A different climate

This is the centre boulevard of Carling Avenue. The section from the Otrain to Bronson is to be reconstructed in 2011. This section will NOT be dug up  should the city decide to run an LRT along the Carling median. Also note that the city plows streets to the side only, so the centre boulevard is not used for snow storage. So what is put down in the 2011 reconstruction is what we will see for the next half century or more.

At the open house, I suggested the median be landscaped properly. I suggested there be a 18" setback from the curb, then a 2' wall be constructed and the centre filled with great dirt or structural soil and planted with trees, shrubs, or even decorative grass. The City planners wagged their heads no...no...no. The stuff wouldn't survive. It couldn't possibly work. Besides, there's already a nice park to the south ... as if the NCC facilities obviate the city from ever bothering to do something nice to their lands.

Here is Allumettes in Hull Gatineau. Remember when Hull was the poor cousin to Ottawa? Well, the story is different now. Note the decorative centre light standards, the lush planting, the close row of trees, all apparently thriving in their hostile climate north of Ottawa.

The centre plantings are so lush they partially obscure the cars on the other side, thus reducing the apparent width of the road and ameliorating its impact on the urban environment. Gatineau can do it ...

Close up of plantings and two rows of curbs. Plantings included rose buses, lavender, shrubs, and trees.

A maintenance crew doing a summer weeding. They told me its once a year.

After weeding, a watering (fertilizer?). The resultant lush attractive streetscape shows the results of the manicuring work.

Another section, planted solely in tall grasses.

Thick planting of attractive greenery makes a rich boulevard -- only in Gatineau you say, pitty.

An older section, with higher planter walls making a clearer separation of the roads on each side of the centre boulevard.

Carling Avenue boulevard. Other than the car models, its exactly the same as 1955. Will it look the same in 2055??

Carling Ave open house

OPEN HOUSE


Tuesday, 22 June 2010

5:00 to 8:00 p.m.

Dow’s Lake Pavillion (Vista Room) ground floor

1001 Queen Elizabeth Drive

Caring about Carling

Last night was the first Public Advisory Committee (PAC) meeting for the Carling Avenue reconstruction project from the O-Train to Bronson Avenue. Scheduled for 2011, its for a complete rebuild of the street: new sewers, water mains, dozens of cable and gas pipes, curbs, sidewalks, lighting...everything.

The handout emphasized the following priorities in this order: pedestrian, cycling, transit, vehicle. Of course, the the Technical Adisory Committee (TAC) had first whack at the project and they specified two through lanes in each direction, a bus lane, a cycling lane,very generous turn lanes, etc etc all of which exceeds the available right of way. Now, which elements do we guess might get dropped? No points for the correct answer: car lanes, bus lane, bike lane if room, "2m sidewalk (where feasible)". So much for ped priority. And for streetscaping ... to be added in at the end on the leftover spaces.

So, I spent the evening in plesant dialogue with the city planner and his consultants, educating them as to local pedestrian desire lines, questioning them on traffic volume assumptions, and suggesting the ideal Carling-Avenue-according-to-Eric plan.

These discussions can have fun elements. I pointed out the out drainage outlet for Dow's Great Swamp BEFORE the Rideau Canal was built and the dam built to create Dow's Lake, as it crosses Carling Ave it will present a "soft" layer of surficial geology (you can trace all through the neighborhood, its location revealled by the map and along the streets by the tilting houses on unstable foundations). I also pointed out the very busy Tim Horton's located on that strip, one which they (and many neighbours) are unaware.

Some agreements come easily: get rid of the acceleration or merge lanes at Carling EB at Preston, and Carling WB at Booth. This will also reduce the pedestrian crossing distances.

The TAC proposes this cross section: two lanes of traffic (plus turn lanes, some of which are VERY lengthy) plus one transit lane, plus one bike lane along the curb. The difficulty with the curb-side bike lane arises at Commissioner's Park (Dow's Lake tulip festival) where tour buses park against the curb ... and will be parking on top of the bike lane. Maybe the bike lane should be between the car lanes and transit lanes?

An idea well received was to replace the median lighting fixtures (which are sort of freeway style) with either outside curb  poles (located right on the edge of the curb, this helps close in the perceived road width thus calming traffic and protecting peds) OR with more decorative fixtures somewhat like was done on King Edward (but not with those particular poles), OR mid-height dual purpose lighting poles as was done along Bank Street south of Gloucester. The current lighting style is too freeway-like and must go.

 Does Carling have enough ped traffic to warrant ped lighting all the way along the sidewalks? Or would it be sufficient to mark intersections and where pathways join the sidewalk with clusters of lights and brick pavers in a ped scale, ie treating the sidewalk lighting as a series of nodes rather than a linear strip.

