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89, 91 and 97 Beechwood Avenue

PLANNING RATIONALE IN SUPPORT OF A REVISION TO A SITE PLAN CONTROL APPLICATION

Prepared By:

NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6

June / 23 / 2020

Novatech File: 114091 Ref: R-2014-102

June 23, 2020

City of Ottawa Planning, Infrastructure and Economic Development Department 110 Laurier Avenue West Ottawa, Ontario K1P 1J1

Attention: Erin O’Connell

Dear Ms. O’Connell:

Reference: 89, 91, and 97 Beechwood Avenue Revision to a Site Plan Control Application Our File No.: 114091

The following Planning Rationale has been prepared in support of a revision to a Site Plan Control application for the proposed redevelopment of the property at 89, 91 and 97 Beechwood Avenue. The proposal is for the development of a six-storey, mid-rise apartment building.

Based on the findings of this Planning Rationale, the proposed zoning is consistent with the Provincial Policy Statement (2014), conforms to the policies of the City of Ottawa Official Plan, meets the general intent of the Beechwood Community Design Plan and the City’s Comprehensive Zoning By-law, and represents good land use planning.

If you have any questions, please do not hesitate to contact the undersigned.

Yours truly,

NOVATECH

Serene Shahzadeh Planner

M:\2014\114091\DATA\Applications\Zoning + Site Plan\2020 Site Plan Revision\Beechwood_PlanningRationale.docx

Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: 613.254.9643 Fax: 613.254.5867 www.novatech-eng.com

Report Title 89, 91 and 97 Beechwood Avenue

Table of Contents 1.0 INTRODUCTION & CONTEXT ...... 2 1.1 Purpose ...... 2 1.2 Site Description and Location ...... 2 1.3 Surrounding Uses ...... 3 1.4 Transportation Network ...... 4 2.0 DEVELOPMENT PROPOSAL ...... 6 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK ...... 8 3.1 Provincial Policy Statement (2020) ...... 8 3.2 City of Ottawa Official Plan ...... 9 3.2.1 Traditional Mainstreet ...... 9 3.2.2 Design and Compatibility ...... 11 3.2.3 Review of Development Applications ...... 13 3.3 Beechwood Community Design Plan ...... 20 3.4 Urban Design Guidelines for Development Along Traditional Mainstreets ...... 23 3.5 Zoning By-law 2008-250 ...... 25 4.0 CONCLUSION ...... 25

Novatech Page i

Report Title 89, 91 and 97 Beechwood Avenue

1.0 INTRODUCTION & CONTEXT

1.1 Purpose

Novatech has prepared this Planning Rationale in support of a revision to a Site Plan Control application, to permit the redevelopment of the properties located at 89, 91 and 97 Beechwood Avenue (the “Subject Property”), in the City of Ottawa.

A Zoning By-law Amendment (By-law 2016-140) was passed on April 27, 2016, in support of the proposed development. The Zoning By-law Amendment application was submitted concurrently with the Site Plan Control application for this development. The proposed development has since changed slightly; the commercial uses have been eliminated, the number of residential units has increased from 67 units to 95 units, vehicle parking spaces have increased from?? To 82 spaces, and the number of bicycle parking spaces has increased from ??? to 49 spaces. The built form remains consistent with the original Site Plan application, and conforms to the Zoning By-law.

The redevelopment plan is to demolish the existing two-storey commercial/office building located on the site, and to construct a six-storey apartment dwelling containing 95 residential units, 82 vehicle parking spaces, and 49 bicycle parking spaces.

This Planning Rationale will demonstrate how the proposed development is:

• Consistent with the policies of the 2020 Provincial Policy Statement; • Conforms to the policies of the City of Ottawa Official Plan; • Conforms to the general intent of the Beechwood Community Design Plan; • Has regard to the City’s Urban Design Guidelines for Development along Traditional Mainstreets; and • Complies with the policies of the Zoning By-law 2008-250.

1.2 Site Description and Location

The Subject Property is located on the north side of Beechwood Avenue, between Champlain and Langevin Avenues (Figure 1). The lands that make up the Subject Property are legally described as Plan 74, Part Lots 10 to 12 in the City of Ottawa. The lands are municipally known as 89, 91 and 97 Beechwood Avenue. The irregularly shaped lot is approximately 1,900 m2 (0.19 ha) in size, with nearly 50 metres of frontage on Beechwood Avenue. The Subject Property also has over 20 metres of frontage on both Champlain Avenue and Langevin Avenue.

Report Title 89, 91 and 97 Beechwood Avenue

Figure 1. View of the Subject Property

The Subject Property is currently occupied by a two-storey commercial use building at the corner of Beechwood Avenue and Champlain Avenue. The existing building was formerly occupied by a Caisse Populaire bank on the ground floor and an office for a consulting firm on the second floor. The existing building has been vacant since December 2013, and is proposed to be demolished. The rest of the site is used for surface parking.

The site is accessible by all modes of transportation, and is located in proximity to many neighbourhood services along Beechwood Avenue.

