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Creating Dundas Place

A Flexible Street Scoping Study

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Acknowledgements

this document would not have been possible without the guidance

of the project team and contribution of the many stakeholders who

participated in the process.

Project Team

IBI Group Joe Heyninck trevor Mcintyre rebecca Dewdney Joyce renfrew Kelly cobbe ashish ghate chris prentice Don Drackley Linden Laserna tony Zhou City of london edward soldo John Lucas Jim yanchula sean galloway Karl grabowski Jane Fullick shane Maguire Maged elmadhoon tom copeland ugo Decandido roland Welker Jake Blancher Justin Lawrence ivan Listar Don purchase chuck parker

Stakeholders

city of London Downtown London

London transit commission London Hydro

Bell canada rogers cable union gas

London District Heating

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contents

ExEcutivE Summary ...5 1. introduction ...7 1.1. Background ... 8 1.2. study Purpose ... 10 2. caSE StudiES ...11

2.1. What is a shared/Flexible street? ... 12

2.2. shared-space typologies ... 12

2.3. Case studies ... 13

3. contExt ...17

3.1. study area ... 18

3.2. Maintaining the importance of Dundas street Within Downtown London as an economic and social Hub ... 18

3.3. importance of Dundas street in the City of London transportation system ... 23

4. ExiSting conditionS ...25

4.1. Dundas street Local attractions ... 27

4.2. existing Built Form ... 28

4.3. Dundas street issues & opportunities analysis ... 30

5. dundaS StrEEt viSion ...33

5.1. review of City of London studies & reports ... 34

5.2. synthesis ... 40

5.3. Vision statement ... 42

6. Public tranSit ...45

6.1. London transit services ... 46

6.2. London’s rapid transit Plan ... 46

7. tranSPortation ...49

7.1. road network operation ... 50

7.2. Parking ... 50

7.3. enhanced Pedestrianization ... 50

7.4. Cycling ... 50

7.5. event Planning and street Closure ... 51

8. infraStructurE rEviEw ...53 8.1. general ... 54 8.2. Municipal services ... 54 8.3. utilities ... 57 9. dESign oPPortunitiES ...61 10. imPlEmEntation ...67 10.1. Balanced approach for Dundas street ... 68

10.2. infrastructure ... 68

10.3. Dundas street scoping study implementation Plan – Critical Path schedule ... 69

11. Staging & coSt EStimatES ...71

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executive Summary

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the Dundas street scoping study is a preliminary study to define the scope of future improvement initiatives

as related to Dundas street in order to create a more attractive, vibrant and functional corridor in the heart

of London, ontario. it is the next step in a commitment to a new and revitalized Dundas street – a bustling,

thriving public space which will once again become the economic, cultural and institutional heart of the city.

in 2012, the city of London retained iBi group to carry out the Dundas street scoping study and develop a project that meets several goals and opportunities as outlined in the Draft Downtown plan (June 2013) as well as provide the city with a comprehensive review to identify how Dundas street can be successfully re-established as the primary shopping and recreation district in London. With a principal focus on flexible streets, enhanced pedestrianization and increased linkages to key local features, the scoping study blends a strong understanding of the relationship between urban design and placemaking, traffic, transportation, safety, construction staging, utility relocation, maintenance and operation and costing. the resulting project plan details a balanced approach over a seven year period and includes budget and timelines for stakeholder consultation, design and construction.

the report is organized into 11 key sections, each building upon the understanding and findings of the previous sections to culminate in a set of design opportunities, implementation and staging and cost estimates. the key sections are briefly summarized as follows:

Introduction

Dundas street has always been an important street for the city of London, with a rich history dating back well into the 1800s. this section details valuable historical context, the steps taken to further the revitalization conversation and the purpose of the Dundas street scoping study.

Case Studies

given the intent to transform the segment of Dundas from ridout street to

Wellington street into a flexible street or shared street, there is a strong need to fully understand the implication and benefits of these types of streets. in this section, these terms are defined and further expanded upon, providing three successful case studies for review.

Context

context plays a critical role in urban design and placemaking, and in this section, elements that influence Dundas street both physically and non-physically are examined. in addition to defining the study area, Dundas street is evaluated in terms of its place within the city of London and its importance as both an economic and social hub as well as a key component of the London transportation system.

Existing Conditions

in this section, the existing conditions of the five block section between Wellington street and the Forks of the thames are studied and graphically represented including key local attractions, existing built form and the delineation of three distinct character areas. an issues and opportunities analysis is categorized by the built environment, the natural environment, infrastructure and servicing, transportation and transit, social-economic and traffic operations, pedestrian movement and parking.

Dundas Street Vision

While Dundas street has been included as part of numerous studies and improvement initiatives, it has never been the sole subject of a comprehensive review to create a new project opportunity to “re-invent the street”. the many studies that have helped to develop the project vision are reviewed and summarized in this section as well as ideas combined to further develop specific key

components in terms of economic, placemaking and direct benefits.

Public Transit

this section outlines the potential impacts on the public transit services and transit users should removal of public transit services occur on Dundas street between Wellington and ridout. specifically, the potential impacts are discussed in regards to transit operating costs and transit use. 

Transportation

as Dundas street is a central portion of the Downtown London’s transportation network, any major changes to the street have to be evaluated against various transportation considerations. in this section,  changes are considered in terms of road network operation, parking, enhances pedestrianization, cycling and event planning and street closure.

Infrastructure review

Within the city of London, Dundas street has the highest density of municipal services and utilities and any future improvements will need to have regard for these services. this section provides a summary of the information provided by various service and/or utility representatives during the course of this study in addition to potential impacts these services and/or utilities could have on any future revitalization projects.

Design Opportunities

Dundas street revitalization has been identified within the Draft Downtown plan as the first of six strategic directions items focused on public realm improvements. the project plan presented in this section consolidates all design opportunities identified and provides direction on specific sections of the street to further execute the project vision of making Dundas street “the most exciting place in London”.

Implementation

the Dundas street project plan shown in this document will be implemented over time incrementally and in a balanced manner addressing various conflicting interests and priorities, which are identified and listed in this section. a critical path schedule is also recommended, which takes the project from project commitment to construction over a seven year period.

Stage & Cost Estimates

Due to the size and scale of the anticipated improvements, a two stage phasing strategy is recommended and outlined in this section as well as pre-design estimates of probable costs for both stages.

