Dear Mr. Bridgewater
Re: Revised Zoning By-law Amendment Proposal Summary for 125 Hickory Street (File No: D02-02-09-0104)
I am writing on behalf of the Civic Hospital Neighbourhood Association
(CHNA) to comment on the revised proposal for 125 Hickory Street.
To begin, I would like to state that CHNA understands that the City of
Ottawa¹s Official plan (Official Plan Amendment 76) promotes intensification
as a strategy to manage growth in a sustainable way and that it has targeted
areas near rapid transit for intensification, including the land at 125
Hickory Street which is located next to the Carling O-Train stop.
The CHNA also understands that the primary goal of the City's Official plan
is sustainability, "where sustainable development is defined as "development
that meets the needs of the present generation without compromising the
ability of future generations to meet their own needs."
We fully support this goal and hope to work with the City to manage growth
in a way that meets the needs of our community, both now and in the future.
With this in mind, we would like to raise a number of concerns in connection
with 125 Hickory Street.
Maximum Height of Building: As you may know, the area near 125 Hickory
Street is largely residential. There are a few apartment buildings and
condominiums in the area but most buildings are single family dwellings. The
tallest building in the area is Emerald Towers (14 storeys) and it towers
over most homes in the neighbourhood.
Currently, the land at 125 Hickory is zoned for a maximum building height of
34 metres. Developer Mastercraft Starwood is requesting that the City of
Ottawa increase the maximum height to 65 metres (down from a request for 76
metres) to allow for a 20 storey and 16 storey tower, with a total of 302
condominium units.
Accepting the proposal for two huge towers at 125 Hickory Street would
significantly reduce privacy for people living near the two buildings and
negatively alter the overall environment of the neighbourhood and skyline.
It is not an exaggeration to say that the towers would stick out like two
sore thumbs. To demonstrate this point, the CHNA has attached a photo of a Lego model which roughly shows development plans for the area near the Carling O-Train stop, including the revised plan for 125 Hickory Street. Each Lego block represents a storey. Each colour represents a new development, except for the blue buildings which represent existing structures.
Red: 125 Hickory. 20 storeys and 16 storeys.
White: 100 Champagne. 12 storeys. Plus a 3 storey building with 6
townhouses.
Yellow: 855 Carling. 15 storeys and 12 storeys.
Blue: Two storey homes - the norm for the area - and Emerald Towers, the
largest building in the neighbourhood (14 storeys).
According to the Christine Leadman, the City Councillor for the ward, the
plan for the 125 Hickory Street more than triples the City¹s housing density
target for the neighbourhood. (Source: Ottawa Citizen, 'Hotel-inspired
condos will have negative effect, Leadman says' May 4, 2010).
Leadman points out that "In 2002, the site was upzoned to 12 storeys to
permit construction of the 'Acquellero at Dow's Lake' apartment building
with 189 units. This development would have created a density of 475.5
jobs/people per hectare that is over twice the recent intensification target
of 200 along Carling Avenue. The proposed re-zoning would create a density
of 835 jobs/people per hectare." (Source: Christine Leadman, Councillor for
Kitchissippi Ward, Important facts for 125 Hickory St. Development, 2010)
The CHNA does not support the second upzoning or the significant increase in
density beyond city targets. We are especially concerned because the area
has inadequate infrastructure and will not be able to sustain this level of
development. There is no grocery store in the neighbourhood or other
amenities like a post office, dry cleaner, news stand or gas station. Even
public transit is a problem. The City's Light Rail network will not be
operational for another decade, and the O-Train will likely be shut down for
LRT construction for part of that decade. Ironically, most people who move
into the new developments near the Carling O-Train stop will have to drive
everywhere to obtain the basic requirements of life because they will not be
able to get them in their neighbourhood or get them very easily by public
transit.
If all zoning by-law proposals for the area are accepted as is, an estimated
1000 additional people will be moving in and around 125 Hickory Street.
(Note: This estimate assumes an average of two people per unit at 125
Hickory, 100 Champagne and the second Merrion Square condo which is
currently being built.) This will undoubtedly put a great deal of pressure
on our residential roads, parks and green space, as will the two office
towers at 855 Carling.
As stated earlier, the CHNA supports the City's plans to promote
intensification and sustainable development in a way that meets the needs of
our community, both now and in the future. However, the CHNA does not
believe that the current proposal for 125 Hickory promotes sustainable
development or meets the needs of current residents.
Transportation study conclusions: The 125 Hickory Avenue: Residential
Complex Community Transportation Study concludes with the following
comments
"The principal impact of the currently underway and proposed developments
(Domicile, Arnon and Mastercraft Starwood) on local streets is anticipated
to occur on Sherwood Drive at Carling Avenue, based on the assumption that
the additional traffic to/from Carling Avenue west of Champagne Avenue will
likely get redistributed to/from Sherwood Drive at the Carling/Sherwood
signalized intersection in the same proportions as currently prevail at that
intersection.