There is a grass median from the O-train to Booth. As we go east up the hill to Bronson, that shrinks to a dusty, dirty, heaved concrete wasted space. Since traffic volume decreases drastically east of Booth, to be 16,000 or so vehicles per day, I suggested two general traffic lanes are not needed, leave it as one lane(plus turn lanes) plus transit lane plus bike lane (since going up hill I have a harder time keeping to a straight line). This would allow for wider sidewalks, a side boulevard, or a landscaped centre median.

The centre median  itself is pathetic. The soil is compacted, the greenery is "naturalized" (ie, weeds). I suggest that the first foot in from the curb be porus pavers, then there be a 2' high concrete wall, creating a giant planter along the median. This planter would be filled to a depth of two or three feet with structural earth or planting mix, and planted with locust or russian olive trees (very salt hardy) and a dense underplanting of shrubs. [note that the city does not plow snow onto the median, only to the road edges, so the one foot setback from the curb should function fine].

The consultants were less than thrilled with the planter idea. Too much salt spray, it will kill it all. My response: the examples they cite are all suburban with huge rights of way and windy conditions, this is a more urban street with a lower speed limit (which could be made even lower, please) and the wall will reduce salt spray. If the trees die, then leave the planter with grass -- it will thrive better than it does now! Or plant something like decorative grasses that grow in clumps 12 and 24 and 35" high for a textured landscape, and that die back in the winter and are immune to salt spray.

I understand the engineer mentality might find the planter idea offensive at first glance. But let's be imaginative, experiment, try something .... even if it is only for two of the blocks (one east and one west of Preston?) at first. Build it. See if it works. Expand a year later if successful (this would require setting aside some budget for that from day one). Too often the city takes the cheapout route: the NCC will make nice landscaping over there, so we don't have to do anything at all over here.

Here are few other ideas to consider: ban right turns at Preston and at Booth on red lights, to calm traffic and make it safer for cyclists; don't make the sewer upstream from Preston the same size as Preston, make it one size smaller, so the upstream people (ie Glebe) don't fill it to capacity so it floods the downstream end.

And here's one idea that needs to be killed: the TAC wants a continuous left turn lane on Carling EB from Preston to Booth; AND a continuous left turn lane on Carling WB from Booth to Preston; AND a Carling WB right turn lane onto Preston. Will there be any median left? This proposal takes catering to rush hour traffic to the extreme. Why does the whole street have to be built to handle the ninety minutes of rush hour volume, and why are Pointe Gatineau commuters so privilaged as to determine the whole design of the street and intersections? Heck, they aren't even paying for this!

Our streets cannot handle 30-50% more traffic as the city grows over the next few decades  ... there just isn't room ... so why do we try? Build the roads for a balance of users (peds, cyclists, cars, transit) and balance of liveable city concepts, and drop the urgency to cater to suburban commuters. That means the rebuilding of Carling could handle the current traffic volume OR less. Then there would be no need to widen Carling as is in the current plan with its generous turn lanes. Unwidened, it can be made friendlier to peds, transit users, cyclists...and the environment.

Last note: the PAC set up for Carling consists of invited groups, individuals, property owners, BIA's, councillors. I represented the Dalhousie Community Assoc.  I was the only invitee who showed up for the meeting. There will be a general public meeting on June 22nd. In the meantime, let your councillor and community association know what you want, if you care about Carling.

Cyclopiste de Preston (v): Young to Carling

From the turning circle where Young meets the Otrain cut, there is a convenient bridge over the train. Note the lack of curb dip on this end for cyclists (there is one at the other end of the bridge). A similar but wider and more friendly overpass is planned for Hickory Street, a few blocks south near the Otrain station at Carling Avenue.

Looking south, the stonedust path passes between the backyards of houses and the Otrain cut. The path needs to be widened and re-covered with stone dust which is worn down to the mud in some spots. There also needs to be a curb dip to access the path. Throughout its length, the current path lacks dips.

In the two pictures below (taken summer 2009) cyclists arrive at Beech Street and hesitate, looking for a sidewalk dip to cross the street. They decide to go east, riding on the sidewalk, to the first driveway dip a number of yards away. They then faced an awkward and dangerous sharp turn onto the street (having to similtaneously look over the shoulder for overtaking traffic on the road). But once onto the street, they discovered there is no matching curb dip on the other side of the road, and had to cycle some distance the wrong way on the road before giving up, dismounting, and lifting the bike over the curb, to ride on the sidewalk back to the continuation of the path. Is this an official city cycling route?

