Tonight, the Ottawa Carleton District School Board wil consider a motion tonight that effectively confirms 2008's Escarpment Area Plan. In that plan, the OCDSB would pass over the former playing fields to the city to create a new park and would be given permission to redevelop the rest of the site for mixed-use.
The DCA supports this. Below is our letter to the OCDSB board to that effect.
Tuesday, April 16, 2013
Monday, April 8, 2013
Claridge "Icon" (505 Preston St) Planning Committee Comments
The condo boom in Little Italy continues! On Tuesday, Ottawa City Planning Committee will consider an application for a tall tower at the corner of Preston and Carling. Claridge's "Icon" would be, at least for a little while, the tallest building in the city.
You can read the staff report recommending approving the development here. As you can read below, the DCA has a number of concerns about the implementation of the building, how funds used to improve the community ("Section 37") are being apportioned, and the need for a more comprehensive strategy to improve the neighbourhoods public realm.
DCA "Icon" (505 Preston St) Planning Committee Comments
You can read the staff report recommending approving the development here. As you can read below, the DCA has a number of concerns about the implementation of the building, how funds used to improve the community ("Section 37") are being apportioned, and the need for a more comprehensive strategy to improve the neighbourhoods public realm.
DCA "Icon" (505 Preston St) Planning Committee Comments
Saturday, November 24, 2012
Sunday, October 7, 2012
It's too damn big !
No doubt you have seen the youtube clips of the guy running for office in the US of A whose tag line is "the rent's too damn high". That is the way we feel about the proposed church worship hall aka gym aka community centre proposed for Bell Street. The Chinese Alliance Church has bought two narrow house lots running at right angles to their current Eccles & LeBreton Street property. They propose to demolish the houses and put in a honkin' big box building. They are asking, and no doubt the planning committee will give them, exemptions from all residential and commercial setbacks. In addition to being too damn big, it will have its handicapped entrance on Bell, which is little more than a lane, which means a single para transpo van making a winter pick up or delivery will block the entire street. I remain amazed that the fire marshall has signed off on this mega building, given its negligable side access.
The community association previously asked the church to at least build some shallow residential units on the Bell Street end, to preserve the residential nature of the street. They did this by adding an additional floor to the front of the building, making it even larger. In the interests of reducing the mass of the building, we conceeded that the housing could be foregone, but then the church apparently expanded the hall to fill up the previous residential space. Can't win ...
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
5 October 2012
Councillor Peter Hume and members of Planning Committee
City of Ottawa
Gentlemen,
Re: Proposed Re-Zoning, 50 and 54 Bell Street (9 Oct ’12)
This proposal shoe-horns an oversized high-school-sized gym/500 seat hall into a tiny plot of land in a small fragile residential neighbourhood. Such a large a facility needs sufficient ‘elbow room’ to interface with the adjacent residential use, and sufficient ‘elbow room’ to accommodate the large numbers of people and vehicles coming and going. This proposal has neither.
The proposal disregards the setback standards of both the Institutional and Residential zones’ which are intended to provide space, air and light between buildings. (Both Institutional zoning’s 7.5m sideyard and 4.5m rearyard setbacks, and Residential zoning’s 7.5m rearyard setback are ignored.) The result is a devastating to the abutting residential rearyards. By-laws are to some extent a covenant between a community and the municipality. In this case, one in which residences benefit from a contiguous shared open space created by abutting rearyards. This proposal, by filling in that open space, breaks that covenant.
The planning report neglects to review the effect of a single Para-Transpo vehicle stopping at the accessible entrance on Bell St. Also missing is any analysis of the effect of persons being dropped off or picked up on Bell Street. Bell St. is basically a laneway with no room for anything except pedestrians to pass a stopped vehicle.
The planning report, despite considerable discussion about the height, neglects to include a height limit. Based on the planning report, and the by-law definition, the proposal has a height of 9.7m. The I1A zone has a truly an inappropriate 15m height limit. Please amend this!
This proposal is basically much too large for the two small lots on Bell Street to accommodate. The hall is an inappropriate, overdevelopment of the site, the street, and the neighbourhood.
We recommend this proposal be turned down.
Yours truly,
David Seaborn
Chair, Planning & Development Committee
DALHOUSIE COMMUNITY ASSOCIATION
cc: Councillor Diane Holmes
The community association previously asked the church to at least build some shallow residential units on the Bell Street end, to preserve the residential nature of the street. They did this by adding an additional floor to the front of the building, making it even larger. In the interests of reducing the mass of the building, we conceeded that the housing could be foregone, but then the church apparently expanded the hall to fill up the previous residential space. Can't win ...
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
5 October 2012
Councillor Peter Hume and members of Planning Committee
City of Ottawa
Gentlemen,
Re: Proposed Re-Zoning, 50 and 54 Bell Street (9 Oct ’12)
This proposal shoe-horns an oversized high-school-sized gym/500 seat hall into a tiny plot of land in a small fragile residential neighbourhood. Such a large a facility needs sufficient ‘elbow room’ to interface with the adjacent residential use, and sufficient ‘elbow room’ to accommodate the large numbers of people and vehicles coming and going. This proposal has neither.
The proposal disregards the setback standards of both the Institutional and Residential zones’ which are intended to provide space, air and light between buildings. (Both Institutional zoning’s 7.5m sideyard and 4.5m rearyard setbacks, and Residential zoning’s 7.5m rearyard setback are ignored.) The result is a devastating to the abutting residential rearyards. By-laws are to some extent a covenant between a community and the municipality. In this case, one in which residences benefit from a contiguous shared open space created by abutting rearyards. This proposal, by filling in that open space, breaks that covenant.
The planning report neglects to review the effect of a single Para-Transpo vehicle stopping at the accessible entrance on Bell St. Also missing is any analysis of the effect of persons being dropped off or picked up on Bell Street. Bell St. is basically a laneway with no room for anything except pedestrians to pass a stopped vehicle.
The planning report, despite considerable discussion about the height, neglects to include a height limit. Based on the planning report, and the by-law definition, the proposal has a height of 9.7m. The I1A zone has a truly an inappropriate 15m height limit. Please amend this!
This proposal is basically much too large for the two small lots on Bell Street to accommodate. The hall is an inappropriate, overdevelopment of the site, the street, and the neighbourhood.
We recommend this proposal be turned down.
Yours truly,
David Seaborn
Chair, Planning & Development Committee
DALHOUSIE COMMUNITY ASSOCIATION
cc: Councillor Diane Holmes
Saturday, October 6, 2012
Hickory street ped and cyclist bridge
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin VP & chair, transportation committee
5 Oct 2012
Robert Grimwood, P.Eng.
City of Ottawa
Cc: Diane Holmes, Katherine Hobbs
Re: Hickory crossing
Thank you for coming to our recent meeting to review the Hickory crossing.
We think the right location has been chosen, and will lobby to have the bridge built in the next year.
We do have a big problem with the proposed design.
The proposed bridge width – same as a MUP plus 1’ additional – would be fine if it was simple structure along the length of a single pathway crossing a culvert or cut.
But this is not the case here. The bridge is short, and is at right angles to the east side of the OTrain MUP now under construction. It is at right angles to the proposed path on the west side, due for construction within the next two years. It will also function as a straight-through east-west path connecting two neighborhoods. And it will be on busy paths, carrying dozens, possibly hundreds of rush hour pedestrians to the adjacent OTrain station.
You would NEVER design a motor vehicle structure in such close proximity to an intersection, let alone two intersections, without giving some allowance for turning movements, stopping movements, queuing, varying speeds of different users, etc.
This structure, as currently designed, is inadequate for the purpose and location, and will be congested, possibly dangerously so, right from installation. It will be the direct cause of conflict amongst its users and passers by on the MUPs.
At a minimum, it needs to be at least twice as wide as currently proposed to offer an adequate level of service to the users. We suggest you also re-examine the merits of separating peds from cyclists by way of a raised sidewalk for peds. If the City is to achieve its desired modal split shares for this area, if the condo builders are to offer their clients easy connection to the businesses of Preston Street, then the new infrastructure needs to be not barely adequate to the task, but encouraging more cycling and walking in a livable neighborhood.
For the above reasons, the bridge needs to be at least 7m wide.
We are always available and willing to discuss this structure with you.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin VP & chair, transportation committee
5 Oct 2012
Robert Grimwood, P.Eng.
City of Ottawa
Cc: Diane Holmes, Katherine Hobbs
Re: Hickory crossing
Thank you for coming to our recent meeting to review the Hickory crossing.
We think the right location has been chosen, and will lobby to have the bridge built in the next year.
We do have a big problem with the proposed design.
The proposed bridge width – same as a MUP plus 1’ additional – would be fine if it was simple structure along the length of a single pathway crossing a culvert or cut.
But this is not the case here. The bridge is short, and is at right angles to the east side of the OTrain MUP now under construction. It is at right angles to the proposed path on the west side, due for construction within the next two years. It will also function as a straight-through east-west path connecting two neighborhoods. And it will be on busy paths, carrying dozens, possibly hundreds of rush hour pedestrians to the adjacent OTrain station.
You would NEVER design a motor vehicle structure in such close proximity to an intersection, let alone two intersections, without giving some allowance for turning movements, stopping movements, queuing, varying speeds of different users, etc.
This structure, as currently designed, is inadequate for the purpose and location, and will be congested, possibly dangerously so, right from installation. It will be the direct cause of conflict amongst its users and passers by on the MUPs.
At a minimum, it needs to be at least twice as wide as currently proposed to offer an adequate level of service to the users. We suggest you also re-examine the merits of separating peds from cyclists by way of a raised sidewalk for peds. If the City is to achieve its desired modal split shares for this area, if the condo builders are to offer their clients easy connection to the businesses of Preston Street, then the new infrastructure needs to be not barely adequate to the task, but encouraging more cycling and walking in a livable neighborhood.
For the above reasons, the bridge needs to be at least 7m wide.
We are always available and willing to discuss this structure with you.
Friday, October 5, 2012
Tulips for 2013
The DCA is fortunate in having good relations with the two Business Improvement Areas (BIA's) in our catchement area. Working with both, we partnered to improve the appearance of our mainstreets in 2013 by planting thousands of tulip bulbs on Somerset Street and Preston Street.
The partnership consisted of the BIA's paying for the tulips, and community members planting them.
It is not always easy to find suitable spots where large clumps of tulips can be planted, but we were successful this year in getting about 2000 bulbs placed. In the pic below are some of the bulbs (90 per bag) for Preston.
To keep our good lines of communication open, and for future projects, here is the letter sent by the DCA to the Chinatown BIA. A similar letter went to Preston BIA.
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, VP
5 Oct 2012
Grace Xuexin
Chinatown / Somerset BIA
Dear Grace
On behalf of the Dalhousie Community Association I want to extend to you our thanks for your recent purchase of tulip bulbs for Somerset Street.
This is a great partnership: you have the funds, we have the labour. Together, we are making for a better main street focus for our community and visitors.
Next May, when the Tulip Festival is in full swing, Somerset will look glorious with several large masses of blooms.
Eric Darwin
The partnership consisted of the BIA's paying for the tulips, and community members planting them.
It is not always easy to find suitable spots where large clumps of tulips can be planted, but we were successful this year in getting about 2000 bulbs placed. In the pic below are some of the bulbs (90 per bag) for Preston.
To keep our good lines of communication open, and for future projects, here is the letter sent by the DCA to the Chinatown BIA. A similar letter went to Preston BIA.
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, VP
5 Oct 2012
Grace Xuexin
Chinatown / Somerset BIA
Dear Grace
On behalf of the Dalhousie Community Association I want to extend to you our thanks for your recent purchase of tulip bulbs for Somerset Street.
This is a great partnership: you have the funds, we have the labour. Together, we are making for a better main street focus for our community and visitors.
Next May, when the Tulip Festival is in full swing, Somerset will look glorious with several large masses of blooms.
Eric Darwin
Sunday, September 9, 2012
Benches for Gladstone?
6 Sept 2012
Diane Holmes
Councillor, Somerset Ward
Re: Recycling the Bank Street Promenade Street Furniture
We have noticed that the former furniture used on the Bank Street Promenade is now enjoying outdoor storage at the Bayview Yards (photo attached).
This furniture has minor cosmetic wear and tear and appears to only need repainting in order to be reused.
Given the significant cost of benches, we would like to suggest it be reused in our Ward. For example, Gladstone Avenue has no BIA but is an important residential and commercial “mainstreet” . We suggest that a number of places can be identified along the street where benches would be suitable, eg near bus stops, seniors’ residences, schools, and corner stores.
Concerns were expressed before benches were installed along Preston and Somerset that these might attract undesirable activities and loitering. However, these fears proved unfounded, and the benches on these streets are always busy with people. Making the street a people place in turn discourages undesirable activities. And we all know Gladstone could use some further upgrades to be a more livable street, a better people place.
Please ascertain the feasibility of reusing this abundant inventory of sturdy street furniture in our Ward.
Thank you,
Eric Darwin.
Diane Holmes
Councillor, Somerset Ward
Re: Recycling the Bank Street Promenade Street Furniture
We have noticed that the former furniture used on the Bank Street Promenade is now enjoying outdoor storage at the Bayview Yards (photo attached).
This furniture has minor cosmetic wear and tear and appears to only need repainting in order to be reused.
Given the significant cost of benches, we would like to suggest it be reused in our Ward. For example, Gladstone Avenue has no BIA but is an important residential and commercial “mainstreet” . We suggest that a number of places can be identified along the street where benches would be suitable, eg near bus stops, seniors’ residences, schools, and corner stores.
Concerns were expressed before benches were installed along Preston and Somerset that these might attract undesirable activities and loitering. However, these fears proved unfounded, and the benches on these streets are always busy with people. Making the street a people place in turn discourages undesirable activities. And we all know Gladstone could use some further upgrades to be a more livable street, a better people place.
Please ascertain the feasibility of reusing this abundant inventory of sturdy street furniture in our Ward.
Thank you,
Eric Darwin.
Wednesday, July 4, 2012
Hickory Street Ped-Cyclist Bridge
The City is conducting an environmental assessment towards building a new pedestrian & cyclist bridge over the OTrain cut at Hickory Street. This will greatly improve access to the OTrain station at Carling, facilitate access from the east side to the Preston mainstreet, and help sell condos along Champagne. To this end, the developers are contributing a significant chunk of the money for the bridge. Here is the DCA letter to the city study team on the location and design of the bridge:
Hickory Street Crossing
The Dalhousie Community Association supports the prompt construction of ped-cyclist crossing of the OTrain cut in the vicinity of Hickory Street.
Alignment: the Hickory – Adeline Street alignment is our preferred option. It is the most useful location for recreational, commuting, and other uses.
We want to note that in addition to the north-south MUP on the east side of the OTrain cut, another one is proposed on the west side of the cut. The proposed developments at 125 Hickory and 101 Champagne both are providing segments of the western MUP as part of their site plans; and the Bayview-carling CDP is incorporating a western side MUP into its plans.
Related projects: We also feel there is still a great deal of merit in extending the park at Beech/Champagne over the OTrain cut, given the high cost of acquiring additional parkland in inner-city neighborhoods. While decking is expensive, other options seem even more expensive. This option should not be discarded just because the space is not used for the east-west ped-cyclist crossing of the OTrain in this EA.
We also feel strongly that a great deal more consideration needs to be given to reallocating the Champagne road allowance north of 101 Champagne into additional park area, with appropriate emergency vehicle access. This will also reduce the infiltration of vehicles north of the intensification target zone.
Carling overpass: while we feel that the EA option of widening the existing Carling overpass over the OTrain cut to improve ped-cyclist access, is not as meritorious as the Hickory-Adeline crossing, we are not suggesting that the widening of the Carling overpass be forgotten. The sidewalk width here is minimal, and cyclists on Carling feel squeezed. The addition of a cycling lane and wider sidewalk would be fully in accord with the city’s policies toward encouraging active transportation and transit usage. The wider space would be well used given the plethora of new high rises proposed on each side of the OTrain cut.
Given that the developers of Soho Champagne and Domicile are contributing funds towards the Hickory ped-cyclist bridge, there may well be sufficient monies from these developments plus the Soho Italia and Dow Honda projects to pay for BOTH the new bridge and widening the Carling bridge.
We also note that a half light is required where the MUP meets Carling Avenue. The City has approved this light conceptually, but not funded it. Again, this is an appropriate related use for the developer funds from adjacent projects. It may be most convenient to roll all three closely related projects into one contract.
Design Criteria for the new ped-cyclist bridge: given the short bridge length, and the need for side railings in any case, and the intention to landscape with shrubs along the east and west side MUPs, we see no significant benefit in a “enhanced bridge” design over a “standard bridge”. Standard truss bridge designs are used on other sections of the bike and pedestrian network with satisfactory function and acceptable aesthetic results.
We do however have concern about the recommended width of the bridge. A 3m width is barely enough for two cyclists to pass. The close spaces makes it uncomfortable for a pedestrian passing a cyclist. The Hickory bridge should generate a significant pedestrian and cyclist volume, given its proximity to a major transit station, many high rises, and connecting two major employment and residential areas, and linking two MUPs. Therefore we strongly recommend that a wider bridge be considered. This is economically feasible given the developer contributions and acceptability of a standard bridge design rather than a “enchanced” more expensive design. In short, we prefer a wider standard bridge over a narrower enhanced bridge. It might also be useful to consider half the width being a raised sidewalk and half a cycle track.
