PLANNING RATIONALE REPORT

137 BEECHWOOD AVENUE Pt. Lots 78, 79, Registered Plan M43 PIN: 04225 - 0067 CITY OF

Site Plan Control Application

PREPARED BY SMART LIVING PROPERTIES MARCH 2017

TABLE OF CONTENTS

1. INTRODUCTION 1.1 … Background … page 2 1.2 … Design Intent … page 2 2. PLANNING APPLICATIONS 2.1 … Application for Site Plan Control … page 3 3. EXISTING CONDITIONS 3.1 … Community Attributes … page 4 3.2 … Current Site Context … page 6 4. DEVELOPMENT PROPOSAL 4.1 … Design Summary … page 11 4.2 … Proposed Occupancy … page 12 4.3 … Building Features … page 13 4.4 … Materiality … page 14 4.5 … Comparative Study … page 16 5. LEGISLATION FRAMEWORK 5.1 … Provincial Plan … page 19 5.2 … City of Ottawa Official Plan … page 22 5.3 … Beechwood Community Design Plan … page 24 5.4 … Zoning By-law Provisions … page 25 6. SUMMARY AND CONCLUSION 6.1 … Proposal Summary … page 30 6.2 … Conclusion … page 30

TABLE OF EXHIBITS

A: Existing Site Plan; Survey information taken from Annis, O’Sullivan, Vollebeck Ltd. February 26, 2014 … page 3 ​ ​ B: Map of Ward 12 Rideau-Vanier (marker indicates location of 137 Beechwood Avenue) … page 4 ​ C: Beechwood Avenue Sphere of Influence Map; Beechwood Community Design Plan … page 5 ​ D: Examples of Beechwood Avenue Traditional Mainstreet Land Use (125 & 83 Beechwood, 46 St. Charles St.) … page 6 ​ E: Zoning Map for 137 Beechwood Avenue … page 7 ​ F: Current Site Context; View from South, June 2016 … page 8 ​ G: Existing street view from Acacia Avenue, June 2016 … page 9 ​ H: Aerial Photo 137 Beechwood Avenue … page 9 ​ I: Beechwood Community Heritage Reference List (all buildings on Ottawa Heritage Reference List are in red) … page 10 ​ J: Proposed Site Plan, 137 Beechwood Avenue, MARCH 2017 … page 11 ​ K: Site Rendering, 137 Beechwood Avenue, street view from NE … page 12 ​ ​ L: Site Rendering, 137 Beechwood Avenue, street view from SOUTH … page 13 ​ M: 137 Beechwood Avenue, Front (East) Elevation … page 15 ​ N: 137 Beechwood Avenue. Rear (West) Elevation … page 16 ​ O: Examples of Beechwood Mainstreet and Vanier North Mixed Use (30 MARNIER, 115 BEECHWOOD) … page 17 ​ P: Examples of Contemporary Beechwood Community Development (455 GREEN, 100 CARSDALE, 222, 17 BEECHWOOD) … page 18 ​ Q: St. Charles District, Beechwood Community Design Plan (property highlighted in orange circle) … page 24 ​ ​ ​ R: Zoning Map TM8 (GeoOttawa, properties shaded in red) … page 27 ​ SMART LIVING PROPERTIES : 100 ARGYLE AVENUE : UNIT 200 : OTTAWA : K2P 1B6 ​ ​ ​ ​ ​ ​ ​ ​ 1

S: Zoning Information for 137 Beechwood … page 29 ​

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1 INTRODUCTION

1.1 BACKGROUND

Smart Living Properties has been retained by the property owner to prepare a planning rationale in support of an application for Site Plan Control to permit a 6 storey mixed use building at 137 Beechwood Avenue.

This report will present the existing conditions of the Beechwood Mainstreet district, examining its inherent qualities, and how they relate to the proposed site. This report reviews the existing state of the site, including survey information and contextual relationships to its surroundings. The report will then proceed to explain the proposed development of the acquired site, how the context of the neighbourhood has influenced the design, and reviews the applicable land use planning policies outlined by the Provincial Policy Statement (PPS), Ottawa’s Official Plan (OP), the Beechwood Avenue Community Design Plan (BCDP), and the Zoning By-law Provisions.

The summary and conclusion will indicate that the proposed development has taken into consideration all of the required policies to design and construct a mixed use building, which is supported by the PPS, OP, BCDP and Zoning By-laws. ​

1.2 DESIGN INTENT

The proposed development aims to revitalize the lot at 137 Beechwood, with the intention of creating marketable commercial and retail space in a new construction mixed-use building. While previous design programmes have explored the possibility of reviving the site through renovation of the existing structures, and developing the adjacent sites individually, it is the owner’s wishes to build a new structure that optimizes the lot space through new construction. This will require the demolition of both existing buildings at lots 78 and 79, preparing the site to introduce new urban residential suites, above new commercial units, which will reinvigorate the area through the process of lot intensification.

The City of Ottawa has established the Beechwood Avenue corridor as an area of particular design importance, aiming to continue providing the local community with an array of services that are accessible through various modes of transportation. This creates a region that encourages pedestrian movement, as well as alternative travel methods to personal vehicles. It is the vision of Ottawa’s urban planners to create communities with balanced development, using built form, greenspace and infrastructure to stimulate neighbourhood growth and activity, while maintaining the identity and character of the city’s various neighbourhoods (Urban Design and Compatibility ​ 2.5.1). ​

Numerous design principles that have been outlined by the Ottawa Official Plan have been considered by this project, and will be explored in this report to support the proposed structure, ensuring that the site integrates into the community, and respects the established natural and built environment of the Lindenlea and Vanier neighbourhoods.

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2 PLANNING APPLICATIONS

2.1 SITE PLAN CONTROL

The proposed development looks to achieve Site Plan Approval for the new construction and excavation required at 137 Beechwood Avenue. By the measures of Ottawa’s Planning Act, a Site Plan Control would be required in this instance to ensure that the development meets the quality and standards approved by the City. The proposal looks to create 20 new dwelling units and 2 ground floor commercial units within the newly proposed 6 storey structure, after the removal of the existing structures on site are approved.

The scale and scope of this building is classified under the Ontario Building Code (2015) as a Part 3 building, and will adhere to the design and safety standards for a mixed use building.

The applicant is aware of the required studies for submission in addition to this planning rationale as essential to the application approval process, as well as the involvement of community design panels, and the Urban Design Review Panel. All comments and questions from these governing bodies and the public will be addressed by the applicant upon review.