The last portion of the path is  lit and paved, from Sidney street to Carling Avenue, by the Otrain station and Dow Honda:

Once at Carling, the continuation of the path is visible on the south side, this time illuminated by the NCC:

Crossing Carling is a bit of a problem. The city advises cyclists to dismount, walk their bike a few hundred yards east along the sidewalk to the intersection of Preston, walk across the crosswalk, and then walk the bike back west along the far sidewalk to the resumption point of the path. Of course, I just dismount, walk my bike straight across, and wait in the wide median for a break in the other direction to cross the far lanes. A curb dip would make it even easier. The City claims it cannot put traffic lights here as it is too close to Preston. An underpass is a more expensive option that might be feasible if the Otrain is double tracked for the LRT and needs a wider underpass.

Hickory-Champagne Condo Site

Mastercraft-Starwood acquired the Aquerello site on Champagne Avenue at Hickory some months ago. This site is immediately north of the Arnon proposed office towers at 853 Carling, and immediately south of the current and soon to be redeveloped humane society site. The new condos will border the OTrain on the east side of their site.

Their proposal is for high condo buildings positioned to view Dow's Lake. Recall that Hickory Street is likely to be continued across the Otrain corridor cut as a pedestrian street, which will also improve access to the Otrain station there for all the new developments proposed for this area. Recall too that Domicile has acquired the small printing plant located on the west side of Champagne at Hickory for a proposed 12 storey condo tower with six townhouses facing Hickory.

To see the artists sketches of the proposed condo towers from various viewpoints, go to this link http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__7UMT1F and click on the pdf's for the 3 elevation pictures and the site plan.

There is also a story on the proposal in Ottawa Business Journal, at this link:
http://www.obj.ca/Real-Estate/Residential/2010-02-19/article-795846/Developers-file-plans-for-Little-Italy-condo-towers/1

Out with the old, in with the condos

The printing establishment currently located at the corner of Hickory Street and Champagne Avenue is the only remaining industrial use in this section of the Bayview-Champagne corridor. It once was an industrial heartland of the city, with convenient rail access (the tracks were relocated into the cut in 1963, before that they ran at street level). The old Sunoco fuel depot site has been cleaned up and is currently zoned for a 40,000 sq ft building. The former Campbell Iron and Steel plant at the corner of Carling/Champagne (now a satellite parking lot for the Civic Hospital) is in process to become several office towers (see earlier blogs on 853 Carling Ave) once the Bayview-Carling CDP is completed.

I hear the printing plant site pictured will soon be reincarnated as six townhouses facing Hickory and a eight storey condo facing Champagne. I imagine the neighbors will object, as some are already upset at the Merion Square townhouses and one condo tower (soon the second tower will be built). In my opinion, they are lucky, since the vacant and underutilized lands on the edge of their neighborhood are perfect for intensification (close to transit, have separate street access to the busy arterial Carling Avenue, and on the edge of the existing low rise neighborhoods but not in the middle). By building along the perimeter of this established area there will be less disruption to the existing areas and less pressure for intensification within the existing areas.

And recall too that the area immediately south of Carling, currently a green field running up to the Sir John Carling building, is zoned for mixed use high rises, but we wont see that for another three decades.

855 Carling, part ii

The Ottawa Civic Hospital Community Assoc. held a meeting on Tuesday evening. On the agenda was the 855 Carling Ave project proposed by Arnon Developments. They already own the two red brick office towers on Carling between Preston and Rochester (a site I vaguely recall might already have planning approval for a third tower?)

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From their planning documents I had concluded in my post a few days ago that this was a rezoning well in advance of any project, but at the meeting it became clear that this project might proceed in the near future, and my interpretation was wrong. The new building will be close to the lot line on the Carling side, but the lot line is set considerably back from the existing sidewalk, so the new building will be set back about the same distance as the existing CMPA towers to the west. If Carling is widened, perhaps in conjunction with a median LRT transit line, the hardscaping might get closer to the building, but until then it will be as suburban looking as the CMPA towers, which is a shame.

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The proponent noted that the 800 car parking garage would operate for one office shift a day, whereas the existing 300 car lot on the site today operates for 3 civic hospital shifts (there is a shuttle bus and waiting shelters) so the traffic impact of the new building will be similar to what is there now. The new garage would be four floors deep, which is considerably deeper than the adjacent OTrain cut. Apparently there are talks with the City about extending the building excavation right out to the OTrain cut.

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The rezoning and increased FSI for this site should not be considered in isolation. There is a Community Development Plan (CDP) neighborhood planning study for the redevelopment of the Carling to Bayview corridor (remaining old stuff from the railway era needs to be replaced with developments meeting current needs and the transit corridor opportunity) but the CDP was stalled when the north south LRT project was cancelled about 2 years ago. It is apparently getting going again (3 cheers ! something right from City hall !) and is the proper place to consider the height and FSI for this site, in conjunction with the other sites along the LRT

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I am very concerned with the possibilities for squandering the transit oriented development opportunities presented at this site. The developer has a main entrance on the east side, adjacent the station, and he indicated he was amenable to connecting it directly to the station. Such a connection needs to be all season, weatherproof, and perhaps climate controlled to compete with the 800 car parking garage in this building alone.

