Do property values drop beside rapid transit?

People seldom praise the City for actions that might raise their property values. In this case, they might even complain that rising values will push their taxes up.

People are much quicker to complain that City actions will hurt, destroy, ruin, or otherwise negatively affect property values. Such was the cry at a Western LRT meeting. Surely building an LRT in that particular neighbourhood would cause incredible property value losses.

These weren’t just the folks living near a surface LRT bit either. Those who would be expensively shielded by placing the LRT in a tunnel complained the construction disruption would ruin their property values.

I wonder if a valid property assessment could be run in an area like Champlain Park, along the existing transitway “open trench”, to determine if house values were negatively — or positively — affected by the trench, compared to houses a block away. It certainly hasn’t stopped infills along the trench, or homebuyers acquiring the Minto townhouses at the Metropole which are right on the edge of the trench.

Sorry, anecdotal opinions by real estate agents doesn’t count. ‘Nuff said. It’d have to be by professional appraisers. So, it’s not likely to happen.

Frankly, I am not convinced by claims that running trains along the CPR right of way part of the Parkway would somehow affect property values worse than a zillion buses going by on the Parkway now. River views are rare and will overcome a number of downside factors.

I got off the bus at Pleasant Park Station a while ago. I was immediately struck by the magnitude of the retaining wall keeping back yards out of the transitway cut. Would a house in that circumstance be attractive to me? I think so, since there is a lot of “open space” behind those houses, and visual privacy. Others might find the circumstance unappealing. This in anecdotal opinion and not evidence of a pattern.

may 16, 2013

 

You can look at the fronts of the houses on Leslie and Cabot Streets on Google streetview.

City Hall employees should not read this

This blog has a number of readers in the municipal bureaucracy.

So I have to be careful with this story, because I don’t want someone rushing out to “undo” what some citizen has done. So, a Holiday Monday posting might help it slip through. And the exact location must remain a secret.

We know that the bureaucrats want cycling and walking paths to “end” at a controlled intersection. Same thing when these paths are crossed by a street.

So users of certain popular facilities get frustrated when a path ends at a curb that hasn’t had a curb cut, or depression, to help one cross the street or join the street. A curb cut won’t be installed because there isn’t the budget for a signal (apparently stop signs aren’t good enough…).

In my view this promotes a worse situation, where cyclists and wheelchair users ride down the street sidewalk looking for a curb cut, and then cross the street at a bad angle, with bad sight lines, and maybe only after leaving one walkway discovering there is no corresponding curb cut on the opposite side. Beech Street is one such location that comes to mind.

Evidently frustrated by the lack of a curb cut, some enterprising citizen built his own curb crossings. Out of concrete no less. Now they may not survive winter snowplowing, but until then they will provide considerable convenience to cyclists. Note also that there is even a blue painted cycle symbol on the walkway so that the approaching cyclist knows where the ramp is before s/he can see over the lip of the curb. How complete.

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I used these ramps today.Saturday.  I must admit I would prefer a broader curb cut, but these ramp-ettes allowed me to cross a deserted street without dismounting. The wife cyclist made it down the ramp on her bike, but rolled her bike up the opposite one.

___________________________

more on this story:  The comments received are interesting, as always, readers are so insightful. To repeat here: there is a curb cut at Gladstone, but as far as I know a traffic signal is planned for that crossing, just not yet installed.

As for the concrete rampettes, several people emailed me to say the ramps were widened since I took the picture. Here is that story, as contributed by a reader:

Hey Eric, I noticed your review of the ramps on Beech.
I talked with a few people at City Hall  about the curb cuts there. They said they would fix Beech! In 2014. This temporary fix should give users access to the path across Beech for 2013 (provided they last).
Apparently a group of three cyclists went out at 1am on Thursday and invested some spraypaint, a $9.83, 30kg bag of fast-set cement and an hour or so of their time. I understand they mixed the cement on site and weren’t noticed by any of the local dogwalkers or taxi drivers. Then on Friday they realized that the ramps were a little small for 6.5″ and 6.0″ curbs.
You might want to check out the ramps as of 1:45am early this morning. It looks like they went back and put down another two bags to widen them.

