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
Monday, January 16, 2012
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.
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.
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
Tuesday, August 2, 2011
No August Meeting
The Association does not normally hold a meeting in August, accordingly there will not be a meeting August 3rd.
The Board continues to be involved in community affairs during August. Current issues include 500 Preston (Soho Italia) rezoning to permit a 35 storey condo; the lack of information regarding the Rocherster/Balsam site (23 townhouses); the LRT stations, Devonshire School park/parking, Somerset reconstruction, etc.
The next regularly scheduled meeting is Sept 7th, 2011.
The Board continues to be involved in community affairs during August. Current issues include 500 Preston (Soho Italia) rezoning to permit a 35 storey condo; the lack of information regarding the Rocherster/Balsam site (23 townhouses); the LRT stations, Devonshire School park/parking, Somerset reconstruction, etc.
The next regularly scheduled meeting is Sept 7th, 2011.
Sunday, July 10, 2011
Letter opposing more parking lots south of Gladstone
The Polish church on Louisa is planning to expand to the east, with a nice addition to the property. They are also asking to rezone a house across the street to permit it to be used as a parking lot. That entire block is under assault, with residential uses being squeezed out in favour of unlandscaped parking lots.
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
11 July, 2011
Doug Bridgewater, City of Ottawa
Planning and Growth Management Dept.
Re: Zoning By-Law Amendment Proposal: 27 Louisa St.
Dear Sir,
Apologies for this late reply, but there has been no sign on the site and no notification until this week due to the Postal disruptions.
The Dalhousie Community Association is aware of the separate planning application for a proposed addition to the church building, and support that. However, we are opposed to this parking re-zoning for the following reasons:
• Using a residential as a parking lot is not in conformity with the purposes of the R4 zoning. Nor is it conducive to redevelopment and intensification of this and adjacent lots.
• Parking lots are detrimental to achieving sound low-rise residential neighbourhoods and have negative impact on nearby residential lots.
• The church already has a parking lot and will be adding 3 more spaces at their new addition. Half a dozen parking spaces is not going to significantly affect the parking demand created by church functions.
• In the past the church has sought to demolish the existing duplex and pave the entire lot. This application could be merely the first step towards realizing that goal.
• Permitting this application may create a moral precedent for the further erosion of this neighbourhood. We note that several other lots have already been turned into parking lots, reducing the viability of the remaining houses, and that this block is continually suffering attempts to expand parking lots. We do not want to encourage block busting practices.
We note that this application is for 6 spaces, whereas less than 5 can be accommodated on site. We oppose the use of the city boulevard for parking – it should be landscaped. If this rezoning is approved, there will be a right to add 1 or 2 spaces in the grassed rear yard, reducing the liveability of the house.
In summary, we see minimal benefit to the rezoning and numerous drawbacks for the site and adjacent neighbourhood. We therefore recommend dismissal of this application.
Eric Darwin, President
Dalhousie Community Association
Cc: Councillor Diane Holmes
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
11 July, 2011
Doug Bridgewater, City of Ottawa
Planning and Growth Management Dept.
Re: Zoning By-Law Amendment Proposal: 27 Louisa St.
Dear Sir,
Apologies for this late reply, but there has been no sign on the site and no notification until this week due to the Postal disruptions.
The Dalhousie Community Association is aware of the separate planning application for a proposed addition to the church building, and support that. However, we are opposed to this parking re-zoning for the following reasons:
• Using a residential as a parking lot is not in conformity with the purposes of the R4 zoning. Nor is it conducive to redevelopment and intensification of this and adjacent lots.
• Parking lots are detrimental to achieving sound low-rise residential neighbourhoods and have negative impact on nearby residential lots.
• The church already has a parking lot and will be adding 3 more spaces at their new addition. Half a dozen parking spaces is not going to significantly affect the parking demand created by church functions.
• In the past the church has sought to demolish the existing duplex and pave the entire lot. This application could be merely the first step towards realizing that goal.
• Permitting this application may create a moral precedent for the further erosion of this neighbourhood. We note that several other lots have already been turned into parking lots, reducing the viability of the remaining houses, and that this block is continually suffering attempts to expand parking lots. We do not want to encourage block busting practices.
We note that this application is for 6 spaces, whereas less than 5 can be accommodated on site. We oppose the use of the city boulevard for parking – it should be landscaped. If this rezoning is approved, there will be a right to add 1 or 2 spaces in the grassed rear yard, reducing the liveability of the house.
In summary, we see minimal benefit to the rezoning and numerous drawbacks for the site and adjacent neighbourhood. We therefore recommend dismissal of this application.
Eric Darwin, President
Dalhousie Community Association
Cc: Councillor Diane Holmes
balsam/rochester townhouse project
Fanto developments is proposing a townhouse project to replace the existing houses at Balsam and Rochester Streets. Here are sketches of the Rochester and Balsam sides:
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
11 July, 2011
Doug Bridgewater, City of Ottawa
Planning and Growth Management Dept.
Re: Zoning By-Law Amendment Proposal: Balsam & Rochester Streeets.
Dear Sir,
We strongly support the concept of low-rise townhouses on this site.
However there are some fundamental problems with the layout presented. Perhaps this is why the developer and the architect have not returned our calls and we have been able to acquire only a vague documentation from the Planning Dept. The dev/apps web page still contains the four year old apartment tower plans, and not the current ones. Our comments are therefore based only on a site and landscape plans dated Feb/Mar 2011 and an undated partial perspective sketch.
• With only nominal property line setbacks proposed at the rear northeast corners of the site, the usual mutual open space in the centre of residential blocks is missing. This creates an adverse impact on the abutting properties present and potential enjoyment of light, air and hopefully green space. This is uncharacteristic of the neighbourhood. Units 5, 6 12 and 13 compromise the usual 7.5m rear yard setback. They should be eliminated in favour of green space.
• The 4 storey units (Block D) shown in the sketch seem incompatible with the lower rise adjacent properties. 4 stories would be more appropriate along Rochester and at the corner of Balsam, leaving lower units for where they are adjacent to existing 2 storey buildings. The height variance would not required if the 4 storey units were kept within the present “Rochester” zoning area.
• There is an inappropriate lack of trees and green landscaping. Only 7 dwarf trees are proposed and none on Rochester. There ought to be 8 trees along Rochester, one more on Balsam and many more internally. The huge wasteland of impermeable asphalt, all presumably directing rainwater to sewers, is a poor environmental solution.
• Most of the units are extraordinarily close to the adjacent lot lines, which will impair the use and privacy of those properties and may severely restrict those owners ability to redevelop their properties
• The units on Rochester, despite the slender entries, do not address the street. As per the Urban Design Guidelines, these units should provide “eyes on the street”.
• We do appreciate that practically all the garages are off the internal street.
We hope that the proposal can be modified to reflect these concerns and that revised plans will be forthcoming. We are prepared to meet anyone, any time to review this proposal further.