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renDerInG of a ComPLeTe STreeT. our move forwarD: LonDon’S DownTown PLan, 2015

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Dundas street has been the main street for the city of London dating back well into the 1800’s. For many years, the stretch of Dundas street between the thames river and Wellington streets has been recognized as the economic, cultural, and institutional heart of the city. it has also been the city’s primary transit corridor from the earliest days of horse and electric streetcars. However, as has occurred in many north american cities in the last few decades, as the city’s population has grown, there has been a shift in focus away from the Downtown with new businesses choosing to locate on the periphery of the city. since Dundas street is also seen as the city’s primary pedestrian street, the perception that the city’s overall ‘health’ is affected by the image and experience of this street as a public space has gained prominence. after years of decline and numerous studies to provide direction for renewal, there is now a strong interest in repositioning Dundas Street so that it can once again become the primary ‘meeting place’ and destination for residents and visitors in the City – a lively hub for events, activities, shopping and entertainment as well as business.

over the years, Dundas street has been the focus of a number of smaller studies and improvements but never has there been a dramatic and comprehensive effort made to “re-invent the street”, to celebrate the past history and to create a new opportunity for a vibrant place that can transform this part of Downtown. previous investments in Dundas street have focused on beautification measures such as street trees, sidewalk pavement and “metal trees” in addition to some underground infrastructure improvements in response to new development and to investigate existing problems. since 2007-2008, the city has initiated a series of incentive programs with buildings on Dundas street included in a “targeted incentive Zone” in an effort to maintain existing heritage buildings and promote a more vibrant commercial corridor and neighbourhood. However, a major project for the entire corridor has not been undertaken since 1994 when the city re-instated on-street parking.

past studies and initiatives have also had some impact on Dundas street.

“a Blueprint for action; report of the Downtown task Force” (February 2008) was an important move forward in focusing attention on a comprehensive Downtown revitalization effort. the report established that one of the three primary goals for the Downtown in next 10 years is to “make Dundas street the most exciting street in London.” The Downtown Task force (DTa) also presented a series of

31 recommendations to help set goals for the next 10 years. some of the key recommendations specific to Dundas street include:

• “Develop a 10-year transportation plan to see buses, then cars, phased out of the east-west Dundas corridor between Wellington and ridout, the traffic being replaced by pedestrians and bicycles during the spring-summer-fall months.” (#28)

• consistent with the transportation plan timetable, develop a plan for the transformation of Dundas into a piazza-style corridor through beautification, a greater business street presence and development of a pedestrian oriented concept” (#29)

in september 2011, conceptual designs for a flexible pedestrian-oriented Dundas street were presented as part of the Mayor’s “Downtown Vision”. the concepts were developed as a culmination of ideas from the Draft Downtown plan , the transportation Master plan, city council meetings, the thames Valley corridor study, and other public consultations. these initiatives have built strong interest and excitement with the public and local businesses that a major revitalization project is feasible and there is a potential for dramatic change in the street.

1.1. Background

vIew of rIChmonD STreeT In The 1940’S

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the city of London in June 2013 released the Draft Downtown plan which has been produced based on an extensive public engagement process. the process helped to solidify the vision for Downtown and chart a path forward. in 2015, the city will release the final Downtown plan entitled our Move Forward: London’s Downtown place.

it recognizes that Downtown London is London’s “face” to the world. a successful Downtown is key for retaining and attracting business investment in London. the Downtown plan is built around six strategic directions. these provide direction for projects and actions to follow that will achieve the desired outcomes for our city, ultimately building a livable and vibrant downtown.

Dundas street revitalization has been identified as the first of six strategic directions, which are focused on the public realm initiative and their potential to leverage private investment value, as well as the first listed transformational project.

Make Dundas street the most exciting place in

London.

Dundas street is London’s original main street and a place once lively with activities of trade and commerce. times have changed significantly since the street’s origin, but Dundas street can re-establish its place as London’s preeminent street. this can be achieved through investments that provide people-oriented infrastructure that is focussed on creating neigbourhoods and a unique and diverse range of experiences, boulevard tree planting, event programming and providing the highest level of maintenance in the city.

SourCe: DrafT DownTown PLan

the dundas Street project is a major opportunity to build upon many years of work and a focus on the revitalization of dundas Street in fashion that it: • will become a focus for downtown london and

beyond, a pedestrian space that is a stage for day to day activities as well as special functions and programmed activities, festivals, and events; • will forge an enduring connection between the

forks of the thames and the life of the city. • can, unlike other streets, transform into a place

where pedestrian activities take precedent, where motor vehicles do not dominate the use of the right-of-way and do not prescribe the built form;

• can result in a space that is accessible to all

londoners and visitors, with a focus on the quality of the space, the materials used, the lighting, safety, the ambience day and night and seasonally, and that this will help to revitalize this part of the downtown, but also generally will encourage other businesses and development opportunities in the downtown; and

• will include upgrading and replacing aging utilities and a thorough and comprehensive approach that not only replaces, but adds value to the space, by reconfiguring it into a high quality, best in class downtown urban space.

Goal

to recréate Dundas street as the preeminent public place in London-- beyond just a space to move through and instead to become a destination to arrive at for shopping, leisure, civic activities and celebrations.

Why Is This Important

as Dundas street is a long-time commercial artery and a spine of civic activity in London, the condition and uses a long Dundas street have a direct reflection on the health of the downtown as a whole. Dundas street has experienced an evolution of uses and activities over time, and the street continues to evolve as economic conditions and demographic trends change. lt is important to strengthen the multidimensional aspects of Dundas street through road improvements, subject to refinement following conclusions from a project-related environmental assessment, which will better define the feasibility and limitations ofthis project. these improvements will create a positive and compelling experience that will attract businesses and visitors.

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1.2. Study Purpose

the purpose of the Dundas street scoping study is to present a rationale for investing in infrastructure, propose preliminary design options, undertake an infrastructure review and provide recommendations, propose implementation strategies and other recommendations, and prepare a preliminary budget based on various scenarios. the scoping study draws together urban design and placemaking, traffic, environmental quality, transportation, safety, construction staging, utility relocation, maintenance and operations and costing, and gives direction to the preliminary design exercise, and ultimately the strategy for how to implement the project. the following key design considerations were reviewed and addressed as part of the study:

• urban Design: Design themes overall and block by block, streetscape design details, signage and wayfinding, public art / banner programs, environmental features, lighting, street furniture;

• programming: opportunities for both everyday use and major event use;

• traffic, transit and active transportation: Various conditions including every day use, major event use, and emergency operations; and,

• servicing: a range of options including reusing services in current location and rebuilding and relocating services.

this study and the vision for the project is rooted in numerous city reports and is the result of an iterative process between city of London departments, Downtown London, London transit commission and the consultant to determine the most appropriate strategy for revitalizing Dundas street. the study is intended to provide clarity in describing and executing the project and also help generate excitement and support for the full potential of the project.

the final recommendations do not propose a

preliminary Design but aim to present a clear

direction for the project as an integrated and

comprehensive exercise.