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But further planning is needed to access the CMPA buildings and Merion Square condos and the residential neighborhood to the OTrain/LRT to make it as convenient as possible. This might mean through-building access, or a link to Hickory Street pedestrian overpass over the cut. It is rare enough to find a lot of vacant land, ready for development in the next decade, right on top of a major transit station, and possibly the junction of two transit lines (the north-south and Carling LRT).

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Keep in mind also the land south of Carling, currently a grass field, is NOT NCC parkland nor part of the experimental farm, but is zoned for high-density mixed-use development. The OTrain and LRT station needs to be connected to this site too, and that does not mean a crosswalk with push-button placebo, it means a proper underpass from the station to the south side, also accomodating the bike path.

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The southmost anchor for development of that site is already there, but under threat, as the Feds are proposing to demolish the Sir John Carling building whereas it should be repurposed, perhaps as a condo.

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The 855 Carling developer is asking for increased FSI. The City should not grant it without some price. In the earlier CDP process, I advocated for covering part of the OTrain cut near Beech Street to expand Larouche Park. This neighborhood is a park desert. This is a marvelous opportunity to double-deck the narrow OTrain corridor so we get both transit-oriented development and neighborhood improvement.

LRT Technical Session

The City hosted a technical session on Saturday, June 20th for all those people who delight in spending a summer Saturday listening to streetcar vendors. About 100 of the public showed up, and at least 30 staff and consultants and vendors. The stated purpose of the meeting was to examine technical issues such as low floor vs high floor LRTs, dedicated vs shared rights of way, driverless vs on-board staff, etc. But I think the unstated purpose of the meeting was to educate the bloggers and transit hobbyists and community activists, so as to raise the tone of the debate when real decisions on technology are being made in September. If this was the covert objective, it succedded admirably. A number of participants prefaced statements with " I used to think ... but now ..."

The meeting started with spiels from Mayor Bellemare (sorry, I dont have a TV so I didn't recognize him - he was startingly young looking ...), Alain Mercier (OC Transpo) and Mona the head of the Transportation Master Plan project (TMP). I am not sure which speaker actually said it, but I did catch the comment that the LRT system will function with bus service as feeders to the line-haul LRT service. I didn't notice Marianne Wilkinson around to hear that one. But when the vendors spoke, two of the three emphasized that it was illogical to continue to run any bus rapid transitway - BRT - service to the core once the LRT was up and running. I have long suspected the LRT planners are saying YES to continued direct bus express service from Kanata and Barrhaven only until later in the process when the idea can be proved to be infeasible.

Three transit system vendors had display tables, brochures, free pens, models, and each gave a forty minute presentation. Alstom displayed their range of product to fit every market niche, and surprisingly to me he gently chided Ottawa for looking at LRT: in his mind, the City volumes along the transitway were enought to justify going straight to a metro-capacity train. He emphasized, as did all the speakers, that new LRT and metro systems always generate more traffic than transportation models predict. Since the system must be put in place to last 50 years (the life expectancy of a LRT or subway car) it is shortsighted fiscally and adminstratively to install a system that meets today's needs but which will be undercapacity in a few years. Why did I think he was directing his comments to certain shortsighted and tightfisted City councillors? Surely his remarks weren't directed to Alex Cullen who was in the audience, or the other councillors' staff members in attendance?

Dan Braund (an Ottawa boy, and old colleague from our days in the urban transit directorate at Transport Canada) spoke on behalf of Bombardier. Both he and the Alstom man claimed to represent the biggest LRT/metro vendors. The third speaker, Rainer, was from Shinkinsaro, an admittedly small firm that has a number of significant installs in North America. Most uniquely, his firm has no North Amercian assembly plant to put the vehicles together and then ship them to Ottaws via conventional heavy rail (the DOTT consultants have insisted the LRT maintenance yards be located adjacent a freight line to bring in the LRTs from eleswhere). Instead, Shinkinsaro uses the City's new LRT maintenance facility and its staff to assemble the cars here in Ottawa, which adds local value and thoroughly teaches the maintenance staff how the cars go together and work. This proceedure impressed me a lot. I will be going to the DOTT maintenance yard meeting this week.

Notably absent was Siemens, which won the previous round for Ottawa's LRT trainsets. I asked, and yes they were invited, they declined to attend. I suspect I hear a lawyer in the background at Siemens saying that if the show up to bid for this LRT project they are acknowleding that they somehow lost the previous bid. Nonetheless, I hope the City staff and consultants are busy reviewing their specs: after all, if they were deemed the best vehicle two years ago then presumably they must at least be a contender now.