Eric Darwin, President
Dalhousie Community Association
Cc: Councillor Diane Holmes
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
11 July, 2011
Doug Bridgewater, City of Ottawa
Planning and Growth Management Dept.
Re: Zoning By-Law Amendment Proposal: Balsam & Rochester Streeets.
Dear Sir,
We strongly support the concept of low-rise townhouses on this site.
However there are some fundamental problems with the layout presented. Perhaps this is why the developer and the architect have not returned our calls and we have been able to acquire only a vague documentation from the Planning Dept. The dev/apps web page still contains the four year old apartment tower plans, and not the current ones. Our comments are therefore based only on a site and landscape plans dated Feb/Mar 2011 and an undated partial perspective sketch.
• With only nominal property line setbacks proposed at the rear northeast corners of the site, the usual mutual open space in the centre of residential blocks is missing. This creates an adverse impact on the abutting properties present and potential enjoyment of light, air and hopefully green space. This is uncharacteristic of the neighbourhood. Units 5, 6 12 and 13 compromise the usual 7.5m rear yard setback. They should be eliminated in favour of green space.
• The 4 storey units (Block D) shown in the sketch seem incompatible with the lower rise adjacent properties. 4 stories would be more appropriate along Rochester and at the corner of Balsam, leaving lower units for where they are adjacent to existing 2 storey buildings. The height variance would not required if the 4 storey units were kept within the present “Rochester” zoning area.
• There is an inappropriate lack of trees and green landscaping. Only 7 dwarf trees are proposed and none on Rochester. There ought to be 8 trees along Rochester, one more on Balsam and many more internally. The huge wasteland of impermeable asphalt, all presumably directing rainwater to sewers, is a poor environmental solution.
• Most of the units are extraordinarily close to the adjacent lot lines, which will impair the use and privacy of those properties and may severely restrict those owners ability to redevelop their properties
• The units on Rochester, despite the slender entries, do not address the street. As per the Urban Design Guidelines, these units should provide “eyes on the street”.
• We do appreciate that practically all the garages are off the internal street.
We hope that the proposal can be modified to reflect these concerns and that revised plans will be forthcoming. We are prepared to meet anyone, any time to review this proposal further.
Eric Darwin, President
Dalhousie Community Association
Cc: Councillor Diane Holmes
Monday, June 27, 2011
Letter re O-train Expansion & Little Italy Station
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
To: Councilor Diane Holmes & Councilor Katherine Hobbs;
cc: Mayor Jim Watson, Alain Mercier, Diane Deans, Marianne Wilkinson
Re: O-Train expansion
The Dalhousie Community Association is delighted at the recent decision of Transportation Committee, and subsequently City Council, to expand the O-Train service and increase its frequency of operation.
The current proposal is to install a passing track north of Gladstone Avenue. We recognize the economy of installing the track in an area where the cut is already wide enough.
However, immediately south of the passing track is the proposed location of the Little Italy station running from a point under Gladstone Avenue south to Young Street. There are good planning and transit operations reasons for constructing the station now.
Good planning: Installing a station there now would encourage transit-oriented infill intensification around the station; and the station would be at the closest point to the office and commercial developments already along Preston. It would also be good planning to build the access paths to the Station in conjunction with the already-planned O-train corridor multi-user pathway construction.
Transit operations: as proposed now, trains will “pause” in the cut while they pass each other. This “pause” in each journey, while short, is not an attractive user feature of the service, but could be disguised by positioning the passing point at a station, just as is done at Carleton University now.
Due to the disruption to service and inconvenience to passengers likely to be caused by constructing a station after more frequent O-train service has commenced, we fear that if the Little Italy station is not built now it may be many decades before another opportunity arises.
Given that there are significant benefits to users and the neighborhood, we suggest that Councilors ask the planning agencies to evaluate the benefits of a Little Italy station and conduct a preliminary engineering and costing exercise for opening the station by 2014 in conjunction with the well-warranted O-train expansion.
signed Eric Darwin, and Charles Akben-Marchand of CCA.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
To: Councilor Diane Holmes & Councilor Katherine Hobbs;
cc: Mayor Jim Watson, Alain Mercier, Diane Deans, Marianne Wilkinson
Re: O-Train expansion
The Dalhousie Community Association is delighted at the recent decision of Transportation Committee, and subsequently City Council, to expand the O-Train service and increase its frequency of operation.
The current proposal is to install a passing track north of Gladstone Avenue. We recognize the economy of installing the track in an area where the cut is already wide enough.
However, immediately south of the passing track is the proposed location of the Little Italy station running from a point under Gladstone Avenue south to Young Street. There are good planning and transit operations reasons for constructing the station now.
Good planning: Installing a station there now would encourage transit-oriented infill intensification around the station; and the station would be at the closest point to the office and commercial developments already along Preston. It would also be good planning to build the access paths to the Station in conjunction with the already-planned O-train corridor multi-user pathway construction.
Transit operations: as proposed now, trains will “pause” in the cut while they pass each other. This “pause” in each journey, while short, is not an attractive user feature of the service, but could be disguised by positioning the passing point at a station, just as is done at Carleton University now.
Due to the disruption to service and inconvenience to passengers likely to be caused by constructing a station after more frequent O-train service has commenced, we fear that if the Little Italy station is not built now it may be many decades before another opportunity arises.
Given that there are significant benefits to users and the neighborhood, we suggest that Councilors ask the planning agencies to evaluate the benefits of a Little Italy station and conduct a preliminary engineering and costing exercise for opening the station by 2014 in conjunction with the well-warranted O-train expansion.
signed Eric Darwin, and Charles Akben-Marchand of CCA.
Sunday, June 26, 2011
Dalhousie report, June 2011
- Eric Darwin
President, Dalhousie Community Association
Ironically, the thing keeping the Dalhousie Community Association most busy is the thing that will have the least impact in the short term, but will affect all our lives in the future. I’m talking of the LRT system, of course. Five of the thirteen proposed stations fall in Somerset ward, and the Campus station at the east end of the Corkstown footbridge over the canal will be another important local station.
The Transportation Committee of the DCA has had two meetings with the City and their consultants specifically regarding station access. Why do we think this is so important? Well, it’s one thing for the planners to figure out bus routes, station transfers, and entrances and exits, but we are focused on the walk-in –- or bike-in –- accessibility since so many Dalhousie residents live within a short distance of the stations. We check for easy safe street crossings; direct, safe routes; and attractive environments.
We were greatly worried about Bayview Station in particular, since the location is currently isolated and getting there now from Dalhousie (or Hintonburg or Mechanicsville) is unappealing. Our discussions with staff have been full and frank, and we are delighted that a good working relationship has developed, and we anticipate much better access in the next round of plans, to be unveiled at the July open houses.
