Downsview Park’s 2011-12 Annual Review
a message from the chair and president & ceo
trans·for·ma·tion/ˌtransfˌrˌmāshˌn/ noun: a thorough or dramatic change in form or appearance, usually for the better. a metamorphosis during the life cycle of an animal. synonyms: conversion - metamorphosis - change - alteration “First comes thought; then organization of that thought, into ideas and plans; then transformation of those plans into reality. The beginning, as you will observe, is in your imagination.” —napoleon hill
after years of visioning, consultation, planning and finally construction, downsview park is in transformation. the park that welcomed stakeholders at its opening ceremony on June 28, 2012 is a new park, ready to inspire visitors and eager to show what it can achieve for the future. some of downsview park’s accomplishments and its plans are outlined in this review. the park’s transformation must be measured within the context of its challenges. for example, it is required to preserve just over half of its lands for the public. instead, almost two-thirds of the lands are a network of forests, ponds, trails, sports fields, gardens and play areas. as well, the park strives to surpass its mandate to be self-financing. its development projects not only meet the test of fiduciary responsibility, but also pass a rigorous process to attain excellence in design, economic sustainability, plus integration with its neighbours. downsview park respects its past, yet supports an exciting future. remains of the original 19th-century homestead have been discovered, and the existing woodlots are being revitalized. new paths and stewardship will allow their enjoyment for generations.
david soknacki, chair, downsview park
as home to a significant part of canada’s aviation history, the park continues to respect, repurpose and revitalize its built heritage. What was once 500,000 square feet of canada’s war effort, now is a complex of basketball and beach volleyball courts, soccer pitches, and a pad for floor hockey. downsview park’s transformation would not be possible without the vision, dedication and hard work of its Board and staff. We thank them for their efforts, and congratulate them for their success. as the park continues on its journey, we invite you to witness our transformation, and to participate in our future.
William (Bill) Bryck, president & ceo, downsview park
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PRESENT—TRANSFORMATION— NATIONAL URBAN PARK
Transforming Downsview Park
Downsview Park is located at the centre of the Greater Toronto Area. Within its vast site area, it combines an innovative ‘park’ in an urban setting, offering a diverse range of public activities and programs with new places to live, work and play. The investment that Downsview Park is making in the public realm will have a significant impact well beyond its 231.5 hectares (572 acres)—job creation, increased real estate values, social and cultural engagement and numerous environmental benefits are all a direct result of the work being performed in the creation of the Park. Our work is directed by nine guiding principles:
1. Sustainability
A Foundation in Life Cycle Design The principles of sustainability are interwoven with all scales of design at Downsview Park. All elements of the community, from the master plan to the detailed design of infrastructure, landscapes and buildings will consider the long-term implications of urban development.
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2. Open Spaces
A Focus on Green, Natural and Vibrant Public Spaces All open spaces, existing and repurposed, will have a focus on natural heritage preservation and demonstrate a commitment to sustainable ecologies and innovative landscape design. Urban agriculture, active and passive landscapes, public squares, woodlots, naturalized areas, trails and riparian areas are interconnected and act as the primary structuring elements of the Park and its neighbourhoods.
3. Design Excellence
A Commitment to Contemporary Sustainable Design New infrastructure, buildings and landscapes at Downsview Park will embrace innovative, contemporary design that embodies best sustainable practices; as well as a design vocabulary based on contemporary innovation in design.
4. Economy
A Model for Fiscal Sustainability The economic resources to develop, grow and maintain the Park are generated internally from both the Park’s operations and the land endowment embodied in the Park’s five neighbourhoods. The diversity of land uses within Downsview Park represents a balance of employment, residential, recreational, cultural and other activities that are mutually supporting and adaptive to evolving conditions.
5. Health & Well-being
Improving the Quality of Urban Living Downsview Park strives to build a model for urban living that is healthy, inspiring and deeply rewarding. The vibrancy of Downsview Park’s social and community life is achieved through diversity and the infrastructure to support an active lifestyle. The Park is not an isolated entity but mixes places to live and work with sports, nature, recreation, gardens, culture, education and commerce.
6. Mobility
Active Transportation First At Downsview Park, the infrastructure to support pedestrian, cycling and transit mobility will be prioritized and balanced with automotive circulation. The development of a new on-site multi-modal subway and commuter rail station, as well as a second existing subway station provides Downsview Park with the unique opportunity to provide efficient and affordable mobility that is not dependent on automobile use.