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kInG STreeT, kITChener, on

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2.1. What is a Shared/Flexible

Street?

a flexible street or shared street, is essentially the entire street right-of-way, from building face to building face shared by pedestrians, cyclists and motorists. By combining uses rather than segregating them to certain parts of the right-of-way, there is more flexibility, sharing of surfaces and respect in the way that motorists and pedestrians share the space and how it can be programmed. at times, motorists will be allowed to have a higher usage and at times when it is desirable to reduce the vehicle usage, these spaces will function as pedestrian spaces, where retail, festival and other occasional, casual, and programmed activities dominate the space and they essentially become civic plazas, or piazzas. research conducted on shared streets shows that by combining the activities, and designing them to reflect the intended usage and slow speeds (30 km/h or less), motorists become more aware of pedestrians and pedestrians, when not depending on regulatory signage, are more aware of motorists. this concept has been more fully accepted in european countries, but is now becoming more common in north american cities and even locally, in cities such as Kitchener, ontario and toronto. one of the main controversies of shared space is the right of pedestrians with visual impairments to be able to travel independently in the public right-of-way without relying on the motorist’s ability to avoid conflicts with them. providing ‘comfort space’, an area within the street predominantly used by pedestrians where motor vehicles are unlikely to be present, may still be needed within a shared space particularly for younger and older pedestrians and those with impairments.

flexible / shared streets are streets a living street

where pedestrians and cyclists have legal priority

over motorists. techniques include shared space,

traffic calming, and low speed limits.

16Th STreeT maLL, Denver. PhoTo By GorDon CC By-Sa 2.0

2.2. Shared-Space typologies

shared-space typologies can be classified into three main categories based on the levels of intervention as per below.

maxImum InTervenTIon: no curbs, flush surface wall-to-wall,

driving surface may be defined by bollards

meDIum InTervenTIon: curbs/rolled curbs to define roadway,

patterned road surface and sidewalk

mInImum InTervenTIon: curbs with defined road, pavers on

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King Street Kitchener, Ontario

• time of installation: completed in 2010 • cost: $11M (total construction value)

• Function: Main commercial street through downtown Kitchener • Flexibility:

– converted the existing lay-by parking and sidewalk into a flexible sidewalk parking system.

– During warmer months the bollards are located close to the curb to

maximize space for pedestrians, outdoor cafés, restaurants, retail and small-scale street performances.

– Bollards can be moved to allow for on-street parking in the winter. – Bollards can also be placed at major crosswalks, allowing each of the six

blocks to be closed off for the city’s major events and festivals

• special Features: infiltration grates direct stormwater runoff to planter beds, sub-surface tree routing corridors, and semi mountable curbs improve pedestrian accessibility.

• surface Materials: – unit paving sidewalk

– removable bollards for flexible parking – stormwater filtration planters

– asphalt roadway

– permeable surface materials

• Many more trees than previously existed

in 2007, the city of Kitchener undertook a major revitalization project to reshape and re-energize the downtown into an urban, modern, livable and sustainable destination for pedestrians and businesses. Beginning with a streetscape Master plan for the city centre District and continuing through the detailed design and contract administration services for the reconstruction of six blocks of downtown Kitchener’s main street, the King street project was founded on the principle that an investment in a high quality public realm will serve as a catalyst for private sector investment, intensification and renewal of the downtown Kitchener core.

the design creates a pedestrian-first public realm that reconfigures the street by converting the existing lay-by parking and sidewalk into a flexible sidewalk-parking system. During warmer months the bollards are located close to the curb to maximize space for pedestrians, outdoor cafes, restaurants, retail and small-scale street performances. in the winter, the bollards can be moved to allow for on-street parking.

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the project showcases several innovative design features intended to respond to the public’s wish for a pedestrian oriented space. removable bollards separate vehicles and pedestrians while providing a flexible sidewalk/ parking system that can be altered to respond to the season (patios, sidewalk sales and wider walkways in the summer/ more parking in the winter), allow easy block-by-block road closures and a special civic area directly in front of Kitchener city Hall. permanent festival services (water, electrical, audio/ video) and informal “stages” were integrated into the final design. semi-mountable curbs are provided to promote the feeling of a pedestrian plaza and improve accessibility during special events. generously wide sidewalks, two revitalized public plazas, granite clad planting beds with seat walls, public art and accent lighting are design elements that contribute to the vibrant pedestrian-friendly streetscape.

StratEgiES for Staging conStruction

the reconstruction of King street was undertaken over two construction seasons, 2009 and 2010. it was important that a careful balance was maintained between the continued operation of the local businesses and the construction activities. clear public communication (coordinated with city of Kitchener staff and the Downtown Bia) and responsive, personable site superintendence allowed business concerns to be quickly addressed. Detailed scheduling included mandatory night work and a staged approach to minimize the impacts on the community and work with the needs of the local businesses. the annual occurrence of special events taking place in the downtown core (cruising on King street, Bluesfest and oktoberfest) created key milestones and schedule deadlines throughout construction operations, which were met with success.

Economic imProvEmEntS/bEnEfitS:

the King street revitalization has been an instant catalyst for new development within the project limits by attracting new businesses and bringing vibrancy back. • twenty-one (21) good quality businesses have emerged and 22 existing

facades have been enhanced with a total investment in excess of $750,000; • the average daily foot traffic has increased from 3,000 to 8,300 and festival

and event attendance has increased 33%;

• a new 385-unit condo project is currently in presales phase and a new 96-unit boutique hotel is proposed; and

• the project’s success has made it a model for best practice urban design for municipalities and Bias throughout ontario.

PlacEmaking imProvEmEntS/bEnEfitS:

the design scheme for King street responded to public’s interest in the “pedestrian First model”. an original streetscape design and vision for King street was developed that reflected the area’s character and incorporated street trees and planting, sidewalk cafés, bicycle connections and bicycle parking, improved street lighting, public art, transit pads and shelters, wayfinding signage, and street furniture.

the project received the 2010 community place award from the international Making cities Livable council in recognition of the innovative design for a flexible, summer/ winter sidewalk, and sustainable streetscaping to bring people, particularly youth, back to downtown. the King street project was also recognized as a “green street’ by tree canada for its contribution to, and leadership in, creating an environmentally sustainable street design.

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Place d’armes, Montreal, Quebec

• time of installation: construction began in 2009 the work was completed in 2011.

• cost: $15.5 million • Function:

– a public square rich in history located in old Montreal between saint Jacques and notre-Dame streets

– Formerly the hub of the Montreal’s tramway lines when the city’s downtown and central business district was centred around old Montreal and saint-Jacques street

• Flexibility: no curbs with wall-to wall paving and driving surface defined in bollards

• special Features: utilities box hidden underneath large public seating bench • surface Materials: unit paving on sidewalk and road

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Exhibition road, London uK

• time of installation: competition held in 2003 and won by the architectural firm Dixon and Jones. construction completed by the 2012 London olympics. • cost: not available

• Function: street provides access to many nationally significant institutions, including the Victoria and albert Museum, the science Museum, natural History Museum (which incorporates the former geological Museum), the royal geographical society and imperial college London.

