Building LeBreton Flats - Master Planning

[acottawa]

Originally Posted by J.OT13

Ok, maybe too early to celebrate. We just need one person willing to work with Melnyk. Someone? Anyone?

Gilles Desjardin! Hey Gilles!? Maudite belle oppurtunité icite!

People make it sound like Melynk's — personality is the only problem. His personality is clearly an issue, but the economics of a team-financed arena in Ottawa are terrible.

It has been years since a small-market team self-financed an arena (it was probably Ottawa, and that ended in bankruptcy), and the pandemic has added additional uncertainty.

The only way an arena would be self-financed is by an eccentric billionaire
and Ottawa's only bona fide billionaire is Toby Lutke, and as far as I know he has no interest in hockey (which makes sense, he grew up in Germany and probalby has no childhood connection to hockey).

[rocketphish]

Our planning czar, NCC, keep asking us to plan LeBreton. Why?
Aside from terrible timing, the National Capital Commission has this habit of table-turning with the public.

Kelly Egan, Ottawa Citizen
Publishing date: Dec 03, 2021 • 2 hours ago • 3 minute read

The NCC is looking for new ideas for LeBreton Flats.

According to the rules, the proposals cannot be longer than 20 pages and the type font cannot be smaller than 10 point. Yes, it actually says that, presumably because anything written in nine-point is obviously garbage. (This type, by the way, is just under 10.)

We jest with our good pals at the Commish, but there is a point here: put away your font microscope, your convenient amnesia, and read the room.

This is not the right time to ask the public and corporate world for big ideas — like how to build a city — then impose an early deadline on the pandemic-slagged masses.

The development industry is a little jittery right now. Retail has been knocked on its duff, malls are trying to keep the lights on, commercial office space is having an existential moment, and downtowns are only creaking back from the dead.

In other words, everything we thought was a given two years ago — just build it (arenas, towers, shops) and they’ll come — is now on wobbly ground.

Sports arena on the Flats? Ooof and shut up. This is possibly the last thing Eugene Melnyk thinks about in the morning. I mean, let’s get an NHL team first.

People are still getting the kids vaccinated, their grandparents boosted, finding their restaurant legs. Our supply chains are weakened, our service industry is in survival mode, and the National Capital Commission wants us to be the planner with generational, city-building ideas?

We’ll get right on it, NCC, after another spoonful of Omicron.

And there’s more. The deadline is the end of February, with the Christmas period thrown in. After the multi-year, epic collapse of the Melnyk-Ruddy plan, it’s suddenly urgent? (What about, by the way, the 1,000 ideas we already gave you?)

Aside from terrible timing, the NCC has this habit of table-turning with the public. Which of us is the main federal planner in the capital? Oh, sorry, WE have to do THAT too?

Where are the NCC ideas? Is this not, more or less, what they do all day? Are you not able to throw out a bunch of possibilities, things that have worked in other northern cities, visions we might love?

The pandemic, in a way, forged a trail. Cyclists loved the closed parkways. Pedestrians flocked to the shut roads by the Rideau Canal. We liked the new seasonal bistros. Skiers skied their hearts out.

People would congregate in LeBreton Flats if there was anything to do. So, an idea: animate the space in the short-term, with only modest investment.

Because the opening of skating on the Rideau Canal is unpredictable, put in a large refrigerated rink, or two, in November and surround them with fire pit areas, maybe a heated beer tent, washrooms, some change huts, a giant barbecue, maybe a chainsaw juggler.

(You’ll remember the Parliament Hill skating rink for Canada’s 150th. It was so popular, times had to be booked. It cost about $5.6 million, but let’s throw it to Shopify Inc., etc… for help. Did we not just forgo $7 million for free transit in December?)

Mound up the snow, make a toboggan or luge run for the kids. (Jacques Cartier Park, hello.). Put in more chainsaw jugglers.

In the summer, pop-up markets, a quickie bandshell, a bicycle station, a juice bar, the same chainsaw jugglers but wearing shorts, a frisbee field, a quick skateboard park, a splash pad.

The point is: a) people will show up for (free) outdoor activities and b) when people show up, the rest takes care of itself.