Railings: other truss bridges in the city are painted a rust-red or are finished with a rusty-red surface. This is acceptable. Otherwise, a black railing, bright red, or silver metal finish is acceptable.
We notice that the Young Street bridge has an overhead wire mesh to prevent objects from being thrown onto the tracks below. We notice that the Beech Street ped overpass also has high mesh fences to prevent throwing objects. The provision of safety fences should be designed at the same time as the bridge, rather than as an add-on, so they look decent.
Connection to Hickory Street and Adeline: the EA handouts do not address the intersection of the bridge traffic with the MUP’s on each side of the OTrain cut nor the east-west traffic proceeding to Hickory or Adeline Streets. Given the very poor connectivity of the Young Street overpass (lack of curb cuts, in particular) we strongly recommend that the appropriate connections be designed for pedestrians, and for cyclists, and circulated for comment, so as to ensure that both groups separate design and functional criteria are met. The last thing we want is a bridge that contributes to conflicts between pedestrians and cyclists.
Hickory Street Crossing
The Dalhousie Community Association supports the prompt construction of ped-cyclist crossing of the OTrain cut in the vicinity of Hickory Street.
Alignment: the Hickory – Adeline Street alignment is our preferred option. It is the most useful location for recreational, commuting, and other uses.
We want to note that in addition to the north-south MUP on the east side of the OTrain cut, another one is proposed on the west side of the cut. The proposed developments at 125 Hickory and 101 Champagne both are providing segments of the western MUP as part of their site plans; and the Bayview-carling CDP is incorporating a western side MUP into its plans.
Related projects: We also feel there is still a great deal of merit in extending the park at Beech/Champagne over the OTrain cut, given the high cost of acquiring additional parkland in inner-city neighborhoods. While decking is expensive, other options seem even more expensive. This option should not be discarded just because the space is not used for the east-west ped-cyclist crossing of the OTrain in this EA.
We also feel strongly that a great deal more consideration needs to be given to reallocating the Champagne road allowance north of 101 Champagne into additional park area, with appropriate emergency vehicle access. This will also reduce the infiltration of vehicles north of the intensification target zone.
Carling overpass: while we feel that the EA option of widening the existing Carling overpass over the OTrain cut to improve ped-cyclist access, is not as meritorious as the Hickory-Adeline crossing, we are not suggesting that the widening of the Carling overpass be forgotten. The sidewalk width here is minimal, and cyclists on Carling feel squeezed. The addition of a cycling lane and wider sidewalk would be fully in accord with the city’s policies toward encouraging active transportation and transit usage. The wider space would be well used given the plethora of new high rises proposed on each side of the OTrain cut.
Given that the developers of Soho Champagne and Domicile are contributing funds towards the Hickory ped-cyclist bridge, there may well be sufficient monies from these developments plus the Soho Italia and Dow Honda projects to pay for BOTH the new bridge and widening the Carling bridge.
We also note that a half light is required where the MUP meets Carling Avenue. The City has approved this light conceptually, but not funded it. Again, this is an appropriate related use for the developer funds from adjacent projects. It may be most convenient to roll all three closely related projects into one contract.
Design Criteria for the new ped-cyclist bridge: given the short bridge length, and the need for side railings in any case, and the intention to landscape with shrubs along the east and west side MUPs, we see no significant benefit in a “enhanced bridge” design over a “standard bridge”. Standard truss bridge designs are used on other sections of the bike and pedestrian network with satisfactory function and acceptable aesthetic results.
We do however have concern about the recommended width of the bridge. A 3m width is barely enough for two cyclists to pass. The close spaces makes it uncomfortable for a pedestrian passing a cyclist. The Hickory bridge should generate a significant pedestrian and cyclist volume, given its proximity to a major transit station, many high rises, and connecting two major employment and residential areas, and linking two MUPs. Therefore we strongly recommend that a wider bridge be considered. This is economically feasible given the developer contributions and acceptability of a standard bridge design rather than a “enchanced” more expensive design. In short, we prefer a wider standard bridge over a narrower enhanced bridge. It might also be useful to consider half the width being a raised sidewalk and half a cycle track.
Railings: other truss bridges in the city are painted a rust-red or are finished with a rusty-red surface. This is acceptable. Otherwise, a black railing, bright red, or silver metal finish is acceptable.
We notice that the Young Street bridge has an overhead wire mesh to prevent objects from being thrown onto the tracks below. We notice that the Beech Street ped overpass also has high mesh fences to prevent throwing objects. The provision of safety fences should be designed at the same time as the bridge, rather than as an add-on, so they look decent.
Connection to Hickory Street and Adeline: the EA handouts do not address the intersection of the bridge traffic with the MUP’s on each side of the OTrain cut nor the east-west traffic proceeding to Hickory or Adeline Streets. Given the very poor connectivity of the Young Street overpass (lack of curb cuts, in particular) we strongly recommend that the appropriate connections be designed for pedestrians, and for cyclists, and circulated for comment, so as to ensure that both groups separate design and functional criteria are met. The last thing we want is a bridge that contributes to conflicts between pedestrians and cyclists.
Tuesday, June 26, 2012
Soho Italia Letter
Planning Committee is considering the rezoning of 486 and 500 Preston St, better (and perhaps inevitably) known as SoHo Italia.
As we have expressed previously, the association remains extremely concerned that important decisions on the major developable lots are happening in advance of the completion of the area's community design plan, which has now been ongoing for half a decade.
DCA Soho Italia Planning Committee Letter June 24
As we have expressed previously, the association remains extremely concerned that important decisions on the major developable lots are happening in advance of the completion of the area's community design plan, which has now been ongoing for half a decade.
DCA Soho Italia Planning Committee Letter June 24
Monday, May 7, 2012
DCA Minutes 2 May 2012 [ draft ]
DCA Minutes, 2 May 2012
Present: Michael Hatfield, Charles Akben-Marchand, Ida Henderson, David Seaborn, Pat Snair, Stephanie Strudwick, Don Smith, Heather Hossie, Wendy Hunter, Michael Powell, Grant Holly, Samantha McGavin, Sean Darcy, Rob Bryce, Pam Connolly, Eric Darwin, Jon Svazas
Minutes of April: with minor corrections, minutes were approved
Development Committee report:
• the basics of the Claridge proposal for 505 Preston (at Carling) were reviewed, ie 45 stories, on a three to six floor podium, no comment as yet as it is still very preliminary proposal.
• Planning Committee at the City has passed the infill zoning guidelines, to which we had input, we are pleased to see the new rules passed
• 72 Cambridge went to the Committee of Adjustment to approve the 7 apartments now built, but the Committee turned it down, citing complaints about the landlord’s previous lack of attention to the property. Landlord agreed to abide by the Committee’s decision to allow only five units. From the street, it appears all units are still occupied. Members agreed Eric should contact Property Standards and inquire if the building is now compliant.
• Eric reviewed a discussion he had with the Councillor, proposing a more detailed planning study be undertaken in a short time frame for the Rochester Heights , NRCan, and Carling Avenue fronting properties. Suggested consultant, George Dark. After some discussion, the board decided a CDP for the whole Dalhousie Ward area west of Bronson (and not included in the LeBreton or Bayview CDP) was overdue. Eric to consult with Councillor.
• Abolishing the OMB. A motion will be going to council, copied from a Toronto motion, to abolish the OMB. The motion is very hard to follow, some readers think it abolishes the OMB entirely, some think it replaces it with an Ottawa-based panel, some thought it reduced the appealable actions to the Committee of Adjustment decisions only and excluded Council decisions. Several members questioned what sort of appeal mechanism beyond Council would be desirable – the courts? No appeals at all? There were expressions of distrust that Council could make long term planning decisions separate from short-term electoral considerations. We decided to table the motion until it becomes clearer what is meant. No motion was passed, Mike Powell to follow up the issue esp regarding appeals.
Matt Eason from the Rail Office at the City made a PPT presentation on the process leading up the current state of the OLRT project. A contractor is expected to be selected by the end of the year. The trains will run at 3 minute 15 second intervals (at peak hours). There are incentives in the contract to complete it earlier than the 2018 current schedule. Several questions were directed at Matt regarding consultation about the station designs (insufficient). Matt assured us there would not be an additional Confederation Square station. Members remain unconvinced the City will get the best project without more community review of the final plan.
Election of Officers. This being the first meeting after the AGM, elected board members had to select some officers. President is to be Michael Powell; Vice President Eric Darwin. Treasurer is David Seaborn; Secretary is Zsofia Oroz. Michael Hatfield will continue to chair the meetings.
Committee structure. The board decided to have the following committees:
• Development – for building issues, site plans, infills, rezoning, neighborhood plans, parks, etc. A major concern is pushing the Bayview-Carling CDP forward, which has once again slipped badly in its timeline. [David, Eric, Charles, Rob, Grant, Jon, Heather, Mike, Catherine]
• Transportation – road, transit, and related issues. There are a number of transportation studies and projects throughout the neighborhood to be monitored. Some, such as Somerset, and the O-Train MultiUserPath, are a pleasure. Others, such as Bronson and Carling, are regrettably adversarial. Albert Street is a major concern, and we are frozen out by City Hall. It appears the OLRT consultation may be ending, which frustrates us, as there are many issues yet to resolve to make the OLRT a better project. [Charles, Ida, Michael, David, Michelle Perry, Don S., Eric]
• Safety – for building standards, problem addresses, prostitution, slumlords, bad neighbours, etc. There was some discussion of the problems around the St Luke’s soup kitchen and the Bell-Gladstone area. [Pam, Stephanie, Jon, Paul, Rob, Pat]
• Heritage – a new committee, to investigate Heritage designation for specific properties or trees or environments within the neighborhood [Wendy, Pam,Sean, Eric]
• Community gardening – this committee basically means Ida, who maintains the community gardens at Empress and Upper Lorne and Plant Pool. Additional volunteers are needed as there are new gardening opportunities, eg moving plants from Elm to Plant Pool, planting around the trees in bulbouts just installed on Booth, planting along the OTrain MUP, etc. [Ida, Eric, ?; Wendy to be the contact with the city’s greenspace committee]
• Communications – group email, web site, contact lists, minutes, DCA report [Charles, Michael, Zsofia]. David and Archie will cointue to be DCA reps on the BUZZ board. As president, Michael is entitled to participate as well.
The transportation and planning committees meet once per month between the regular meetings of the whole board. Development will meet May 14th at 8pm at Pubwells and, if suitable, the second Wedn. of the month thereafter. Each committee is to select its chair, and come up with a hot list of what it is to do/influence over the next year.
The board as a whole passed a motion directing the Heritage Committee to work on getting a heritage study conducted by the City for the whole area west of Bronson, while there is still some heritage to preserve.
Speed Board. Several councilors are purchasing speed boards for use within their wards. Costing about $3500 each, they record the speed of approaching traffic and display it on a digital readout. These are proven effective at reducing speeds for some weeks after the board has left, ie it changes habits. The transportation committee to approach the Councillor about buying one or more. Eric will also be meeting with the Civic Hospital Assoc about 30kmh and 40kmh speed limits.
Bronson continues to plague the neighborhood, even while closed to traffic. Businesses along the street are absolutely dead with no traffic on the street. We agreed the City should facilitate more vehicles to filter along the street during the closure. Detouring traffic is “maze running” all the adjacent streets, often at high speeds, often the wrong way down one-way streets, ignoring stop signs, and generally behaving badly. Prostitutes and panhandlers have also appeared to solicit queued up cars on Gladstone. The Safety Committee (ie Pam) has already brought this to the attention of the local constable, and the police are planning additional enforcement. We will need to continue to push for safe streets.
Neighborhood safety: several members expressed concerned that the neighborhood was seeing a slight backsliding in neighborhood safety. In addition to prostitution, pimps, and panhandlers on Gladstone (particularly around Bell), there are more people rough sleeping in the Searson-Clarke public parking garage beside St Luke’s, with concomitant crime, car theft, break-ins, and debris. A mini-crime wave continues to plague the Elm/Rochester area. The Chinatown area continues to have too many vacancies and run-down premises. On the other hand, new infill projects at Balsam/Rochester, Booth/Balsam, and Cambridge/Gladstone will introduce new residents and improve stability.
Next Meeting: June 6 at the Dalhousie Community Centre, 7pm.
Present: Michael Hatfield, Charles Akben-Marchand, Ida Henderson, David Seaborn, Pat Snair, Stephanie Strudwick, Don Smith, Heather Hossie, Wendy Hunter, Michael Powell, Grant Holly, Samantha McGavin, Sean Darcy, Rob Bryce, Pam Connolly, Eric Darwin, Jon Svazas
Minutes of April: with minor corrections, minutes were approved
Development Committee report:
• the basics of the Claridge proposal for 505 Preston (at Carling) were reviewed, ie 45 stories, on a three to six floor podium, no comment as yet as it is still very preliminary proposal.
• Planning Committee at the City has passed the infill zoning guidelines, to which we had input, we are pleased to see the new rules passed
• 72 Cambridge went to the Committee of Adjustment to approve the 7 apartments now built, but the Committee turned it down, citing complaints about the landlord’s previous lack of attention to the property. Landlord agreed to abide by the Committee’s decision to allow only five units. From the street, it appears all units are still occupied. Members agreed Eric should contact Property Standards and inquire if the building is now compliant.
• Eric reviewed a discussion he had with the Councillor, proposing a more detailed planning study be undertaken in a short time frame for the Rochester Heights , NRCan, and Carling Avenue fronting properties. Suggested consultant, George Dark. After some discussion, the board decided a CDP for the whole Dalhousie Ward area west of Bronson (and not included in the LeBreton or Bayview CDP) was overdue. Eric to consult with Councillor.
• Abolishing the OMB. A motion will be going to council, copied from a Toronto motion, to abolish the OMB. The motion is very hard to follow, some readers think it abolishes the OMB entirely, some think it replaces it with an Ottawa-based panel, some thought it reduced the appealable actions to the Committee of Adjustment decisions only and excluded Council decisions. Several members questioned what sort of appeal mechanism beyond Council would be desirable – the courts? No appeals at all? There were expressions of distrust that Council could make long term planning decisions separate from short-term electoral considerations. We decided to table the motion until it becomes clearer what is meant. No motion was passed, Mike Powell to follow up the issue esp regarding appeals.
Matt Eason from the Rail Office at the City made a PPT presentation on the process leading up the current state of the OLRT project. A contractor is expected to be selected by the end of the year. The trains will run at 3 minute 15 second intervals (at peak hours). There are incentives in the contract to complete it earlier than the 2018 current schedule. Several questions were directed at Matt regarding consultation about the station designs (insufficient). Matt assured us there would not be an additional Confederation Square station. Members remain unconvinced the City will get the best project without more community review of the final plan.
Election of Officers. This being the first meeting after the AGM, elected board members had to select some officers. President is to be Michael Powell; Vice President Eric Darwin. Treasurer is David Seaborn; Secretary is Zsofia Oroz. Michael Hatfield will continue to chair the meetings.
Committee structure. The board decided to have the following committees:
• Development – for building issues, site plans, infills, rezoning, neighborhood plans, parks, etc. A major concern is pushing the Bayview-Carling CDP forward, which has once again slipped badly in its timeline. [David, Eric, Charles, Rob, Grant, Jon, Heather, Mike, Catherine]
• Transportation – road, transit, and related issues. There are a number of transportation studies and projects throughout the neighborhood to be monitored. Some, such as Somerset, and the O-Train MultiUserPath, are a pleasure. Others, such as Bronson and Carling, are regrettably adversarial. Albert Street is a major concern, and we are frozen out by City Hall. It appears the OLRT consultation may be ending, which frustrates us, as there are many issues yet to resolve to make the OLRT a better project. [Charles, Ida, Michael, David, Michelle Perry, Don S., Eric]
• Safety – for building standards, problem addresses, prostitution, slumlords, bad neighbours, etc. There was some discussion of the problems around the St Luke’s soup kitchen and the Bell-Gladstone area. [Pam, Stephanie, Jon, Paul, Rob, Pat]
• Heritage – a new committee, to investigate Heritage designation for specific properties or trees or environments within the neighborhood [Wendy, Pam,Sean, Eric]
• Community gardening – this committee basically means Ida, who maintains the community gardens at Empress and Upper Lorne and Plant Pool. Additional volunteers are needed as there are new gardening opportunities, eg moving plants from Elm to Plant Pool, planting around the trees in bulbouts just installed on Booth, planting along the OTrain MUP, etc. [Ida, Eric, ?; Wendy to be the contact with the city’s greenspace committee]
• Communications – group email, web site, contact lists, minutes, DCA report [Charles, Michael, Zsofia]. David and Archie will cointue to be DCA reps on the BUZZ board. As president, Michael is entitled to participate as well.
The transportation and planning committees meet once per month between the regular meetings of the whole board. Development will meet May 14th at 8pm at Pubwells and, if suitable, the second Wedn. of the month thereafter. Each committee is to select its chair, and come up with a hot list of what it is to do/influence over the next year.
The board as a whole passed a motion directing the Heritage Committee to work on getting a heritage study conducted by the City for the whole area west of Bronson, while there is still some heritage to preserve.
Speed Board. Several councilors are purchasing speed boards for use within their wards. Costing about $3500 each, they record the speed of approaching traffic and display it on a digital readout. These are proven effective at reducing speeds for some weeks after the board has left, ie it changes habits. The transportation committee to approach the Councillor about buying one or more. Eric will also be meeting with the Civic Hospital Assoc about 30kmh and 40kmh speed limits.