EXHIBIT A. Existing Site Plan; Survey information taken from Annis, O’Sullivan, Vollebeck Ltd. February 26, 2014 ​ SMART LIVING PROPERTIES : 100 ARGYLE AVENUE : UNIT 200 : OTTAWA : K2P 1B6 ​ ​ ​ ​ ​ ​ ​ ​ 4

3 NEIGHBOURHOOD CONTEXT

3.1 COMMUNITY ATTRIBUTES

137 Beechwood Avenue resides along the northern border of the Rideau-Vanier district of Ottawa, adjacent to the Rideau-Rockcliffe Ward to the north. The arterial mainstreet of Beechwood Avenue provides an important arterial mainstreet directed east to west, connecting the mainstreet which is host to a variety of small businesses, specialty services, small parks and an assortment of residential buildings, ranging from 2 storey single detached homes to larger highrise complexes.

The site is uniquely situated at an intersection of three communities, each with their own distinct attributes and community design programs that impact the lots facing onto Beechwood Avenue. To the north and west of the site is the low rise residential garden community of Lindenlea, to the east and north of the site is the heritage-protected region of , and to the south is the urban residential neighbourhood of Vanier.

The residential community to the east of the Rideau River was once recognized as the small village of Eastville, at one time a popular location for civil servants to live close to Parliament Hill, without residing in the downtown core. Various neighbourhoods and suburban dwellings began to populate the area as early as the 1830s, through to the post war era as Ottawa expanded. While the urban centre grew, this region largely protected the area to create quiet residential streets organized around public parklands and tree lined streets, bordered by the traditional mainstreet that connected Lowertown to the late township of Gloucester. Today, it is host to a diverse demographic of Ottawanians, providing residences for students, young professionals and small business owners, retirees, and civil servants. Vanier is found to be an accessible area of the city, for its relative proximity to Ottawa’s urban centre, and immediate connection to the transit system, providing an affordable and desirable mixed use neighbourhood.

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EXHIBIT B: Map of Ward 12 Rideau-Vanier (marker indicates location of 137 Beechwood Avenue) ​ The Ward of Rideau-Vanier provides access to a variety of essential amenities to many of the adjacent Wards located west of St. Patrick Street Bridge. The Wards of , Lindenlea, Southern Vanier, and Rockcliffe Park frequent the Beechwood Mainstreet district for its restaurants, grocers, gas stations and specialty shops, bringing economy to the area and extending the Mainstreet influence roughly 2 kilometers in every direction. Beechwood Avenue has a thriving commerce, which will be essential to the successful intensification of the Mainstreet district.

EXHIBIT C: Beechwood Avenue Sphere of Influence Map; Beechwood Community Design Plan ​

The history of the Beechwood Avenue mainstreet dates back to the mid 1860s as the major thoroughfare connecting the city of Ottawa to its outer townships, gradually becoming a small borough itself with independent shops, churches, and essential services to serve the surrounding residential neighbourhoods. The Beechwood Community Design Plan has divided the traditional mainstreet into three major sections, based around public monuments, historic structures, and contributing building patterns, which aim to create a cohesive streetscape for pedestrians and locals. Many of the original 2 storey structures located along the mainstreet have been maintained, while new infill created during and after 1960 has added to the creation of a corridor of low rise buildings. Continuity is achieved through the use of humanistic scale, equal sized lots, landscape buffers, and building materials.

Public landmarks in the vicinity of 137 Beechwood include El Meson restaurant, a typical brick masonry construct of the early 20th century, and St. Charles cathedral, located on the southern side of Beechwood Avenue at St. Charles Street. Many previous residential homes that face onto Beechwood Avenue has been rezoned to accommodate mixed use and low impact commercial units, while maintaining the appearance of early 20th century homes. The immediate vicinity of 137 Beechwood does not have many identifying historic landmarks, as the density of commercial buildings gives way to multiple single dwelling houses and low-rise constructions on

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both north and south sides of the road. This is also to preserve valuable sightlines to the centralized landmark, St. Charles Church.

EXHIBIT D. Examples of Beechwood Avenue Traditional Mainstreet Land Use (125 & 83 Beechwood, 46 St. Charles St.) ​

While the Rideau-Vanier and Rideau-Rockcliffe regions are fairly close to the downtown Ottawa core, the location still necessitates various modes of transportation to allow local residents to freely travel back and forth, while enabling through traffic to pass unimpeded. Beechwood Avenue has considered the need for expansion, providing the properties facing onto the mainstreet with a road widening allowance, for the use of future motor vehicles according to population increase. In order to mitigate these demands, access to public transportation has also been expanded, and the Beechwood mainstreet has been designated to provide cyclist lanes along the route to Ottawa’s core. These prerequisites have been considered in the design process for 137 Beechwood to ensure the structure does not impede the city wide plans, while remaining considerate of the existing community context.

3.2 SITE INFORMATION

137 Beechwood is situated on two adjacent lots (78,79 registered plan M43)on the western side of Beechwood Avenue between Putman Avenue and Acacia Avenue. The combined lot frontage covers 32.9 meters of the mainstreet, and has a depth of 25.13 meters, creating an almost trapezoidal shaped lot that is 706.2 square meters. As the lot covers the distance between the two intersections of Putman and Acacia Avenues, the lot faces onto three roadways, with the rear yard adjacent to the residential housing community of Lindenlea. The site is designated a TM8 zone, traditional mainstreet, with the intention of preserving commercial opportunities along Beechwood Avenue, while further creating the appearance of a corridor to differentiate between the TM and adjacent R1 and R4 zones. The lots directly across from 137 Beechwood to the east, north and south are all a part of the TM8 zone, contributing low single storey or 1.5 storey commercial infill. The site’s rear lot line is adjacent to an R4E residential zone, where 2 and 3 storey residential dwellings face Putman and Acacia Avenues to the north east of the property.

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EXHIBIT E: Zoning Map for 137 Beechwood Avenue ​ The two lots are located at a unique junction between adjoining communities and city wards, each that have their own distinct qualities and mandates to protect their character, identity and heritage. The Lindenlea neighbourhood to the west is a predominantly residential neighbourhood, based off the English urban development plan of the “garden city” which creates irregular shaped lots around winding roads, groves of trees, and parkland. This has had a bearing on the shape of the property as the two avenues at Putman and Acacia come to converge at the Beechwood Mainstreet, leaving a trapezoidal shaped lot to buffer the residential community beyond from the commercial mainstreet. The neighbourhood to the east is Rockcliffe Park, an area of affluent residential development occupied mostly by single detached dwellings and international embassies. The region is marked as a historical district, to preserve the aesthetic of the heritage homes built there at the turn of the 20th century, and noting the residences of Ottawa’s most prestigious leaders and historic figures. This desire for historical preservation affects the property at 137 Beechwood, to ensure the design has a continuity and respect for the past, and complements the established aesthetic of the district through recognizable forms and materials. Lastly, the property is bordered by Vanier to the south of the lots, a residential neighbourhood of rapid growth occupied by low rise housing developments and semi detached houses. It is an important area of growth to the city of Ottawa development plans, as the region intensifies and generates new affordable housing opportunities. It is the desire of the City’s urban development plan, as outlined by the Official Plan, to maintain the current land uses in this area for low scale residential function. This is to provide the neighbourhood with a unified streetscape and character by promoting the preservation and regulation of existing scale and type of land use, while using arterial roads and lots to provide essential services and a network of supporting businesses that are vital to the neighbourhood. It is this role in creating viable services and controlled residential infill that 137 Beechwood would contribute to the Vanier urban development.