1.3 Surrounding Uses

North: The area to the north of the Subject Property is generally characterized by low-rise residential use buildings of varying types, including detached and semi-detached dwellings, duplexes, triplexes, and low-rise apartments up to three-and-a-half storeys in height. Further north is a high-rise building.

East: Immediately east of the Subject Property, at the north-east intersection of Beechwood Avenue and Champlain Avenue, there is a two-and-a-half storey residential use building, followed by several other two to two-and-a-half storey buildings along the north side of Beechwood Avenue.

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West: Immediately to the west of the Subject Property, there is a two-and-a-half storey residential use building at the corner of Beechwood Avenue and Langevin Avenue, as well as a two-storey residential building located on Langevin Avenue.

South: To the south of the Subject Property, on the south side of Beechwood Avenue, there are several two and three storey commercial/mixed-use buildings (including the El Meson restaurant), vacant land, as well as the prominent St. Charles Church at the corner of Beechwood Avenue and St. Charles Street.

Figure 2. View of the Subject Property and Surrounding Uses

1.4 Transportation Network

The Subject Site has frontage along Beechwood Avenue, which is identified as an Arterial Road on Schedule E of the City of Ottawa Official Plan (Figure 3).

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Figure 3. Schedule E – Urban Road Network

Annex 1 – Road Classifications and Rights-of-Way states that:

Arterial roads function as major public and infrastructure corridors in the urban communities and villages they traverse. They not only accommodate car and truck traffic, but also serve pedestrians, public utilities, cyclists and public transit buses. The roadway and its boulevard are therefore designed to meet the needs of these users through the provision, where appropriate, of such features as sidewalks, cycling lanes, and bus stops and shelters. In parts of the urban area and villages additional roadside features include: street furniture, pedestrian- scale lighting, and trees and other landscaping. This greenery provides visual appeal, summer shade and a defining sense of the linear nature of these travel corridors. The planning of land uses and the local road network on lands adjacent to arterial roads may occur in a manner that can reduce the need for noise attenuation barriers or fencing along extensive lengths of roadway.

Beechwood Avenue, which is an Arterial Road, accommodates many different forms of transportation. The principal entrance of the proposed building is from Beechwood Avenue, which serves pedestrians, cyclists, and public transit. The proposed development will have its main entrance from Beechwood Avenue.

Annex 1 – Road Classifications and Rights-of-Way states that:

Local roads are found within communities and distribute traffic from arterial and collector streets to individual properties, typically over short distances. Pedestrians and cyclists are major users of local roads, starting or finishing their journeys along these roads.

Report Title 89, 91 and 97 Beechwood Avenue

Access to the garage will be located off of Langevin Avenue, which is identified as a local road. Langevin Avenue will function as a local road by vehicular traffic to the Subject Site.

The Subject Site is also adjacent to active transportation infrastructure. The Subject Site is directly abutting the bus stop on Beechwood / St Charles which services bus routes 6,7, 19, and 20. Beechwood Avenue is also identified as a Spine Route and Cross-Town Bikeway on Schedule C of the Official Plan.

Figure 4. Schedule C – Primary Urban Cycling Network

2.0 DEVELOPMENT PROPOSAL

In keeping with the intent of the Traditional Mainstreet designation on Beechwood Avenue, Claridge Homes proposes to redevelop the Subject Property with a six-storey mid-rise apartment dwelling. A road widening is required on Beechwood Avenue in order to protect the right-of-way of 11.5 metres from the centreline of the road.

The development comprises a total 95 residential dwelling units. The development will feature a mix of unit sizes and types to appeal to a variety of potential owners. Communal and private amenity areas will be provided. A total of 433 m2 will be provided as private amenity area in the form of balconies for the units. A total of 157 m2 will be provided as communal amenity area, which comprises of indoor and outdoor amenity area.

Report Title 89, 91 and 97 Beechwood Avenue

Parking is provided on two levels of underground parking, with vehicular access off of Langevin Avenue at the north edge of the site. The underground parking garage includes a total of 82 parking spaces. A total of 49 bicycle parking spaces are provided in the underground parking garage (P2 level) for building residents.

Garbage will be stored in the basement parking area in a designated garbage collection storage room, as shown on the building plans included with the applications. The garbage bins will be brought up the ramp to the parking garage on to Langevin Avenue for City curb-side pickup on garbage collection days

The proposed development establishes a four-storey podium on Beechwood, Champlain and Langevin Avenues. As permitted along Traditional Mainstreets, a minimal building setback is provided for the first four storeys of the building on Beechwood Avenue, enhancing the relationship between the building and the pedestrian realm. Along Champlain and Langevin Avenues, a corner side yard setback of 1.0 metre is provided for the first four storeys. This provides a transition in setbacks from the Traditional Mainstreet corridor on Beechwood Avenue where 0-metre setbacks are permitted, to the residential neighbourhood to the north where more generous front yard setbacks exist. The proposed six-storey building is stepped back above the fourth storey on all three street frontages, to integrate with the village-style character of existing buildings and to emphasize the pedestrian-oriented nature of the Traditional Mainstreet. The massing of the building, including setbacks ands stepbacks, conforms to Zoning By-law 2016- 140, approved on April 27, 2016, which set out the performance standards for the proposed development.