Bronson continues to plague the neighborhood, even while closed to traffic. Businesses along the street are absolutely dead with no traffic on the street. We agreed the City should facilitate more vehicles to filter along the street during the closure. Detouring traffic is “maze running” all the adjacent streets, often at high speeds, often the wrong way down one-way streets, ignoring stop signs, and generally behaving badly. Prostitutes and panhandlers have also appeared to solicit queued up cars on Gladstone. The Safety Committee (ie Pam) has already brought this to the attention of the local constable, and the police are planning additional enforcement. We will need to continue to push for safe streets.
Neighborhood safety: several members expressed concerned that the neighborhood was seeing a slight backsliding in neighborhood safety. In addition to prostitution, pimps, and panhandlers on Gladstone (particularly around Bell), there are more people rough sleeping in the Searson-Clarke public parking garage beside St Luke’s, with concomitant crime, car theft, break-ins, and debris. A mini-crime wave continues to plague the Elm/Rochester area. The Chinatown area continues to have too many vacancies and run-down premises. On the other hand, new infill projects at Balsam/Rochester, Booth/Balsam, and Cambridge/Gladstone will introduce new residents and improve stability.
Next Meeting: June 6 at the Dalhousie Community Centre, 7pm.
Sunday, April 8, 2012
street cleaning in our west side neighborhood
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
8 April, 2012
Councillor Diane Holmes
Somerset Ward
At the April 4th board meeting of the Dalhousie Community Association, a number of members expressed great satisfaction at the promptness and thoroughness of the spring street cleaning in our neighborhood.
More than one member noted that the dead ends, street closures, and other difficult spots were cleaned promptly by crews with hand brooms working with considerable enthusiasm.
We realize that many citizens limit their interaction with the City to complaints. We plead guilty to too often focusing on the problems and not the successes.
But we did pass a unanimous motion thanking the city for the prompt cleaning this year and hope you can pass on our gratefulness to the appropriate department and crews. Their work was noticed and appreciated.
Sincerely,
Eric Darwin,
President.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
8 April, 2012
Councillor Diane Holmes
Somerset Ward
At the April 4th board meeting of the Dalhousie Community Association, a number of members expressed great satisfaction at the promptness and thoroughness of the spring street cleaning in our neighborhood.
More than one member noted that the dead ends, street closures, and other difficult spots were cleaned promptly by crews with hand brooms working with considerable enthusiasm.
We realize that many citizens limit their interaction with the City to complaints. We plead guilty to too often focusing on the problems and not the successes.
But we did pass a unanimous motion thanking the city for the prompt cleaning this year and hope you can pass on our gratefulness to the appropriate department and crews. Their work was noticed and appreciated.
Sincerely,
Eric Darwin,
President.
Tuesday, March 27, 2012
Thursday, March 1, 2012
From low rise to high rise ....
From low rise to high rise ... change is coming...
artist impression shows the area north of Somerset, west of Preston. New buildings are up to 30 floors high.
• The City of Ottawa is making rules for new development along the O-Train tracks and the future light rail corridor.
• Several large developments are already in the planning stages.
• This Open Forum will provide information on the City’s planning process, what has been approved already, and what is being considered.
• Find out what is happening and make your views heard!
artist impression shows the area north of Somerset, west of Preston. New buildings are up to 30 floors high.
Where will development be?
How big will it be?
When will it happen?
What will be built?
You are invited to a
PUBLIC OPEN FORUM
on
Development Along the O-Train Corridor
Hosted by the Dalhousie and Hintonburg Community Associations
6 March 2012, 7:00 pm
Tom Brown Arena
141 Bayview Rd., near Scott/Albert St.
• The City of Ottawa is making rules for new development along the O-Train tracks and the future light rail corridor.
• Several large developments are already in the planning stages.
• This Open Forum will provide information on the City’s planning process, what has been approved already, and what is being considered.
• Find out what is happening and make your views heard!
Tuesday, February 14, 2012
Soho Italia, 500 Preston, again
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
9 February 2012
Alain Miguelez,
Planning & Growth Mgmt. Dept.
City of Ottawa
Dear Sir,
Re: Re-Zoning of 500 Preston St. (Soho Italia)
On 25 January 2012, the Planning and Development Committee of the Dalhousie Community Association were given a presentation of perspectives and elevation drawings of a 30 storey apartment tower. This was the third proposal we have seen from the current developer. No shadow, traffic, wind studies or other impact material was presented.
You may recall that the OMB imposed a previous re-zoning from 6 storeys to a tower of 19 storeys with a high-calibre of design and a much smaller footprint.
The present proposal is much bulkier, much higher and of an unremarkable character.
We do not consider this location appropriate for such a significantly larger, higher, bulkier building. It is not on Carling Avenue where the highest buildings ought to be (such as directly flanking the O-Train or at the NRCAN site to the east). Instead it is a block further north. This will set a precedent for towers marching north on Preston, destroying its traditional main street form. If anything, this site should mark a transition downwards from Carling, and therefore no further increase to allowed height should occur here.
The previous needle blocked the open and sun-drenched view southwards from Preston Street towards Dows Lake in a minor way, whereas the present proposal’s bulk and height will have an enormous negative impact on the ambiance of Preston Street and for a greater distance.
It will also have an enormous negative impact on the low-rise residential areas east and west of Preston. There are no transitional components in this design.
None of the Official Plan, the Preston-Champagne Secondary Plan, or the draft CDP call for high rises at the south end of Preston Street. There is adequate capacity in the current zoning to meet intensification targets. An increase in allowed height at this site is not justified. There is no reason to overthrow the 2005 OMB approval of a needle thin 19 storey building: the major factors of intensification and proximity to the O-train are unchanged.
Conclusion:
This proposal is not ready to proceed to a re-zoning in its present form.
Yours truly,
Eric Darwin, President
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
9 February 2012
Alain Miguelez,
Planning & Growth Mgmt. Dept.
City of Ottawa
Dear Sir,
Re: Re-Zoning of 500 Preston St. (Soho Italia)
On 25 January 2012, the Planning and Development Committee of the Dalhousie Community Association were given a presentation of perspectives and elevation drawings of a 30 storey apartment tower. This was the third proposal we have seen from the current developer. No shadow, traffic, wind studies or other impact material was presented.
You may recall that the OMB imposed a previous re-zoning from 6 storeys to a tower of 19 storeys with a high-calibre of design and a much smaller footprint.
The present proposal is much bulkier, much higher and of an unremarkable character.
We do not consider this location appropriate for such a significantly larger, higher, bulkier building. It is not on Carling Avenue where the highest buildings ought to be (such as directly flanking the O-Train or at the NRCAN site to the east). Instead it is a block further north. This will set a precedent for towers marching north on Preston, destroying its traditional main street form. If anything, this site should mark a transition downwards from Carling, and therefore no further increase to allowed height should occur here.
The previous needle blocked the open and sun-drenched view southwards from Preston Street towards Dows Lake in a minor way, whereas the present proposal’s bulk and height will have an enormous negative impact on the ambiance of Preston Street and for a greater distance.
It will also have an enormous negative impact on the low-rise residential areas east and west of Preston. There are no transitional components in this design.
None of the Official Plan, the Preston-Champagne Secondary Plan, or the draft CDP call for high rises at the south end of Preston Street. There is adequate capacity in the current zoning to meet intensification targets. An increase in allowed height at this site is not justified. There is no reason to overthrow the 2005 OMB approval of a needle thin 19 storey building: the major factors of intensification and proximity to the O-train are unchanged.
Conclusion:
This proposal is not ready to proceed to a re-zoning in its present form.
Yours truly,
Eric Darwin, President
DALHOUSIE COMMUNITY ASSOCIATION
Tuesday, February 7, 2012
Draft Minutes Feb 1 meeting
DCA Draft Minutes, 1 Feb 2012
Present: Charles Akben-Marchand (chair), Catherine Boucher, Don Smith, Eric Darwin (sec), Mike Powell, Stephanie Strudwick, David Seaborn, Ida Henderson, Don McMaster, Pat Snair, Archie Campbell. Guest: Laura Bergen from the Councillor’s office.
The minutes of the previous meeting were approved with a minor change (moved by Catherine, seconded by Eric).
Report of Development Committee
• Soho Italia at 500 Preston: major changes include moving the garage to the basement and a slight reduction in height. We remain concerned that it is not a landmark exterior despite its prominent location, that stepbacks are required as the building goes up, and that it’s still too damn high. A letter to planning committee will be sent.
• 347 Booth infill: we are delighted with this project and will support it in its current form.
• Bridgehead on Anderson: city approved $1 in lieu of parking, as the proponent will be providing significant exterior enhancements and landscaping
• Cambridge street apt issue: the CofA turned down the increased number of apartments. We were pleasantly surprised by this decision. We are unsure if there are now four or five legal apartments, but certainly not seven. The property owner can now renovate the building to accommodate the legal number of units permitted, or ask Council for permission to do something else.
• Update from CDP special meeting on City Centre Ave lands: Domicile and Equity are proposing a height gradient from South to North, whereas the draft plan calls for a North to South gradient. The DCA feels the east (low) to west (high) gradient is the key one. We will write to the CDP teams suggesting that the old railway building on site be saved/relocated; that shadow studies need to be provided, that there be a more adequate step down to the Spruce Street townhouses, and that we express concern that there may be too much retail in the plan. We also fear that once the south goes high, the developers will keep returning to get the other parcels just as high. There has to be a iron-clad mechanism for locking in the gradients so that later developers obey the plan. There should be no garage access off Somerset, and the spaces between the buildings to be more intimate and pedestrian scaled, perhaps by using building step-backs as they go up. The parking garages need to be unbundled from the condo units so they can be used day and night.
• Public meeting (we are co-sponsors) for Bayview-Carling CDP on 6 March, 7pm, at Tom Brown arena. Will show the CDP movie, probably Part 3 as that is most relevant. Councillor Holmes volunteered to provide copies of the flyer as required for our distribution.
Report of Transportation Committee
• Rescue Bronson: we won a victory in the battle over the lane widening, yet to come are battles over the landscaping, intersections, and Arlington crosswalk. There will be a PAC meeting soon, for which planning needs to be done (a pre-PAC) and the City is proposing an open house in March, but it appears they may not have “final” drawings available, ie no Somerset intersection, no Gladstone intersection, no Arlington intersection, no landscaping, no final lane widths, no turn radii at corners. In which case, what is to be accomplished at that meeting??
• Albert Street – widening & bike lane proposal: to deal with increased bus traffic when the transitway closes for conversion to LRT, the City may propose to widen Albert between Bayview and Empress to six lanes. The outside lanes would then be redeveloped to separated bike lanes in 2018 once the LRT opens. There was considerable mistrust expressed, that once the traffic has six lanes it won’t go back to four. The City refuses to discuss the issues until the fourth quarter of 2012, at the earliest, by which time they probably expect to have a “fait accompli” that is too late to change.
• Proposed east-west bike paths PAC: with so many proposed improvements to the BikeWest route, the aqueduct route, and Scott-Albert on-road lanes and SBL, we approached the city to set up a PAC on the cycling issue, building on the success and great working relationships developed with the O-Train corridor bike route (for completion in 2012). Alas, the city rejected community input pending their completion of the plans, which sort of goes against our wishes to work with the city to develop better cycling facilities. We tried.
• Rochester and Booth traffic signal poles at Somerset: rather bizarrely, the city has installed these new poles right in middle of the sidewalks, where they already interfere with snow plowing and pedestrian movements. Councillor to follow-up.
Sec 37 Discussion. Under Sec 37 and the regular Development Charges levied on new developments, monies will become available for community uses. The DCA needs to have a handy priority list of things we want funded.
Including, where should money be spent? For example, should monies be spent anywhere in the city/anywhere in the ward/as close as possible to the subject site? Capital projects vs program spending: Do we want to identify specific projects that the city isn’t likely to provide on its own (note we don’t want to fund things that the city should be funding anyway) . After some discussion, it was agreed that CB would draft a position paper for circulation.
One time tree grant: we have $1500 to spend on trees in the ward, courtesy of the Councillor’s office budget, for which we thank her. This would be enough to curb and plant one large street tree on an existing bulbout or side boulevard. Or we could use funds to buy numerous smaller trees (plant ourselves??) to put along the bike path between Somerset and Bayview. After some discussion, we decided to use the money for trees (preferably locusts) on the south side of Gladstone between Cambridge and LeBreton.
CSIS advisory : referring to previous correspondence circulated to board, about (non)-co-operation with CSIS. After a brief discussion, the Board decided to take no action as no motion was presented.
Park renovation plans: the Elm Street park (Chaudiere Park) revised plan has been released. We decided to work with local residents to refine the plans and see if we can we expand the park onto the existing street right of way. We need summer home for the perennials now planted there, the empty planters on Spruce west of Preston were suggested.
AGM: discussion centred around a date and speaker. Details TBA.
Other Business: dues payable to FCA was approved; and to place a Buzz advert for the CDP meeting.
Present: Charles Akben-Marchand (chair), Catherine Boucher, Don Smith, Eric Darwin (sec), Mike Powell, Stephanie Strudwick, David Seaborn, Ida Henderson, Don McMaster, Pat Snair, Archie Campbell. Guest: Laura Bergen from the Councillor’s office.
The minutes of the previous meeting were approved with a minor change (moved by Catherine, seconded by Eric).
Report of Development Committee
• Soho Italia at 500 Preston: major changes include moving the garage to the basement and a slight reduction in height. We remain concerned that it is not a landmark exterior despite its prominent location, that stepbacks are required as the building goes up, and that it’s still too damn high. A letter to planning committee will be sent.
• 347 Booth infill: we are delighted with this project and will support it in its current form.
• Bridgehead on Anderson: city approved $1 in lieu of parking, as the proponent will be providing significant exterior enhancements and landscaping
• Cambridge street apt issue: the CofA turned down the increased number of apartments. We were pleasantly surprised by this decision. We are unsure if there are now four or five legal apartments, but certainly not seven. The property owner can now renovate the building to accommodate the legal number of units permitted, or ask Council for permission to do something else.
• Update from CDP special meeting on City Centre Ave lands: Domicile and Equity are proposing a height gradient from South to North, whereas the draft plan calls for a North to South gradient. The DCA feels the east (low) to west (high) gradient is the key one. We will write to the CDP teams suggesting that the old railway building on site be saved/relocated; that shadow studies need to be provided, that there be a more adequate step down to the Spruce Street townhouses, and that we express concern that there may be too much retail in the plan. We also fear that once the south goes high, the developers will keep returning to get the other parcels just as high. There has to be a iron-clad mechanism for locking in the gradients so that later developers obey the plan. There should be no garage access off Somerset, and the spaces between the buildings to be more intimate and pedestrian scaled, perhaps by using building step-backs as they go up. The parking garages need to be unbundled from the condo units so they can be used day and night.
• Public meeting (we are co-sponsors) for Bayview-Carling CDP on 6 March, 7pm, at Tom Brown arena. Will show the CDP movie, probably Part 3 as that is most relevant. Councillor Holmes volunteered to provide copies of the flyer as required for our distribution.
Report of Transportation Committee
• Rescue Bronson: we won a victory in the battle over the lane widening, yet to come are battles over the landscaping, intersections, and Arlington crosswalk. There will be a PAC meeting soon, for which planning needs to be done (a pre-PAC) and the City is proposing an open house in March, but it appears they may not have “final” drawings available, ie no Somerset intersection, no Gladstone intersection, no Arlington intersection, no landscaping, no final lane widths, no turn radii at corners. In which case, what is to be accomplished at that meeting??
• Albert Street – widening & bike lane proposal: to deal with increased bus traffic when the transitway closes for conversion to LRT, the City may propose to widen Albert between Bayview and Empress to six lanes. The outside lanes would then be redeveloped to separated bike lanes in 2018 once the LRT opens. There was considerable mistrust expressed, that once the traffic has six lanes it won’t go back to four. The City refuses to discuss the issues until the fourth quarter of 2012, at the earliest, by which time they probably expect to have a “fait accompli” that is too late to change.
• Proposed east-west bike paths PAC: with so many proposed improvements to the BikeWest route, the aqueduct route, and Scott-Albert on-road lanes and SBL, we approached the city to set up a PAC on the cycling issue, building on the success and great working relationships developed with the O-Train corridor bike route (for completion in 2012). Alas, the city rejected community input pending their completion of the plans, which sort of goes against our wishes to work with the city to develop better cycling facilities. We tried.
• Rochester and Booth traffic signal poles at Somerset: rather bizarrely, the city has installed these new poles right in middle of the sidewalks, where they already interfere with snow plowing and pedestrian movements. Councillor to follow-up.
Sec 37 Discussion. Under Sec 37 and the regular Development Charges levied on new developments, monies will become available for community uses. The DCA needs to have a handy priority list of things we want funded.
Including, where should money be spent? For example, should monies be spent anywhere in the city/anywhere in the ward/as close as possible to the subject site? Capital projects vs program spending: Do we want to identify specific projects that the city isn’t likely to provide on its own (note we don’t want to fund things that the city should be funding anyway) . After some discussion, it was agreed that CB would draft a position paper for circulation.
One time tree grant: we have $1500 to spend on trees in the ward, courtesy of the Councillor’s office budget, for which we thank her. This would be enough to curb and plant one large street tree on an existing bulbout or side boulevard. Or we could use funds to buy numerous smaller trees (plant ourselves??) to put along the bike path between Somerset and Bayview. After some discussion, we decided to use the money for trees (preferably locusts) on the south side of Gladstone between Cambridge and LeBreton.