The topography of the site is fairly level and flat closer the the intersection at Beechwood and Putman Avenues, but is lower than the crown of the mainstreet. At the corner of Putman and Beechwood, the pedestrian sidewalk is the highest elevated point, approximately 20 cm higher than the site restaurant’s door sill height (information taken from site survey, Annis, O’Sullivan & Vollbeck, 2015), and requires a concrete curb and guardrail for public ​ ​ safety. The slope of the property increases toward the northern lot line at Acacia Avenue, creating a gradual slope around the existing structure at 137 Beechwood toward the rear lot line. The rear of the property displays such a

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difference in elevation that it necessitated a concrete retaining wall at the rear yard, which extends between the rear lot line and the rear exterior wall of the 2 storey structure on site.

The site has minimal vegetation, with only two mature trees within the road allowance to the front of the property on Beechwood Avenue. The rest of the lot surface is covered in asphalt to allow for parking and pedestrian circulation. Transportation and pedestrian access make this site very desireable for development, as the site is located directly adjacent to three major urban residential communities, and is easily accessible by walking, cycling and driving. The site also has an OC Transpo bus stop located at the corner of Putman and Beechwood Avenue, which would need to be maintained to ensure continuity of service.

EXHIBIT F: Current Site Context; View from South, June 2016 ​ The combined site is currently occupied by two separate, and independent structures, both of which would be demolished in order to prepare the site for new construction as this report proposes. The lot at 143 Putman is occupied by a single storey, flat roof structure, which is operating as a restaurant. The building, built approximately during the 1970s, is low and rectangular, with the storefront facing onto Putman Avenue. The previous owner applied successfully for an encroachment agreement to create a seasonal outdoor patio on a raised wooden deck between the public sidewalk and the building front. The building shares a right of way with the adjacent property to access the shared interior yard laneway and provide restaurant parking for the staff at the rear. Overall, the restaurant occupies 63.4 square meters of the southern side of the site.

To the northern side of the site at 137 Beechwood, a 2.5 storey brick building stands at the corner of Beechwood and Acacia Avenue, and is occupied by two commercial units and one residential unit. The brick building is dated back to the early 1900s, with additions and extensions created during the 1950s and later to further develop the original wood frame house into an expanded commercial space. The building has a gambrel roof, suspected in the Cultural Heritage Impact Statement to have replaced the original gable roof and provide enough room for a single bedroom apartment at the uppermost floor. Both commercial units at grade face the roadside at Beechwood Avenue, making use of the original window openings, while renovating the corner side facade to expand the building toward Acacia Avenue and provide a new corner entrance. Concrete steps have been added to the front facade as the ground floor of the structure is elevated 50 cm above grade at the exterior wall face. Architectural features of this building are limited to the materials, using traditional brick masonry on fieldstone foundation walls, thick concrete sills and lintels, and a heavy wooden cornice adorning the roofline at the flat roof that faces the corner side yard at Acacia Avenue.

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This structure was marked by the Beechwood Community Design Plan (B.C.D.P.) as a building of heritage reference in their historical documentation of the neighbourhood, as it typifies the use of brick masonry and commercial storefronts for the traditional mainstreet aesthetic.

EXHIBIT G: Existing street view from Acacia Avenue, June 2016 ​

EXHIBIT H: Aerial Photo 137 Beechwood Avenue ​

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It must therefore be noted that the property holds some local historical significance, and must be treated with sensitivity toward the heritage of Beechwood Avenue as a whole. In accordance with the B.C.D.P. infill projects are encouraged to “retain those buildings on the Heritage Reference List, and add three or four storey recessed additions to the side and rear of the buildings.” The structure currently occupying the development site is not capable of modification for mid-rise intensification, and must therefore be removed in order to comply with the vision of the B.C.D.P.

EXHIBIT I. Beechwood Community Heritage Reference List (all buildings on Ottawa Heritage Reference List are in red) ​

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4 DEVELOPMENT PROPOSAL

4.1 DESIGN SUMMARY

This new construction at 137 Beechwood Avenue aims to contribute to the changing streetscape of the Beechwood Traditional Mainstreet, providing a vital addition of new residences, retail spaces, and other commercial ventures along the roadside. The design is intended to stand apart from the neighbouring lots, while keeping within the scale of the neighbourhood, as well as fulfilling the plans outlined by the Ottawa Official Plan of urban intensification, the B.C.D.P. and the Ottawa Zoning Bylaws. This proposal calls for the demolition of the existing structure, to create a new mixed use structure that optimizes the land use of both sites between Putman and Acacia Avenue, and anchoring the block that resides at the intersection between Lindenlea, Rockcliffe Park and Vanier North.

The proposal is to build an all new construction 6 storey building, intended for mixed use occupancy. The continued presence of commercial and mercantile use is imperative to the design, to contribute to the mainstreet corridor, while offering new residential dwellings to the site to establish the lot’s new intensification.

By examining the relevant policies and governing bylaws, it can be seen that the creation of a mid rise mixed use structure is justified and compliant with all construction guidelines determined by Ottawa’s Zoning By-laws, urban planning outlines, and provincial policies.

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EXHIBIT J. Proposed Site Plan, 137 Beechwood Avenue, MARCH 2017 ​

4.2 PROPOSED OCCUPANCY

The newly constructed 6 storey building will be primarily a residential structure, creating 20 new dwellings above the ground floor. The units will be a variety of sizes, ranging between bachelor sized apartments, 1 and 2 bedrooms, to 3 bedroom apartments within five storeys. Each unit will be outfitted to contain all personal amenities, utilizing economic and sustainable options for heating and cooling, while using the site exposure to allow for natural daytime lighting. All units are of a comfortable size, and will allow for conversions to barrier free circulation and wheelchair accessibility.

The ground floor and basement will be dedicated space for two units of commercial occupancy, with the intention of providing space for restaurant and mercantile occupancy, as the existing occupants currently operate. The ground floor commercial space will contribute to the traditional mainstreet appearance, utilizing glazing and outdoor landscaping to engage passing pedestrians and traffic. All amenities and mechanical spaces shall be housed within the building itself.