• Flexibility: shared space design for the exhibition road and surrounding streets prioritize pedestrians while allowing some vehicular traffic at a reduced speed • special Features:

– surface Materials: Wall-to-wall unit paving with bold graphic pattern – existing trees incorporated into the design and protected

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3. context

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3.1. Study area

initially the scope of the study was limited to a four block segment of Dundas street stretching from ridout street on the west to Wellington street on the east. early in the scoping study process it was concluded that the connection between Dundas street and the thames river is an important opportunity to link London’s open space/green network to the Downtown. as a result, the scope of the study was extended to include the block west of ridout street to the river.

3.2. maintaining the

importance of dundas Street

Within downtown London as an

Economic and Social Hub

London is a medium sized city in south-western ontario, located in the Quebec city – Windsor corridor.

the Downtown occupies only 0.2% the city’s expansive land area but accounts for a substantial portion (about 10%) of the city’s commercial office space, employment and tax base. the Downtown provides unique cultural facilities and is the focal point of government functions, London’s transit system and entertainment in the city. Downtown London is currently rebounding from a downward spiral that began in the 1970s when suburban malls started to alter shopping habits and attract retailers and patrons away from the Downtown. this decline arguably accelerated when a Downtown mall (galleria) was developed to rival these suburban malls, as it drew many of the remaining independent retailers off the main Downtown streets. this mall has far fewer retailers and has since been repurposed for offices and the central Library but street level vacancies on Dundas street continue to remain a major challenge for Downtown London.

the city is now making major inroads through revitalization. a key part of this success can be attributed to its strong employment base. Downtown London contains 80% of the city’s office space and over 30,000 jobs. this concentration of office space resulted from the city introducing policies into its official plan in the 1990s that direct all office spaces over 5,000 m2 be located downtown.

the effectiveness of this policy has been paramount to reversing the fortunes of Downtown London.

Moreover the city of London has been bold and innovative in approaching revitalization and has strategically invested in many projects designed to attract new users and residents to the downtown. the Budweiser gardens, central Library, convent garden Market, and improved city parks have all played an important role in making the downtown more attractive and enjoyable. these important assets have greatly increased the importance and prominence of downtown London both citywide and regionally.

SourCe: The vaLue of InveSTInG In CanaDIan DownTownS, CanaDIan urBan InSTITuTe, may 2012

DownTown ComPrISeS

0.2%

oF LonDon’s LanD area (99Ha)

10%

DoWntoWn generates aBout 10% oF tHe city’s tax assessMent

1%

oF LonDon’s popuLation LiVes DoWntoWn

81%

oF LonDon’s oFFice space is DoWntoWn

11%

oF trips MaDe to anD FroM DoWntoWn are By transit

DownTown LonDon haS

303 jobs/ha

or 30,000+ JoBs

DownTown GeneraTeS

$504k/ha

in tax reVenue

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the Downtown Millennium plan, prepared in november of 1998, was the last significant Downtown plan implemented by London’s city council. approximately $100 million was invested in Downtown London through that plan for a series of projects and initiatives. the success stemming from these investments has been tremendous. the Millennium plan noted that Downtown assessed value had declined by over $60 million between 1992 and 1996 in just 1/3 of the Downtown area. this downward trend has been reversed since the Millennium plan .

Most recently, the 2013 state of the Downtown report identified an increase in Downtown assessed value of $400 million between 2004 and 2013

the successor to the Millennium plan, the Downtown plan, which was released as a Draft in July 2013 and continues to focus on attracting new visitors downtown and attempting to further increase the number of residents. this plan, too, places an emphasis on public and partnership initiatives that will create interest for private sector investment. it recognizes that downtown London is London’s “face” to the world. a successful downtown is key for retaining and attracting business investment in London. a strong downtown tells the world that London is vibrant, interesting, exciting and enriching. it signals to investors that London’s priority as a place that is competitive in attracting and retaining a high quality labour force to London will come easy. it exudes the kind of success that breeds investment confidence.

this plan was produced based on an extensive public engagement process. the process helped to solidify the vision for downtown and chart a path forward. the key conclusion of the process is that people are passionate about downtown London and its continued revitalization. our community has a very strong emotional attachment to our downtown. the large number of people who took an interest in attending the community engagement opportunities, and the enthusiasm with which they spoke, is clear evidence of this.

Leadership and Collaboration

Municipal leadership has been instrumental in revitalization, developing progressive planning policies in collaboration with the business and institutional community and making use of innovative financing tools. the city has a number of Downtown grant and incentive programs, as well as targeted incentive programs (for the Dundas and richmond street corridors) to encourage the private sector. For example, since 2008 the city of London has issued a combined total of 104 grants and loans worth $1.7 million, leveraging $3.8 million in construction value.1 Historically, for every $1 of city

money invested, the private sector has invested $3. this arrangement represents the collaboration between the public and private sector in revitalizing downtown London. since 2000, 1135 building permits have been issued downtown with a reported value of $352.7 million.

residential Development

attracting residential development has been a key aim of planning efforts in downtown London, and the city has enjoyed success. since 1997, approximately 1,440 apartment units have been built in the downtown with a total construction value of $120.2M. the population in Downtown currently stands around 5,000.

1 CITy of LonDon. (2011). STaTe of The DownTown rePorT 2011. reTrIeveD from: hTTP://www.LonDon.Ca/PLannInG/PDfS/SoTD_annuaLrePorT_09.PDf. aCCeSSeD 2011 oCToBer 20.

Office Development

a remarkable 80% of London’s office space is located in the downtown. a key reason for this is that policies contained in the official plan direct large office spaces (over 5,000m2) to locate in downtown London. this policy has been

strongly enforced and highly effective at concentrating office space and jobs downtown.

Downtown office growth in London has been slow in recent years, yet there has been a gradual downward trend in office vacancy rates. since 2006 when Bell canada left their offices at 100 Dundas street, downtown has seen a consistent annual decline in vacancy rates. street vacancy on major downtown pedestrian routes (richmond, Kind and Dundas streets) shrunk to 11.5% from 12.1% between 2011 and 2013

The no. of DweLLInGS Grew

39%

FroM 1996-2006, coMpareD to 12% More DWeLLings cityWiDe

$120.2m

on resiDentiaL DeVeLopMent DoWntoWn

DownTown haS

81%

oF tHe city’s oFFice FLoor space (4,394,017sF)

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retail Development

in the past, retailing in downtown London has been challenged by the emergence of the suburban mall. For example, in the 1960s downtown had a 70% share of retailing, yet today it is around 10%. While this trend is not unique to London, the downtown faced particularly negative experiences due to the creation of a downtown mall (galleria Mall) that was intended to rival the suburban malls. this downtown mall attracted many of the retailers from the downtown’s main streets (Dundas, richmond and King streets) and left some significant street level vacancies. When the mall was repurposed, the vacancies outside the mall continued to be a problem. the downtown is slowly overcoming this challenge and storefront vacancy rates have been consistently declining over time. With a focus on independent retailers instead of national chain stores, available space on King and richmond streets is now largely absorbed, which could be attributed to public investments such as the Budweiser gardens and sqm garden Market. yet there remain some vacancies on Dundas street and the need for stronger retail, restaurant and people-oriented service mix.

