advised that this application would be
subject to a parkland dedication. Following discussions with the former North York Parks &
Recreation Department, MTHL/ISC, in April, 1997, offered to provide ice use to the
community during the daytime hours. As there was a surplus of daytime ice available at the
time, MTHL/ISC was requested to re-consider their proposal. A new proposal was not
pursued by the applicant and consequently, there is no agreement or proposal before the City
for community use of the facility.
The Toronto Economic Development, Culture & Tourism (Parks and Recreation) Department
has advised that the Destination: Technodome application is subject to a 2% cash-in-lieu of
parkland dedication. The City has not received a request from the applicant or landowner to
satisfy this requirement through an alternative means, such as City access to the ice facilities.
However, by letter dated November 24, 1998 (see Appendix A2"), MTHL/ISC has advised
the applicant, Heathmount A.E. Corp. that it is prepared to provide community use of the ice
facilities under the same terms as offered in April, 1997 to the former North York Parks &
Recreational Department.
c)Appropriate setbacks.
Council requested staff to review the setback requirements for Destination: Technodome as
they relate to other properties along W.R. Allen Road. Council also requested staff to address
the need for appropriate setbacks with respect to:
i)Site-lines
The Urban Design and Landscape Submission for Destination Technodome prepared by EDA
Collaborative on behalf of the applicant and the drawings submitted as part of the re-zoning
application, propose landscape treatment and setbacks along W.R. Allen Road. The landscape
treatment and proposed setbacks meet the requirements of the Downsview Urban Design
Guidelines adopted by Council and form part of the recommended zoning provisions set out
in the October 22/98 staff report.
The Destination: Technodome building would be set back 15 metres, at-grade, from the
property line at W.R. Allen Road. This at-grade setback is greater than the minimum setback
of 10 metres required by Zoning By-law 7625 for the Idomo property, west of W.R. Allen
Road, north of Sheppard Avenue and more generous than the 7.5 metre setback required for
the industrial properties located north of the Idomo site, on the west side of W.R. Allen Road.
Above-grade, at a height of 14 metres (approximately 3 storeys), the building would project,
in a curvilinear form, towards W.R. Allen Road, such that its roof line would be set back 3
metres from the property line. At this height, the roofline would project beyond the face of
any other building permitted by the Zoning By-law for properties north of Sheppard Avenue.
However, staff is of the opinion that the unique shape of the roof provides a positive and
dramatic terminus to the sky-line views as the W.R. Allen Road curves east and Sheppard
Avenue curves south. The provisions of the zoning by-law (see Appendix A1") would,
therefore, permit the building to project up to 12 metres into the yard setback above a
minimum height of 14 metres.
The Downsview Subway Station is set back approximately 24 metres from the property line to
the edge of the building. Recognizing that the lands immediately adjacent to the Downsview
Subway Station may be, in the future, be developed at higher densities, it is a reasonable
objective that such development would be "urban" in character and form. Consistent with this
intent, buildings would be located closer to the street so that an attractive streetscape could be
developed.
ii)Provision of Landscaping
The proposed 15 metre, at-grade setback, together with a 6 metre boulevard area that is
required within the W.R. Allen right-of-way, would result in an at-grade setback of
approximately 21 metres, providing ample opportunity for pedestrian movement, substantial
landscape treatment and generous sidewalks. Where heavy pedestrian activity is anticipated
adjacent to the building itself, these areas may be partially or entirely hard surfaced. Given the
ample dimension between curb and building face, a detailed landscape plan which optimizes
pedestrian comfort and provides a strong, continuous, visually appealing landscape for the
W.R. Allan roadway, can be developed at the site plan review stage.
iii)Public Art
Within the setback areas along W.R. Allen Road and Sheppard Avenue and within the
proposed activity plaza, there is sufficient space to provide opportunities for public art as well
as opportunities to incorporate the public art component as part of the building and the
pedestrian bridge.
iv)Other Matters Related to the Siting Including Entrances
Major entrances/exits to Destination: Technodome will be located adjacent to the north and
south parking lots, at the westerly end of the building. The south entrance provides major
access to the larger of the two parking areas. The north entrance provides access to the
adjacent bus, car and taxi drop-off/pick-up areas and serves as an access point for the north
parking lot. An entrance, located at the Sheppard/Allen intersection provides access for
visitors arriving by transit buses along Sheppard Avenue and pedestrians from future
development to the north and the City-owned lands east of W.R. Allen Road. It will also serve
as the primary entrance for visitors using the pedestrian bridge and subway. The detailed
design for the grade separated pedestrian link across W.R. Allen Road, in terms of its
connection into the building, its relationship to the entrance and the way in which it arrives at
the south-west corner of the intersection will be examined at the site plan review stage.
d)The feasibility of consolidating arena/stadium activities into one or two facilities.
Destination: Technodome proposes three sport pads (arenas) and one spectator facility (arena).
Heathmount A.E. Corp. has advised that the three smaller arenas will provide a venue for the
MTHL. The spectator facility will also be used, on occasion for MTHL functions such as
tournaments, but will also be used for other sporting events such as exhibition matches for
world-ranked tennis professionals and staged events such as theatrical shows or concerts.
With respect to Council's request to examine the feasibility of consolidating the arenas into
one or two facilities, the Toronto Economic Development, Culture & Tourism (Parks and
Recreation) Department has provided comments respecting the demand and supply for ice
facilities within the City. Specifically, the Department's opinion is that four ice sheets is
generally, more efficient to operate than one. This is in keeping with current trends in the
recreational facility field such that arenas of less than four ice sheets, are not financially
optimal. While an examination of the applicant's feasibility study for the arenas would be
necessary, the Department's opinion is that a single ice sheet facility, generally is not
profitable. Further, the Parks and Recreation Department comments that, despite the recent
construction of a number of ice facilities in the Greater Toronto Area, prime time ice is
unavailable at a reasonable cost. There is more than sufficient demand to rent all of the new
facility's prime time ice to adult and minor hockey, however, the greater question is whether
there is demand for non-prime time ice. It is the latter that determines the feasibility of a
facility. Since the MTHL operates its own league, it would be able to rent its available ice
time.
With respect to the demand for ice time, MTHL, by letter dated November 23, 1998 to the
applicant (see Appendix A3"), advises that in the 1996/97 minor hockey season, the MTHL
Division scheduled in excess of 22,000 games, the North York, Scarborough and Mississauga
Hockey Leagues each scheduled approximately 6,400 games. This demand for scheduled ice
time is for game time only and does not include the demand for practice time which is the
responsibility of each team or association. Further, MTHL advises that the number of teams
and players continues to increase yearly. MTHL also advises that it is currently utilizing 54
arenas in the GTA, many of which operate on an ammonia system. Those arenas which use
ammonia must be converted or closed by the year 2000. Therefore, the supply of ice facilities
may be reduced as arenas may be closed rather than be retrofitted.
If the three smaller arenas were eliminated, the 10,000 seat arena could be used for concerts
and trade shows. This would generate the greatest revenue and would be more feasible than
the three smaller arenas.
e)Appendix "A" of the October 22/98 report be amended to require the applicant to pay for
the installation of a SCOOT traffic adaptive system.
The wording suggested by Council in its motions of November 12, 1998 has been
incorporated into the revised Appendix "A"- Section 37 Agreement(s), attached to this report.
f)Recommendation 2(d)(ii) be amended by the addition of:
Aand a cash contribution of $25,000.00 towards the establishment of a studio within the
Downsview Collegiate Project.@
This wording has been incorporated into the revised recommendations set out in Appendix
"1"- Revised Recommendations of this report.
2.0In addition to the motions adopted by Council, Planning staff were asked to comment on
the following:
2.1The impact of the proposed Destination: Technodome on the City's water distribution,
specific to water pressure complaints received from residents in the surrounding
neighbourhoods.
The Works and Emergency Services (Works) Department has provided comments on the
existing water pressure complaints (See Appendix "4"). The Works Division advises that
there is sufficient water pressure within the City's watermain system to accommodate the
Destination: Technodome, without a negative impact upon the water pressure within adjacent
residential areas. While the City has received low water pressure complaints within adjacent
residential neighbourhoods, the Works Department has advised that these complaints are not
related to the capacity of the City's watermain network. Rather, the problem rests with the
service connections that supply existing dwellings.
To investigate water pressure complaints, the City has undertaken extensive flow testing and
where necessary, remedial works have been constructed in order to maintain the necessary fire
flow capacity. Similar to the general watermain network, the capacity of the service
connections between the watermain and the dwelling has decayed over time due to internal
mineral deposit buildup. Thus, while there is excess capacity in the watermain network under
regular flow conditions, there may be inadequate flow capacity within many of the pipes
connecting the watermain to the dwelling.
The City has conducted flow tests within each of the complainant residences. Where flow
capacity within the home is inadequate, the City has attempted to improve capacity by
flushing the service connection. In locations where flushing fails to improve flow capacity to
acceptable levels, the City will arrange to replace the portion of the service connection on the
road allowance as per Council=s policy. This usually results in a significant improvement in
the measured flow capacity within the home. However, the maximum improvement will be
achieved if the homeowner also arranges the replacement of the portion of the service
connection on private property.
The Downsview lands are located on a high point of land and improvements to the watermain
system will be required to ensure adequate service to these lands. The City is currently
reviewing servicing options with the Canada Lands Company Limited that will ensure
adequate water service to these lands.
2.2The potential re-use of the Destination: Technodome site in the event the applicant does
not proceed with the proposal or the facility is forced to close.
Should Council enact a zoning by-law recommended by the October 22, 1998 staff report, a
new zone category, ADownsview Sport and Entertainment (DSE) Zone@ will apply to the
lands. This zone would permit sport, recreational and entertainment uses including
commercial recreational use, broadcasting and movie-production facilities, cinemas and
attractions. Retail uses, up to 27,870m2 (300,000 sq.ft) would be permitted but not as a stand
alone use, but would be part of a complex that contains primary sport, recreational and
entertainment uses.
Destination: Technodome is to be built for a very specific purpose and its design does not lend
itself for a variety of re-use options. Should the present Destination: Technodome owners
decide to cease operations of the facility, it is not unreasonable that other parties would seek
to operate the facility with similar venues.
2.3The ability of adjacent Highway 401 ramps to accommodate traffic generated from
Destination: Technodome. In response to a request from a local Councillor, Transportation
Services will comment upon the
The Works and Emergency Services (Transportation Services) Department will comment on
this matter as part of its report to Council at the December 9, 1998 public meeting.
3.0November 24, 1998 Submission by the Community Advisory Panel:
Over the past four weeks, staff have met with the Community Advisory Panel to discuss the
recommendations of the October 22, 1998 report. In their comments dated November 24,
1998, (Appendix A5"), CAP recommends that Council delay final approval of the zoning
application until the matters noted below have been adequately addressed. Several of these
matters are contained in the November 12/98 motions adopted by Council and have been
addressed in this report or will be addressed by Transportation Services in their report to
Council. Specifically, the matters addressed in Section 1.0 of this report include:
CEmergency Services (Item "D" - Appendix "5" (CAP Comments)
CUrban Design (Appropriate Setbacks) (Item "G" - Appendix A5")
Matters to be addressed by Transportation Services include:
CParking (Item "A" - Appendix "5")
CTraffic Infiltration & Congestion (Item "B" - Appendix "5")
The remaining matters identified by CAP include:
3.1Item "C"Environmental Assessment
CAP requests that, prior to the enactment of a zoning by-law, a full environmental assessment
under the Ontario Environmental Assessment (E.A.) Act, be conducted for Destination:
Technodome.
The Ontario E.A. Act applies to public undertakings, for example, the construction of roads
and road improvements. It does not extend to private projects such as the proposed
Destination: Technodome.
The roads and road improvements necessary for the Destination: Technodome to proceed, and
all roads projects identified by the Transportation Master Plan (TMP) for the entire
Downsview Secondary Plan area are subject to the E.A. Act and must satisfy the requirements
of a Class E.A. The City, acting as the proponent, has initiated the relevant Municipal Class
Environmental Assessment that will address, where necessary, the potential social economic
and environmental effects of these road projects and where necessary, the appropriate
mitigation measures. Enactment of a zoning by-law would not occur until completion and
approval of the Class E.A.
With the closing and decommissioning of the former Downsview Base, the Federal
Government intends to transfer or lease lands to individual developers or, in the case of the
new roads, convey lands to the City. Under the Canadian Environmental Assessment Act
(CEAA), all Federal lands intended to be conveyed or leased from the Federal Government
must be meet the requirements of CEAA. No transfer or lease to the applicant can occur until
these requirements have been met.
Canada Lands Company has advised that redevelopment of the Downsview Base does not
warrant a comprehensive assessment as described by CEAA but rather a screening is required
to review the potential impacts on environmental, social and economic factors. Canada Lands
Company has retained Senes Consultants Ltd. to prepare the screening reports as development
proceeds on the lands.
3.2Item AE@Permitted Uses
CAP requests that uses be defined in the zoning by-law for Destination: Technodome and that
the uses and space utilization in the gated and ungated areas be defined to better understand
traffic and parking demands.
The recommendations of the October 22/98 report set out the uses that could be permitted on
the lands. The proposed Destination: Technodome uses are either currently defined in Zoning
By-law 7625 or will be defined as part of the site specific zoning by-law for Destination:
Technodome that will be brought forward for enactment by Council. As recommended in the
October 22/98 report, the gross floor area devoted to retail and restaurant use, to which the
public would have free access, i.e. no admission ticket is required, is restricted to a maximum
gross floor area of 27,870m2 (300,000 sq. ft). Food and beverage uses within the gated sport
and entertainment areas are accessory to the primary, sport and entertainment uses. These uses
are not freely accessible by the public and are not not unlike a food/beverage kiosk of a
cinema, where a ticket to the cinema must be purchased prior to a purchase at the kiosk.
The proposed uses (both gated and ungated) have been assessed by Transportation Services in
their analysis of the demand for, and supply of, parking and the impact of traffic generated
from the Destination: Technodome on the existing and proposed road network.
CAP requests that there be a ban on pyrotechnic displays from the exterior of the Destination:
Technodome. Pyrotechnics (fireworks) is not a land use matter that is regulated by the
Planning Act. It is the responsibility of the Toronto Fire Services to issue a permit and to
determine the suitability of a site for a fireworks display.
3.3Item "F"Municipal Infrastructure
The Works and Emergency Services (Works) Department has provided comments on the
proposed Destination: Technodome. The Department advises that municipal services
including sanitary sewer and water can be provided. Improvements to existing facilities and
storm water management facilities are to be at the expense of the landowner/applicant.
Provision for new infrastructure and improvements to existing infrastructure will be secured
under Section 37 agreements (See Appendix "A") and where appropriate, at the time of Site
Plan review (See Appendix "B"). In conjunction with the proposed redevelopment of the
Downsview Secondary Plan area, the Works Department is reviewing studies related to storm
water management, sanitary sewer flow monitoring, water network analysis and sanitary trunk
monitoring. All studies will be completed prior to the enactment of a zoning by-law for
Destination: Technodome.
3.4Item "H"Business Associations
CAP requests that the recommendations of the October 22/98 report respecting the provision
of a cash contribution by the applicant for improvements to the Wilson Avenue streetscape
(recommendation 2(d)(i), be deleted and replaced with the following:
A2(d)(i)a cash contribution to the City of $500,000.00, prior to the issuance of a building
permit, to be divided equally, for the purposes of streetscape improvements to the
Chesswood/Tudor Business Area and Wilson Avenue.
The October 22/98 report provides for Council, should it deem appropriate, to require the
applicant to contribute $150,000.00 for the purposes of streetscape improvements to Wilson
Avenue. Should Council agree to CAP=s request to delete this requirement and to replace it
with that requested by CAP, the recommendations set out in Appendix A1" - Revised
Recommendations, should be amended and provision for this contribution should be secured
through a Section 37 agreement.
3.5Item "I"Heritage
The existing warehouse buildings (known as Buildings 55 & 58) on the Destination:
Technodome site were listed as "recognized" by the Federal Heritage Buildings Review
Office (FHBRO) in 1990. FHBRO is a non-regulatory body. DND, as the landowner, decides
whether the buildings are demolished and has informed FHBRO of its intent to dispose of the
buildings. FHBRO may ask for the buildings to be photographed or a plaque provided on site
to commemorate the buildings. Canada Lands Company's "Heritage Conservation Study
(April/98)" concludes the buildings are not significant to warrant preservation.
Contact Name:
Russell Crooks
Telephone: (416)-395-7108
Bryan W. Tuckey
Director, Community Planning, North District
Appendix "A" - Revised Section 37 Matters
Appendix "B" - Revised Site Plan Approval Objectives
Appendix "1" - Revised Recommendations
Appendix "2" - MTHL/ISC - Community Ice Time
Appendix "3" - MTHL/ISC - Ice Demand
Appendix "4" - Works & Emergency Services
Appendix "5" - November 24/98 Submission by the
Community Advisory Panel
Schedule E3 - Revised Yards
Appendix "1"
Revised Recommendations for Approval
Zoning Amendment Application UDOZ-97-28
Destination: Technodome (Heathmount A.E. Corp.)
(revisions shown in italics)
(1)The zoning for the site be amended to establish a new zone category, "Downsview Sport
and Entertainment Zone (DSE)," with the following provisions:
(a)Definitions:
"Sport, Leisure and Entertainment Use" means a building or part thereof used primarily for
commercial recreation including spectator activities, sports, both participatory and passive
(spectator) including computer assisted or enhanced activities, entertainment activities and
events, amusement rides and simulation rides or a combination of both as well as adventure
activities including but not limited to scuba-diving and rock climbing.
(b)Permitted Uses
The following uses shall be permitted:
Art Gallery, Artist Studio, Banquet Hall, Bandstand, Billiard Parlour, Bowling Alley,
Commercial Gallery, Commercial Recreation, Communications and Broadcasting,
Community Centre, Custom Workshop, Day Nursery, Fitness Centre, Museum, Outdoor
Cafe, Park and Open Space, Personal Service Shop, Pinball and Video Games Arcade, Retail
Store, Restaurant, Service Shop, Showroom, Sport, Leisure and Entertainment Use, Take-out
Restaurant, Theatre.
(c)Use Qualifications
(i)The majority of gross floor area devoted to retail stores shall be related to, or oriented
toward, sport, leisure, recreational and entertainment uses or shall be ancillary thereto. Retails
stores shall not include an adult entertainment parlour, supermarkets, department stores,
department store outlets and clearance centres, automotive parts and service related stores,
home improvement outlets and household furnishing stores other than accessory or related to
recreational and entertainment oriented merchandising.
(ii)A maximum of four arenas may be provided.
(iii)No more than 2 arenas may have seating in excess of 600 seats each.
(iv)For any arena in excess of 600 seats the following shall apply:
(I)One arena may have a maximum of 2,500 seats; and
(II)Any arena in excess of 600 seats, but not exceeding 2,500 seats, the parking requirement
shall be deemed to be satisfied with the 5,000 parking spaces as set out in (f) below.
(v)Where an arena is proposed in excess of 2,500 seats, up to a maximum of 10,000 seats can
be provided and up to a maximum of 7,000 parking spaces, may be required as set out in (g)
below.