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EXHIBIT K: Site Rendering, 137 Beechwood Avenue, street view from NE ​

EXHIBIT L: Site Rendering, 137 Beechwood Avenue, street view from SOUTH ​

4.3 BUILDING FEATURES

The building envelope aims to optimize the lot usage by removing the existing structures and rebuilding a structure that creates a new presence at the mainstreet intersection. The building shall follow the form of the lot itself, creating a dynamic facade that jogs the exterior front wall into three balanced proportions. The building has been set further back from the roadside than the existing structures on site, in order to abide by the city’s road widening allowance of 11.5 meters from the crown of the road. This allows more room for exterior landscaped surfaces and pedestrian level engagement. The existing topography of the site will be maintained to keep the integrity and appearance of the lot itself, while ensuring the adjacent residential properties to the rear of the site are unaffected by the proposed construction. This will create a dual level ground floor, which raises a portion of the building higher toward the northern side of the property, while creating a level ground floor entrance at the southern lot line. The floor heights affect the interior configuration of the commercial units at grade, using the exterior appearance to delineate the different occupancies side by side side.

The proposed restaurant commercial unit will have the lower ground floor at grade to accommodate ease of pedestrian access, while affording the restaurant a southern exposure. The unit will have a high ceiling, which will provide ample room for suspended ceilings and mechanical ventilation, while also creating large areas for window glazing to the east and south, that roll back overhead. The proposed site plan includes a request for a permit to construct an attached outdoor patio in the same southern location at the pedestrian sidewalk. The corner entrance SMART LIVING PROPERTIES : 100 ARGYLE AVENUE : UNIT 200 : OTTAWA : K2P 1B6 ​ ​ ​ ​ ​ ​ ​ ​ 14

is angled at 45 degrees to be seen from both Putman Avenue and Beechwood, while ensuring an unblocked view for motorists approaching the traffic stop. All of the operable windows shall be rolling overhead doors, to enable the restaurant to have open air flow in the warmer months, and interacting with the exterior streetscape. The basement of the unit will be exclusively for the use and function of the staff and administrative purposes, while all public spaces are kept at the ground floor.

The second commercial unit with be at the northern side of the property, intended to be used for mercantile or personal services. The natural slope of the roadside from Acacia Avenue effects the height of the ground floor, creating internal elevated floors, as well as a floor height difference between the two commercial units of one meter. The exterior glazing patterns will provide ample exterior natural daylight in spite of its northern exposure, while aiming to appear more traditionalist in respect to the heritage reference building that was removed from that location. The ground floor will be prepared to house commercial retail or personal service areas that are accessible to the public, while the basement will be intended for staff use and unit storage.

The central entrance at the front of the building on the Beechwood mainstreet is the central divider between the two commercial units at grade. This entrance is the central foyer and interior stair core that service the five upper storeys that are for residential occupancy. The centralized elevator shaft, foyer landing and exit stairwells are the hub of the structure, with the residential units organized to either side of them, to the southern and northern facades. The lower units below the fourth storey are larger, providing four residential dwellings that range in size between one and three bedrooms. The units each reflect an importance on shared and private spaces, creating centralized great rooms and open concept kitchen, living, dining rooms for interior flow and space. The use of fenestration is more traditional in the exterior facade, to distinguish the floors immediately above the ground floor as a part of the traditional mainstreet. The use of materiality and balance between solid and void retains the elements of the Beechwood heritage aesthetic while building them in all new construction.

The building is then stepped back from the property lines by an additional two meters above the third storey, to create a less imposing facade and comfortable distances from the adjacent lots. These units are more economical in spatial design, reducing the occupancies to single bedroom and bachelor apartments. The use of exterior materiality affects the interior, as more glazing is introduced to modernize the facade and define it as all new construction. Exterior balconies extend around the periphery of the units, providing private exterior space, while also shading the floor below from direct sunlight. In addition to the balconies, exterior moveable sunscreens will be provided along the guardrail, enabling the occupants to block or allow sunlight as needed, while also creating privacy.

Every unit is afforded ample space both at the interior and exterior, for both private and public use. The flat roof will be available for a shared amenity space on site, creating a patio area and garden space for the tenants to use round round.

3.4 MATERIALITY

The new mixed use building will be using all new construction materials, taking into consideration the desire for local materials and sustainable forms of construction. The exterior will be a blend of localized material traditions with new introduced cladding and construction practices, to signify the new building while acknowledging the desire for visual continuity.

The exterior at grade to the third storey will be clad in brick masonry and stone veneer, to maintain the streetscape appearance of traditional construction, while exploring a weightier material to give the structure a sense of stability

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and strength. The facade facing Beechwood Avenue shall be visibly accentuated to define the irregular shape of the building, using masonry elements to break up the exterior, capping the three storeys with a white roof cornice. The corner at Acacia and Beechwood will look to retain the appearance of the demolished 2.5 storey red brick building, by primarily facing the projected exterior in red brick, with heavy concrete lintels and a coursework band at the second storey. The facade changes toward the corner of Putman and Beechwood to distinguish the separation of the commercial units by cladding the first storey in stone veneer. This change in materiality visibly marks the departure from the commercial mainstreet to the neighbouring residential neighbourhoods, transitioning from south to north along Beechwood Avenue.

Above the third floor to the roof, the building is set back an additional two meters, and the material changes to announce the newly introduced height of the building, departing from the past low rise infill use. The exterior appears lighter, both in colour and cladding, using exterior cement products that still lend to the appearance of traditional material. Lap siding exterior cement board in cobblestone grey will create the illusion of wood siding, while using a material that is more durable and weather resistant. Large floor-to-ceiling windows and glass sliding doors will create a lighter exterior, with glass guardrails at the exterior balconies to allow an unimpeded view. Exterior partitions at the balconies made from frosted glass will break up the exterior space to afford some sun shade and privacy, while the sliding louvered panels will also create some privacy to the residents.

Colour and exterior spandrel panels will be kept to a minimum, used only as accents around the upper storey windows that light the interior stairwells. The rooftop amenity space is protected by a capped parapet wall and will be set back from the edge of the roof to reduce noise transmission and generate tenant privacy. The central stairwells and mechanical penthouse will be clad in the same cement board exterior siding to blend the projection into the rest of the structure and reduce its roadside visibility.

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EXHIBIT M: 137 Beechwood Avenue, Front (East) Elevation ​

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EXHIBIT N: 137 Beechwood Avenue. Rear (West) Elevation ​

4.5 COMPARATIVE STUDY

In order to demonstrate how the building will integrate with the existing traditional mainstreet and surrounding residential neighbourhood, a visual comparative study of notable developments along Beechwood Avenue and the nearby streets has been provided to determine the inherent qualities of design and construction in the area.

