by Catherine McKenney
Councillor, Somerset Ward
Last spring, I posted my initial thoughts on Trinity Development Group’s application to develop the site at 900 Albert. In that post, I said I would be looking for minimal parking to support true transit-oriented development, excellent pedestrian and cycling connectivity, community amenities, and a significant affordable housing component.
The new development application recently submitted by Trinity does not adequately meet these requirements.
Trinity is proposing to build three towers of 59, 55 and 50 storeys atop a mixed-use podium. There will be 1,632 residential units, 10,864 square metres of retail space and 17,442 square metres of office space.
The proposal falls short of what is required to realize the potential of the 900 Albert site. The following are my main concerns with the new proposal:
There is far too much parking
Trinity is proposing to build 1,183 parking spaces distributed among four storeys of underground parking, five storeys of above-grade parking and 20 surface parking spots. This amount of parking is excessive and will undermine the City’s investment in light rail.
Pedestrian and cyclist connectivity is insufficient
Additional turn lanes are proposed for Albert Street, which will make this street even more dangerous to cross on foot. In addition, an excessive amount of space on the site itself is devoted to vehicle movement and storage, which is inappropriate for a walkable urban development.
The traffic analysis submitted by Trinity admits that the proposed development does not meet the City’s complete streets requirements.
The south side of the development will be a “dead zone”
The Council-approved plan for the Bayview Station area requires “active frontage” – such as retail storefronts – along the south side of any development at 900 Albert. This would provide attractive and safe passage for pedestrians and cyclists moving to the Trillium multi-use pathway and, eventually, across a new bridge connecting to the vibrant urban streetscape of Wellington West.
Instead of active frontage, Trinity is proposing to locate blank walls, a large loading area and a surface parking lot along the south side of the development.
Public space, including greenspace, is insufficient for a development of this size
Space for new turn lanes on Albert could instead be used for greening, which should include substantial tree planting to humanize the streetscape. The excessive space devoted to vehicles on the site could be reallocated as attractive public space, including park space.
As part of a mixed-use centre in Ottawa’s Official Plan, 900 Albert is to be part of a vibrant centre of activity that invites walking, cycling and transit use. It should be a “good place” that is an asset to the surrounding community.
Councillor Jeff Leiper (Kitchissippi Ward) and I hosted an open house on December 14 to make it clear to Trinity that we expect a development that has great public spaces and will fit into our existing communities.
If you have any comments or concerns about this development proposal, please email me at catherine.mckenney@ottawa.ca.