The proposed redevelopment will create a strong statement at the intersection of Beechwood and Champlain Avenues. The articulation of the elevations for the second to fourth storeys results in a design that breaks up the building façade, creating the appearance of smaller, narrower buildings. This modular treatment of the design has the effect of replicating the pattern of smaller buildings along Beechwood Avenue.

Report Title 89, 91 and 97 Beechwood Avenue

Figure 5. Site Plan

3.0 PLANNING POLICY AND REGULATORY FRAMEWORK

3.1 Provincial Policy Statement (2020)

The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and will come into effect on May 1, 2020. This section will discuss relevant policies of the PPS.

Section 1.1.1 of the PPS states that healthy, liveable and safe communities are sustained by:

b) accommodating an appropriate affordable and market-based range and mix of residential types (including single-detached, additional residential units, multi-unit housing, 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; e) promoting the integration of land use planning, growth management, transit- supportive development, intensification and infrastructure planning to achieve cost- effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs;

The proposed building of the Subject Site supports an appropriate range and mix of residential uses to meet the long-term needs of residents in the neighbourhood. The proposal supports a cost-effective development pattern by intensifying lots within the urban boundary near transit, minimizing land consumption and municipal servicing costs.

Report Title 89, 91 and 97 Beechwood Avenue

Section 1.1.3.1 of the PPS states that, “settlement areas shall be the focus of growth and development”. Section 1.1.3.2 states that land use patterns within settlement areas shall be based on:

densities and a mix of land uses which: a) efficiently use land and resources; b) are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; c) minimize negative impacts to air quality and climate change, and promote energy efficiency; d) Prepare for the impacts of a changing climate; e) support active transportation; f) are transit-supportive, where transit is planned, exists or may be developed; and g) are freight-supportive.

The proposed development is within a settlement area and promotes the efficient use of land, resources, infrastructure, municipal services and public facilities. With regard to active and public transportation, the Subject Site will have access to cycling and bus routes along Beechwood Avenue.

The proposal which supports intensification and has regard for numerous capital improvements in the immediate neighbourhood, will promote a land use pattern, density and mix of uses that efficiently utilises city resources, minimizes vehicular dependence and supports accessible active as well as public modes of transportation.

The proposal represents appropriate intensification and is consistent with the Provincial Policy Statement.

3.2 City of Ottawa Official Plan

The Subject Site is a designated Traditional Mainstreet on Schedule B of the City of Ottawa Official Plan (OP).

3.2.1 Traditional Mainstreet

The Subject Property is located on Beechwood Avenue, which is a designated ‘Traditional Mainstreet’ on Schedule B Urban Policy Plan of the City of Ottawa Official Plan, as illustrated in Figure 3. Section 3.6.3 Mainstreets of the Official Plan indicates that: “The Mainstreet designations identify streets that offer significant opportunities for intensification through medium- density and mixed-use development, along streets that are Transit Priority Corridors or are well- served by transit.”

Report Title 89, 91 and 97 Beechwood Avenue

Figure 6. Schedule B – Urban Policy Plan

Section 3.6.3 Mainstreets of the Official Plan indicates that:

“Mainstreets having pre-1945 characteristics are designated as Traditional Mainstreets. Typically, they are set within a tightly-knit urban fabric, with buildings that are small-scale, with narrow frontages set close to the street. The development pattern, mix of uses, contiguous storefronts and density create an interesting pedestrian environment and support the use of transit. Residential uses are often located on the upper floors.”

The proposed redevelopment of the Subject Property with a six-storey apartment building is consistent with the policies and the vision set out for Traditional Mainstreets in the Official Plan. The proposed development capitalizes on the opportunity for mid-rise intensification along Beechwood Avenue, which is well served by public transit. The mix of residential uses enhances the pedestrian-oriented nature of the Beechwood Avenue Traditional Mainstreet corridor and further supports the use of public transit and active modes of transportation.

Policy 11 in Section 3.6.3 Mainstreets of the Official Plan indicates that:

“This Plan supports mid-rise building heights on Traditional Mainstreets, but secondary plans may identify circumstances where different building heights may be permitted. In the absence of a secondary plan, the Zoning By-law may

Report Title 89, 91 and 97 Beechwood Avenue

establish as-of-right building heights, lower than those permitted above, based upon site conditions, existing character and compatibility.”

The proposed development conforms to the Official Plan polices for Traditional Mainstreets. The redevelopment plan for the Subject Property contributes to the transformation of Beechwood Avenue into a more lively and vibrant Traditional Mainstreet.

3.2.2 Design and Compatibility

Section 2.5.1 of the City of Ottawa Official Plan speaks to how the City intends to influence the built environment as the city matures and evolves. The City’s design objectives for implementing urban design and achieving compatibility are outlined in this section.

1) To enhance the sense of community by creating and maintain places with their own distinct identity.

The proposed development will contribute to views for individuals travelling on Beechwood Avenue. The materiality, color, glazing, and articulations along the building facade have been designed to provide visual interest. The space between the building and the street will be enhanced with hard and soft landscaping.