Consequently, the two-way peak traffic volumes on Sherwood Drive between
Carling Avenue and Breezehill Avenue are projected to increase by 80/90 vph
by 2016. At less than 500 vph two-way total at this location during peak,
the projected volumes are still considered to be reasonable for a collector
road. It is noteworthy that the two-way peak hour volumes on Sherwood Drive
at Parkdale Avenue are approximately 50% of the two-way volumes at Carling
Avenue.
Since, an average of 85% of the traffic on Carling Avenue east of Sherwood
Drive originates/is destined for Carling Avenue, west of Sherwood Drive, the
resultant 15% of the projected increased traffic volumes resulting from the
proposed Mastercraft Starwood and Arnon developments is considered to be a
relatively minor increase in Sherwood Avenue traffic volumes, i.e.,
approximately 10% of the current p.m. peak hour total of 400 vph.
The existing traffic volumes on the local road network, Hickory, Breezehill,
Beech, Loretta, etc., are relatively minor and are expected to increase by
less than 40 vehicles per hour, as a result of all the proposed developments
in the area, including Domicile, Arnon and Mastercraft Starwood.
Based on the foregoing, it is recommended that the proposed rezoning be
approved from a transportation perspective."
The CHNA does not agree with this conclusion. Much of the information
collected on traffic counts was collected during the dead of summer and a
period of major construction on Preston Street. We think it safe to assume
that these factors affected both the volume of traffic and the way people
use our roads. We would like to point out that a consulting firm called
Delcan collected information for the Carling and Sherwood intersection (the
intersection identified as having "the principal impact" ) on August 19,
2009. Traffic counts for Carling and Champagne were collected on August 17,
2009. Counts for Beech and Preston were collected on July 18, 2006. Counts
for Parkdale and Sherwood were collected on June 30, 2009. Also, there does
not appear to be traffic counts for some of the intersections that are
likely to be most affected: Champagne and Beech; Hickory and Loretta;
Hickory and Breezehill; Hickory and Bayswater.
The proposed development at 125 Hickory and other proposed developments in
the area would add more than 1192 vehicles to our streets (See Appendix A).
Most of these vehicles are likely to arrive and leave during peak traffic
hours. This increase in traffic would undoubtedly and negatively impact the
livability of our streets. We wholeheartedly agree with the late Donald
Appleyard. Appleyard, who was a professor of urban design, believed that
social street activities are greatly reduced and feelings of well being in
neighbourhoods are threatened when traffic volumes increase beyond what is
considered normal by local residents (Source: Donald Appleyard, Livable
Streets, Berkeley, CA.: University of California , 1981).
The CHNA would like to work with the City of Ottawa to preserve the
livability of our streets by maintaining current traffic patterns to the
extent possible. One of the best ways to do this would be to ensure that
traffic emanating from developments such as 125 Hickory Street is diverted
to Carling.
The City could also reduce the number of vehicles that proposed developments
such as 125 Hickory are scheduled to add to our streets by adding Vrtucar
parking spaces and by reducing the number of vehicle parking spaces. In
theory, this measure would also strengthen the link between development and
public transit.
Reliability of information: The CHNA also has concerns about the reliability
of the information provided by Delcan¹s transportation study. Delcan¹s study
was prepared for the developer (Mastercraft Starwood). We have a very hard
time believing that this document is impartial and suspect that Delcan may
be providing information in a selective manner. For example, Delcan
provides collision data for study area roads between 2005 to 2008 and
concludes "Analysis indicated no particular trends in collisions along the
subject section of Carling Avenue. Most of the collisions (76%) involved
only property damage, indicating low impact speeds, while the rest were
non-fatal."
One might assume, based on this information, that there were no fatal
traffic accidents between 2005 and 2008 but this would be incorrect.
Collision data only provides information about vehicles hitting vehicles. It
does not include information about vehicles hitting people. We know of at
least one fatal accident that occurred in March of 2005. A man and his dog
were tragically killed by a car at Carling and Sherwood
(Source:http://members.shaw.ca/leatherlion/benkozak/index.htm
No Community Development Plan: The Carling Bayview Light Rail Transit
Corridor Community Design Plan is not yet completed. Development is usurping
planning at this point. We think the City needs to work with the CHNA to
address problems that are created by this fact.
In short, the CHNA believes that the City needs to do more to ensure that
development is sustainable for both current and future residents, as
mandated in the Official Plan, and that it incorporates the guiding
principles of Ottawa¹s 20/20 initiative into its plan by working towards
stated objectives such as the following:
-The link between development and public transit is strengthened.
- Focusing on alternative modes of transport and reducing the reliance on
the automobile for improved air quality.
- A better-balanced transportation system, which puts more emphasis on
transit, cycling and pedestrian facilities, and improves mobility and access
for all citizens, including those who do not own a car.