Ahh, my new superheros !

And here are some pictures showing what a lovely cement patti-cake Queen Victoria can make when so inclined:

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Fence me in, please !

Construction fences are a mixed blessing. They are harbingers of something new, and hopefully improved. And they are less welcome when they block off public paths and spaces.

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Earlier this month the large parking lot on the north side of Albert just west of Bronson was fenced off. The parking lot isn’t much loss, but with it went Brickhill Street and a segment of Old Wellington, where the tour buses used to park. This will be a staging site for constructing the LRT tunnel under the downtown. So we are in for years of entertainment, err, mess and noise. Depending on your view.

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Earlier this week, crews began installing fencing just north of the Bayview Station. The former snow dump site off Bayview Road, known as Bayview Yards, and site of the former spay neuter clinic, will be a major staging site for the LRT construction project. This will include extending the Otrain track northwards … no, not to Gatineau, just a few metres north to better align with the future Bayview LRT station to be constructed above.

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I found myself wondering at the care to keep the fence off the rails, but then I thought  the rails are conductive, so maybe its to electrically isolate the fence from the rails, in case of lightning. Can you think of a better reason?

Chinatown shown the door

Or maybe, Chinatown shows the door. Because the Chinatown BIA has embarked on an ambitious scheme to improve the physical look of the properties along the street by painting the doors and façades of various buildings. Not the whole buildings, but the parts closest up to pedestrians on the walkways.

They have commissioned the concepts from the Ottawa School of Art. These were on display to the public and merchants last week. Now the schemes will be revised to reflect the comments of viewers, and painting the doors and some windows will commence later this month.

The CBIA focussed on some of the more dilapidated doorways, those that enter non-public spaces (ie, service doors), and windows of active businesses as well as some of the storefronts used primarily for storage or wholesale purposes.

Here are some of the works:

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Above: painting an unloved doorway with flowers.

 

 

 

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Above: Painting the door AND the side panels and roof

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Above: painting the panels under an active shop window.

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above: painting some “filler panels” where previous doorways and windows have been blocked up

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above: painting on boarded up windows

My pic of one one concept did not come out. You will have to look for it on the street. The concept was to take a recessed doorway and the side windows leading into it, and painting a trompe d’oeil so that it looks like a curtain now hangs over the recess.

Yet another thing to liven up the neighbourhood and another reason to get out and walk.

Rescue Bronson (part v): gas station flip flop

Several years ago, Suncor rebuilt the Petro-Can station at the corner of Gladstone and Bronson. It is on a fairly big site for a city. It has the conventional layout: gas pumps under a canopy out front where it can be seen, a convenience store and pay point in the rear. The whole station architecture is part and parcel of a “branding” exercise so we all know whose station it is without any signage actually being required.

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Now, let’s look at the Petro-Can at Somerset:

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When trying to rescue Bronson from the City’s original excessively auto-obsessed design, community members asked that the Petro-Can at Somerset and Bronson have its driveways reduced from four to two. After all, the modernized one at Gladstone has one entrance on Gladstone, one on Bronson. Why did Somerset need two entrances on each street, two curb cuts on each face, four sidewalk crossings, and dangerous exits and entrances to the street just fifteen feet from a already hazardous intersection, one of the ten most dangerous (for pedestrians) in the city?

The City came back telling us that it couldn’t be done. Now I doubt if they even tried to reduce it from four entrances to two.

Because Suncor came to the community last week with plans to reconstruct the Somerset Petro-Can station. And lo and behold, there is now one entrance on each street, not two. “Don’t like four”, came the explanation, “too dangerous. Much better with two.” Apparently, Suncor isn’t that unwilling to have two entrances rather than four after all.