The NCC is correct in its thinking the Flats is a prime spot for a big event anchor. But in the short and medium term (three to five years?), what are the chances of this happening?

So do something else.

Alternatively, if the NCC sees the Flats as a mini-Copenhagen (and damn the Danes), then stop asking for ideas and just build it.

A final thing, and it, too, emerges from changed conditions.

There is a massive amount of building planned around Bayview Station and at the other end of Preston Street (at Carling), new residents who will be dealing with the loss of green space for the new Civic campus of The Ottawa Hospital.

Where are they supposed to walk the dog, swing the arms?

Given the flood-drought effects of climate change, there is an argument the Flats should be home to a Central Park-like space secured as a green oasis for generations.

But, what-have-you NCC, stop asking us what we think, we beg, in letters 10 feet tall.

To contact Kelly Egan, please call 613-291-6265 or email [email protected]
Twitter.com/kellyegancolumn

https://ottawacitizen.com/news/local-new...-ncc-keep-asking-us-to-plan-lebreton-why

[SL123]

Originally Posted by rocketphish

Our planning czar, NCC, keep asking us to plan LeBreton. Why?
Aside from terrible timing, the National Capital Commission has this habit of table-turning with the public.

Kelly Egan, Ottawa Citizen
Publishing date: Dec 03, 2021 • 2 hours ago • 3 minute read

And there’s more. The deadline is the end of February, with the Christmas period thrown in. After the multi-year, epic collapse of the Melnyk-Ruddy plan, it’s suddenly urgent? (What about, by the way, the 1,000 ideas we already gave you?)

The deadline seems really rush indeed! Unless they already have someone they want and this is a way to eliminate all the other potential proposal

[kwoldtimer]

Originally Posted by Harley613

It is. I thought Gladstone Village was the name of the ongoing Rochester Heights affordable housing re-development, which is also along Gladstone.

Isn't that a public housing project?

[phil235]

Originally Posted by acottawa

People make it sound like Melynk's — personality is the only problem. His personality is clearly an issue, but the economics of a team-financed arena in Ottawa are terrible.

It has been years since a small-market team self-financed an arena (it was probably Ottawa, and that ended in bankruptcy), and the pandemic has added additional uncertainty.

The only way an arena would be self-financed is by an eccentric billionaire
and Ottawa's only bona fide billionaire is Toby Lutke, and as far as I know he has no interest in hockey (which makes sense, he grew up in Germany and probalby has no childhood connection to hockey).

No doubt there would need to be some kid of public contribution to make an arena viable, whether it be land, tax increment financing, or whatever.

In terms of potential owners, I could see a local group pooling resources a la OSEG. And don't forget that the billionaire owner doesn't have to be from Ottawa. Lots, including Melnyk, are not from the cities where their teams are. In the previous incarnation of the Lebreton competition, there was lots of talk of interest from the Desmarais family.

[waterloowarrior]

I believe Terry Matthews (Mitel/Newbridge/Wesley Clover) the Greenberg family (Minto) and Bill Malhotra (Claridge) are the other three Ottawa billionaires.

[silvergate]

Originally Posted by acottawa

People make it sound like Melynk's — personality is the only problem. His personality is clearly an issue, but the economics of a team-financed arena in Ottawa are terrible.

It has been years since a small-market team self-financed an arena (it was probably Ottawa, and that ended in bankruptcy), and the pandemic has added additional uncertainty.

The only way an arena would be self-financed is by an eccentric billionaire
and Ottawa's only bona fide billionaire is Toby Lutke, and as far as I know he has no interest in hockey (which makes sense, he grew up in Germany and probalby has no childhood connection to hockey).

Packers have been doing it for years, with fake shares that convey no real value. This in a city with a metro population similar to Gatineau.

https://www.google.com/amp/s/www.cnbc.co...s-to-sell-stock-shares-in-nfl-team-.html

[acottawa]

Originally Posted by silvergate

Packers have been doing it for years, with fake shares that convey no real value. This in a city with a metro population similar to Gatineau.

https://www.google.com/amp/s/www.cnbc.co...s-to-sell-stock-shares-in-nfl-team-.html

Good luck getting that to happen in Ottawa.

