Bank Street: a redevelopment thought

[eternallyme]

I always wondered how easy (or difficult) it would be to redevelop the middle and lower sections of Bank Street (from, say, Billings Bridge to Blossom Park) into a mainstreet like sections farther up Bank closer to downtown. My conclusion is that it is not hard at all.

Billings Bridge to Kilborn

The Riverside-Bank intersection is one that needs work. IMO, Riverside SB should be shifted to an adjacent alignment with the current NB side (the abandoned Harvey's would be gone, as would two businesses which could easily relocate). The presence of businesses in the Billings Bridge area do act as hinderances, but some redevelopment is possible, especially in the land reclaimed after Riverside is realigned (the rest becomes parkland). The hill beyond the Transitway cannot be improved, however.

Kilborn to Walkley Yards overpass

Prime for redevelopment IMO. For the most part, these are early post-war commercial developments, and many of the buildings are in poor condition. Numerous open lots also exist, as well as near-fronting buildings (i.e. fronted by one row of parking).

Between Heron and Walkley, there are a large number of Arab-oriented businesses. If it weren't for the fact that it would potentially create controversy (from NIMBY's who associate most or all Arabs to terrorism), this would be a prime area for a Arabian-themed BIA, much like Little Italy and Chinatown. BIAs should be set up for the areas, perhaps an Arabian one in the middle, with additional ones for the Kilborn-Heron and Walkley-overpass sections.

Walkley Yards overpass to Hunt Club

Probably the toughest section and probably impossible. Bank has a suburban design here that is difficult to overcome with the severely segregated South Keys shopping area to the west and reverse-frontage residential to the east. While densities are high to the east, they run close to Bank, fronted in reverse. It would be quite wasteful to build-in South Keys here with such a design. In the ultimate Bank Street design, this would be a break in the mainstreet - it should (briefly) remain a 60 km/h suburban arterial for about 1.5 km.

Hunt Club to Queensdale

Old Blossom Park would be another prime redevelopment area, which could be something like the Westboro of the south end. This section has many open and abandoned lots and wasteful uses (like car dealers) that could be purchased and redeveloped. Most Bank-fronting residential buildings are old, in poor condition and with large lots from the Highway 31 days. The cemetary does act as a hinderance, however, but it might be possible to build small-scale in front. An Old Blossom Park BIA should be set up.

[McC]

Harvey's has a sign up saying they will be reopening soon. In any event, I think that all three of the old gas stations at Riverside and Bank (1 of which is still in operation) would be great to redevelop with some tall apartment buildings with retail on the ground. The old Billings PetroCan would be especially good for a seniors residence with varying levels of care, could be integrate right into the shopping centre with a carriageway-like second level above the Bank St entrance connecting from the new building to the shopping centre.

[lrt's friend]

Hunt Club to Queensdale

Old Blossom Park would be another prime redevelopment area, which could be something like the Westboro of the south end. This section has many open and abandoned lots and wasteful uses (like car dealers) that could be purchased and redeveloped. Most Bank-fronting residential buildings are old, in poor condition and with large lots from the Highway 31 days. The cemetary does act as a hinderance, however, but it might be possible to build small-scale in front. An Old Blossom Park BIA should be set up.

It will never happen. Bank Street was built as a 'highway' here and too much of the area has residential property backing onto Bank Street, in addition to the cemeteries already mentioned. There is simply not enough population and population density and the Greenbelt is too close by to recreate Westboro here. The limited retail base barely survives because of the much larger retail area at South Keys.

[eternallyme]

Originally Posted by lrt's friend

It will never happen. Bank Street was built as a 'highway' here and too much of the area has residential property backing onto Bank Street, in addition to the cemeteries already mentioned. There is simply not enough population and population density and the Greenbelt is too close by to recreate Westboro here. The limited retail base barely survives because of the much larger retail area at South Keys.

One advantage DOES exist: there is NO large regional shopping mall in the south end of Ottawa (Billings Bridge doesn't count). Since they can be attracted to outside areas, maybe their south-end versions can all fit in Old Blossom Park, especially if the Leitrim and Riverside South areas grow.

Richmond Road was also built as a highway in the west end (Highway 15).

