Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager/
Directeur municipal adjoint,
Planning and Growth Management/Urbanisme et Gestion de la croissance
Contact
Person/Personne ressource : Richard Kilstrom, Manager/Gestionnaire,
Planning, Environment and Infrastructure
Policy/Politiques d’urbanisme, d’environnement et d’infrastructure
(613) 580-2424 x22653,
Richard.Kilstrom@ottawa.ca
SUBJECT: |
BEECHWOOD
COMMUNITY DESIGN PLAN |
|
|
OBJET: |
PLAN DE CONCEPTION COMMUNAUTAIRE DE
BEECHWOOD |
REPORT
RECOMMENDATIONS
1. That
the Planning and Environment Committee recommend Council:
(a)
Approve the
Beechwood Community Design Plan, as detailed in Document 2;
(b)
Approve the amendments
to the former City of Ottawa Zoning By-law, as detailed in Document 4;
(c)
Approve the
amendments to the former City of Vanier Zoning By-law, as detailed in Document
4; and
(d)
Approve the
amendments to the former Village of Rockcliffe Park Zoning By-law, as detailed
in Document 4.
2.
That the Planning
and Environment Committee direct staff to prepare an amendment to the
Rockcliffe Park Secondary Plan and a corresponding amendment to the Zoning
By-law that would eliminate the residential density cap for properties on
Beechwood Avenue.
RECOMMANDATIONS DU RAPPORT
1. Que
le Comité de l'urbanisme et de l'environnement recommande au Conseil :
a)
d'approuver le Plan de conception
communautaire de Beechwood (document 2 ci-joint);
b)
d'approuver les modifications
proposées au règlement de zonage de l'ancienne Ville d'Ottawa (document 4
ci-joint);
c)
d'approuver les modifications
proposées au règlement de zonage de l'ancienne Ville de Vanier (document 4
ci-joint);
d)
d'approuver les modifications
proposées au règlement de zonage de l'ancien Village de Rockcliffe Park
(document 4 ci-joint).
3.
Que le Comité de l'urbanisme et de
l'environnement charge le personnel de préparer une modification au Plan
secondaire du sous-secteur Rockcliffe et la modification correspondante au
règlement de zonage afin de supprimer les plafonds de densité résidentielle qui
s’appliquent aux propriétés situées sur l'avenue Beechwood.
BACKGROUND
In November 2002, the local community produced a report entitled Beechwood Avenue Revitalization Project which recommended that:
The Official Plan
The Official Plan (2003) designates Beechwood Avenue as a Traditional Mainstreet and establishes that the preferred method of planning for Traditional Mainstreets is through the adoption of a Community Design Plan. The purpose of a community design plan is to translate the principles, objectives and policies of the Official Plan to specific areas and streets. A Community Design Plan should be prepared in a comprehensive manner in accordance with Section 2.5.7 and in conformity with Section 3.6.3 of the Official Plan which provides policy direction for Traditional Mainstreets. The policy direction requires that the City should:
The Beechwood Community Design Plan conforms with the Official Plan.
DISCUSSION
Recommendation 1a), approve the Beechwood Community Design Plan.
The planning area is identified in Document 1 and the Beechwood Community Design Plan is contained in Document 2. The goal of the Plan is to provide a broad and integrated 20-year vision for the revitalization of the street. The Plan has met all of the objectives contained in the terms of reference and the Official Plan and has been prepared in a collaborative way, in consultation with property owners, businesses and the surrounding community. Refer to Document 3 Consultation Details. The key issues involved with the development of this Plan are described below.
Development Strategy
A development strategy was prepared for each of three identified sectors of Beechwood Avenue based on the public response to the ideas and recommendations developed at an urban design workshop. Many specific development opportunities have been identified including public improvements such as the entry to Genest Park and a roundabout by the Beechwood Cemetery.
Traffic and Parking
A consultant, National Capital Engineering Limited, was hired by the City to review traffic issues and staff undertook a separate and detailed parking review. The two studies reached the following key conclusions:
Building Height
Two views about building height have been consistently expressed throughout the planning process. One view is that building heights should remain low and village-style, with higher mid-rise heights at identified nodes and intersections. The other view is that mid-rise heights should be more prevelant and perhaps there are specific locations for more. The Plan was guided by both views. There were practical reasons to apply added height in some situations, for example, to avoid significant down-zoning and to apply the principals of intensification as expressed in the Official Plan. Where higher heights are permitted, the portion of buildings above three storeys will be setback further from the street so as to present a village-style of development along Beechwood Avenue.
