Planning

Lincoln Fields Plan Delayed Again

We all know that Lincoln Fields mall and the surrounding areas will undergo major changes, especially as we get closer to the opening of the new LRT station in 2025. Revitalization could be positive or negative, and the difference is good planning. An integrated plan has been one focus of QTNca advocacy for three years now.

City Planning promised to develop what is called a Secondary Plan to provide guidance for development in this area. It was supposed to follow soon after the Official Plan. This week we learned that it will be delayed until 2023, after the next civic election.

Meanwhile, the Official Plan, to be adopted this fall, will facilitate intensification around the LRT stations and along Carling Avenue, with more flexible permissions for developers, higher towers, and requirements for residential densities of 200 units per hectare near stations. Developers will be able to make proposals without a more detailed City plan or an integrated approach to planning. When we name community issues, we are told those will be addressed in the secondary plan – but that is now delayed and major redevelopment proposals will be approved in the meantime. That means we will see more piece-meal development without serious consideration of context.

Lincoln Fields is an important strategic area for QTN residents and for the west end of Ottawa. Its strategic importance is comparable to Le Breton Flats because of its location, access to basic services, and connections between neighborhoods and also to the river valley. The Lincoln Fields LRT station will be a major facility, given the new plans for connections to Barrhaven. And while intensification is pushed for every lot within QTN, in the name of needed housing, a large, vacant parking lot close to a station is allowed to stagnate as an urban wasteland. This is short-sighted.

The lack of vision for what Lincoln Fields area could be is disturbing. Intensification requires confidence in City Planning. It is difficult to have that confidence when such short-sighted and reactive approaches to development are allowed to continue. QTNca is now working with other neighborhood associations to find alternative ways to put forward a vision for what Lincoln Fields could be.

If you have questions or suggestions, please send a message to qtncommunity@gmail.com.

Kathy Vandergrift

QTN and the New Official Plan: Next Steps

What kind of intensification is good for QTN? The debate in Ottawa has shifted slightly from “how much intensification” to “what kind of intensification,” as the draft Official Plan is revised. More change is needed before final approval by City Council, scheduled for this fall.

Density Targets instead of Requirements

In response to strong push back, including the QTN submission, the proposed density of 80 units per hectare will be a target instead of a requirement. That means more flexibility in how change will happen in QTN and other neighborhoods in the Inner Urban Transect, a category that captures neighborhoods developed before 1950. QTN stayed in the Inner Urban Transect because of its location between two LRT stations, even though its character has many similarities to neighborhoods in the Outer Urban Transect.

Neighborhood Focus

So far City planners refuse to recognize the need for a stronger focus on neighborhood-level planning rather than uniform policies for the whole transect. At a high level City planners support healthy neighborhoods, e.g. the notion of 15-Minute Neighborhoods, but the specific policies run counter to a neighborhood focus and could undermine neighborhoods like QTN. While the negative impacts of previous approaches to in-fill housing are recognized, the new plan will continue the same cookie-cutter approach – only this time it will be the much-vaunted 613 apartments at a higher density than the earlier cookie-cutter approach to large 4-suite units, both of which require destroying the trees, green space, and interesting streets that make up the character of QTN.

City planners say they will take context more seriously, but the plan includes no means to do that. City planners say they recognize the need to integrate planning for streets, playgrounds, and services with intensification, but there is no means to do that at the neighborhood level, where it has to happen. Better integration of master plans at the city-wide level will not lead to healthy neighborhoods without a clear means to focus on the neighborhood level. Our experience shows the gaps that result from multiple layers of city-wide master plans that don’t connect on the street level.

The means is well-known; it is called neighborhood planning. It gives neighborhoods an effective voice to ensure that changes benefit the whole neighborhood instead of undermining what makes it work. Other cities do it; it can be as cost-effective as the existing cumbersome, overly bureaucratic development processes that all neighborhood associations find ineffective.

Next Steps

The QTN Planning Committee continues to advocate for a number of policy changes in the various master plans that will come together to City Council this fall. The common theme is a stronger focus on the neighborhood level in order to accommodate population growth without destroying what makes QTN and other neighborhoods good places to live.

More specific information will come in additional posts, such as our recent post on the Parks and Recreation Master Plan. If you would like more specific information or have suggestions for QTN, please contact Kathy Vandergrift, chair of the planning committee, by e-mail at qtncommunity@gmail.com.

Parks, QTN, Intensification, and the Parks and Recreation Master Plan

A draft Parks and Recreation Master Plan has been developed to accompany the new Official Plan. It updates city-wide goals for parkland and recreational facilities as Ottawa grows, but it falls short in dealing with intensification, the central issue facing Ottawa and QTN.

As an example, the current standard of one recreational complex for every 44,300 residents will change to one for every 50,000 residents with a recommendation to add one new facility in the next twenty years – on the other side of the city. Children, it says, should have access to a playground within a 5 to 10 minute walk. It sets standards for parkland and 22 different kinds of recreational facilities. If you are involved in sports, you may want to check what the plan says about your sport (PDF; City of Ottawa). Some QTN residents will be interested in plans to develop strategies for pickleball and skateboarding; both of these were named in the QTN survey as areas of interest.

The plan is oriented toward provincial policies and designed to provide a basis for legally requiring the dedication of parkland or cash for parks when new major developments are approved. While that is important, equally important is clarity about the relationship between the proposed forms of intensification and the provision of space for recreation. The draft plan lacks a vision that could galvanize public support for forms of intensification that improve neighborhoods. It does nothing to address the following key questions raised by QTN and other communities.

Lack of Neighborhood Level Planning

The plan includes no mechanisms to link city-wide targets with neighborhood park plans. While it recognizes the importance of recreational activity for health, it doesn’t translate that into a neighborhood-based approach to parks and recreation. It explicitly states that the city-wide guidelines do not apply to any particular neighborhood.

This approach leaves QTN and some other neighborhoods at the end of long lists of demands for repair or upgrading facilities, without hope of seeing what seem like basics for a growing population – like play structures for all ages, one of the priorities named by respondents in the QTN survey of park uses. While we welcome the replacement of one play structure in 2024, many children will be grown up before they have a playground that fosters their full development. Our long-running fight for community use of the Frank Ryan Fieldhouse still has no end in sight.

Inequitable treatment of different forms of intensification

The number of additional park users in QTN as a result of four-plexes replacing single family homes is more than equivalent to adding an apartment of 10 units with 5 or more stories. A large apartment building would trigger funding for parks, but many four-plexes or walk-ups do not. The much vaunted “613 Flats,” a proposed form of intensification for QTN, will not result in additional funds for playgrounds or park space, while it will dramatically reduce the amount of play space and green space around and between houses.

The current policy results in inequitable treatment between neighborhoods. While the plan names some of these issues in the section on funding, it does not propose any solutions. Part of the problem is provincial policy. Part of it is the lack of a clear and consistent approach to community services related to intensification. The City of Ottawa could work with community associations to change provincial policies if there was a clear policy about community benefits, to replace the current jockeying for cash-in-lieu payments associated with large development projects. The current draft lacks the vision we need to make intensification work for everyone.

Time lag

The priorities identified in the QTN Use of Parks Survey are reasonable and consistent with the goal of 15-Minute Neighborhoods. I see nothing in this draft city plan for parks and recreation that will address the long lag time between identified needs and improvements in the provision and maintenance of local recreational infrastructure and activities. QTN Community Association will continue to advocate for the priorities named by residents. We can organize some activities ourselves. We also need change in City policies to give higher priority to local parks and recreation.