Building LeBreton Flats - Master Planning

[Harley613]

Originally Posted by OTSkyline

Are there any big swaths of land in Vancouver, Montreal or Toronto that go undeveloped because of "contamination costs"? This is a missed opportunity for densification right across from Bayview.

Given the city's track record I'm also preparing to be majorly disappointed by the "park space" across from it. I find this city does a HORRIBLE job at providing amenities or anything to make these areas lively! The first "November" concept looks like it could've done the job, there seems to be pavers, landscaping, playground/tennis courts, that would be amazing! But looking at the newer "January" concept, everything is gone and it's it's a large empty field... Guess we should just expect another large empty grass patch, yay Ottawa!

A large empty grass patch sandwiched between a mini expressway, a snow dump, and an at-grade light rail line.

[zzptichka]

Originally Posted by OTSkyline

Are there any big swaths of land in Vancouver, Montreal or Toronto that go undeveloped because of "contamination costs"? This is a missed opportunity for densification right across from Bayview.

Given the city's track record I'm also preparing to be majorly disappointed by the "park space" across from it. I find this city does a HORRIBLE job at providing amenities or anything to make these areas lively! The first "November" concept looks like it could've done the job, there seems to be pavers, landscaping, playground/tennis courts, that would be amazing! But looking at the newer "January" concept, everything is gone and it's it's a large empty field... Guess we should just expect another large empty grass patch, yay Ottawa!

I think this January slide is from a different context.
Here's another slide from January PDF:



Not that I have hope they can do anything good out of it. Most likely they'll leave it for the last phase - 50 years from now.

[Richard Eade]

Originally Posted by Harley613

Have you seen the Holiday Inn on King Edward?

Nope, hadn’t seen the Holiday Inn on King Edward. Is it up and running yet? (It is still under construction in the Google image.) How has the access been working?

Thanks for pointing the Holiday Inn out to me. I guess that having the access on the far-side of the intersection on a one-way road makes it possible.

I stand corrected that such a plot of land would be all but useless for development. I suppose the buildings on Riverside at Bank also support the position that people will build in places that I would not consider useful.

That, of course, doesn't change my mind and make me think that the Staff design is a good one.

[Harley613]

Originally Posted by Richard Eade

Nope, hadn’t seen the Holiday Inn on King Edward. Is it up and running yet? (It is still under construction in the Google image.) How has the access been working?

Thanks for pointing the Holiday Inn out to me. I guess that having the access on the far-side of the intersection on a one-way road makes it possible.

I stand corrected that such a plot of land would be all but useless for development. I suppose the buildings on Riverside at Bank also support the position that people will build in places that I would not consider useful.

That, of course, doesn't change my mind and make me think that the Staff design is a good one.

It's been fully operational for a few months now. I pass by it at least a couple times each day. It seems to be working out alright, I have never seen the hotel check-in line extend onto the road or anything.

[lrt's friend]

Originally Posted by OTSkyline

Are there any big swaths of land in Vancouver, Montreal or Toronto that go undeveloped because of "contamination costs"? This is a missed opportunity for densification right across from Bayview.

Given the city's track record I'm also preparing to be majorly disappointed by the "park space" across from it. I find this city does a HORRIBLE job at providing amenities or anything to make these areas lively! The first "November" concept looks like it could've done the job, there seems to be pavers, landscaping, playground/tennis courts, that would be amazing! But looking at the newer "January" concept, everything is gone and it's it's a large empty field... Guess we should just expect another large empty grass patch, yay Ottawa!

You do really mean a large empty weed patch. Great for all allergy sufferers.

[originalmuffins]

I don't mind this plan, it's much better than their block approach and a coherent plan works better for developing the area long-term. Like to see the entertainment district vibe and that it's a mix of workspace, living, and a place to be in your free time. Although I do find the lack of developments on the West side not so good. 3 districts to park space alone is a lot, maybe pushing 1. Capital park to take over 3. Active Park and converting the western most side to create a streamless integration with the 900 Albert Towers.

I hope they incorporate an actual waterfront boardwalk at 2. Riverfront Park, would be great regardless of the season (seeing the Ottawa River in the winter is nice).

[J.OT13]

Here we go again. Another delay, though it's no ones fault this time.

NCC presses pause on development process for LeBreton Flats' library lands

OBJ, Apr 23, 2020



The National Capital Commission is putting a call for proposals to develop a portion of LeBreton Flats on hold due to the COVID-19 pandemic, the federal agency said Thursday.

The NCC, which owns the 55-acre parcel of land just west of the downtown core, was scheduled to launch the development process for property at 665 Albert St. near the future home of Library and Archives Canada and the main branch of the Ottawa public library later this spring.