The Bayview Station straddles the proposed north-south multi-user path that will run from the new Somerset underpass by the O-Train (to be installed by September this year) to Bayview. Later this path will extend all the way from the Ottawa River to Carling Avenue. Bayview also straddles the route of BikeWest, the east-west path running from Bronson due west parallel to Albert and Scott all the way from Downtown to Westboro. We are vigilant that these paths will function well and attract a variety of users and connect our communities to each other as well as to the Station.
Our Transportation Committee has also made good progress on trying to get significant improvements to the planned rebuilding of Carling between Bronson and the O-Train. The City’s current plan is too rush-hour-commuter focused, and missed a number of opportunities to build a better city.
Our Development Committee has been juggling a number of projects over the last few months. We are excited that a revised, low-rise proposal is coming forward for the Balsam/Rochester site, and look forward to going over the plans with the proponent. Other townhouse projects are also appearing in the neighborhood: Young at Champagne (16 townhouses); and Cambridge at Gladstone (12 townhouses).
Sometimes proposals present a real dilemma. Richcraft proposes a 18+ storey condo on Gloucester at Bay, on an irregular site. Over the last few months, the plans have been revised to develop a much nicer appearing building, one that interacts better with its neighborhood. It also got higher.
There are two issues that are a bit mysterious. We don’t yet know what is happening to the large development site on Booth, former home to Cousin Eddy’s late unlamented garage. And somehow the mid-Centretown plan, which deals with all sorts of important things like height, density, and transportation, has expanded its study zone to include the area right up to Bronson, but neglected to advise the residents or the Community Association (that’s us). You can read about the plan at http://midcentretown.wordpress.com/.
More positively, Cornerstone supportive housing for women opened up its new building on Booth, just south of Somerset Street. The building is attractive, four stories high, and is a nice asset to the streetscape in addition to its valuable role helping vulnerable people. Kudos are due all around to the people who designed, fund-raised, and built Cornerstone.
The DCA has continued to significantly grow its membership this year. More and more residents are discovering that we can make a difference to how our neighborhood grows. And that the best time to get involved is before those decisions are made by developers or the city acting on their own. We spend much less time reacting to surprises, and more time nudging the City to do what we want. It’s a great time to get involved in the Association, and now with the Committee structure in place you can get involved in just one area (e.g. transportation, or development) if that is what interests you.
You can also follow what we are doing at our website http://www.ottawadalhousie.ca/ .
President, Dalhousie Community Association
Ironically, the thing keeping the Dalhousie Community Association most busy is the thing that will have the least impact in the short term, but will affect all our lives in the future. I’m talking of the LRT system, of course. Five of the thirteen proposed stations fall in Somerset ward, and the Campus station at the east end of the Corkstown footbridge over the canal will be another important local station.
The Transportation Committee of the DCA has had two meetings with the City and their consultants specifically regarding station access. Why do we think this is so important? Well, it’s one thing for the planners to figure out bus routes, station transfers, and entrances and exits, but we are focused on the walk-in –- or bike-in –- accessibility since so many Dalhousie residents live within a short distance of the stations. We check for easy safe street crossings; direct, safe routes; and attractive environments.
We were greatly worried about Bayview Station in particular, since the location is currently isolated and getting there now from Dalhousie (or Hintonburg or Mechanicsville) is unappealing. Our discussions with staff have been full and frank, and we are delighted that a good working relationship has developed, and we anticipate much better access in the next round of plans, to be unveiled at the July open houses.
The Bayview Station straddles the proposed north-south multi-user path that will run from the new Somerset underpass by the O-Train (to be installed by September this year) to Bayview. Later this path will extend all the way from the Ottawa River to Carling Avenue. Bayview also straddles the route of BikeWest, the east-west path running from Bronson due west parallel to Albert and Scott all the way from Downtown to Westboro. We are vigilant that these paths will function well and attract a variety of users and connect our communities to each other as well as to the Station.
Our Transportation Committee has also made good progress on trying to get significant improvements to the planned rebuilding of Carling between Bronson and the O-Train. The City’s current plan is too rush-hour-commuter focused, and missed a number of opportunities to build a better city.
Our Development Committee has been juggling a number of projects over the last few months. We are excited that a revised, low-rise proposal is coming forward for the Balsam/Rochester site, and look forward to going over the plans with the proponent. Other townhouse projects are also appearing in the neighborhood: Young at Champagne (16 townhouses); and Cambridge at Gladstone (12 townhouses).
Sometimes proposals present a real dilemma. Richcraft proposes a 18+ storey condo on Gloucester at Bay, on an irregular site. Over the last few months, the plans have been revised to develop a much nicer appearing building, one that interacts better with its neighborhood. It also got higher.
There are two issues that are a bit mysterious. We don’t yet know what is happening to the large development site on Booth, former home to Cousin Eddy’s late unlamented garage. And somehow the mid-Centretown plan, which deals with all sorts of important things like height, density, and transportation, has expanded its study zone to include the area right up to Bronson, but neglected to advise the residents or the Community Association (that’s us). You can read about the plan at http://midcentretown.wordpress.com/.
More positively, Cornerstone supportive housing for women opened up its new building on Booth, just south of Somerset Street. The building is attractive, four stories high, and is a nice asset to the streetscape in addition to its valuable role helping vulnerable people. Kudos are due all around to the people who designed, fund-raised, and built Cornerstone.
The DCA has continued to significantly grow its membership this year. More and more residents are discovering that we can make a difference to how our neighborhood grows. And that the best time to get involved is before those decisions are made by developers or the city acting on their own. We spend much less time reacting to surprises, and more time nudging the City to do what we want. It’s a great time to get involved in the Association, and now with the Committee structure in place you can get involved in just one area (e.g. transportation, or development) if that is what interests you.
You can also follow what we are doing at our website http://www.ottawadalhousie.ca/ .
Thursday, June 9, 2011
DCA Meeting June 1, 2011 Minutes
DCA Board meeting, June 1, 2011
Present: Sue Stefko, David Perkins, Don McMaster, Michael Hatfield, Craig Haynes, Eric Darwin, Pamela Connolly, Michael Powell, Laura Bergen, Catherine Boucher, Charles Akben-Marchand, Karol Sjolund, Don Smith, Archie Campbell, Zsofia Orosz
Adoption of minutes of May meeting
The minutes were adopted with minor changes – moved by Eric, seconded by Mike.
Update on LRT
Matt Easton from the City provided a short update on the status of the LRT. The conversion of the core to LRT is expected to deal with the present bottleneck (50% cut in busses through downtown, including 2,000 busses off Rideau/Wellington); generate $3.2B in economic outputs. Preliminary design approval is expected in July – there is a slight change as the LRT will be at grade at Campus Station. They are conducting the final phase of the geotechnical and hydrological study. The design-build-maintain (OC-Transpo to operate) RFP will be out in October 2011 for pre-selected applicants, winning bid is to be announced in July 2012, construction to start in 2013 and service in 2018. The construction management part of the bids will go through public consultation to ensure sensitive treatment of affected communities. There will be an Open house at City Hall, in early July, where all updated designs can be viewed.