[acottawa]

Originally Posted by phil235

No doubt there would need to be some kid of public contribution to make an arena viable, whether it be land, tax increment financing, or whatever.

In terms of potential owners, I could see a local group pooling resources a la OSEG. And don't forget that the billionaire owner doesn't have to be from Ottawa. Lots, including Melnyk, are not from the cities where their teams are. In the previous incarnation of the Lebreton competition, there was lots of talk of interest from the Desmarais family.

I seem to recall a lot of scepticism about Demarais’ involvement in the failed bid. They were very cagey about what his role was, what money he was putting up and whether he had access to the family funds. He seemed more of a celebrity pitchman than an investor.

I don’t think OSEG has nearly the kind of money for the NHL. The team probably has a book value in the 400M range. An arena would cost about that as well.

Out of town billionaires are a possibility, but that didn’t work well with Melnyk.

[J.OT13]

Anyone know what the funding formula was in Winnipeg? We don't need a fancy arena like Edmonton or huge like Little Caesars. The MTS Centre is a good, modest sized arena that fits in very well with its surroundings.

Originally Posted by waterloowarrior

I believe Terry Matthews (Mitel/Newbridge/Wesley Clover) the Greenberg family (Minto) and Bill Malhotra (Claridge) are the other three Ottawa billionaires.

Matthews is a Kanata guy, so I doubt he would want to fund the Sens move to Ottawa. Greenberg is an OSEG partner, so that's a no-go (unless it's part of a plan with Watson to bleed-out Melnyk). Malhotra, maybe... Brigil-Claridge-Sens partnership. Not completely out of the realm of possibilities.

[acottawa]

Originally Posted by J.OT13

Anyone know what the funding formula was in Winnipeg? We don't need a fancy arena like Edmonton or huge like Little Caesars. The MTS Centre is a good, modest sized arena that fits in very well with its surroundings.

Governments paid about a third of the construction costs, plus 4 million a year in VLT money, which I think basically pays the servicing on the debt.

This article explains a number of arrangements.

https://calgaryherald.com/news/local-news/a-look-at-canadian-stadiums-built-with-public-funds

[YOWflier]

There’s also the Tomlinsons. I’ve heard them implicated in such rumours in the past.

[J.OT13]

From Hans on the Bike, the new pathway along Confederation and up to the River Pathway.









https://twitter.com/HansontheBike/status/1467104586108485634

[jitterbug]

And I don't think there will be much support for a publicly funded hockey arena (or whatever name they might give it like "multi-purpose event space").

I, for one, would much rather have an arena at Lebreton Flats compared to a grey industrial park on the western edge of Kanata -- BUT I won't finance it on behalf of a bunch of millionaire entertainers and billionaire owner. If having a modern arena is a cost of doing business (it is), then pay for the damn thing yourselves! (We'll help you recoup your expenses by going to games and events during coming years.) Thanks.

Originally Posted by acottawa

People make it sound like Melynk's — personality is the only problem. His personality is clearly an issue, but the economics of a team-financed arena in Ottawa are terrible.

It has been years since a small-market team self-financed an arena (it was probably Ottawa, and that ended in bankruptcy), and the pandemic has added additional uncertainty.

The only way an arena would be self-financed is by an eccentric billionaire
and Ottawa's only bona fide billionaire is Toby Lutke, and as far as I know he has no interest in hockey (which makes sense, he grew up in Germany and probalby has no childhood connection to hockey).

[J.OT13]

I'm not opposed to some public funding. Should the City (or any Government) invest in an arena, I would expect a fair revenue sharing scheme. If the City puts in 50%, then they should get 50% of naming rights, parking, concessions, advertisement and non-Sens related events. The Sens could get 100% of Sens (and other NHL related events) and figure out revenue sharing with any development partner for the mixed-use aspect of the site.

[rocketphish]

LeBreton Flats is unlikely to attract a 'big' project — and the NCC knows it
Previous proposals included big-ticket dreams such as a sports arena or a museum, but they were the sizzle to sell what were really real-estate development projects. That’s where the money is.