(vi)An outdoor cafe is permitted whether or not it is in conjunction with, or adjoining, a
restaurant, provided that the outdoor cafe is located within an area adjacent to the building and
not within an area used for required parking.
(vii)A custom workshop includes making articles or products to be sold on the premises.
(viii)A restaurant does not include a nightclub.
(d)Gross Floor Area
The total gross floor area permitted on the lands shall not exceed 236,301m2 (2,543,611sq.ft.)
of which not more than 27,870m2 (300,000 sq.ft) of the total gross floor area shall be used for
retail and restaurant use.
(e)Building Height
The maximum height shall be as shown on Schedule "E2" and shall not exceed 238.8 metres
above sea level (ASL).
(f)Parking
Parking for 5,000 vehicles and 75 bus parking spaces will be provided on site, of which:
(i)a minimum of 75 spaces shall be provided on site for bus parking;
(ii)a maximum of 4,500 parking spaces for vehicles shall be provided as surface parking on
site;
(iii)a minimum of 500 parking spaces for vehicles may be provided below grade.
(g)Temporary Parking
In addition to the 5,000 on-site parking spaces, a maximum of 2,000 parking spaces, shall be
provided as a temporary measure at an off-site location. Prior to the opening of the facility,
the applicant shall apply for, and receive approval of a Temporary Use By-law if required, to
permit the parking area which shall be located on lands in close proximity to the Destination:
Technodome and within the Downsview Area Secondary Plan, excluding lands designated
"Park & Open Space (POS)" and "Residential Density One (RD-1)."
(h)Yard Setbacks
The minimum yard setbacks shall be as shown on the revised Schedule AE3@ (attached).
(i)Loading Spaces
A minimum of 10 parking spaces, 11 metres in length, 3.6 metres in width and a vertical
clearance of 4.2 metres each, shall be provided.
(j)Pedestrian Walkway
A minimum 20 metre wide, landscaped, pedestrian walkway, to be located generally as shown
on Schedule AD2A and extends from the pedestrian bridge and the Sheppard Avenue/W.R.
Allen intersection to the Transit Road extension shall be provided.
(k)Activity Plaza
A minimum of 1.5ha (3.7ac) shall be provided as an outdoor activity plaza located generally
as shown on Schedule AD2A and shall, without limiting its design, include active and passive
recreational activities, formal plantings, lighting, seating and public art.
(l)Landscaping
A landscaped strip consisting of a minimum 3 metre width along all lot lines abutting a public
or private street shall be provided.
(m)Other Regulations
Outside display is limited to the temporary keeping of equipment, goods, materials, and
products outside a building and used by, associated with, or promoted by the primary use and
may include the display of one or more new vehicles for promotional purposes but does not
include a motor vehicle dealership.
(n)Notwithstanding any severance, partition or division of the site, the provisions shall apply
to the whole of the site as if no severance, partition or division has occurred.
(2)Staff be directed to do all things necessary to ensure that at the time of the enactment of
any zoning by-law the following conditions have been satisfied:
(a)An implementing zoning by-law which generally complies with the recommended zoning
provisions noted above, has been perfected;
(b)The applicant/landowner submit to the Director, Community Planning, North District, a
Reference Plan of Survey prepared by an Ontario Land Surveyor which delineates the lands
subject to this application and any right-of ways and easements appurtenant thereto.
(c)Section 37 Agreement(s)
The applicant/owner enter into an Agreement(s) with the City pursuant to Section 37 of the
Planning Act, R.S.O, 1990, c.P.13, as amended, in a form satisfactory to the City Solicitor and
in consultation with the Director, Community Planning, North District, to secure the facilities,
services and matters noted in Appendix AA@ to this report.
(d)Should Council deem appropriate, the applicant shall provide a cash contribution to the
Wilson Avenue Streetscape and Arts Park projects. The process to be followed and the timing
of contributions, are to be reported on, prior to enactment of the zoning by-law. Such
contributions shall be secured through a Section 37 Agreement(s) and include:
i)a cash contribution to the City of $150,000.00 for the purposes of streetscape improvements
to Wilson Avenue.
ii)a cash contribution to the City of $25,000.00 towards the development of an Arts Park
project within the Downsview Park and a cash contribution of $25,000.00 towards the
establishment of a studio within the Downsview Collegiate Project.
(3)Site Plan Approval
Prior to the issuance of a building permit, the Director, Community Planning, North District,
shall have granted site plan approval which satisfactorily addresses the technical requirements
of City departments and commenting agencies and the site plan objectives outlined in
Appendix AB@.
(4)Prior to the opening of the facility, the applicant shall apply for, and receive approval of a
Temporary Use By-law, if required, to permit the temporary overflow parking area for a
minimum of 1,500 parking spaces and a maximum of 2,000 parking spaces for vehicles on
lands in close proximity to the Destination: Technodome and on lands within the Downsview
Area Secondary Plan, excluding lands designated APark & Open Space (POS)@ and
AResidential Density One (RD-1)@;
Appendix AA@ (Revised)
Section 37 Agreement(s)
Zoning Amendment Application UDOZ-97-28
Destination: Technodome (Heathmount A.E. Corp.)
(revisions shown in italics)
Prior to the enactment of the zoning by-law, the applicant/landowner shall enter into an
Agreement(s) with the City pursuant to Section 37 of the Planning Act, R.S.O, 1990, c.P.13,
as amended, in a form satisfactory to City officials including the City Solicitor and in
consultation with the Director, Community Planning, North District, to secure the following
facilities, services and matters. The Agreement(s) shall be registered on the title to the lands.
1.0Municipal Services
Provision for, and timing of, all works, infrastructure and modifications to existing facilities
and infrastructure, associated with the roads needed for the Destination: Technodome
proposal to proceed as identified by the Works and Emergency Services (Transportation)
Department in their memorandum dated October 20, 1998, be located, designed and
constructed to the City's satisfaction and conveyed to the City free of any encumbrances and
at no cost to the City. The applicant/landowner shall agree to provide or obtain all easements
necessary for the proposal.
2.0Transportation & Parking
The applicant shall be responsible for the following conditions with all property acquisition
and construction costs to be borne by the developer, at no cost to the City. All road designs
will be to the satisfaction of the Commissioner of Works and Emergency Services.
2.1Roads & Improvements
i)The construction of Transit Road north from its current northerly limit (the W.R. Allen
intersection) to intersect with Sheppard Avenue opposite Chesswood Drive thereby
connecting Wilson Avenue with Sheppard Avenue. This road will have a five lane cross
section with the appropriate improvements at the intersections.
ii)The widening of Transit Road north of Wilson Avenue as identified in the Downsview
Area Transportation Master Plan.
iii)Modifications of the Sheppard Avenue/Chesswood Drive intersection to facilitate the
traffic operations required with the extension of Transit Road. The modifications will include
the provision for a westbound left turn, eastbound right turn, southbound through and shared
through and right turn, and, a northbound left, through and a shared through and right turn.
iv)The conveyance of all property necessary to establish the public road right-of-way
(dedicated highway) for Transit Road from Wilson Avenue to Sheppard Avenue.
v)Provide for the construction of a northbound grade separated off ramp from the W.R. Allen
Road to the extension of Transit Road as well as the provision of a southbound on ramp
leading from the Transit Road extension to the W.R. Allen Road.
vi)Provide improvements at the W.R. Allen Road/Transit Road intersection to include dual
eastbound left turn lanes, the removal of the westbound through and right turn movements and
provide a third northbound through lane on the south side of the intersection.
vii)Provide a new signalized intersection on the W.R. Allen Road south of Sheppard Avenue
to access the Destination: Technodome with provisions for future connection to the lands to
the east. This intersection will be designed to provide for a channelized southbound right turn,
dual eastbound left turn lanes, and a channelized eastbound right turn lane. East-west through
and northbound left turn movements are not to be permitted.
viii)Provide for improvements at the Sheppard Avenue/ W.R. Allen Road intersection. Such
improvements will include increasing the eastbound right turn storage length, and
re-delineating the northbound lanes to increase the northbound left turn lane storage.
ix)Provide for the construction of a weather protected pedestrian bridge to connect the
Downsview Subway Station to the Destination: Technodome site and Downsview lands.
x)Convey to the City, two 20 metre rights-of-way, specifically being the westerly extensions
of Kodiak Crescent, north leg and south leg, into the Downsview Lands to connect Sheppard
Avenue with the extension of Transit Road, that these rights-of-way be dedicated as public
highways in the future but may be leased by Destination: Technodome in the interim. The
terms of the lease will be to the satisfaction of the Commissioner of Works and Emergency
Services.
xi)Pay for the installation of new signal timing equipment, lane detectors, signal timing plans,
etc., at intersections to be modified. Also the applicant shall pay all costs associated with the
expansion of the City's SCOOT traffic adaptive system (or some other form of traffic
responsive control). Ultimately, it may be desirable to have this system linked to the major
intersections within the Secondary Plan area.
xii)The new intersection of Technodome Access driveway with the Transit Road extension
will be signalized and designed to include 200 metre northbound right turn lane, and a 50
metre southbound left turn lane.
xiii)At the intersection of the new east west driveway (south) with the Transit Road extension
that provides access to the north parking lot, a 50 metre southbound left turn lane and a
northbound right turn lane of 80 metres are required.
2.2Parking
i)In addition to the provision of 5,000 on site parking spaces as set out in the zoning by-law,
the applicant is to provide contingency parking to be secured from the Canada Lands CLC
Limited or other landowner, for up to 2,000 parking spaces as needed and available on a daily
basis for a period of twelve months. During this period, the applicant will be required to
develop a transit incentive program to improve the transit modal split and shall retain a
transportation consultant to conduct further studies and data collection to monitor the use of
parking supply during the daily operations. These studies will assist in determining the
adequacy of parking and/or the need for additional parking for a scheduled special event in the
10,000 seat multi function arena. Should the studies show that contingency parking is required
on a regular daily basis after the initial period, then the applicant will agree to extend the
agreement with Canada Lands Company CLC Limited or other landowner for ongoing
provision of contingency parking until such times as an on-site parking in a structure has been
constructed and is operational.
ii)In the interim and during the period that the contingency parking areas are being used, the
operations plan (shuttle bus) must be provided to the Transportation Services Division for
approval.
iv)If it is determined that contingency parking is required on a regular basis after the
visitation levels have stabilized for Technodome activities, then the applicant will be required
to build a parking structure on site rather than enter into a long term agreement with Canada
Lands Company CLC Limited for off site parking. .
v)That the applicant provide a parking plan to identify, the construction staging if a parking
structure is required in the future. The plan should fully detail where the existing parking
would be relocated during the construction period.
2.3Transportation Demand Management Measures
i)The applicant shall work closely with the TTC to establish transit incentive program for all
visitors to enhance the use of mass transit with the principal objective that will result in the
reduction of auto use, and that these programs be widely promoted and encouraged.
ii)The applicant, by promoting employee incentives for the use of public transit, ridesharing
and other modes of travel, should reduce auto use and thereby reduce the emission of air
pollutants.
iv)The applicant shall identify a plan with measures to ensure that there will be no negative
community impact related to illegal parking on adjacent private property or public roadways.
2.4Traffic Monitoring
An ongoing monitoring program must be implemented by both the City and the applicant, as
required in the Secondary Plan OPA 464 and the Transportation Master Plan to ensure that the
development proceeds within a balanced environment and does not lead to negative impacts
on the surrounding communities, or the City as a whole.
2.4..1The City shall undertake a monitoring program. However, as this monitoring program is
required to provide Council and the public with an operational evaluation of the Destination:
Technodome project, the following monitoring program, including but not limited to those
items listed below, shall be part of the City=s monitoring program paid for by the applicant
over a period of three years coinciding with the use of the overflow parking lot under the
provisions of a temporary use by-law.
:i)Monitor transit ridership demand on the Yonge-Spadina subway line related to the
Downsview Lands in general and the Destination: Technodome specifically.
ii)Monitor operations of movements to/from the west side of the W.R. Allen Road/Transit
Road intersection.
iii)Monitor intersections at Keele Street/Wilson Avenue, Wilson Avenue/Wilson Heights
Boulevard, Finch Avenue/Dufferin Street, and Keele Street/Finch Avenue to assess the need
to provide improvements to existing turning lanes, etc., and signal timing/phasing.
iv)Monitor traffic operations at the new Transit Road/Sheppard Avenue intersection. If
required, upgrade the Kodiak Crescent East connection (including intersection turn lanes,
signal timing, etc.) from Sheppard Avenue to Transit Road.
v)Monitor the HOV operations on W.R. Allen Road.
vi)Monitor the overall traffic operations on the area transportation system as development
proceeds on the Downsview Lands.
2.4.2The applicant's monitoring program shall include:
i)The collection of data from the opening of any facility or ancillary component of the
complex and such data should include opening dates, visitation/employee volumes, mode of
arrival (i.e.,. auto, transit, bicycle, walk, etc.). Data on the parking supply and contingency
parking areas must be collected regularly and at consistent intervals to determine the adequacy
of parking. Intersection counts must be taken to determine the impact of the facility on the
road network. The terms of reference of the monitoring program will be established in
consultation with the City.
ii)Through the monitoring program, the applicant will be responsible for any and all remedial
measures associated with the impacts of site generated traffic on the adjacent road network
and/or on the local road network within the surrounding communities.
3.0Public Art
Provision for one percent of the gross building construction costs for public art on
publicly-accessible or publicly visible portions of the lands including abutting City-owned
lands. Such contribution, its maintenance, the selection criteria and process is to be report on
and finalized prior to the issuance of a building permit.
4.0Pedestrian Bridge
Provision for the construction of an enclosed, above-grade pedestrian bridge that connects the
Downsview Subway Station to the pedestrian walkway on the subject lands, details to be
determined at the site plan approval stage.
5.0Soils Review
Provision for the payment of costs and the undertaking of a peer review of the soil's
investigation report prepared by Decommissioning Consulting Services Limited (DCS), dated
July, 1998 by a qualified consultant chosen by the City. The peer review shall be completed
prior to site plan approval.
6.0Construction Plan
Provision for a Construction Plan to be prepared prior to the issuance of a building permit and
to the satisfaction of the appropriate City officials that details the staging of construction and
the routing of construction vehicles.
7.0Scheduling of Arena Events
The applicant shall agree that special events will only be permitted in the 10,000 seat arena
and that no special events will be held in the ice rink arenas that seat 600, 600 or 2,500
spectators.
8.0Activity Plaza Events
The applicant shall agree not to hold outdoor concerts/performances which generate excessive
noise.
9.0Opening of the Facility
The applicant shall agree that the opening of the Destination: Technodome shall not occur
until all works and roads required for the project and identified by the Works and Emergency
Services (Transportation) and (Works) Department have been constructed and conveyed to the
City.
10.0Public Safety Program for Parking Areas
The Applicant shall agree to implement a public safety program which includes the
monitoring of operations of the parking facilities and publicly accessible areas during all
hours of operation.
11.0Cash Contributions
Provision for a cash contribution to the Wilson Avenue Streetscape and Arts Park projects as
follows:
i)a cash contribution to the City of $150,000.00 for the purposes of streetscape improvements
to Wilson Avenue.
ii)a cash contribution to the City of $25,000.00 towards the development of an Arts Park
project within the Downsview Park.
Appendix "B"(Revised)
Site Plan Approval:
Revised Matters to be Addressed and Objectives to be Achieved
Zoning Amendment Application UDOZ-97-28
Destination: Technodome (Heathmount A.E. Corp.)
(revisions shown in italics)
The applicant is required to obtain site plan approval. During the site plan approval process,
the following shall be addressed to the satisfaction of City officials and secured, as required,
through a Section 41 Agreement(s) with the City:
1)Pedestrian Bridge
As provided for by the Section 37 Agreement, an above-grade, enclosed pedestrian bridge that
connects the Downsview Subway Station to the Destination: Technodome building and
pedestrian walkway referred to in item 2) below, shall be constructed. The Section 41
agreement shall address matters including, but not limited to, design, location, construction,
maintenance, liability and public access including hours of access.
2)Pedestrian Walkway
A minimum 20 metre wide, pedestrian walkway that extends from the pedestrian bridge and
the Sheppard Avenue/W.R. Allen intersection to the Transit Road extension shall be provided
by the applicant. The pedestrian walkway shall emphasize the area as an entrance to the
Downsview Park. It shall be attractively landscaped with, at a minimum, a double row of
trees, formal plantings and incorporate special paving, signage, furnishings and appropriate
lighting to ensure a safe and pedestrian friendly environment. Measures shall be included to
animate and incorporate the adjacent edge of the DCIEM building into the context of the
pedestrian walkway and adjacent activity plaza. The Section 41 Agreement(s) shall address
matters respecting the walkway including, but not limited to, design, location, construction,
maintenance, liability, public access including hours of access.
3)Activity Plaza
An activity plaza, of not less than 1.5ha (3.7ac) shall be provided to link the activities of
Destination: Technodome to those of the Downsview lands. The activity plaza is to provide
for both active outdoor, programmed area(s) and passive recreational area(s) adjacent to the
Destination: Technodome entrances/exits. The plaza should be flexible in design to
accommodate large and small groups of people and include such elements as trees, formal
plantings, lighting, seating public art and other public features.
4)Landmark Structure
A landmark structure(s), aligned on the axis with the former Sheppard Avenue Road
allowance from the east and Sheppard Avenue from the north, shall be provided that clearly
indicates the area as an entrance to the Downsview Park. The landmark structure shall have a
minimum height of 25 metres and shall incorporate extensive lighting to ensure visibility of
the gateway and its signage at night.
5)Park Edge Treatment
Park edge treatment shall include tree-lined edges and boulevards, lighting, landscaping and
streetscape elements for the Transit Road extension from the vehicular bridge at W.R. Allen
Road to Chesswood Drive and along W.R. Allen Road and Sheppard Avenue.
6)Sheppard/Allen Edge
The edge of the property that fronts onto the Sheppard Avenue and W.R. Allen Road
intersection shall have urban landscape treatment to allow for the movement of visitors.
7)Building Design
The design of the building shall result in an appropriate relationship between the building,
streets and exterior areas to which the public have access. Building facades shall incorporate,
where appropriate, glazing, specifically along building facades related to entrances and
at-grade uses, signage and advertising to assist in animating and enlivening adjacent outdoor
areas . In particular, the north portion of the building shall include uses and activities that have
direct access and spill-out onto adjacent public areas.
8)Building Mass
The building massing and height shall meet Transport Canada's height limitations for the
Downsview Airport.
9)Parking & Drop-off Areas
a)Measures shall be incorporated into the design and construction of parking facilities,
including large surface parking lots to mitigate the visual impact of these facilities, to enhance
the park-like character of the area and to ensure pedestrian safety.
b)All surface parking lots shall incorporate tree planting and landscaping, pedestrian-scale
lighting and brick pavement at key locations to act as a buffer between pedestrian and public
areas and large areas of surface paving. Tree planting and landscaping should be used to break
up large areas of surface paving. Further, the first two rows of each of these parking areas
should integrate tree planting at a ratio of one tree for every three parking spaces.
c)All parking areas including surface and deck structures shall provide a pedestrian only
walkway with a minimum width of 6 metres linking the parking areas to the building
entrances or other connections to streets. The design of the walkway shall incorporate
appropriate lighting including pedestrian-scale lighting and a consistent row of trees on both
sides of the walkway.
d)Parking decks shall incorporate sufficient setbacks for the integration of trees and other
elements visible from surrounding streets, sidewalks and buildings.
e)Parking kiosk areas shall be designed to allow appropriate queuing and flow operations.
f)Bus/passenger car drop-off/pick-up areas shall be designed to ensure appropriate movement
of vehicles and visitors and create a safe and pedestrian friendly environment.
g)Parking spaces for the mobility challenged shall be provided in close proximity to the
entrances.
h)All vehicle ramps must not exceed 12% slope and must be heated or covered.
i)A minimum of 200 parking spaces of the 5,000 parking spaces required by the zoning
by-law shall be set aside and designated for the exclusive use of MTHL patrons year round.
j)A public safety program shall be provided to the City.