Transportation Committee
• meeting with city on Bayview Station access was very successful, pedestrian and cycling needs are to be integrated in the new design. Eric also attended a PAC meeting on all stations' design.
• Still pushing MUP for Carling, bike branch meeting on June 2, briefing PBIA, meeting with area planner. The councillor will have to ask for more funds for consultants to complete the study, so that the consultant can react to all the PAC comments.
Development Committee
• Balsam/Rochester site by Fanto – site maps (no elevations) were shared for 23 townhouses.
• Anderson/Preston - Bridgehead is moving into the building, Daryl Thomas remains and will take up the whole Preston frontage. Committee members met with the architect, reconstructions are moving along. Store will open onto Anderson, we concerns around increased traffic from freight and goods transport and people driving after picking up their coffee.
• Lebreton/Gladstone - car dealership, bylaw has been called several times for illegal parking of on empty lot. It is hoped that eventually the owner will consolidate his land pieces and sell it to a developer, as it recently happened with the Lada dealership on Norman where a large part of the block was sold to a Toronto developer of low-rise infills.
• Bay/Gloucester – Richcraft is asking for 18 (or maybe even higher) storeys, for a site originally zoned for 12. They should really apply for re-zoning rather than going to the Cte of Adjustment. We wrote to the CoA commenting on the new design and objecting that the increased height was not a minor adjustment.
• Section 37 – draft city guidelines (basically the same as Toronto's) are out, not sure when it is going to council. The DCA will have to be ready with our list of community improvements (often based on CDPs or similar processes) to help staff negotiate.
• Mid-Centretown CDP – Catherine brought to the DCA's attention that this CDP is now including DCA's area as it extends to Bronson. Changes are proposed for Catherine and Laurier Sts, mostly increased height limits. A lot of good things are in the draft report (retaining residential areas, increasing pedestrian/cycling/green spaces). However, residential is moving higher (taller buildings to be allowed) especially in the Cooper-Gloucester “apartment zone,” which would be stepping down to McLaren/Somerset. There will be a public open house on June 29 at the Museum of Nature. DCA development committee needs to discuss if there is a need to request an official meeting with the consultants. The draft plans can be found at http://midcentretown.wordpress.com/
• City review of infills – David is attending a meeting tonight.
• Devonshire PS – DCA sent a letter opposing the use of play area for parking.
• Cornerstone's open house was a great success – a wonderful addition to our neighbourhood.
Somerset reconstruction update
There is no need for new railings on the elevated section (viaduct) over the O-train, which will present savings. Underpass next to O-Train will be built in six weeks in August/September, during which the street will be closed to both directions (Breezehill-Musca Wine). From June 6 to Nov 25, Somerset will be closed to the East between Preston and Booth – Laura distributed information on detours for both cars and buses.
Liaising with CBIA, PBIA
Eric meets with them periodically. CBIA is looking for office help (about 8 hrs/week). They are also thinking of organising a night market – our Communications committee to consider if the DCA should have a table at the event.
Councillor's report
Laura reported that the Bay/Wellington bike box is to go in this year with a bike lane to continue on Wellington. This is a joint City/NCC project.
July 6 meeting
Following tradition, the July meeting is a pot-luck dinner, this year again in Eric's backyard. The role of committees will be discussed – what to do if a committee would like to put forward a motion to the board; how to handle committees with many non-board members on it; etc. Board members should indicate if they are interested in participating in a committee.
The meeting adjourned at 9:25 – moved by Catherine.
Present: Sue Stefko, David Perkins, Don McMaster, Michael Hatfield, Craig Haynes, Eric Darwin, Pamela Connolly, Michael Powell, Laura Bergen, Catherine Boucher, Charles Akben-Marchand, Karol Sjolund, Don Smith, Archie Campbell, Zsofia Orosz
Adoption of minutes of May meeting
The minutes were adopted with minor changes – moved by Eric, seconded by Mike.
Update on LRT
Matt Easton from the City provided a short update on the status of the LRT. The conversion of the core to LRT is expected to deal with the present bottleneck (50% cut in busses through downtown, including 2,000 busses off Rideau/Wellington); generate $3.2B in economic outputs. Preliminary design approval is expected in July – there is a slight change as the LRT will be at grade at Campus Station. They are conducting the final phase of the geotechnical and hydrological study. The design-build-maintain (OC-Transpo to operate) RFP will be out in October 2011 for pre-selected applicants, winning bid is to be announced in July 2012, construction to start in 2013 and service in 2018. The construction management part of the bids will go through public consultation to ensure sensitive treatment of affected communities. There will be an Open house at City Hall, in early July, where all updated designs can be viewed.
Transportation Committee
• meeting with city on Bayview Station access was very successful, pedestrian and cycling needs are to be integrated in the new design. Eric also attended a PAC meeting on all stations' design.
• Still pushing MUP for Carling, bike branch meeting on June 2, briefing PBIA, meeting with area planner. The councillor will have to ask for more funds for consultants to complete the study, so that the consultant can react to all the PAC comments.
Development Committee
• Balsam/Rochester site by Fanto – site maps (no elevations) were shared for 23 townhouses.
• Anderson/Preston - Bridgehead is moving into the building, Daryl Thomas remains and will take up the whole Preston frontage. Committee members met with the architect, reconstructions are moving along. Store will open onto Anderson, we concerns around increased traffic from freight and goods transport and people driving after picking up their coffee.
• Lebreton/Gladstone - car dealership, bylaw has been called several times for illegal parking of on empty lot. It is hoped that eventually the owner will consolidate his land pieces and sell it to a developer, as it recently happened with the Lada dealership on Norman where a large part of the block was sold to a Toronto developer of low-rise infills.
• Bay/Gloucester – Richcraft is asking for 18 (or maybe even higher) storeys, for a site originally zoned for 12. They should really apply for re-zoning rather than going to the Cte of Adjustment. We wrote to the CoA commenting on the new design and objecting that the increased height was not a minor adjustment.
• Section 37 – draft city guidelines (basically the same as Toronto's) are out, not sure when it is going to council. The DCA will have to be ready with our list of community improvements (often based on CDPs or similar processes) to help staff negotiate.
• Mid-Centretown CDP – Catherine brought to the DCA's attention that this CDP is now including DCA's area as it extends to Bronson. Changes are proposed for Catherine and Laurier Sts, mostly increased height limits. A lot of good things are in the draft report (retaining residential areas, increasing pedestrian/cycling/green spaces). However, residential is moving higher (taller buildings to be allowed) especially in the Cooper-Gloucester “apartment zone,” which would be stepping down to McLaren/Somerset. There will be a public open house on June 29 at the Museum of Nature. DCA development committee needs to discuss if there is a need to request an official meeting with the consultants. The draft plans can be found at http://midcentretown.wordpress.com/
• City review of infills – David is attending a meeting tonight.