8. Heritage
7. Diversity
9. Stewardship
A Commitment to Social Integration and Community Health Downsview Park will be socially integrated through the provision of a diversity of activities and a wide range of housing, employment, cultural, educational and sports and recreation options. Facilities and activities will be attractive and accessible to the widest range of people of diverse demographic and income backgrounds.
A History Worth Re-telling The evolution of “Downs View” is a rich and uniquely Canadian story that is imminently ‘readable’ in the legacy of aviation and military buildings throughout the Park. The preservation and adaptive reuse of existing buildings and facilities, and the preservation and enhancement of natural features and woodlots provide the foundation for planning and programming of the site.
The Park’s Users will Shape its Evolution The design, programming and maintenance of Downsview Park emphasize engagement with the surrounding communities that will participate in the Park’s activities on a daily basis. As stewards of the Park, they will work with the Park’s managers to ensure the quality of its programs and natural environments are relevant and of a consistently high standard.
Edward Boake: The Boake family history is closely tied to the settling of the lands of Downsview Park (1807-1897).
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HERITAGE—PAST Of the many settlers in the Downsview area, we know details of a few who owned land which became Downsview Park. Members of the Boake family emigrated from Ireland in the early 1830s and settled in Downsview on a large parcel of land onto which they built their house, Locust Lodge, aptly named for the surrounding locust trees; their farm lay to the north. Boake’s Grove in Downsview Park is where Locust Lodge once stood. Four generations of the Boake family made Locust Lodge their home until the land was expropriated by the military in 1951. A single row of maple trees along its original southern property line is all that remains of this farm.
Home to de Havilland
Starting in the late 1920s, land in the Downsview area was being used for airfields—Barker Field, the Canadian Express Airport and the Toronto Flying Club. In April 1929, the de Havilland Airfield was built after de Havilland Aircraft of Canada purchased 70 acres of farmland along Sheppard Avenue West. They began with a staff of 35 in a 20,000-square-foot plant next to the railway (now 65 Carl Hall Road), on their way to becoming pioneers in Canadian aviation. With the onset of the Second World War, de Havilland manufactured aircraft for the Royal Canadian Air Force (RCAF) and British Commonwealth Air Training Plan and provided employment for both men and women, which helped sustain the local economy. Unable to meet the demands of wartime production, de Havilland acquired more land beside their plant to build additional facilities. Between 1936 and 1938 de Havilland added a paint shop, hangar and a main building south of the original plant (now the Downsview Park Sports Centre at 75 Carl Hall Road). De Havilland’s workforce grew to 2,400 employees. In 1942 alone, they produced 362 Ansons, 550 Tiger Moths and developed the Mosquito fighter-bomber. De Havilland marked a number of firsts—and significant achievements in Canadian aviation history—at their plant in Downsview.
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Shortly after the end of World War II, de Havilland resumed commercial operations. In the mid-1950s, in response to the onsite military expansion, de Havilland moved its operations to newly constructed modern facilities to the southeast where they reside today as Bombardier Inc., neighbours of Downsview Park.
Into Space
In 1960, de Havilland’s guided missile engineers and scientists constructed and tested Canada’s first spacecraft, the Alouette 1 satellite, and developed its unique STEM antenna. Launched in 1962, the Alouette 1 placed Canada third in the race to space. The United States’ manned space program and satellites adopted the STEM antenna system, making it Canada’s first space tech export.
Military Command
The start of the Second World War was the beginning of the military’s interest in the lands of Downsview. In 1937, the RCAF expropriated portions of the site to enlarge the airstrip, and established RCAF Station Downsview. At the end of the Second World War (1946/47), the RCAF moved 400 Squadron (Auxiliary) to Downsview and with this relocation they reformed 411 Squadron (Auxiliary) and built an Air Material Base at Downsview (expropriating 270 properties). In 1952, the Department of National Defence acquired Downsview land and buildings owned by de Havilland. De Havilland was granted a long-term lease on the 90 acres south of the airfield east of the railway where they built new facilities, but also continued to use some of their former manufacturing buildings to the north. The RCAF constructed barracks, headquarters and maintenance buildings at Downsview between 1952 and 1956. Enlisted soldiers and their families lived in Stanley Greene Park (today, the Stanley Greene neighbourhood
of Downsview Park), while the families of commissioned officers lived in William Baker Park (today, the William Baker neighbourhood of Downsview Park). In the early 1950s, the RCAF built the No. 1 Supply Depot at what is today 40 Carl Hall Road, the largest building on the site. Built as the central stores for the Canadian Forces in Canada and abroad, the depot was considered to be bombproof and to have the capability of withstanding a non-nuclear ballistic missile hit. Both the north and south loading doors are blast-proof and the building contains almost no windows. Covering 18.5 acres, it had its own external train that delivered supplies and an internal train that moved the material around the building. Housed beneath the supply depot is a 4,547,000-litre (one-million-gallon) stormwater reservoir which was used to provide water for fire control. The water could be pumped to cover the roof to reflect sunshine and insulate the building. Today this building houses the Downsview Park Film Studios. In 1962, the Department of National Defence expropriated the lands adjacent to the Downsview Airport and closed four kilometres of Sheppard Avenue between Dufferin and Keele streets. They then allocated 26 metres (86 feet) of land to the north of the airport to North York to build a highway to replace the closed section of road. What was once Sheppard Avenue became Carl Hall Road in the military base.