The traditional mainstreet of Beechwood Avenue has existed for over a century, serving the local community with low impact commercial developments and personal services, preferring to maintain the storefronts within the existing infrastructure and land use. Many of the commercial retailers and businesses operate out of converted residential use houses that face onto the mainstreet, lending to the appearance of a local community-based economy. Many of these smaller shops are locally owned and operated, requiring less space and planned development that newer chain franchises require.

As the population grew and expanded, newer development was introduced to provide local amenities, while aiming to adhere to the regional aesthetic and scale. Dating from the 1960s to the present day, these 1 and two storey infill lots used brick masonry and low slope or flat rooflines to integrate into the mainstreet. The use of

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contemporary materials such as curtain wall glass, steel and stucco are minimized to reduce their visual impact, and keep within the established character of the neighbourhood. An emphasis is also placed on the street level, to create an enjoyable experience for pedestrians by using vegetation and greenery to provide natural buffers and shade, varied surfaces adjacent to the sidewalk, accessible bicycle parking that is unobstructive to pedestrian traffic, and protected shelters for public transportation.

As the City of Ottawa has acknowledged, the Beechwood mainstreet development has taken the initiative through community-based design to begin including new infill and gradual development that will further formulate the streetscape into a notable small business destination. This is provided more thoroughly in the discussion of the Beechwood Community Design Plan later in this report, establishing the need to create visible districts and nodes along the mainstreet that all developments will defer to in their design. Recent mid rise developments have already been approved at either end of the corridor, to anchor the ends of the Beechwood traditional mainstreet and promote new residential infill in the region to boost new growth in the community. These new projects are mixed use, mid rise developments that are six to eight storeys in height, located to actively engage with important sightlines and denote the entrances to the Beechwood district.

EXHIBIT O: EXAMPLES OF BEECHWOOD MAINSTREET AND NORTH VANIER MIXED USE (30 MARNIER, 115 BEECHWOOD) ​ As the Lindenlea and North Vanier neighbourhoods develop to include new intensified sites, new architectural forms and modern construction techniques are introduced to broaden the architectural language within the residential community. The proposed design looks to construct new sustainable forms of mixed use construction, using environmentally-friendly materials, economic forms of construction and comfortable models of designed living spaces to contribute to the expanding vernacular of the neighbourhood. This exploration is also balanced with the observance of residential housing patterns and balanced streetscapes to ensure a familiar continuity and humanistic scale. 137 Beechwood Avenue looks to include itself among those buildings, defining itself as a unique addition to the traditional mainstreet, reflecting the desired pattern of development for Beechwood Avenue.

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EXHIBIT P: EXAMPLES OF CONTEMPORARY BEECHWOOD COMMUNITY DEVELOPMENT (455 GREEN, 100 CARSDALE, 222, 17 BEECHWOOD) ​

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5 LEGISLATION FRAMEWORK

The following paragraphs are the policies and guidelines that this project and all of Ontario’s future developments must adhere to. The governing bodies of each Planning Act set forth the regulations for sustainable forms of construction by enforcing sensible land use, and projects of varying density and intent, to ensure a safe, quality living environment. Each subsection will express the policy in direct phrasing or paraphrasing, which has helped to guide and inform the choices regarding the proposal of a new 6 storey mixed use building at 137 Beechwood Avenue. All policies pertaining to the project will be fulfilled, and in instances where the project does not meet the requirements, applications for amendments and procedures for approval will be sought to complete the project with the full consent of the City of Ottawa.

5.1 ONTARIO PROVINCIAL PLAN

The Provincial Policy Statement (P.P.S.) is a provincial wide policy that guides land use planning and development toward sustainable and efficient forms of construction. The goal of this policy is to improve the quality of life for Ontarians, by protecting the province’s natural resources, considers the importance of public safety, and the quality of built environments. The O.P.P. is issued under Section 3 of the Planning Act, and came into effect on April 30, 2014. The following guidelines are integral to the design of 137 Beechwood Avenue, in regards to effective urban planning and design:

1.1.1Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate.

The proposed development will accommodate a mix of functions including commercial, retail, and residential on a site that is located in an area of urban renewal, in proximity to the downtown core on a main arterial roadway. Redevelopment of the site therefore constitutes efficient and cost-effective development.

1.1.3 Settlement Areas: Settlement areas are urban areas and rural settlement areas, and include cities, ​ towns, villages and hamlets. Ontario’s settlement areas vary significantly in terms of size, density, population, economic activity, diversity and intensity of land uses, service levels, and types of infrastructure available. The vitality of settlement areas is critical to the long-term economic prosperity of our communities. Development pressures and land use change will vary across

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Ontario. It is in the interest of all communities to use land and resources wisely, to promote efficient development patterns, protect resources, promote green spaces, ensure effective use of infrastructure and public service facilities and minimize unnecessary public expenditures. 1.1.3.4 Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety. 1.1.3.6 New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.

The proposed site development will make use of the existing infrastructure and services available. The building shall house a mixed use combination of commercial, retail, and private residential units, while being aware of the limited land use and desired setbacks for the region. The aspects of public health and safety shall be observed through the use of proper design and construction practices.

1.3 Employment 1.3.1 Planning authorities shall promote economic development and competitiveness by: a) providing for an appropriate mix and range of employment and institutional uses to meet long-term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; c) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities; and d) ensuring the necessary infrastructure is provided to support current and projected needs.

The proposed development will provide commercial units that will encourage small businesses to lease properties that face onto Beechwood Avenue in the Mainstreet district. This will continue to draw commerce to the area, and provide the Rideau-Vanier area with a greater variety of services.

1.4 Housing 1.4.3 Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: a) establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households. However, where planning is conducted by an upper-tier municipality, the upper-tier municipality in consultation with the lower-tier municipalities may identify a higher target(s) which shall represent the minimum target(s) for these lower-tier municipalities; b) permitting and facilitating: 1. all forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements; and 2. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3; c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use PROVINCIAL POLICY STATEMENT 15 of active transportation and transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.

This region of Beechwood Avenue hosts a demographic of the city that has an average annual income that is on par with the city’s average, and will also consider the need for economic and affordable housing options. The development proposes an appropriate residential density within a mixed use building within an area with existing infrastructure.

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1.6.7 Transportation Systems 1.6.7.1 Transportation systems should be provided which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs. 1.6.7.2 Efficient use shall be made of existing and planned infrastructure, including through the use of transportation demand management strategies, where feasible. PROVINCIAL POLICY STATEMENT 18 1.6.7.3 As part of a multimodal transportation system, connectivity within and among transportation systems and modes should be maintained and, where possible, improved including connections which cross jurisdictional boundaries. 1.6.7.4 A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. 1.6.7.5 Transportation and land use considerations shall be integrated at all stages of the planning process.