10)Signage Plan
A detailed signage plan, identifying the location and sizing of all directional signs shall be
submitted to the Works and Emergency Services (Transportation) Department for approval.
11)Bicycle Storage
The applicant shall provide secure bicycle locks.
12)Public Art
Public art, consistent with the public art policies contained within the Downsview Area
Secondary Plan shall be provided on publicly accessible or publicly visible lands. Section 41
Agreement(s) shall address matters including, but not limited to, the timing of the
contribution, location and maintenance.
13)Wind Study
To ensure that wind conditions at ground level within the activity plaza are generally
compatible with outdoor human activity, a wind study, paid for by the applicant shall be
provided.
14)Widening Of Sheppard Avenue
A conveyance of property is required across the Sheppard Avenue West frontage in order to
secure the 36 metre right-of-way in accordance with Map 7 of the Metro Official Plan.
Approximately 2.76 metres is to be conveyed to the City of Toronto for a nominal cost.
15)On-site Storm Water Management
All on-site works and facilities required for storm water management shall be constructed and
maintained by the applicant/landowner to the satisfaction of City officials.
16)Construction Plan
A construction plan must be submitted which details the proposed vehicle and truck routing
during the construction phase.
17)Loading Area
The design of the loading area should exhibit that there is sufficient area for truck
manoeuvrability.
18)Noise Study
The applicant shall provide a noise assessment of on-site equipment such as outdoor
mechanical equipment.
19)The technical requirements of the Departments and commenting agencies as set out in
Appendix "I"
20)The applicant provide an operations room within the facility for emergency personnel
and that amount of space be determined in conjunction with the Toronto Police.
TO:North York Community Council
FROM:Roberto Stopnicki, Director of Transportation Services
District # 3
DATE:November 26, 1998
RE:Supplementary Information
Official Plan and Zoning Amendment Application UDOZ-97-28
Heathmount Arts & Entertainment Corp.
Destination: Technodome
Eastern portion of the former Canadian Forces Base - Downsview
S/W corner of Allen Road and Sheppard Avenue West
___________________________________________________________________________
1.0Purpose
The purpose of this report is to provide additional information and address the transportation
related issues as requested by North York Community Council at its meeting of November 12,
1998.
2.0 Funding
N / A
3.0Recommendations
The following conditions are recommended to be included in the approval of Destination:
Technodome as a result of the subsequent review. These conditions are supplementary to the
recommendations as contained in my memorandum to the Director of Community Planing,
North District dated October 20, 1998. Where appropriate, the previous recommendations as
related to the parking supply are to be amended.
3.1SITE SPECIFIC ZONING BY-LAW.
That the site specific zoning by-law be amended to include:
a)the provision of parking be based on the options detailed in the parking strategy described
in this report, namely:
- the provision of 7000 spaces on site; or,
- the provision of 6200 spaces on site, if appropriate arrangements can be secured to provide
remote employee parking; or,
-the provision of 6000 spaces on site, if appropriate arrangements can be secured to provide
remote employee parking and to increase the visitor non-auto modal split by at least 5%.
b)700 metres of curb space to be provided to accommodate the drop-off and pick-up facilities
for 100 vehicles;
c)180 metres of curb space to be provided to accommodate drop-off and pick-up for 15 buses;
and,
d)140 metres of curb space to be provided to accommodate 20 taxi stand spaces.
3.2EMERGENCY SERVICES
That the comments as contained within the responses from the Emergency Service as attached
to this report as Appendices >A=, =B=, and >C= be incorporated into the conditions of
approval.
3.3 DILLON CONSULTING LIMITED
That the conclusions of Dillon Consulting Ltd. in Appendix >D=, be received as the foregoing
recommendations have taken into account the findings of the consultant=s study.
3.4IDOMO FURNITURE
That the report of Tedesco Engineering prepared on behalf of Idomo Furniture dated
November 1998, be received for information, as concerns raised in this report have been
considered in the proposed parking strategy.
4.0Background
4.1COMMUNITY COUNCIL MOTIONS
On November 12, 1998, Community Council, in its consideration of the application by
Heathmount A. E. Corporation to amend the Official Plan and Zoning By-law to construct a
multi-use entertainment and sports complex known as Destination: Technodome
recommended a continuation of the Public Meeting on December 9, 1998. As part of the
recommendation, there were a number of motions requiring supplementary information to be
brought forward. The North York Community Council requested the Commissioner of Works
and Emergency Services to:
(1)report on drop-off and pick-up facilities for both cars and buses, as to capacity
requirements and locations;
(2)determine the number of taxi stand spaces required to service Destination: Technodome,
and the appropriate location(s);
(3)review and report on the feasibility of widening the ramp from southbound Allen Road to
Highway 401;
(4)report on the provision of emergency services to the facility and community surrounding
Destination: Technodome.
The North York Community Council also requested that a study be undertaken by the City=s
independent transportation consultant to determine the following:
a.the impact on the parking supply requirements if the transit modal split for
Destination:Technodome is increased;
b.the impact of providing free transit passes to all Destination:Technodome employees; and,
c.the ability to provide all necessary parking on site.
Dillon Consulting Ltd., the consultant retained by the City to undertake work earlier on with
respect to Destination:Technodome, undertook the additional evaluation requested.
Further, Community Council requested comments on the submission by Idomo Furniture. The
traffic related issues were presented in a report prepared by Tedesco Engineering dated
November 12, 1998.
5.0Discussion
5.1PARKING
The necessary parking supply on site, has become one of the principal issues raised through
public consultation. It is an important and sensitive component of the development proposal
which has been the focus of much of the direction to the City=s transportation consultant.
5.1.1Proposed Parking Strategy
Some concerns expressed with regards to parking were related to the amount of parking
provided on site, and that such parking might not be sufficient to accommodate the anticipated
demand. Two principal factors in the determination of parking supply are the length of stay or
duration of visitors to the facility and the accumulation of parking throughout the day.
The calculations conducted to determine the parking supply as indicated in previous reports,
were based on assumptions of 4 to 5 hours visitor lengths of stay, and an accumulation of 39%
being the daily peak hour factor of visitation to the facility.
Tedesco Engineering suggests that a parking accumulation of at least 50% should be utilized
to reflect similar venues at other entertainment parks. An analysis of parking activities at large
theme parks such as Disneyland indicates that accumulations of parking can reach between
50% and 55%. However it is important to note that this demand is associated with visitor
stays of between 8 and 10 hours, which are unlikely to occur at Destination:Technodome,
given the compact nature of this facility when compared to large land-consuming theme parks
such as Disneyland.
In reviewing the data presented, a parking accumulation of 45% was deemed to be reasonable
for Destination:Technodome. The difference between a 40% and a 45% parking
accumulation, would equate to about 500 spaces.
The original parking supply recommended by the applicant's consultant was 6,500 parking
spaces to accommodate the demands associated with Destination:Technodome, including
employee parking and parking related to any special events in the 10,000 seat arena. The
City=s consultant had recommended a total of 6,850 spaces while the staff report requires the
provision of 7000 parking spaces.
The difference between the applicant's parking proposal and that recommended by staff
accounts for variations which could occur in some of the base assumptions, such as parking
accumulation. It is staff's opinion that the parking recommended continues to have the
flexibility necessary to satisfy the concerns that overflow parking does not occur on adjacent
land uses.
5.1.2.Employee Parking
The provision of employee parking, creates a significant demand for land immediately
adjacent to the facility.
One of the objectives in the Downsview Area Transportation Master Plan, states that the
appropriate levels of parking must be supplied to preclude spillover opportunities and that
parking should be controlled or managed to support a high level of non-auto use. Further, the
Plan suggests that parking for facilities should be shared, to minimize the provision of excess
parking. In view of these criteria, it is suggested that employee parking not be provided
adjacent to the facility to reduce the demand for prime parking areas. Further, it is suggested
that consideration be given to the provision of remote employee parking. This is a common
method of operation in many facilities, such as shopping centres, arenas, theme parks, casinos,
etc.
The estimated demand for employee parking is 830 spaces. The City's consultant has
concluded that the provision of employee-oriented transit incentives could result in a decrease
of 280 spaces, or a total demand of 550 spaces for employees.
In view of the above, it is suggested that the relocation of parking for employees can be
considered in one of two options as follows.
i)The provision of a remote employee parking facility, which would accommodate 830
parking spaces if no employee transit-oriented initiatives are offered, or 550 spaces if they are.
This parking area would be connected to the main facility with a specially dedicated van/bus
service.
ii)The provision of remote employee parking during those periods of high
Destination:Technodome demand such as weekends. For example an arrangement could be
made with the TTC, to make use of an appropriate section of their facilities (such as the
Wilson Station commuter parking lots) for employee parking when the demand for these
public parking facilities is the lowest. Employees would not be allowed to park on site but
could easily reach the facility either by subway or a van/bus link as described above.
In either case, the employee parking operation would be similar to those of many existing
venues and therefore all employee should be removed from the on site parking supply during
the highest peak periods particularly for special events.
5.1.3Visitor Parking
As in the case of employee parking, it is important to note the potential benefits in the overall
transportation system for Destination:Technodome, that can be derived from the proximity of
the Downsview Station on the Spadina Subway line. The City's consultant has advised that a
potential 50 parking spaces can be reduced for each 1% increase in non-auto modal split that
can be achieved.
As a significant proportion of parking demand is related to events in the 10,000 seat
multi-functional arena, it is important to capture the potential of transit use related to these
events in an attempt to reduce the on-site parking supply.
Given that the current plans only allow for 5,000 spaces, then any additional parking would
have to be provided on site in a structure. Therefore, it is suggested that visitor parking be
provided in one of the options described below. Options i) and ii), assume that employee
parking is provided off site.
i) Provide 6,000 spaces for visitors on site in a structure that is adjacent to the venue in the
proposed south parking lot. The applicant would have to enter into an agreement with the
TTC to develop appropriate mechanisms to support special events at the 10,000 seat arena,
such as:
- TTC pricing programs
- Destination-Technodome admission pricing programs
- Parking pricing programs
- Transit advertising programs, etc.
These programs would collectively achieve an increase in non-auto modal split of not less
than 5% and would be made available and promoted in conjunction with the special events at
the multi-function arena.
ii)Should an agreement not be reached with the TTC , then the applicant would have to
provide all 6200 visitor parking spaces on site, which would require a parking structure in the
south parking lot that is adjacent to the venue.
iii)Should no satisfactory arrangement be concluded with regards to the provision of adequate
off-site employee parking, then a total on site parking supply of 7000 spaces would have to be
provided.
5.1.4Multi-Functional Arena
The deferral of the opening of the 10,000 seat multi-functional arena for a period of four
months after the opening of Destination:Technodome would allow the initial parking demand
for the principal functions of the complex to stabilize, and that through the monitoring
process, the total parking demand for the facility can be determined.
5.2DROP-OFF AND PICK-UP
5.2.1Private Automobiles
Destination: Technodome will require ample facilities to accommodate the drop-off and
pick-up of passengers to the site. The facility should accommodate a minimum of 100
vehicles or 700 metres of curb space. Each drop-off procedure will likely take on average 1 to
2 minutes, while the pick-up process may take longer as drivers wait for their passengers.
Experience at airports has shown that vehicles picking up passengers, have an average dwell
time of about 5 minutes. Assuming this conservative dwell time for all activities in the
pick-up/drop-off facility, then the theoretical capacity for drop-off would be 1,200 vehicles an
hour if required. The design and location of the facilities can be refined at the site plan
approval stage, but should be readily accessible to the main entrances. The drop-off and
pick-up facility should be distinctly separated from other on-site traffic and be designed to
enable a vehicle to proceed on its way once the drop-off or pick-up procedure has been
completed. The operation of these facilities should be supervised by Destination:Technodome
staff to ensure that illegal parking does not occur on these facilities. Shelters should also be
provided for visitors waiting to be picked-up.
5.2.2Buses
The drop-off and pick-up area for buses should accommodate at least 15 buses in180 metres
of curb space. Similar to the automobile operations, the drop-off at the bus facility is more
efficient in terms of disembarking than in boarding. It is recommended that in order to
maintain an efficient operation of the facility, then the pick-up area should be managed by
Destination: Technodome staff such that buses should only leave from the bus marshalling
area when their passengers are ready for boarding. This will minimize the length of time buses
are required to wait for passengers. Bus companies have been contacted to determine typical
dwell times for loading and unloading of buses. School buses, are typically loaded on an
average of 5 minutes. Typical dwell time for buses at airports are in the order of 10 minutes.
In allowing on average 10 minutes for each operation, the proposed bus loading area could
accommodate 90 buses an hour. The design should enable buses to leave the area when ready
and bus traffic should be separated from other on-site traffic. The exact location and design
will be determined at the site plan approval stage.
The number of auto pick-ups will likely increase at the end of the operating day. At that time,
the bus pick-up area could also be used for automobile pick-up operations. This would
increase the facilities to accommodate approximately 125 vehicles.
5.3TAXI STANDS
It is suggested that taxis be allowed to only drop off passengers in the drop off/pick up area
defined above. The taxi stand area should accommodate 20 vehicles or 140 metres of curb
space. The design of the facility should provide for stacking to enable the pick-up of
passengers and departure in succession. A protective platform should also be provided to
shelter patrons waiting for taxi service.
5.4RAMP IMPROVEMENTS - W.R. Allen Road to Hwy 401
The ramp operations along Highway 401 at the interchanges with Keele Street, Dufferin
Street, the W.R. Allen Road and Bathurst Street were evaluated through the transportation
assessment of the Downsview Area Transportation Master Plan. The traffic generated from
the proposed development was included.
The provision of an additional southbound ramp lane to accommodate the future traffic
volumes along with improvements such as a widening at this location are feasible and have
been explored at preliminary design level with the Ministry of Transportation. These
improvements have been included in the recommendation with my October 20, 1998
memorandum.
5.5EMERGENCY SERVICES
The comments as related to the Emergency Services are attached as Appendix 'A', 'B' and
'C' to this report. Recommendation 3.2 of this report addresses their requirements.
5.6DILLON CONSULTING LTD.
Comments from Dillon Consulting Ltd. are attached as Appendix 'D' and have been taken
into consideration in the recommendations of this report
5.7IDOMO FURNITURE - TEDESCO ENGINEERING
Idomo Furniture retained the services of Tedesco Engineering to undertake a study to address
the transportation impacts affecting the Idomo Furniture lands on the north west corner of the
W.R.Allen Road and Sheppard Avenue intersection. This report has been submitted as Report
#1 dated November 1998.
5.7.1.Parking
The principal concern expressed in the Tedesco Engineering report is that the parking supply
based on the accumulation may be deficient. The concerns have been taken into account in the
sensitivity analysis used as the basis for establishing the parking strategy outlined in this
report.
5.7.2 Traffic Impact
Through the Downsview Area Transportation Master Plan all lands within the study area,
including those known as the former Metro Lands, were analyzed with respect to traffic
impact to determine the overall infrastructure requirements. Subsequent discussions with
Tedesco Engineering were beneficial in that the methodology used by the City in its
evaluation was explained.
Concern was also expressed by Tedesco Engineering that traffic which is destined to and
approaching Idomo Furniture from the south via the Allen Road, in particular the north bound
left turn at the intersection of the W.R. Allen Road and Sheppard Avenue would be affected.
This movement is particularly important as it leads to the principal access to the Idomo site,
from Sheppard Avenue. Tedesco Engineering has suggested a secondary access on the
W.R.Allen Road north of Sheppard Avenue and that such access be signalized. Staff concur
with this issue and are presently discussing the details of this request with Tedesco
Engineering.
The consultant was further informed that as development proposals are submitted to the City,
site specific traffic impact studies will be required to determine the specific traffic
improvements required in the context of the Transportation Master Plan.
5.7.3 Pedestrian Link.
The applicant has proposed a bridge connection from Downsview Station as a viable
pedestrian link between Destination: Technodome and the Spadina Subway. The City has
agreed with this connection as a requirement to achieve the assumed non-auto modal splits.
Tedesco Engineering has identified a preference for an underground connection. The rationale
has not been provided to warrant a tunnel connection as opposed to a bridge connection with
the Downsview Station.
It has also been noted that as part of the Tedesco Engineering report, Idomo Furniture would
like a future connection from its site to the Downsview Station.
5.8COMMUNITY ADVISORY PANEL OF DOWNSVIEW (CAP)
A written submission has been forwarded by CAP dated November 24, 1998 outlining several
transportation concerns similar in nature to concerns raised in the Tedesco Engineering report.
Inasmuch as this report has taken into consideration those concerns raised, modifications have
been applied particularly with respect to the parking supply. The other issues have been
considered in the preparation of this report.
5.9 TORONTO TRANSIT COMMISSION
In a letter from Mr. Mitch Stambler, Manager - Service Planning, dated November 25, 1998,
the Toronto Transit Commission has identified a number of concerns. In general the TTC
comments relate to the protection of the movement of transit vehicles on roads, the protection
of TTC property, etc., and are usually included in standard conditions of approval. The TTC
comments will be included in their preparation. In addition there are other matters in the letter
forwarded by the TTC, that will be specifically addressed by staff.
- The TTC request to have the opportunity to comment in the design of roadways as
the Downsview Lands progress, specifically the extension of Transit road and access
to Yukon Crescent.
- The protection of adequate access to the Wilson Complex and the Wilson Station
Passenger Pick-up and Drop-off facility.
TTC's comments are attached in Appendix 'E'
6.0Conclusion
The parking supply has become the most important issue and was premised upon an annual
visitation estimated at 11 million persons. Incorporated into the visitation are special events to
be held within the 10,000 seat multi-function arena and the Metropolitan Toronto Hockey
League facilities.
The parking supply has taken into consideration mixed use parking, peak accumulation based
upon duration per visitation and the impact of introducing a parking strategy which in part
requires an initiative for increased transit modal split.
The consultant for the City has assessed that for every 1% increase in visitor non auto modal
split, 50 less spaces are required, that by providing transit passes to employees one can reduce
the parking requirement by 280 spaces, and that with the construction of a structure, all
parking can be provided on-site.
The City=s parking strategy allows for options to be introduced into the employee parking
requirements as well as options which can reduce the visitor parking supply by the
introduction of TTC initiatives to facilitate transit use during the periods of highest demand,
which occur during special events at the multi-function sports arena. A balance in trip making
between public transit and the private automobile is an important objective for this
application. In this regard, the options which encourage TTC ridership are feasible and should
be promoted for those events that would result in the highest demand for parking.