Randall Denley
Publishing date: Dec 07, 2021 • 6 hours ago • 3 minute read

In the many decades that the National Capital Commission has fiddled with LeBreton Flats, it has often been slow, bumbling and bureaucratic. Suddenly, the NCC is in a hurry, seeking proposals for attractions that will define the site and offering an end-of-February deadline.

Taken at face value, the NCC’s request is nothing more than a simple attempt to see if anyone wants to build something interesting on LeBreton.

Hey, what about a museum, a gallery or an aquarium? The door is open to an NHL arena on LeBreton. Maybe someone will propose a Ferris wheel. Think what fun that would be in January. If, however, no such amazing proposals come forward over a three-month period that includes Christmas, the NCC assures us it has a back-up plan for “mixed use development.” That’s planner-speak for a boring jumble of condos, shops and office buildings.

One cannot help but observe that this short, oddly timed request for attractions is exactly how the NCC would proceed if its real agenda was to lower public expectations for LeBreton by eliminating plans for some kind of major draw that would enhance the site.

Once the problem of making the site something special has been dealt with, the NCC will be free to putter along with its mixed-use plan. With no hope of any spectacular result, success will be assured.

The NCC has seldom been criticized for acting too swiftly, but really, what is the rush to ask for attractions now? Katie Paris, the NCC lead staffer on LeBreton redevelopment, says the NCC would like to know now what great ideas might be out there. If none is forthcoming, the organization is not necessarily going to abandon the hunt for attractions.

The test of that thinking will come at the end of February, if the call for ideas generates nothing of substance. It’s certainly going to be a challenge.

Both of the previous plans presented at the end of 2015 included attractions but they were the sizzle to sell what were really real-estate development projects. That’s where the money is. The odds of so-called attractions standing on their own financially are slim to none, although someone could propose commercial or retail to support their proposal.

One has to ask why the NCC is still talking about the idea of an NHL arena. Paris says “the door is open” for an arena. Ottawa Senators’ owner Eugene Melnyk says he hasn’t closed the door on an arena. The problem is, no one is going through the door. The arena plan relied on a flow of real estate development dollars. With the site now broken up into a series of small development parcels, there is no such flow. If Melnyk were willing or able to write a cheque for an arena, the previous plan would not have collapsed.

A museum would be splendid on the site, but the federal government has shown no interest in building one. The city of Ottawa certainly won’t. An art gallery would have been good, but we already have the National Gallery and Ottawa has a new municipal gallery. An aquarium could work, but one would have to question how long the idea of keeping creatures in captivity is going to last.

At least LeBreton will have the new main library, which will also house Library and Archives Canada. That alone hardly seems like a reason to move to LeBreton, unless you are an avid library patron or a dedicated researcher.

What to do with LeBreton has been Ottawa’s defining conundrum since the federal government razed the existing neighbourhood in the 1960s. The question of why people would want to live on LeBreton has grown in complexity since the pandemic made uncertain the downtown’s future as a mass employment area.

Maybe the Ferris wheel will be the best idea in the end. Something that goes around and around and accomplishes nothing seems just about right.

Randall Denley is an Ottawa political commentator and author. Contact him at [email protected]

https://ottawacitizen.com/opinion/denley...tract-a-big-project-and-the-ncc-knows-it

[acottawa]

Originally Posted by jitterbug

And I don't think there will be much support for a publicly funded hockey arena (or whatever name they might give it like "multi-purpose event space").

I, for one, would much rather have an arena at Lebreton Flats compared to a grey industrial park on the western edge of Kanata -- BUT I won't finance it on behalf of a bunch of millionaire entertainers and billionaire owner. If having a modern arena is a cost of doing business (it is), then pay for the damn thing yourselves! (We'll help you recoup your expenses by going to games and events during coming years.) Thanks.

I understand why people would have that view, but I don't think it is consistent with the current economics of small market NHL teams.

Unless you have an eccentric multi-billionaire willing to build an arena (or frankly almost any amenity) at Lebreton as a vanity project, then an arena (or almost any significant amenity), will not happen.