“Given the current COVID-19 pandemic and its unknown impact on the overall economy, the Library Parcel procurement process is on hold until the impacts can be better understood,” the agency said, adding it will recommend revised timelines after consulting with experts and assessing the “evolving dynamics” of the project.

The NCC said the project team wants to have a revised development schedule ready by early summer so the process can be launched “when market conditions allow.”

The agency’s latest attempt to redevelop LeBreton Flats comes after the previous consortium that had been chosen to lead the project fell apart amid legal wrangling.

The RendezVous LeBreton Group, a partnership led by Trinity Development Group and Ottawa Senators owner Eugene Melnyk, collapsed in late 2018 after Melynk’s Capital Sports Management announced it was suing Trinity and executive chairman John Ruddy for $700 million, citing conflicts of interest related to other Trinity projects near LeBreton Flats. Trinity later launched a $1-billion countersuit against Melnyk and Capital Sports Management.

The commission’s latest draft plan calls for the prime parcels of real estate at LeBreton Flats to be developed over stages, as builders respond to requests for proposals to develop distinct sections of the site.

The final master concept plan for LeBreton Flats is expected to be presented to the NCC’s board of directors this fall. Once the plan is approved by the NCC board and the City of Ottawa, the Crown corporation will begin to roll out its RFPs over the following 12 months.

https://obj.ca/article/ncc-presses-pause-development-process-lebreton-flats-library-lands

[rocketphish]

LeBreton Flats redevelopment faces delay risks because of pandemic

Jon Willing, Ottawa Citizen
Publishing date: 50 minutes ago • 5 minute read

The National Capital Commission says the COVID-19 pandemic will impact the latest timelines for redeveloping LeBreton Flats.

Part of the problem rests with the City of Ottawa’s ability to operate under the physical distancing restrictions that have come with the public health crisis. The NCC will need the city’s approval of an amendment to the central area’s planning blueprint for the area, to align with a LeBreton master concept plan in development.

However, the city is still sorting out how the public can participate in planning consultations, such as those that usually come with meetings of city council’s planning committee. On Wednesday, council approved changes to a procedure bylaw to allow electronic participation in meetings, including participation from the public.

In a report received by the NCC board of directors during a meeting Thursday, staff of the federal agency say “any major governance delays in the secondary plan approval process could impact the NCC’s timelines to proceed with calls for development proposals for subsequent phases of the project following the initial library parcel phase.”

The so-called library parcel located at the northeastern corner of Albert and Booth streets is effectively the first phase of the LeBreton redevelopment. The NCC intended to call for development proposals this spring, but that has been put on hold until the summer at the earliest because of the virus outbreak and the pandemic’s unknown impacts on the economy. The library parcel component will continue “when market conditions allow,” the report says, but the delay won’t impact the secondary plan application to the city.

The NCC has met three times with Algonquin representatives between last June and January and the agency has struck a working group, whose membership the NCC says requires more “clarity.”

The agency is also creating a larger public advisory committee for the LeBreton redevelopment that will meet quarterly. Members will come from various stakeholders, including community associations, affordable housing groups, health organizations and the tourism industry.

A final LeBreton master plan is scheduled to be at the board next fall. The NCC expects to launch an implementation strategy for the land west of Booth Street late in the year.

It was a throwback meeting for the board since there was no public observation permitted. Instead, the agenda and reports were made available on the NCC’s website as the board met via teleconference. There was no public broadcast of the meeting because of the “exceptional circumstances regarding COVID-19,” the agency said.

<snip>

[email protected]
twitter.com/JonathanWilling

https://ottawacitizen.com/news/local-new...cm/137f07f0-acab-4637-9696-c83026e46abe/

[Jayday23]

Isn’t this a development PROPOSAL? If Claridge could dream about how a plot of land 2 blocks over could be developed during the midst of this crisis, maybe the NCC could fathom the idea of doing so as well. Heck, it’s not like this is the most important piece of undeveloped land in the city right...

[J.OT13]

Originally Posted by Jayday23

Isn’t this a development PROPOSAL? If Claridge could dream about how a plot of land 2 blocks over could be developed during the midst of this crisis, maybe the NCC could fathom the idea of doing so as well. Heck, it’s not like this is the most important piece of undeveloped land in the city right...

They were weeks away from putting out an RFP for the library parcel. Interest in the property would likely have reduced due to Covid-19, which means fewer submissions and probably lesser quality projects.

I don't think this will have any effect on the overall planning of LeBreton.