Educational & Institutional Development

the main campuses of London’s two major post-secondary institutions – the university of Western ontario and Fanshawe college – are located outside

downtown. these are key assets for the city that have helped strengthen the city as a whole. additionally, downtown London will soon receive increased benefits from these institutions with Fanshawe college securing a site for a new applied school of performing arts. the college has purchased an 8,000 m2 building as a first phase

of the project that will eventually host 1,000 new students and 75 staff. the college plans to expand this campus in the future by purchasing and renovating some of London’s downtown heritage buildings. this new campus will strengthen Downtown London’s local art scene and leverage existing arts and cultural facilities such as the grand theatre. this brought 400 new students plus staff to the downtown in 2013.2

2 fanShawe CoLLeGe. (2011). fanShawe To LaunCh fIrST PhaSe of DownTown CamPuS. reTrIeveD from: hTTP://www.LonDonCommunITynewS.Com/2011/02/new-DownTown-CamPuS-for-fanShawee-CoLLeGe/. aCCeSSeD 2012 January 17.

Municipal Tax Base

citing the major declines that occurred in the 1990s, a major goal of the Downtown Millennium plan was to increase tax assessment in the downtown. since 2002, the total current value assessment in the downtown has risen by 3.8% annually, combining for a total increase of 60% from $567.6 million to $1.05 billion.3 additionally, for 2009-2011, downtown’s rate of assessment growth

was 15%, exceeding the citywide rate of 6%.

Jobs

there are approximately 30,000 office workers in downtown London. these office workers are primarily employed in banks, trust companies and the national and regional head offices.4 Jobs in retail, entertainment, and cultural facilities have not

been inventoried.

Population

London’s downtown population growth has been relatively strong; from 2001 to 2006 the population increased by a quarter, and in the decade following 1996, it grew over a third. in 2006, downtown London’s population was 3,430 and today it has reached approximately 5,000. growth in the downtown outpaced that of the remainder of the central London planning District (includes downtown),

which recorded a growth of 1% during this period. Downtown London still relies heavily on a day time population for vitality with a ratio of day time to night time population of 10:1.

3 CITy of LonDon. (2013). STaTe of The DownTown rePorT 2013. reTrIeveD from: hTTP://www.LonDon.Ca/BuSIneSS/PLannInG-DeveLoPmenT/DownTown/DoCumenTS/ DrafT-DownTownmP-fInaL-DrafT-June2013-1.PDf. aCCeSSeD 2014 auGuST 28. 4 CITy of LonDon. (2010). DownTown PLan BaCkGrounD STuDy. reTrIeveD from: hTTP://www.LonDon.Ca/PLannInG/PDfS/40TheImPorTanCeofTheDownTown.PDf. aCCeSSeD 2011 oCToBer 14.

DownTown haS

30,000+

JoBs

Diversity

approximately 57% of the downtown population is single, versus 28% citywide. Downtown London has a slightly lower proportion of immigrants (18%) than the citywide population. additionally, 10% of downtown residents identify themselves as a visible minority.

(23)

Housing

While the majority of London’s housing stock is single family dwellings, almost all downtown residents live in apartments. there are also much higher levels of renting in the downtown; 71% of dwellings are rented downtown compared with 38% citywide. Housing prices have also been rising in the downtown and from 2001 to 2006, the average value of an owned unit downtown increased by 63%. in addition the downtown has an average household size of 1.6 compared to 2.4 per household citywide.

Downtown London is adjacent to single family neighbourhoods on all four sides (north and east - Woodfield; south - soHo; West Blackfriars - petersville). these neighbourhoods are well connected by pedestrian and cycling trails so residents can easily access and support the downtown.

DownTown haS

±5000

resiDents

37%

popuLation groWtH DoWntoWn BetWeen 1996-2006 (coMpareD to 8% cityWiDe)

18%

oF tHe DoWntoWn popuLation are

internationaL Migrants (coMpareD to 21% cityWiDe)

1.6

is tHe aVerage HouseHoLD siZe (coMpareD to 2.4 cityWiDe)

DownTown DoeS noT have any LarGe formaT GroCery SToreS, yeT IT DoeS have a freSh ProDuCe markeT

(coVent garDen MarKet)

The renaISSanCe ConDomInIum aT The Corner of rIDouT STreeT & kInG STreeT

Land uses

Downtown London is dominated by office, retail, and transportation uses. residential uses occupy a sixth of all land uses. Many large city properties with public infrastructure are also located downtown (Budweiser gardens, convent garden Market). on the boundaries of the downtown are two large parks.

downtown london land uSES

Land use by Parcel

COMMErCIaL InDuSTrIaL InSTITuTIOnaL ParKS & OPEn SPaCE rESIDEnTIaL TranSPOrTaTIOn

DunDaS S

(24)

Public realm

a decade ago, with downtown retail significantly declining and with few residents – the “spaces” in downtown London struggled to attract the people they needed to be vital. in response, the city has invested in the public realm, making it more attractive and drawing increased activity to the downtown, which in turn attracts even more activity and helps to accelerate the downtown revitalization process.

the public realm has also been enhanced through the introduction of new infrastructure, street trees, benches and other furniture, and more pedestrian-friendly streets. secondly, the city has created financial incentives to support the private sector in upgrading the heritage building stock. these two processes are interconnected, because as the public leads the way on major new investments it can entice the private sector to upgrade their own sites to improve the

attractiveness of the area. For example, the construction of the Budweiser gardens has stimulated the lease-up of storefronts along adjacent King street.

London is known as “the Forest city.” the treescape of Dundas street has deteriorated over the past 20 years. at one time there were many more trees than currently exists. reasons for their demise include inadequate soil conditions, mechanical damage, lack of maintenance, and harsh urban environments. More recently an emerald ash Bore infestation has further decimated the street tree population as ash was the most common tree species planted in the downtown area. new planting technology has allowed trees to be established in more suitable soil conditions that will improve their survival, health, growth, aesthetic appeal, and environmental benefits that they will provide. a downtown tree planting strategy is being developed to diversify the number of tree species and “reforest” the downtown. Downtown has green edges to the north and the west, with a number of large parks surrounding it – Victoria, Harris, Labatt, and ivey parks. However, the downtown itself contains minimal open spaces and the Downtown plan report 2010 identified the need for “smaller ‘pocket parks,’ small squares and seating areas.” the city has created public squares and spaces at talbot and Dundas street and Budweiser

gardens. covent garden Market has also developed a significant public space that features picnic tables, cafe tables with umbrellas and street vendors at the front. Most recently, a national design competition was undertaken to design the Market Lane connection which links Dundas street to covent garden Market.

approach to Downtown Investments

the city of London has taken progressive approaches to reviving its once struggling downtown. Major investments in strategically located buildings and facilities, as well as the public realm have brought increased activity and new residents to the downtown. yet the city has been patient with the revitalization process, taking many small steps over the past two decades.