Interestingly, the National Capital Act specifcally gives the NCC a mandate to

(f) construct, maintain and operate, or grant concessions for the operation of, places of entertainment, amusement, recreation, refreshment, or other places of public interest or accommodation on any property of the Commission;

[J.OT13]

‘Major attractions’ dev. sought for Ottawa’s LeBreton Flats

Don Wilcox, RENX
December 1, 2021

The director of Building LeBreton, a 71-acre redevelopment property bordering downtown Ottawa, is in Toronto today to lay out the vision for the site at Canada’s largest virtual and in-person development industry gathering.


The two tracts of land in bright orange and green will be released today for “major attractions” development proposals by Building LeBreton and the National Capital Commission. (Courtesy NCC)

Katie Paris will also offer attendees at the Real Estate Forum in Toronto insights into the next two blocks of land which are being opened up for proposals. The two parcels at LeBreton Flats comprise 6.3 and 1.2 acres, respectively, and are being allotted to major entertainment or attraction venues.

The details are contained in a Request for Expressions of Interest (REI) which is being made public today.

“We’re very excited to be here, excited to lead a discussion at the Real Estate Forum and engage with people and let them know about this opportunity,” Paris, the director, building LeBreton, for the National Capital Commission, told RENX.

The NCC is the organization which acts as steward of the land on behalf of the federal government.

The LeBreton Flats land parcels

The larger block of land in the REI sits between Albert Street and the Ottawa River, bordered by an area which is designated mainly for parkland. The smaller block is just to the north, near the Nepean Inlet off the Ottawa River, and just west of several other development blocks.

“The Major Attractions are hoped to be a regional, national and international draw for sports, music and entertainment, arts and culture and/or recreational purposes,” said NCC CEO Tobi Nussbaum in a letter introducing the REI.

Creating one or more major destination attractions is a significant aspect of the NCC’s overall vision and plan for the LeBreton Flats redevelopment. It is therefore important to establish what this will comprise early in the development phases.

“We want to come early to the process of defining the destination uses that we’ve talked about in the plan,” Paris said. “That’s why we are coming out now with this, to start early. We know these things take some time to develop and implement.

“We really want to hear what the best ideas are out there, to bring these ideas forth with some idea of who the partners are going to be, what your financing is going to look like, what is your business case for this vision and we can work with you to make it a reality.”

Developers must weigh many factors

The REI states the proposal can also contain mixed-use elements, but they will not be part of the judging criteria in choosing the best application.

The NCC also has some certainty in what can be developed at the site, with the city recently adopting its updated official plan and secondary plan for LeBreton Flats. This lays out permitted uses, building heights and other crucial development parameters.

“That means we can start: We can start on defining these destination uses and work with a proponent on bringing that vision to life and very shortly thereafter go forward with more residential, mixed-use phases.”

The sites will be made available to developers under a long-term lease.

Applicants will need to take into account a wide range of factors, including consultation with diverse interest groups, and include a significant sustainability element to their proposals.

“There is a net-zero (emissions) target for the whole site,” Paris said. “The net-zero target really depends on a whole series of actions. There are no silver bullets on this, there has got to be a whole range of different commitments. One of those commitments is going to be highly efficient buildings.

“There has also got to be carbon-free renewable energy.”

The REI calls for proposals to be submitted by Feb. 28, 2022. It plans to evaluate the proposals during March and April, after which it can either create a shortlist, or begin direct negotiations with its preferred applicant.

Library Parcel announcement in January

The NCC expects to announce the successful applicant for the first development block at its next meeting on Jan. 20. This 2.7-acre site is known as the “Library Block” due to its proximity to a new downtown City of Ottawa Library and Public Archives Canada building to be built nearby.

It is focused on residential construction and must include a minimum of 180 “affordable” housing units. It’s expected to contain more than 645,000 square feet of residential floor space.

The three consortiums shortlisted for this site are:

– Dream LeBreton: A partnership between Dream Asset Management and Dream Impact Master LP. KPMB Architects, Perkins & Will, Two Row Architect and Purpose Building comprise the design team, with PFS Studio as the landscape architect, EllisDon as the construction manager and Innovation Seven as the Indigenous engagement consultant.

– One Planet Living LeBreton: This group is led by Windmill Development Group, (Windmill), Epic Investment Services and Centretown Citizens Ottawa Corporation, supported by Diamond Schmidt Architects, DTAH Landscape Architects and Ledcor Projects Eastern.