The two identified sites for higher buildings are on large pieces of land. It is staff's view that these sites are capable of accommodating the higher heights without significant impacts on the surrounding community.
The Waterfront Project
The purpose of the waterfront project is to develop a small landmark building that will allow people to sit by the water and enjoy the view, have a drink, a meal and perhaps rent a canoe or kayak. A small restaurant (similar but smaller than the Ritz along the Canal) has been mentioned as a model. Since the City owns the property, it can apply strict performance standards to any future use of the land.
It is recommended that the Beechwood Community Design Plan be approved as contained in Document 2.
Recommendation 1b), approve the amendments to the former City of Ottawa Zoning By-law.
The CN zoning of the former City of Ottawa is the template that was used to create the new zoning for Beechwood Avenue. Changes include the following:
1. Retain the existing provisions in the CN8 subzone.
2. Remove the references to floor space index (FSI) as a regulation. With the appropriate building height and setback provisions in the Zoning By-law, it is felt that FSI control is not necessary. It is a second form of control that often permits differing and usually lesser amounts of development.
3. Require that the principle entry be from Beechwood Avenue and that 50% of the Beechwood façade be door or window openings.
4. Require ground floor commercial along Beechwood.
5. Modify slightly the yard provisions to encourage the development of a pedestrian mainstreet.
6. Include the residentially-zoned properties at 11 Champlain, 19-23 Langevin Street (east side) and 12 Douglas Street in the CN Zone.
7. Create waterfront provisions in the EW Environment Waterfront Zone beside the St. Patrick Street Bridge to provide a place for a small, full service restaurant.
8. Maximum building heights are increased to 20 m (from 18 m) with the following exceptions:
§ Lowered to a maximum 15 m for the properties at 67-127 Beechwood Avenue, 15‑19 Langevin Street (east side), 5 Champlain Street (east side), 143 Putman Avenue (east side) and 5-17 Springfield Avenue
§ Increased to 15 m for the properties at 11 Champlain Street, 12 Douglas Street and 21-23 Langevin Street
§ Increased to 27 m at the intensification site identified in a hatched marking on Map 2 in Document 4
Recommendation 1c), approve the amendments to the former City of Vanier Zoning By-law.
The CN zoning of the former City of Ottawa is the template that was used to create the new zoning for Beechwood Avenue. Changes to the Vanier By-law include the following:
1. Apply the CN Zone provisions (as above) to the District Commercial zoning in the former Vanier Zoning By-law and change the residential zoning for the following properties to the District Commercial Zone: 9, 13 and 15 Marier Avenue, 9 and 11 Marquette Street and 8 and 12 Jolliet Street.
2. Maximum building heights are increased to 20 m (from "three storeys") with the following exceptions:
§ Increased to a maximum 15 m for the properties: from the Vanier Parkway to Charlevoix Street; from the east property line of the 7-Eleven store to the west side of Marier Avenue; from the Ottawa Fire Station to Rockcliffe Terrace
§ Increased to a maximum 27 m at the intensification sites identified in a hatched marking on Map 3 in Document 4.
3. Retain the St. Charles Church property in the public use zone with a new maximum building height of 15 metres.
4. Retain the residential properties at 63 to 67 Barrette Street (north side) in the residential zone with a new maximum building height of 15 metres.
Recommendation 1d), approve the amendments to the former Village of Rockcliffe Park Zoning By-law. The existing RD9 residential zoning remains for those Rockcliffe properties along Beechwood Avenue with the following changes applied to the properties at 2 Acacia Street, 207 Beechwood Avenue and 229 to 259 Beechwood Avenue:
1. New development should be oriented to Beechwood Avenue.
2. The references to FSI ratio requirements have been removed as a regulation and the standard home-based business provisions have been modified so as to provide a slightly wider range of options for the use of these residential properties.
3. For the properties at 2 Acacia Avenue, 207 Beechwood Avenue and 229 to 251 Beechwood Avenue the maximum building height has been increased from 10.6 m (3½ storeys) to 12.5 m (four storeys) to reflect the desired minimum height for four-storey residential buildings on Traditional Mainstreets.
These changes are proposed because the streetscape and built form for this part of Beechwood Avenue needs improvement. The preferred way to treat the subject properties is to orient them to Beechwood Avenue in such a way that they enhance the village-mainstreet character. It is anticipated that these changes will ultimately strengthen the character of Rockcliffe Park.