Connectivity

Downtown London is moving toward more pedestrian and transit-oriented development. new residents are increasingly moving around on foot, with 42% of downtown residents walking or biking to work and 14% taking public transit. the downtown is connected to 70% of the city’s 38 transit routes.

However, the downtown has a strong presence of vehicles with the current mode split for commuters accessing downtown by transit at 7%.5 in 2008 the parking

supply in downtown was 14,268 spaces.

5 CITy of LonDon. (2010). DownTown PLan - new IDeaS, oPTIonS, reCommenDaTIonS anD ImPLemenTaTIon. reTrIeveD from: hTTP://www.LonDon. Ca/PLannInG/PDfS/newIDeaSoPTIonSImPLemenTaTIonrePorT.PDf. aCCeSSeD 2012 January 17.

wInnInG DeSIGn for markeT Lane By haPa. PhoTo By JuLIe mIChauD anD arT LIerman DownTown haS

14,268

parKing staLLs

5

DesignateD anD

32

ListeD Heritage properties DoWntoWn’s BuiLDing Footprint is 33Ha; tHereFore

70%

oF LonDon’s DoWntoWn area is not coVereD By a BuiLDing

(25)

3.3. importance of dundas

Street in the city of London

transportation System

the current role and function of Dundas street in Downtown London is that of a primary collector as defined by the city’s road classification. the road’s two way operation and one lane per direction capacity are well suited to its role as the “Main street” of the city, as described through public consultation in the development of the Downtown plan. the downtown section of Dundas street also functions as part of a major cross-town arterial route through its connection to riverside Drive to the west, and King street to the east of the downtown.

Dundas street also functions as part of a larger road grid in the downtown. this is a very important feature of downtown London because the capacity to move into, within and out of the downtown is shared by all the roads in this grid. this includes the east-west york street, King street and Queens avenue arterials, and the north-south richmond street and Wellington street arterials. intersecting with these arterial routes are the associated grid of primary collectors that include Dundas street for east-west movement, and ridout street, talbot street, clarence street, Waterloo street and colborne street for north-south movement. this road grid serves auto, truck, transit, cycling and pedestrian movement in downtown London, providing a high degree of redundancy in the downtown road network.

this redundancy is advantageous for the downtown because it provides the opportunity to consider options on how dundas Street functions through this area. Examples of these options range from a continued status quo operation, through to a “complete Street” approach designed to safely accommodate all modes of surface transportation. other options can involve a transit-oriented rt concept for the street serving all but private auto use, through to a complete pedestrian mall concept. Even the pedestrian mall concept can be further refined as being either permanent, or involve event/seasonal closure to auto traffic. eventual selection of a preferred functional concept for Dundas street in the downtown will be required so that detailed implementation plans, designs and associated cost estimates can be prepared. this selection will need to be objectively and traceably evaluated through an environmental assessment process, which is not within the framework of this scoping study.

Legend

arTS & EnTErTaInMEnT COMMErCIaL

InSTITuTIOnaL ParKS & OPEn SPaCE

DunDaS ST LIBrary ConvenT Ion CenTer markeT TOTaL CaPITaL InVESTMEnT >$35M <$2M

(26)
(27)

4. existing conditions

(28)
(29)

4.1. dundas Street Local attractions

Office BUDWEISER GARDENS Office BUDWEISER GARDENS DUNDAS STREET LaBaTT Park 25 WiLson aVenue

forkS of The ThameS & SPLaSh PaD

muSeum LonDon

421 riDout street n

BuDweISer GarDenS

99 DunDas street

CovenT GarDen markeT

130 King street

fanShawe CoLLeGe

137 DunDas street

markeT Lane LonDon PuBLIC LIBrary

251 DunDas street

CITI PLaza

355 WeLLington street

LonDon TraIn STaTIon

205 yorK street LonDon ConvenTIon CTr 300 yorK street LeGenD offICe DInInG enTerTaInmenT & CLuBS TourISm & aTTraCTIonS reTaIL ServICeS PuBLIC reSIDenTIaL ParkS

1

1

2

3

4

5

6

7

8

9

10

11

3

4

8

11

6

7

9

10

5

2

2

(30)

28

E x i S t i n g c o n d i t i o n S | D u n D a s s t r e e t s c o p i n g s t u D y W ellington St. Clarence St. Richmond St. Dundas St. Talbot St. Ridout St. N. MARKET LANE FAN-SHAWE COLLEGE LONDON PUBLIC LIBRARY J. ALLEN TAYLOR COVENT GARDEN MARKET THAMES VALLEY PARKWAY TRAIN STATION BUDWEISER GARDENS COURT HOUSE MUSEUM LONDON COUNTY BUILDING READING GARDEN BUS STATION KEY BUILDING STUDY AREA

(BUILDING FACE TO FACE)

OPEN SPACE KEY PEDESTRIAN

nortH ElEvation

SoutH ElEvation

4.2. Existing Built Form

illustrated below is the five block section between Wellington street and the

Forks of the thames. the context of Dundas street varies and transitions

between blocks and intersections. not every block is alike as the character of

the built form and the scale of the street changes.

0m 30m 50m

1:500

W ellington St. Clarence St. Richmond St. Dundas St. Talbot St. Ridout St. N. MARKET LANE FAN-SHAWE COLLEGE LONDON PUBLIC LIBRARY CITY PLANNING DEPT. COVENT GARDEN MARKET TRAIN STATION BUDWEISER GARDENS COURT HOUSE MUSEUM LONDON COUNTY BUILDING READING GARDEN KEY BUILDING STUDY AREA

(BUILDING FACE TO FACE)

OPEN SPACE KEY PEDESTRIAN DESTINATION

(31)

D u n D a s s t r e e t s c o p i n g s t u D y | E x i S t i n g c o n d i t i o n S

29

W ellington St. Clarence St. Richmond St. Dundas St. Talbot St. Ridout St. N. MARKET LANE FAN-SHAWE COLLEGE LONDON PUBLIC LIBRARY J. ALLEN TAYLOR COVENT GARDEN MARKET THAMES VALLEY PARKWAY TRAIN STATION BUDWEISER GARDENS COURT HOUSE MUSEUM LONDON COUNTY BUILDING READING GARDEN BUS STATION KEY BUILDING STUDY AREA

(BUILDING FACE TO FACE)

OPEN SPACE

1

reTaIL anD CommerCIaL STreeTSCaPe BeTween weLLInGTon STreeT anD TaLBoT STreeT – these four blocks contain a

combination of new and historical buildings with heights generally between two to four storeys and some prominent corner buildings of more than five storeys. the frequent rhythm of doors and windows and varying architectural detail on the building facades create visual interest and help to contribute to an active street frontage. there are few trees with none between Wellington and clarence street.