2) To define quality public and private spaces through development.

The design of the building along Beechwood Avenue creates an inviting street-oriented building form which clearly defines the private and public realm. The front yard of the development contains an attractive landscape that reinforces this boundary. To further enhance the streetscape, trees as well as plantings are proposed in the City right-of-way between the building and the street. Private amenity areas, in the form of patios and balconies, as well as indoor and outdoor amenity areas are proposed to meet the leisure needs of residents.

3) To create places that are safe, accessible and are easy to get to, and move through.

Vehicular access to the Subject Site will be from Langevin Avenue. Visitor and residential parking will be located below grade within a parking garage. Bicycle parking will be safely located within the parking garage.

The Subject Site has been designed with a building that is located close to the street, improving safety and accessibility. The main entrances of the building are well defined and connect to sidewalks along Beechwood Avenue.

4) To ensure that new development respects the character of existing areas.

The proposed development is located on a corner lot at the intersection of a local road, Langevin Avenue, and an arterial road, Beechwood Avenue. Beechwood Avenue is identified as a mainstreet. The proposal enhances the character of Beechwood Avenue. The proposed building facade along Beechwood Avenue activates the street, while having regard for the neighbourhood. The proposed mid-rise building does not conflict with the existing mix of zones and uses at this intersection.

Report Title 89, 91 and 97 Beechwood Avenue

5) To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice.

The proposed development will feature residential units that range in size and number of bedrooms to appeal to a variety of potential tenants. The design of the building is also adaptable to the changing needs of its occupants by meeting building code standards for universal accessibility.

6) To understand and respect natural processes and features in development design.

A tree conservation report as well as a landscape plan have been prepared in support of the Site Plan Control application for the Subject Site (Figure 7). An understanding of the local climate is reflected in the choice of species identified for planting. The proposed trees and plantings will create an attractive natural environment while remaining low maintenance. No significant or sensitive environment features or resources have been identified on or adjacent to the Subject Site.

Figure 7. Landscape Plan

Report Title 89, 91 and 97 Beechwood Avenue

7) To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment.

The proposed development is a compact, inclusive and higher density form of housing, which efficiently utilizes energy and land. Given the proximity of the site to cycling and bus routes, the proposal will also help to support sustainable, public and active modes of transportation.

3.2.3 Review of Development Applications

Section 4.0 of the Official Plan outlines the policies that the City follows to review development applications, to ensure that the objectives of the Official Plan are met. The following section demonstrates how the proposed redevelopment plan for the Subject Property conforms to the policies in Section 4.1 through 4.11 of the Official Plan. While all sections were considered, only those that are relevant to the Subject Property are discussed below.

Relating to Policy 4.1 (Site-Specific Policies and Secondary Policy Plans), the Subject Property is not subject to Site-Specific Policies or a Secondary Policy Plan in Volume 2 of the Official Plan. The site is subject to the Beechwood Community Design Plan, discussed in Section 3.3 of this Planning Rationale;

Relating to Policy 4.2 (Adjacent to Land-Use Designations), the Subject Property is not adjacent to any areas of natural or scientific interest;

Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the Subject Property is accessible by various modes of transportation, including walking, cycling, public transit, and motorized vehicle. The site is within easy walking distance to transit, shops and services, and parks along Beechwood Avenue and within the surrounding communities. Beechwood Avenue is identified as a Spine Route and a Cross-Town Bikeway on Schedule C Primary Urban Cycling Network of the Official Plan (Figure 8). Beechwood Avenue is identified as a Transit Priority Corridor (Isolated Measures) on Schedule D Rapid Transit and Transit Priority Network of the Official Plan (Figure 9). Beechwood Avenue is identified as an Existing Arterial Road on Schedule E Urban Road Network of the Official Plan (Figure 10). The Transportation Impact Assessment (dated May 21, 2020) prepared by Novatech demonstrates that the proposed development can be accommodated by the existing transportation infrastructure and services;

Report Title 89, 91 and 97 Beechwood Avenue

Figure 8. Schedule C – Primary Urban Cycling Network

Figure 9. Schedule D – Rapid Transit and Transit Priority Network

Report Title 89, 91 and 97 Beechwood Avenue

Figure 10. Schedule E – Urban Road Network

Relating to Policy 4.4 (Water and Wastewater Servicing), the Subject Property is serviced by municipal water and wastewater services. As demonstrated by the letter titled Impact on Servicing and Stormwater Management Design Summary prepared by Novatech (dated April 15, 2020), the minor revisions to the plans have minimal impact on the approved servicing and stormwater management design for the proposed development;

Relating to Policy 4.5 (Housing), the redevelopment plan for the Subject Property includes 95 new residential dwelling units, which will introduce a range of units types to the Beechwood area (from modest one-bedroom units to larger two-bedroom plus den units);