The presentations and speaches were followed by a series of round-table discussions, with all points raised being written down by a scribe (each table had its own moderator/facilitator and another person to act as scribe - that's two staff to each 5 or 6 attendees. Can't say they weren't listening).

Amongst the comments at my table, I heard (or made myself...) the following:

1. greater respect for the idea that the LRTs along the transitway should be 'line haul" offering fast service with fewer stations rather than 'local" service with frequent stops.

2. a consequence of this was greater support for using the Ottawa River Parkway from Dominion to Lincoln Fields, with maybe one walkin stop along the route

3. there was less support for the Byron right of way, as its main virtue would be frequent stops for walk ins, at the price of slower express service and a very expensive precedent of perhaps burying the LRT where NIMBYs are loudest. Is McKeller Park the new Glebe?

4. while Carling is of interest, it is not likely to offer as fast a line-haul service as converting the transitway

5. there were mixed opinions on how to run the service on the ORP. I favour removing the southside lanes and making the northside lanes two directions of car traffic, and using the freed-up space for the LRT. Others favour running the LRT down the middle of the two road surfaces.

6. everyone agreed that we almost have enough transitway infrastructure that we could have a totally grade-separated and segregated system with no mixed-traffic. All the three vendors lauded the perfect conditions for Ottawa to convert the transitway and felt we are in an extremely lucky position due to the foresight of the builders of the transitway in the 1980s

7. but if we go for segregated system, there must be frequent grade-separated underpasses, for pedestrians and cylists, say every 500', to compensate for the 'barrier effect' of having a segregated right of way. Specifically mentioned were current at-grade crossings at Preston (install it from day one, not in the future), Dominion, along the ORP, Lincoln Fields, Iris, south of Iris, etc. Such a committment might make selling a segregated system easier.

8. LRTs can be dual mode. If diesel-electric, then it is not necessary to electrify all the track, for eg along the ORP there could be no overhead wires, and even more exciting, it would be much cheaper to extend the LRT beyond the greenbelt if electric catenary is not required. Thus the LRT service could be extended to Orleans, Barrhaven, Kanata years or decades sooner than currently envisioned using dual track overhead electric power.

9. Another version of dual mode would be electric-battery, whereby the LRT vehicle uses battery power in selected short distances, such as along the ORP.

10 Several attendees wanted on-board transpo staff, if not as a driver then as a guard. Totally automated trains made people uncomfortable. A chorus of voices was raised that the on-board staff need not be premium-paid "drivers" since running the almost-automated LRT is simpler and less-responsible than driving a bus. I heard the word "conductor" used for the on-board position. This will be unpleasant news to the OC TRanspo union which got a hefty premium from taxpayers for the "drivers" of the O-Train.

In conclusion, it was certainly refreshing and interesting to hear "outsiders" comment on our planning process, the opportunities available to us, and to speak some plain truths (yes, yes I know they are vendors) about what we should be doing.

I was left wondering about the meetings on Friday June 19th, which were not public meetings as far as I know, with operators of LRT systems in a number of US and Cdn cities. Presumably they also gave blunt advice about what to do or not to do. I wonder if any councillors were present? I would definately like to see made public a transcript of those advisory sessions.

Carlington Vet Houses celebration

click to enlarge and see the lady on the verandah

Carlington community association held a celebration last Sunday to honour the war vets, the veterans housing estates built just south of Westgate Shopping Centre (the first suburban shopping centre in Ottawa), and the renewal of the community.

There was a parade and march past of some veterans. The parade was lead by an Ottawa police motorcycle driven by an Asian cop. The tail was another police car, driven by a Tamil (?) cop. Some of the parade-route residents were Asian. The old vets were all white. It made a nice scenario.

I loved seeing the pictured elderly lady on the verandah of her house, watching the parade. She seemed excited by it, often waving. I imagined her a vet widow living for sixty years in the postwar housing, one of the dwindling cadre of second world war vet families. Imagination.

The area of small homes, once neglected and somewhat run down, is once again thriving with new families and some sensitive and expensive renovations leading the way. Some of the renovations do not include additions, proving once again that modest size housing is desirable. The new municipal splash pad and gazebo on Harold Place were especially unexpected.