Roberto Stopnicki,
Director, Transportation Services - District 3
October 22, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:FINAL REPORT
Official Plan & Zoning Amendment Applications
Destination: Technodome
Heathmount A. E. Corp.
West of W.R. Allen Road, South of Sheppard Avenue West.
Ward 8 - North York Spadina
UDOZ-97-28
Purpose:
The purpose of this report is to recommend approval of a zoning amendment application to
permit "Destination: Technodome", a 236,300m2 (2.5 million sq. ft.) indoor, sport and
entertainment facility. New zoning standards, as set out in the recommendations of this report,
will be applied to the site. Facilities, services and matters, identified in Appendices "A" &
"B", will be secured through Section 37 and 41 Agreements between the applicant/landowner
and the City.
The recommendations of this report represent further refinement of an interim report which
recommended zoning standards for Destination: Technodome including permitted uses, gross
floor area, height, parking and yards. The report, received as information at the July 29, 1998
meeting of Council also identified matters to be addressed before the proposal is considered
by Council.
Recommendations:
It is recommended that the application be approved subject to the following:
(1)The zoning for the site be amended to establish a new zone category, "Downsview Sport
and Entertainment Zone (DSE)", with the following provisions:
(a)Definitions:
"Sport, Leisure and Entertainment Use" means a building or part thereof used primarily for
commercial recreation including spectator activities, sports, both participatory and passive
(spectator) including computer assisted or enhanced activities, entertainment activities and
events, amusement rides and simulation rides or a combination of both as well as adventure
activities including but not limited to scuba-diving and rock climbing.
(b)Permitted Uses
The following uses shall be permitted:
Art Gallery, Artist Studio, Banquet Hall, Bandstand, Billiard Parlour, Bowling Alley,
Commercial Gallery, Commercial Recreation, Communications and Broadcasting,
Community Centre, Custom Workshop, Day Nursery, Fitness Centre, Museum, Outdoor
Cafe, Park and Open Space, Personal Service Shop, Pinball and Video Games Arcade, Retail
Store, Restaurant, Service Shop, Showroom, Sport, Leisure and Entertainment Use, Take-out
Restaurant, Theatre.
(c)Use Qualifications
(i)The majority of gross floor area devoted to retail stores shall be related to, or oriented
towards, sport, leisure, recreational and entertainment uses or shall be ancillary thereto.
Retails stores shall not include an adult entertainment parlour, supermarkets, department
stores, department store outlets and clearance centres, automotive parts and service related
stores, home improvement outlets and household furnishing stores other than accessory or
related to recreational and entertainment oriented merchandising.
(ii)A maximum of four arenas may be provided.
(iii)No more than 2 arenas may have seating in excess of 600 seats each.
(iv)For any arena in excess of 600 seats the following shall apply:
(I)One arena may have a maximum of 2,500 seats; and
(II)Any arena in excess of 600 seats, but not exceeding 2,500 seats, the parking requirement
shall be deemed to be satisfied with the 5,000 parking spaces as set out in (f) below.
(v)Where an arena is proposed in excess of 2,500 seats, up to a maximum of 10,000 seats can
be provided and up to a maximum of 7,000 parking spaces, may be required as set out in (g)
below.
(vi)An outdoor cafe is permitted whether or not it is in conjunction with, or adjoining, a
restaurant, provided that the outdoor cafe is located within an area adjacent to the building and
not within an area used for required parking.
(vii)A custom workshop includes making articles or products to be sold on the premises.
(viii)A restaurant does not include a nightclub.
(d)Gross Floor Area
The total gross floor area permitted on the lands shall not exceed 236,301m2 (2,543,611sq.ft.)
of which not more than 27,870m2 (300,000 sq.ft) of the total gross floor area shall be used for
retail and restaurant use.
(e)Building Height
The maximum height shall be as shown on Schedule "E2" and shall not exceed 238.8 metres
above sea level (ASL).
(f)Parking
Parking for 5,000 vehicles will be provided on site, of which:
(i)a minimum of 75 bus parking spaces shall be provided on site.
(ii)a maximum of 4,500 parking spaces for vehicles shall be provided as surface parking on
site.
(iii)a minimum of 500 parking spaces for vehicles may be provided below grade.
(g)Temporary Parking
In addition to the 5,000 on-site parking spaces, a maximum of 2,000 parking spaces, shall be
provided as a temporary measure at an off-site location. Prior to the opening of the facility,
the applicant shall apply for, and receive approval of a Temporary Use By-law if required, to
permit the parking area which shall be located on lands in close proximity to the Destination:
Technodome and within the Downsview Area Secondary Plan, excluding lands designated
"Park & Open Space (POS)" and "Residential Density One (RD-1)".
(h)Yard Setbacks
Subject to technical changes which may occur at Site Plan Approval, the minimum yard
setbacks shall be as shown on Schedule "E3".
(i)Loading Spaces
A minimum of 10 parking spaces, 11metres in length, 3.6 metres in width and a vertical
clearance of 4.2 metres each, shall be provided.
(j)Pedestrian Walkway
A minimum 20 metre wide, landscaped, pedestrian walkway, to be located generally as shown
on Schedule AD2A and extends from the pedestrian bridge and the Sheppard Avenue/W.R.
Allen intersection to the Transit Road extension shall be provided.
(k)Activity Plaza
An minimum of 1.5ha (3.7ac) shall be provided as an outdoor activity plaza located generally
as shown on Schedule AD2A and shall, without limiting its design, include active and passive
recreational activities, formal plantings, lighting, seating and public art.
(l)Landscaping
A landscaped strip consisting of a minimum 3 metre width along all lot lines abutting a public
or private street shall be provided.
(m)Other Regulations
Outside display is limited to the temporary keeping of equipment, goods, materials, and
products outside a building and used by, associated with, or promoted by the primary use and
may include the display of one or more new vehicles for promotional purposes but does not
include a motor vehicle dealership.
(n)Notwithstanding any severance, partition or division of the site, the provisions shall apply
to the whole of the site as if no severance, partition or division has occurred.
(2)Staff be directed to do all things necessary to ensure that at the time of the enactment of
any zoning by-law the following conditions have been satisfied:
(a)An implementing zoning by-law which generally complies with the recommended zoning
provisions noted above, has been perfected;
(b)The applicant/landowner submit to the Director, Community Planning, North District, a
Reference Plan of Survey prepared by an Ontario Land Surveyor which delineates the lands
subject to this application and any rights-of ways and easements appurtenant thereto.
(c)Section 37 Agreement(s)
The applicant/owner enter into an Agreement(s) with the City pursuant to Section 37 of the
Planning Act, R.S.O, 1990, c.P.13, as amended, in a form satisfactory to the City Solicitor and
in consultation with the Director, Community Planning, North District, to secure the facilities,
services and matters noted in Appendix AA@ to this report.
(d)Should Council deem appropriate, the applicant shall provide a cash contribution to the
Wilson Avenue Streetscape and Arts Park projects. The process to be followed and the timing
of contributions, are to be reported on, prior to enactment of the zoning by-law. Such
contributions shall be secured through a Section 37 Agreement(s) and include:
i)a cash contribution to the City of $150,000.00 for the purposes of streetscape improvements
to Wilson Avenue.
ii)a cash contribution to the City of $25,000.00 towards the development of an Arts Park
project within the Downsview Park.
(3)Site Plan Approval
Prior to the issuance of a building permit, the Director, Community Planning, North District,
shall have granted site plan approval which satisfactorily addresses the technical requirements
of City departments and commenting agencies and the site plan objectives outlined in
Appendix AB@.
(4)Prior to the opening of the facility, the applicant shall apply for, and receive approval of a
Temporary Use By-law, if required, to permit the temporary overflow parking area for a
minimum of 1,500 parking spaces and a maximum of 2,000 parking spaces for vehicles on
lands in close proximity to the Destination: Technodome and on lands within the Downsview
Area Secondary Plan, excluding lands designated "Park & Open Space (POS)" and
"Residential Density One (RD-1)";
Background:
1.0Official Plan & Zoning Amendment Application:
Heathmount A. E. Corp. has applied for an amendment to North York Official Plan and the
Zoning By-law to permit "Destination Technodome". At its meeting of July 29, 1998 Council
adopted OPA 464 ( Downsview Area Secondary Plan) which specifies land use and
development policies for the subject site.
2.0Destination: Technodome - Interim Report (July/98)
An interim report, tabled with Council on July 29, 1998, assessed the Destination:
Technodome proposal within the context of the policies of the Downsview Area Secondary
Plan. The report illustrated for Council and the community, a zoning framework for the
proposal that would implement the policies of OPA 464. Further, the report, as amended,
identified for Council=s information zoning standards including permitted uses, gross floor
area, height, parking and yards for the proposed Destination: Technodome.
3.0Council Directives (July/98)
In its consideration of OPA 464 and the interim report on Destination: Technodome, Council
adopted motions respecting the future development of the site. With respect to the official
plan policies, Council directed that the landowner and applicant:
Cpursue high levels of energy efficiency and parking minimization strategies;
Cbe urged to consider district heating options for heating and cooling facilities and that the
Toronto District Heating be given an opportunity to make a proposal to that effect; and
Cprovide guidelines for the nature and form of the activity plaza, to be determined through the
zoning process;
With respect to the future zoning of the site, Council requested the applicant and landowner
to:
Cprovide and pay for an independent review of all parking studies;
Csubmit a plan, to the satisfaction of City officials, for the staging of construction and the
routing of construction;
Cundertake an environmental analysis to determine the level of air emissions which will result
from vehicles generated from Destination: Technodome;
Council also directed that:
Cstaff address the issue of deliveries to Destination: Technodome;
Cno individual venue be permitted of a size that generates sufficient traffic that exceeds the
capacity of the road system and that the Works & Emergency Services Department
(Transportation Services) recommend the maximum size of any particular venue;
Cnotice of the public meeting include a mail distribution to all residents and business in all
areas bounded by Jane Street, on the west, Finch Avenue on the north, Bathurst Street on the
east and Highway 401 on the south; and
CCanada Lands Company Limited provide certification acceptable to the City that all PCB's
and munitions (other than those currently being utilized for military purposes) have been
removed from the site.
4.0Community Consultation
The applicant=s proposal has been presented to the community at open houses and
community meetings held in 1997 and 1998 during the preparation of the Downsview Area
Secondary Plan. In addition, the proposal has been discussed at numerous weekly meetings of
the Downsview Community Advisory Panel (CAP) over the last 15 months. The Community
Advisory Panel has been instrumental in articulating the community's comments respecting
this proposal and has met with the applicant to discuss planning and transportation issues and
identify measures to resolve these matters.
A community consultation meeting, specifically on Destination: Technodome was held on
October 7, 1998, with approximately 180 persons attending. The applicant=s presentation of
the proposal was followed by a question and answer period. In general, the matters raised by
the community focussed on:
Traffic:The proposal may cause traffic congestion on the City=s adjacent roads and visitors
may park on local roads within neighbourhoods and commercial areas.
Parking:That the number of parking spaces will be sufficient and that large parking lots will
be necessary and may create a "sea of asphalt" which would be unsightly for the local
neighbourhoods.
Transit:The proposed development should encourage greater transit ridership.
Copies of the written comments received at the community meeting are attached. (See
Appendix "I")
A second community meeting on the proposed "Destination: Technodome" has been
scheduled for October 27, 1998. A supplemental report will be tabled to advise Council on the
matters raised at this meeting.
5.0Proposal
Destination: Technodome is a 236,300m2 (2.5 million sq. ft.) sport and entertainment facility
that is proposed to be constructed on lands that form a part of the former CFB - Toronto
(Downsview) military base. The site is owned by the Federal Government and would be
leased to the applicant. Destination: Technodome is to be located at the south-west corner of
Sheppard Avenue West and W.R. Allen Road, adjacent to the existing Defence and Civil
Institute of Environmental Medicine (DCIEM). (See Schedule "D1").
Site Statistics |
Site Area 31ha (76acre)
Proposed Density0.765 FSI
Permitted Density (OPA 464) 0.875 FSI
Proposed Parking Spaces (on-site) min. 5,000 (vehicles)
& 75 (buses)
Overflow Parking (off-site) Requested1,500 vehicles
Proposed Max. Height42 m. (138ft)
Arenas1 - 10,000 seats
1 - 2,500 seats
2 - 600 seats (each) |
Gross Floor Area |
Sports & Entertainment171,253m2 (1,843,416sq.ft.)
Admin/Circ./Servicing 6,503m2 (70,000sq.ft.)
177,756m2 (1,913,416sq.ft.)
Themed Retail & Restaurants 27,870m2 (300,000sq.ft.)
205,626m2 (2,213,416sq.ft.)
Mechanical/Loading 30,675m2 (330,195sq.ft.)
Total GFA 236,301m2 (2,543,611sq.ft.) |
The Destination: Technodome proposal would provide a variety of indoor sport and
entertainment activities such as downhill skiing, snowboarding, hockey, tennis, basketball,
vollyball, swimming, canoeing and kayaking. It features interactive and virtual reality
attractions and rides, an IMAX theatre, cinemas, themed retail stores, restaurants, a 10,000
seat, multi-function hockey arena and three smaller hockey arenas that would provide a venue
for the Metropolitan Toronto Hockey League. (MTHL/International Sports Centre (ISC) Inc.,
in July, 1997, made an application to amend the Official Plan and Zoning By-law the City to
permit a 55,480m2 (597,200sq.ft.) multi-function arena facility containing four hockey arenas,
two with 600 seats, one with 1,200 seats and one arena with 12,500 seats. In June, 1998
MTHL/ISC advised the City that it wished to place it s amendment application on hold (See
Appendix AD@). Since that time, the applicant for the Destination: Technodome has advised
that a venue for MTHL has been incorporated into its facility. MTHL/ISC, by letter dated
September 28, 1998 (See Appendix "D"), advised the City that it has not yet finalized its
agreement with the applicant, but that it has no objection to, and supports, the Destination:
Technodome application.)
Following discussions with the City, the applicant has agreed to create a major pedestrian
entrance to the Downsview Park on the subject site. A 20metre (66 ft) landscaped pedestrian
walkway that connects with the pedestrian bridge will be provided. (See Schedules "D1"@&
AD2@) The City also requested, that the Destination: Technodome proposal animate and
enliven the outdoor areas adjacent to the building, specifically the area adjacent to the
pedestrian walkway. The applicant has agreed to incorporate an AActivity Plaza@, adjacent
to the pedestrian walkway. This activity plaza that would be designed to reinforce the
expression of this area as an entrance to the park. It would contain trees, formal plantings,
lighting, seating, public art and other public features.
Destination: Technodome meets Transport Canada=s height limitations for the Downsview
Airport. The proposed building ranges in height from 5.5m (18 ft) to a maximum height of 42
metres (138 ft.) at its highest point. (See Schedule "E2" . The facility would be approximately
15% larger in area, than the Toronto Skydome. Unlike Skydome however, 30% of the
building would be below grade and the facility will be connected directly to the Downsview
Subway Station by an above-grade, pedestrian bridge at the intersection of W.R. Allen Road
and Sheppard Avenue.
On-site parking for 5,000 vehicles and 75 buses is proposed. Two parking areas would be
provided. One area, located to the south of the building, would accommodate 2760 vehicles
and be connected to the building by a landscaped pedestrian walkway. (See Schedules
AD1@& AD2@) A second parking area, located to the north of the DCIEM building, would
provide parking for 1705 vehicles and 75 buses. This area would be connected to the building
by a landscaped walkway adjacent to Sheppard Avenue. Below grade parking for 535 vehicles
will be provided to the rear of the building. Access to Destination: Technodome would be
provided by an extension of Transit Road from Wilson Avenue, north to Chesswood Drive
including a new direction ramp over W. R. Allen Roads. Intersection improvements to
Sheppard Avenue, traffic signalization at key access points and a direct connection to the
subway would be required to manage traffic generated from the proposal and provide direct
and easy access to, and from, the facility.
Destination: Technodome will complement and enhance the Federal Government=s and the
City=s initiatives to create a unique mixed use, urban park and open space on the former
military lands. Destination: Technodome will achieve economic benefits including the
creation of construction jobs, opportunities for permanent, high-tech, management and service
employment, tax revenue, and expand Toronto's tourist attractions.
6.0Existing Planning Controls
6.1Official Plan Policies
This amendment application proposes development on lands designated "Sport &
Entertainment" by OPA 464 (Downsview Area Secondary Plan) (See Schedule "B"), adopted
by City Council, at its meeting of July 29, 1998. As a result, the applicant's request for a
site-specific amendment has been dealt with by OPA 464 and is not required.
In conjunction with the Secondary Plan, Council also approved a Transportation Master Plan
which identifies and incorporates transportation improvements required in part to support the
Destination: Technodome proposal. The applicant has appealed OPA 464 stating that the
Transportation Master Plan, as an integral a part of the Secondary Plan, restricts Heathmount
A.E. Corp.=s options respecting traffic and parking management. The applicant has also
appealed the permitted density for the lands, the public art policy and the failure of the OPA
to recognize lands designated Park & Open Space (POS) as parkland contributions.
6.2Current Zoning
The site is currently zoned "Airport Hazard (A)"(Schedule "C") which permits uses associated
with the Department of National Defence. A site-specific by-law is required to delete the
existing Airport (A) zone on the subject site and apply development standards required by the
Downsview Area Secondary Plan.
Discussion:
7.0 Planning Considerations:
The July 29/98 interim report on Destination: Technodome reviewed the proposal within the
context of the land use policies of the Downsview Area Secondary Plan. As noted in that
report, Destination: Technodome is consistent with the land use and development policies of
OPA 464 which permit sport, entertainment and commercial recreational activities and events
on lands designated "Sport & Entertainment".
The Destination: Technodome proposal has been further refined and additional work has been
completed by the applicant. Updated transportation and parking studies have been submitted,
as well as an urban design framework for the site. These matters have now been reviewed by
the City and, with the input of area residents, a clear understanding of community interests
and resolution of the planning considerations can be brought forward.
7.1Urban Design Including Landscape Treatment
The Downsview Area Secondary Plan sets out design matters to be achieved. The applicant
has retained EDA Collaborative Inc., a landscape architect and urban design consulting firm.
EDA has submitted an "Urban Design & Landscape Submission" for the site that
demonstrates how the Destination: Technodome proposal meets the design objectives of the
Secondary Plan by:
Cintegrating the proposed development into the framework of the Downsview lands;
Ccreating a pedestrian friendly and safe environment at the Sheppard Avenue and W.R. Allen
Road intersection;
Cextending the public circulation system of Destination: Technodome so that it links with the
Downsview Subway Station and the Downsview park and open spaces;
Cestablishing a strong pedestrian entrance to the Downsview park; and
Cincorporating measures to mitigate the visual impact of parking areas, ensure pedestrian
safety within these facilities and to enhance the park-like character of the area.
Further review of the applicant=s urban design and landscaping submission and the objectives
to be achieved, as noted in Appendix "B", will be detailed as the proposal proceeds through
site plan approval and secured, as required, through a Section 41 Agreement with the City.
7.2Programming for the Activity Plaza
Council, in its consideration of OPA 464, requested the applicant to provide guidelines for the
programming and design of the proposed activity plaza to be located adjacent to the
Destination: Technodome building and the pedestrian walkway. In response, the applicant=s
Urban Design & Landscape Submission, prepared by EDA Collaborative Inc., includes an
urban design framework for the plaza, with particular emphasis on its intended programming.