[J.OT13]

I'd like to understand how Pimisi's MUP level entrance south of the station will be integrated into the plan. They are not showing it on this image. I'd like to think that the entrance will link underground into the new building on the corner of Booth and Albert. They could even add an entrance on the Albert/Booth plaza. I imagine they will just block it off instead.

For Bayview, should Trillium ever extend north, the City will have to build new vertical circulation from the Line 2's east platform to the Albert level, along with a new entrance at the north-east quadrant into the park space.

[rocketphish]

Sale of prime LeBreton parcel hinges on affordable housing
Developer who purchases Albert Street property must build 100 affordable units

Kate Porter · CBC News
Posted: Jun 23, 2020 5:19 PM ET | Last Updated: June 23

The City of Ottawa is hoping to dispose of a prime parcel of land it owns on LeBreton Flats, but only if it can get at least 100 affordable housing units out of the deal.

The National Capital Commission (NCC) was already preparing to sell its own, larger parcel between Pimisi station and the future central library, but is holding off until the market stabilizes, according to Katie Paris, who's managing the NCC's phased redevelopment of LeBreton Flats.

Now the city is in talks to combine its own property at 615 Albert St. with the NCC's, putting them both out to tender for development at the same time.

There's a catch, however: the successful bidder must promise to sell at least 100 affordable units to Ottawa Community Housing within seven years.

"Affordable housing available to the masses in your city core becomes impossible in time as land values increase and you have less land available," said Cliff Youdale, chief development officer of Ottawa Community Housing.

"I'm sure if Vancouver and Toronto could wind back the clock they'd love to do things a whole lot differently."

Catherine McKenney, the councillor for the area and the city's housing liaison, said it's going to get increasingly difficult to find affordable units that are so centrally located.

"We have to be very careful that we don't push lower-income individuals and families out of areas where we have rapid transit, so this is an incredibly important piece of real estate," McKenney said.

LeBreton Flats was a working-class neighbourhood before it was expropriated and razed decades ago, and McKenney said it's important to remember those roots.

The LeBreton Flats Community Benefits Coalition is hoping this first affordable housing project is just a first step.

The group has been pushing the NCC to go further by adhering to a social contract that would require developers to hire and train local employees, and ensure community benefits such as child care and other services.

"Don't get me wrong, 100 units of affordable housing is fantastic. But LeBreton Flats can be so much more," said George Brown, a member of the coalition.

The city has set aside $15 million in this year's budget for affordable housing projects.

Of that, $10 million will go to Ottawa Community Housing for two projects, one to begin construction in 2021 beside the future Gladstone Station, the other just a few blocks away at Booth and Gladstone.

The city has put aside $3 million for the possible purchase of a hotel to convert to housing.

The final $2 million is to get land ready to be declared surplus and sold for housing. That includes the parcel at LeBreton, but also a former public works yard at 1770 Heatherington Rd. Staff want a non-profit group to build a community hub and affordable housing there, and expect to have a plan by the fall.

https://www.cbc.ca/news/canada/ottawa/15-million-ottawa-affordable-housing-lebreton-1.5619190

[kwoldtimer]

I find the article unclear as to where the affordable housing would need to be located. On the site in question, somewhere in Lebreton Flats, or just somewhere in the core?

Fair to assume that the requirement will result in the developer seeking increased density at the site?

[FutureWickedCity]

Oh man. I'm happy about affordable housing but architecturally this is not looking great. Sounds like the NCC has abandoned any attempt to build anything interesting here and just wants to be rid of it.

[J.OT13]

This parcel already has the library. It doesn't need to be jam packed with other fun and interesting stuff. It's a good spot for residential, and 100 affordable units where we could fit 1000 shouldn't be a barrier to good architecture. The fact that it's in Ottawa is a barrier to good architecture.

What I would like to see is a building integrated with Pimisi Station (skywalk or actually have the entrance at the base of the building), covered tracks for an unimpeded park between this land and Claridge Land, and an indoor connection between Pimisi and the library to improve accessibility during winter and bad weather.

We still have all of the land that was part of the failed RVL proposal to work with. Plenty of space for more significant public space/buildings, a significant urban park (think Millenium Park in Chicago, not Lansdowne's disapinting park) and maybe, just maybe, an arena*.

*First, a new owner for the Sens.

[J.OT13]

NCC Board Meeting presentation on LeBreton at the 1:57:30 mark:

https://ncc-ccn.gc.ca/events/virtual-public-board-of-directors-meeting-june-2020

Report:

https://ncc-website-2.s3.amazonaws.com/d...ilding-LeBreton.pdf?mtime=20200625115553

They still plan on launching the Library parcel RFP this year. Final Master Concept Plan approval expected in the winter of 2020-2021.