The Park
In 1995, the federal government decided to close Canadian Forces Base (CFB) Toronto and announced that the land would be set aside for recreational and broader public use rather than be sold as other bases were. CFB Toronto formally closed on April 1, 1996. Parc Downsview Park Inc. was established in 1999 to build and operate Downsview Park, yet it wasn’t until administrative control over the land was transferred to the Park in 2006 that significant steps could be initiated for the development of Downsview Park. Though many of the roads and buildings from the early days are gone to make way for new facilities and greenspace in Downsview Park, others remain. One of de Havilland’s former main manufacturing plants is today the Downsview Park Sports Centre. Former military headquarters now house the Downsview Park main offices at 35 Carl Hall Road. The Park will continue to evolve over time as we strive towards fulfilling our mandate of creating a unique urban park and sustainable community.
As military technology evolved, the ability of Canadian Forces Base (CFB) Downsview to adapt became increasingly hampered by its urban site. New transport aircraft were too large to land at Downsview and the Supply Depot was increasingly out of date. So, in 1995, the announcement was made that CFB Downsview was to close the following year with operations transferred to CFB Borden. In its place the federal government announced that CFB Downsview would become Canada’s first national urban park.
De Havilland marked a number of firsts at their plant in Downsview including the development of the Mosquito fighter-bomber. (1942)
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PRESENT—TRANSFORMATION— NATIONAL URBAN PARK
Downsview Park is emerging from a very
Construction of a major Events Centre at the North Terrace, completion of the Circuit Path and various Lake amenities, including construction of the one-hectare (2.5-acre) apple Orchard, adjacent parking lot and Orchard Pavilion have been underway through 2011 to spring 2012.
While many projects still need to be designed and built over the next several years, the foundation of a truly great park is complete. More than $20 million has been spent to-date on Park construction, improvements to infrastructure and renovations of older buildings.
Within the Downsview Park Sports Centre a new, seasonal air-supported dome provided teams with an indoor, full-size soccer pitch through the winter of 2011-12.
exciting and transformative stage. Over the past year, the national urban park has undergone a significant change from a construction site to publicly accessible open space.
Over the past year, an additional $20 million has been invested on a series of projects, all geared toward opening the national urban park for public access in the summer of 2012, along with additional facilities for the Downsview Park Sports Centre, as well as extensive site infrastructure.
As evident by the impressive equipment and continuous activity at the north end of the Park, the new Sheppard West (Downsview Park) intermodal TTC subway/GO Transit station construction is well underway. During 2011-12, Downsview Park completed a significant real estate transaction, setting in motion the transformation of our Stanley Greene lands into a vibrant new residential neighbourhood.
Transformation: The National Urban Park
Throughout 2011-2012, Downsview Park focused on the construction of the national urban park for its official opening to the public in June 2012. This enables Downsview Park to provide for overall accessibility, enjoyment and use of the Park: the Circuit Path, the interior network of lit pathways to be used for walking, biking, roller-blading and jogging; seating and a boardwalk have been constructed around portions of the Lake, and south of the Lake a washroom pavilion with a large canopy has been built. Grading and landscaping of the Festival Terrace (south of Carl Hall Road) will facilitate both active and passive recreation, and major events.
The Orchard
The Orchard is approximately one hectare (2.5 acres) in area, located at the south-west corner of the Park, close to Keele Street and will be accessible from the Circuit Path, as well as from Keele Street. There will be approximately 400 apple trees of various varieties including Gala, Jona Gold, Idared, Spartan, Spy and Asian Pear. The Orchard will be managed by Downsview Park, with opportunity for community and educational programs related to Orchard practices and urban agriculture. The Orchard Pavilion provides programmable indoor and outdoor space, and public washrooms that will be open during Park hours. A permeable gravel-surfaced parking lot adjacent to the Orchard and Circuit Path can accommodate approximately 80 cars.