[lrt's friend]

Originally Posted by eternallyme

One advantage DOES exist: there is NO large regional shopping mall in the south end of Ottawa (Billings Bridge doesn't count). Since they can be attracted to outside areas, maybe their south-end versions can all fit in Old Blossom Park, especially if the Leitrim and Riverside South areas grow.

Richmond Road was also built as a highway in the west end (Highway 15).

Yes, Richmond Road was a highway at one time but there is a big difference. Westboro was established before cars were popular, it was part of the streetcar suburbs and Richmond Road ceased to be a highway before it was widened.

None of this applies to Bank Street in Blossom Park.

Also, retail trends have changed dramatically in the south end. Blossom Park was originally the retail centre for the south end. This changed when Hunt Club Road became a major arterial and South Keys was chosen as the site of the Regional Shopping Centre. Eventhough, South Keys is a big box shopping centre, it is a large shopping area. Will we ever again see another indoor mall built in Ottawa? There was a plan to build the regional shopping centre further south and really at the time, it was a Gloucester versus Ottawa battle. That was settled in the late 1970s or early 1980s. It will be difficult to recreate a main street retail environment in an already established residential area especially with the problems that I listed in my previous post. It will be very difficult to get a critical mass going, and the density is too low to support walk-in retail. Most of Blossom Park's density is located in the northwest corner adjacent to South Keys Shopping Centre. There is poor pedestrian access from there to more southerly parts of Bank Street. Those cemeteries are indeed a major impediment for success of something like this.

[eternallyme]

Originally Posted by lrt's friend

Yes, Richmond Road was a highway at one time but there is a big difference. Westboro was established before cars were popular, it was part of the streetcar suburbs and Richmond Road ceased to be a highway before it was widened.

None of this applies to Bank Street in Blossom Park.

Also, retail trends have changed dramatically in the south end. Blossom Park was originally the retail centre for the south end. This changed when Hunt Club Road became a major arterial and South Keys was chosen as the site of the Regional Shopping Centre. Eventhough, South Keys is a big box shopping centre, it is a large shopping area. Will we ever again see another indoor mall built in Ottawa? There was a plan to build the regional shopping centre further south and really at the time, it was a Gloucester versus Ottawa battle. That was settled in the late 1970s or early 1980s. It will be difficult to recreate a main street retail environment in an already established residential area especially with the problems that I listed in my previous post. It will be very difficult to get a critical mass going, and the density is too low to support walk-in retail. Most of Blossom Park's density is located in the northwest corner adjacent to South Keys Shopping Centre. There is poor pedestrian access from there to more southerly parts of Bank Street. Those cemeteries are indeed a major impediment for success of something like this.

I doubt there will ever be another indoor mall in Ottawa, even if one is planned the established ones will fight tooth and nail.

[BlackRedGold]

Originally Posted by eternallyme

I doubt there will ever be another indoor mall in Ottawa, even if one is planned the established ones will fight tooth and nail.

What about the outlet mall planned for Palladium Drive?

The regular indoor mall concept is more or less dead in Canada these days. It's been replaced with the power centre concept.

[eternallyme]

Originally Posted by BlackRedGold

What about the outlet mall planned for Palladium Drive?

The regular indoor mall concept is more or less dead in Canada these days. It's been replaced with the power centre concept.

I don't think that will be an indoor mall?

Once the recession is over, we'll have a better idea on where retail is headed next.

[Uhuniau]

Originally Posted by BlackRedGold

What about the outlet mall planned for Palladium Drive?

The regular indoor mall concept is more or less dead in Canada these days. It's been replaced with the power centre concept.

Now, to wait 10 years for something to kill the goddamn "power centre".

[Uhuniau]

Mkay, so if there is no way to retrofit the highway-ish extensions of central main streets, and no willingness to build new ones...

... does that mean we are permentently stuck with the extent of traditional high streets that we have now?

[eternallyme]

Originally Posted by Uhuniau

Mkay, so if there is no way to retrofit the highway-ish extensions of central main streets, and no willingness to build new ones...

... does that mean we are permentently stuck with the extent of traditional high streets that we have now?

It takes a will to make a way! I think a strong design plan for the Bank Street corridor is needed.