CSIS advisory : referring to previous correspondence circulated to board, about (non)-co-operation with CSIS. After a brief discussion, the Board decided to take no action as no motion was presented.
Park renovation plans: the Elm Street park (Chaudiere Park) revised plan has been released. We decided to work with local residents to refine the plans and see if we can we expand the park onto the existing street right of way. We need summer home for the perennials now planted there, the empty planters on Spruce west of Preston were suggested.
AGM: discussion centred around a date and speaker. Details TBA.
Other Business: dues payable to FCA was approved; and to place a Buzz advert for the CDP meeting.
Monday, January 16, 2012
72 Cambridge
The following letter was sent to the Committee of Adjustment on 16 Jan 2012.
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1 16 January 2012
Committee of Adjustment Members
City of Ottawa
Re: 72 Cambridge St. N.
This property is un-characteristic of this R4H area and already overdeveloped.
• Lot area is even less than the 170m2 specified for a semi.
• Zero front yard, zero corner side yard.
• Negligible rear and interior side yards.
• Zero landscaped area.
• Already more than the allowable 4 apartment units.
This overdevelopment of the site is not un-related to the social problems at the site. There are too many units and lack of amenity and of landscaped space. The property while technically not a rooming house, displays the characteristics of a rooming house. Rooming houses are not permitted in this zone.
The property does not meet the requirements of Section 161(8) of the R4 zone whereby 30% of the site must be landscaped.
We therefore consider it undesirable for the development of this property to add 2 additional units.
If the number of units is not increased, no variance for parking would be required. While the current type of tenants may not have cars, there is a documented* and un-resolved parking shortage in the area due to the adjacent St. Vincent’s hospital and nearby Somerset/Chinatown. There is seldom a place for visitors to park.
We therefore consider it undesirable to approve relief from parking requirements.
Technical issues:
• The 1985 survey predates the present installation of siding. An Encroachment Agreement may be required for the siding, the overhanging eaves, and the steps/ramp extending past the property line.
• A carport structure in the rear yard extending to the lot line extends into the requested rear yard. It should be removed.
• Any approval should be limited to the life of the present building.
The Owner and his agent have met with the neighbours, the Dalhousie Safety Committee, and the Dalhousie Community Association. The Owner has made certain commitments in response to some of the social problems of the site which is commendable, but does not alter the planning problems we have noted. A copy of your decision is requested.
Yours truly,
Eric Darwin, President DALHOUSIE COMMUNITY ASSOCIATION
*Somerset Heights Traffic & Parking Study 1994
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1 16 January 2012
Committee of Adjustment Members
City of Ottawa
Re: 72 Cambridge St. N.
This property is un-characteristic of this R4H area and already overdeveloped.
• Lot area is even less than the 170m2 specified for a semi.
• Zero front yard, zero corner side yard.
• Negligible rear and interior side yards.
• Zero landscaped area.
• Already more than the allowable 4 apartment units.
This overdevelopment of the site is not un-related to the social problems at the site. There are too many units and lack of amenity and of landscaped space. The property while technically not a rooming house, displays the characteristics of a rooming house. Rooming houses are not permitted in this zone.
The property does not meet the requirements of Section 161(8) of the R4 zone whereby 30% of the site must be landscaped.
We therefore consider it undesirable for the development of this property to add 2 additional units.
If the number of units is not increased, no variance for parking would be required. While the current type of tenants may not have cars, there is a documented* and un-resolved parking shortage in the area due to the adjacent St. Vincent’s hospital and nearby Somerset/Chinatown. There is seldom a place for visitors to park.
We therefore consider it undesirable to approve relief from parking requirements.
Technical issues:
• The 1985 survey predates the present installation of siding. An Encroachment Agreement may be required for the siding, the overhanging eaves, and the steps/ramp extending past the property line.
• A carport structure in the rear yard extending to the lot line extends into the requested rear yard. It should be removed.
• Any approval should be limited to the life of the present building.
The Owner and his agent have met with the neighbours, the Dalhousie Safety Committee, and the Dalhousie Community Association. The Owner has made certain commitments in response to some of the social problems of the site which is commendable, but does not alter the planning problems we have noted. A copy of your decision is requested.
Yours truly,
Eric Darwin, President DALHOUSIE COMMUNITY ASSOCIATION
*Somerset Heights Traffic & Parking Study 1994
Draft Minutes Jan 4 Meeting
DCA Draft Minutes Jan 2012
The DCA met on 4 Jan 2012 at the Dalhousie Community Centre at 7pm.
Present: Eric Darwin(taking the minutes), Maija Kagis, Lisa-Marie Inman, Charles Akben-Marchand, Pat Snair, Craig Haynes, Phil Robinson, Stephanie Strudwick, Don McMaster, Catherine Boucher, Ida Henderson, Michael Hatfield (chair), Archie Campbell, David Seaborn, Don Smith.
Guests: Carla Aynkawa, Linda Buchanan, Pierre Contant (Cambridge Street residents)
72 Cambridge Street – the property consists of a house previously subdivided into 5 bachelor apts and a ground floor corner store. The corner store space was recently converted into two bachelor apts, without permits. There were permits for the structural repair of the building earlier in 2011. There is now a stop-work order on the building.
Complaints focused on several issues: A) the large number of bachelor units some of which were rented very low income persons who supplemented their income with street sales, rumours of drug dealing, etc; b) the habit of the residents congregating on the sidewalk all day, and their furnishing of the sidewalk with sofas, tables, and artwork; c) alcohol consumption on the sidewalk; d)removal of plant material from the city bulbout and the coincident appearance of similar materials in makeshift planters on the paved boulevard; e) the unfinished exterior of the building; f) the building extends to the lot line on several sides, leaving no amenity space and one legal parking space.
There was a lengthy discussion of proven methods to bring problem properties back into community acceptance.
Legal status: the store use was non-confirming, now that it is gone, it cannot be put back. However, the two apts that replaced it are not legal as a converted house can have only four units(exceptionally, this building already has 5 legal units). The owner is being fined by the city for renovations without a permit. The owner must legalize the building status.
The owner is asking the committee of adjustment in mid-January to permit seven apartments. Adjacent residents expressed a preference for the landlord to re-allocate space within the building to five larger apts. This would not generate as much revenue to him, and might result in a higher occupancy of people in the building. Neighbours hope larger units would attract more stable tenants. DCA board members experienced with the CofA suggested it is likely the seven units will be approved.
The DCA safety committee and development committee previously met with the property owner and his agent. We provided him with legal and helpful material on his role as a good landlord and property manager. He subsequently hired a property superintendant to visit the property weekly. Another meeting with the property owner and neighbours is scheduled for 12 January at 6pm.
Update: The DCA ultimately decided to object to the additional apartments and the matter went to the Committee of Adjustment. A delegation of local residents attended. The CofA turned down the request saying it was a problem site now, the changes would just make it worse.
Carling Bayview CDP – the study involves the “brownfields” sites (former industrial and underused properties) along the O-train corridor from the River to Dows Lake. The much-delayed and underfunded study has completed its recommendations for the Ottawa River to Somerset zone. The results are available at the City website and no public meeting is planned by the City.
The study is continuing with meetings in January for the Carling Avenue end of the zone. The DCA will encourage the study zone to be expanded to include the soon-to-be-surplus NR Can properties along Booth and Rochester, some of which are now in the disposal (preparation for sale) process; and to include the Sir John Carling building (slated for demolition). The exclusion from the study of large properties ripe for redevelopment is bad planning.
There is significant cynicism and distrust in the community a regards the city’s intentions. Charges that the study is doomed to irrelevance abound, and that the study will be completed only once all the properties in question have been sold and already rezoned. The Hintonburg Community Assoc has withdrawn from the study advisory committee.
The HCA is spearheading a drive to hold a public meeting where residents can learn more about the study and its recommendations. The DCA agreed to participate in sponsoring the meeting.
Cycling paths – multi-purpose paths – members of the board and its transportation committee have built a good working relationship with the city and its consultants for the north-south path along the O-train corridor. The portion of the path from the Ottawa River to Gladstone Avenue will be built in summer 2012, using the new underpass at Somerset constructed in 2011:
The board agreed to approach the city and HCA to set up a similarly-productive advisory group for the proposed bike lanes on Scott and Albert, and the bike path (“BikeWest”) from Tunney’s Pasture to downtown along the OLRT corridor which will be designed starting in 2012.
Soho Italia – the developer Mastercraft-Starwood has revised the plans for the condo. It is now shorter (from 35 down to 30 stories); the above-ground parking garage has been relocated underground; the podium portion is larger; and the street-level façade has been improved. The Board will meet with the developer and his architects later in January to go over the revised plan in some detail.
Sec 37 - members were provided a handout outlining key parts of the Sec 37 process. Under sec.37 the city can receive monies for community benefits by rezoning a site or permitting a higher building. The Board agreed to send comments to the City including: 1) Minimum threshold of 7,000 sq.m /25% increase in height/density much too high.2)CDPs should trump any “offsets” 3)Staff to ensure that applications are not “slipped through” by CofA approvals; 4)A minimum of 25% of the benefit be ascribed to affordable housing.
Parks – discussion of innovative ways to expand our park spaces was postponed due to lack of time.
The DCA met on 4 Jan 2012 at the Dalhousie Community Centre at 7pm.
Present: Eric Darwin(taking the minutes), Maija Kagis, Lisa-Marie Inman, Charles Akben-Marchand, Pat Snair, Craig Haynes, Phil Robinson, Stephanie Strudwick, Don McMaster, Catherine Boucher, Ida Henderson, Michael Hatfield (chair), Archie Campbell, David Seaborn, Don Smith.
Guests: Carla Aynkawa, Linda Buchanan, Pierre Contant (Cambridge Street residents)
72 Cambridge Street – the property consists of a house previously subdivided into 5 bachelor apts and a ground floor corner store. The corner store space was recently converted into two bachelor apts, without permits. There were permits for the structural repair of the building earlier in 2011. There is now a stop-work order on the building.
Complaints focused on several issues: A) the large number of bachelor units some of which were rented very low income persons who supplemented their income with street sales, rumours of drug dealing, etc; b) the habit of the residents congregating on the sidewalk all day, and their furnishing of the sidewalk with sofas, tables, and artwork; c) alcohol consumption on the sidewalk; d)removal of plant material from the city bulbout and the coincident appearance of similar materials in makeshift planters on the paved boulevard; e) the unfinished exterior of the building; f) the building extends to the lot line on several sides, leaving no amenity space and one legal parking space.
There was a lengthy discussion of proven methods to bring problem properties back into community acceptance.
Legal status: the store use was non-confirming, now that it is gone, it cannot be put back. However, the two apts that replaced it are not legal as a converted house can have only four units(exceptionally, this building already has 5 legal units). The owner is being fined by the city for renovations without a permit. The owner must legalize the building status.
The owner is asking the committee of adjustment in mid-January to permit seven apartments. Adjacent residents expressed a preference for the landlord to re-allocate space within the building to five larger apts. This would not generate as much revenue to him, and might result in a higher occupancy of people in the building. Neighbours hope larger units would attract more stable tenants. DCA board members experienced with the CofA suggested it is likely the seven units will be approved.
The DCA safety committee and development committee previously met with the property owner and his agent. We provided him with legal and helpful material on his role as a good landlord and property manager. He subsequently hired a property superintendant to visit the property weekly. Another meeting with the property owner and neighbours is scheduled for 12 January at 6pm.
Update: The DCA ultimately decided to object to the additional apartments and the matter went to the Committee of Adjustment. A delegation of local residents attended. The CofA turned down the request saying it was a problem site now, the changes would just make it worse.
Carling Bayview CDP – the study involves the “brownfields” sites (former industrial and underused properties) along the O-train corridor from the River to Dows Lake. The much-delayed and underfunded study has completed its recommendations for the Ottawa River to Somerset zone. The results are available at the City website and no public meeting is planned by the City.
The study is continuing with meetings in January for the Carling Avenue end of the zone. The DCA will encourage the study zone to be expanded to include the soon-to-be-surplus NR Can properties along Booth and Rochester, some of which are now in the disposal (preparation for sale) process; and to include the Sir John Carling building (slated for demolition). The exclusion from the study of large properties ripe for redevelopment is bad planning.
There is significant cynicism and distrust in the community a regards the city’s intentions. Charges that the study is doomed to irrelevance abound, and that the study will be completed only once all the properties in question have been sold and already rezoned. The Hintonburg Community Assoc has withdrawn from the study advisory committee.
The HCA is spearheading a drive to hold a public meeting where residents can learn more about the study and its recommendations. The DCA agreed to participate in sponsoring the meeting.
Cycling paths – multi-purpose paths – members of the board and its transportation committee have built a good working relationship with the city and its consultants for the north-south path along the O-train corridor. The portion of the path from the Ottawa River to Gladstone Avenue will be built in summer 2012, using the new underpass at Somerset constructed in 2011:
The board agreed to approach the city and HCA to set up a similarly-productive advisory group for the proposed bike lanes on Scott and Albert, and the bike path (“BikeWest”) from Tunney’s Pasture to downtown along the OLRT corridor which will be designed starting in 2012.
Soho Italia – the developer Mastercraft-Starwood has revised the plans for the condo. It is now shorter (from 35 down to 30 stories); the above-ground parking garage has been relocated underground; the podium portion is larger; and the street-level façade has been improved. The Board will meet with the developer and his architects later in January to go over the revised plan in some detail.
Sec 37 - members were provided a handout outlining key parts of the Sec 37 process. Under sec.37 the city can receive monies for community benefits by rezoning a site or permitting a higher building. The Board agreed to send comments to the City including: 1) Minimum threshold of 7,000 sq.m /25% increase in height/density much too high.2)CDPs should trump any “offsets” 3)Staff to ensure that applications are not “slipped through” by CofA approvals; 4)A minimum of 25% of the benefit be ascribed to affordable housing.
Parks – discussion of innovative ways to expand our park spaces was postponed due to lack of time.
Tuesday, January 10, 2012
Sectioin 37
The City has released draft guidelines for implementing Sec 37 of the Planning Act. The following letter was sent to Alain Miguelez in the Planning Dept; and Councillors Hume and Holmes.
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
10 January 2012
Alain Miguelez, City of Ottawa
Sir:
Re: Section 37 Implementation Guidelines
The Dalhousie Community Association has several concerns with the Draft Implementation Guidelines as presented at a community consultation 6 December 2011. These are:
1. The threshold for building area will be excessive in many circumstances of infill. Rather than 7000m2, we recommend 3000m2.
2. The threshold for height is excessive. Height is one the most politically sensitive issues around. The threshold should be 10 or 12%, not 25%.
3. In every area where there is a CDP, the threshold for Section 37 to kick in should be the lesser of the existing zoning or the maximum height established by the CDP. This should apply whether or not a CDP specifically mentions Section 37.
4. The portion of all Section 37 benefits automatically ascribed to affordable housing should be prescribed as “minimum 25%”.
5. Where a proposal by-passes the threshold criteria of Section 37 by seeking a Minor Variance, rather than a re-Zoning, the Guidelines should specifically require the City planning department to recommend to the Committee of Adjustment that the Minor Variance be refused.
6. “Value Uplift” based on merely inner and outer urban, is too general and reduces the value in those areas where redevelopment is most likely. The number of zones should be substantially increased and fine tuned.
Yours truly,
Eric Darwin, President
DALHOUSIE COMMUNITY ASSOCIATION
cc: Councillor Peter Hume
Councillor Diane Holmes
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
10 January 2012
Alain Miguelez, City of Ottawa
Sir:
Re: Section 37 Implementation Guidelines
The Dalhousie Community Association has several concerns with the Draft Implementation Guidelines as presented at a community consultation 6 December 2011. These are:
1. The threshold for building area will be excessive in many circumstances of infill. Rather than 7000m2, we recommend 3000m2.
2. The threshold for height is excessive. Height is one the most politically sensitive issues around. The threshold should be 10 or 12%, not 25%.
3. In every area where there is a CDP, the threshold for Section 37 to kick in should be the lesser of the existing zoning or the maximum height established by the CDP. This should apply whether or not a CDP specifically mentions Section 37.
4. The portion of all Section 37 benefits automatically ascribed to affordable housing should be prescribed as “minimum 25%”.
5. Where a proposal by-passes the threshold criteria of Section 37 by seeking a Minor Variance, rather than a re-Zoning, the Guidelines should specifically require the City planning department to recommend to the Committee of Adjustment that the Minor Variance be refused.
6. “Value Uplift” based on merely inner and outer urban, is too general and reduces the value in those areas where redevelopment is most likely. The number of zones should be substantially increased and fine tuned.
Yours truly,
Eric Darwin, President
DALHOUSIE COMMUNITY ASSOCIATION
cc: Councillor Peter Hume
Councillor Diane Holmes
Monday, December 5, 2011
Reply from Watson re U-Pass
Dear Eric,Thank you for your e-mail regarding the U-Pass program.
I appreciate your opinion on this matter, and want to make sure that you have a proper perspective on the background of the program, and the process going forward.
The current U-Pass pricing of $145 was part of the introduction of a pilot project in 2009-10. At that time, it was made absolutely clear that the price would eventually be raised to a price that is “revenue neutral” for the City of Ottawa. This means a price that provides a balance between revenues that OC Transpo received from post-secondary student riders prior to the program, and the increase in usage and revenue that was anticipated from the program. This is the "revenue neutral" concept that you have no doubt heard about.