137 Beechwood Avenue is located on an arterial roadway, with an established public transportation system. This proposed development plans to integrate into this system, while minimizing the number of vehicle trips necessary to travel to all amenities. The inclusion of bicycle access and parking is included in the site plan to promote healthy forms of transportation while finding alternatives to vehicular travel.

1.7 Long-Term Economic Prosperity 1.7.1 Long-term economic prosperity should be supported by: a) promoting opportunities for economic development and community investment-readiness; b) optimizing the long-term availability and use of land, resources, infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities; c) maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets; d) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes; e) promoting the redevelopment of brownfield sites; f) providing for an efficient, cost-effective, reliable multimodal transportation system that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people; g) providing opportunities for sustainable tourism development; h) providing opportunities to support local food, and promoting the sustainability of agri-food and agri-product businesses by protecting agricultural resources, and minimizing land use conflicts; i) promoting energy conservation and providing opportunities for development of renewable energy systems and alternative energy systems, including district energy; j) minimizing negative impacts from a changing climate and considering the ecological benefits provided by nature; and k) encouraging efficient and coordinated communications and telecommunications infrastructure.

By developing a mixed use building, this proposal aims to enhance the prosperity and vitality of the region by contributing viable commercial opportunities, as well as introducing new residents to the local markets and businesses, by constructing optimal, economic residential units.

Section 2.0 of the Ontario Provincial Policy addresses the wise use and management of natural resources, ensuring the continued prosperity of soil and water conditions, natural and cultural heritage, and archaeological resources for economic, environmental and social benefits. The proposed development will ensure the continued quality of the Rideau-Vanier district, through proper maintenance of soil and water resources.

Section 3.0 of the O.P.P. addresses public health and safety measures, reducing potential hazards posed to the general population by natural or man-made sources. The development of the site shall observe safe and secure

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practices of construction and maintenance to ensure the safety of its residents, as well as guests and other potential users of the site.

5.2 CITY OF OTTAWA OFFICIAL PLAN

The Ottawa Official Plan is an initiative that begins urban planning for the City of Ottawa, preparing to better manage the city’s growth and change over the next 20 years, with a primary objective to initiate sustainable development. Defining sustainable development, the Official Plan is “meeting the needs of the present without ​ compromising the ability of future generations to meet their own needs." The proposed site is intended for Mixed ​ Use, attributable to its location on a major arterial roadway, and it is conveniently integrated with the rapid transit plan. This site has a high potential within an area that is rapidly becoming intensified, and will be contributing to ​ the desired forms of land use, as outlined in the Official Plan:

2.2.2. Target Areas for Intensification

1. Target areas for intensification are focused on major elements of the rapid transit network.[Amendment #76, OMB File # PL100206, September 7, 2011] a. Target areas include the Central Area, Mixed-Use Centres, Mainstreets, and Town Centres defined on Schedule B, the Community Core in Riverside South, and Transit-Oriented Development Areas defined on Annex 6, which may include more than one land use designation.[Amendment #76, OMB File #PL100206, August 18, 2011; September 07, 2011][Amendment #113, July 30, 2013] b. Arterial Mainstreets inside the Greenbelt are designated in this Plan and the Transportation Master Plan as supplementary rapid transit corridors. As such, the intent of this Plan is to guide their development toward denser and more urban forms that will support frequent transit service and prepare them for the high level of transit that is planned for Supplementary Rapid Transit corridors in the future. [Amendment #76, OMB File # PL100206, August 18, 2011]

In Section 2.5, the Plan addresses the desire for building Livable Communities that provide affordable housing options in regions of mixed land use. The Plan proposes that “Ottawa’s communities be built on the basics: good ​ housing, employment, ample greenspace, a sense of history and culture.” A collaborative community building approach is appealing to areas of projected growth, including those around Mixed-Use Centres and Mainstreets. The concept of “compatible development” is explained as construction that is “the same as or similar to existing buildings in the vicinity, [which] nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties.” While the proposed development at 196 Beechwood Avenue will be constructed primarily of new building materials and current practices, the appearance of the building will consider the roadside appeal of the Mainstreet district, and will maintain the scale and character of the area.

The City presents the Plan’s objectives for Design Principles, which outlines the desired quality of spaces and buildings, including:

● Create distinctive places and appreciate local identity in patterns of development, landscape and culture. ● Recognizing every building as being part of a greater whole that contributes to the overall coherency of the urban fabric. ● Consider streets as public spaces. ● Contribute to attractive public spaces and important vistas. ● Allow the built form to evolve through architectural style and innovation. ● Provide flexibility for buildings and spaces to adapt to a variety of possible uses in response to changing social, economic and technological conditions

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● Orient development to maximize opportunities for passive solar gain, natural ventilation, and use energy efficient development forms and building measures. ● Support the overall image of Ottawa as the Nation’s capital.

The proposed development resides in an area of the city which is listed under the General Urban Area, which permits the construction of “a full range and choice of housing types to meet the needs of all ages, incomes and ​ life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses.” The aforementioned design principles have governed the way the proposed building is oriented and positioned on the site, optimizing the development space, while ensuring the standards and aesthetics of the natural and pre-existing streetscape are maintained. The desire for recognizable forms and materials is also upheld, to provide visual continuity at the pedestrian level, while exploring new construction methods and materials for a new urban density on the combined lots.

3.6.1. General Urban Area Policy

3. When considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will:

a. Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form; b. Apply the policies of Section 2.5.1 and Section 4.11; c. Consider its contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area; d. Assess ground-oriented multiple housing forms, such as duplex, triplex and fourplex, as one means of intensifying within established low-rise residential communities.

As stated in Section 3.6.2, Mixed-Use Centres “act as focal points of activity, both within their respective ​ communities and within the larger municipal structure.”

Mixed-Use Centres will optimize the use of land through provisions for compact mixed-use development. The zoning by-law and community design plans will:

a. Allow for a mix of uses within a building or in adjacent buildings; b. Enable the employment targets of this Plan to be achieved; c. Provide for the highest density development such as offices to occur within 400 metres of the rapid-transit station; d. Require all development to meet the minimum target densities set out in Section 2.2.2, policy 7. Where development comprising a number of individual buildings is proposed to be built in phases, either on a single parcel of land or as one comprehensive development on a number of parcels of land, each individual phase will not be required to meet the target density where:

i. the development is subject to a council approved site plan or concept plan that identifies the nature and use of each building in each phase;

ii. and the site plan or concept plan demonstrates that all of the phases once completed achieve or exceed the target density.

