10.1. Balanced approach for dundas Street
an approach that balances often conflicting interests is critical in order to achieve the transformation of Dundas street as the most exciting street in London. in addition, staging of all projects and actions pertaining to the Dundas street
transformation will be critical. Bringing multiple stakeholders together, coordination, support from the community, businesses and all developer groups will be required to achieve this bold vision. some of the conflicting interests and priorities are identified below:
• pedestrianize and close section(s) of Dundas street vs the need for vehicular access for retail and servicing;
• remove public transit from Dundas street to create a pleasant and vibrant space vs. the need to strengthen transit connections between downtown and the rest of the city;
• turn Dundas street into a flexible street vs. the demand to provide year round retail parking and vehicular access;
• create and implement a distinct and consistent public realm treatment vs the availability of funding;
• Balance public financial investment vs the urgency to generate revenue, investment and interest from the private sector;
• ensure design excellence and project durability vs financial constraints;
• Balance placemaking and streetscaping vs. engineering and infrastructure requirements;
• Balance interests of multiple stakeholders, municipal agencies, transit agencies, community, Bia groups, residents, business owners amongst others;
• efficient communications and project branding, to generate community interests and project buzz;
• ensure all stakeholders adhere to long term planning policies and “one-vision”
solutions vs. implement short term quick-fix, disjointed projects / initiatives;
• efficient construction management and staging to provide access to businesses and residents throughout the implementation phases;
• ensure above grade streetscaping improvements are tied to, and occur simultaneous with below grade public and private infrastructure improvements;
• the desire to implement the project in the short term vs the time required to undertake infrastructure improvements
• ensure a thought-through project which undertakes all planning, transit and infrastructure studies.
10.2. infrastructure
• Hydro and other utilities can be incorporated into the design of the streetscape through the use of ducts or other common corridors. these could also be incorporated into the underground tree rooting structures such as silva cells.
trees and utilities can coexist below ground if properly planned. a good example of this in London can be found along King street in front of covenant garden Market, major developments identified in the case studies and elsewhere like olympic Village in Whistler, Bc.
• trees are recognized as infrastructure and incorporated into the design.
protection, establishment, maintenance and replacement of trees are recognized as important elements to consider when other infrastructure construction, maintenance or replacement are planned;
• Deep services such as storm sewers and sanitary sewers along Dundas street are not in need of replacement or upgrading;
• it is likely that a number of storm connections that were previously installed in the mid 1960’s have not been extended and connected into the buildings. it is advisable that any major reconstruction on Dundas street include the connection of any remaining storm pdc’s. this work would require the cooperation of building owners and potentially the passing of a municipal by-law to assist in the enforcement of the separation of internal storm and sanitary building plumbing;
• the existing watermains along Dundas street are to be replaced with two new 300 dia watermains running along the north and south side of Dundas street.
any remain lead services are to be replaced;
• the watermain replacements will require the installation of temporary watermains and services to be installed along the surface of the street;
• should the major works be planned for the reconstruction of Dundas street, London Hydro would proceed to undertake a major reconstruction of its buried conduits, cable and chambers within the subject corridor from Wellington street to ridout street;
• other potential utility works include: new rogers conduits; a new District Heating condensate line; and minor Bell structure repairs;
• the reconstruction of London Hydro facilities within the corridor represent a significant undertaking which will have a major impact on the planning, design and construction of the overall reconstruction works;
• the London Hydro work, watermain replacements, temporary surface mains, connections to existing water and storm services will result in significant disruption to businesses and services within the area;
• London Hydro has advised that they would required at least 2 years advance notice to allow for the planning and budgeting of their proposed works. other utilities have advised that they require at least 12 to 18 months prior notice and reiterated that a significant amount of coordination would be required in the planning and construction of the works;
• opportunities exist for the consolidation of infrastructure and utility plant within the Dundas street corridor; the planning and design of infrastructure improvements should have regard for these opportunities as capital spent on improving utility separations and running lines would yield significant benefits in the undertaking of future repair and servicing works;
• all utilities advised that it would be possible to have pre-qualified specialized sub-contractors complete their specific utility work under a general contract. such a measure would serve to help expedite utility works by avoiding “constructor”
issues under the occupational Health and safety act;
• given the extent of utility and serving work, it is recommended that reconstruction works on Dundas street be undertaken in phases that can be substantially completed within one construction season. as a minimum, this would mean completing the works in at least two phases – Wellington to richmond street and richmond to ridout street. the order or sequencing of the phases would be determined through the planning of the project;
• Future excavations are unavoidable, either for the installation of new services or for repairs. any new pavement surfaces should be constructed in such a manner that will allow for the excavation and replacement without visible scarring. (ie paving stones set in concrete).
Dundas Street Scoping Study ‐ Implementation Plan Critical Path Schedule
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
1 Project Commitment
2 Stakeholder Consultation
3 Conceptual Plan Development
4 Background Studies
~ Traffic Impact Study
~ Parking Study
~ Transit Study ‐ relocation of Dundas/Richmond Hub
~RT EA
5 Utility Consultations
Preliminary Engineering / Streetscape Design
6 Final Design:
Utilities:
~ London Hydro ~ Bell, Rogers ~ City Heating
Detailed Design Drawings
7 Construction:
~ Part 1
~ Part 2
10.3. dundas Street Scoping Study
implementation Plan – critical Path Schedule
overall, it is estimated that the planning, design and coordination of major reconstruction works on Dundas street will require four to five years. this includes the preparation of planning studies, conceptual designs, public
consultation as well as lead time required for the completion of detailed design
for utility and infrastructure improvements. it is estimated that construction will
be spread over a period of two years.
DunDaS STreeT. PhoTo By wyLIePoon CC By-nC-nD 2.0