Relating to Policy 4.6 (Cultural Heritage Resources), the Subject Property is not located within proximity to any cultural heritage resources such as designated heritage buildings or landscapes, scenic entry routes, or rivers/canals. According to the Beechwood CDP, the existing building adjacent the Subject Property at the north-east corner of Beechwood Avenue and Langevin Avenue, as well as St. Charles Church located across the street on the south side of Beechwood Avenue, are listed on the City’s Heritage Reference List. The proposed redevelopment of the Subject Property will not negatively impact the cultural heritage value of these buildings. Rather, the proposed development will enhance the streetscape along Beechwood Avenue in proximity to these resources;

Relating to Policy 4.7 (Environmental Protection), there are no environmental features on or in proximity to the site. As the existing commercial/office building on the site does not have a chimney, there is no potential for habitat for the endangered chimney swift on the Subject Property;

Relating to Policy 4.8 (Protection of Health and Safety), the Subject Property is not affected by constraints identified on Schedule K Environmental Constraints of the Official Plan, such as flood

Report Title 89, 91 and 97 Beechwood Avenue

plains, wellhead protection or unstable soils. The Subject Property is suitable for the proposed development;

Relating to Policy 4.9 (Energy Conservation Through Design), the proposed development takes advantage of the extensive south-facing elevation along Beechwood Avenue, through the provision of ample windows and balconies on this façade of the building;

Relating to Policy 4.10 (Greenspace Requirements), the City may request parkland contribution in the form of cash-in-lieu of parkland, as the Subject Property is not sufficient size to provide adequate parkland on site. Further, the redevelopment proposal for the Subject Property includes landscaped outdoor amenity areas and new trees along all three street frontages, as illustrated on the Landscape Plan prepared by James B. Lennox & Associated Inc. Landscape Architects as part of the site plan submission.

Section 4.11 of the City’s Official Plan sets out policies related to assessing the urban design and compatibility of development proposals with the surrounding area.

• Traffic and Vehicular access: Vehicular access is proposed off of Langevin Avenue, to reduce traffic on Beechwood Avenue. Landscaping is proposed on either side of the driveway to enhance the street and hide access to the parking garage. • Parking requirements: The proposed development provides a total of 82 vehicular parking spaces and 49 bicycle parking spaces on site. • Outdoor amenity areas: Outdoor amenity areas have been provided. Residential units will have access to private patios, terraces and balconies. Trees are proposed to be planted along Beechwood Avenue and Langevin Avenue. The landscaping of the site will contribute to the urban forest and provide screening and shade for residents. • Loading areas, service areas, outdoor storage: No outdoor storage is proposed. A garbage room is proposed in the underground parking area. • Lighting: Light spill over or glare will be appropriately mitigated. • Noise and air quality: A traffic noise study was prepared and indicated that the proposed development is compatible with surrounding land uses. • Sunlight: The Shadow Analysis prepared in support of the Site Plan Control application shows that the proposed development will not cast long shadows. • Supporting neighbourhood services: The proposed mid-rise development can be adequately serviced and supports neighbourhood parks, schools, commercial uses and transit.

Views Policy 3 in Section 4.11 of the Official Plan requires the protection of views of the Parliament Buildings from two locations at the Beechwood Cemetery (the Tommy Douglas Memorial and Poet’s Hill). The view shed area is identified in Annex 12 of the Official Plan. This policy seeks to ensure that new buildings or structures do not obstruct or visually mar the view of the Parliament Buildings from the Beechwood Cemetery.

Report Title 89, 91 and 97 Beechwood Avenue

Figure 11. Official Plan Annex 12 - Beechwood/Parliament View Shed

As illustrated in Figure 9, the Subject Property is located entirely within the view shed area identified in Annex 12 of the Official Plan. As a result, the redevelopment of the Subject Property is required to limit building height, including rooftop projections, to ensure that the view of Parliament from the Beechwood Cemetery is not obstructed.

The proposed six-storey development has been designed to ensure that there is no encroachment into the view shed from Beechwood Cemetery to Parliament Hill. Figure 12 provides an illustration of the view shed analysis conducted by Neuf Architects for the proposed development, which demonstrates that the building design does not encroach into the view plane. The proposed redevelopment plan for the Subject Property therefore does not obstruct the views of Parliament Hill from the Beechwood Cemetery. The proposed development’s massing conforms to the Official Plan.

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Figure 12. View Shed Analysis for the Proposed Development

In addition to protecting views of the Parliament Buildings from the Beechwood Cemetery, the redevelopment of the Subject Property will enhance views along the Beechwood Avenue corridor. The redevelopment of an underutilized property and surface parking lot with a vibrant, pedestrian- oriented building will enhance and contribute to the animation of the streetscape along the Beechwood Avenue Traditional Mainstreet corridor.

Building Design Section 4.11 of the Official Plan includes policies related to building design, which are intended to ensure the compatibility of new buildings with their surroundings. Policy 5 in Section 4.11 of the Official Plan requires that proponents of new development demonstrate how the design of the proposed building “fits with the existing desirable character and planned function of the surrounding area” with respect to various design elements, including: setbacks; building height and transition; the articulation of building façades and roofline; features such as windows, doors and projections; and choice of building materials.