Recommendation 2, that staff be directed to prepare an amendment to the Rockcliffe Park Secondary Plan and a corresponding amendment to the Zoning By-law that would eliminate the residential density cap for properties on Beechwood Avenue.
The Rockcliffe Park Secondary Plan contains a provision that caps the maximum residential density for properties that abut Beechwood Avenue at 50.00 units per hectare and the zoning by-law contains a cap of 55.00 units per hectare. This, for example, would mean that the block face from 241 to 251 Beechwood Avenue, which has 57 metres (or 187 feet) of frontage and which presently contains five residential buildings could only accommodate a maximum of eight units at 50.00 units per hectare. This maximum provision should be eliminated because:
It is therefore recommended that an amendment to eliminate this provision from the Rockcliffe Park Secondary Plan be brought forward at a later date in accordance with the required notification for the consideration of Planning and Environment Committee.
Visualization
Techniques
As part of the community design plan project, the City undertook to explore four visualization techniques as part of a pilot project in the undertaking of community design plans:
Three of the techniques have been finalized and the products of all three are contained in the Beechwood Community Design Plan. All three techniques proved to be successful tools in the planning process. They enabled the project team to make more informed decisions and helped the public to more clearly understand some of the urban design concepts presented in the Plan. Staff from the Surveys and Mapping Unit of Corporate Services prepared the 3-D Model (in consultation with planning staff).
Although PhotoShop illustrations are less time-consuming, they are more useful at illustrating individual sites or ideas and are best at preparing before and after images.
For a skilled designer, the free-hand sketches were the quickest to do. They are better than PhotoShop in depicting exactly what the designer wants to illustrate however the impact is less than a good PhotoShop illustration.
A fourth pilot method of visualization will be completed after the Community Design Plan is approved. Surveys and Mapping staff will create a movie clip of the 3-D Model similar in nature to the movie clips created for the light rail project. The GIS Technical Support Group will also be investigating the creation of a 3-D Adobe PDF file for posting on Ottawa.ca. Using PDF will enable most users to have access to it without the need for additional plug-ins or software. It should be noted however that given the current tools, objects such as trees, human figures, cars etc will not appear on either model. If this pilot is successful, it could be used in future community design plans to help the public visualize the future state of their community.
CONSULTATION
A summary of the public consultation, including the comments received, are detailed in Document 3 attached.
FINANCIAL IMPLICATIONS
The Community Design Plan anticipates that the streetscaping improvements will be implemented through the City's regular road maintenance programs. Some specific improvements could be done on a cost and/or revenue sharing basis, such as:
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 3 Consultation
Details
Document 4 List
of Zoning By-law changes including three zoning maps
DISPOSITION
Planning and Growth Management Department, Planning and Infrastructure Approvals Branch to:
§ Prepare implementing Zoning By-law
§ Notify persons who made oral or written submissions at the Planning and Environment Committee meeting and all persons and public bodies who requested to be notified of the amendments
· Corporate Services Department, Legal Services Branch to forward implementing by-laws to City Council.
· Planning and Growth Management Department, Planning, Environment and Infrastructure Policy Branch to:
§ Prepare an amendment to the Rockcliffe Park Secondary Plan and present to Planning and Environment Committee at a later date.
§
DOCUMENT 1
LOCATION MAP
DOCUMENT 3
CONSULTATION DETAILS
The City has sponsored three public information and comment sessions for the Beechwood Avenue CDP project:
In all three cases, the public was notified of the session via: direct mail delivery to all property owners and businesses within the planning area, e-mail notice to all those on the contact list and advertisements in community newspapers.
The following are the public comments received based on the Summary document presented at the October, 2005 community meeting.