EDA identifies two distinct functional areas of the activity plaza. The AMulti-Use Activity
Area@ would be located between the Technodome building and the existing Defence and
Civil Institute for Environmental Medicine (DCIEM) building.(See See Schedule AD2@) This
area will accommodate a significant amount of pedestrian activity and will include bus and
car drop-off areas, access to the building entrances/exits and at-grade and spill out activities
from Destination: Technodome. The "Program Use Area" is located adjacent to the pedestrian
walkway (See Schedule "D2") so that events that require access control, visual and noise
buffering can be easily provided. Program uses could include small venue plays,
performances by community or professional groups, displays, exhibits, trade shows, product
launches, and art shows. Its location at the extreme west of the site and the use of design
features such as berms, landscaping, walls and baffles will mitigate noise associated with
these uses.
Further refinement of the design elements to be applied will occur as the proposal proceeds
through site plan approval and will be secured, as required, through a Section 41 (site plan)
agreement with the City.
7.3Examination of the Potential for an Impact on Local Retail
The applicant advises that the area within Destination: Technodome devoted to retail is
intended to be themed oriented, highly specialized in nature and therefore would not be
compete with the local retail area for the daily and weekly shopping needs of the surrounding
community. The City requested the applicant to retain a market consultant to evaluate the
Destination: Technodome retail component. Malone Given Parsons Ltd. (MGP) was retained
by the applicant to determine whether the retail component would have any impact upon
established retail commercial facilities and shopping centres in the local area. MGP concluded
that the retail would not have an impact upon local businesses and this conclusion was
confirmed by Robin Dee & Associates, acting on behalf of the City Appendix "C" provides
details respecting these studies.
7.4Expected Attendance:
One of key interests of the community relates to the expected visitors to Destination:
Technodome and whether the assumptions respecting the attendance figures are valid. The
study prepared by Malone Given Parsons (MGP) provides an analysis of the attendance and
visitors origins for Destination: Technodome. The study concludes that the facility will serve
a broad geographic area that extends beyond the Greater Toronto Area. The study indicates
that Destination: Technodome is expected to generate approximately 11 million (primary)
visits and provides a break-down of these visits by venue. Robin Dee & Associates on behalf
of the City, was asked to verify the attendance and visitor origin for the Destination:
Technodome and concluded that the methodology and assumptions were valid and that the 11
million visits to the site is a realistic assumption. (See Appendix "C").
7.5Transportation Considerations:
The Works and Emergency Services (Transportation) Department has reviewed the
Transportation Impact Study and Parking Demand Study prepared by Read, Voorhees &
Associates, an behalf of the applicant. These studies have been further reviewed by an
independent transportation consultant, MM Dillon Consulting Limited which has verified the
methodology, assumptions and forecasts and concurred with the applicant=s studies. (See
Appendix 1 of the Works & Emergency Services (Transportation Services) Department
memorandum dated October 20, 1998).
Transportation Services has also undertaken its own examination of the Destination:
Technodome proposal within the context of the transportation policies of the Downsview
Area Secondary Plan and the Transportation Master Plan, endorsed by Council. In its analysis,
Transportation Services evaluated a typical day of operation along with the worst case
scenario to determine the ultimate requirements of the future road network, adequacy of the
parking supply and the resulting impact of the Destination: Technodome on the transportation
network.
One of the key objectives of the Transportation Services analysis is that traffic generated from
the Destination: Technodome proposal not rely upon the local road network. Specifically, all
traffic generated from the Destination: Technodome proposal would only be permitted to rely
upon existing and future arterial and collector roads.
Parking demand and supply has been examined by Transportation Services within the context
of creating a balance between an under-supply of parking that might threaten private property
and the public road system and an over-supply of parking which is counter-productive in
reaching and maintaining an appropriate transit modal split. In addition to the provision for
5,000 parking spaces on the site, Transportation Services recommends that a minimum of
1,500 parking spaces, up to a maximum of 2,000 parking spaces be available, on a daily basis,
for a period of 12 months. During this period, the applicant will determine whether this
additional parking will be required on a regular basis.
The applicant has advised that he is currently negotiating with the Toronto Transit
Commission to develop a transit incentive program that would result in an improved transit
modal split and which may negate the need for substantial parking. The zoning provisions
recommended in this report provide for a temporary parking area for up to 2,000 vehicles. The
applicant will be required to obtain a temporary use by-law to permit any additional parking.
Should the implementation of the transit incentive program result in an improved transit
modal split, the number of number of parking spaces may be reduced.
The recommendations and conclusions of the Transportation Services are set out in their
memorandum dated October 21, 1998 .(See Appendix AE@). Transportation Services has
recommended a number of road and transportation related improvements that are consistent
with the Downsview Area Secondary Plan and the Transportation Master Plan, approved by
Council. All roads and improvements will be constructed to the satisfaction of the City and
the costs of acquisition and construction will be the responsibility of the applicant/landowner
and will be secured through appropriate Section 37 & 41 agreements. The roads,
improvements to facilities and measures to address parking and traffic management that will
be secured through a Section 37 agreement are illustrated in Appendix "A" and include a
provision that the building will not be open for operation until the necessary infrastructure is
in place. Transportation matters to be addressed at the time of site plan approval are detailed
in Appendix "B".
7.6Loading Facilities:
The applicant proposes that loading and servicing areas for Destination: Technodome would
be located on the west side of the building, in a below grade, enclosed loading facility that
will be accessed from the new collector road. The applicant has advised that all deliveries
would occur at the loading area and that 10 loading spaces would be provided. Transportation
Services has advised that a minimum of 10 loading spaces is required.
7.7Frequency of Truck Deliveries & Delivery Routes:
Council requested the applicant to provide details respecting truck deliveries to the site and
the potential impact upon the existing road network. The applicant's transportation consultant,
Read, Voorhees & Associates Ltd., has advised that the peak hour for truck deliveries occurs
between 10:30 a.m. and 11:30 a.m., during which there would be 40 trips associated with
trucks entering and exiting the facility. Truck volumes during the remainder of the day would
be lower.
Read, Voorhees & Associates further advises that there are several routes to serve the
Destination: Technodome which would provide delivery access including Sheppard Avenue
(east and west), W.R. Allen Road, Chesswood Drive and the new collector road. The
consultant also advises that most of the truck activity will relate to commercial deliveries to
retail stores and restaurants. However, some of the trucks associated with the entertainment
activities will stay on site all day. read, Voorhees & Associates concludes that, with 20 trucks
(40 trips) spread over the available routes, the hourly load on any one section of a road or
intersection in the vicinity of Destination: Technodome, will be nominal. Transportation
Services has advised that these trip movements can be accommodated on the road network as
they will not conflict with either the road peak or the facility peak periods.
7.8Soils Review and On-site PCB storage
The landowner has submitted a soil's investigation report prepared by Decommissioning
Consulting Services Limited (DCS), dated July, 1998 which concludes that the site is suited
for the proposed Destination: Technodome. This report identifies that the environmental
liabilities associated with the site are relatively minor and can be readily managed. A peer
review of this report and a Record of Site Condition acknowledged by the Ministry of the
Environment is required. The peer review will be paid for by the applicant and secured
through the Section 37 agreement(s). The City will select the consultant to undertake the peer
review which will be required prior to site plan approval.
At its July meeting, Council requested that Canada Lands Company CLC Limited provide
certification acceptable to the City that all PCB's and munitions, other than those currently
being utilized for military purposes, have been removed from the Destination : Technodome
site. In a letter dated July 20, 1998, (Appendix "F"Canada Lands advised that, with the
closure of the Base, the Department of National Defence was required to formally
decommission all operations associated with the Base which included the investigation,
identification and removal/remediation of any contaminants and hazardous substances.
Further, Environment Canada, has provided a letter indicating that PCB's formerly stored at
Downsview were removed in 1996. (See Appendix "F").
As part of its soils review, DCS Limited undertook an audit of each building on the site and
determined that the current inventory of PCB's is composed of 20mg of test fluid housed in a
storage compound and that the only other know sources of PCB containing materials are
found in fluorescent light ballasts and electrical transformers which are to be removed as part
of building demolition.
7.9Staging of Construction:
Council requested the applicant to provide a plan for the staging of construction and the
routing of construction vehicles with particular emphasis on confining these vehicles to routes
that will not impact on adjacent residential neighbourhoods and nearby commercial and
industrial areas. The Section 37 agreement will require the applicant to provide such a plan to
the satisfaction of City officials prior to the issuance of a building permit (See Appendix "A").
Further, this agreement will provide for the details of the plan to be provided at the time of
site plan approval.
7.10Public Art Contribution
OPA 464 requires that the applicant provide one percent of the gross building construction
costs for public art on publicly-accessible or publicly-visible portions of the lands including
abutting City-owned lands. Such contribution, its maintenance, the selection criteria and
process is to be report on and finalized prior to the issuance of a building permit. Provision for
the public art contribution will be secured through the Section 37 Agreement (See Appendix
"A")
7.11Energy Conservation/Efficiency
Council requested the developers to pursue high levels of energy efficiency in the
redevelopment of the Downsview area. The applicant has advised that its consultants, Yolles
Strategic Engineering Consultants Ltd. and Proctor & Redfern are examining a number of
options to achieve greater energy efficiency within the Destination: Technodome proposal
(See Appendix "G"). Options being explored include alternative sewage treatment measures,
water conservation methods including storm water storage and re-use, innovative building
materials to minimize heating and cooling requirements and high efficiency mechanical
equipment to achieve maximum output. These and other measures will be further developed
as the project is further refined. A report on this matter will be brought forward for Council's
consideration, prior to site plan approval.
7.12District Heating
Council has requested that Toronto District Heating Corporation be given an opportunity to
bid on any future district energy system on the Downsview lands. Canada Lands Company
CLC Limited, by letter dated October 9, 1998 (see Appendix "H") has advised that it is
currently investigating the potential for a district heating system to serve developments on the
former base lands. Canada Lands has indicated that it is its intent to initiate a proposal call for
a district energy system. Once the proposal process has been established, Toronto District
Heating could submit a proposal call along with other interested parties.
7.13Noise Impact
The applicant retained Valcoustics Canada Ltd. to evaluate the potential impact of noise
resulting from traffic generated from the Destination: Technodome proposal. This preliminary
study concluded that there would be no adverse noise impacts on residential areas. The
Community & Neighbourhood Services (Public Health) Department has requested that the
applicant provide a noise assessment of on-site equipment such as outdoor mechanical
equipment (See Appendix "J". The applicant will be required to provide this study at the time
of site plan approval.
7.14Air Quality
Rowan Williams Davies & Irwin Inc. (RWDI), on behalf of the applicant, provided an
analysis of impact of vehicular traffic generated from Destination: Technodome upon air
quality. RWDI concludes that there will be no exceedence of Provincial air quality respecting
carbon monoxide or nitrogen dioxide. Further, that there will be no exceedence of Provincial
criteria respecting suspended particulate (TSP) and inhalable particulate matter (PM10). Public
Health has advised that it concurs with the findings of this study and that its concerns
respecting long term and site-specific monitoring are satisfied (See Appendix "J")..
7.15Contributions for Wilson Avenue Streetscape Improvement & Arts Park
Council, at its July 29, 1998 meeting, adopted motions that require developers within the
Downsview Secondary Plan area to provide cash contributions to the Wilson Avenue
Streetscape program and the future Arts Park project for Downsview. In keeping with
Council's direction, the applicant has proposed a contribution of $150,000.00 to the Wilson
Avenue Streetscape and $25,000.00 to the Arts Park project. Should Council agree with these
proposed contributions, the provision of the funds and the parameters of how the funds will be
used will be secured by the Section 37 agreement(s).
7.16Cash-in-Lieu of Parkland Dedication
The Economic Development, Culture & Tourism (Parks and Recreation) Department has
advised that this application is subject to a 2% cash-in-lieu of parkland dedication, prior to the
issuance of a building permit.
7.17Notice for the Statutory Public Meeting
A public meeting on the Destination: Technodome proposal is targeted for the Nov 12,1998
meeting of Council. In accordance with Council's direction, notice has been given by mail
distribution to all residence and businesses within the area bounded by Jane Street, on the
west, Finch Avenue on the north, Bathurst Street on the east and Highway 401 on the south.
8.0Planning Controls to be Applied
8.1Zoning By-law:
This report refines the July/98 zoning framework which identified zoning standards for the
site such as permitted uses, gross floor area, height, parking and yards. Following review of
the applicant=s proposal and refinement of the development standards to be applied to the
site, it is now appropriate to recommend site-specific zoning for the lands. The
recommendations of this report include zoning provisions that would implement the policies
of OPA 464, establish development standards as required by the Secondary Plan and contain
conditions of approval designed to address planning, transportation, urban design issues,
community interests and Council directives.
8.2Section 37 Agreement(s)
The Downsview Area Secondary Plan contains provisions for the use of Section 37 of the
Planning Act to secure services, facilities and matters, required for the desirable development
of the lands and to meet the objectives set out in the Plan. In consideration of the necessary
roads, transportation improvements and municipal infrastructure requirements for the
Destination: Technodome proposal to proceed to development, new off-site transportation
improvements are required as well as improvements to existing municipal servicing. To
secure transportation and parking management measures, urban design features and public
benefits such as public art as set out in Appendix "A", the applicant/ land owner is required to
enter into a Section 37 agreement(s). Further discussions on the parameters and mechanisms
of implementation are required for the matters to be included in the Section 37 Agreement(s)
between the City and the applicant/landowner. If the City Solicitor determines that further
clarification or direction on matters set out in Appendix "A" is required, he will report back to
Council.
8.3Site Plan Agreement(s)
The Destination: Technodome proposal has been reviewed within the context of the
Downsview Urban Design Guidelines. During the site plan approval process, the urban design
objectives, as generally set out in Appendix "B", will be achieved and secured in the
development through a Section 41 agreement(s) with the City.
8.4Temporary Use By-law
The recommendations of this report require the applicant to provide an overflow parking area
to a maximum of 2,000 vehicles for scheduled special events in the proposed 10,000 seat
arena. Therefore, it is appropriate for the City to require that the lands to be used for an
overflow parking area be subject to a Temporary Use By-law for a maximum period of three
years, with further extensions subject to Council approval.
Should traffic monitoring and/or the implementation of a transit incentive program determine
that additional on-site parking is required, provisions for permanent on-site parking facilities
would be necessary and an extension of the Temporary Use By-law would not be required.
The location of the overflow parking area is limited to lands within the Downsview Secondary
Plan area excluding lands designated for park, open space and residential use.
8.5Environmental Assessment
The Downsview Transportation Master Plan identified specific road projects required for both
an interim and the year 2011 planning horizons for the Downsview Area Secondary Plan.
Review of the Destination: Technodome proposal by the Works and Emergency Services
(Transportation) Department has determined the specific road requirements and transportation
improvements necessary for the Destination: Technodome development to proceed.
The location and design of all new public roads, road improvements and intersection
improvements for the Downsview Secondary plan area must satisfy the requirements of the
Class Environmental Assessment for Municipal Road projects. The City has initiated the
relevant Environmental Studies that will address, where necessary, the potential social,
economic and environmental effects of specific projects and mitigation measures, where
appropriate. While the specific road projects are being processed by the City, the transfer of
the lands required for road right-of-way and construction costs are the responsibility of the
landowner.
Totten Sims Hubicki Associates, consulting engineers, has been retained by the City to assist
with the study of the road projects necessary for the interim planning horizon including the
following roads and improvements required for the Destination: Technodome.
8.6Next Steps
CPrior to enactment of any zoning by-law, a Section 37 agreement(s) between the
applicant/landowner and the City must be executed, incorporating the matters set out,
generally, in Appendix Aa@. As noted above, these matters will be reported on to Council
following further discussions with the applicant/landowner and City officials.
CThe applicant must apply for and receive site plan approval. Objectives to be achieved are
set out in Appendix AB@ and will be further refined during the site plan approval process.
CCompletion of, and approval of the relevant Environment Studies and Class Environmental
Assessment associated with the required roads and improvements necessary for the
Destination: Technodome. This process is concurrent with planning approvals.
Conclusion:
This report recommends approval, subject to conditions, of Destination: Technodome, a
multi-function, sport, commercial recreational and entertainment facility on lands within the
Downsview Area Secondary Plan (OPA 464). The proposal is consistent with the land use and
development policies of OPA 464, adopted by Council on July 29, 1998 and is in keeping
with the City's reurbanization policies which support efforts to direct more intensified land
uses, such as Destination: Technodome, to areas that are well served by transportation
facilities. Planning and transportation issues can be resolved using the planning controls such
as the zoning provisions set out in the recommendations of this report. The necessary road
infrastructure and other transportation requirements, the provision of public art, a pedestrian
bridge to the Downsview Subway Station and the public walkway through the site will be
secured through Section 37 and Section 41 agreements.
The community and specifically the Downsview Community Advisory Panel, has made an
invaluable contribution to the review of this application, especially in identifying community
interests. Approval of the recommendations of this report will be a first step to ensuring their
interests are met.
Contact Name:
Russell Crooks
Telephone: (416)-395-7108
Bryan W. Tuckey
Director, Community Planning, North District
SCHEDULES |
APPENDICES |
Schedule A-Existing O P Land Use
Schedule B-OPA 464 Land Use
Schedule C-Existing Zoning
Schedule D1-Proposed Site Plan
Schedule D2 -Landscape Plan
Schedule E1 - Proposed Zoning
Schedule E2 -Height
Schedule E3-Yards
Schedule F- Elevations
Schedule G1 -Sections
Schedule G2-Sections |
Appendix "A"-Section 37 Matters
Appendix "B"- Site Plan Objectives
Appendix "C"- Impact on Retail
Appendix "D"- MTHL/ISC
Appendix "E"-Transportation
Appendix "F -CLC
Appendix "G"-Energy Conservation
Appendix "H"-CLC District Heating
Appendix "I"-Community Comments
Appendix "J"-Department & Agency
Comments |
Appendix "A"
Section 37 Agreement(s)
Prior to the enactment of the zoning by-law, the applicant/landowner shall enter into an
Agreement(s) with the City pursuant to Section 37 of the Planning Act, R.S.O, 1990, c.P.13,
as amended, in a form satisfactory to City officials including the City Solicitor and in
consultation with the Director, Community Planning, North District, to secure the following
facilities, services and matters. The Agreement(s) shall be registered on the title to the lands.
1.0Municipal Services
Provision for, and timing of, all works, infrastructure and modifications to existing facilities
and infrastructure, associated with the roads needed for the Destination: Technodome
proposal to proceed as identified by the Works and Emergency Services (Transportation)
Department in their memorandum dated October 20, 1998, be located, designed and
constructed to the City's satisfaction and conveyed to the City free of any encumbrances and
at no cost to the City. The applicant/landowner shall agree to provide or obtain all easements
necessary for the proposal.
2.0Transportation & Parking
The applicant shall be responsible for the following conditions with all property acquisition
and construction costs to be borne by the developer, at no cost to the City. All road designs
will be to the satisfaction of the Commissioner of Works and Emergency Services.
