Pie Palace

On Monday I went to the City’s open house on the Lansdowne Live plan. It was a zoo. Concerned Glebe-ites singing protest songs; people asking passersby to sign petitions against the “sole-sourcing” of the plan; and people handing out leaflets telling the truth about the deal.

Inside, it didn’t get much better. Tiny posters in small font, replicating the text of the City’s Lansdowne Live website. Each poster was surrounded by a crowd three or four people deep trying to read what was on display. There were officials from the city and/or the developer, but they were too inundated with people for me to get close to them.

It was insanity.

I went there to find out what was proposed, and ended up with more questions than answers:

What happens if the CFL team folds? The Ottawa Renegades lasted only four seasons. Aside from the $300k in annual rent[1], where would the team’s failure leave the city? According to the business plan, the CFL team is supposed to contribute $42 million dollars back to the city and developers.[2] That seems like an awfully large risk in a $200 million plan.

How will people get there? The transit portion of the slides seems optimistic. Lansdowne is far from the transit way, far from the planned LRT, and far from the nearest highway on-ramp. During peak use, the plan suggests that people will park and ride from the burbs to get to Lansdowne. That seems optimistic. Bank street becomes terribly congested for anything larger than a 67s game (eg, the Ex). Without a change in infrastructure, that seems unlikely to improve.

What about public use? The City of Ottawa is short on centrally located sports fields. There doesn’t appear to be an allocation of land for amateur sports such as soccer and ultimate. The plan would see a “front yard” that would serve as parking for large events. There’s no mention of use for amateur sports.[3] It sounds like they’d keep the winter bubble over the field at Frank Clair stadium, but that’s about it. Even though the pictures show fountains and a plaza, but I couldn’t find any mention of those in the posters or business plans.

What about the extras? The first phase of the plan is replacing the stadium and asphalt parking lot with something a little nicer and adding retail to the site. Phase 2 is the development of hotel, residential, and office components. The plan doesn’t describe what those developments will be. How large will each retail space be? What is the 41,000 square foot “unique food store“? Since the site is far from major arteries, it seems unlikely that a big box store would move in there. What will happen if the space can’t be rented out?

Aside from these questions, I have to say that the event didn’t feel like a consultation. It felt like something verging on a coronation, or perhaps a revolt. The vocal members of the crowd clearly didn’t like what they saw. The city and the promoters did little to answer visitor’s questions – although there was a Q&A session at Wednesday night’s consultation.

After reading the City/promoter’s docs I’m left with the simple conclusion: even though the Lansdowne Live proposal is no worse than what’s currently at the site, it doesn’t have much going for it. The proposal envisions Lansdowne as an attraction, but without the necessary transit to get visitors to the site. It lacks public space: no statuary, no gardens, no playing fields, no plazas, no skate parks, no amphitheater. Nothing.

[1] – Business plan, page 20.
[2] – Business plan, page 23.
[3] – Take a look at the stadium page and search for “winter”.