Further, the price was supposed to be raised to revenue neutral last year as part of the 2011 budget, however your student federations were unable to properly coordinate the required referenda to authorize a more permanent program. That failure by your own student organisations was not held against you by City Council, but instead City Council acted as a good partner and gave you and all university riders a break and allowed you to have a second year at the special pilot rate. This accommodation was made on the express condition that there would be an increase in the fare for this year, a condition that your student federations agreed to in writing.
Now that the time has come for a long-term agreement, the student federations are unfortunately not acting in a manner that is consistent with our agreement of last year, and I fear are not giving students a clear picture of the decision to be made by students like yourself.
We have now indicated that the balanced price for the long term will be $180 per semester. Your university student federation will be holding a referendum, as they committed to doing, and you will have a chance to vote for or against a U-Pass at $180. You should understand very clearly that the alternative will be for students to pay the monthly student rate, which will amount to at least $300 per semester. You will have to decide which rate you wish to pay.
Pass Type Cost Per Semester
U-Pass $180
Student Monthly Pass Regular $300 ($75 x 4)
Student Monthly Pass Express $352 ($88 x 4)
Student Monthly Pass Rural Express $452 ($113 x 4)
Adult Pass Regular $376 ($94 x 4)
Adult Pass Express $464 ($116 x 4)
Adult Pass Rural Express $580 ($145 x 4)
The choice of whether or not the U-Pass program continues will be up to you and your student colleagues. We are offering you a fare that we believe is attractive and which offers transit service in a manner that is affordable to all involved, including the taxpayers of Ottawa. I am in favour of providing this beneficial treatment to post-secondary students, but, I am not in favour of adding to the burden of all taxpayers by having the U-Pass remain at the artificially low price of $145 per semester.
The future of the U-Pass is now in your hands, and the hands of your fellow students. If the referendum fails, students will be required to purchase monthly passes, which will be substantially more expensive that the U-Pass.
Thank you for your interest, and for your consideration leading up to the referendum.
Sincerely,
Jim Watson
Mayor
City of Ottawa
JW/lm
I appreciate your opinion on this matter, and want to make sure that you have a proper perspective on the background of the program, and the process going forward.
The current U-Pass pricing of $145 was part of the introduction of a pilot project in 2009-10. At that time, it was made absolutely clear that the price would eventually be raised to a price that is “revenue neutral” for the City of Ottawa. This means a price that provides a balance between revenues that OC Transpo received from post-secondary student riders prior to the program, and the increase in usage and revenue that was anticipated from the program. This is the "revenue neutral" concept that you have no doubt heard about.
Further, the price was supposed to be raised to revenue neutral last year as part of the 2011 budget, however your student federations were unable to properly coordinate the required referenda to authorize a more permanent program. That failure by your own student organisations was not held against you by City Council, but instead City Council acted as a good partner and gave you and all university riders a break and allowed you to have a second year at the special pilot rate. This accommodation was made on the express condition that there would be an increase in the fare for this year, a condition that your student federations agreed to in writing.
Now that the time has come for a long-term agreement, the student federations are unfortunately not acting in a manner that is consistent with our agreement of last year, and I fear are not giving students a clear picture of the decision to be made by students like yourself.
We have now indicated that the balanced price for the long term will be $180 per semester. Your university student federation will be holding a referendum, as they committed to doing, and you will have a chance to vote for or against a U-Pass at $180. You should understand very clearly that the alternative will be for students to pay the monthly student rate, which will amount to at least $300 per semester. You will have to decide which rate you wish to pay.
Pass Type Cost Per Semester
U-Pass $180
Student Monthly Pass Regular $300 ($75 x 4)
Student Monthly Pass Express $352 ($88 x 4)
Student Monthly Pass Rural Express $452 ($113 x 4)
Adult Pass Regular $376 ($94 x 4)
Adult Pass Express $464 ($116 x 4)
Adult Pass Rural Express $580 ($145 x 4)
The choice of whether or not the U-Pass program continues will be up to you and your student colleagues. We are offering you a fare that we believe is attractive and which offers transit service in a manner that is affordable to all involved, including the taxpayers of Ottawa. I am in favour of providing this beneficial treatment to post-secondary students, but, I am not in favour of adding to the burden of all taxpayers by having the U-Pass remain at the artificially low price of $145 per semester.
The future of the U-Pass is now in your hands, and the hands of your fellow students. If the referendum fails, students will be required to purchase monthly passes, which will be substantially more expensive that the U-Pass.
Thank you for your interest, and for your consideration leading up to the referendum.
Sincerely,
Jim Watson
Mayor
City of Ottawa
JW/lm
Friday, December 2, 2011
letter to Watson re Bronson
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
Mayor Jim Watson
City of Ottawa
Re Bronson Avenue
Dear Mayor Watson
In tough economic times the City must continue to demand a great return on its capital investments.
The reconstructions of Preston Street, Wellington West, Richmond Road, and parts of Somerset Street have resulted in adjacent property values doubling and tripling in a short period of time. Economic activity along these streets is booming. The City is prospering as a direct result of good investment in livable streets. What a wise policy.
In contrast, all our suggestions to make Bronson more livable are being rejected by city traffic engineers who have a single focus on enhancing rush hour traffic. Your city is foregoing enormous economic potential and consequent tax revenue enhancement. Instead, the current reconstruction plans for Bronson will merely continue the blight and decay that has plagued properties along that street since the 1950’s. We are truly surprised to see such retrograde policies in place given your reputation as a progressive mayor.
We invite you to take advantage of the opportunity to increase the City tax revenue, create jobs, and bask in the glory of another street salvaged from blight and made livable. Rescue Bronson now.
Eric Darwin.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
Mayor Jim Watson
City of Ottawa
Re Bronson Avenue
Dear Mayor Watson
In tough economic times the City must continue to demand a great return on its capital investments.
The reconstructions of Preston Street, Wellington West, Richmond Road, and parts of Somerset Street have resulted in adjacent property values doubling and tripling in a short period of time. Economic activity along these streets is booming. The City is prospering as a direct result of good investment in livable streets. What a wise policy.
In contrast, all our suggestions to make Bronson more livable are being rejected by city traffic engineers who have a single focus on enhancing rush hour traffic. Your city is foregoing enormous economic potential and consequent tax revenue enhancement. Instead, the current reconstruction plans for Bronson will merely continue the blight and decay that has plagued properties along that street since the 1950’s. We are truly surprised to see such retrograde policies in place given your reputation as a progressive mayor.
We invite you to take advantage of the opportunity to increase the City tax revenue, create jobs, and bask in the glory of another street salvaged from blight and made livable. Rescue Bronson now.
Eric Darwin.
Tuesday, November 29, 2011
letter, devonshire school daycare
21 Nov 2011
Dear Ms. McKenzie,
The board of directors of the Dalhousie Community Association (DCA) has been following closely the discussions and consultations around the full day kindergarden program and extended days. We reviewed the report on the “Proposed Delivery of the Extended Day Program” and urge you to vote for the staff recommendations on November 22nd that will permit Third Party Providers to continue to offer care to our children.
We commend the OCDSB for its commitment to expand childcare services in Ottawa. We strongly believe that Third Party Providers will continue to be valuable partners for the OCDSB in the new system, especially in neighbourhoods like ours where there are few licensed childcare spaces. We believe that right now, the most important thing for our community is to clarify once and for all that Third Party Providers are valued partners of the OCDSB as it will quickly start building up a reliable, high quality and affordable childcare system that works for families for years to come.
We are encouraged that the OCDSB’s Business Services Committee unanimously and without amendment approved the staff recommendations on November 8 and urge you to do the same on November 22nd.
Sincerely
Eric Darwin
President, Dalhousie Community Assoc.
Dear Ms. McKenzie,
The board of directors of the Dalhousie Community Association (DCA) has been following closely the discussions and consultations around the full day kindergarden program and extended days. We reviewed the report on the “Proposed Delivery of the Extended Day Program” and urge you to vote for the staff recommendations on November 22nd that will permit Third Party Providers to continue to offer care to our children.
We commend the OCDSB for its commitment to expand childcare services in Ottawa. We strongly believe that Third Party Providers will continue to be valuable partners for the OCDSB in the new system, especially in neighbourhoods like ours where there are few licensed childcare spaces. We believe that right now, the most important thing for our community is to clarify once and for all that Third Party Providers are valued partners of the OCDSB as it will quickly start building up a reliable, high quality and affordable childcare system that works for families for years to come.
We are encouraged that the OCDSB’s Business Services Committee unanimously and without amendment approved the staff recommendations on November 8 and urge you to do the same on November 22nd.
Sincerely
Eric Darwin
President, Dalhousie Community Assoc.
U-Pass
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
Mayor Jim Watson
Jim.Watson@ottawa.ca
Diane Deans
Chair of the Transit Commission
Diane.Deans@ottawa.ca
RE: U-Pass Program
Dear Mayor Watson and Chair Deans,
On behalf of the Dalhousie Community Association (DCA) I am writing to express our support for the Universal Transit Pass (U-Pass) program for post-secondary students at Carleton University and the University of Ottawa.
As you are aware, this program is largely responsible for the significant transit ridership increase of the past year. By bringing more youth onto the transit system, the program is helping to build a generation of transit riders. The program has already taken thousands of cars off the road each and every day, resulting in less congestion and decreased demands for new roads and road maintenance. By supporting this program, the City of Ottawa joins the many cities across Canada that have made a long-term investment in U-Pass programs.
It has been brought to the attention of the DCA that the 2012 Draft Budget proposes to increase the U-Pass rate by 24% and that there is contention regarding what a 'revenue neutral' price should be. We would appreciate clarification on how this figure was determined and what plans the City has in place should students reject the U-Pass program. If the program is discontinued, ridership levels will decrease to pre-U-Pass levels, car use will increase, and all residents in Ottawa will be worse off.
We look forward to your reply.
Eric Darwin
cc. Diane Holmes, Councillor
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
Mayor Jim Watson
Jim.Watson@ottawa.ca
Diane Deans
Chair of the Transit Commission
Diane.Deans@ottawa.ca
RE: U-Pass Program
Dear Mayor Watson and Chair Deans,
On behalf of the Dalhousie Community Association (DCA) I am writing to express our support for the Universal Transit Pass (U-Pass) program for post-secondary students at Carleton University and the University of Ottawa.
As you are aware, this program is largely responsible for the significant transit ridership increase of the past year. By bringing more youth onto the transit system, the program is helping to build a generation of transit riders. The program has already taken thousands of cars off the road each and every day, resulting in less congestion and decreased demands for new roads and road maintenance. By supporting this program, the City of Ottawa joins the many cities across Canada that have made a long-term investment in U-Pass programs.
It has been brought to the attention of the DCA that the 2012 Draft Budget proposes to increase the U-Pass rate by 24% and that there is contention regarding what a 'revenue neutral' price should be. We would appreciate clarification on how this figure was determined and what plans the City has in place should students reject the U-Pass program. If the program is discontinued, ridership levels will decrease to pre-U-Pass levels, car use will increase, and all residents in Ottawa will be worse off.
We look forward to your reply.
Eric Darwin
cc. Diane Holmes, Councillor
Tuesday, November 8, 2011
Traffic signal wanted at Arlington/Bronson
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
6 November, 2011
Councillor Diane Holmes
City of Ottawa
Re: Arlington & Bronson Traffic Control Signal
Dear Councillor,
In the process of reconstructing Bronson Avenue, a Traffic Control Signal should be incorporated into the design at Arlington Street. Our reasons are:
• There is no place to cross Bronson between Gladstone and The Queensway. This is a very heavily and aggressively travelled part of Bronson. To cross at any place other than a crosswalk is to take your life in your hands.
• There are some 15 wheelchair bound residents at 520 Bronson. Just to travel along the sidewalk on this major collector is dicey.
• Students of Glashan School living west of Bronson are risking their lives crossing at Arlington.
• While Flora Street, mid-way between Gladstone and The Queensway might seem more logical, Flora does not extend westward and therefore there is no connectivity for pedestrians or cyclists.
• Arlington Street provides an east-west connection to Bank Street and to Booth Street of great utility to both cyclists and pedestrians.
• While Catherine/The Queensway is only one block south, that intersection is a horror as a pedestrian crossing due to the high volumes of Queensway traffic and the resulting high speeds.
• In response to the argument that a new signal would be too close to Catherine Street, we draw your attention to the similar set of light at Arlington & Kent.
We urge you and your Council colleagues to request that this Traffic Control Signal be installed as part of the
reconstruction of Bronson slated for next year.
Yours truly,
Eric Darwin,
President
Dalhousie Community Association
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
6 November, 2011
Councillor Diane Holmes
City of Ottawa
Re: Arlington & Bronson Traffic Control Signal
Dear Councillor,
In the process of reconstructing Bronson Avenue, a Traffic Control Signal should be incorporated into the design at Arlington Street. Our reasons are:
• There is no place to cross Bronson between Gladstone and The Queensway. This is a very heavily and aggressively travelled part of Bronson. To cross at any place other than a crosswalk is to take your life in your hands.
• There are some 15 wheelchair bound residents at 520 Bronson. Just to travel along the sidewalk on this major collector is dicey.
• Students of Glashan School living west of Bronson are risking their lives crossing at Arlington.
• While Flora Street, mid-way between Gladstone and The Queensway might seem more logical, Flora does not extend westward and therefore there is no connectivity for pedestrians or cyclists.
• Arlington Street provides an east-west connection to Bank Street and to Booth Street of great utility to both cyclists and pedestrians.
• While Catherine/The Queensway is only one block south, that intersection is a horror as a pedestrian crossing due to the high volumes of Queensway traffic and the resulting high speeds.
• In response to the argument that a new signal would be too close to Catherine Street, we draw your attention to the similar set of light at Arlington & Kent.
We urge you and your Council colleagues to request that this Traffic Control Signal be installed as part of the
reconstruction of Bronson slated for next year.
Yours truly,
Eric Darwin,
President
Dalhousie Community Association
Patio application on Booth Street
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
6 November, 2011
Peter Gunstra
Senior By-law Administrator, West
ROW Development Review
City of Ottawa
Re: Outdoor Patio Application – 376 Booth Street
Dear Sir,
The Dalhousie Community Association is opposed to this patio extending along Willow St due to the exclusively residential nature of that street. Despite the presence of a few residential units on Booth St., the already high volume of traffic will mitigate the impact of a patio on those residents. So we are not opposed to a patio all along the Booth St. curb.
This approval is contingent on the usual 11pm closing, the absence of live or recorded music, and the absence of bright lighting.
Yours truly,
Eric Darwin,
President
Dalhousie Community Association
CC: Councillor Diane Holmes
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
6 November, 2011
Peter Gunstra
Senior By-law Administrator, West
ROW Development Review
City of Ottawa
Re: Outdoor Patio Application – 376 Booth Street
Dear Sir,
The Dalhousie Community Association is opposed to this patio extending along Willow St due to the exclusively residential nature of that street. Despite the presence of a few residential units on Booth St., the already high volume of traffic will mitigate the impact of a patio on those residents. So we are not opposed to a patio all along the Booth St. curb.
This approval is contingent on the usual 11pm closing, the absence of live or recorded music, and the absence of bright lighting.
Yours truly,
Eric Darwin,
President
Dalhousie Community Association
CC: Councillor Diane Holmes
Sunday, November 6, 2011
DCA Minutes, 5 Oct 2011
In Attendance:
Eric Darwin, Michael Powell, Ida Henderson, Michael Hatfield, Archie Campbell, Stephanie Strudwick, David Seaborn, Charles Akben-Marchand, Lori Mellor, Lisa-Marie Inman, Pat Snair, Maija Kagis, Anil Naidoo, Sean Darcy, Pamela Connolly,Councillor Diane Holmes
1) Presentation from Jeff Polowin and Rod Lahey regarding SoHo Italia development by Mastercraft Starwood
a. Polowin indicated that they had met with city staff, but no decisions had been made yet. Had also met with the Councillor. Are planning on bringing this to planning committee in December.
b. They are doing the rounds with stakeholders because of changes from initial design.
c. Lahey indicated emphasized that M-S is not just a “Toronto” firm, but has lots of roots in town.
d. Lahey also indicated that:
i. There were concerns about height and podium in original design.
ii. Planning department indicated that it would be a good idea to increase the lot size.
1. Were concerened about the next proposal coming with something even higher.
iii. M-S acquired a 15,000 sq.f piece of adjacent property, increasing the lot size but not increasing the building.
e. Lahey indicated that he will send a letter detailing changes to Eric Darwin.
f. Changes to design, outlined by Lahey, include:
i. Reduction in height to 28+1 stories, 7m higher than the current zoning
1. Includes an 8m setback at the 25th floor.
ii. Podium is now 5 stories, but will look more like 4 stories.
iii. There is a 3m setback above the podium, and a distance of 4.5m from the lot line.
iv. Ground floor is 2 stories tall.
v. New design removes “waviness”, which does not work at reduced height.
1. +1 floor is for mechanical, enclosing what the zoning allows to be put on the roof
vi. Will reduce total number of units to 168-178
vii. Parking is reduced to 123 spots, and they are aiming for the smallest possible ratio.
1. .5 for residens, increased amount of commercial (20), less visitor parking (13)
viii. FSI went from 13.8 to 8.6; zoning allows 6.5
ix. Ground floor museum is axed, as there is no interest. Will be all retail.
1. Full preston frontage is 6600 sq.f of retail; 4400 sq.f in basement.
2. Food/retail is the aim.
3. There will be space for sidewalk uses
x. Working with artist James Lahey on Podium cladding. There is an opportunity to do something neat as part of the entrance to the community.
g. Comments from board:
i. they should not assume that we like the design because we don’t say that we hate it.
ii. what about proposed Section 37 benefits?