• Devonshire PS – DCA sent a letter opposing the use of play area for parking.
• Cornerstone's open house was a great success – a wonderful addition to our neighbourhood.
Somerset reconstruction update
There is no need for new railings on the elevated section (viaduct) over the O-train, which will present savings. Underpass next to O-Train will be built in six weeks in August/September, during which the street will be closed to both directions (Breezehill-Musca Wine). From June 6 to Nov 25, Somerset will be closed to the East between Preston and Booth – Laura distributed information on detours for both cars and buses.
Liaising with CBIA, PBIA
Eric meets with them periodically. CBIA is looking for office help (about 8 hrs/week). They are also thinking of organising a night market – our Communications committee to consider if the DCA should have a table at the event.
Councillor's report
Laura reported that the Bay/Wellington bike box is to go in this year with a bike lane to continue on Wellington. This is a joint City/NCC project.
July 6 meeting
Following tradition, the July meeting is a pot-luck dinner, this year again in Eric's backyard. The role of committees will be discussed – what to do if a committee would like to put forward a motion to the board; how to handle committees with many non-board members on it; etc. Board members should indicate if they are interested in participating in a committee.
The meeting adjourned at 9:25 – moved by Catherine.
DCA advice to City re Bayview LRT Station
Following up on some meetings with City staff, the transportation committee sent the following note to the meeting participants at the City, on May 27, 2011:
Bayview Station access
Thank you for taking the time to discuss with us our concerns about the Bayview Station design and access. The conversation was productive and worthwhile. We look forward to continued dialogue and frank exchange of views which will result in a better OLRT and neighborhood.
To summarize our views, here are some points that you might find helpful.
1. Station design: the vaulted roof design for the station canopy is attractive. The east end of the station should frame the view of the downtown, including an arc of skyline, as well as the foreground. This dramatic view should be visible right from the top of the escalators from the O-Train platform. It would be good if future LeBreton Flats developments kept this sightline unobstructed.(This view plane might also be of use for the nationally significant building proposed to the north of the Station).
2. Slide 151 refers to River views from the Station, at least until a nationally significant building is constructed north of the station. We look forward to these views, as well as possible views west.
3. Albert Street is slated for reconstruction in the near future. It forms a vital access route between the community and the station. We think it is crucial that the mandate of the Albert Street project be extended to include all of the immediate station surroundings east of Bayview Road. The current project limit at City Centre Avenue means the City may fall short of seizing the opportunities to make a successful station integration into the present and future urban fabric. Since the section of Albert in question services two OLRT Stations there is additional opportunity to shape a significant urban area to be transit-oriented.
4. The north-south MUP on the east side of the O-Train right of way (to be constructed by others) is important to the community and the success of the Bayview Station. We strongly favour the design that takes this MUP right up onto the current O-Train access paths at the overpasses. When the Station is built, the MUP should continue under the Station with access to the concourse (O-Train level) entry point, and then continue north.
5. We support identifying a future north-south MUP alignment on the west side of the O-Train tracks from the point of the former Old Wellington crossing, north to the Ottawa River. We support a level crossing at the Old Wellington alignment. This crossing need not wait for a future time, but could immediately provide a useful connection between the north-south MUP and West Wellington.
6. We support the provision of a MUP along the east side of Tom Brown arena & soccer fields. This should extend to connect with Breezehill Avenue North, which in turn runs south to Somerset and the residential and employment nodes there. There may be opportunities to combine this path with the north-south MUP mentioned in point 5 (above).
7. We strongly support the provision of a staircase on the SW corner of the Albert overpass down to the Tom Brown site. We also think it would be useful to leave the existing staircase in place at the NE corner, which offers a route to the O-Train platform.
8. Items 6 and 7 (above) should be provided as part of the Station construction and access plans, and not left for provision by others.
9. Our community puts a very high value on the east-west MUP’s on the north side of Albert Street and Scott Street. We feel strongly that they need to be connected in a straight, level, and attractive manner. These paths offer enormous potential for neighborhood utility traffic, for cycling commuters, and for local access to the Bayview Station. The east-west MUP’s must be connected as essential components of the Bayview Station plan and not left “for others”.
10. The current array of slides offers different alignments of the east-west MUP. We agree that the connection must be obvious, attractive to users, as level as possible, and offer subjective safety. We look forward to working with the City to review the next iteration of the Bayview plans (hopefully well before the public meetings) showing a MUP set back from the curb, from City Centre Avenue to the Station, under the track to the north side of the station, past the O-Train platform, across the valley, and eventually connecting to the Scott Street MUP.
11. We are willing to consider other alignment options for the east-west MUP if better ones can be developed.
12. Due to the (currently) isolated nature of the O-Train valley area, the MUPs should be elevated on embankments about 12’ above the valley floor. They should be overlooked by the OLRT platform waiting areas and down escalators of the Station. We are willing to convene a focus group of cyclists and walkers to offer input on the alignments to ensure they are attractive and safe.
13. Some slides show a future MUP along the north side of the Station connecting to the aqueduct MUP’s. We support this.
14. Slide 157 shows the front entry plaza to the Station. The crosswalk at Albert is offset from the plaza, probably for the convenience of motorists. This will induce jaywalking and pedestrian risk as it does not reflect pedestrian desires. The plaza can be redrawn to angle more east (or the crosswalk moved west). Note that the only vehicular access to the 801 Albert development site is from this area, and signalized intersection should meet both needs.
15. We agree that a kiss-and-ride drop off spot is useful. It should be kept very small (max 2 cars each direction) , safe, and not inconvenience pedestrians or cyclists. The proposed crescent extending north of City Centre Avenue should align with a signalized intersection there – this could reduce the need for turns from Albert at its westerly end (and making it one way westbound even better). We ask that the design team consult frequently with the community on the proposed crescent and TOD site – we are concerned that it not become a long term auto-oriented land use.
16. The overpass taking Albert Street across the O-Train alignment is very unfriendly to pedestrians and cyclists. The sidewalks are narrow. The curving road alignment and narrow lanes squeeze cyclists and impinge on pedestrian space. The is a strong sense of subjective danger and discomfort. A redesign of the overpass surface is required. This discomfort will reduce the attractiveness of the Station to persons employing active transportation means. Landscaping and other features at the Station should serve to “close in” the road so the right of way does not appear so “freeway like”, which will clue drivers to reduce speed.
17. We were greatly encouraged by the openness of the City design team to a grade-crossing of the O-Train at the Old Wellington alignment. We feel it is also important to keep open the existing legal and marked crossing of the transitway at the Preston “extension”. This route provides the shortest and most direct route for residents along the Preston spine onto the NCC riverfront parklands, museums, festival sites, and pathways.