After the parade ended at the Gowling school, there were the usual speeches. CMHC gave a presentation on renovating vet housing, and on the NowHouse, a postwar one-and-a-half storey house renovated to be zero-energy. Vets and ex-residents had front row seats. Each seat had some "thank you" cards or letters written by grade 1 students of the school. An elderly lady leafed through the collection of notes, covering the range of simple cut and paste artwork to thoughtful letters of thanks to the vets, while her uniformed husband stood with the other vets. As she leafed through the pile, she noted the "odd" names of the children (few Bills, more Bilals, you get the idea). One letter was longer the rest, more original, and she fondled it. She leafed through the rest of the pile, and the long letter came up to the top of the pile again. Again she read it, touched it, then carried on reading, until it came to the top of the pile again. I don't think she realized it was the same letter she kept coming back to. Eventually she took it, folded it in half, and slipped it into her purse. With that, my mom said it was time to go home.

Leadman's DOTT meeting May 26th

Leadman's ward bumps up against Somerset Ward where I live, almost on the border of the two, which is why this blog is named West Side Action, since I try to cover events that happen on the west side of the downtown, regardless of fiefdom. Anyhow, I joined the big turnout for her forum Tuesday evening on the DOTT.

Her presentation and meeting themes covered two things: the DOTT in the downtown area, and the first-phase LRT in her ward terminating at Tunneys Pasture. She was accompanied by Renfrew Morrison, a transportation consultant that we recall was Clive Doucet's hired gun for his Carling LRT proposal earlier this spring, and who was Urbandale's hired gun in August 2007 when the developer lobbied to resurrect the southwest LRT.

What follows is not a report of the meeting, but my impressions of what went on. So, it is personal views, interpretation, and not "objective".

Leadman claims that council approved the Albert St routing for the LRT tunnel, including a surface crossing of the canal using the Mackenzie King bridge, with a sharp turn south, ie the current bus route through the downtown. And that the counsultants have gone off and "surprised" her and "shocked her" by examining alternative routes, and eventually recommending the Albert St - Rideau St - Ottawa U route. She claimed to be shocked that they had extended the terminus of the first phase LRT to Tunneys Pasture instead of Bayview, as council had directed.

Both Leadman and Morrison want an underground city in the downtown, connecting the stations with underground malls under office buildings. I wondered why the underground city idea never dies: council killed the plus-16 version of it years ago, and the city's developers have consistently refused to connect together their own malls. Minneapolis discovered you can have a lively plus-16 network or lively streets, but not both, and got the worst of both. I think Ottawa is way too small to support two lively streetscapes, or three, if plus-16 walkways are brought back in. Please "bury" this fantasy. And recover more of the surface from autodomination.

Morrison surprised me by claiming that 180m stations, capable of handling six car LRTs or future conversion to subway trains, would never ever be required in Ottawa, not in 100 years. I am in part puzzled by this because so many of the other blogsphere critics of the DOTT claim the system will not be able to handle the traffic proposed. Is the system undersized or oversized, on the short term or the long term?

I go to the DOTT meetings held about every two months as member of the public advisory council. The give the same presentation earlier that day to the business advisory council. And I thought they gave it to council members. But both Leadman and Morrison continually surprised me by their poor grasp of what I thought were well-covered items.

For example, Morrison chided the DOTT team for failing to include a spur at Rideau to extend the LRT east (along Rideau, or north to Gatineau), in fact, this has been frequently mentioned by the consultants.

More bizarrely, Leadman claims that by ending the first phase LRT at Tunneys, it forever "precludes any great circle line through Gatineau" (using the POW bridge) and will "eliminate potential for cross river transit forever". I guess this eliminates any potential for a n/s LRT line along the O-Train route too, but elsewhere in the meeting Leadman seemed to support that route, and the Carling LRT, even with the LRT going to Tunney's.

Well, maybe not to Tunneys. Her position alternated all night on that. Certainly building a major transfer station at Tunneys will be disruptive. But it will be very useful for the residential community, local bus transfers to the LRT, and Tunneys employees in the future, during the first phase LRT AND once the LRT is extended westward. Some citizens at the mike expressed appreciation for improved LRT service. It is not a "throwaway cost". It is, of course, perfectly fine to build a major transfer station at Bayview, in the neighboring ward, and she expressed no concern about throw away costs there. So does she favor ending the LRT at Bayview, or continuing to Tunneys? And in future phases, should it continue west past Tunneys? The answers varied all night.

Similar confusion prevailed on the use of Scott and Albert for BRT service. Recall that during conversion of the transitway to LRT service (at least two years) all the buses that use the transitway from Tunney's to the downtown will have to move off the transitway onto Scott and then onto Albert. This will certainly be very negative for adjacent residents, and I too question how the roads can handle all the buses. Staff suggests that the two curbside lanes will be bus only lanes, but I still see congestion hell.