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Lake Edge
The 3.6 hectare (9-acre) stormwater-fed Lake is being made more accessible through concrete and stone walkways, stone seating areas, steps to the Lake edge, large shade trees, and gardens with connections to Keele Street. Over 4,250 square metres of colourful perennials and shrubs will be planted on the North Lake Shore gardens. Aquatic plants will be planted along the Lake shoreline to provide habitat, visual and water-purifying functions, as well as additional planting along the Lake edge that will help to naturalize, prevent erosion and add visual interest.
Circuit Path
The Circuit Path consists of a six-metre paved pathway, approximately three kilometres long, and connects all major Park areas. The work required to complete the Circuit Path project included asphalt and precast unit paving, tree and shrub planting, electrical servicing and lighting, and site furnishings such as benches and waste receptacles. The Circuit Path will be further enhanced as additional ‘nodes’ are constructed throughout the park site, all of which will be connected by the Circuit Path. With the Circuit Path as the Park’s primary circulation system, additional secondary paths will be added throughout the Park as dictated by use and construction of other areas of the site.
Festival Terrace
The Festival Terrace is the formal entrance into the Park from Carl Hall Road and John Drury Drive, and is a new and improved events’ centre facility which has been expanded from the previous configuration to house larger concerts and events on a 5.5-hectare (13.6-acre) ‘great lawn.’ Work included infrastructural upgrades, re-grading and sodding of the terrace, a tree-lined walkway around the terrace edge and an improved ‘back-of-house’ area for concert logistics.
Meadow
The central Meadow is 1.4 hectares (3.5 acres) in size and provides a clearing centrally-located in the Park, overlooking the Lake. A gravel driveway to the north side of the Meadow will provide access for event logistics and will allow this space to accommodate small- to midsized events. The coming year’s work will focus on the Park entryways and edges, as well as continued focus on planting of trees and other soft landscaping improvements throughout the Park.
Locust Lodge. Home to four generations of the Boake family until the land was sold to De Havilland Aircraft of Canada. Boake’s Grove in Downsview Park, is where Locoust Lodge once stood.
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PRESENT—TRANSFORMATION—NATIONAL URBAN PARK, DOWNSVIEW PARK SPORTS CENTRE
An important component of the Downsview Park Sports Centre is a 45,000-square-metre (485,000square-foot) multi-purpose facility, formerly an aircraft hangar for the de Havilland Aircraft Company and later the Canadian Forces.
The Hangar—which is owned and operated by Downsview Park—is the largest of more than a dozen sports and recreation focused facilities that comprise the Downsview Park Sports Centre, which include National Squash Academy, Grand Prix Kartways, HoopDome, PEAC School for Elite Athletes, Toronto School of Circus Arts, True North Climbing, 416 Skateboards, the Toronto Roller Derby League (that now practice and play out of 40 Carl Hall Road, also known as ‘The Bunker’), Volleyball Canada and the Toronto FC Academy and Training Facility. The Hangar is one of the bestknown destinations at Downsview Park. A year-round roster of activities at The Hangar helps to attract sports fans of all ages and interests. The Hangar offers indoor/outdoor fields, indoor beach volleyball courts and an indoor ball hockey rink for a wide array of sports leagues, tournaments and private rentals. The Hangar is also home to The Hangar Grill restaurant.
The Hangar continued its successful operation through 2011-12 experiencing record growth across all of its revenue streams: • More than 1,200 sports teams utilized the Hangar’s various facilities—an increase of over 20 per cent • Outdoor soccer leagues experienced another year of tremendous growth, almost doubling to boast 52 teams • Indoor beach volleyball grew to 157 total volleyball teams from 124 (made possible by the addition of Volleyball Canada) • The addition of The Hangar’s domed field resulted in an increase of indoor soccer teams to 689 from 502, plus 145 small-sided youth teams and a new league comprised of 59 full-field youth teams • Over 120 ball hockey teams utilized The Hangar’s ball hockey rink in 2011-12 • Sports field rental (indoors/outdoors) revenues increased by more than 30 per cent • Revenues from day groups and sports tournaments increased by more than 40 per cent A 400-metre Running Track around the perimeter of the Park’s football field is now complete, with the blue rubber track surface installed in June 2012. The Toronto Football Club (Toronto FC) is currently building their Toronto FC Academy and Training Facility, comprised of three natural turf pitches, one artificial turf pitch, one natural turf goal keeper pitch and a field house. This 5.7-hectare (14-acre) facility is being developed in partnership with Maple Leaf Sports & Entertainment, and will be the centre for soccer training in Canada. The facility will be completed in the summer of 2012. Downsview Park’s The Hangar opened its latest addition to its sports facilities—a domed full field. Located south of the Downsview Park Sports Centre, adjacent to The Hangar’s two other outdoor sports fields, the
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domed field can not only be used as an indoor full field but also be utilized as three small fields. The domed field was fully operational through the 2011-12 winter soccer season. With a height of 22.9 metres (75 feet), additional space around the playing surface, extensive lighting and temperature control, the Park’s domed field has proven popular with soccer, youth football, lacrosse, Ultimate leagues and more. With the welcome addition of Volleyball Canada, whose headquarters now reside at the Downsview Park Sports Centre, comes Olympic-quality beach volleyball courts. Utilized regularly for training by Volleyball Canada’s beach volleyball program, The Hangar’s beach volleyball leagues will benefit from the use of this professional facility. Downsview Park and Buckingham Sports will begin construction on a new, freestanding four-pad ice arena designed to meet the growing needs of youth hockey in the Greater Toronto Area and the local community. Construction began in early 2012 on the 1.6-hectare (four-acre) footprint of the arena, with completion for the start of the 2013-14 season.