1. Lahey indicated that they were yet to be defined, but could go to the art.
iii. why the garage was not underground, allowing for a 4-floor height reduction, and allowing for a more “alive” building.
1. Lahey indicated that he did not think and underground garage was the right thing to do here, and allows for something unique to be done. Thinks this is alive. Suggested that the problem with other podium garages (i.e. Mondrian) is in interpretation.
iv. the building may or may not be right for the sight, but is concerned everyone always looks so grim.
v. balconies had to be recessed.
1. Lahey indicated that this is not city policy; both Mondrian and Central have jutting-out balconies.
vi. height of garage as compared to the co-op adjacent to the site.
1. It will be 1-1 ½ floors below.
vii. has city staff had seen the redesign.
1. Lahey indicated that they had, but not yet commented. It has been to the Urban Design Review Panel
viii. has review panel had commented on the garage.
1. Lahey indicated that it seemed to intrigue them, particularly with the art proposal.
ix. will all outdoor space on the 6th floor will be for amenities and whether it would be usable in winter.
1. Lahey indicated yes to both questions.
x. will anything will be underground.
1. Lahey indicated that there will be no parking underground, but it will allow for a bike room.
xi. what about the blank space on the western façade.
1. Lahey indicated that it will abut the adjacent condo building.
xii. how many new people will live in the building.
1. Lahey suggested that it will be around 300 people, maybe as few as 250. The plan is for 9 units per floor,6 1-bedrooms and 3 2-bedrooms.
xiii. there is a community need for a grocery store.
1. Lahey suggested that it is hard to work with Ottawa food retailers, suggesting farmboy requireds 13,000 sq.f.
2) Presentation from Anil Naidoo, NDP Candidate for Ottawa Centre
a. Naidoo made several comments:
i. He has heard lots about the OMB on the doorstep.
1. We are the only province that has such interpretive powers, communities are losing trust in the process.
ii. Council has moved hard to the right, and inside the greenbelt has had a rough go since amalgamation.
iii. Believes that the planning act is outdated, it is not flexible or current enough.
iv. OMB takes the accountability off of council making hard decisions.
v. OMB is also developer biased, developers keep winning.
b. members questions on taxation and debt levels, and whether the NDP would investigate life insurance industry.
i. Naidoo said that debt is critical, and that it has doubled in the last few years.
ii. Does not believe that we are going to grow our way out of deficit, and that we are leaving people behind.
iii. Suggested it was bad policy to offer tax cuts to corporations.
iv. Would require that we add value here, by Ontario.
c. members indicated that the NDP was dead wrong on cutting the gas tax.
3) Passing last minutes
a. This was deferred to email.
4) Development Committee update
a. 317 Cambridge proposal. Are proposing bachelor/1 bedroom apartments.
1. Quality of façade will be raised.
2. 4+ ½ story
3. Under the zoning
ii. members indicated that it was not objectionable, but could be made better.
iii. Diane Holmes indicated that they are asking for brick exterior, not metal and stucco.
b. 801 Albert development by Phoenix.
i. Are proposing 2 office towers at 33 stories high at western end, 5 story structure near walnut court.
ii. members are concerned that there is no residential.
iii. Are asking for more less than minimum FSI
c. Chinese Alliance Church.
i. Street residents did not like the proposed compromise.
ii. DCA planning committee felt that the church hall was too big for the street.
iii. There was discussion and it was agreed that the institutional use was a problem.
d. Chi Condos.
i. The façade has been moved back, with the mass added to the top.
ii. some members indicated that he likes building something on the site, and more development will come, heights will change.
iii. others suggested that the original intent of the zoning is still valid.
iv. members expressed concern we might be offered worse later on.
v. there was value in getting development going on that stretch, as it was depressing.
vi. There was no agreement amongst the board on how to proceed.
e. Cousin Edy’s.
i. A townhouse proposal for the site is coming.
f. Lada Dealership.
i. A Vancouver developer now owns the site, and a “Vancouver-style” development is expected.
g. Small infill Housing.
i. Alternative zoning changes are to restrict width of driveways, remove requirement to have parking at some.
h. There was some discussion as to how to proceed with future planning committee updates. It was agreed that a brief summary would be given for approval by the board. In situation of time constraints, the DCA planning committee was given the right to send off materials.
5) Transportation Committee Meeting Update
a. The committee did not meet.
6) City Centre Coalition Update
a. Ida Henderson updated
i. That the Western LRT route decision will come after the provincial election.
ii. Meetings are now the last Wednesday of the month.
iii. The Island Park representative suggested querying safety and transit studies. They are currently funded by the developers, which is a conflict of interest. Asked why the city does not currently contract them.
1. the city currently peer reviews them.
2. Holmes agreed that there is a conflict.
b. PPRA update
i. OC Transpo has closed of the Prince of Wales bridge, posted guards.
1. the rationale for action had something to do with transport Canada regulations for unfenced railways.
ii. There was complaint that the north end of preston has been closed again.
1. there is a plan to start remediating the soil there, with the access route going to be there.
2. a path should be built from the bridge to Bayview station.
7) Bronson Reconstruction update
a. David Seaborn indicated that the Public Advisory Committee went well.
8) Commemorating famous residents by naming intersections as squares
a. Eric Darwin proposed that we name some intersections after local notables.
i. Used example of Larry Robillard, who was a WWII war hero that lived on Elm St.
ii. There was some discussion, and it was agreed that the space committee will work on it.
9) Councillors Update:
a. Diane Holmes indicated:
i. That 6 new trains have been purchased for the O-train, will come in 2014
ii. That the draft budget will be tabled with Council on October 26th.
iii. She is concerned about the direction of Preston street, with Little Italy having tried for years to maintain its flavor. She thinks tall buildings at the foot will make the street less welcoming, more difficult for people to come up Preston. There is a risk of it becoming a canyon.
iv. Must try to stop it now with the first one.
Meeting Adjourned.
Eric Darwin, Michael Powell, Ida Henderson, Michael Hatfield, Archie Campbell, Stephanie Strudwick, David Seaborn, Charles Akben-Marchand, Lori Mellor, Lisa-Marie Inman, Pat Snair, Maija Kagis, Anil Naidoo, Sean Darcy, Pamela Connolly,Councillor Diane Holmes
1) Presentation from Jeff Polowin and Rod Lahey regarding SoHo Italia development by Mastercraft Starwood
a. Polowin indicated that they had met with city staff, but no decisions had been made yet. Had also met with the Councillor. Are planning on bringing this to planning committee in December.
b. They are doing the rounds with stakeholders because of changes from initial design.
c. Lahey indicated emphasized that M-S is not just a “Toronto” firm, but has lots of roots in town.
d. Lahey also indicated that:
i. There were concerns about height and podium in original design.
ii. Planning department indicated that it would be a good idea to increase the lot size.
1. Were concerened about the next proposal coming with something even higher.
iii. M-S acquired a 15,000 sq.f piece of adjacent property, increasing the lot size but not increasing the building.
e. Lahey indicated that he will send a letter detailing changes to Eric Darwin.
f. Changes to design, outlined by Lahey, include:
i. Reduction in height to 28+1 stories, 7m higher than the current zoning
1. Includes an 8m setback at the 25th floor.
ii. Podium is now 5 stories, but will look more like 4 stories.
iii. There is a 3m setback above the podium, and a distance of 4.5m from the lot line.
iv. Ground floor is 2 stories tall.
v. New design removes “waviness”, which does not work at reduced height.
1. +1 floor is for mechanical, enclosing what the zoning allows to be put on the roof
vi. Will reduce total number of units to 168-178
vii. Parking is reduced to 123 spots, and they are aiming for the smallest possible ratio.
1. .5 for residens, increased amount of commercial (20), less visitor parking (13)
viii. FSI went from 13.8 to 8.6; zoning allows 6.5
ix. Ground floor museum is axed, as there is no interest. Will be all retail.
1. Full preston frontage is 6600 sq.f of retail; 4400 sq.f in basement.
2. Food/retail is the aim.
3. There will be space for sidewalk uses
x. Working with artist James Lahey on Podium cladding. There is an opportunity to do something neat as part of the entrance to the community.
g. Comments from board:
i. they should not assume that we like the design because we don’t say that we hate it.
ii. what about proposed Section 37 benefits?
1. Lahey indicated that they were yet to be defined, but could go to the art.
iii. why the garage was not underground, allowing for a 4-floor height reduction, and allowing for a more “alive” building.
1. Lahey indicated that he did not think and underground garage was the right thing to do here, and allows for something unique to be done. Thinks this is alive. Suggested that the problem with other podium garages (i.e. Mondrian) is in interpretation.
iv. the building may or may not be right for the sight, but is concerned everyone always looks so grim.
v. balconies had to be recessed.
1. Lahey indicated that this is not city policy; both Mondrian and Central have jutting-out balconies.
vi. height of garage as compared to the co-op adjacent to the site.
1. It will be 1-1 ½ floors below.
vii. has city staff had seen the redesign.
1. Lahey indicated that they had, but not yet commented. It has been to the Urban Design Review Panel
viii. has review panel had commented on the garage.
1. Lahey indicated that it seemed to intrigue them, particularly with the art proposal.
ix. will all outdoor space on the 6th floor will be for amenities and whether it would be usable in winter.
1. Lahey indicated yes to both questions.
x. will anything will be underground.
1. Lahey indicated that there will be no parking underground, but it will allow for a bike room.
xi. what about the blank space on the western façade.
1. Lahey indicated that it will abut the adjacent condo building.
xii. how many new people will live in the building.
1. Lahey suggested that it will be around 300 people, maybe as few as 250. The plan is for 9 units per floor,6 1-bedrooms and 3 2-bedrooms.
xiii. there is a community need for a grocery store.
1. Lahey suggested that it is hard to work with Ottawa food retailers, suggesting farmboy requireds 13,000 sq.f.
2) Presentation from Anil Naidoo, NDP Candidate for Ottawa Centre
a. Naidoo made several comments:
i. He has heard lots about the OMB on the doorstep.
1. We are the only province that has such interpretive powers, communities are losing trust in the process.
ii. Council has moved hard to the right, and inside the greenbelt has had a rough go since amalgamation.
iii. Believes that the planning act is outdated, it is not flexible or current enough.
iv. OMB takes the accountability off of council making hard decisions.
v. OMB is also developer biased, developers keep winning.
b. members questions on taxation and debt levels, and whether the NDP would investigate life insurance industry.
i. Naidoo said that debt is critical, and that it has doubled in the last few years.
ii. Does not believe that we are going to grow our way out of deficit, and that we are leaving people behind.
iii. Suggested it was bad policy to offer tax cuts to corporations.
iv. Would require that we add value here, by Ontario.
c. members indicated that the NDP was dead wrong on cutting the gas tax.
3) Passing last minutes
a. This was deferred to email.
4) Development Committee update
a. 317 Cambridge proposal. Are proposing bachelor/1 bedroom apartments.
1. Quality of façade will be raised.
2. 4+ ½ story
3. Under the zoning
ii. members indicated that it was not objectionable, but could be made better.
iii. Diane Holmes indicated that they are asking for brick exterior, not metal and stucco.
b. 801 Albert development by Phoenix.
i. Are proposing 2 office towers at 33 stories high at western end, 5 story structure near walnut court.
ii. members are concerned that there is no residential.
iii. Are asking for more less than minimum FSI
c. Chinese Alliance Church.
i. Street residents did not like the proposed compromise.
ii. DCA planning committee felt that the church hall was too big for the street.
iii. There was discussion and it was agreed that the institutional use was a problem.
d. Chi Condos.
i. The façade has been moved back, with the mass added to the top.
ii. some members indicated that he likes building something on the site, and more development will come, heights will change.
iii. others suggested that the original intent of the zoning is still valid.
iv. members expressed concern we might be offered worse later on.
v. there was value in getting development going on that stretch, as it was depressing.
vi. There was no agreement amongst the board on how to proceed.
e. Cousin Edy’s.
i. A townhouse proposal for the site is coming.
f. Lada Dealership.
i. A Vancouver developer now owns the site, and a “Vancouver-style” development is expected.
g. Small infill Housing.
i. Alternative zoning changes are to restrict width of driveways, remove requirement to have parking at some.
h. There was some discussion as to how to proceed with future planning committee updates. It was agreed that a brief summary would be given for approval by the board. In situation of time constraints, the DCA planning committee was given the right to send off materials.
5) Transportation Committee Meeting Update
a. The committee did not meet.
6) City Centre Coalition Update
a. Ida Henderson updated
i. That the Western LRT route decision will come after the provincial election.
ii. Meetings are now the last Wednesday of the month.
iii. The Island Park representative suggested querying safety and transit studies. They are currently funded by the developers, which is a conflict of interest. Asked why the city does not currently contract them.
1. the city currently peer reviews them.
2. Holmes agreed that there is a conflict.
b. PPRA update
i. OC Transpo has closed of the Prince of Wales bridge, posted guards.
1. the rationale for action had something to do with transport Canada regulations for unfenced railways.
ii. There was complaint that the north end of preston has been closed again.
1. there is a plan to start remediating the soil there, with the access route going to be there.
2. a path should be built from the bridge to Bayview station.
7) Bronson Reconstruction update
a. David Seaborn indicated that the Public Advisory Committee went well.
8) Commemorating famous residents by naming intersections as squares
a. Eric Darwin proposed that we name some intersections after local notables.
i. Used example of Larry Robillard, who was a WWII war hero that lived on Elm St.
ii. There was some discussion, and it was agreed that the space committee will work on it.
9) Councillors Update:
a. Diane Holmes indicated:
i. That 6 new trains have been purchased for the O-train, will come in 2014
ii. That the draft budget will be tabled with Council on October 26th.
iii. She is concerned about the direction of Preston street, with Little Italy having tried for years to maintain its flavor. She thinks tall buildings at the foot will make the street less welcoming, more difficult for people to come up Preston. There is a risk of it becoming a canyon.
iv. Must try to stop it now with the first one.
Meeting Adjourned.
Sunday, October 16, 2011
801 Albert Street, proposed development
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
16 October 2011
Councillor Diane Holmes, City of Ottawa
Cc: Jeff Polowin, Hill & Knowlton
Councilor Katherine Hobbs
Dear Councillor,
Re: Re-Zoning of 801 Wellington St.
On Sept. 20 ’11, representatives of the Dalhousie and Hintonburg Community Associations were given a presentation of perspectives and other drawings of office towers for the 801 Wellington site opposite Bayview Station. The developer did not leave any documents with us. There was no assurance that any resultant buildings would look like what was presented. We were merely being informed that this was the basis of a re-zoning request which would eliminate the existing 1.5 FSI, allow 196, 184 and 95m heights ASL, and drastically reduce commercial parking requirements. Some shadow studies were later submitted electronically.
Site Planning:
A preliminary review indicates that the principal pedestrian and vehicle circulation and connectivity issues of the site have been met including views through the streets foreseen in the draft CDP, except that the gap between the two tall towers should be accessible around the clock.
Section 37:
The proponent committed to partial funding of a Wellington St. footbridge over the O-train, connected by a sidewalk and shared driveway/path along the south side of the site. We did not think anything else of significant was being provided that wouldn’t be required under the usual requirements of the OP. Replacing sewers is not a community benefit.
Mixed-use Centre:
As per the OP, Mixed-use Centres should be characterized by a broad variety of uses. In our view a significant residential component is essential in such a large development to insure the area is not dead after 5pm. Accordingly, at least 1/3 of the FSI should be residential. Thus the FSI should not be eliminated. Rather a max. FSI for commercial and a minimum FSI for residential should be applied. The great expanse of non-residential use between north Hintonburg and Walnut Court needs to be linked with some residential. A mixed use project will better contribute to knitting the communities together.
We support a “Mainstreet” style connectivity between northwest Dalhousie and north Hintonburg. This will require considerable care to ensure that Albert does not continue to be a speedway in this area.
Shadowing:
Studies were only forwarded for 10, 12 and 2 o’clock. Other shadow studies were requested but not yet provided. We would like a shadow study that instead of focussing on the new buildings, focuses on when and for how long the adjacent residences will be shadowed. The total FSI proposed should be less than 8.0 to reduce excessive shadowing.
Parking:
The requested reduction in commercial parking might just be sufficient in such proximity to a LRT station, but we have seen no parking study that backs this up. The possible impact on the nearby residential communities could be severe.
And there is no provision for residential parking, even though some non-office uses, such as residences or a hotel, were mentioned by the proponent. More parking needs to be incorporated into the development to accommodate a residential component. There will be no means to do so later.
All exterior parking should be short term only or the support uses will not function. Indeed, we favour most of the interior parking also being short term rather than monthly. Once it is monthly-only parking, the neighbourhood will be plagued by day parkers.
Compensating bicycle parking is required since vehicle parking is so reduced. We would like to see the bike parking facilitiy on the west side elaborated.
Design Review:
The proponents claim exemption from Design Review. Design review should be a condition of any re-zoning of such a prominent site.
Conclusion:
This proposal is not yet ready to proceed to a re-zoning in its present form.
Yours truly,
Eric Darwin, President
DALHOUSIE COMMUNITY ASSOCIATION
cc: Alain Miguelez, Planning & Growth Mgmt. Dept.