Nature of Comment |
No. |
Planning Response |
General
support for the planning concepts (fully or with minor changes). Lots of good
ideas, creative concepts, exciting vision. Heading in the right direction. Like
the village concept. |
20 |
This
indicates broad support for the planning approach. |
Specific support for the
following ideas: §
The roundabout (4); §
The waterfront
lifestyle idea (3); §
Anchor stores at
either end of Beechwood (2); §
The entry to Genest Park
from Beechwood (2); §
The Carsdale
pedestrian walkway (2). |
13 |
This
indicates support for some of the specific ideas mentioned in the CDP
summary. |
Dedicated bike lanes on
Beechwood are preferred. (9) Put the bikes on Barrette. (1) Bike lanes will congest
traffic. (2) |
12 |
It
is suggested that dedicated bike lanes be included in the CDP. However there
may be choke points that will not be wide enough to accommodate them. |
Beechwood is already
congested. There is concern that the proposed development may worsen it. (9)
Where are all of these people going to park? (1) People worried about
congestion are not necessarily against the CDP. (1) |
11 |
The
City hired NEC Engineering to undertake a Transportation Review of the
Planning Area. §
Congestion will worsen
west of Springfield with or without the development proposed in the CDP. §
Congestion is not a
serious issue east of Springfield. |
Reduce the size of the
bump-outs so they do not restrict on-street parking. They are hazardous to cyclists
and motorists. |
9 |
The
bump-outs are proposed to provide a pedestrian-focus for the street similar
to Laurier Avenue East. They are subject to further consultation upon
implementation (in the future). |
A certain amount of density
and traffic is necessary. The City should press on with the CDP. Higher
buildings should be permitted: §
At some
intensification sites; §
East of Marier (south
side); §
Between Champlain and
Chapleau (north side) §
At 131 Beechwood
Avenue. |
7 |
Adjust
the development strategy in the CDP and the zoning provisions to reflect the
following changes to building height: §
Increase from
3-storeys (Vanier By-law) to 20 m on the south side between Charlevoix and
Loyer, at the 7-Eleven property and between Marier and the Fire Station; §
Keep the 20 m height for the property at 131 Beechwood Avenue; §
Only decrease from 18
m to 15 m, instead of the 11 m as was first proposed, between Champlain and
Chapleau; §
Increase of 18 m to 27
m at two intensification sites as illustrated on the attachment; - The Swedlove property (which has an existing zoning
height of 18 m); - The Loeb site (which has an existing zoning height
of 3-storeys); |
Keep the street narrow. No
more than one lane each way with on street parking to calm traffic. |
6 |
The
CDP proposes to keep the street as narrow as possible without adversely
affecting its function as a transportation corridor. |
Discourage cut-through traffic
in New Edinburgh and on Crichton, Barrette and Charlevoix Streets. Make
Barrette one-way at Marier to reduce eastbound traffic. |
6 |
Recommend
that Traffic and Parking Operations staff review these ideas for
implementation. |
The CDP should promote
transit. (4) Could we get light rail on Beechwood? (1) |
5 |
The
CDP will integrate bus transit, as it exists today. A Light Rail EA for the
Rideau-Montreal Road Corridor is underway and will include an evaluation of
the Beechwood-Hemlock corridor. |
Ensure development is
controlled and sustainable, not too high. Do not over-develop. |
5 |
All
development proposed in the Planning Area is infill to mid-rise in height, in
relation to Beechwood, with two proposed exceptions at specific intensification
sites. |
Another traffic signal is
needed for pedestrians to cross along the eastern part of Beechwood. |
3 |
At
the present time, warrants do not justify signalizing the Jolliet Street
intersection. This could change as the Rockcliffe Node develops. The
signalization of the intersection could be a condition of development
approval. |
Snowbanks and parking on
both sides of the street blocks traffic. Barrette, Putman, Douglas. |
3 |
Recommend
that Traffic and Parking Operations staff review the idea of eliminating
parking from one side of Douglas Street during winter months. |
Remove the morning peak
period parking between Springfield and Douglas (Second Cup). (2) Extend the afternoon peak period
parking prohibition from 5:30 to 6:30 between the Vanier Parkway and
Charlevoix. (1) |
3 |
Recommend
that Traffic and Parking Operations staff review both ideas for
implementation. |
The St. Charles Sector
should not be singled-out as a heritage sector. |
2 |
The
references to heritage character in relation to the St. Charles Sector should