The proposed redevelopment of the Subject Property with a six-storey building contributes to the realization of the planned function of Beechwood Avenue as a lively, compact, pedestrian- oriented Traditional Mainstreet. The design of the proposed building complements the village- style character of the Beechwood corridor and surrounding residential neighbourhoods, by establishing a low-rise, four-storey podium along the street frontage and providing physical step backs for the upper floors. More generous building step backs are provided at the rear of the building, to create a terraced effect that provides an appropriate transition between the six-storey portion of the building and the residential neighbourhood to the north. While a minimal setback is provided for the four-storey podium along Beechwood Avenue to ensure a strong relationship

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to the public street, a greater setback is provided along Langevin and Champlain Avenues to transition from the permitted 0-metre setbacks on Beechwood Avenue to the larger front yard setbacks in the adjacent residential neighbourhood.

The design and materiality of the building result in well articulated building façades that appear as a series of smaller buildings, mimicking the traditional pattern of smaller buildings on Beechwood Avenue. The articulation of the building façades and terracing of the building height helps to integrate the proposed development with its surroundings, and adds visual interest and appeal.

In accordance with Policy 6a in Section 4.11 of the Official Plan, the principal building façades and entrance are oriented toward public streets, ensuring a strong relationship between the building and the street. The main entrance for the residential component of the building is located on Beechwood Avenue.

Policy 7 notes the potential for sites located at the intersection of arterial and collector roads to serve as gateways, and emphasizes the importance of high-quality design. The Subject Property is located at the intersection of Beechwood and Champlain Avenues, an arterial road and a local road respectively. Nevertheless, the design of the proposed building creates a strong corner statement on the currently underutilized corner property, through a high-quality, well-articulated building design.

Massing and Scale

Policies 10-13 in Section 4.11 of the Official Plan emphasize the importance of providing transition between areas of different development intensity and scale, to minimize conflicts and appropriately integrate the proposed development with the existing context and function of the area. In keeping with these policies, building step backs for upper floors create a stepped building profile to ensure an appropriate transition from the six-storey portion of the proposed building, down to the existing low-rise residential neighbourhood to the north and the existing buildings at the corner of Beechwood Avenue and Langevin Avenue. The incorporation of a four-storey podium along Beechwood Avenue and Champlain Avenue emphasize the low-rise, pedestrian- oriented character of the area, and tie the proposed building into the surrounding context. At a height of six storeys, the proposed mid-rise development is consistent with the planned function of Beechwood Avenue as a Traditional Mainstreet. With the increasing pattern of mid-rise developments on Beechwood Avenue, the proposed six-storey building is fitting for the Subject Property and the Beechwood Avenue corridor. The massing of the building, including setbacks ands stepbacks, conforms to Zoning By-law 2016-140, approved on April 27, 2016, which set out the performance standards for the proposed development.

Consistent with Policy 4.11.11 of the Official Plan, a Sun and Shadow Analysis prepared by Neuf Architects (dated April 9, 2020) and a Wind Analysis prepared by Gradient are submitted as part of the site plan application submission for the proposed redevelopment of the Subject Property. The purpose of the studies is to evaluate the potential impacts of the proposed redevelopment of

Report Title 89, 91 and 97 Beechwood Avenue

the Subject Property on adjacent properties and pedestrian areas. The studies demonstrate how potential impacts can be avoided or minimized.

3.3 Beechwood Community Design Plan

The Beechwood Community Design Plan (CDP) was approved by City Council on September 27, 2006. The CDP covers approximately 1.1 kilometres along Beechwood Avenue, from the St. Patrick Street Bridge to the entrance of the Beechwood Cemetery. The Subject Property is included in the Beechwood CDP. The purpose of the CDP is to:

…guide future changes over the next twenty years for the Beechwood Avenue area involving the following: • Zoning and urban design considerations • Land development proposals • Streetscape and road improvements • Civic initiatives

The Beechwood CDP sets out a planning strategy for Beechwood Avenue, which includes direction for new infill development. Section 1 of the Beechwood CDP states that: “Intensification should be encouraged in the range of 4 to 6-storey buildings with greater height allowed at nodes.” The Beechwood CDP divides the study area into three distinct sectors. The Subject Property is located in the ‘St. Charles Sector’, as illustrated in Figure 13. Section 2.1.0 Planning Objectives of the CDP indicates that: “The St. Charles Sector should be considered as the focal area for Beechwood’s village-style character.”

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Figure 13. Development Strategy for the St. Charles Sector in the Beechwood CDP

The development strategy for the St. Charles Sector set out in Section 2.2.2 of the Beechwood CDP states:

New infill and low-rise buildings may be added to the sector while retaining the gaps between buildings. Wider buildings should appear as two or three smaller buildings that have been developed at different times and that reflect the different building styles along the street from the 1900’s to today. Larger buildings should appear as a group of smaller buildings. At the edges of the sector and on corner lots, the style and profile of buildings in the St. Charles Sector may be a blend of the village and the urban mainstreet styles as a transition to the other sectors.