2

InSTITuTIonaL /enTerTaInmenT STreeTSCaPe BeTween TaLBoT STreeT anD rIDouT STreeT norTh – the scale of this

block is very different from the retail/commercial buildings that characterize most of Dundas street. the built form and massing is dominated by a three large buildings including Budweiser gardens on the south side and former Bell office building and court House to the north. there are few doors and entrances on these buildings, and the street activity drastically fluctuates between larger crowds during events with minimal pedestrian activity during other times. the street’s proximity to the Forks of the thames, and reduced pedestrian and automobile traffic activity compared to most of Dundas street, provides an opportunity to create a distinct streetscape and public spaces such as a “garden plazas” with frequent trees and landscaping. this is the only section of Dundas street that has any appreciable number of street trees. these trees have only been established in 2009.

3

CuLTuraL / Green STreeTSCaPe BeTween rIDouT STreeT norTh anD The ThameS rIverfronT this block is adjacent to the

ivey park, the splash pad and the thames riverfront and houses important cultural destinations such as Museum London and the county Building. as such this area is a recreational and a cultural destination for visitors and residents alike. the scale and the character is distinctly recreational but the needs of vehicular traffic need to be balanced as well.

in response to these three different built-form conditions and character, it will be important to consider different degrees of flexibility within the blocks themselves, and the means to integrate the public realm between these blocks.

overall, the street can be defined by three distinct character areas:

(32)

4.3. dundas Street issues & opportunities analysis

SubJEct

iSSuES/conStraintS

oPPortunitiES

Built Environment

narrowness of the street and the competing interests of pedestrians, businesses, parking, vehicles & transit

transform Dundas street into a piazza-style corridor through a pedestrian-oriented concept

create a continuous streetscape that is attractive, interesting, well-maintained and comfortable for pedestrians although Dundas is seen as the city’s “main street” it is not widely

regarded as comfortable or attractive environment for strolling, sidewalk cafes, outdoor retailing and other pedestrian-oriented activities.

promote a high standard of design for downtown development and public spaces that is conducive to a safe and attractive pedestrian environment and make Dundas street the most exciting street in London

provide flexible on-street parking to free up space for pedestrians and more sidewalk presence for cafes, patios, store displays, etc. Lack of liveliness on talbot to ridout street integrate the public realm between the three distinct streetscapes

Despite smaller pockets of open areas and green spaces a larger distinct “public space / square” is missing.

opportunity for Dundas street itself to serve many purposes for distinct public square. gaps or “dead spaces” in the built form along the streetscape provide special consideration for unique spaces such as Market Lane

natural Environment

Minimal street trees along Dundas street preserve existing trees and plant new trees to create an urban canopy where possible, add infrastructure creating larger soil volumes to sustain canopy trees.

poor pedestrian connection between Dundas street and the Forks of the thames

since the character of talbot/ridout is different from the other three blocks, there is an opportunity to transition to the river with a unique design and landscaping (e.g. “green” street)

Infrastructure &

Servicing

1. High concentration of infrastructure in varying states of repair With full reconstruction of surface works the opportunity exists for various municipal services and utilities to upgrade their buried infrastructure at the same time minimizing restoration costs to be borne by each utility, using standard and non-standard locations so all new infrastructure will fit.

2. separation of private storm and sanitary flows the separation of storm and sanitary flows within the older parts of the city of London continue to be a major focus for the city. notwithstanding the major works that were completed in the 1960’s with the installation of new storm and sanitary sewers on Dundas street, there remain a number of private building units where the storm and sanitary have not been appropriately separated within the buildings. the reconstruction of Dundas street provides an opportunity to extend storm private drain connections into the buildings facilitating future separation. Further incentives could be provided to building owners to encourage them to undertake the modifications within their buildings to separate storm and sanitary flows increasing the efficiency of the municipal sewer system.

3. excavations for maintenance and repair results in an unattractive patchwork of surface repairs

With the concentration of services and utilities along Dundas street, excavations for remedial works and maintenance are unavoidable. a comprehensive review of the current state of utilities and services and the subsequent implementation of upgrades in advance of the reconstruction of surface works on Dundas street will serve to minimize future maintenance works. Further, new pavement structures can be designed to facilitate surface restorations without significant pavement scarring.

4. Disruption to businesses and services during construction given the extent of works, there will be major disruption to local businesses during the construction. Disruption can be minimized by ensuring that the extent of works undertaken can be completed including full surface restoration within a single construction season. 5. ease of Maintenance With full reconstruction of surface works, the opportunity exists for various municipal services and utilities to upgrade and relocate their

buried infrastructure in a manner that can be easily maintained. provision of covered utility trench along the sidewalk will ensure that any maintenance work can be carried out without disrupting the traffic, sidewalks and businesses.

(33)

SubJEct

iSSuES/conStraintS

oPPortunitiES

Transportation &

Transit

street is a constrained space for both buses and pedestrians remove east-west bus travel from Dundas street between Wellington and ridout, re-routing buses as appropriate to the city’s transit objectives.

pedestrian congestion around transit stops. Loitering around transit stops; bus noise, dust, vibrations deter potential for lingering.

the destination needs to be a place to “linger” in a positive way. Dundas street through downtown London carries an average of up to

8,000 vehicles a day depending on location, according to city data. this is noticeably less than other downtown arterial streets such as york street or Queens avenue that carry up to 20,000 or 13,000 vehicles daily respectively.

Dundas street in the downtown operates as a “retail Main street”, according to the Downtown plan, and within a relatively dense grid of streets. this makes it different than other streets through the downtown. and so it should not be expected to operate the same as other streets in terms of traffic movement and management. a retail Main street is intended to operate at a generally slow pace, with ample visibility and accessibility to businesses and attractions along the route. the planting of trees along retail streets has been shown to increase sales and boast local economy.

Traffic Operations,

Pedestrian

Movement and

Parking

With one lane of traffic per direction and on-street parking on each side, Dundas street cannot currently accommodate designated cycling lanes.

accommodating cycling on Dundas street in the downtown could be achieved either by taking space from on-street parking, or designating the travel lanes as “sharrow” lanes as has been done elsewhere in the downtown.

the ability to move people and goods on Dundas street is limited by the space available from building face to building face. this width cannot be changed without wholesale removal of buildings, and so is not a reasonable concept.