Then, once the LRT is running, in theory most of these buses can be stopped at Tunney's and riders transfer to the LRT if going to the downtown, and for those going to Bayview or LeBreton, every third 95 would provide this service. However, Leadman and many citizen speakers derrided putting buses on Scott, derrided transfers at tunneys, and derrided evil-Kanata residents who want one-bus service from Kanata to downtown. Well, if they dont want transfers at Tunney's, they'll have decades of buses on Scott until the LRT is extended to Lincoln Fields and transfers are forced there. At some point you cannot please everyone, tradeoffs are necessary. There are hard choices here, and more leadership and consistency is required than was evident last night.

There was consistency though, in several aspects: Tunneys transfer station: bad; buses on Scott street: bad; LRT to Tunneys: good; no: bad; Kanata riders shouldnt be worried about making transfers at nice indoor stations; local riders wont stand for forced transfers; put the transfer station at Bayview, the city owns all the land around it (points to PPT slide that highlights land that is in fact owned by other parties like Phoenix DCR who have applied to build a condo on the land); its dumb to put LRT on the Ottawa River Parkway; the solution is to run all the buses on the parkway all the way to the downtown and not along Scott; look at the big picture, plan for the future and the whole city, but make decisions based on short-term local impacts. The tunnel selection should be based on city-building criteria, but give us the costs of each option first (so we can choose the cheapest?)

And the STO buses ... Leadman claimed the study ignores the STO buses on Ottawa's downtown streets, and claimed that there are more STO buses than Ottawa buses downtown. In fact, the DOTT projections always have counted all the STO users as being DOTT tunnel users, which gives some hint about the future of STO surface buses in the downtown, and some hint about the direction of the interprovincial transit study.

The audience asked many intelligent questions, and some whoppers. Members clearly disagreed as to whether transfers were good or bad, generally it seems Kanata residents should be prepared to transfer but local riders should not. The Byron right of way is useless for LRT, claimed a speaker, because it goes no where (gee, and I thought it ended so close to Lincoln Fields...). The LRT should run along Carling because there could be many stops serving local businesses and institutions (but no mention of why Kanata commuters would want such a milk run service). Use Byron, on the surface, no, put it underground. Leave the parkway only for cars, remove the buses, dont put LRT on it. No, keep the buses on the parkway. Even extend them all the way to the downtown on the parkway. A number of people spoke to the idea that the current transit planning too oriented to long-haul commuters at the expense of local transit (I agree heartily, but we still gotta deal with the folks in Barrhaven and Kanata). Keep the buses off Scott (cheers !) (how? by putting them on Albert, but hey, that's not our ward, it's someone else's problem).

Oh, that Bayview station, great place to put it, its in a field surrounded by no one. As for the Blair terminus, its stupid, its out in the middle of nowhere with vacant space around it, move it into a built up area. Morrison: London transit cited as doing great innovative tunneling work using the Austrian mine technqiue, and we are not considering it. He ignores that the tunnel-boring consultants for DOTT are from London Transport. Dont build the DOTT near the Langevin Block ... running it under the War Memorial would make a "nice" terrorist target ... but not to worry about running it along or under DND ...

Conspiracy theories abound, and are some of the reasons why going to public meetings can be so much fun. Did you know the LRT is intended for the Ottawa River parkway because they want to rezone it all for condos? That Hintonburg is always "targetted" because its poor? (I nod my head at that one ...) That it should be run on Byron so locals can use the LRT, but not on Byron because it is no longer a right of way but a park? That the urban core is the victim of suburban dominated council? (allright, I've gotta agree with that one too). Or that city staff is so incompetant that they continually bamboozle councilors and go off on their own tangents regardless of council direction and staff is secretly running everything ...

In summary, there were a number of valid concerns raised, in particular how well the DOTT will work at the great depth proposed; and how buses will be handled during construction and between phase and phase two. Yet if we are to focus on the big picture, the city-building one, we cannot continually nitpik on local impacts. The transit system has to serve a variety of needs and users, and cannot exclude the long haul, short haul, peak or off-peak users.

Leadman was listening, and giving people a chance to vent, and that is admirable. But she made no effort to reconcile her own mutually-conflicting options, and offered little leadership. I would have preferred her to have expressed some preferences for moving the system forward instead of just agreeing with every expressed concern. I think it is a leader's role to also temper public opinion, to acknowledge that with change comes disruption as well as opportunity. There will be some pain along with the gain. She could also try to reactivate the Carling-Bayview CDP so that vulnerable chunks of the neighborhood are prepared for change as the LRT is built out. She could also attend some more of the DOTT briefings (or send her staff, or get more community association people attending) because the significant factual gaps and misunderstandings undermine the quality of decisions and leadership we expect.