The Subject Property is a corner lot within the St. Charles Sector. The proposed six-storey apartment dwelling will reinforce the corner-lot condition and enhance the streetscape on Beechwood, Champlain and Langevin Avenues. The style and profile of the proposed building will contribute to the realization of the urban mainstreet character of Beechwood Avenue, while step backs for upper floors ensure an appropriate transition to neighbouring properties. The proposed six-storey building will create an appropriate transition to the Mackay Sector to the west, and the Rockcliffe Sector to the east. Further, the elevations fronting onto public streets, including Beechwood Avenue and Champlain Avenue, are designed with a four storey podium to anchor the development and complement the scale of village-style buildings in the St. Charles Sector. The articulation of the elevations for the second to fourth storeys results in a design that breaks up the building façade, creating an illusion of a grouping of smaller buildings.

Report Title 89, 91 and 97 Beechwood Avenue

Section 1.0 of the Beechwood CDP states:

Development applications that propose major increases in the level of intensification or major changes to the land use provisions as contained in Sections 2.1 to 2.4 [of the CDP] shall not be permitted without amending this Plan.

The Subject Property is identified for “low-rise intensification” in the Beechwood CDP. The Beechwood CDP does not define what is meant by “low-rise intensification”. Further, as set out in Section 1 of the Beechwood CDP, intensification “in the range of 4 to 6-storey buildings” is contemplated and “encouraged” along the Beechwood Avenue corridor.

Section 2.4.2 of the CDP sets out provisions related to front and corner side yard building setbacks for buildings in the St. Charles Sector. The CDP supports “no minimum setback from Beechwood Avenue for the first three or four storeys… to ensure that buildings are built close to the street”. Along side streets, the CDP supports “a small minimum setback as a transition between no setbacks on Beechwood and the larger setback in the residential areas”. Above the third or fourth storeys, the CDP encourages “an additional amount from Beechwood and its side streets equivalent to half a storey and a storey in height”.

In keeping with the provisions for front and corner yard setbacks in Section 2.4.2 of the CDP, the proposed building is situated close to Beechwood Avenue, with an increased setback for the fifth and sixth storeys. Along Champlain and Langevin Avenues, a corner side yard setback of 1.0 metre is provided for the first four storeys, with an additional setback for the upper floors, ensuring a transition in setbacks from Beechwood Avenue to the residential neighbourhood to the north.

Section 2.4.4 of the Beechwood CDP sets out provisions for rear yard setbacks in the St. Charles Sector. Directly abutting residential properties, the CDP encourages “a minimum residential- style setback sufficient to provide for rear parking and enough space so that a low-rise building will not have a significant shadowing effect on the abutting residential yard”. The CDP also encourages an “additional setback applied to the portion of the building above three or four storeys, where the setback distance is approximately equivalent to a storey in height”.

The proposed development provides parking for building residents and visitors in an underground parking garage. To avoid creating a gap in the streetscape along Champlain Avenue, the proposed development treats the rear yard setback for the easterly portion of the building as an interior side yard condition. To minimize potential impacts on the residential properties to the north, the building has been designed with increased rear setbacks for the second to sixth storeys of the building (minimum 2.5-metre setback for the second to fourth storeys and a minimum 4.5- metre setback for the fifth and sixth storeys).

Section 2.3.1 of the Beechwood CDP indicates that the Beechwood corridor should feature predominantly pedestrian-oriented, “neighbourhood mixed uses”. The CDP also encourages principle entries along Beechwood Avenue. The proposed development features a range of residential dwelling unit types above. The ground floor façade on Beechwood Avenue features a substantial amount of glazing and the building entrance, to emphasize the pedestrian-oriented nature of the development and the Beechwood Traditional Mainstreet corridor.

Report Title 89, 91 and 97 Beechwood Avenue

With respect to intensification requests, Section 2.4.5 of the Beechwood CDP indicates the following:

• The building should safeguard exposure to sunlight along the sidewalk and in residential yards. • The building should complement the existing village character of the surrounding area. • The building should have no significant effects on the surrounding properties regarding noise, shadowing and odours. • The lower portions of the building that face Beechwood Avenue should be designed with vertical distinctions to reflect and attract small village stores.

The proposed six-storey building is stepped back above the fourth storey on all three street frontages, to integrate with and complement the village-style character of existing buildings and to minimize potential shadowing impacts on the public realm. The rear elevation of the building is also terraced, to minimize impacts and provide an appropriate transition to the low-rise residential neighbourhood to the north. The building elevations from the second to fourth floors are designed so as to break up the building façade and massing, creating the appearance of smaller, narrower buildings. The proposed building massing, setbacks, and stepbacks conform to the zoning approved by the City on April 27, 2016. The proposed uses will not generate significant noise or odours.

The redevelopment of the Subject Property with a six-storey apartment building conforms to the general intent of the Beechwood CDP.

3.4 Urban Design Guidelines for Development Along Traditional Mainstreets

The City’s Urban Design Guidelines for Development Along Traditional Mainstreets were approved by City Council on May 24, 2006. The Guidelines seek to provide guidance and strategies related to the design of buildings along the City’s designated Traditional Mainstreets, with the intention of achieving the following objectives: • To promote development that will enhance and reinforce the recognized or planned scale and character of the street • To promote development that is compatible with, and complements its surroundings • To achieve high-quality built form and strengthen building continuity along Traditional Mainstreets • To foster compact, pedestrian-oriented development linked to street level amenities • To accommodate a broad range of uses including retail, services, commercial uses, offices, residential and institutional uses where one can live, shop and access amenities

Report Title 89, 91 and 97 Beechwood Avenue

The proposed six-storey apartment dwelling has been designed to have regard to the objectives and guidelines set out in the Urban Design Guidelines for Development Along Traditional Mainstreets.