The new ice arena will be located on the west side of the Downsview Park Sports Centre, north of the Park’s outdoor fields. The facility will include four sheets of ice, with limited seating availability. The plan will also include offices, locker rooms and weight and cardio training facilities, as well as a food and beverage operation. Operations at the Downsview Park Sports Centre generate funds to help build Downsview Park. The Downsview Park Sports Centre is growing to become the leading centre of athletic excellence in the Greater Toronto Area as the development of the Downsview Park sustainable community progresses. Downsview Park continues to pursue its vision to become a nationally recognized centre for sporting excellence and participation.
At the start of the First World War, de Havilland manufactured aircraft for the Royal Canadian Air Force and British Commonwealth Air Training Plan, providing employment for both men and women. (1939)
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PRESENT—TRANSFORMATION—NATIONAL URBAN PARK, RECREATION, EDUCATION & CULTURE Downsview Park continued to provide and
expand its programming in 2011-12. A dynamic mix of special events, community programs and curriculumbased school programs succeeded in garnering broad-based public awareness and support for building the national urban park. The vast array of public programming celebrates and promotes the Park’s significant historical, environmental and cultural features that make Downsview Park unique. Downsview Park is known for many things, including the great sporting and entertainment venues of the Park’s historic buildings and open spaces. The 2011-12 summer season at the Park was a testament to the increasing popularity of Downsview Park as an outdoor venue with high-profile concert traffic including a massive Canada Day concert headlined by Canada’s own The Tragically Hip; the return of Edgefest; and Heavy T.O.—a two-day ‘metal-fest.’ “Promoters see Downsview’s potential as a top venue for music festivals.” —rock critic Ben Rayner, Toronto Star, June 2011 The Park once again played host to a number of large-scale charity events that also benefit from the Park’s open spaces such as the Zareinu Moveathon, Girls on the Run and the Weekend to End Women’s Cancers. Downsview Park continued its tradition of providing free community events including Movies Under the Stars, a Canada Day pancake breakfast, Fall Fair and WinterFest.
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Everyone wants to be on the floor at a gig… when you do it at Downsview Park, everybody can get on the floor. They can be wherever they want… It just provides an opportunity to kind of create your own venue that day.” —Elliott Lefko, Goldenvoice Toronto Star, June 2011
Day Camps
Downsview Park continued to offer its popular Summer Dayz Camp for children aged six to 12 years, with 575 participants in 2011—an increase of 20 per cent over the prior year. Campers enjoyed a variety of activities on site utilizing the Park’s unique natural, cultural and recreational attractions, with day camp themes including nature, art, science, great outdoors, sports and leadership. Introduced at the Park’s popular March Break camp, the Leadership Camp for 13–15 year olds was a successful addition to the Park’s Summer Dayz Camp. The Leadership Camp is designed to help young teens develop valuable leadership skills while enjoying Downsview Park’s recreational attractions.