be changed to village character. |
Delivery trucks for The
Works are problematic. As a suggestion, convert the Bus Stop in front of The
Works to a Loading Zone. |
2 |
Recommend
that Traffic and Parking Operations staff review this idea for
implementation. |
Do not permit commercial at
Loyer. |
1 |
The
development area along Beechwood wraps around onto Loyer and extends to
Barrette Street. As part of this area, commercial is a permitted use. The
existing zoning only permits residential at Barrette and Loyer. Since this is
not crucial element of the Plan it is suggested that references to commercial
on Loyer be removed. |
Do not rezone property at
139 Putman. |
1 |
Keep
existing zoning. |
Don’t eliminate private
parking spaces. |
1 |
Many
of the references to reduced parking in the proposed zoning reflect variances
for approved developments on existing properties. Two situations were added,
one for the Loeb property and the other for the Daoust property as a means to
encourage the right kind of infill development. Both should remain in the
Plan. |
Proposed rear and side yard
setbacks will restrict development potential. |
1 |
The
“all other cases” rear yard setback in the proposed zoning provisions is 3.0
m when there is no minimum in the existing by-law. It is suggested that the
setback be returned to no minimum. |
Conservation
Authority
§
Changes to the EW
zoning should continue to have a 30 metre setback. §
RVCA permits required
in the EW area; §
Geotechnical review
for slope stability; §
Evaluation required
for significant fish habitat. |
1 |
Development
within the Waterfront Lifestyle Zone will be required to respect the 30 m
setback and any studies will have to be submitted if required by the
Conservation Authority. |
Ottawa Hydro
Possible
conflict between building setbacks and the existing overhead high voltage
lines. |
1 |
Add
the following provision: §
In the case of a hydro pole, the
setback may be 2 m, and from a high voltage power line, the setback may be 5
m. |
Rockcliffe Park Residents Association
§
Support the height
increase from 10.6 m to 12.5 m at 241-251 Beechwood Avenue. §
Support removing the
FSI ratio in the RD9 Zone. §
Opposed to adding the
three proposed uses: home occupations, bed and breakfast and artist studio. |
1 |
The
Official Plan requires that development opportunities be identified through
the CDP process. §
The zoning height will
be increased from 10.6 m to 12.5 m for the properties at 2 Acacia Street, 207
Beechwood Avenue and 229-251 Beechwood Avenue. §
The FSI ratio is
removed. §
A home-based business
is added. §
An Official Plan
amendment is required to remove the maximum residential density of 50.00
units per hectare that relates to these properties in the Rockcliffe Park
Secondary Plan. |
ZONING CHANGES TO IMPLEMENT THE BEECHWOOD AVENUE
COMMUNITY DESIGN PLAN
EXISTING
ZONES AND PROVISIONS |
CHANGES
TO ZONES, USES AND PROVISIONS |
Existing Zone CN8
F(2.0) Neighbourhood Linear Commercial Subzone (Ottawa
- from Crichton St. to Acacia St.) Existing Uses
Permitted
uses include neighbourhood commercial uses throughout a building and offices
and residential uses above the ground floor. Existing
Provisions
No
existing provisions relating to the proposed changes. Minimum
Front Yard
No
maximum front yard. Minimum
Side and Rear Yard §
For residential uses, no minimum from a wall containing no windows
and 5 metres in all other cases, §
For other uses, 5 metres abutting a residential zone, and no minimum
in all other cases. Maximum
Building Height – 18 metres. No
existing provisions relating to the proposed changes. Maximum Floor
Space Index (FSI) – 2.0 A minimum 3.0 wide landscape band to be provided abutting a street,
where required. |
Proposed Zone Establish
Neighbourhood Linear Commercial (CN) Subzone for Beechwood Avenue without F(2.0) suffix. Proposed Uses
No
change except that a utility installation and parking garage are only
permitted above and below the ground floor. Proposed
Provisions
In
relation to the ground floor of buildings on lots that abut Beechwood Avenue: §
The principle entry shall be from Beechwood Avenue. §
50% of the façade facing Beechwood Avenue shall consist of door and
window openings. In relation to the portion of the ground floor of buildings that face Barrette Street: §
Residential uses shall be permitted up to a maximum of 50% of the
ground floor area and must face Barrette Street, §
If the ground floor is used for a non-residential purpose, no windows
or vehicular service entries shall be permitted on the ground floor façade
facing Barrette Street. Front
Yard For
lots that abut Beechwood Avenue, the property line that abuts Beechwood
Avenue shall be the front yard. In these cases, the front yard setback shall