[J.OT13]

Adelaar: LeBreton Flats must be about social benefits as well as business ones

Martin Adelaar
Publishing date:Jul 11, 2020


A section of LeBreton Flats near Pimisi Station, as it looked in 2019. JULIE OLIVER / Postmedia

In 1962, the government of Canada forcibly evicted more than 3,000 working-class residents from their homes in LeBreton Flats and transferred ownership of the 65-acre site to the National Capital Commission (NCC). Sixty years later, most of the land remains vacant and this historic injustice is largely forgotten. Now the NCC is poised to redevelop the property in ways that may again ignore the expressed needs and aspirations of the community.

The LeBreton Flats Community Benefits Coalition seeks to negotiate a Community Benefits Agreement (CBA) with the NCC. We’ve launched a public campaign to get the NCC to commit to a benefits agreement for LeBreton Flats.

Formed a year ago, the coalition comprises 27 organizations, including community associations near LeBreton Flats, United Way East Ontario, and groups involved in affordable housing, health care, education, labour, Indigenous services, social procurement, child care and several other sectors. The coalition shares a vision of LeBreton Flats as a vibrant, inclusive, equitable, healthy and sustainable community where everyone can work, live and thrive. We’re inviting everyone to join.

A CBA is a legally enforceable agreement involving communities, developers and government, intended to achieve a broad range of socio-economic outcomes from large infrastructure and building projects. CBAs bring robust accountability, empower communities to a meaningful role in development planning and implementation, and provide developers a defined, transparent framework to ensure projects succeed financially and socio-economically.

CBA take-up is growing in Canada and internationally: the Ontario Construction Secretariat estimates that in Ontario alone, roughly $43 billion in projects are underway, or being considered, containing CBA elements. The federal government is innovating with a CBA for the Windsor-Detroit Gordie Howe Bridge and the Canada Infrastructure Program-Community Employment Benefits Initiative.

In Toronto, CBAs are enabling, for example: 10 per cent of all construction trade hours going to under-represented groups; 162 apprentices and journey persons, $7.5 million supporting locally owned businesses and about $750,000 supporting social enterprises, from the Eglinton LRT project; 10 per cent local procurement (non-construction) annually, $5 million for a new child care centre, and 20 per cent local hiring (of which 50 to 60 per cent of positions must be full-time), from the Woodbine Casino project. The Windsor-Detroit Gordie Howe Bridge project CBA includes a local Workforce Development Strategy and a $20-million neighbourhood infrastructure fund to support community improvements on both sides of the border.

The coalition has made numerous attempts to work with the NCC, but it has, in our view, not responded constructively. Instead, it has ruled out a CBA based on a flawed assessment and, so far, ignored a roadmap the coalition presented to it in January, showing how a CBA could work for LeBreton.


LeBreton Flats at it looked in 1963. (Ted Grant/Library and Archives Canada) /jpg

The NCC’s position ignores CBA experience and contradicts the view expressed by Catherine McKenna, MP for Ottawa Centre and minister for Infrastructure and Communities, who, while participating in a recent National Observer event, referred to CBAs as one of the three requirements for all federal infrastructure spending, and stressed the importance of rebuilding “social infrastructure” – one of the primary goals of a CBA.

While ignoring the coalition’s roadmap, the NCC has instead offered to give the coalition members some seats on an undefined project advisory committee. Presence is not power. The historic marginalization of communities in building/infrastructure developments is largely due to a power imbalance; the state and developers wield considerable power and communities have little or none. This is why a CBA for LeBreton is so important.

The coalition urges the NCC to commit to a CBA for LeBreton. Evidence reinforces that CBAs enhance the economic value of every dollar spent during pre-construction, construction and during operation of a development site.

We urge the NCC to embrace the opportunity to lead, innovate and show the world how to achieve net social and economic benefits from community empowerment and collaboration. As a progressive, modern, enforceable mechanism, a CBA is the best way to ensure that the development of public lands serves the needs of all citizens and addresses a historical injustice.

https://ottawacitizen.com/opinion/adelaa...social-benefits-as-well-as-business-ones

[alamgirkhan]

Seems like they may be ready to launch the RFP for the Library parcel.

https://ncc-website-2.s3.amazonaws.com/d...-WEB.pdf?mtime=20200930142312&focal=none

[J.OT13]

Originally Posted by alamgirkhan

Seems like they may be ready to launch the RFP for the Library parcel.

https://ncc-website-2.s3.amazonaws.com/d...-WEB.pdf?mtime=20200930142312&focal=none

Good! Can't wait to finally see some development at the Flats, other than Claridge Land. It's critical to have both the Library and this parcel developed at the same time.

[J.OT13]

• Video Link