(red) Location of the four-storey parking garage at corner of Levis and Begin; (green) Proposed buildings for Montreal Road; (yellow) Bus Loading Zone along Levis Ave (click image to enlarge)
Earlier this year, we commented on plans for a new development to be built at 250 Montreal Road, the new headquarters for the Association des enseignantes et des enseignants franco-ontariens (AEFO). Outlining revisions to those plans, a sign currently displayed at the location indicates that a four-storey parking garage is now being proposed for the rear of the project, This addition differs significantly from plans that were presented to the community in February – plans that included two levels of underground parking, an exterior green wall and a landscaped surface lot for 31 cars at the rear of the building. At the time (see our May 1 post), the developer and primary tenant (AEFO) were applauded by Councillor Fleury, local papers and community groups for an attractive design of an appropriate scale. In fact, the building was hailed as a flagship project for Montreal Road.
The cover of the promotional brochure for 250 Montreal Road, also called Place Vanier, makes no mention of the four-storey parking garage. Nor does the project’s website (click image to enlarge)
Commenting on the streetscapes and open space components of the original project proposal, the City of Ottawa’s Urban Design Review Panel highlighted the significance of the public spaces being created, commenting that “the urban condition in which this development is proposed is unique in that the building faces onto pedestrian environments on all four sides…. The proposed open space at the back of the project is fantastic.” The developer was encouraged to ensure pedestrian flow around the entire building – something noted in the draft plans.
The plans have since been changed with the removal of the landscaped surface-level parking lot and two levels of underground parking. These components have been replaced with a 57,000 square foot parking garage to be located at the corner of Begin and Levis. A treed pedestrian path, that was to connect Begin and Dupuis, has also been removed.
The entrance to the parking garage, which has space for up to 250 cars, is to be located immediately across from the new mural alongside the sidewalk in front of Assumption School, along Levis. The exhaust grille for the four-storey parkade is planned to face the school. The revised plan promises new trees along Begin and “pavers to match Montreal Road;” however, the drawings say little about the impact that the additional structure and car traffic may have on the adjacent neighbourhoods.
The need for sufficient parking spaces is realistic, as are the financial realities of an underground parking garage – costs that a developer needs to take into account when conceiving and presenting a project proposal. However, the decisions to allow a four-storey parking garage at the corner of Begin and Levis, which have the characteristics of residential streets, may be a mistake. The proposed plan could turn Begin into a long, unpleasant stretch interrupted only by a loading dock (where a pedestrian path to Dupuis was first planned). Furthermore, having an entrance to a 250-car parking garage directly across from a school and a Bus Loading Zone is arguably irresponsible.
Bus Loading Zone along Levis Avenue showing new mural. (click to enlarge)
Given that current zoning for the site allows for a parking garage, City of Ottawa planning staff have the delegated authority to approve the site plan amendment—though, comments from the community are currently being solicited. The AEFO garnered strong community support for its original plan, and the City of Ottawa now welcomes comments from residents on the revised site plan, as well. Information on how to submit comments regarding the new plan for 250 Montreal Road are available here. Comments are being welcomed until November 12. We’re interested in your reactions to the revised plan, too, and welcome your comments below.
(Mike Steinhauer)