2.1Roads & Improvements
i)The construction of Transit Road north from its current northerly limit (the W.R. Allen
intersection) to intersect with Sheppard Avenue opposite Chesswood Drive thereby
connecting Wilson Avenue with Sheppard Avenue. This road will have a five lane cross
section with the appropriate improvements at the intersections.
ii)The widening of Transit Road north of Wilson Avenue as identified in the Downsview
Area Transportation Master Plan.
iii)Modifications of the Sheppard Avenue/Chesswood Drive intersection to facilitate the
traffic operations required with the extension of Transit Road. The modifications will include
the provision for a westbound left turn, eastbound right turn, southbound through and shared
through and right turn, and, a northbound left, through and a shared through and right turn.
iv)The conveyance of all property necessary to establish the public road right-of-way
(dedicated highway) for Transit Road from Wilson Avenue to Sheppard Avenue.
v)Provide for the construction of a northbound grade separated off ramp from the W.R. Allen
Road to the extension of Transit Road as well as the provision of a southbound on ramp
leading from the Transit Road extension to the W.R. Allen Road.
vi)Provide improvements at the W.R. Allen Road/Transit Road intersection to include dual
eastbound left turn lanes, the removal of the westbound through and right turn movements and
provide a third northbound through lane on the south side of the intersection.
vii)Provide a new signalized intersection on the W.R. Allen Road south of Sheppard Avenue
to access the Destination: Technodome with provisions for future connection to the lands to
the east. This intersection will be designed to provide for a channelized southbound right turn,
dual eastbound left turn lanes, and a channelized eastbound right turn lane. East-west through
and northbound left turn movements are not to be permitted.
viii)Provide for improvements at the Sheppard Avenue/ W.R. Allen Road intersection. Such
improvements will include increasing the eastbound right turn storage length, and
re-delineating the northbound lanes to increase the northbound left turn lane storage.
ix)Provide for the construction of a weather protected pedestrian bridge to connect the
Downsview Subway Station to the Destination: Technodome site and Downsview lands.
x)Convey to the City, two 20 metre rights-of-way, specifically being the westerly extensions
of Kodiak Crescent, north leg and south leg, into the Downsview Lands to connect Sheppard
Avenue with the extension of Transit Road, that these rights-of-way be dedicated as public
highways in the future but may be leased by Destination: Technodome in the interim. The
terms of the lease will be to the satisfaction of the Commissioner of Works and Emergency
Services.
xi)Pay for the installation of new signal timing equipment, lane detectors, signal timing plans,
etc., at intersections to be modified. Also where appropriate, pay all costs associated with the
expansion of the City's SCOOT traffic adaptive system (or some other form of traffic
responsive control). Ultimately, it may be desirable to have this system linked to the major
intersections within the Secondary Plan area.
xii)The new intersection of Technodome Access driveway with the Transit Road extension
will be signalized and designed to include 200 metre northbound right turn lane, and a 50
metre southbound left turn lane.
xiii)At the intersection of the new east west driveway (south) with the Transit Road extension
that provides access to the north parking lot, a 50 metre southbound left turn lane and a
northbound right turn lane of 80 metres are required.
2.2Parking
i)In addition to the provision of 5,000 on site parking spaces as set out in the zoning by-law,
the applicant is to provide contingency parking to be secured from the Canada Lands CLC
Limited or other landowner, for up to 2,000 parking spaces as needed and available on a daily
basis for a period of twelve months. During this period, the applicant will be required to
develop a transit incentive program to improve the transit modal split and shall retain a
transportation consultant to conduct further studies and data collection to monitor the use of
parking supply during the daily operations. These studies will assist in determining the
adequacy of parking and/or the need for additional parking for a scheduled special event in the
10,000 seat multi function arena. Should the studies show that contingency parking is required
on a regular daily basis after the initial period, then the applicant will agree to extend the
agreement with Canada Lands Company CLC Limited or other landowner for ongoing
provision of contingency parking until such times as an on-site parking in a structure has been
constructed and is operational.
ii)In the interim and during the period that the contingency parking areas are being used, the
operations plan (shuttle bus) must be provided to the Transportation Services Division for
approval.
iv)If it is determined that contingency parking is required on a regular basis after the
visitation levels have stabilized for Technodome activities, then the applicant will be required
to build a parking structure on site rather than enter into a long term agreement with Canada
Lands Company CLC Limited for off site parking. .
v)That the applicant provide a parking plan to identify, the construction staging if a parking
structure is required in the future. The plan should fully detail where the existing parking
would be relocated during the construction period.
2.3Transportation Demand Management Measures
i)The applicant shall work closely with the TTC to establish transit incentive program for all
visitors to enhance the use of mass transit with the principal objective that will result in the
reduction of auto use, and that these programs be widely promoted and encouraged.
ii)The applicant, by promoting employee incentives for the use of public transit, ridesharing
and other modes of travel, should reduce auto use and thereby reduce the emission of air
pollutants.
iv)The applicant shall identify a plan with measures to ensure that there will be no negative
community impact related to illegal parking on adjacent private property or public roadways.
2.4Traffic Monitoring
An ongoing monitoring program must be implemented by both the City and the applicant, as
required in the Secondary Plan OPA 464 and the Transportation Master Plan to ensure that the
development proceeds within a balanced environment and does not lead to negative impacts
on the surrounding communities, or the City as a whole.
2.4..1The City shall undertake a monitoring program. However, as this monitoring program is
required to provide Council and the public with an operational evaluation of the Destination:
Technodome project, the following monitoring program, including but not limited to those
items listed below, shall be part of the City's monitoring program paid for by the applicant
over a period of three years coinciding with the use of the overflow parking lot under the
provisions of a temporary use by-law.
:i)Monitor transit ridership demand on the Yonge-Spadina subway line related to the
Downsview Lands in general and the Destination: Technodome specifically.
ii)Monitor operations of movements to/from the west side of the Allen Road /Transit Road
intersection.
iii)Monitor intersections at Keele Street/Wilson Avenue, Wilson Avenue/Wilson Heights
Boulevard, Finch Avenue/Dufferin Street, and Keele Street/Finch Avenue to assess the need
to provide improvements to existing turning lanes, etc., and signal timing/phasing.
iv)Monitor traffic operations at the new Transit Road/Sheppard Avenue intersection. If
required, upgrade the Kodiak Crescent East connection (including intersection turn lanes,
signal timing, etc.) from Sheppard Avenue to Transit Road.
v)Monitor the HOV operations on Allen Road.
vi)Monitor the overall traffic operations on the area transportation system as development
proceeds on the Downsview Lands.
2.4.2The applicant's monitoring program shall include:
i)The collection of data from the opening of any facility or ancillary component of the
complex and such data should include opening dates, visitation/employee volumes, mode of
arrival (ie. auto, transit, bicycle, walk, etc.). Data on the parking supply and contingency
parking areas must be collected regularly and at consistent intervals to determine the adequacy
of parking. Intersection counts must be taken to determine the impact of the facility on the
road network. The terms of reference of the monitoring program will be established in
consultation with the City.
ii)Through the monitoring program, the applicant will be responsible for any and all remedial
measures associated with the impacts of site generated traffic on the adjacent road network
and/or on the local road network within the surrounding communities.
3.0Public Art
Provision for one percent of the gross building construction costs for public art on
publicly-accessible or publicly visible portions of the lands including abutting City-owned
lands. Such contribution, its maintenance, the selection criteria and process is to be report on
and finalized prior to the issuance of a building permit.
4.0Pedestrian Bridge
Provision for the construction of an enclosed, above-grade pedestrian bridge that connects the
Downsview Subway Station to the pedestrian walkway on the subject lands, details to be
determined at the site plan approval stage.
50Soils Review
Provision for the payment of costs and the undertaking of a peer review of the soil's
investigation report prepared by Decommissioning Consulting Services Limited (DCS), dated
July, 1998 by a qualified consultant chosen by the City. The peer review shall be completed
prior to site plan approval.
6.0Construction Plan
Provision for a Construction Plan to be prepared prior to the issuance of a building permit and
to the satisfaction of the appropriate City officials that details the staging of construction and
the routing of construction vehicles.
7.0Scheduling of Arena Events
The applicant shall agree that special events will only be permitted in the 10,000 seat arena
and that no special events will be held in the ice rink arenas that seat 600, 600 or 2,500
spectators.
8.0Activity Plaza Events
The applicant shall agree not to hold outdoor concerts/performances which generate excessive
noise.
9.0Opening of the Facility
The applicant shall agree that the opening of the Destination: Technodome shall not occur
until all works and roads required for the project and identified by the Works and Emergency
Services (Transportation) and (Works) Department have been constructed and conveyed to the
City.
10.0Public Safety Program for Parking Areas
The Applicant shall agree to implement a public safety program which includes the
monitoring of operations of the parking facilities and publicly accessible areas during all
hours of operation.
Appendix "B"
Site Plan Approval
The applicant is required to obtain site plan approval. During the site plan approval process,
the following shall be addressed to the satisfaction of City officials and secured, as required,
through a Section 41 Agreement(s) with the City:
1)Pedestrian Bridge
As provided for by the Section 37 Agreement, an above-grade, enclosed pedestrian bridge that
connects the Downsview Subway Station to the Destination: Technodome building and
pedestrian walkway referred to in item 2) below, shall be constructed. The Section 41
agreement shall address matters including, but not limited to, design, location, construction,
maintenance, liability and public access including hours of access.
2)Pedestrian Walkway
a minimum 20 metre wide, pedestrian walkway that extends from the pedestrian bridge and
the Sheppard Avenue/W.R. Allen intersection to the Transit Road extension shall be provided
by the applicant. The pedestrian walkway shall emphasize the area as an entrance to the
Downsview Park. It shall be attractively landscaped with, at a minimum, a double row of
trees, formal plantings and incorporate special paving, signage, furnishings and appropriate
lighting to ensure a safe and pedestrian friendly environment. Measures shall be included to
animate and incorporate the adjacent edge of the DCIEM building into the context of the
pedestrian walkway and adjacent activity plaza. The Section 41 Agreement(s) shall address
matters respecting the walkway including, but not limited to, design, location, construction,
maintenance, liability, public access including hours of access.
3)Activity Plaza
An activity plaza, of not less than 1.5ha (3.7ac) shall be provided to link the activities of
Destination: Technodome to those of the Downsview lands. The activity plaza is to provide
for both active outdoor, programmed area(s) and passive recreational area(s) adjacent to the
Destination: Technodome entrances/exits. The plaza should be flexible in design to
accommodate large and small groups of people and include such elements as trees, formal
plantings, lighting, seating public art and other public features.
4)Landmark Structure
a landmark structure(s), aligned on the axis with the former Sheppard Avenue Road allowance
from the east and Sheppard Avenue from the north, shall be provided that clearly indicates the
area as an entrance to the Downsview Park. The landmark structure shall have a minimum
height of 25 metres and shall incorporate extensive lighting to ensure visibility of the gateway
and its signage at night.
5)Park Edge Treatment
Park edge treatment shall include tree-lined edges and boulevards, lighting, landscaping and
streetscape elements for the Transit Road extension from the vehicular bridge at W.R. Allen
Road to Chesswood Drive and along W.R. Allen Road and Sheppard Avenue.
6)Sheppard/Allen Edge
The edge of the property that fronts onto the Sheppard Avenue and W.R. Allen Road
intersection shall have urban landscape treatment to allow for the movement of visitors.
7)Building Design
The design of the building shall result in an appropriate relationship between the building,
streets and exterior areas to which the public have access. Building facades shall incorporate,
where appropriate, glazing, specifically along building facades related to entrances and
at-grade uses, signage and advertising to assist in animating and enlivening adjacent outdoor
areas . In particular, the north portion of the building shall include uses and activities that have
direct access and spill-out onto adjacent public areas.
8)Building Mass
The building massing and height shall meet Transport Canada's height limitations for the
Downsview Airport.
9)Parking & Drop-off Areas
a)Measures shall be incorporated into the design and construction of parking facilities,
including large surface parking lots to mitigate the visual impact of these facilities, to enhance
the park-like character of the area and to ensure pedestrian safety.
b)All surface parking lots shall incorporate tree planting and landscaping, pedestrian-scale
lighting and brick pavement at key locations to act as a buffer between pedestrian and public
areas and large areas of surface paving. Tree planting and landscaping should be used to break
up large areas of surface paving. Further, the first two rows of each of these parking areas
should integrate tree planting at a ratio of one tree for every three parking spaces.
c)All parking areas including surface and deck structures shall provide a pedestrian only
walkway with a minimum width of 6 metres linking the parking areas to the building
entrances or other connections to streets. The design of the walkway shall incorporate
appropriate lighting including pedestrian-scale lighting and a consistent row of trees on both
sides of the walkway.
d)Parking decks shall incorporate sufficient setbacks for the integration of trees and other
elements visible from surrounding streets, sidewalks and buildings.
e)Parking kiosk areas shall be designed to allow appropriate queuing and flow operations.
f)Bus/passenger car drop-off/pick-up areas shall be designed to ensure appropriate movement
of vehicles and visitors and create a safe and pedestrian friendly environment.
g)Parking spaces for the mobility challenged shall be provided in close proximity to the
entrances.
h)All vehicle ramps must not exceed 12% slope and must be heated or covered.
i)a minimum of 200 parking spaces of the 5,000 parking spaces required by the zoning
by-law shall be set aside and designated for the exclusive use of MTHL patrons year round.
k)a public safety program shall be provided to the City.
10)Signage Plan
a detailed signage plan, identifying the location and sizing of all directional signs shall be
submitted to the Works and Emergency Services (Transportation) Department for approval.
11)Bicycle Storage
The applicant shall provide secure bicycle locks.
12)Public Art
Public art, consistent with the public art policies contained within the Downsview Area
Secondary Plan shall be provided on publicly accessible or publicly visible lands. Section 41
Agreement(s) shall address matters including, but not limited to, the timing of the
contribution, location and maintenance.
13)Wind Study
To ensure that wind conditions at ground level within the activity plaza are generally
compatible with outdoor human activity, a wind study, paid for by the applicant shall be
provided.
14)Widening Of Sheppard Avenue
A conveyance of property is required across the Sheppard Avenue West frontage in order to
secure the 36 metre right-of-way in accordance with Map 7 of the Metro Official Plan.
Approximately 2.76 metres is to be conveyed to the City of Toronto for a nominal cost.
15)On-site Storm Water Management
All on-site works and facilities required for storm water management shall be constructed and
maintained by the applicant/landowner to the satisfaction of City officials.
16)Construction Plan
a construction plan must be submitted which details the proposed vehicle and truck routing
during the construction phase.
17)Loading Area
The design of the loading area should exhibit that there is sufficient area for truck
manoeuvrability.
18)Noise Study
The applicant shall provide a noise assessment of on-site equipment such as outdoor
mechanical equipment.
19)The technical requirements of the Departments and commenting agencies as set out in
Appendix "I"
Appendix "C"
Potential Impact Upon Local Retail
Destination: Technodome is predominantly comprised of gated (fee-required) sports and
entertainment venues and ungated (free circulation) areas including restaurants and retail
stores. The applicant has advised that the area devoted to retail will be themed oriented, highly
specialized in nature and will not be designed to serve the daily and weekly shopping needs of
the surrounding community.
The applicant indicated that the location of the Destination: Technodome at Sheppard Avenue
and W.R. Allen Road, being removed from a residential neighbourhood and given that
shoppers would have to pay a parking fee, casual drop-by patronage is discouraged. As such,
the applicant concludes that Destination: Technodome would not constitute a retail
commercial centre or shopping centre in the conventional sense. Further, the retail component
is intended to serve those visitors who are already attending the facility for the sport and
entertainment activities and events.
Notwithstanding the above, the City requested the applicant to retain a market impact
consultant to evaluate the Destination: Technodome the retail component to investigate
whether this component would have any impact upon established retail commercial facilities
and shopping centres in the local area.
The applicant retained Malone Given Parsons Ltd. (MGP) to undertake a retail market study
and impact evaluation of the Destination: Technodome proposal. This study concluded:
Athe Technodome retail and restaurant component will not compete with the Downsview
area, North York or Toronto commercial facilities to any significant degree, cause
competitive sales transfers, or lead to the closure of established facilities or create any risk of
impairment or undermining of the planned function of established commercial centres or
commercial areas@.
Robin Dee & Associates, an independent market impact consultant reviewed the findings of
the MGP study and concluded that:
Athe themed retail/restaurant component of the Technodome will have no measurable adverse
effect on commercial facilities in the Downsview area or elsewhere in Toronto." (Should the
proposal be approved, the proposed facilities)...@should be subject to the restriction that they
exclude: supermarkets, department stores and related outlets and clearance centres,
household furnishing stores other than accessory and/or themed related or recreational and
entertainment oriented merchandising, automotive parts and service related stores and home
improvement outlets@.
The recommendations contained within this zoning application report implement the findings
of Robin Dee & Associates by establishing permitted uses for the Destination: Technodome
site, indicates what uses are prohibited and establishes maximum gross floor areas for the uses
including the retail and restaurant component.
Expected Attendance:
One of key features of the Malone Given Parsons (MGP) market impact study is that it
provides an analysis of the attendance and visitors origins for Destination: Technodome. The
study concludes that the facility will serve a broad geographic area that extends beyond the
Greater Toronto Area. It will draw its visitors from a dispersed population base via a regional
highway network. Only a modest portion visitors will be drawn from the immediate vicinity
and the former North York area. The study notes that Destination: Technodome is expected to
generate 8.4 million primary visits related to the (paid) entertainment and sport attractions,
another 2.0 million primary visits related to the restaurant, retail and cinemas uses and
approximately 686,000 primary visits annually to the 10,000 seat multi-use arena and the
three ice hockey arenas.
Robin Dee & Associates, retained by the City to verify the attendance and visitor origin for
the Destination: Technodome, concluded that:
AThere is no Technodome in existence anywhere at this time which can serve as an empirical
model for the purpose of estimating attendance. Under such circumstances, the bottom up
approach taken by MGP in which venue attendance is estimated on a component basis is, in
our opinion, both appropriate and conservative. Moreover the rationale behind each
component attendance estimate appears to be reasonable.@
The expected attendance and visitor origin data has been used to assist the City in its analysis
of the impact of the proposal upon the existing and proposed road network and transportation
facilities. Destination: Technodome will be open all year, but the summer season will be the
peak period of the highest attendance. For this reason, the summer peak season has been used
as a basis for the analysis of Destination: Technodome=s impact upon the existing and future
road network and transportation facilities. This peak demand period has also been used in
determining the design requirements for new roads, infrastructure improvements and
measures to management traffic and parking.
Following review of the applicant's Transportation Impact and Parking Demand studies by
the City and following a review and verification of the findings of all studies by an
independent transportation consultant, MM Dillon, the City is confident the proposed road
and transportation improvements can adequate manage the parking requirements and traffic
generated from Destination: Technodome.
Expected Employment
The applicant has advised that approximately 9,300 direct and indirect jobs within Toronto
will result from the construction of the project. Once open, approximately 3,600 full and
part-time jobs will be created including hi-tech, skilled, management and service industry
jobs, once the project is constructed. At any one time, approximately 1,800 employees would
be on-site at a given time during the peak summer period. These figures have been
incorporated into the applicant=s transportation studies that have been reviewed by City staff
to determine the impact of expected employee traffic upon the existing and future road
network and transportation facilities.