[Amendment #76, OMB File # PL100206, August 18, 2011]

Section 3.6.3 outlines the definition of a Mainstreet designation, which are categorized into pre-war era and post-war era developments.They are used for a convenient central location for goods and services, as well as a major route of transportation, both vehicular and pedestrian. These areas thrive with varied building uses and easy pedestrian access, ensuring their vitality and marketability is sustained. The Beechwood Mainstreet has existed since the pre-war era, and has continued to develop the streetscape with new additions to mixed use and

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commercial development. The site is a location of ideal mixed use, and mid rise construction, as it is located at the end of the traditional mainstreet designation, and borders the adjacent Lindenlea and Rockcliffe Park residential neighbourhoods to the north and west. The new construction of this combined lot will further the appearance of a mainstreet corridor, while defining the boundary between public commercial properties, and the neighbouring urban residential communities.

5.3 BEECHWOOD COMMUNITY DESIGN PLAN

The Beechwood Community Design Plan is a collective urban planning guide coordinated by the City of Ottawa, the Department of Urban Planning and Management, and the locals of the Rideau-Vanier. It outlines the current status of Beechwood Avenue, its residents, and the projected changes and growth it will see over the next 20 years. Public involvement and open workshops have been held to include the locals in the process of intensification. The designated Beechwood Mainstreet is subdivided into three major sections of note, from east to west: the Mackay Sector, the St. Charles Sector, and the Rockcliffe Residential Sector. 137 Beechwood Avenue is located at the junction between the St. Charles and Rockcliffe Residential sectors, in an area intended for low to mid rise infill.

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EXHIBIT Q: ST. CHARLES DISTRICT, BEECHWOOD COMMUNITY DESIGN PLAN (PROPERTY HILIGHTED IN ORANGE CIRCLE) ​ ​ ​ The proposed site will take part in the streetscape, as the street transitions from the St. Charles division of Beechwood into the Rockcliffe Residential division. This is to preserve a form of continuity, and to show drivers and pedestrians a visual continuity to the region. As stated in 2.2.3 Development Strategy:

In the future, two elements are needed to link this sector with the others. First, a comprehensive streetscape design should be implemented along the entire length of the street. In the Rockcliffe Sector, the roadway should contain the same elements and should be of the same design as the St. Charles Sector. Low-rise, mixed-use buildings should be allowed to develop on the south side of the avenue and infill residential buildings on the north side. Generally speaking, development intensity and building height should gradually rise from the east to the west. On the north side of the street all development should be residential in nature and all buildings should have a residential setback to match the existing patterns of development.

The proposed building at 137 Beechwood Avenue addresses this transition between the St. Charles and Rockcliffe Residential districts, and aims to mark the transition from the commercial portion of the traditional mainstreet, to the residential neighbourhood district. As the St. Charles District map indicates, the property will create new controlled infill of low to mid rise density.

5.4 ZONING BY-LAW PROVISIONS

The proposed development at 137 Beechwood Avenue is designated under the TM8 Zone. All required minor variances are included below, addressing each by-law associated with the site’s newly proposed development phase:

Adequate Municipal Services (Section 56)

56. (1) No land can be used or the intensity of any use of land expanded or any building placed, erected, altered, enlarged, or used within of the City of Ottawa unless the land is serviced by municipal water, sewerage and drainage systems that have adequate capacity. (By-law 2010-307) ​ ​ Corner Sight Triangles (Section 57)

(1) For any detached, linked-detached, duplex, semi-detached or three unit dwelling located on a corner lot, no obstruction to the vision of motor vehicle operators higher than 0.75 metres above grade including but not limited to buildings, structures or vegetation is permitted within the triangle formed by that part of the lot lines measured along each street from the intersection of those lines at the street corner, or the projection of those lines, for the distance of 6 metres, and a line drawn between those two lines to form the base of the triangle.

(2) For development other than that listed in (1), the required corner sight triangle will be determined through the City’s Site Plan Control Approval process.

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Frontage on a Public Street (Section 59)

59. (1) No person shall develop or otherwise use any lot unless that land abuts an improved public street for a distance of at least 3.0 metres, except in RU and AG Zones or Subzones where the distance must be equal to the minimum required lot width for the respective zone; and (By-law 2015-190) ​ ​ (2) No person shall sever any land unless the land severed and the land retained each abut to a street, in accordance with subsection (1). (By-law 2015-190) ​ ​

Permitted Projections Above the Height Limit (Section 64)

(1) Except in the case of buildings or structures located within the area shown on Schedules 11 to 88 (Central Area Height Schedules), the maximum height limits do not apply to the structures listed below or to any other similar structures that may require a height in excess of maximum height limits in order to serve their intended purpose, unless otherwise specified in the by-law and provided these structures are erected only to such height or area as is necessary to accomplish the purpose they are to serve and that is necessary to operate effectively and safely: (By-law 2013-224) (By-law 2015-342) ● mechanical and service equipment penthouse, elevator or stairway penthouses (By-law 2014-94)

Outdoor Commercial Patios (Section 85): 1) An outdoor commercial patio is permitted if it is operated as part of a restaurant. bar, place of assembly, or nightclub where those uses are listed permitted uses. 3) An Outdoor commercial patio is prohibited in any yard facing or abutting a residential zone, or abutting a yard or lane facing or abutting a residential zone, unless: ● it is located a minimum of 30 meters from the residential zone; and ● it is screened and physically separated from the residential zone by a building, structure, fence or wall that is at least 2 meters in height so as to mitigate both light and noise from the outdoor commercial patio ● where an outdoor commercial patio is located 75 meters or more from a residential zone the provisions of 85(3)(b) do not apply.