[Ottawan]

I've long thought that Bank Street south of the Rideau River provides one of the best opportunities for pushing the boundaries of what I think of as the urbanized area beyond the traditional core.

It seems that the City of Ottawa has quietly been going through a CDP process regarding this exact area (Bank Street & environs from Rideau River to the train tracks): http://ottawa.ca/residents/public_co.../index_en.html

Sadly it's a bit too late now to participate - the consultation phase is over, and the plan is out next Spring.

[Uhuniau]

Originally Posted by Ottawan

I've long thought that Bank Street south of the Rideau River provides one of the best opportunities for pushing the boundaries of what I think of as the urbanized area beyond the traditional core.

I think it would be hard. Merivale Road, and Montreal Road, would be my priority candidates. Possibly also Whatever The Hell Its Called in Bells Corners.

[eternallyme]

It seems they share a lot of our ideas in that Community Development Plan, too bad I didn't know about it until now!

Area 3 (Kilborn to Walkley) should be split. The section between Heron and Walkley, IMO, should be redesigned as a Little Italy/Chinatown type community, which I would call the Arabian Bazaar, which would be Middle East-themed. The focal point of such could be at Alta Vista/Bank. There are a large number of Arab-themed businesses in that area, and by giving them an official BIA designation would allow it to prosper greater. (The only downside is that such could create a lot of negative publicity from anti-Islamic people, although most live in the suburbs or in rural areas.)

[eternallyme]

Area 1 - Billings Bridge - I like the realignment of Riverside (Concept 3) combined with internal streets (Concept 5). The current ramps could turn into dead-end access streets for parking areas (behind the buildings) and new developments. The major downside of such is that capacity on Riverside is reduced substantially, it would operate over capacity during rush hour. As a parkway-type road (under City of Ottawa ownership though), it should not be designed purely for commuter use, unlike, say, Hunt Club. IMO, the trade-off is worth it. At Billings Bridge Station (including over the mall), tall towers should be built (up to 30 storeys), with height limits closer to Bank.

Area 2 - Near Heron Road - I wouldn't worry too much about the legacy industrial area as that requires difficult property acquistion that is not directly part of the Bank Street corridor and may be beyond the scope of the project. Concept 2, although it is not the ideal urban planning scenario, is more feasible IMO. Height limit there should remain at 8 storeys.

Area 3 - Near Walkley Road - Strongly prefer Concept 1 there, with the focus being on Bank Street. By skewing the development away, it weakens the purpose, and tall buildings probably are not best there.

[S-Man]

Merivale Road and Bells Corners...not gonna happen.

[Uhuniau]

Originally Posted by S-Man

Merivale Road and Bells Corners...not gonna happen.

It's only that already narrow and fronted part of Merivale in Carlington I'm thinking of. The southern part is a wasteland.

[eternallyme]

And the City is going ahead with it. It should be extended beyond Walkley to the overpass though.

Changes to Parking Proposed on Bank St.

Josh Pringle
Tuesday, February 21, 2012

A new look for Bank Street will include changes to the parking requirements.

The Community Design Plan for Bank Street between the Rideau River and Walkley Road recommends transforming the stretch into a "central spine for a new higher-density mixed-use community."

The 20-year plan calls for a more pedestrian and cyclist friendly area, with stronger links to transit

The report requests amendments to the Zoning Bylaw to establish lower parking requirements for most of the study area to help facilitate the redevelopment of smaller lots in the area.

Staff say public parking for retail at the Billings Bridge Shopping Centre should be eventually replaced by underground or structured parking when residential towers on the site are developed.

Parking would be discouraged between any building and Bank Street, and parking shall be located behind buildings that front the main street.

Municipal, public-private or private parking lots will be encouraged in the area.

The Planning Committee will discuss the plan on February 28th.

[drawarc]

EMC news article on Bank Street Community Design Plan: http://www.emcottawaeast.ca/20120308...rian%27s+dream

[Uhuniau]

Originally Posted by theKpa

EMC news article on Bank Street Community Design Plan: http://www.emcottawaeast.ca/20120308...rian%27s+dream

Oh look! Setbacks! Curvy street-like things! Open space! Lego trees!


*sigh*