Randolf Wang, Planning & Growth Mgmt. Dept.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
16 October 2011
Councillor Diane Holmes, City of Ottawa
Cc: Jeff Polowin, Hill & Knowlton
Councilor Katherine Hobbs
Dear Councillor,
Re: Re-Zoning of 801 Wellington St.
On Sept. 20 ’11, representatives of the Dalhousie and Hintonburg Community Associations were given a presentation of perspectives and other drawings of office towers for the 801 Wellington site opposite Bayview Station. The developer did not leave any documents with us. There was no assurance that any resultant buildings would look like what was presented. We were merely being informed that this was the basis of a re-zoning request which would eliminate the existing 1.5 FSI, allow 196, 184 and 95m heights ASL, and drastically reduce commercial parking requirements. Some shadow studies were later submitted electronically.
Site Planning:
A preliminary review indicates that the principal pedestrian and vehicle circulation and connectivity issues of the site have been met including views through the streets foreseen in the draft CDP, except that the gap between the two tall towers should be accessible around the clock.
Section 37:
The proponent committed to partial funding of a Wellington St. footbridge over the O-train, connected by a sidewalk and shared driveway/path along the south side of the site. We did not think anything else of significant was being provided that wouldn’t be required under the usual requirements of the OP. Replacing sewers is not a community benefit.
Mixed-use Centre:
As per the OP, Mixed-use Centres should be characterized by a broad variety of uses. In our view a significant residential component is essential in such a large development to insure the area is not dead after 5pm. Accordingly, at least 1/3 of the FSI should be residential. Thus the FSI should not be eliminated. Rather a max. FSI for commercial and a minimum FSI for residential should be applied. The great expanse of non-residential use between north Hintonburg and Walnut Court needs to be linked with some residential. A mixed use project will better contribute to knitting the communities together.
We support a “Mainstreet” style connectivity between northwest Dalhousie and north Hintonburg. This will require considerable care to ensure that Albert does not continue to be a speedway in this area.
Shadowing:
Studies were only forwarded for 10, 12 and 2 o’clock. Other shadow studies were requested but not yet provided. We would like a shadow study that instead of focussing on the new buildings, focuses on when and for how long the adjacent residences will be shadowed. The total FSI proposed should be less than 8.0 to reduce excessive shadowing.
Parking:
The requested reduction in commercial parking might just be sufficient in such proximity to a LRT station, but we have seen no parking study that backs this up. The possible impact on the nearby residential communities could be severe.
And there is no provision for residential parking, even though some non-office uses, such as residences or a hotel, were mentioned by the proponent. More parking needs to be incorporated into the development to accommodate a residential component. There will be no means to do so later.
All exterior parking should be short term only or the support uses will not function. Indeed, we favour most of the interior parking also being short term rather than monthly. Once it is monthly-only parking, the neighbourhood will be plagued by day parkers.
Compensating bicycle parking is required since vehicle parking is so reduced. We would like to see the bike parking facilitiy on the west side elaborated.
Design Review:
The proponents claim exemption from Design Review. Design review should be a condition of any re-zoning of such a prominent site.
Conclusion:
This proposal is not yet ready to proceed to a re-zoning in its present form.
Yours truly,
Eric Darwin, President
DALHOUSIE COMMUNITY ASSOCIATION
cc: Alain Miguelez, Planning & Growth Mgmt. Dept.
Randolf Wang, Planning & Growth Mgmt. Dept.
DCA Sept Meeting
DCA meeting, September 7, 2011
Present: Don McMaster, Craig Haynes, David Seaborn, Ida Henderson, Michael Hatfield, Maija Kagis, Archie Campbell, Eric Darwin, Charles Akben-Marchand, Mike Powel, Zsofia Orosz
Guests: Mark Barszjewski, Connie Brian, Pat Deacon, Pamela Connolly, Stephanie Strudwick, Pat Shair, Diane Holmes
Minutes of July meeting. Motion to adopt moved by Archie, seconded by Eric. It was noted that some Word documents circulated could not be opened by all.
New agenda items
1) Cousin Edy's Garage; 2) update from safety committee (under public safety); 3) proposed change to City policy on court fees; 4) 62 Bell St (illegal rooming house)
Transportation committee
In June, committee members met with staff about Bronson related to the trial of a road diet. No feedback has been received from traffic dept. manager Mr. Manconi, the pilot is for 2012 summer unless they start reconstructing before. There is a PAC meting on September 22 at 6:30 at Bronson Centre. There is now an artist, Adrian Gollner, in charge of identifying possible locations for art, he would like to meet with the DCA.
O-Train station at Gladstone: council is proceeding with a study of doubling the frequency of the train so more passing tracks are needed at a location close to the planned Gladstone station. At Councilor Hobb’s motion, Council's Transportation Cte will look at the option of actually constructing the station now.
O-Train bikepass and tunnel: the tunnel is in under Somerset, it will be closed up till next year when we are hoping to have the path put in. The preference is for a longer path rather than having extra staircases.
New configuration of Bayview lightrail station: the new alignment of train changed, now it will go under Queen. They also shrunk some of the stations to save money and fit alignment. Diane is organising a meeting with planners to ensure that there is better bike and pedestrian access to downtown around where the train goes underground around Lebreton Flats.
Development committee
Balsam/Rochester: Fanto is proposing 23 3&4 storey townhouses, with rooftop decks, garages. Most of them will face a crescent, 2 will face Balsam. It is advertised as family living but the fear is that kids will end up playing on the crescent. Another concern is that all the townhouses have windows on two ends, they go up to 4 feet from the property line and thus they overlook the neighbour. City is studying the plans, they are disagreeing with the proponent about some elements. The plans are going to Committee of Adjustment next week. DCA has sent a letter already, will resend to planner to reiterate concerns. Moved by David, seconded by Archie.
Booth/Somerset condo: the site is zoned for 5 storeys, they are proposing 7 as it had to be moved back from Booth Street side. They are also seeking reduced setbacks. The units are now smaller and more numerous. There is not enough parking (11 spaces for 55 units, all surface in the back, 2 for Virtucar) so cash in lieu payment will be made. Concerns were raised about the impact of this on local streets. Only surface parking. Site plan application is to be looked at by DCA development cte to get together comments for cte of adjustment which will be circulated electronically.
Chinese Alliance Church expansion on Bell Street: a group of neighbours learned about the plans only via the posted sign – until then they had not heard about this development from the City or the Church. Others further down Bell had received a notice in their mailbox and there were neighbours in attendance at the community meeting organised by the church. Current plans include only underground parking with access to parking off church's parking lot, there are newly added residential units on Bell as part of the recreational centre (another church hall). The neighbours are concerned about the project, particularly the shadowing from the apartment units. It was the DCA that requested that they include residential elements to maintain the
feel of the street, but the proposed 2 3-storey b 34 feet tall buildings (2 apartments on each floor) is not in keeping with the spaceous feeling of the street. The neighbour's preference would be to have a narrower building, pushed back and green space instead of apartments. However it is not clear whether the pedestrian entrance (and consequently the drop off) will be on Bell or if the door in the new building would be only a fire-exit.
This expansion can be viewed as desirable since new recreational space is being built. If the plans are not going ahead, the church might move (would this affect Somerset small businesses?), another church might buy the building or there could be more residential redevelopments. Ultimately, the neighbours and the DCA want the expansion to fit in with the style and architecture of the street. While it is appreciated that revised plans incorporate residential units, the resulting resulting massing of the building overwhelms the street and not in keeping with the neighbouring residents. In addition, it was noted that the developer's rendering did not correctly reflect the height of the proposal so the city should stop the application till the correction has been made. Both the DCA (to be drafted by the development cte) and the residents will share comments before sending it in to the planners.
Soho Italia: nothing new to report, they have applied for rezoning,
Establishing regular meeting dates for development cte: last Wednesday, 5:30, Raw Sugar Cafe
Somerset reconstruction update: West from Preston is advancing well, though it would not meet the target date of September 8. The Chinatown BIA now wants underground wiring for lights, though the price will probably prove prohibitive.
Cousin Eddy's garage
The Safety cte raised concerns (kids sneaking in, old tires, semi-burnt out house), bylaw and Dianes office are now involved. The site has been cleared up, trees cut down, graffiti was removed. They claim that next year they are building on the site.
62-64 Bell Street
The building was destroyed in a 2010 fire. While it had been owner occupied it was reasonable, later it was turned into a rooming house. There are currently people living in upper units illegally, the owner has no permit to run a rooming house. Diane has sent info to staff. Neighbours have to continue to call in complaints to 311 as there had been only a few in the last 3 months. Number of calls were higher prior to the fire. This will be discussed at next problem address meeting, Neighbours should also contact community police officer Andrew Milton
City policy change
The DCA will send a letter to all councilors to oppose the reversal of the city policy that prevents the city from reclaiming legal fees from community groups that take the city to court. Moved by Ida, seconded by David. Ida will circulate the draft.
Councillor's update
Piazza Dante reconstruction is going well, there will be more money for parks: Primrose Park (meeting in mid-October with neighbours), Chaudiere park (separate meeting) and also land to be bought for new parks.
Below grade clearance is on the way from Hydro for the Bambino statues on the corner of Gladstone/Preston, they may go up next year.
Provincial elections
There will be an all candidates' meeting on Sept 21, 7-9:30, at Kent and Florence Chinese Community Service Centre.
The meeting adjourned at 9.
Present: Don McMaster, Craig Haynes, David Seaborn, Ida Henderson, Michael Hatfield, Maija Kagis, Archie Campbell, Eric Darwin, Charles Akben-Marchand, Mike Powel, Zsofia Orosz
Guests: Mark Barszjewski, Connie Brian, Pat Deacon, Pamela Connolly, Stephanie Strudwick, Pat Shair, Diane Holmes
Minutes of July meeting. Motion to adopt moved by Archie, seconded by Eric. It was noted that some Word documents circulated could not be opened by all.
New agenda items
1) Cousin Edy's Garage; 2) update from safety committee (under public safety); 3) proposed change to City policy on court fees; 4) 62 Bell St (illegal rooming house)
Transportation committee
In June, committee members met with staff about Bronson related to the trial of a road diet. No feedback has been received from traffic dept. manager Mr. Manconi, the pilot is for 2012 summer unless they start reconstructing before. There is a PAC meting on September 22 at 6:30 at Bronson Centre. There is now an artist, Adrian Gollner, in charge of identifying possible locations for art, he would like to meet with the DCA.
O-Train station at Gladstone: council is proceeding with a study of doubling the frequency of the train so more passing tracks are needed at a location close to the planned Gladstone station. At Councilor Hobb’s motion, Council's Transportation Cte will look at the option of actually constructing the station now.
O-Train bikepass and tunnel: the tunnel is in under Somerset, it will be closed up till next year when we are hoping to have the path put in. The preference is for a longer path rather than having extra staircases.
New configuration of Bayview lightrail station: the new alignment of train changed, now it will go under Queen. They also shrunk some of the stations to save money and fit alignment. Diane is organising a meeting with planners to ensure that there is better bike and pedestrian access to downtown around where the train goes underground around Lebreton Flats.
Development committee
Balsam/Rochester: Fanto is proposing 23 3&4 storey townhouses, with rooftop decks, garages. Most of them will face a crescent, 2 will face Balsam. It is advertised as family living but the fear is that kids will end up playing on the crescent. Another concern is that all the townhouses have windows on two ends, they go up to 4 feet from the property line and thus they overlook the neighbour. City is studying the plans, they are disagreeing with the proponent about some elements. The plans are going to Committee of Adjustment next week. DCA has sent a letter already, will resend to planner to reiterate concerns. Moved by David, seconded by Archie.
Booth/Somerset condo: the site is zoned for 5 storeys, they are proposing 7 as it had to be moved back from Booth Street side. They are also seeking reduced setbacks. The units are now smaller and more numerous. There is not enough parking (11 spaces for 55 units, all surface in the back, 2 for Virtucar) so cash in lieu payment will be made. Concerns were raised about the impact of this on local streets. Only surface parking. Site plan application is to be looked at by DCA development cte to get together comments for cte of adjustment which will be circulated electronically.
Chinese Alliance Church expansion on Bell Street: a group of neighbours learned about the plans only via the posted sign – until then they had not heard about this development from the City or the Church. Others further down Bell had received a notice in their mailbox and there were neighbours in attendance at the community meeting organised by the church. Current plans include only underground parking with access to parking off church's parking lot, there are newly added residential units on Bell as part of the recreational centre (another church hall). The neighbours are concerned about the project, particularly the shadowing from the apartment units. It was the DCA that requested that they include residential elements to maintain the
feel of the street, but the proposed 2 3-storey b 34 feet tall buildings (2 apartments on each floor) is not in keeping with the spaceous feeling of the street. The neighbour's preference would be to have a narrower building, pushed back and green space instead of apartments. However it is not clear whether the pedestrian entrance (and consequently the drop off) will be on Bell or if the door in the new building would be only a fire-exit.
This expansion can be viewed as desirable since new recreational space is being built. If the plans are not going ahead, the church might move (would this affect Somerset small businesses?), another church might buy the building or there could be more residential redevelopments. Ultimately, the neighbours and the DCA want the expansion to fit in with the style and architecture of the street. While it is appreciated that revised plans incorporate residential units, the resulting resulting massing of the building overwhelms the street and not in keeping with the neighbouring residents. In addition, it was noted that the developer's rendering did not correctly reflect the height of the proposal so the city should stop the application till the correction has been made. Both the DCA (to be drafted by the development cte) and the residents will share comments before sending it in to the planners.
Soho Italia: nothing new to report, they have applied for rezoning,
Establishing regular meeting dates for development cte: last Wednesday, 5:30, Raw Sugar Cafe
Somerset reconstruction update: West from Preston is advancing well, though it would not meet the target date of September 8. The Chinatown BIA now wants underground wiring for lights, though the price will probably prove prohibitive.
Cousin Eddy's garage
The Safety cte raised concerns (kids sneaking in, old tires, semi-burnt out house), bylaw and Dianes office are now involved. The site has been cleared up, trees cut down, graffiti was removed. They claim that next year they are building on the site.
62-64 Bell Street
The building was destroyed in a 2010 fire. While it had been owner occupied it was reasonable, later it was turned into a rooming house. There are currently people living in upper units illegally, the owner has no permit to run a rooming house. Diane has sent info to staff. Neighbours have to continue to call in complaints to 311 as there had been only a few in the last 3 months. Number of calls were higher prior to the fire. This will be discussed at next problem address meeting, Neighbours should also contact community police officer Andrew Milton
City policy change
The DCA will send a letter to all councilors to oppose the reversal of the city policy that prevents the city from reclaiming legal fees from community groups that take the city to court. Moved by Ida, seconded by David. Ida will circulate the draft.
Councillor's update
Piazza Dante reconstruction is going well, there will be more money for parks: Primrose Park (meeting in mid-October with neighbours), Chaudiere park (separate meeting) and also land to be bought for new parks.
Below grade clearance is on the way from Hydro for the Bambino statues on the corner of Gladstone/Preston, they may go up next year.
Provincial elections
There will be an all candidates' meeting on Sept 21, 7-9:30, at Kent and Florence Chinese Community Service Centre.
The meeting adjourned at 9.
Wednesday, October 12, 2011
Letter to Paul Dewar, MP, re NCC's closed gate
12 October 2011
Mr Paul Dewar, MP
Re Popular Preston Extension route closed by NCC
We would like to bring to your attention the recent unilateral closure by the NCC of the Preston “extension”. This paved route, a former NCC road, has been used by the community since the transitway opened in the early 1980’s, as it is the nearest and safest community access to the Ottawa River parklands and bikepaths. It is a popular route, used by hundreds daily.
The alternative routes are simply horrible: via Booth Street, a busy, unpleasant road that is much further from the River, and slated to undergo several years of major reconstruction ; or via Albert to Bayview, which unfortunately takes cyclists and pedestrians along one of the most unpleasant and ill-suited bits of road in the City, where Albert goes over the O-Train, and thence along the creepily deserted Bayview Road to the River.
Please inform Madame Chairman Lemay that she does have alternatives.
One, is to keep the current route open, like it has been for 30 years, until the very last day when heavy construction equipment shows up on the Flats to do something. At the present rate, this could be years away.
Second, restrict Flats remediation to be from the east side of the Extension over to Booth, rather than from the centerline of the Extension. Constructing a simple chain link fence down the east side of the extension could keep it open for another decade, while the Flats are remediated and maybe even built upon. Safe and legal truck access to the area to be worked can be had from Old Wellington, or Broad Street.
Third, insist that the NCC compensate the community for the loss of its direct River access by providing an alternative route, albeit an inferior and much less direct one. The City is constructing the O-Train corridor path from Gladstone to Bayview Station in 2012. The NCC could build their section from Bayview Station to the ORP. And they should do it in the early spring of 2012, not in December! And keep the old Preston Extension route in service until the new path is opened.
Thank you for listening to our concerns. We look forward to some action to re-open our access to the NCC lands.
Sincerely,
Eric Darwin.
Mr Paul Dewar, MP
Re Popular Preston Extension route closed by NCC
We would like to bring to your attention the recent unilateral closure by the NCC of the Preston “extension”. This paved route, a former NCC road, has been used by the community since the transitway opened in the early 1980’s, as it is the nearest and safest community access to the Ottawa River parklands and bikepaths. It is a popular route, used by hundreds daily.
The alternative routes are simply horrible: via Booth Street, a busy, unpleasant road that is much further from the River, and slated to undergo several years of major reconstruction ; or via Albert to Bayview, which unfortunately takes cyclists and pedestrians along one of the most unpleasant and ill-suited bits of road in the City, where Albert goes over the O-Train, and thence along the creepily deserted Bayview Road to the River.