be: §
No minimum required for the first three storeys (or equivalent), §
An added setback of 2 metres shall be applied above three storeys
that has the effect of stepping the upper floors further back than the lower
floors, §
A maximum of 1.5 metres except for the accommodation of an outdoor
patio located at the corner of a corner lot for which the maximum front yard
setback may be 4 metres along the frontage of a restaurant use only, for a
length along the frontage that is no greater than 6 metres. §
The maximum setback shall not apply above three storeys (or
equivalent). For all other properties, the minimum front yard
setback shall be 3 metres and no maximum shall apply. The side yard
setback shall be: §
For properties that abut Beechwood Avenue, in relation to the first
three storeys (or equivalent) a minimum of 1 metre and a maximum of 3 metres
for side yards that abut a street and an added setback of 2 metres shall be
applied above three storeys that has the effect of stepping the upper floors
further back than the lower floors. For the upper floors, no maximum setback
shall apply, §
3 metres where it abuts a residential zone, and §
The side yard setback for Beechwood Avenue properties from the
Carsdale Road right-of-way shall be 1 m, §
No minimum in all other cases. The
minimum rear yard setback shall be: §
For the first three storeys, 5.0 metres where it abuts a residential
zone, or for a corner or a through corner lot that abuts Beechwood Avenue,
that is at least 20 metres wide, 3 m for up to half the lot width measured
from the exterior lot line and 8 m for the remaining portion of the lot
width, §
3 metres where it abuts a street and an added setback of 2 metres
shall be applied above three storeys that has the effect of stepping the
upper floors further back than the lower floors, and §
No minimum in all other cases. The
maximum building height shall be 20 metres except: §
At 78 to the west half of 92 Beechwood Avenue (otherwise known as the
east half of Lot 10, Lot 11, Lot 12 and the west half of Lot 13, south side),
94-110 Beechwood Avenue (Lot 14 and 15, Registered Plan 101), 170-186,
220-266 Beechwood Avenue (south side), 67-127 Beechwood Avenue (north side),
137 Beechwood Avenue (north side), 15- 23 Langevin Street (east side), 143
Putman Avenue (east side), 5-17 Springfield Street , 5-11 Champlain Street
(east side), 5-11 Marquette Avenue and 8-12 Jolliet Avenue where it shall be
a maximum of 15 metres, and §
At the east half of 92 Beechwood Avenue (otherwise known as the east
half of Lot 13, Registered Plan 101), where it shall be a maximum of 11
metres, and §
At the properties identified on Maps 2 and 3 attached to this
document where it shall be 27 metres. The
minimum building height shall be 2-storeys. A
driveway may be situated equally or in part between two abutting properties
that also abut Beechwood Avenue. A
parking area may have access to a public street through another lot. The
minimum driveway width shall be 3 metres for parking lots with less than 20
parking spaces and 6 metres if there are more than 20 spaces. The
provision relating to the maximum floor space index shall not apply. The
provision relating to the minimum landscaped area abutting a street shall not
apply. |
Existing Zone
CN
(497) F (3.0) SCH 46 & 47. (Ottawa) Existing Uses
Existing
CN uses apply as described above. Existing
Provisions
Existing
provisions apply as described above with amendments to implement site-specific
provisions relating to the New Edinburgh Retirement Residence building. |
Proposed
Zone New CN Subzone with Exceptions 497 and Schedules
46 & 47 but without F(3.0) suffix. Proposed Uses
Proposed uses apply as described above. Proposed Provisions
Proposed CN provisions apply including those
required to implement the site-specific provisions relating to the New
Edinburgh Retirement Residence. |
Existing Zone
CN8 (523) F (2.0) (Ottawa) Existing Uses
As
above Existing
Provisions
As
above with the following site-specific exemption: §
A dwelling unit is only permitted on the second and third floor of a
building. |
Proposed
Zone New CN Subzone as described above with Exemption
523 but without F (2.0) suffix. Proposed
Uses
As above. Proposed
Provisions
As above with the following site-specific
exemption: §
A dwelling unit is only permitted on the second and third floor of a
building. |
Existing Zone
R3M-p (12
Douglas Street, Ottawa) Existing Uses
Low-density
residential uses permitted with commercial parking. Existing
Provisions
Existing
provisions vary according to the type of building. |
Proposed
Zone New CN Subzone as described above Proposed Uses
Proposed uses include neighbourhood commercial uses