Education
For hundreds of teachers and parents across the Greater Toronto Area, Downsview Park has established itself as a valuable and respected educational and recreational resource for children and youth. The Park’s sustainability-focused, curriculum-based free school programs, realized a 22 per cent increase over the prior year, providing more than 19,000 students—from Peel to York to Durham—an opportunity to meaningfully connect with their natural environment. The Park’s roster of free school programs was expanded once again in 2011-12, with the successful launch of a birdfocused flight program. As with all of the Park’s education programs, each relies on the rich natural and cultural heritage of Downsview Park. The Park also recognizes the benefit of collaboration and works directly with many of its tenants to provide a unique programming experience for students that greatly enhances the educational value of field trips to the Park. The Park is also pleased to work with a diverse group of organizations off-site in an effort to achieve common educational goals. It’s these partnerships that enrich the Park’s vast programming offerings, in addition to the continued generous support of TD Friends of the Environment Foundation. Teacher’s rated the quality of Downsview Park’s free educational programs was an average of 4.7 out of 5. “The activities were great and very engaging, and there was a variety for all of our learners. Keep up the GREAT work, and continue to make learning authentic for our young minds!!!” “I couldn’t have asked for anything more. The content, activities, and presenters were remarkable…Congratulations to you and your staff. I sincerely hope that these school programs can continue for years to come.”
As with the Park’s free education programs, many of the tenants of Downsview Park were involved with camp programming in 2011-12, which included visits to the Toronto Wildlife Centre and rock-wall climbing at True North Climbing. Downsview Park’s Community Field Trip program grew with over 40 community programs delivered to visiting camps, daycares, and community organizations. The themes of these educational programs included nature, gardening, compass navigation and sports.
Stewardship
In partnership with Evergreen, 1,993 trees, shrubs and wildflowers were planted in the national urban park by over 600 volunteers from a wide range of organizations. In partnership with Toronto and Region Conservation, 725 native aquatic plants were planted on-site by visiting students. Aerial, Sheppard Avenue: The de Havilland complex was built on farmland along the original Sheppard Avenue (now 65 Carl Hall Road). (1929)
Downsview Park is one of the founding members of the new Ontario EcoCentres program and was successfully certified as one of the first Ontario EcoCentres. Through comprehensive guidelines, this certification program provides the framework to help education centres walkthe-talk of environmental sustainability.
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NEIGHBOURHOODS OF DOWNSVIEW PARK
Transformation:
The vision for the national urban park at Downsview Park is the creation of a recreational greenspace incorporating both expansive open space, recreational and cultural areas, as well as repurposing many of the historic aviation-related buildings to create a year-round setting that will attract a diverse array of people, and to do so on a self-financing basis.
William Baker Neighbourhood
Leasing revenue is a significant source of operational funding. Downsview Park is home to many businesses and organizations, ensuring a mix of tenants consistent with its visions and values with focus on those compatible with sport, recreational, cultural and leisure uses. Downsview Park continues to offer both short- and long-term leasing opportunities for both land and buildings. There are a variety of uses on the site ranging from industrial warehousing to office, institutional, recreational, trade shows and television/ film production. Overall, Downsview Park has over 457,000 square metres (1.5 million square feet) of commercial space. As of March 31, 2012, Downsview Park’s buildings were 98 per cent leased, based on space allocated for lease including a short-term land lease to the Toronto Transit Commission as necessitated by the construction of the Spadina subway extension at the north end of the Park. In addition to creating a unique national urban park on the majority of the lands, development includes five integrated neighbourhoods with a full range of land uses to create a model of progressive sustainable urban development. As mandated by the federal government, Downsview Park will be financially self-sustaining, deriving longterm revenue from lands dedicated for new urban development. Although most of the lands will remain under the ownership of Downsview Park, one third of the lands are contemplated to be sold or leased to appropriate partners—those interested in developing the lands in accordance with the Park’s Development Standards—in order to sustain the Park.
Action
Building and maintaining the Park is the primary goal, but to do so requires development of neighbourhoods from within the Park’s boundaries to provide the necessary funds for years to come. Five related neighbourhoods will be developed in and around the Park to assist in creating and maintaining Downsview Park: Stanley Greene; William Baker; Sheppard; Chesswood; and Allen. Throughout 2011-12, Downsview Park continued to work closely with the City of Toronto and a team of planners to articulate a new secondary plan for the Downsview area lands, 572 acres of which currently comprises Downsview Park. On June 28, 2011 the Downsview Area Secondary Plan was before the Ontario Municipal Board (OMB) for approval. At that hearing the OMB rendered their decision to approve the secondary plan and issued this decision on August 17, 2011. Downsview Park continued to pursue a zoning by-law amendment and a Draft Plan of Subdivision with the City of Toronto for Downsview Park’s Stanley Greene neighbourhood. The Park’s initial submission to the City was made in September 2010, and on March 2, 2012 a third resubmission on the zoning by-law amendment and Draft Plan of Subdivision was submitted to the City. Downsview Park has filed an appeal with the OMB to assist in the decision making as the matter has resided with the City for an inordinate amount of time. Plans for the Stanley Greene neighbourhood include 1,356 residential units. The redevelopment of this neighbourhood will involve the development of a mix of singlefamily homes, townhouses and mid-rise residential buildings, along with a centrally located neighbourhood park and other greenspace elements connecting the Stanley Greene neighbourhood to the national urban park. In 2010-2011, after a competitive market call to the development community, Downsview Park entered into a Purchase and Sale Agreement with Urbancorp for the sale of land for residential units within Stanley Greene neighbourhood. Their 455-square-metre (5,000-square-foot) sales pavilion opened its doors to the public in April 2012.