The proposed residential building features a four-storey podium along the Beechwood Avenue Traditional Mainstreet corridor. The fifth and sixth storeys are set back further from the street, in order to achieve a human scale at the street level and to allow for more light on the sidewalk (Guideline 12). The stepped profile of the rear building elevation ensures that the proposed residential development is compatible with the existing residential uses to the north, maintaining sufficient light and privacy for the existing uses (Guideline 9).

The Noise Control Study Prepared by Novatech (dated July 25, 2014) identifies sound attenuation measures (e.g., window and wall type selection) to mitigate potential noise impacts for the residential units along Beechwood, Champlain and Langevin Avenues (Guideline 13). The primary entrance for the residential uses is located on Beechwood Avenue, providing clear and direct access to the public street (Guideline 13).

The proposed building includes doors facing the Beechwood Avenue mainstreet, providing direct access to the public sidewalk (Guideline 19). Access to the underground parking garage is located on the side street Langevin Avenue, toward the rear property line (Guideline 23). All garbage and recycling storage for the residential uses is located within the building, ensuring that these elements are not visible from both the traditional mainstreet and the adjacent uses (Guideline 38).

In keeping with the overall objectives of the City’s Urban Design Guidelines for Development Along Traditional Mainstreets, the proposed six-storey apartment dwelling contributes to the realization of the planned function of Beechwood Avenue as a Traditional Mainstreet. The mix of residential unit types/sizes provides a range of housing options, and contributes to the mix of dwelling types in the community. The development features a high-quality, compact building design that relates the public street and enhances the streetscape. The proposed redevelopment of the Subject Property strengthens the building continuity along Beechwood Avenue, by replacing the surface parking lot that covers much of the lot today.

Report Title 89, 91 and 97 Beechwood Avenue

3.5 Zoning By-law 2008-250

The Subject Site is zoned Traditional Mainstreet, exception to the zoning by-law 2342, schedule 255 (TM[2342] S355). A Zoning By-law Amendment (By-law 2016-140) was passed on April 27, 2016, which set out the performance standards for the proposed development. The proposed six- storey mid-rise apartment dwelling complies with the performance standards set out in By-law 2016-140.

4.0 CONCLUSION

This report has been prepared in support of an application for a Site Plan Control to permit the redevelopment of the properties at 89, 91 and 97 Beechwood Avenue, in the City of Ottawa. The redevelopment plan is to demolish the existing two-storey commercial/office building located on the site, and to construct a six-storey mid-rise apartment dwelling.

Consistent with the 2020 Provincial Policy Statement, the proposed six-storey residential development makes efficient use of the land, as well as existing infrastructure and services. The development also contributes to the range of housing types in the Beechwood Avenue corridor and surrounding area.

The redevelopment plan conforms to the policies of the Official Plan, which encourages intensification in identified target areas including along Traditional Mainstreets. The proposal is consistent with the policies set out for designated Traditional Mainstreets, as well as the policies related to urban design and compatibility. The proposed development has been designed to minimize potential conflicts with adjacent land uses.

The proposal for a mid-rise apartment dwelling conforms to the general intent of the Beechwood CDP, which encourages intensification in the range of four to six storeys. The four-storey podium along all three street frontages ensures a human scale and complements the scale of village-style buildings in the St. Charles Sector. The proposed building setbacks are in keeping with the guidelines in the Beechwood CDP.

The proposed apartment dwelling achieves the objectives of the City’s Urban Design Guidelines for Development Along Traditional Mainstreets. The development features a high-quality, compact building design that relates to the public street and enhances the streetscape. The mix of residential unit sizes provides a range of housing options. The proposed redevelopment replaces a surface parking lot that covers a portion of the property today, strengthening the building continuity along Beechwood Avenue.

The development proposal fully conforms to the policies of the Traditional Mainstreet Zone, which aims to accommodate a broad range of uses including residential uses. The proposed development complies to the performance standards set out by the Zoning By-law Amendment approved in 2016. The proposed development is for a vibrant six-storey building that realizes the

Report Title 89, 91 and 97 Beechwood Avenue

planned function of Beechwood Avenue as a compact, pedestrian-oriented Traditional Mainstreet. The terraced building profile ensures a human scale along the street and provides an appropriate transition to the surrounding context.

The proposed six-storey residential development will reinforce the corner-lot condition, and will enhance the currently underutilized lot at the corner of Beechwood and Champlain Avenues. The proposed development will contribute to the continuing transformation of the Beechwood Avenue corridor into a more vibrant Traditional Mainstreet.

NOVATECH

Prepared By: Reviewed By:

Murray Chown, MCIP, RPP Serene Shahzadeh Director | Planning and Development Planner