All projections and encroaching features will comply with the city bylaws. A proposed mechanical penthouse extends above the roof height to surpass the 20 meter limit, which is allowed, and the proposed wooden commercial patio will apply for an encroachment agreement to permit its location in the Putman corner yard. Minimum Parking Space Rates (Section 101)

(10) In the case of an apartment building, mid – high rise and low rise and stacked dwelling, where a dwelling unit has a driveway accessing its own required parking space, additional required parking may be located in tandem in the driveway. (Subject to By-law 2014-292) ​ ​ TABLE 101 - 1.(b) Apartment Building, Mid – High Rise and Low Rise (Subject to By-law 2014-292) ​ ​ (ii) other cases: In Area B on Schedule 1 = 0.5 spaces per dwelling TABLE 102 - 2.(a) Apartment Building, Mid – High Rise and Low Rise (Subject to By-law 2014-292) ​ ​ (ii) other cases: In Area B on Schedule 1 = 0.5 spaces per dwelling

Minimum Visitor Parking Space Rates (Section 102)

102 - (2) Despite (1), within Areas B, X, Y and Z, no visitor parking spaces are required for the first twelve ​ dwelling units on a lot. (By-law 2016-249) TABLE 102 - Apartment dwellings, low rise or mid-high-rise in Areas X, Y, or Z (Schedule 1A): 0.1 spaces The lot has accommodated 4 parking spaces total for the 20 residential units. The commercial units at grade are not large enough that they require additional on site parking. The application will need to apply for minor variance to accept a reduction in the total number of parking spaces required, from 5 spaces to 4 spaces. Bicycle Parking Space Rates (Section 111) (1) Bicycle parking must be provided for the land uses and at the rate set out in Table 111A for lands located in Areas A (Central Area), B (Inner City Area) and C (Suburban Area) on Schedule 1 and in the villages of Ashton, Burritt's Rapids, Carlsbad Springs, Carp, Constance Bay, Cumberland, Dunrobin, Fallowfield, Fitzroy Harbour, Galetta, Greely, Kars, Kenmore, Kinburn, Manotick, Marionville, Metcalfe, Munster, Navan, North Gower, Notre Dame des Champs, Osgoode, Richmond, Sarsfield, Vars and Vernon located in Area D on Schedule 1. ​ TABLE 111-A (b) (i) apartment building, low rise; apartment building, mid-high rise; dwelling unit in the same building as a non-residential use; stacked dwelling without a garage or carport for each dwelling unit (Subject to By-law 2014-292) ​ ​ SMART LIVING PROPERTIES : 100 ARGYLE AVENUE : UNIT 200 : OTTAWA : K2P 1B6 ​ ​ ​ ​ ​ ​ ​ ​ 28

0.5 spaces per dwelling Amenity Area (Section 137) (1) Amenity area must be provided for a residential use that is a permitted use in the zone in which it is located, in accordance with Table 137. (2) Amenity area must be located on the same lot as the use for which it is provided. (3) Amenity area provided outdoors must not be located in a required front or corner side yard. ​ ​ (4) Where amenity area is located outside at grade, it may be included in the calculation of landscaped area requirements. (5) Minimum required communal amenity area may only be included as part of a required landscaped 2 buffer where it is aggregated into areas of 54m or​ more. ​ TABLE 137 (accordance with By-law 2014-189) ​ ​ ​ (6) Mixed Use Building, with 9 or more dwelling units or rooming units (By-law 2016-131) ​ ​ ​ Total Amenity Space = 6m2 per dwelling unit, and 10% of the gross floor area of each rooming ​ ​ unit Communal Amenity Space = A minimum of 50% of the required total amenity area 2 Layout of Communal Amenity Space = Aggregated into areas up to 54m ,​ and where more than one ​ aggregated area is provided, at least one must be a minimum of 54 m2 ​ A rooftop amenity space has been provided for a communal outdoor area of 128.84 square meters, with a minimum area of 53. 42 square meters at the south side of the building. Additional balconies at the 4th, fifth and sixth floors create additional outdoor amenity space for the private residences above the third floor. Projections and balconies at the second and third floor were not included, to preserve a more traditional facade and appearance, which will promote the shared use of the rooftop patio space instead.

Beechwood Avenue falls under the Ottawa zoning designation of the Traditional Mainstreet, which considers the need for sustainable, effective land use, the possibility of future employment in mixed-use buildings, and the ease of pedestrian access along improved streetscapes. The following provisions are outlined in the City of Ottawa ​ Zoning By-law. As provided in the zoning map, it is noted that the subject site is in zone TM8, the Traditional Mainstreet Subzone 8.

The purpose of the TM – Traditional Mainstreet Zone is to: ​ ​ a. accommodate a broad range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings but excluding auto-related uses, in areas designated Traditional Mainstreet in the Official Plan; ​ b. foster and promote compact, mixed-use, pedestrian-oriented development that provide for access by foot, cycle, transit and automobile; c. recognize the function of Business Improvement Areas as primary business or shopping areas; and d. impose development standards that will ensure that street continuity, scale and character is maintained, and that the uses are compatible and complement surrounding land uses.

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EXHIBIT R: Zoning Map TM8 (GeoOttawa, properties shaded in red) ​

Non-residential units at the ground floor are permitted in this zone, provided:

Section 197(1)(c): the wall at grade facing the main street having 50% of its facade comprised of windows and entrances and, in the case of a corner lot, the entrance may be in an angle at corner walls facing a street intersection;

Where the provisions of Subsection Zone 8 override the provisions of Table 197, the appropriate measures have been substituted into the following table.

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Section 197 (6): All storage must be completely enclosed in a building - All storage areas are located in the basement. Section 197(7): A maximum of one private approach may be provided for each property having a lot frontage of 45 meters or less - The proposed site has a lot frontage of less than 45 meters, and only one private approach has been provided. Section 197(8)(d)(i): The minimum driveway width is 3 meters for parking lots with less than 20 parking spaces.

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EXHIBIT S: Zoning Information for 137 Beechwood ​

The proposed structure observes the required setbacks and height limitations, and promotes an optimized form of urban land infill that effectively uses the existing infrastructure and site conditions to build a 6 storey mixed use building. All interior spaces accommodate comfortable living spaces and functional areas for commercial use.

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6 SUMMARY AND CONCLUSION

5.1 DEVELOPMENT SUMMARY

The proposed development aims to contribute to the Beechwood Avenue Mainstreet through the creation of new commercial venues and residential units, in a mixed-use building that promotes pedestrian movement and engagement with the community. The proposed site is consistent with the Ontario Provincial Policy Statement, as it effectively and efficiently uses the land and existing infrastructure, contributing to the intensification of the region through appropriate and sustainable design. The site is also consistent with the prescribed outlines of the City of Ottawa Official Plan, continuing to establish the determined height and density of the Traditional Mainstreet, as well as supporting the transit priority corridor. The proposed building will encourage more active modes of transportation, as well as pedestrian travel. The design, materiality, height and character of the building are in accordance with the policies outlined by the Beechwood Community Development Plan, and the Ottawa Zoning Bylaws, revitalizing the Mainstreet through new growth, new residents, and new economy.

5.2 CONCLUSION

This submission for planning rationale is an appropriate and sustainable course of action for developing 137 Beechwood Avenue. The building concept aims to draw more locals and neighbouring communities to the Mainstreet, which will increase the stability of commercial income for the region, while perpetuating controlled residential growth within existing sites by means of urban infill. This new mixed use building will contribute to the Beechwood Mainstreet identity, and contribute to the City of Ottawa’s vision for intensified urban land use.

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