– Team Central: Led by Trinity Development Group with local partners Hobin Architecture as design lead, Morley Hoppner as construction manager, Ottawa Community Housing as owner and operator of affordable housing, and the Good Companions as the owner and operator of seniors’ services.

https://renx.ca/major-attractions-development-sought-for-ottawas-lebreton-flats/

[J.OT13]

Build more than an attraction. Build a legacy.

RENX, December 7, 2021
Katie Paris
SPONSORED BY NATIONAL CAPITAL COMMISSION

Rarely are there opportunities to make your mark at a new waterfront community in the heart of a Capital city. The National Capital Commission’s Building LeBreton project is poised for just such a legacy-building opportunity.


The two tracts of land in bright orange and green are the sites for “major attractions” development proposals by Building LeBreton and the National Capital Commission. (Courtesy NCC)

Implementation of the NCC’s impressive vision for a sustainable live-work-play transit-oriented community has already begun, with the first land sale underway and initial public realm construction wrapping up soon. Developers will be invited to compete for the chance to develop mixed-use parcels in this landmark project over the coming years, building on decades of rich history and cultural context.

But the next phase of this city building project is set to be the most exciting yet.

The NCC recently launched a Request for Expressions of Interest to seek proponents and ideas for the two major attraction sites. Proposals for innovative and ambitious destination anchors will be accepted until Feb. 28, 2022.

Now that there is an ambitious overall vision in place for LeBreton Flats, the NCC is looking for visionaries and trailblazers who share the organization’s passion and excitement for the possibilities of this important site, and who have bold and innovative concepts to propose.

Anchored by two new light-rail transit stations, LeBreton Flats is a prime location for destination experiences, with opportunities for anything from a major event centre, concert venue, gallery or aquarium to a food hall or Ferris wheel.

Once-in-a generation opportunity

The 29-hectare LeBreton Flats area features two sites targeted for destination attractions. The first is just over 2.5 hectares (6 acres) of prime downtown land located a 5-minute walk from two light-rail transit (LRT) stations that link directly to the east, west and south ends of Ottawa. Nearby, another site of half a hectare (1 acre) hugs an inlet of the Ottawa River and offers an incredible location for a smaller cultural or recreational venue.

These sites will become the anchors for the surrounding development, which is planned as one of the most sustainable and inclusive communities in Canada. Iconic public spaces, including a hilltop park with incredible views of the Ottawa River and Gatineau Hills, will emerge just steps away from the major attraction sites, along with a community that will become home to approximately 7,500 residents and almost 4,000 workers.

The details are outlined in a forward-looking Master Concept Plan the NCC created for LeBreton Flats in 2021 following extensive public engagement. The NCC launched immediately into implementation, with a proponent for the first development site of the Building LeBreton project expected to be chosen at the beginning of 2022. That site is located between Pimisi O-Train LRT station and the most exciting architectural project in recent Ottawa history – a new central library called Ādisōke.

To express your interest in the attraction sites and for more information on the Building LeBreton project, visit ncc-ccn.gc.ca/LeBreton-major-attractions.

https://renx.ca/build-more-than-an-attraction-build-a-legacy/

[Admiral Nelson]

Originally Posted by acottawa

I understand why people would have that view, but I don't think it is consistent with the current economics of small market NHL teams.

Unless you have an eccentric multi-billionaire willing to build an arena (or frankly almost any amenity) at Lebreton as a vanity project, then an arena (or almost any significant amenity), will not happen.

Interestingly, the National Capital Act specifcally gives the NCC a mandate to

(f) construct, maintain and operate, or grant concessions for the operation of, places of entertainment, amusement, recreation, refreshment, or other places of public interest or accommodation on any property of the Commission;

There's a social equity dimension when public money is used to build professional sports arenas. Money sunk into these venues can't also be used to tackle longstanding social issues (like homelessness) that governments claim not to have the resources to fix.

To turn around and find hundreds of millions of dollars to subsidize a team of millionaire players and its billionaire owner would rub many the wrong way. It's upper middle class entertainment, not a general public interest being served. There are certainly more cost-effective ways of stimulating the economy.