October 28, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:SUPPLEMENTARY REPORT NO. 1
Official Plan & Zoning Amendment Applications
Destination: Technodome
Heathmount A. E. Corp.
West of W.R. Allen Road, South of Sheppard Avenue West.
Ward 8 - North York Spadina
UDOZ-97-28
Purpose:
The purpose of this report is table, for Council=s information, comments (Appendix "A")
received from a second community consultation meeting held October 27, 1998 on the
Destination: Technodome proposal and to provide revised comments received from the
Community & Neighbourhood Services (Public Health) Department (Appendix "B").
Recommendations:
It is recommended that this information be received as information.
Discussion:
1.0Community Consultation
The applicant=s proposal was presented to the community at a community consultation
meeting on October 7, 1998. A second community meeting was held on Tuesday, October 27,
1998 to provide an additional opportunity for residents of the Clanton Park and Bathurst
Manor neighbourhoods to learn more about the Destination: Technodome proposal and
provide comments to the City.
At the October 27th. meeting, the applicant presented his proposal, followed by a question
and answer period. In general, matters raised by the community focussed on:
Traffic & Parking Management
CMeasures should be taken to mitigate any traffic congestion on the City's adjacent roads.
CVisitors to the Destination: Technodome must not park on local roads within
neighbourhoods and commercial areas.
CThe number of parking spaces must be sufficient to meet the needs of expected visitors to
the Destination: Technodome.
CTransit usage should be encouraged.
Copies of the written comments received at the October 27, 1998 community meeting are
attached. (See Appendix "A"@).
The staff report dated October 22, 1998 sets out recommendations respecting the provision of
new roads, transportation improvements and measures to manage traffic and the parking
necessary for the development of the Destination: Technodome. The report sets out the
matters to be secured through Section 37 agreements such as the provision for a transit
incentive program. Further, the report identifies the objectives to be achieved through site plan
approval.
2.0Public Health Comments
The staff report dated October 22,1998, included comments from the Community &
Neighbourhood Services (Public Health) Department respecting the applicant's Noise & Air
Quality studies. As indicated in the report, Public Health advised (verbally) that the Noise and
Air Quality studies satisfies its concerns. The report also incorporated Public Health's request
that the applicant provide a noise assessment report, at the time of site plan approval. Public
Health has now provided written comments which mirror its verbal comments. (See Appendix
"B").
Contact Name:
Russell Crooks
Telephone: (416)-395-7108
Bryan W. Tuckey
Director, Community Planning, North District
.
Appendix "A" - Community Comments
Appendix "B" - Public Health Comments
CITY CLERK
Clause embodied in Report No. 8 of the North York Community Council, as
adopted by the Council of the City of Toronto at its meeting held on July 29, 30
and 31, 1998.
29
Interim Report - Zoning Framework -
Official Plan and Zoning Amendment Application UDOZ-97-28 -
Heathmount A.E. Corporation (Destination Technodome) -
North York Spadina
(City Council on July 29, 30 and 31, 1998, adopted this Clause, without amendment.)
The North York Community Council recommends that:
(1)the report (July 10, 1998) from the Acting Commissioner of Planning be received
subject to the following amendments:
(i)Section 3.0 (i) be amended to provide for an independent review of all parking studies
undertaken to date to be commissioned by the Works and Emergency Services
Department, Transportation Services, and paid for by the applicant;
(ii)No individual venue shall be permitted to be of a size that will generate sufficient
traffic to exceed the capacity of the road system; and in that regard staff, on the basis of
a careful analysis, will recommend the maximum size of any particular venue, including
the proposed 12,500 seat arena;
(iii)Staff address the issue of deliveries to the Technodome and report to Council
through the zoning process; and
(iv)Notification of the public hearing on this matter to include a mail distribution to all
residents and business in all areas bounded by Jane Street on the west, Finch Avenue on
the north, Bathurst Street on the east, and Highway 401 on the south;
(2)the applicant and/or landowner be required to:
(i)submit a plan for the staging of construction and the routing of construction vehicles
with particular emphasis on confining these vehicles to routes that will not impact on
residential neighbourhoods, and have a minimum impact on neighbouring industrial
and commercial zones, to the satisfaction of the Works and Emergency Services
Department, Transportation Services (North York);
(ii)undertake an environmental analysis to determine the level of air emissions which
will result from the vehicles expected to be generated by the Technodome; and
(3)Canada Lands Co. Ltd. provide certification acceptable to City staff that all PCB=s
and munitions (other than those currently being utilized for military purposes) have
been removed from the site.
The North York Community Council reports, for the information of Council, having:
(1)requested the Commissioner of Urban Planning and Development Services to undertake
the following studies to be considered with this zoning application:
(i)a review of parking requirements for stadia and theatres within the G.T.A., with particular
attention to those associated with theme or amusement parks including but not limited to:
- Kingswood (Canada's Wonderland)
- Molson Amphitheatre (Ontario Place)
- Copp's Coliseum (Hamilton)
- Ford Centre (North York)
- Markham Centennial Arena
- Markham Theatre
- Ice Gardens - York University
- North York Centennial Arena
(ii)an examination of parking pricing, and pricing policies in the vicinity of, and/or associated
with large stadia and other large volume traffic generating venues including but not limited to:
- Exhibition Place and The National Trade Centre;
- Woodbine Racetrack;
- T.T.C. Commuter Lots; and
- Skydome;
and that this study include both public and private lots;
(iii)a review of bus parking requirements and a comparison of bus parking provisions at a
variety of similar venues including but not limited to:
- Skydome;
- Air Canada Centre (To Open February, 1999); and
- Canada's Wonderland;
(iv)a review of parking requirements for employees in comparison with parking provisions
for employees at a variety of similar venues and the incorporation of employee parking
assumptions into previous parking and transportation studies;
(2)deferred the following motion by Councillor Moscoe for consideration with the zoning
application:
"That until such time as the appropriate studies are completed a cap of 4,000 seats shall be
established."; and
(3)referred the following motion by Councillor Augimeri to the Commissioner of Urban
Planning and Development Services for a report thereon to the Community Council:
"That the Section 37 Agreement include a clause which mandates the developer to provide a
market impact study for any future use which is not compatible with the surrounding land
uses. The study would be required for any use over 50,000 sq. ft. and shall have an impact
area of a 2 km. radius."
The North York Community Council submits the following report (July 10, 1998) from
the Acting Commissioner of Planning:
Purpose:
The purpose of this report is to:
Cprovide an update on the Destination: Technodome application;
Cillustrate, for the information of Council and the community, a zoning framework, as set out
in Appendix 1 of this report, that could be applied to the Destination: Technodome proposal,
based upon the draft Downsview Area Secondary Plan. This framework will assist Council,
applicants and the community to understand how the Secondary Plan will be implemented for
this significant proposal and provide certainty for all parties with respect to the
implementation process; and
Cto identify matters that are outstanding and must be addressed by the landowner and/or
applicant prior to the enactment of a Zoning By-law to permit Destination: Technodome.
Recommendations:
It is recommended that:
(1)This report be received as information.
Background:
Proposal
Heathmount A.E. Corporation is seeking an amendment to the Zoning By-law to permit
"Destination Technodome", a 236,301m2 (2,543,611sq.ft.), year-round sport and
entertainment facility (See Schedules A - H). Destination: Technodome provides
opportunities for residents and visitors to the Toronto area to enjoy and participate in a variety
of activities such as downhill skiing, snowboarding, hockey, tennis, basketball, volleyball,
swimming, canoeing and kayaking. It features interactive and virtual reality attractions and
rides, an IMAX theatre, a rainforest, cinemas, themed retail stores, restaurants, a 12,500 seat,
multi-function arena and three hockey arenas that would provide a venue for the Metropolitan
Toronto Hockey League, which has been incorporated into the proposal. Destination:
Technodome will have a maximum height of 42 metres (138 ft.) at its highest point, adjacent
to the W.R. Allen Road/Sheppard Avenue intersection. As proposed, the Destination:
Technodome would have a footprint approximately 15% larger than the Skydome.
Destination: Technodome would be located on an approximate 30ha (75.8ac) parcel of land at
the south-west corner of Sheppard Avenue and the W.R. Allen Road. The site has direct
access to Sheppard Avenue and W.R.Allen Road and can be linked to Highway 401 via the
W.R. Allen Road. The site is also adjacent to the Downsview Subway Station. To the north
and east the lands are designated Industrial (IND) and to the north-east the lands are
designated Sheppard West Commercial (SW-COM) (See Schedule "A").
Destination:Technodome will complement and enhance the Federal Government's initiatives
and the City's interest to create a unique mixed use, urban park and open space on the lands in
the Downsview Secondary Plan area. Destination Technodome will also assist in achieving a
number of economic benefits including the creation of construction jobs, opportunities for
permanent, high-tech, management and service employment, additional tax revenue, and the
expansion of tourist attractions in the Toronto area.
North York Official Plan
Destination Technodome is consistent with the North York Official Plan. The site forms part
of a larger area at the Sheppard Avenue/W.R. Allen intersection that has been identified as a
proposed sub-centre by North York's Urban Structure Map A-2 (Potential Reurbanization
Areas). The proposal is consistent with the City's reurbanization policies which support
efforts to direct more intensified land uses, such as Destination: Technodome, to centres,
nodes and arterial corridor areas that are well served by transportation facilities.
Downsview Area Secondary Plan
Destination: Technodome would occupy two-thirds of an approximate 45ha (112 acre) parcel
of land to be designated for sport and entertainment purposes by the Downsview Area
Secondary Plan (See Schedule AB@). This designation provides for a range of sport and
entertainment uses and intends that those uses, which generate the highest volume of visitors
and traffic, be located in close proximity to high volume roads and the City's subway system.
The proposed Destination: Technodome is consistent with these policies since:
Cit would be located immediately adjacent to Sheppard Avenue and W.R. Allen Road, arterial
roads that are designed to carry high volumes of vehicles;
CDestination: Technodome would be located in close proximity to Highway 401 and a direct
route to Highway 401 can be provided; and
CDestination: Technodome would be located near the Downsview TTC Station, a transfer
point for TTC buses and the subway system. A direct connection to the subway station would
be provided.
The Secondary Plan provides for a maximum density of 1.0 FSI, which is approximately
306,790m2 (3,302,368sq.ft.) on the Destination: Technodome site. The applicant=s proposal
has a density of approximately 0.8 FSI which is approximately 236,301m2 (2,543,611sq.ft.).
The remaining 0.2 FSI or approximately 70,489m2 (758,762sq.ft.), could be achieved through
a re-zoning, subject to meeting all of the provisions of the Plan regarding transportation,
municipal servicing and parking impacts, and in light of the results of the monitoring
program.
Community Consultation
Detailed analysis of the Destination: Technodome proposal by City staff and the community
has been undertaken as part of the review of development plans for the Downsview area and
in conjunction with the preparation of OPA 464. The Destination: Technodome proposal has
been discussed at many of the weekly meetings of the Downsview Community Advisory
Panel. Plans for Destination: Technodome have also been reviewed by the public at
community consultation meetings held in August, 1997 and February, May and June, 1998.
Appendix 2 provides an overview of the comments received from the public concerning
Destination: Technodome.
As a result of the community consultation to date, a clearer picture of the development
standards to be established through any zoning by-law amendment, the design elements to be
achieved through site plan approval and the matters to be secured through agreements
between the City and the landowner and/or applicant has emerged. Further, outstanding
matters that need to be addressed by the applicant and/or landowner can now be identified.
Discussion:
1.0Zoning Framework
The intent of the zoning is to implement the Downsview Area Secondary Plan to permit sport
and entertainment uses on lands shown on Schedule "B". A site-specific amendment to
Zoning By-law 7625 for the Destination: Technodome lands would :
Cestablish permitted uses on the lands that are contemplated for sport and entertainment
purposes and restrict certain uses;
Climit the size of specific uses;
Cestablish development standards including maximum gross floor area, height, amount of
vehicular and bus parking and yard setbacks.
On lands proposed for Destination Technodome as shown on Schedule "D", it is appropriate
to delete the existing "Airport Hazard (A)" zone which permits uses associated with the
Department of National Defence, and add a new zone category. On all remaining lands
designated for sport and entertainment purposes, the existing zoning would be amended to
limit the use to existing uses and to permit a park and open spaces. Appendix 1 sets out a
framework for the zoning to be applied to the Destination: Technodome. The uses to be
permitted and the standards to be established are described below:
1.1Permitted Uses
I)On lands proposed for Destination Technodome the new zone category would permit sport
and entertainment uses and accessory uses including administration offices
ii)Specific retail uses will be restricted based upon the findings of the City's review of a
market impact analysis. The retail component of Destination: Technodome would be
restricted to exclude supermarkets, department stores, department store outlets and clearance
centres, household furnishing stores other than accessory and/or theme-related or recreational
and entertainment oriented merchandising, automotive parts and service related stores and
home improvement outlets.
1.2Gross Floor Area (GFA)
The applicant has proposed a gross floor area of 205,626m2 (2,213,416sq.ft.) devoted to sport
and entertainment uses, retail and restaurants, administration, servicing and circulation. This
GFA has been used as the basis for the City=s transportation analysis and the applicant=s
Traffic Impact Study. The approximate 30,675m2 (330,195 sq.ft.) devoted to mechanical and
loading areas, does not generate traffic and is necessary to service the proposal.
i)The zoning by-law would limit the total gross floor area on the site to approximately
236,301m2 (2,543,611sq.ft.) and specifically limit the total GFA for the sport and
entertainment uses and the administration/servicing uses to approximately 177,756m2
(1,913,416sq.ft.). The themed retail and restaurants would be limited to an approximate
maximum GFA of 27,870m2 (300,000 sq.ft).
ii)Based upon a Traffic Impact Study, the size of the proposed multi-function arena will be
limited to a maximum seating capacity. (a 12,500 seat arena has been proposed and is being
reviewed)
iii)Any increase above the maximum GFA will require an amendment to the Zoning By-law.
Council may require that appropriate transportation impact studies be undertaken by the
proponent to ensure that additional development can be accommodated by the existing
regional transportation system or feasible and desirable improvements to it.
iv)Gross floor area will be defined as the total area of all the floors in a building above or
below grade, measured from the outside of the exterior wall but excluding car parking areas
within the building.
The maximum height of all buildings and structures, including mechanical, on lands
designated for sport and entertainment purposes can not exceed the height limitations based
on Transport Canada criteria for the Downsview Airport. The Destination: Technodome
building has been designed and located to meet the Federal requirements. It is below the
maximum height restriction as shown on Schedule "E". Destination: Technodome would have
a maximum height of 42 metres (138 ft), approximately 12 storeys, at the Sheppard
Avenue/W.R.Allen intersection.
Approximately 5,000 automobile and 75 bus parking spaces have been proposed. The total
amount of required vehicular and bus parking spaces will be determined, based in part, upon
the applicant's site-specific Parking Demand Study completed to the satisfaction of the City.
This study must demonstrate that sufficient parking can be accommodated. The applicant has
submitted a Parking Demand Study for Destination: Technodome. A full review of the
parking demand study is required prior to the application being considered by Council.
In keeping with Council's motion of May 27, 1998, the Toronto Parking Authority is to
review and report on the feasibility of building and managing parking for both private and
public recreational uses on the Downsview lands. Further discussions between the City,
landowner and the applicant are necessary.
While the zoning by-law would set out the permitted use on the lands and the development
standards to apply, other important planning matters will need to be finalized before a zoning
by-law for Destination: Technodome will be enacted. These matters included:
Destination: Technodome must be consistent with the Downsview Urban Design Guidelines.
Sufficient detail regarding the proposed Destination: Technodome is required to ensure these
guidelines can be met. Appendix 2 sets out matters to be addressed. An understanding of how
the urban design elements are incorporated into the proposal is required prior to the enactment
of a zoning by-law, with further detailed review of the urban design matters undertaken at the
time of site plan approval. A Section 41 agreement would ensure these matters are
incorporated into the development.
The impact of traffic upon the road network must be known. The City has developed a
transportation network in support of the draft Downsview Area Secondary Plan which
accounts for existing traffic flows and accommodates the traffic generated from new
developments including Destination: Technodome. New roads and infrastructure
improvements would be provided, including, but are not limited to:
A Traffic Impact Study is required to demonstrate, to the satisfaction of the City, that the
proposal can be accommodated within the proposed road network and the feasible and
desirable improvements identified by the City. A full review of the Traffic Impact Study,
submitted by the applicant, including the impacts on the road network, must be completed
prior to the application being considered by Council.
The landowner will be required to provide the necessary roads and infrastructure
improvements. A Section 37 agreement(s) will secure the provision of new roads to City
standards, the required street landscaping and furnishings, the timing for the construction of
the roads and road improvements and the implementation of parking and traffic management.
Details respecting specific matters to be addressed by agreements with the City will be
detailed in a final Recommendations Report. The Destination: Technodome proposal relies
upon road improvements that require further environmental assessment, currently underway.
The impact upon municipal servicing facilities and storm water management must be known.
Desirable and feasible improvements to municipal servicing infrastructure have been
identified in support of the draft Downsview Area Secondary Plan. The applicant has
submitted preliminary engineering studies to demonstrate that the proposal can be
accommodated through existing and proposed improvements to municipal water distribution,
sanitary sewer infrastructure and storm water management facilities. A complete review of the
applicant's engineering reports is necessary before the application can be considered by
Council.
All works, modifications and required infrastructure will be required to be located, designed
and constructed to the City's satisfaction and conveyed to the City free of encumbrances and
at no cost to the City, prior to the occupancy of the development. Storm water management
facilities must be provided to the satisfaction of the City in consultation with the Toronto and
Region Conservation Authority. The provision for, and the timing of delivery for new
infrastructure, improvements and storm water management facilities and easements for such
facilities and services will be secured, through Section 37 agreement(s) with the City. Details
respecting specific matters to be addressed by agreements with the City will be detailed in a
final Recommendations Report.
Agreement(s) under Section 37 must also be executed to secure the provision of public art, the
enhancement of the Wilson Avenue streetscape and the timing for the occupancy of the
building. Details respecting specific matters to be addressed by agreements with the City will
be detailed in a final Recommendations Report.
The residents and business community have taken an active interest in Destination:
Technodome and contributed to the principles established in this zoning framework which has
been put forward at this time to clarify for all parties how the Secondary Plan will be
implemented through zoning. This framework will be further refined over the next few
months and the following matters will need to be addressed by the landowner and applicant
before the proposal is considered by Council:
i)Submission of additional information required for a complete review and assessment of
both the Traffic Impact Study and Parking Demand Study;
ii)Confirmation from the Ministry of Transportation on the required road network
improvements and traffic movements relative to Highway 401;
iii)A complete review and assessment of the findings of preliminary engineering reports;
iv)Toronto Transit Commission agreement, in principle, to the proposed grade-separated
pedestrian link to the Downsview Subway Station and concurrence with the proposed road
network required for the build-out of the Downsview Secondary Plan area;
v)Approval in principle by the Works and Emergency Services Department of the
encroachment of the grade-separated pedestrian link on W.R. Allen Road and Sheppard
Avenue and confirmation by the Department of National Defence, owner of the W.R. Allen
Road;
vi)Submission of a plan for zoning purposes that indicates the total land area and size, the
building setbacks, easements, access points, number of parking spaces, parking layout,
location of pedestrian routes, loading facilities, and general consistency with the Downsview
Urban Design Guidelines; and
This report illustrates for the information of Council and the community, a zoning framework
that could be applied to the proposed Destination: Technodome, based upon draft Official
Plan Amendment 464 (Downsview Area Secondary Plan). This report also identifies matters
that must be addressed prior to a final Recommendations Report on Destination: Technodome
including matters that must be finalized before a zoning by-law can be enacted.