When dealing with limited roadway width to manage traffic, the first opportunity to investigate is to provide minimum roadway geometry. this can include minimum lane width and minimum radius at corners. the city’s Design specifications and requirements Manual (september 2012) should be referred to in order to either identify geometric reduction opportunities, or the potential to actually reduce standards where feasible and supported by national and provincial roadway engineering guidelines.

it is recognized that current rapid transit planning in London includes one routing option on Dundas street between richmond and Wellington streets in the Downtown. if this option is to be further evaluated as part of a rapid transit environmental assessment, assessing the impacts of such a change on traffic operations would be critical. the extent of such impacts would be dictated by whether potential rapid transit on Dundas street would operate in mixed traffic or an exclusive right of way. in mixed traffic, the impacts could be minor except at stops. in an exclusive right-of-way, rapid transit operation can limit or restrict certain vehicle turning movements.

owing to the relatively narrow width of Dundas street, one option for potential rapid transit service along Dundas street would be to operate in a piazza-style corridor where private motorized vehicles are restricted. this would leave the available right-of-way for rapid transit, pedestrian, and cyclist movement.

the existing on-street parking along Dundas street in the Downtown takes away limited space for movement of autos, transit, cyclists and pedestrians, establishing trees and space for outdoor activities.

parking is recognized as an important component of any transportation system. in Downtown London there are 1,860 municipal and 12,250 private off-street parking spaces, and 714 on-street parking stalls. the tMp also allows for the reduction of parking requirements where feasible, and supports the development of central parking facilities (i.e. underground garages). However, any Dundas street option that would remove on-street parking is expected to meet with strong merchant opposition along the street. one practical way of addressing such concerns is to incorporate additional off-street parking supply in close proximity to Dundas street to create a parking supply equilibrium.

(34)

SubJEct

iSSuES/conStraintS

oPPortunitiES

Walking is the most basic and essential travel mode. the sidewalks along Dundas street must provide for maximum accessibility by all users, no matter their physical or cognitive ability.

the Downtown plan recognizes that most of Dundas street in the downtown attracts high volumes of pedestrian use. With the grid of streets and especially arterial thoroughfares in the downtown, the city has an opportunity to focus on pedestrian movement on Dundas street as the first transportation priority. the existing pace and type of vehicular traffic along Dundas street can be compatible with more outdoor sidewalk activities along the street.

one function of Dundas street that must be considered in any improvement planning is the ability to serve business loading and unloading. providing and enforcing loading/unloading zones is key to many business operations. Where rear lane space is limited or non-existent, businesses must continue to be provided with delivery capabilities on Dundas street.

Delivery vehicles can be accommodated on a street that restricts car and truck use through provision of moveable barriers (i.e.

bollards) and restricted delivery times. Deliveries to/from side street may also be possible if distances to businesses being served is not excessive. However, any alternative method for loading/unloading is generally not as practical or acceptable as having loading/unloading zones provided on the street.

each downtown intersection must operate at an acceptable Level-of-service (Los). However, the traffic Los in a downtown, where the traffic progression should be slow and steady, visibility to building faces should be maximized and where there are high pedestrian crossing volumes is different that the Los provided in other areas of the city.

there are two aspects of Downtown traffic conditions in London that benefit future opportunities for Dundas street. the first is the fact that traffic volumes and associated management requirements occur during peak and off-perk periods. the city may consider providing capacity on Dundas street to meet off-peak demand, recognizing that Los can deteriorate during the peak periods. Motorists would then have the option of either altering their travel times or use alternative routes in response to any Los reduction during peak period.

Socio-Economic

the “health” and image of the Downtown have an impact on city-wide economic development as they are among the criteria used by new companies and businesses to select locations for investment. Dundas street is rarely regarded as a first-choice shopping, entertainment, or cultural destination.

this ability to alter travel routes in Downtown London is seen as a major advantage of the downtown street grid. Motorist, as well as cyclists and pedestrians would have the ability to divert to alternative routes in response to any Los issues along Dundas street. only public transit would be restricted to established transit routes through the Downtown.

Dundas street is not an appealing enough place for a large-scale investment, and there is currently a spread of office buildings north on richmond rather than along Dundas street.

(35)

kInG STreeT, kITChener, on

(36)

5.1. review of city of London

Studies & reports

Many studies have helped develop the vision for this project and affect this initiative. the studies that were reviewed as part of the scoping study to understand the background of the project included the following:

• the London plan. Draft May 2014

• our Move Forward: London’s Downtown plan (January 2015)

• report to the civic Works committee on Dundas street improvements Formulating and implementation plan (May, 2012)

• London report, the Value of investing in canadian Downtowns, cul (May 2012) • 2011 state of the Downtown report, city of London

• city of London plan (1989)

• Downtown plan Background studies (2009-2012; • Downtown Vision (nov 2010)

• a Blueprint for action - report of the Downtown task Force (Feb, 2008) • Downtown revitalization strategy (2007)

• Formation of an urban Design section and an urban Design peer review panel • Development of Downtown urban Design guidelines

• Downtown Heritage conservation District plan and conservation guideline (March 2012)

• transportation Master plan (smart Moves) • Future planning of a Downtown Brt, and • ongoing Bicycle Master planning. • uban Forest strategy

since other studies have summarized many of these reports, a more useful exercise for this scoping study is to highlight the key recommendations that are relevant to Dundas street.

The London Plan. Draft May 2014

“Dundas street will be the most exciting street in

the city, offering a multitude of experiences as one

progresses along its length. We will connect strongly

to our birthplace, at the Forks of the thames river,

where we will create beautifully landscaped “people

places” that Londoners will gravitate toward. and,

we will cherish our heritage streetscapes that tell the

story of our past, and create a unique and enriching

setting that will give our core a strong sense of place

and identity.”

—tHe LonDon pLan. DraFt May 2014, p. 199

the London plan is the result of extensive community conversations through a highly publicized public engagement campaign called rethink London, which utilized various modes of community outreach including 80 community events, surveys and social media. Londoners were asked to conceive a vision for their city for the year 2035 – a 20 year outlook from 2015, the proposed completion year of the finalized document.

in response to London’s new and changing context, the London plan was developed using eight key directions that define the exciting, exceptional and connected approach:

1. plan strategically for a prosperous city 2. connect London to the surrounding region

3. celebrate and support London as a culturally rich, creative, and diverse city 4. Become one of the greenest cities in canada

5. Build a mixed-use compact city

6. place a new emphasis on creating attractive transportation choice 7. Build strong and attractive neighbourhoods for everyone

8. Make wise planning decisions

as identified by the London plan, Dundas street is part of the Vision for the Downtown place type which focuses on creating a Downtown neighbourhood which is exciting, vibrant and provides a high quality of urban living with housing, services and amenities to serve the diverse London population. in terms of the city structure plan, which provides a framework of the numerous systems and/or networks that make up London, the Downtown will “serve as the highest-order mixed-use centre and unique in the city.” (p.199) and provide ample connections and linkages to the vast recreational network, proposed transit villages and major rail lines. in addition, the Downtown will have the tallest buildings and highest densities permitted and all planning and development application will  be reviewed by the urban Design peer review panel to ensure alignment with multiple proposed policies and guidelines. in support of cultural and innovative programming to create a city which is culturally rich and diverse, the London plan specifically calls for an action to “improve the vibrancy of Dundas street, our cultural corridor, which runs through old east Village and the Downtown, and enhance connections to the thames river.” (p. 179) in addition, the plan recommends to “Design streets, parking spaces and public spaces that can be transformed or activated to support festivals/events on weekend or low-peak traffic periods, including Dundas street between the Forks of the thames and Wellington road.” (p. 180)

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