CHNA comments on 100 Champagne

Civic Hospital Neighbourhood Association

July 12, 2010

Dear Mr. Hakala

Re: Official Plan Amendment, Zoning By-law Amendment, and Site Plan Control Proposal for 100 Champagne Avenue South (File No: D01-01-10-0008; D02-02-10-0025; D07-12-10-0147)

I am writing on behalf of the Civic Hospital Neighbourhood Association (CHNA) to comment on the proposed development at 100 Champagne Avenue South.

To begin, I would like to state that CHNA understands that the City of Ottawa’s 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 area near 100 Champagne 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 100Champagne.

Transportation study conclusions: The 100 Champagne 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 approximately 70 vph by 2016. With less than 500 vph two-way total at this location during peaks, 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 Domicile, Mastercraft Starwood and Arnon developments is considered to be a relatively minor increase in Sherwood Avenue traffic volumes, as it applies principally to the section of Sherwood Drive between Carling Avenue and Breezehill Drive. 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.

As the overall traffic impact of the proposed Domicile residential development at 100 Champagne Avenue represents a net increase of 5% to 7% in additional peak hour traffic volumes likely to be generated by all the known development proposals in the area at this time, and as the additional traffic impact on adjacent arterial and collector streets is judged to be quite minor, not resulting in the need for improvements of any significance, the proposed rezoning and OPA are judged to be appropriate in this case.”

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 is 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 100 Champagne and other proposed developments in the area would add more than 1240 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 100 Champagne is diverted to Carling.

The City could also reduce the number of vehicles that proposed developments such as 100 Champagne are scheduled to add to our streets by reducing the number of vehicle parking spaces. In theory, this measure would also strengthen the link between development and public transit. At the moment, the proposal for 100 Champagne would add a parking spot/vehicle per apartment or townhouse, as would the proposed development at 125 Hickory.

Reliability of information: The CHNA also has concerns about the reliability of the information provided by Delcan’s transportation study. Delcan’s study was prepared for the developer (Domicile). 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 seven guiding principles of Ottawa’s 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.
•A full range of commercial goods and services for residents is available at appropriate locations throughout the city.

Recommendations for 100 Champagne 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) Reduce the number of vehicle parking spaces and add bicycle and additional Vrtucar parking spaces.

2) 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. and from 3:00 p.m to 6:00 p.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. If they are not, it may be necessary to block the road at Champagne and Beech as well as Hickory and Loretta.

3) 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 100 Champagne are proceeding prior to the completion of the Carling Bayview Light Rail Transit Corridor Community Design Plan.

4) 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 myself or CHNA President Amanda Farris.

Yours truly,
Katherine Steinhoff
Vice President
Civic Hospital Neighbourhood Association


APPENDIX A

LARGE BUILDINGS NEAR CARLING O-TRAIN STOP

In Progress

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.
Status as of June 15, 2010: Comment Period in Progress

125 Hickory: Currently zoned for 34 metres. Proposal to increase to 76 metres. 33 townhouse units. Two residential condominium towers. One 24 storeys. One 20 storeys. Total of 301 condominium units. The concept plan indicates that 323 parking spaces and 161 bicycle parking spaces will be provided on site. Status as of June 17, 2010: Appealed to OMB.

855 Carling: Two office towers. One 15 storeys (56 metres). One 12 storeys (45 metres). 800 parking spaces. Status as of June 2010: By-law Passed - In Appeal Period

TOTAL: 1240 parking spaces*

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.
Unknown number of parking spaces. Status: Approved and in progress.

Dow Lake Court at 865 Carling Avenue: Two towers. One seven storeys. One nine stories. 614 parking spaces.

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.

Emerald Towers at 285 Loretta: 14 storeys. Unknown number of apartments. Unknown number of parking spaces. Parking lot exits on Champagne.

*The new condominium tower being constructed as part of Merrion Square Development will require additional parking and generate additional traffic.