Commercial use: The CHNA is pleased to see that Mastercraft Starwood is
proposing to add limited commercial uses at grade at the southwest corner of site. On
this one particular issue, the developer appears to have listened to the
comments of residents in the neighbourhood, which we very much appreciate.
O-Train bridge: We fully support and encourage Mastercraft Starwood¹s
proposal for a Hickory Street bridge over the O-Train tracks. This link
would encourage more walking and less driving.
Bicycle parking spaces: Similarly, we like the proposal for 182 bicycle
parking spaces. Ideally, this proposal would include secure indoor bicycle
parking for residents of each tower and bicycle racks for visitors outside.
Recommendations for revised 125 Hickory Street proposal
The CHNA would like to make the following recommendations with a view to
addressing some of the above concerns and helping the City take measured
steps to implement the Official Plan and 20/20 objectives:
1) Maintain the current maximum building height of 34 metres.
2) Reduce the number of vehicle parking spaces to increase walking,
biking and use of public transit and add Vrtucar car spots to encourage car
sharing. There are about 15 to 20 vehicles removed from the road for every
car-share vehicle. (Source: San Fransisco Chronicle, "City working to make
car-sharing more popular", August 17, 2010
http://www.planetizen.com/node/45626). We recommend at least eight Vrtucar spots in prime locations.
3) In order to divert traffic to the Carling arterial, we recommend the
following:
a) 'No entry from 6:00 a.m. to 9:00 a.m' signs at Hickory and Champagne
(going North and West) to divert traffic to Carling during rush hours.
b) A 'No entry from 3:00 p.m to 6:00 p.m' sign at Champagne and Beech to
encourage traffic to enter from Carling at the end of the day.
c) A 'No entry from 3:00 p.m to 6:00 p.m' sign at Hickory and Loretta to
encourage traffic to enter from Carling at the end of the day.
This proposal should encourage the proper use of the Carling arterial if
people are respectful of the signs.
4) Ensure that City of Ottawa staff make it a priority to find solutions to
other traffic and parking issues in the CHNA catchment area, especially in
light of the fact that developments such as 125 Hickory are proceeding prior
to the completion of the Carling Bayview Light Rail Transit Corridor
Community Design Plan.
5) Do not consider any new developments or zoning by-law amendments in the
area until the Carling Bayview Light Rail Transit Corridor Community Design
Plan (CDP) is completed. Ensure that the CDP gives priority to adding
services and infrastructure in the area so that residents can walk or bike
rather than drive.
Thank you for considering our views.
If you have any questions or concerns, please do not hesitate to contact
either me or CHNA President Amanda Farris.
Yours truly,
Katherine Steinhoff
Vice President
Civic Hospital Neighbourhood Association
APPENDIX A
Large Buildings AND PARKING Near Carling O-train Stop
In Progress
125 Hickory: Currently zoned for 34 metres. Proposal to increase to 65
metres. 22 townhouse units. Two residential condominium towers. One 20
storeys. One 16 storeys. Total of 302 condominium units. 275 parking spaces
for residents, visitors and commercial purposes (Source: Douglas
Bridgewater, Planning and Growth Management Development, City of Ottawa).
182 bicycle parking spaces will be provided on site.
100 Champagne: Currently zoned for Residential Fourth Density Subzone M
which has a maximum height 11metres.
(Source:
http://www.ottawa.ca/residents/bylaw/a_z/zoning/parts/pt_06/index_en-04.html )
Proposal to increase to 42 metres. One residential apartment consisting of
12 storeys and 94 apartments. One three storey townhouse dwelling with 6
townhouses. 109 parking spaces. Two car sharing spaces (Vrtucar) and six visitor spaces.
855 Carling: Two office towers. One 15 storeys (56 metres). One 12 storeys
(45 metres). 800 parking spaces.
TOTAL:1192 parking spaces*
*The new condominium tower being constructed as part of Merrion Square
Development will generate additional traffic.
Current
Merrion Square at 330 Loretta: 30 townhomes. Two towers containing 152
units. One eight storeys. One ten storeys. One tower is currently being
constructed. The apartment towers share one common garage with 160 parking
spaces. There are 12 visitor and 2 Vrtucar parking spaces as well as parking
spots at each of the 30 townhomes. Status: Approved and in progress.
Dow Lake Court at 865 Carling Avenue: Two towers. One seven storeys. One
nine stories. 614 parking spaces.
Emerald Towers at 285 Loretta: 14 storeys. Unknown number of apartments.
Unknown number of parking spaces. Parking lot exits on Champagne.
Civic Hospital parking lot at Carling and Champagne: 300 parking spaces are
currently located on the vacant Arnon Corporation site, serving the Civic
Hospital. These parking spaces will disappear when the Arnon development at
855 Carling goes up.
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