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Much more exciting was the revised site plan. Gas stations follow a time-honoured design from the nineteen forties, with pumps out front. Like strip malls and other front-yard parking commercial layouts, this blights the pedestrian environment and degrades the urban experience. It’s part of that “motorist-centric” planning model we are trying to move beyond. Back to the future, so as to speak, as we go back to the traditional mainstreet design of buildings close to the sidewalk.

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The old station design has the kiosk under the centre island, with the back of the lot storage shed.

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The newish Petro-Can at Gladstone has a more modern, much higher canopy, but still has the pumps out front, the kiosk pushed to back of the auto-dominated front of the lot. The kiosk and canopies are “standardized” components, modules put together pretty much the same way everywhere there is a station.

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There is the usual pylon advertisement out on the curb, in case you haven’t noticed the station before, or missed the signage put high up on the canopy.

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At the City’s suggestion — or maybe insistence? — the new station at Somerset will be reversed.

The convenience store will be right out front, set at the very corner of the intersection. It will have pedestrian doors facing the Bronson sidewalk (but not the Somerset one). And doors facing the pump islands. There will be sign pilons built up and out from the building, rather than freestanding.

This new design, and I congratulate whomever is responsible for it at Petro-Can or city planning, removes the “big hole” appearance at a major intersection, and puts some building fabric back onto the streetscape. It should also serve to calm traffic. And the single entrance on each street will definitely improve pedestrian and motorist safety. There will be room for more curbside landscaping, hopefully including trees (although that might be going too far, since visibility to speeding motorists is so important).

Petro-Can will use the same bricks for its pedestrian pavers as those being used in the new Chinatown streetscaping (hopefully they get this right and use the Chinatown pavers and not the Bronson pavers, since we are trying to prioritize Somerset which is rudely interrupted by Bronson). They were not willing to add some Chinoiserie to the design.

I don’t have a picture of the new station layout, but the only other station I know of in the city with a version of this design (let me know if you have seen others) is at Iris and Greenbank, near Ikea, but is has no pedestrian doors to the sidewalk:

iris gas station

 

(photo above from Google Streetview).

Rescue Bronson (part iv): how to plant trees in gravel

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It’s somewhat scary to look at the pictures of the Bronson reconstruction zone. One naturally wonders how trees could possibly survive in such little squares of space in a sea of asphalt and concrete.

The tree roots are underground, and it’s what’s underground that counts most for their survival (although the concrete curb around the planting hole also helps a lot but preventing the soil from being compacted, and deterring cars and other forms of abuse). Here is one method of planting trees in the hard-compacted gravel road base:

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Plastic frames, very similar to those ubiquitous plastic milk cartons found on bike carriers and in student apartments everywhere. A large tree root zone is dug out and its gravel base compacted til it’s flat. It looks rather like the bottom of wading pool. Then the cells are placed down on it….

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The cells are interconnected with spaces, although that is not readily visible in the photo above. A plastic frame or edge is put around the structure to hold the good dirt in, and the gravel roadbed out.

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Some tubes are laid into the planting bed to encourage air exchange and oxygenation of the soil. I notice that the tubes used on Bronson are way smaller than those used in previous years and on other projects. A gap is left where the tree is to be inserted, marked in the picture above by the worker on the left.

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The cells are filled with topsoil. The plastic frames keep the soil from being compacted. The gaps in the frames permit roots to roam in search of more good soil and moisture. Note that in the picture above the cells run right up close to the curb, so we can assume the concrete sidewalk will be poured on top, but the tree roots will be happy with space to roam under the walkway.

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When filled with dirt, the perimeter is packed with gravel to hold everything together. A top sheet is laid over the cells, and then paved over with concrete sidewalk or asphalt driveway. The cells are strong enough to support vehicles, while keeping the topsoil underneath uncompacted.