throughout a building and offices and residential uses above the ground floor
as described above. Parking related to the permitted uses is allowed above
and below the ground floor. Proposed
Provisions
New CN provisions as described above. |
Existing Zone
R5B-p H(11) (21-23
Langevin Street and 11 Champlain Street, Ottawa) Existing Uses
Low
to medium density residential uses and commercial parking permitted. Existing
Provisions
Existing
provisions vary according to the type of building. |
Proposed
Zone New CN Subzone as described above without the p or
H(11) suffixes. Proposed Uses
Proposed uses include neighbourhood commercial
uses throughout a building and offices and residential uses above the ground
floor as described above. Parking related to the permitted uses and utility
installations are allowed above and below the ground floor. For 11 Champlain Street, in addition to the uses
permitted in accordance with CN Subzone, an existing residential use is also
permitted. Proposed
Provisions
New CN provisions as described above. |
Existing Zone
EW
– Waterway Corridor Zone along the Rideau River, beside St. Patrick Street
Bridge. (Ottawa) Existing Uses
The
following uses are permitted: boat launch, marina, park and utility installation. Existing
Provisions
The
following provisions apply: §
Minimum setback from the shore – 30 m, §
Minimum setback in other cases - 7.6 m, §
Maximum building height – 10.7 m, §
Maximum lot coverage – 20%. |
Proposed
Zone EW with Exception to include the following
permitted uses. Proposed
Uses In addition to the permitted uses in the EW Zone,
the following shall be permitted: §
A full-service restaurant, §
A place of assembly limited to one meeting room not exceeding 100 m2. Proposed
Provisions
No
change except that:
§
The minimum setback from Beechwood Avenue shall be
3 m,
§
No parking or loading provisions shall be required
for the first 100 m2 of gross floor area for a restaurant and a
place of assembly.
|
Existing Zone
RD9 (Rockcliffe) Existing Uses
Low
to medium density residential uses permitted. Existing
Provisions
The
following existing provisions relate to the permitted uses in the RD9 Zone: §
Minimum front yard – 5 m §
Minimum rear yard – 7 m §
Minimum side yard – 1 m (interior), 3 m (abutting a street) §
FSI Ratio – 50% §
Minimum LOS – 30% §
Maximum building height -10.6 m §
Maximum lot coverage – 45% §
Maximum residential density – 55.00 units per hectare |
Proposed Zone
RD9 with Exception as applied to the following
properties: 2 Acacia Street, 207 Beechwood Avenue and 229 to 259 Beechwood
Avenue (north side). Proposed Uses
In addition to the uses in the RD9 Zone, the
following shall be permitted as accessory to residential: §
Home-based business subject to the standard provisions in Subsections
137-142 of the Zoning By-law for the former City of Ottawa except that: - The area occupied by the
home-based business is not to exceed 54 m2 or 25% of the gross
floor area of the dwelling unit which ever is greater, - Two non-resident employees
are permitted on the premises. Proposed Provisions
No change except for the
following: §
The maximum building height for the properties at 2 Acacia Avenue, 207
Beechwood Avenue and 229-251 Beechwood Avenue shall be 12.5 metres. §
The FSI ratio shall not apply. Add the following provisions: §
The principle entry for permitted uses on the ground floor shall be
from Beechwood Avenue. §
Half of the ground floor building façade facing Beechwood Avenue
shall consist of door and window openings including a garage door. |
Existing Zone
C1/B (Vanier) Existing Uses
Neighbourhood
commercial uses permitted throughout the building and residential and office uses
permitted above the ground floor. Existing
Provisions
The
following existing provisions relate to the permitted uses in the C1/B Zone: §
Maximum building height – 3 storeys, §
Non-residential GFA – FSI 1.0, §
Minimum Beechwood front yard – 1 m, §
Maximum Beechwood front yard - 3 m, §
Rear yard – 3.5 or half the building height or 7.5 m if a habitable
room window overlooks a rear yard, §
Side Yard – 0 m or 1 m, §
Exterior yard – 3 m where it abuts a street greater than or equal to
15 m in width, §
Or 4.5 m where the abutting street is less than 15 m, §
LOS – 15%, §
Dwelling unit area – 37 m2. |
Proposed Zone Keep
the C1 Zone and replace the existing uses and provisions with those in the
new CN Subzone as described above. Proposed Uses
No significant change. Proposed Provisions
As
described above in the New CN Subzone except that: §
For the property at 50 Beechwood Avenue (the Loeb property), the
requirement for up to 12 parking spaces shall be eliminated but only in
relation to a maximum 200m2, 2 to 3-storey building, built at the
corner of Loyer Street and Beechwood Avenue. |