The North York Community Council also reports, for the information of Council, having had
before it during the consideration of the foregoing matter, the following communications:
(i)(July 22, 1998) from Ms. Helen Mills, Chair, Lost Rivers Project, The North Toronto
Green Community, expressing her concerns with the proposed development;
(ii)(July 21, 1998) from Mr. and Mrs. Robert Hansen, advising of their objections to the
proposed development; and
(iii)(July 20, 1998) from A. Milliken Heisey, Kerzner, Papazian, MacDermind, Barristers and
Solicitors, Solicitors on behalf of 584952 Ontario Limited (Idomo lands).
(A copy of the Appendices and Schedules referred to in the foregoing report is on file in the
office of the City Clerk, North York Civic Centre.)
(1)the Commissioner of Urban Planning and Development Services be requested to undertake
the following studies to be considered with this zoning application:
(i)a review of parking requirements for stadia and theatres within the G.T.A., with particular
attention to those associated with theme or amusement parks including but not limited to:
(ii)an examination of parking pricing, and pricing policies in the vicinity of, and/or associated
with large stadia and other large volume traffic generating venues including but not limited to:
- T.T.C. Commuter Lots; and
(iii)a review of bus parking requirements and a comparison of bus parking provisions at a
variety of similar venues including but not limited to:
(iv)a review of parking requirements for employees in comparison with parking provisions
for employees at a variety of similar venues and the incorporation of employee parking
assumptions into previous parking and transportation studies;
(2)the applicant and/or landowner be required to submit a plan for the staging of construction
and the routing of construction vehicles with particular emphasis on confining these vehicles
to routes that will not impact on residential neighbourhoods, and have a minimum impact on
neighbouring industrial and commercial zones, to the satisfaction of the Works and
Emergency Services Department, Transportation Services (North York);
(3)the report (July 10, 1998) from the Acting Commissioner of Planning be received subject
to the following:
(i)Section 3.0 (i) be amended to provide for an independent review of all parking studies
undertaken to date to be commissioned by the Works and Emergency Services Department,
Transportation Services, and paid for by the applicant; and
(ii)Notification of the public hearing on this matter to include a mail distribution to all
residents and business in all areas bounded by Jane Street on the west, Finch Avenue on the
north, Bathurst Street on the east, and Highway 401 on the south;
(a)No individual venue shall be permitted to be of a size that will generate sufficient traffic to
exceed the capacity of the road system; and in that regard staff, on the basis of a careful
analysis, will recommend the maximum size of any particular venue, including the proposed
12,500 seat arena; and
AThat until such time as the appropriate studies are completed a cap of 4,000 seats shall be
established.;
(iv)Staff address the issue of deliveries to the Technodome and report to Council through the
zoning process; and
(4)the applicant and/or landowner be required to undertake an environmental analysis to
determine the level of air emissions which will result from the vehicles expected to be
generated by the Technodome; and
(5)Canada Lands Co. Ltd. provide certification acceptable to City staff that all PCB's and
munitions (other than those currently being utilized for military purposes) have been removed
from the site.
B.Councillor Augimeri, Black Creek, moved that the following be referred to the
Commissioner of Urban Planning and Development Services for a report thereon to the
Community Council:
"That the Section 37 Agreement include a clause which mandates the developer to provide a
market impact study for any future use which is not compatible with the surrounding land
uses. The study would be required for any use over 50,000 sq. ft. and shall have an impact
area of a 2 km. radius."
A recorded vote on the foregoing motions A. and B. was as follows:
FOR:Councillors Mammoliti, Sgro, Li Preti, Moscoe, Augimeri, Feldman, Berger, Flint,
Gardner, Chong, Filion, Minnan-Wong, Shiner, King
Heathmount Arts & Entertainment Corp.
The purpose of this report is to provide additional information and address the transportation
related issues as requested by North York Community Council at its meeting of November 12,
1998.
The following conditions are recommended to be included in the approval of Destination:
Technodome as a result of the subsequent review. These conditions are supplementary to the
recommendations as contained in my memorandum to the Director of Community Planing,
North District dated October 20, 1998. Where appropriate, the previous recommendations as
related to the parking supply are to be amended.
3.1SITE SPECIFIC ZONING BY-LAW.
a)the provision of parking be based on the options detailed in the parking strategy described
in this report, namely:
- the provision of 6200 spaces on site, if appropriate arrangements can be secured to provide
remote employee parking; or
-the provision of 6000 spaces on site, if appropriate arrangements can be secured to provide
remote employee parking and to increase the visitor non-auto modal split by at least 5 percent.
b)700 metres of curb space to be provided to accommodate the drop-off and pick-up facilities
for 100 vehicles;
c)180 metres of curb space to be provided to accommodate drop-off and pick-up for 15 buses;
and,
d)140 metres of curb space to be provided to accommodate 20 taxi stand spaces.
That the comments as contained within the responses from the Emergency Service as attached
to this report as Appendices >A=, =B=, and >C= be incorporated into the conditions of
approval.
That the conclusions of Dillon Consulting Ltd. in Appendix >D=, be received as the foregoing
recommendations have taken into account the findings of the consultant=s study.
That the report of Tedesco Engineering prepared on behalf of Idomo Furniture dated
November 1998, be received for information, as concerns raised in this report have been
considered in the proposed parking strategy.
On November 12, 1998, Community Council, in its consideration of the application by
Heathmount A. E. Corporation to amend the Official Plan and Zoning By-law to construct a
multi-use entertainment and sports complex known as Destination: Technodome
recommended a continuation of the Public Meeting on December 9, 1998. As part of the
recommendation, there were a number of motions requiring supplementary information to be
brought forward. The North York Community Council requested the Commissioner of Works
and Emergency Services to:
(1)report on drop-off and pick-up facilities for both cars and buses, as to capacity
requirements and locations;
(2)determine the number of taxi stand spaces required to service Destination: Technodome,
and the appropriate location(s);
(3)review and report on the feasibility of widening the ramp from southbound Allen Road to
Highway 401;
(4)report on the provision of emergency services to the facility and community surrounding
Destination: Technodome.
The North York Community Council also requested that a study be undertaken by the City=s
independent transportation consultant to determine the following:
a.the impact on the parking supply requirements if the transit modal split for
Destination:Technodome is increased;
b.the impact of providing free transit passes to all Destination:Technodome employees; and,
c.the ability to provide all necessary parking on site.
Dillon Consulting Ltd., the consultant retained by the City to undertake work earlier on with
respect to Destination:Technodome, undertook the additional evaluation requested.
Further, Community Council requested comments on the submission by Idomo Furniture. The
traffic related issues were presented in a report prepared by Tedesco Engineering dated
November 12, 1998.
The necessary parking supply on site, has become one of the principal issues raised through
public consultation. It is an important and sensitive component of the development proposal
which has been the focus of much of the direction to the City=s transportation consultant.
Some concerns expressed with regards to parking were related to the amount of parking
provided on site, and that such parking might not be sufficient to accommodate the anticipated
demand. Two principal factors in the determination of parking supply are the length of stay or
duration of visitors to the facility and the accumulation of parking throughout the day.
The calculations conducted to determine the parking supply as indicated in previous reports,
were based on assumptions of 4 to 5 hours visitor lengths of stay, and an accumulation of 39%
being the daily peak hour factor of visitation to the facility.
Tedesco Engineering suggests that a parking accumulation of at least 50% should be utilized
to reflect similar venues at other entertainment parks. An analysis of parking activities at large
theme parks such as Disneyland indicates that accumulations of parking can reach between
50% and 55%. However it is important to note that this demand is associated with visitor
stays of between 8 and 10 hours, which are unlikely to occur at Destination:Technodome,
given the compact nature of this facility when compared to large land-consuming theme parks
such as Disneyland.
In reviewing the data presented, a parking accumulation of 45% was deemed to be reasonable
for Destination:Technodome. The difference between a 40% and a 45% parking
accumulation, would equate to about 500 spaces.
The original parking supply recommended by the applicant's consultant was 6,500 parking
spaces to accommodate the demands associated with Destination:Technodome, including
employee parking and parking related to any special events in the 10,000 seat arena. The
City=s consultant had recommended a total of 6,850 spaces while the staff report requires the
provision of 7000 parking spaces.
The difference between the applicant's parking proposal and that recommended by staff
accounts for variations which could occur in some of the base assumptions, such as parking
accumulation. It is staff's opinion that the parking recommended continues to have the
flexibility necessary to satisfy the concerns that overflow parking does not occur on adjacent
land uses.
The provision of employee parking, creates a significant demand for land immediately
adjacent to the facility.
One of the objectives in the Downsview Area Transportation Master Plan, states that the
appropriate levels of parking must be supplied to preclude spillover opportunities and that
parking should be controlled or managed to support a high level of non-auto use. Further, the
Plan suggests that parking for facilities should be shared, to minimize the provision of excess
parking. In view of these criteria, it is suggested that employee parking not be provided
adjacent to the facility to reduce the demand for prime parking areas. Further, it is suggested
that consideration be given to the provision of remote employee parking. This is a common
method of operation in many facilities, such as shopping centres, arenas, theme parks, casinos,
etc.
The estimated demand for employee parking is 830 spaces. The City's consultant has
concluded that the provision of employee-oriented transit incentives could result in a decrease
of 280 spaces, or a total demand of 550 spaces for employees.
In view of the above, it is suggested that the relocation of parking for employees can be
considered in one of two options as follows.
i)The provision of a remote employee parking facility, which would accommodate 830
parking spaces if no employee transit-oriented initiatives are offered, or 550 spaces if they are.
This parking area would be connected to the main facility with a specially dedicated van/bus
service.
ii)The provision of remote employee parking during those periods of high
Destination:Technodome demand such as weekends. For example an arrangement could be
made with the TTC, to make use of an appropriate section of their facilities (such as the
Wilson Station commuter parking lots) for employee parking when the demand for these
public parking facilities is the lowest. Employees would not be allowed to park on site but
could easily reach the facility either by subway or a van/bus link as described above.
In either case, the employee parking operation would be similar to those of many existing
venues and therefore all employee should be removed from the on site parking supply during
the highest peak periods particularly for special events.
As in the case of employee parking, it is important to note the potential benefits in the overall
transportation system for Destination:Technodome, that can be derived from the proximity of
the Downsview Station on the Spadina Subway line. The City's consultant has advised that a
potential 50 parking spaces can be reduced for each 1% increase in non-auto modal split that
can be achieved.
As a significant proportion of parking demand is related to events in the 10,000 seat
multi-functional arena, it is important to capture the potential of transit use related to these
events in an attempt to reduce the on-site parking supply.
Given that the current plans only allow for 5,000 spaces, then any additional parking would
have to be provided on site in a structure. Therefore, it is suggested that visitor parking be
provided in one of the options described below. Options i) and ii), assume that employee
parking is provided off site.
i) Provide 6,000 spaces for visitors on site in a structure that is adjacent to the venue in the
proposed south parking lot. The applicant would have to enter into an agreement with the
TTC to develop appropriate mechanisms to support special events at the 10,000 seat arena,
such as:
- Transit advertising programs, etc.
These programs would collectively achieve an increase in non-auto modal split of not less
than 5% and would be made available and promoted in conjunction with the special events at
the multi-function arena.
ii)Should an agreement not be reached with the TTC , then the applicant would have to
provide all 6200 visitor parking spaces on site, which would require a parking structure in the
south parking lot that is adjacent to the venue.
iii)Should no satisfactory arrangement be concluded with regards to the provision of adequate
off-site employee parking, then a total on site parking supply of 7000 spaces would have to be
provided.
The deferral of the opening of the 10,000 seat multi-functional arena for a period of four
months after the opening of Destination:Technodome would allow the initial parking demand
for the principal functions of the complex to stabilize, and that through the monitoring
process, the total parking demand for the facility can be determined.
Destination: Technodome will require ample facilities to accommodate the drop-off and
pick-up of passengers to the site. The facility should accommodate a minimum of 100
vehicles or 700 metres of curb space. Each drop-off procedure will likely take on average 1 to
2 minutes, while the pick-up process may take longer as drivers wait for their passengers.
Experience at airports has shown that vehicles picking up passengers, have an average dwell
time of about 5 minutes. Assuming this conservative dwell time for all activities in the
pick-up/drop-off facility, then the theoretical capacity for drop-off would be 1,200 vehicles an
hour if required. The design and location of the facilities can be refined at the site plan
approval stage, but should be readily accessible to the main entrances. The drop-off and
pick-up facility should be distinctly separated from other on-site traffic and be designed to
enable a vehicle to proceed on its way once the drop-off or pick-up procedure has been
completed. The operation of these facilities should be supervised by Destination:Technodome
staff to ensure that illegal parking does not occur on these facilities. Shelters should also be
provided for visitors waiting to be picked-up.
The drop-off and pick-up area for buses should accommodate at least 15 buses in180 metres
of curb space. Similar to the automobile operations, the drop-off at the bus facility is more
efficient in terms of disembarking than in boarding. It is recommended that in order to
maintain an efficient operation of the facility, then the pick-up area should be managed by
Destination: Technodome staff such that buses should only leave from the bus marshalling
area when their passengers are ready for boarding. This will minimize the length of time buses
are required to wait for passengers. Bus companies have been contacted to determine typical
dwell times for loading and unloading of buses. School buses, are typically loaded on an
average of 5 minutes. Typical dwell time for buses at airports are in the order of 10 minutes.
In allowing on average 10 minutes for each operation, the proposed bus loading area could
accommodate 90 buses an hour. The design should enable buses to leave the area when ready
and bus traffic should be separated from other on-site traffic. The exact location and design
will be determined at the site plan approval stage.
The number of auto pick-ups will likely increase at the end of the operating day. At that time,
the bus pick-up area could also be used for automobile pick-up operations. This would
increase the facilities to accommodate approximately 125 vehicles.
It is suggested that taxis be allowed to only drop off passengers in the drop off/pick up area
defined above. The taxi stand area should accommodate 20 vehicles or 140 metres of curb
space. The design of the facility should provide for stacking to enable the pick-up of
passengers and departure in succession. A protective platform should also be provided to
shelter patrons waiting for taxi service.
5.4RAMP IMPROVEMENTS - W.R. Allen Road to Hwy 401
The ramp operations along Highway 401 at the interchanges with Keele Street, Dufferin
Street, the W.R. Allen Road and Bathurst Street were evaluated through the transportation
assessment of the Downsview Area Transportation Master Plan. The traffic generated from
the proposed development was included.
The provision of an additional southbound ramp lane to accommodate the future traffic
volumes along with improvements such as a widening at this location are feasible and have
been explored at preliminary design level with the Ministry of Transportation. These
improvements have been included in the recommendation with my October 20, 1998
memorandum.
The comments as related to the Emergency Services are attached as Appendix 'A', 'B' and
'C' to this report. Recommendation 3.2 of this report addresses their requirements.
5.6DILLON CONSULTING LTD.
Comments from Dillon Consulting Ltd. are attached as Appendix >D= and have been taken
into consideration in the recommendations of this report
Idomo Furniture retained the services of Tedesco Engineering to undertake a study to address
the transportation impacts affecting the Idomo Furniture lands on the north west corner of the
W.R.Allen Road and Sheppard Avenue intersection. This report has been submitted as Report
#1 dated November 1998.
The principal concern expressed in the Tedesco Engineering report is that the parking supply
based on the accumulation may be deficient. The concerns have been taken into account in the
sensitivity analysis used as the basis for establishing the parking strategy outlined in this
report.
Through the Downsview Area Transportation Master Plan all lands within the study area,
including those known as the former Metro Lands, were analyzed with respect to traffic
impact to determine the overall infrastructure requirements. Subsequent discussions with
Tedesco Engineering were beneficial in that the methodology used by the City in its
evaluation was explained.
Concern was also expressed by Tedesco Engineering that traffic which is destined to and
approaching Idomo Furniture from the south via the Allen Road, in particular the north bound
left turn at the intersection of the W.R. Allen Road and Sheppard Avenue would be affected.
This movement is particularly important as it leads to the principal access to the Idomo site,
from Sheppard Avenue. Tedesco Engineering has suggested a secondary access on the
W.R.Allen Road north of Sheppard Avenue and that such access be signalized. Staff concur
with this issue and are presently discussing the details of this request with Tedesco
Engineering.
The consultant was further informed that as development proposals are submitted to the City,
site specific traffic impact studies will be required to determine the specific traffic
improvements required in the context of the Transportation Master Plan.
5.7.3 Pedestrian Link.
The applicant has proposed a bridge connection from Downsview Station as a viable
pedestrian link between Destination: Technodome and the Spadina Subway. The City has
agreed with this connection as a requirement to achieve the assumed non-auto modal splits.
Tedesco Engineering has identified a preference for an underground connection. The rationale
has not been provided to warrant a tunnel connection as opposed to a bridge connection with
the Downsview Station.
It has also been noted that as part of the Tedesco Engineering report, Idomo Furniture would
like a future connection from its site to the Downsview Station.
A written submission has been forwarded by CAP dated November 24, 1998 outlining several
transportation concerns similar in nature to concerns raised in the Tedesco Engineering report.
Inasmuch as this report has taken into consideration those concerns raised, modifications have
been applied particularly with respect to the parking supply. The other issues have been
considered in the preparation of this report.
In a letter from Mr. Mitch Stambler, Manager - Service Planning, dated November 25, 1998,
the Toronto Transit Commission has identified a number of concerns. In general the TTC
comments relate to the protection of the movement of transit vehicles on roads, the protection
of TTC property, etc., and are usually included in standard conditions of approval. The TTC
comments will be included in their preparation. In addition there are other matters in the letter
forwarded by the TTC, that will be specifically addressed by staff.
The parking supply has become the most important issue and was premised upon an annual
visitation estimated at 11 million persons. Incorporated into the visitation are special events to
be held within the 10,000 seat multi-function arena and the Metropolitan Toronto Hockey
League facilities.
The parking supply has taken into consideration mixed use parking, peak accumulation based
upon duration per visitation and the impact of introducing a parking strategy which in part
requires an initiative for increased transit modal split.
The consultant for the City has assessed that for every 1% increase in visitor non auto modal
split, 50 less spaces are required, that by providing transit passes to employees one can reduce
the parking requirement by 280 spaces, and that with the construction of a structure, all
parking can be provided on-site.
The City=s parking strategy allows for options to be introduced into the employee parking
requirements as well as options which can reduce the visitor parking supply by the
introduction of TTC initiatives to facilitate transit use during the periods of highest demand,
which occur during special events at the multi-function sports arena. A balance in trip making
between public transit and the private automobile is an important objective for this
application. In this regard, the options which encourage TTC ridership are feasible and should
be promoted for those events that would result in the highest demand for parking.