An alternative method of planting in hard urban environments is “structural earth / soil”, covered in several posts a few years ago:   http://www.westsideaction.com/structural-earth/

 

Rescue Bronson (part iii) : roller coaster sidewalks

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The section of Bronson that had pedestrian walks completed last fall used the City’s traditional “roller coaster” sidewalk design, as shown above. The whole width of walk “dips” for every car crossing. Motorists gets a smooth entry to their driveway; pedestrians get a thrill ride on undulating concrete. And in winter, walk plowing is hampered by the grade changes; the surface becomes only intermittently cleared bare.

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Above: The City discourages businesses along Bronson because it so hazardous for motorists to stop. In front of this business, the whole front yard is paved so motorists can cut across the walk, stop, pop into the store, and drive out again. Note the curbed planter zones before and beyond this particular location.

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Above: the pull-in zone in front of this CCOC apartment building works much better. There is room for a planter, trees, and separation of the pedestrian from the stopping motorist. Rescue Bronson wanted a similar treatment for the front of the Bronson Centre, which has over the years been steadily expanding their front yard parking by chopping down a tree a year and paving over the lawn. At my last involvement, the Bronson Centre was winning the struggle to keep all its front yard parking even though the exit and entrances were awful for pedestrians. It’s all a matter of priorities and values.

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Above: in the section of Bronson running north from Gladstone, under construction this spring, the City has shifted sidewalk styles. This is sometimes called the “Toronto style”. The main part of the sidewalk remains straight, level, and convenient for pedestrians. Much of the “dipping” occurs for motorists in the first 18″ or so back from the curb, in the less-walked-on utility post zone. Squint at the above walk carefully, and you can see the dip does intrude about a third of the way into the walkway. This still allows pedestrians, especially those pushing strollers, dragging carts, or in wheelchairs, to continue “on the level”. Otherwise the slope drags the wheeled object into the busy road. The City’s first experiments with the Toronto style on Hopewell and Gladstone (near Bayswater) have the dip extending over most of the sidewalk, and are terrible for pedestrians, threatening an ankle-break to all walkers and a constant, exhausting struggle to keep wheelchairs or strollers going straight.

I talked to the project / concrete foreman on the site shown above. I complimented him on keeping so much of the walkway level. He, however, was much more interested in pointing out how gentle the motorists’ slopes were, so there wouldn’t be much of  bump for them. I suspect he must work on other “pedestrian first” walks like on West Wellington, or Somerset, or parts of Preston, where the “dip” for motorists extravagantly extends 16′ or more back from the curb, while pedestrians lurch down some fairly steep street slopes made worse by paying acquiescence to the all-sacred  automobile.

There are a number of “bulb-outs” on the side streets. These serve to slow traffic leaving the faster jack-rabbit Bronson environment and entering what should be quiet residential streets. They also provide additional landscaping zones to buffer side streets from the busy Bronson, and patio space for businesses.

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The space above is a generous walkway space, and allows room for some patio seating. The picture below of the same space shows how generous the protected planter zone is, buffering the walk and patio from traffic, adding green space, trees, birds chirping, and all that.

may 3, 2013 048Once plants are in the planter it will be more obvious to snow plows and the back curbs  may last more than one winter.

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The Bronson public right of way is so monopolized for through traffic, that in many places there was no room for trees. The planners were keen to try out these thin shelters, designed to provide shade for the benches to be plunked down thereunder. Several more of these shelters are planned for Bronson itself, where the lack of space is more apparent. Rescue Bronson wanted some of these at bus stops, since there are no bus shelters between Gladstone and Queen. Last I heard there were to be no shelters at any of the bus stops in that zone, but there would be some roofs over benches.

These roofs, for those with long memories, derived from the earlier attempt by the City to install fake metal trees on Bronson since there was no room for real ones. In addition to these roofs, several giant metal trees will be installed at the corner of Gladstone as part of the public artwork.

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