Ref: slide 157
Bayview Station access
Thank you for taking the time to discuss with us our concerns about the Bayview Station design and access. The conversation was productive and worthwhile. We look forward to continued dialogue and frank exchange of views which will result in a better OLRT and neighborhood.
To summarize our views, here are some points that you might find helpful.
1. Station design: the vaulted roof design for the station canopy is attractive. The east end of the station should frame the view of the downtown, including an arc of skyline, as well as the foreground. This dramatic view should be visible right from the top of the escalators from the O-Train platform. It would be good if future LeBreton Flats developments kept this sightline unobstructed.(This view plane might also be of use for the nationally significant building proposed to the north of the Station).
2. Slide 151 refers to River views from the Station, at least until a nationally significant building is constructed north of the station. We look forward to these views, as well as possible views west.
3. Albert Street is slated for reconstruction in the near future. It forms a vital access route between the community and the station. We think it is crucial that the mandate of the Albert Street project be extended to include all of the immediate station surroundings east of Bayview Road. The current project limit at City Centre Avenue means the City may fall short of seizing the opportunities to make a successful station integration into the present and future urban fabric. Since the section of Albert in question services two OLRT Stations there is additional opportunity to shape a significant urban area to be transit-oriented.
4. The north-south MUP on the east side of the O-Train right of way (to be constructed by others) is important to the community and the success of the Bayview Station. We strongly favour the design that takes this MUP right up onto the current O-Train access paths at the overpasses. When the Station is built, the MUP should continue under the Station with access to the concourse (O-Train level) entry point, and then continue north.
5. We support identifying a future north-south MUP alignment on the west side of the O-Train tracks from the point of the former Old Wellington crossing, north to the Ottawa River. We support a level crossing at the Old Wellington alignment. This crossing need not wait for a future time, but could immediately provide a useful connection between the north-south MUP and West Wellington.
6. We support the provision of a MUP along the east side of Tom Brown arena & soccer fields. This should extend to connect with Breezehill Avenue North, which in turn runs south to Somerset and the residential and employment nodes there. There may be opportunities to combine this path with the north-south MUP mentioned in point 5 (above).
7. We strongly support the provision of a staircase on the SW corner of the Albert overpass down to the Tom Brown site. We also think it would be useful to leave the existing staircase in place at the NE corner, which offers a route to the O-Train platform.
8. Items 6 and 7 (above) should be provided as part of the Station construction and access plans, and not left for provision by others.
9. Our community puts a very high value on the east-west MUP’s on the north side of Albert Street and Scott Street. We feel strongly that they need to be connected in a straight, level, and attractive manner. These paths offer enormous potential for neighborhood utility traffic, for cycling commuters, and for local access to the Bayview Station. The east-west MUP’s must be connected as essential components of the Bayview Station plan and not left “for others”.
10. The current array of slides offers different alignments of the east-west MUP. We agree that the connection must be obvious, attractive to users, as level as possible, and offer subjective safety. We look forward to working with the City to review the next iteration of the Bayview plans (hopefully well before the public meetings) showing a MUP set back from the curb, from City Centre Avenue to the Station, under the track to the north side of the station, past the O-Train platform, across the valley, and eventually connecting to the Scott Street MUP.
11. We are willing to consider other alignment options for the east-west MUP if better ones can be developed.
12. Due to the (currently) isolated nature of the O-Train valley area, the MUPs should be elevated on embankments about 12’ above the valley floor. They should be overlooked by the OLRT platform waiting areas and down escalators of the Station. We are willing to convene a focus group of cyclists and walkers to offer input on the alignments to ensure they are attractive and safe.
13. Some slides show a future MUP along the north side of the Station connecting to the aqueduct MUP’s. We support this.
14. Slide 157 shows the front entry plaza to the Station. The crosswalk at Albert is offset from the plaza, probably for the convenience of motorists. This will induce jaywalking and pedestrian risk as it does not reflect pedestrian desires. The plaza can be redrawn to angle more east (or the crosswalk moved west). Note that the only vehicular access to the 801 Albert development site is from this area, and signalized intersection should meet both needs.
15. We agree that a kiss-and-ride drop off spot is useful. It should be kept very small (max 2 cars each direction) , safe, and not inconvenience pedestrians or cyclists. The proposed crescent extending north of City Centre Avenue should align with a signalized intersection there – this could reduce the need for turns from Albert at its westerly end (and making it one way westbound even better). We ask that the design team consult frequently with the community on the proposed crescent and TOD site – we are concerned that it not become a long term auto-oriented land use.
16. The overpass taking Albert Street across the O-Train alignment is very unfriendly to pedestrians and cyclists. The sidewalks are narrow. The curving road alignment and narrow lanes squeeze cyclists and impinge on pedestrian space. The is a strong sense of subjective danger and discomfort. A redesign of the overpass surface is required. This discomfort will reduce the attractiveness of the Station to persons employing active transportation means. Landscaping and other features at the Station should serve to “close in” the road so the right of way does not appear so “freeway like”, which will clue drivers to reduce speed.
17. We were greatly encouraged by the openness of the City design team to a grade-crossing of the O-Train at the Old Wellington alignment. We feel it is also important to keep open the existing legal and marked crossing of the transitway at the Preston “extension”. This route provides the shortest and most direct route for residents along the Preston spine onto the NCC riverfront parklands, museums, festival sites, and pathways.
Ref: slide 157
Tuesday, May 31, 2011
DCA Agenda for 1 June 2011
7pm (Note the new time !)
Adopt minutes of May meeting.
Guest speaker: Matt Eason from city of Ottawa, to talk about OLRT
Transportation Committee report on activities:
• meeting with city re Bayview Station access
• followup correspondence with City staff
• attended PAC on all stations
• Still pushing MUP for Carling, thru bike branch meeting June 2nd, briefing to PBIA board, meeting with area planner. Coming next: meeting with city cycling office, then again with the traffic engineers. Eventually, DH to ask for more budget to better complete the Carling study.
Development Committee report on activities:
• Balsam site by Fanto,
• Bridgehead site, Anderson at Preston
• LeBreton Street car dealership
• Gloucester site height limit.
• Sec 37 (Catherine)
• Mid centretown CDP recommendations (Catherine)
• City review process for Infills
• We added our voice to the chorus objecting to reduced play space at Devonshire, via a letter to the OCDSB.
Somerset reconstruction update:
• looks like new railing is unlikely, a major cost saving.
• underpass to be built in August 2011, but not the access paths, so it will be “closed” for ? long
• tree guards, benches, garbage cans, tree lighting, city 2% art project
Liaison with CBIA, PBIA – Eric meets periodically. Note CBIA is looking for office help, 2x a week, paid (about 8 hr / week). CBIA is looking to see if we want to be involved in a fundraising for the DCA at the proposed night market event, to be located on both sides of Empress at Somerset.