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Stanley Greene Neighbourhood
The Development Strategy Chesswood Neighbourhood TTC/GO Station
Chesswood Neighbourhood
Similar to the Sheppard neighbourhood, the Chesswood neighbourhood has great access to the TTC/GO Transit hub (Downsview Park Station). However, the Chesswood neighbourhood will be comprised entirely of commercial development including a research and business campus, as well as education and institutional uses.
Sheppard Neighbourhood
Sheppard Neighbourhood
Cultural Commons
The Sheppard neighbourhood will focus on its proximity to the new TTC/GO Transit hub (Downsview Park Station) and is envisioned to be developed primarily for commercial use, with some residential. Within this mixeduse neighbourhood will be interconnected streets with a principal north/south street serving as a major gateway into the Park.
Zone Downsview Park Sports Centre Allen Neighbourhood
Promenade Zone
Cultivation Campus
Stanley Greene Neighbourhood The Stanley Greene neighbourhood is a new 25.5-hectare (63-acre) residential neighbourhood planned for the south-west corner of Downsview Park. This new development, adjacent to existing residential development, will be of a similar form and scale, transitioning to low-rise buildings and with more intensive land uses along Keele Street. A local City park is proposed to be centrally located within the district as an ‘open space’ focus for the neighbourhood, and will be located along a north/south street that will connect and provide a ‘view corridor’ and accessibility to the national urban park. William Baker Neighbourhood The William Baker neighbourhood will serve primarily as an urban residential neighbourhood with a compact urban built form to support development density within walking distance of the new TTC/GO Transit hub (Downsview Park Station) being constructed at the north-end of the Park (scheduled for completion in the fall of 2015) and along Keele Street. The existing large woodlot within this neighbourhood—which consists of approximately 30 per cent of the total land area—is recognized as a unique and desirable natural heritage feature and will be protected. A multi-use pathway connects this neighbourhood to the national urban park via an existing pedestrian bridge over Sheppard Avenue. Allen Neighbourhood
The Allen neighbourhood is the one and only neighbourhood that is physically separate from the rest of the Downsview Park lands. It is in fact more associated with the overall Allen District that the Park shares with Build Toronto. This neighbourhood will be developed as a mixed-use district with non-residential development near the existing Downsview subway station, with residential development to the south. At-grade street connections across Allen Road will be established to connect and link the west and east sides of the expressway.
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ABOUT DOWNSVIEW PARK
Our Vision is to transform Downsview Park into an internationally renowned sustainable urban community. Our mission is to design, build and maintain the Downsview Park community in collaboration with its residents, partners and the public guided by a set of three core values: integrity; transparency; and sustainability. The Downsview Park Sustainable Community is the Park as a whole; a greenspace with recreational and cultural areas, as well as five neighbourhoods, uniquely integrated.
Full Ownership of Land
Parc Downsview Park Inc. (PDP) was established by the Government of Canada after it announced the closure of the Canadian Forces Base Toronto in 1994. It stipulated that the land previously owned by the Department of National Defence (DND) “associated with the Downsview site will be held in perpetuity and in trust primarily as a unique urban recreational greenspace for the enjoyment of future generations.” In 1999, PDP’s Board of Directors was appointed by the Government of Canada and the Park began its operations. However, development of the Park could not commence until the administration and effective control and ownership for all 231.5 hectares (572 acres) of land was fully transferred to PDP in July 2006.
Crown Corporation
Established to design, develop and maintain Downsview Park, PDP began as an operating subsidiary of the Canada Lands Company Limited. In 2003, PDP was transformed into a deemed parent Crown corporation and an agent of the Crown. It reports to the Parliament of Canada through the Minister of Public Works and Government Services. Annually, PDP is required to submit its corporate plan and its annual report to the Minister for tabling in Parliament. This ensures that PDP’s activities and operations are open, accountable and transparent to Parliament and the general public.
