Showing posts with label Phoenix DCR Developments. Show all posts
Showing posts with label Phoenix DCR Developments. Show all posts

Wednesday, May 27, 2009

New Apartments on Preston





A sign recently appeared at the now-vacant properties at 193 Preston, promising the construction of low-rise rental apartments above a storefront. Clicking on the photo may enlarge it enough to see the artist sketch of the building beside Photo Lux studio on the east side of Preston.

I am delighted to see some additional rental housing stock appear, and to see low rise too. It is a nice change from the high-rise towers frequently proposed for the area (Acquarello, the 31 storey Phoenix project for City Centre, the 18 storey proposal for Sydney Street, the seven story proposal for Balsam).

Tuesday, May 26, 2009

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.

Tuesday, March 17, 2009

For Lack of a CDP - Community Development Plan

There is a deliberately vague planning environment for the two 30-storey condo towers proposed by Phoenix DCR for 801 Albert Street (the vacant lot beside the City Centre tower and opposite Tom Brown Arena and the Bayview OTrain Station ). The City has signalled that it wants development to be significantly better than the industrial zoning common along the Bayview to Carling rail corridor. Yet it lacks a comprehensive plan for developing the area. A Community Development Plan (CDP) was begun several years ago, and considerable progress was made. The Phoenix development in a number of respects honours the incomplete CDP, but the city shelved the plan process in favour of other priorities.

Residents are left with the worst of situations. The current zoning cannot be relied on. The new zoning is hinted at in the incomplete CDP but there is nothing official. We can now only look with envy at the Escarpment CDP recently approved by the city (for the lands running from Ottawa Tech site down Albert to Booth) or the Lebreton development agreements. The existence of a CDP allows developers to propose projects that fit into a larger neighborhood wide plan, which will make their projects more marketable and a result in a better neighborhood over time. Meanwhile Dalhousie residents, and those in adjacent Hintonburg, are stuck with ill-defined underdeveloped lands that become prey for any developer or politicians’ bright idea – including three (!) outdoor stadium-and-concert-hall proposals just last month. LRT train yards? Highest condo in the city? Parole office? Anything goes!

We must, yet again, nag the councilors and city to get the neighborhood CDP reactivated: neighborhood plans are supposed to be in place before developments are proposed.

[The Escarpment Plan, passed by the City last year, calls for a number of neighborhood benefits, including a bike/pedestrian path along the north side of Albert, and burying the LRT track underground starting at Booth St so that the City-owned development sites won't be looking into an open cut. The multipurpose path appeared like magic in 2008 as part of the new watermain project along Albert; the Downtown Ottawa Transit Tunnel plans all start with the buried section of track right at the edge of the City's development site. Would Bayview-Carling corridor residents be so lucky as to have an effective CDP in place to guide developments!]

Saturday, March 14, 2009

801 Albert St Condo Towers - Bayview Station area

There is a vacant triangular plot of land at the corner of City Centre Avenue at Albert, just across from the Bayview OTrain Station and Tom Brown Arena, and beside the existing 8 storey City Centre office tower. The land has been owned by Phoenix development for some years. They have applied for rezoning for two 31-storey condo towers and a four storey office building. Each tower would be similar in height and size to the Metropole tower built further west on Scott near Westboro Station. The Metropole development, with townhouses clustered at its base, turned out well, despite its scary height. (I have an instictive distrust of developers bringing high towers).

How tall is enough? The City-owned lands to the northwest (now site of the snow dump) are planned for high rise apartments in the 23 storey range. The Escarpment plan, recently approved by the City for the lands along Albert between Booth and Bronson, calls for 23 storey (75 metre) heights. The site immediately south of the Phoenix property has been approved for similar heights for about 15 years. LeBreton Flats itself is zoned for 7 to 14 story buildings. This site should not be zoned any higher than 75m in my opinion.

The small office building component proposed at the City Centre Avenue/Albert St intersection does relate to the pedestrian on the street, but the set-back towers do not. We need to enhance the pedestrian environment, perhaps by structuring the towers more as a podium of town houses and having set backs as the tower goes upwards.

A wider multipurpose path, treed on both sides, should replace the current sidewalk along the curb. The development should also promote direct cycling and pedestrian access to the transit hub at Bayview and the NCC Ottawa River parklands, by integrating links along the O-train line under Albert and the transitway bridges. There is too much surface parking in the current proposal; putting all resident parking underground would improve the landscaping greenspace and promote walking and transit use.

(note: this post is based on my column for the March edition of the Centretown BUZZ community newspaper)