Councillor’s Update:
Adopt minutes of May meeting.
Guest speaker: Matt Eason from city of Ottawa, to talk about OLRT
Transportation Committee report on activities:
• meeting with city re Bayview Station access
• followup correspondence with City staff
• attended PAC on all stations
• Still pushing MUP for Carling, thru bike branch meeting June 2nd, briefing to PBIA board, meeting with area planner. Coming next: meeting with city cycling office, then again with the traffic engineers. Eventually, DH to ask for more budget to better complete the Carling study.
Development Committee report on activities:
• Balsam site by Fanto,
• Bridgehead site, Anderson at Preston
• LeBreton Street car dealership
• Gloucester site height limit.
• Sec 37 (Catherine)
• Mid centretown CDP recommendations (Catherine)
• City review process for Infills
• We added our voice to the chorus objecting to reduced play space at Devonshire, via a letter to the OCDSB.
Somerset reconstruction update:
• looks like new railing is unlikely, a major cost saving.
• underpass to be built in August 2011, but not the access paths, so it will be “closed” for ? long
• tree guards, benches, garbage cans, tree lighting, city 2% art project
Liaison with CBIA, PBIA – Eric meets periodically. Note CBIA is looking for office help, 2x a week, paid (about 8 hr / week). CBIA is looking to see if we want to be involved in a fundraising for the DCA at the proposed night market event, to be located on both sides of Empress at Somerset.
Councillor’s Update:
Committee of Adjustment Letter
Richcraft is proposing a condo at 346 Gloucester, just east of Centennial Public School, on the same block as Ricardo's pizza. The won increased height at the OMB, and are now back with a nicer design, same buildable area, but a very different shape that is also ... taller. We wrote to the committee of adjustment...
Re: 346 Gloucester Street
Dear Members of the Committee of Adjustment
The Dalhousie Community Association wishes to offer three comments on the proposal.
1. We appreciate the improved aesthetics and view of the building
2. We appreciate the step backs and podium format of the revised building
3. We object to further increasing the height of the building over the previously (OMB-approved) height.
Thank you,
Eric Darwin.
Re: 346 Gloucester Street
Dear Members of the Committee of Adjustment
The Dalhousie Community Association wishes to offer three comments on the proposal.
1. We appreciate the improved aesthetics and view of the building
2. We appreciate the step backs and podium format of the revised building
3. We object to further increasing the height of the building over the previously (OMB-approved) height.
Thank you,
Eric Darwin.
Sunday, May 15, 2011
Devonshire school yard and Parking
DALHOUSIE COMMUNITY ASSOCIATION
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
Walter.Piovesan@ocdsb.ca
Dear Mr. Piovesan,
Devonshire Public School is housed in a lovely heritage building fronted by large mature trees. It serves many children who live in the area of the Dalhousie Community Association (DCA).
The Board of Directors of the DCA would like to express strong opposition to converting scarce school yard area for staff parking.
There are alternatives. While we recognize that many staff drive, we would like to urge the OCDSB to review its policy of enabling car commuting through its policy of offering free on-site parking to its staff. Does the OCDSB budget similar per person amounts to encourage staff to use public transit? Does it ever consider proximity to a school in hiring staff? Will the Board look at off-site parking measures, such as at Tom Brown arena or even the large underused private parking lot directly across the street from the school?
The OCDSB must “walk the talk” when it comes to environmental stewardship. This means preserving large trees along the Breezehill frontage, respectfully maintaining historic properties, and providing attractive recreational and outdoor learning spaces. Operating parking lots should not be a key board priority in urban neighborhoods.
Last but not least, this school's parent community spent years to fundraise for the rejuvenation of the exterior spaces you are now converting into car parking, and has been working for years on the other yard. Funding from the Board for these improvements has been noticeable by its absence. Why is there money to provide spaces for cars but not for children?
Any consideration of the use of school property has to put as its top priority the needs of children. It is simply unacceptable to cut the children's outdoor space. The OCDSB must find a solution that works for Devonshire's children and indeed all schools, a solution that is sustainable - environmentally, economically, and socially.
- Eric Darwin.
755 Somerset Street West, Ottawa, Ontario, K1R 6R1
Eric Darwin, President
Walter.Piovesan@ocdsb.ca
Dear Mr. Piovesan,
Devonshire Public School is housed in a lovely heritage building fronted by large mature trees. It serves many children who live in the area of the Dalhousie Community Association (DCA).
The Board of Directors of the DCA would like to express strong opposition to converting scarce school yard area for staff parking.
There are alternatives. While we recognize that many staff drive, we would like to urge the OCDSB to review its policy of enabling car commuting through its policy of offering free on-site parking to its staff. Does the OCDSB budget similar per person amounts to encourage staff to use public transit? Does it ever consider proximity to a school in hiring staff? Will the Board look at off-site parking measures, such as at Tom Brown arena or even the large underused private parking lot directly across the street from the school?
The OCDSB must “walk the talk” when it comes to environmental stewardship. This means preserving large trees along the Breezehill frontage, respectfully maintaining historic properties, and providing attractive recreational and outdoor learning spaces. Operating parking lots should not be a key board priority in urban neighborhoods.
Last but not least, this school's parent community spent years to fundraise for the rejuvenation of the exterior spaces you are now converting into car parking, and has been working for years on the other yard. Funding from the Board for these improvements has been noticeable by its absence. Why is there money to provide spaces for cars but not for children?
Any consideration of the use of school property has to put as its top priority the needs of children. It is simply unacceptable to cut the children's outdoor space. The OCDSB must find a solution that works for Devonshire's children and indeed all schools, a solution that is sustainable - environmentally, economically, and socially.
- Eric Darwin.
Monday, May 2, 2011
Agenda for May 4th meeting
DCA Agenda May 4, 2011
7.30pm – meet and greet new and old board members, update contact list, adopt minutes and agenda
8pm – cathedral hill development presentation
8.30 pm – discussion of committee structure, selection of members for each group, election of President, Treasurer, etc. We may want to have a meeting chair separate from the President role.
Do we want to move to a committee structure, and how autonomous should the committees be? Should they have fixed meeting date(s)? Suggested committees (to be revised):
• Developments big and small, infills, Committee of Adjustment applications
• Traffic, Transportation and neighborhood-scale plans
• Cycling and pedestrians
• Social wellbeing, schools, parks, housing, safety
• Buzz distribution
• Membership growth
• Gardening
Note the upcoming events to which we are invited:
May 10th, 7pm, The Door AGM
Note May 11, 6.30pm meeting on sec 37 at city hall
7.30pm – meet and greet new and old board members, update contact list, adopt minutes and agenda
8pm – cathedral hill development presentation
8.30 pm – discussion of committee structure, selection of members for each group, election of President, Treasurer, etc. We may want to have a meeting chair separate from the President role.