Please inform Madame Chairman Lemay that she does have alternatives.
One, is to keep the current route open, like it has been for 30 years, until the very last day when heavy construction equipment shows up on the Flats to do something. At the present rate, this could be years away.
Second, restrict Flats remediation to be from the east side of the Extension over to Booth, rather than from the centerline of the Extension. Constructing a simple chain link fence down the east side of the extension could keep it open for another decade, while the Flats are remediated and maybe even built upon. Safe and legal truck access to the area to be worked can be had from Old Wellington, or Broad Street.
Third, insist that the NCC compensate the community for the loss of its direct River access by providing an alternative route, albeit an inferior and much less direct one. The City is constructing the O-Train corridor path from Gladstone to Bayview Station in 2012. The NCC could build their section from Bayview Station to the ORP. And they should do it in the early spring of 2012, not in December! And keep the old Preston Extension route in service until the new path is opened.
Thank you for listening to our concerns. We look forward to some action to re-open our access to the NCC lands.
Sincerely,
Eric Darwin.
Letter to NCC re Preston extension
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1 .
Eric Darwin, President
Marie Lemay
Chair, NCC “Madame Chairman
Unlock this gate!”
Re Preston Street extension & LeBreton remediation plans
We note with a great deal of horror that the NCC has closed off the gate whereby hundreds of local residents access NCC bike paths and parklands from the north end of Preston Street (at Albert).
I would like to remind you that this is the nearest and safest point of access for the whole community to the NCC lands. Alternative routes, such as via Booth Street or Albert-to-Bayview are extraordinarily unattractive alternatives. I invite you to cycle along Albert over the O-Train, or Booth northwards from Albert, and tell us that you think these are fine alternatives to the NCC’s 30-year-old off-road wide paved path north of Preston that leads to a legal crosswalk over the transitway and then, via stonedust and asphalt paths, to various NCC amenities that justifiably make Ottawa so attractive. Alternative routes are way longer and on high speed, high volume roads with sub-standard sidewalks and absent any cycling facilities.
Madame Chairman, unlock this gate! Re-open that path!
We do, of course, understand that someday some construction work may take place on the north side of Albert. When that day comes, close the route, if you must, but only at the last minute when heavy equipment is on site. But do consider alternative means: why not keep this route open by putting a new fence along the east side of the Extension, and remediate from there to Booth, accessing the site from Old Wellington or Broad?
And Madame chairman, please accelerate NCC funding for the only partially attractive and viable alternative to the Preston Extension route, which is the ORP to Bayview Station pathway, to join the City of Ottawa’s Bayview to Gladstone path along the O-Train being constructed in 2012.
Sincerely,
Eric Darwin.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1 .
Eric Darwin, President
Marie Lemay
Chair, NCC “Madame Chairman
Unlock this gate!”
Re Preston Street extension & LeBreton remediation plans
We note with a great deal of horror that the NCC has closed off the gate whereby hundreds of local residents access NCC bike paths and parklands from the north end of Preston Street (at Albert).
I would like to remind you that this is the nearest and safest point of access for the whole community to the NCC lands. Alternative routes, such as via Booth Street or Albert-to-Bayview are extraordinarily unattractive alternatives. I invite you to cycle along Albert over the O-Train, or Booth northwards from Albert, and tell us that you think these are fine alternatives to the NCC’s 30-year-old off-road wide paved path north of Preston that leads to a legal crosswalk over the transitway and then, via stonedust and asphalt paths, to various NCC amenities that justifiably make Ottawa so attractive. Alternative routes are way longer and on high speed, high volume roads with sub-standard sidewalks and absent any cycling facilities.
Madame Chairman, unlock this gate! Re-open that path!
We do, of course, understand that someday some construction work may take place on the north side of Albert. When that day comes, close the route, if you must, but only at the last minute when heavy equipment is on site. But do consider alternative means: why not keep this route open by putting a new fence along the east side of the Extension, and remediate from there to Booth, accessing the site from Old Wellington or Broad?
And Madame chairman, please accelerate NCC funding for the only partially attractive and viable alternative to the Preston Extension route, which is the ORP to Bayview Station pathway, to join the City of Ottawa’s Bayview to Gladstone path along the O-Train being constructed in 2012.
Sincerely,
Eric Darwin.
Wednesday, September 21, 2011
317 Cambridge Street apt building
The proponent plans to demolish a pair of semi-detached homes that have been converted into a rooming house, and to construct a new apartment building with bachelor and one bedroom units. The exterior design is pleasing and the affordable units will meet a neighborhood need. The proponent has plans for the rehousing of all existing tennants. Adjacent property owners have been consulted.
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
September 21, 2011
Members, Committee of Adjustment,
City of Ottawa
cofa@ottawa.ca
Re: Application # D08-02-11\A-00310
317-319 Cambridge Street North
Dear members of Committee,
The proponent, Mr. Raymond Stern, met with representatives of the Dalhousie Community Association (DCA) on September 20th and presented his proposal for redevelopment of this site.
He is looking to demolish the existing building and replace it with a 4 storey, 25 unit apartment building.
The DCA has no objections to the variances sought in this application as it was presented to us.
Thank you in advance for consideration of our comments.
Most sincerely,
Eric Darwin, President, DCA.
c.c.: Councillor D. Holmes
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
September 21, 2011
Members, Committee of Adjustment,
City of Ottawa
cofa@ottawa.ca
Re: Application # D08-02-11\A-00310
317-319 Cambridge Street North
Dear members of Committee,
The proponent, Mr. Raymond Stern, met with representatives of the Dalhousie Community Association (DCA) on September 20th and presented his proposal for redevelopment of this site.
He is looking to demolish the existing building and replace it with a 4 storey, 25 unit apartment building.
The DCA has no objections to the variances sought in this application as it was presented to us.
Thank you in advance for consideration of our comments.
Most sincerely,
Eric Darwin, President, DCA.
c.c.: Councillor D. Holmes
Tuesday, September 6, 2011
Fall Meeting schedule
The DCA meets on the first Wednesday of each month.
There are meetings scheduled for Sept 7; Oct 5; Nov2; and Dec 7th.
Meetings start at 7pm. Starting this fall, we have a new room at the Dalhousie Community Centre, corner of Empress and Somerset St. We meet on the third floor, last room on the left.
Note that the December meeting is often rescheduled into a pay-as-you-go holiday dinner at a local restuarant.
There are meetings scheduled for Sept 7; Oct 5; Nov2; and Dec 7th.
Meetings start at 7pm. Starting this fall, we have a new room at the Dalhousie Community Centre, corner of Empress and Somerset St. We meet on the third floor, last room on the left.
Note that the December meeting is often rescheduled into a pay-as-you-go holiday dinner at a local restuarant.
Tuesday, August 30, 2011
Gladstone/Little Italy O-Train Station
On June 27 the DCA sent a letter to Councillors Holmes and Hobbs (since both abut the Otrain corridor) pointing out the merit of installing an O-train station near Gladstone Avenue in 2014 as part of the O-train expansion project. (you can read that letter by going back a few posts on this website).
Subsequently, Councillor Holmes wrote to a number of city bureaucrats pointing out the merits of examining a station there in 2014.
In August, Councillor Hobbs put forward a motion at Transportation Committee:
As you may know, the City is building a passing track just north of the future Gladstone Station on the O-Train line as part of the $59 million upgrade that will increase service from every 15 minutes to every 8 minutes. With the information on the cost of a study to use Gladstone Station as the passing track, I will work with my colleagues on council including Councillor Holmes to fund the study and the construction. During construction of the first phase of the LRT project the O-Train will serve as a major component of diverted Transitway service, which is part of the reason for moving ahead with this improvement ahead of the Transportation Masterplan schedule. The text of the inquiry follows. Council approved $59M on June 22nd to increase O-Train service from a 15 minute to 8 minute frequency, requiring an additional passing track, currently planned to be north of the proposed Gladstone Station. The city’s long term plan envisions an LRT station at Gladstone. What funds would be necessary for a study to calculate the benefits and cost of constructing Gladstone Station as part of this project? In particular, such a study would seek to see what cost savings could be realized by building the passing track and station as one project, and what tax revenues can be gained from earlier redevelopment as per the Carling-Bayview LRT CDP at Gladstone Station. In addition, such a study would comment on the feasibility of adding the station to the work plan, and any impact of the construction on operability of the O-Train.
The DCA is pleased with the efforts by both Councillors to push this item forward. Our neighborhoods won't see improvements if we simply wait for the bureaucracy to offer us something. Instead, we have to push our agenda forward. This includes intensification along the O-Train corridor and better O-Train service.
Subsequently, Councillor Holmes wrote to a number of city bureaucrats pointing out the merits of examining a station there in 2014.
In August, Councillor Hobbs put forward a motion at Transportation Committee:
As you may know, the City is building a passing track just north of the future Gladstone Station on the O-Train line as part of the $59 million upgrade that will increase service from every 15 minutes to every 8 minutes. With the information on the cost of a study to use Gladstone Station as the passing track, I will work with my colleagues on council including Councillor Holmes to fund the study and the construction. During construction of the first phase of the LRT project the O-Train will serve as a major component of diverted Transitway service, which is part of the reason for moving ahead with this improvement ahead of the Transportation Masterplan schedule. The text of the inquiry follows. Council approved $59M on June 22nd to increase O-Train service from a 15 minute to 8 minute frequency, requiring an additional passing track, currently planned to be north of the proposed Gladstone Station. The city’s long term plan envisions an LRT station at Gladstone. What funds would be necessary for a study to calculate the benefits and cost of constructing Gladstone Station as part of this project? In particular, such a study would seek to see what cost savings could be realized by building the passing track and station as one project, and what tax revenues can be gained from earlier redevelopment as per the Carling-Bayview LRT CDP at Gladstone Station. In addition, such a study would comment on the feasibility of adding the station to the work plan, and any impact of the construction on operability of the O-Train.
The DCA is pleased with the efforts by both Councillors to push this item forward. Our neighborhoods won't see improvements if we simply wait for the bureaucracy to offer us something. Instead, we have to push our agenda forward. This includes intensification along the O-Train corridor and better O-Train service.
Thursday, August 11, 2011
500 Preston (Soho Italia)
The City will shortly be considering the rezoning of 500 Preston Street to permit a 35 storey condo tower occupying the entire lot at the corner of Preston and Sydney. Here is our input to the city consultation process:
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1 11 August 2011
Eric Darwin, President
Planning and Growth Management Dept
Attn D.Bridgewater
Re: the Soho Italia proposal by Starwood Mastercraft, 500 Preston Street
The Dalhousie Community Association (DCA) has discussed this project, met with the proponents, and unanimously agreed that it is objectionable on numerous grounds.
Firstly, the City is supposed to plan for its future using an Official Plan, supported by lower level plans. Neither the OP nor the CDP for the area call for high rises at the south end of Preston Street. Indeed, the zoning for the Carling and O-Train corridors was recently revised by the City as part of the CDP. And the CDP itself is still ongoing, a work in progress. Surely the correct planning procedure would be for the developer to request an amendment to the OP or similar neighborhood wide rezoning if they desire to promote a “Vancouver style” collection of tall condo towers. Instead, they are asking for a one-off rezoning, which will unleash speculation frenzy in this area. Lacking a persuasive case for spot rezoning, the City must maintain its current zoning for the area and entertain rezoning only through its normal neighborhood planning procedures.
Second, the proposal for a 35 storey tower built right up to the very edges of the sidewalk with no setbacks (indeed, the proponent calls for his building to overhang the public sidewalk) is totally contradictory to the Traditional Mainstreet designation in the OP and zoning, as well as the intent and letter of the on-going Bayview-Carling CDP. What is the purpose of gathering the citizens and land owners and planners together for multi-year planning processes if everything can be overturned based on the lobbying of a single developer? (Recall too that this site was spot rezoned from six to 20+ stories just a few years ago). The City has seen numerous challenges to its planning process in recent years. Public confidence has been shaken about the validity of the strategic planning process and its results. Approving such a drastic challenge to the planning process will further destroy the City’s reputation.
We have not yet found a planner to support the idea that a 350’ wall rising straight up from the sidewalk edge constitutes good mainstreet development.
Third, the proposal for the tallest building in Ottawa needs to be assessed in a neighborhood context, not just as a one-site anomaly. What will the impact of this -- and other -- tall buildings be on the pedestrian environment, sidewalk patios, and two-storey traditional homes immediately adjacent the site? What will be the impact of these buildings on on-street parking for the restaurant trade? We note that the balconies of the proposed Soho Italia building extend to within 12” of the lot line; how then will adjacent lots be developable? Note that this community association is not opposed to high rise developments per se. We support intensification, especially along transit corridors, and for the conversion of brownfields to urban mixed-use spaces. Just because Starwood is a late-comer to the Ottawa condo market does not mean the city must inappropriately upzone lands or trash its neighborhood plans for the developer. Neighborhoods last forever, developers come and go. Will Council go for short-term buzz or leave a legacy of long-term vital neighborhoods?
Fourth, the City’s intensification goals can be reached by building within its current planned growth areas. The proposed 35 storey tower is merely the equivalent of 3 eight to ten storey mid-rise buildings, which are much more compatible with their neighbors and for which there is an abundance of appropriate lands. We question why the developer wants to build such a huge building on such a small lot in an area not zoned for that.
We urge our City to show resilience and support for the OP strategic and neighborhood planning processes. This development proposal by Starwood is very high profile. It will be watched closely. The proponent’s planning rationale is sufficiently broad as to be applicable to any and every current and future rapid transit corridor. While approval of this Soho Italia project will not establish a de jure precedent for intensification, it will certainly be a de facto one.
The City’s decision will send a clear message to citizens, associations, and developers.
Does the City jump to rezone at the behest of developers, or does it plan for a rational city that works for all citizens?
Send this project back to the drawing boards. A better building is desirable and viable.
Eric Darwin
President
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1 11 August 2011
Eric Darwin, President
Planning and Growth Management Dept
Attn D.Bridgewater
Re: the Soho Italia proposal by Starwood Mastercraft, 500 Preston Street
The Dalhousie Community Association (DCA) has discussed this project, met with the proponents, and unanimously agreed that it is objectionable on numerous grounds.
Firstly, the City is supposed to plan for its future using an Official Plan, supported by lower level plans. Neither the OP nor the CDP for the area call for high rises at the south end of Preston Street. Indeed, the zoning for the Carling and O-Train corridors was recently revised by the City as part of the CDP. And the CDP itself is still ongoing, a work in progress. Surely the correct planning procedure would be for the developer to request an amendment to the OP or similar neighborhood wide rezoning if they desire to promote a “Vancouver style” collection of tall condo towers. Instead, they are asking for a one-off rezoning, which will unleash speculation frenzy in this area. Lacking a persuasive case for spot rezoning, the City must maintain its current zoning for the area and entertain rezoning only through its normal neighborhood planning procedures.
Second, the proposal for a 35 storey tower built right up to the very edges of the sidewalk with no setbacks (indeed, the proponent calls for his building to overhang the public sidewalk) is totally contradictory to the Traditional Mainstreet designation in the OP and zoning, as well as the intent and letter of the on-going Bayview-Carling CDP. What is the purpose of gathering the citizens and land owners and planners together for multi-year planning processes if everything can be overturned based on the lobbying of a single developer? (Recall too that this site was spot rezoned from six to 20+ stories just a few years ago). The City has seen numerous challenges to its planning process in recent years. Public confidence has been shaken about the validity of the strategic planning process and its results. Approving such a drastic challenge to the planning process will further destroy the City’s reputation.
We have not yet found a planner to support the idea that a 350’ wall rising straight up from the sidewalk edge constitutes good mainstreet development.
Third, the proposal for the tallest building in Ottawa needs to be assessed in a neighborhood context, not just as a one-site anomaly. What will the impact of this -- and other -- tall buildings be on the pedestrian environment, sidewalk patios, and two-storey traditional homes immediately adjacent the site? What will be the impact of these buildings on on-street parking for the restaurant trade? We note that the balconies of the proposed Soho Italia building extend to within 12” of the lot line; how then will adjacent lots be developable? Note that this community association is not opposed to high rise developments per se. We support intensification, especially along transit corridors, and for the conversion of brownfields to urban mixed-use spaces. Just because Starwood is a late-comer to the Ottawa condo market does not mean the city must inappropriately upzone lands or trash its neighborhood plans for the developer. Neighborhoods last forever, developers come and go. Will Council go for short-term buzz or leave a legacy of long-term vital neighborhoods?
Fourth, the City’s intensification goals can be reached by building within its current planned growth areas. The proposed 35 storey tower is merely the equivalent of 3 eight to ten storey mid-rise buildings, which are much more compatible with their neighbors and for which there is an abundance of appropriate lands. We question why the developer wants to build such a huge building on such a small lot in an area not zoned for that.
We urge our City to show resilience and support for the OP strategic and neighborhood planning processes. This development proposal by Starwood is very high profile. It will be watched closely. The proponent’s planning rationale is sufficiently broad as to be applicable to any and every current and future rapid transit corridor. While approval of this Soho Italia project will not establish a de jure precedent for intensification, it will certainly be a de facto one.
The City’s decision will send a clear message to citizens, associations, and developers.
Does the City jump to rezone at the behest of developers, or does it plan for a rational city that works for all citizens?
Send this project back to the drawing boards. A better building is desirable and viable.
Eric Darwin
President
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