Somerset Viaduct (Bridge) over the OTrain Line

Somerset west of Preston rises up and over the OTrain Tracks, near the City Centre Building. At the height of the crest, the bridge itself is only about 20' long; the rest of the road is simply a fill between retaining walls. The road was designed long ago and the angle of the slope means that motorists cannot see what's on the road (for eg, a parked car) over the crest. This creates a stopping-in-time problem.

The solution selected by the City is to narrow the road to two lanes for vehicle traffic. The road is wide enough for a bike lane on each curbside, but whether it is implied or will be painted on I do not know. By narrowing the road, moving vehicles are out of the curbside parking lane.

This project is nearing completion. Decorative lampposts and bollards were installed this week.

The south side concrete sidewalks were laid late last winter and the cement did not set well, with the results the sidewalks are spalled and already look a decade old. More curiously, the bridge repairs -- like the ones at Carling and Prince of Wales -- kept the one-OTrain-track-wide size. [in the comments section, I correct this. This bridge is already two tracks wide] If the OTrain is not double tracked or replaced with a double-track LRT for the next 20 years or so (life span of the repairs) then it will have been a cost effective decision to repair the bridges at their current size. But if the OTrain service is expanded or LRT service to the south is resurrected, the newly repaired bridges will have to be torn out and replaced by longer spans to cross the double tracks.

I sincerely hope that at that point the bridges are made another 15' longer to cross a future bike lane that is supposed to run along the Carling-Bayview alignment, although with no Community Development Plan in place, we run the risk of the Chiarelli-era fiasco whereby the bridges were to be replaced but without provisions for bike and pedestrian lanes. That was a near tragedy averted only because the LRT project was cancelled. Will we do better if the project is reincarnated? Our chances are better if we had CDP in place, but as yet there is no sign of one.

Landscaping Goes In, Dow's Lake pathway

Recall that in late fall, 2008, the NCC reconstructed the pedestrian and cycling path along the south side of Dow's Lake (along Commissioner's Park). The new path is wider and in many places a foot higher, which should reduce puddling. There are more bench sitting areas too, set back from the path.


Workers are busy this week cleaning up the unfinished details, including laying cobblestones between the path and the Queen Elizabeth Driveway.

Soil Remediation, Preston at Carling

Work crews have been busy this week at the former gas station lot located on the southeast corner of Preston and Carling. If one can guess from the signs on the trucks, its for soil remediation. Once all the oil and gas and other gunk is out of the site, it can be sold for development. It is a prime condo site, facing Commissioners' Park and Dow's Lake, and opening right onto the soon-to-be-glamorous Preston Street.

BTW, double clicking on the photo should enlarge it on your monitor.

Sir John Carling Bldg - demolish vs conversion

The Sir John Carling building is a large gray office slab rising out of the eastern edge of the Experimental Farm between Dows Lake / Prince of Wales Drive and Carling Avenue. Built in 1967, it is certainly a more-attractive building than many government cubicle farms. The distinctive brise soleil screens on the exterior (only on the west and south sides, the picture shows the east side without sun screens) were inspired by the trendy architecture of Brasilia, and promoted by the then minister of agriculture (Hees??), if my ageing memory serves me right.

The Feds plan to demolish the building in 2010. I can understand their claims that it is an inefficient building, even if I disagree with them. Public Works today wants large floorplates to challenge building occupants in finding their way through the maze of gray partitions, and far be it for me to reduce the mental challenges that might keep our civil servants alert. PubWorks also likes higher ceiling levels to pipe mechanical air into the warren.

I suggest they sell it to a condo developer. Seriously. There, I said it. The thin building floorplate is more suited to residential uses.

I don't see why having condos on the farm is any different from having civil servants in a highrise on the farm. In fact, the condo might generate more diversity of activity at all hours of the day and night.

And don't be mislead by the current appearance of the building surrounded by farmland to the west and greenspace to the east, because the greenspace to the east (the Dows Lake side, shown in the picture) is NOT PERMANENT GREENSPACE. It is not parkland, part of the experimental farm, nor part of Dows Lake / Commissioner's Park. It is, in City zoning, identified as MCF 1.5, ie Mixed Use Centre with a floor space index of 1.5. The (aborted) CDP for the area calls, amongst other good things, for higher density development here.

Recall too that the Carling Avenue LRT service promoted by Clive Doucet and others uses a part of this lot to swing the LRT from the Carling median under the (future) buildings down to the current O-Train line towards Bayview Station. As for the land to the west, isn't this one of the sites identified for a potential new Civic Hospital?

Please don't accuse me of wanting to pave over the Farm. The Carling Building is already there, the issue is whether to refurbish it as office space, demolish it, or my suggestion: a residential building. The (potential) land uses to the east and west of the Carling Building are already in the public forum. Can the Carling building be recycled, reused, repurposed? I hope so. Demolition is the recourse of losers.