Do we want to move to a committee structure, and how autonomous should the committees be? Should they have fixed meeting date(s)? Suggested committees (to be revised):
• Developments big and small, infills, Committee of Adjustment applications
• Traffic, Transportation and neighborhood-scale plans
• Cycling and pedestrians
• Social wellbeing, schools, parks, housing, safety
• Buzz distribution
• Membership growth
• Gardening
Note the upcoming events to which we are invited:
May 10th, 7pm, The Door AGM
Note May 11, 6.30pm meeting on sec 37 at city hall
Monday, April 18, 2011
All candidates meeting
Ottawa Centre All Candidates Event
The focus will be driven by you! Questions will be selected through the audience or beforehand through ottawa.openfile.ca. OpenFile is a collaborative local news site. Visit ottawa.openfile.ca, open a file, and your ideas will help power the event.
Location: Saint Paul University, 223 Main Street, Guiges Hall, Auditorium
Date: Thursday, April 28th
Time: 6-8 pm
Twitter: #OCdb8
The event will begin promptly at 6 pm.
Hosted by the Old Ottawa East Community Association and the Centretown Citizens Community Association, in partnership with OpenFile.
Other community partners include: Centretown Citizens Ottawa Corporation, Centretown Community Health Centre, Somerset West Community Health Centre, People for a Better Ottawa, Hintonburg Community Association, Glebe Community Association, Dalhousie Community Association
Event contact: canning.martin@gmail.com
Tuesday, April 12, 2011
DCA Report for April, 2011
The Dalhousie Community Association held its annual general meeting on 6 April. We had two guest speakers: John Doran and Rick Morris, of Domicile Developments. Domicile has been busy in the central city neighborhoods for 35 years. They have built townhouses, stacked townhouses, low rise apartments, and some higher-rise apartment buildings. They are active in the condo market these days, but have also built several buildings in partnership with non-profit housing providers. Their reputation amongst community groups and municipal planners is that they are “good guys” who work with the system and neighbours, rather than taking a confrontational approach right out of the gate.
I contacted several building associations and academics trying to find someone to speak to the Association about infill development in our neighbourhoods, but no one was willing to talk about the decisions behind the infill projects, and the numbers involved, until I found Domicile. What are the key factors determining how big, how high, and at what price point, do builders build? Rick Morris, the numbers guy at Domicile, was remarkably open with the fifty or so people that came out to the AGM. He provided us with a breakdown of typical costs for high rise construction, low rise wood-frame apartments, infill townhouses, and stacked townhouses. He even included their profit figures for each type of housing.
John Doran was an entertaining speaker, full of anecdotes about project issues, run-ins with councilors, dealing with bureaucrats and hostile neighbours. Both John and Rick said the business is very stressful and neither recommends it to their children: there are simply much easier ways to make a living. John did say that small project infill’s of less than 20 units are much more fun and let the owners get their hands in on every step of the process. Listeners were astounded at some of the costs, such as for the model suite(s) which go up on-site and are later torn down in order to construct the real building, or the high costs of insurance during the building process. Rick Morris held up a piece of plumbing with a $700 price tag that was enough to make one reconsider investing in gold or silver and instead invest retirement savings in plumbing supplies!
The point of having well-known and respected builders give a presentation to the community was based on the generally adversarial nature of many infill projects. The adversarial approach is not helped by media coverage which always looks for the “conflict” angle in every proposal. Infill will never be problem free. Many residents resist change to their local environment. And since every project faces unique challenges, and many neighbours bring differing wish lists and objections, not everyone will ever be happy. But knowing that the people that run development companies are (sometimes) people just like us makes it easier to dialogue.
President’s report
The President’s report is usually a tour of the major issues facing the neighborhood over the last year and what is coming up. But with the monthly Dalhousie Reports available on-line both from The Buzz and at this web site, this year’s report dealt a bit more subjectively with the issues.
The neighborhood has been getting a lot more media coverage. We are not-so-often called “centretown west”, nor is Dalhousie heard with a “wherez-dat?” Dalhousie is on the map again. This is also helped but what I call the “CBC index”: we can now find CBC personalities on many blocks in the neighborhood, because it is (still) affordable and close to the downtown.
The DOTT LRT transit project has been a bit quieter of late, as detailed planning continues with the city and consultants. And yes, that should worry us. Because what we are learning is that our neighborhood will get drastically downsized station facilities, no bike paths, and minimal walk-in facilities. Our access to the NCC lands along the Ottawa River will also be cut back if we let it happen.
We are all proud of the Preston streetscape, with its wider sidewalks, friendly lighting, and hundreds of trees and shrubs. I think the rest of the city has sat up and taken notice of how well it turned out. We took many of the lessons of Preston and applied them to the reconstruction of Somerset Street. Construction is resuming now on the O-Train to Preston section. Then the Somerset reconstruction continues up the hill to Booth street, and the new Chinatown look will be implemented. Also in Chinatown, the Gateway Arch, a royal arch has put Chinatown back on the map. The traditional grocery shops are struggling or dead, and too many restaurants are fighting for the lowest-priced buck. But the street will revive, and the coming of some new condo projects, such as the 37 unit one proposed for the corner of Booth and Somerset, will help.
Not everything we worked on came out fabulously. We did beat back the proposals to widen Bronson, and won a grudging study of the “road diet” concept. But it is hard to work towards a better street when the response from the City consultants is negative every day in every way. That street reconstruction is now delayed for a year or more, which gives us more time to Rescue Bronson. But at the same time, the Carling study came out with recommendations for widening that road, mostly to serve the peak rush hour commuter to Point Gatineau. We are still fighting that one; why does the City want to sacrifice existing neighbourhoods to benefit commuters to suburban projects in another province? And this year the City starts examining Albert Street between Bronson and City Centre Avenue, with an eye to widening it. I predict we will have a hard fight ahead of us to make it a more walkable and bikable street that looks good.
We also remain unhappy with the Bayview-Carling CDP process. This planning process is going so slowly we wonder if the real agenda is to make sure that plan comes out only after all the developable lots have been rezoned on a spot basis.
We had a generous number of volunteers from the community join our board at the AGM. And there is plenty to keep people busy. In addition to reacting to road and development proposals, we are trying to find some creative infill projects of affordable housing. We have to remain vigilant to push problem properties to clean up and to prevent the proliferation of non-permitted ugly parking lots, to get appropriate redevelopment of obsolete properties, and to keep our schools open so the area is attractive to families.
As a result of an ongoing lobbying campaign, we got the bike underpass under Somerset Street near the O-train, which had been deleted from the 2011-12 budget, back into the budget and it will be constructed this year. Now we have to get the Ottawa River-to-Carling Avenue pathway itself into next year’s budget. We welcome the assistance of anyone and everyone in the neighborhood to work together to build a better Dalhousie.
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