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Self-financing
Parc Downsview Park Inc. is self-financing, independent of government funding and operates at no cost to taxpayers. All revenues received are applied to Park infrastructure, operations and maintenance requirements. To fulfill its mandate and operational framework for PDP to be a self-financing entity, PDP must rely on revenues generated from a portion of the land area. Accordingly, approximately 78.8 hectares (194.6 acres), or 34 per cent, will be dedicated to development opportunities that complement the Park, while providing revenue to finance the construction, development and management of the Downsview Park sustainable community. While PDP seeks to generate both capital and cash flow from the allocated lands, it will be done in a way which adds value to the public open space. Further, PDP will ensure that the vision and values of Downsview Park are evident throughout the property in a seamless and integrated fashion. Parc Downsview Park Inc. also has necessary approvals to borrow up to $100 million from the private sector as prescribed by Parliament.
Board of Directors
Parc Downsview Park Inc. is governed by a Board of Directors appointed by the Government of Canada. The Board performs an oversight function, setting broad policies and strategic direction. Board appointments range from three to five years. The Board’s primary function is to establish PDP’s strategic direction while, at the same time, continuing to fulfill its mandate. The Board fulfills these responsibilities largely through its role in developing PDP’s corporate plan. The corporate plan is the ‘centerpiece’ of accountability adopted by Parliament for Crown corporations. It serves to guide the Board, Directors, senior management and staff, and ensures that everyone at PDP is aware of the corporation’s objectives and priorities. A summary of the corporate plan is prepared to communicate this information to Parliament, following the approval by the Treasury Board, in a coherent and transparent fashion.
411 Squadron: The 436 Transport Squadron, VC 920 Squadron of the Royal Canadian Navy Reserve, as well as 400 and 411 Air Reserve Squadrons were housed at Downview. (1956)
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FINANCIAL HIGHLIGHTS
The Corporation is presenting its financial results for the first time under the new International Financial Reporting Standards (IFRS) as at April 2010, and years ending March 31, 2011 and March 31, 2012. Revenues have grown as a result of an increase in lease revenue from the Toronto Transit Commission (TTC) as part of their subway construction project; sports facility revenues, restaurant revenue; and programs/ events revenue. Even though the Corporation’s expenses increased, the net loss decreased from the previous year due to cost containment measures, and the realization of land lease revenue from the TTC.
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Cash Flow and Liquidity
Currently, operating revenues approximate operating expenses before Payment-in-Lieu-of-Taxes (PILT). Capital expenditures and PILT mainly contribute to the Corporation’s debt position. Management has made and continues to make concerted efforts to address the Park’s operating deficit through the sale or lease of development lands to optimize value for the Corporation. An agreement of purchase and sale has been entered into with Urbancorp to sell land in the Stanley Greene Neighbourhood. In the meantime, other than revenues from operations, cash flow deficits will be financed by bank borrowings.
Highlights
$000 2011/12 2010/11 Revenues 18,473 13,589 Total comprehensive (519) (3,850) loss Assets 68,040 51,561 No. of employees 66 Estimated Visitation 1,700,000
2009/10 12,228 (4,636)
2008/09 2007/06 11,059 7,146 (4,466) (5,220)
42,088 27,286 16,636 59 46 37 1,500,000 1,200,000 1,003,000
Comparison to the Budget
$000 2012 Actual 2012 Budget 2011 Actual REVENUES Development revenue 4,563 12,635 375 Rentals 6,618 8,043 7,887 Sports facility and 7,216 5,573 4,884 program revenues Amortization of deferred 31 394 government funding Interest and other income 45 49 –—————————————————————————————————— 18,473 26,251 13,589
Expenses
Rental properties 6,824 6,424 7,819 operating costs Sports facility and 4,907 3,211 3,117 program costs General and administrative 1,910 4,627 1,296 Depreciation and 2,561 2,600 2,184 amortization expense Development expense 1,060 207 465 Park operations 1,212 1,943 1,118 Payment in lieu of taxes 518 1,019 1,440 –—————————————————————————————————— 18,992 20,031 17,439 Total comprehensive (519) 6,220 (3,850) income (loss) For the complete 2011-12 audited financial statements, please visit Downsview Park’s website at www.downsviewpark.ca
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July 1, 2012 OFFICIAl OPENING WEEK FIREWORKS CElEBRATION
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1-35 Carl Hall Road, Toronto, ON M3K 2B6 Tel.: 416-952-2222 Fax: 416-952-2225 www.downsviewpark.ca info@downsviewpark.ca twitter.com/downsviewpark facebook.com/DownsviewParkOfficialPage