Existing Zone
C1/Bx (64
Beechwood Avenue - Vanier) Existing Uses
Neighbourhood
commercial uses permitted throughout the building and residential and office
uses permitted above the ground floor. The x suffix permits automobile
service stations. Existing
Provisions
As
described in the existing provisions above for the C1/B Zone. The
provisions that apply to the x suffix are: §
Maximum building height – 7.5 m, §
Front yard – 12 m for principle structure, 3 m for accessory
structures and 6 m for pump island, §
Rear yard – 7.5 m, §
Interior yard – 6 m, §
Exterior yard – 6 m for principle structure, 3 m for accessory
structure and 6 m for pump island §
LOS – 15%. |
Proposed
Zone New CN Subzone as described above without the x
exception. Proposed Uses
The existing uses are permitted with the exception
of a gas bar, a car wash and an automobile repair business. Proposed
Provisions
As described above in the New CN Subzone. |
Existing Zone
C1/Bx (20,
190 and 222 Beechwood Avenue - Vanier) Existing Uses
Neighbourhood
commercial uses permitted throughout the building and residential and office
uses permitted above the ground floor. The x suffix permits automobile service
stations. Existing
Provisions
As
described above in the existing provisions for the C1/B and the C1/Bx Zones. |
Proposed
Zone New CN Subzone as described above with the x
provisions as an Exception. Proposed
Uses As described above for the new CN Subzone with: §
A gas bar, a car wash and an automobile repair business permitted at
222 Beechwood Avenue, §
A gas bar permitted at 20 Beechwood Avenue, and §
An automobile repair business permitted at 190 Beechwood Avenue. Proposed
Provisions
As described above in the proposed provisions for
the new CN Subzone. |
Existing Zone
C1/B-54 (Vanier) Existing Uses
Neighbourhood
commercial uses permitted throughout the building and residential and office
uses permitted above the ground floor. Existing
Provisions
As
described above in the existing provisions for the C1/B Zone with the
following provisions relating to the 54 suffix: §
An embassy, a chancery and residences are permitted, §
The GFA for an embassy shall be a maximum 2500 m2, §
The Beechwood setback shall be a minimum 2 m, §
The south lot line setbacks shall be 7 m, §
The Jolliette lot line setback shall be 2.8 m, §
The maximum building height shall be 13 m, §
Maximum lot coverage – 60%, §
A minimum number of parking spaces that must be provided – 20. |
Proposed
Zone New CN Subzone as described above with the
Exception. Proposed Uses
As
described in the proposed uses for the new CN Subzone. Proposed
Provisions
As
described in the proposed provisions for the new CN Subzone with the following
site-specific measures applying: §
A diplomatic mission shall be permitted, §
The maximum GFA for a diplomatic mission shall be 2500 m2. |
Existing Zone
C1/B-107 (Vanier) Existing Uses Neighbourhood commercial uses permitted throughout the building and residential and office uses permitted above the ground floor. Existing
Provisions
As
described in the existing provisions for the C1/B Zone with the following
site-specific provisions that relate to the 107 suffix: §
The following uses shall be permitted, furniture store, home
entertainment equipment and accessories store, a paint and decorating store,
a household wares store, a book or stationary store, a toy store, a personal
accessories store, a photographic store or studio, a florist shop, an
exercise studio and an art gallery, §
The Beechwood Avenue setback shall be 0 m, §
The Barrette setback shall be 2.2 m, §
The parking setback be reduced to 0 m along Beechwood and 0.5 m along
Barrette, §
The maximum total floor area of stores be increased to 2,335 m2, §
The maximum floor area of each store be increased to 250 m2, §
Maximum building height – 10.2 m, §
No requirement for on-site loading, §
Parking related to St. Charles Church be allowed on the property, §
Parking requirements be reduced by 10 spaces, §
On-street parking along Barrette be considered as on-site. |
Proposed
Zone New CN Subzone as described above with the
Exception. Existing Uses
The
existing uses are permitted. Existing
Provisions
As described in the existing provisions for the
new CN Subzone with the following existing provisions relating to the 107
suffix: §
The parking setback be reduced to 0 m along Beechwood and 0.5 m along
Barrette, §
No requirement for on-site loading, §
Parking related to St. Charles Church be allowed on the property, §
Parking requirements be reduced by 26 spaces, §
The requirement for up to 10 additional parking spaces shall be
eliminated but only in relation to a maximum 200 m2, 2 to 3-storey
building. |
Existing Zone
C1/B-166 (Vanier) Existing Uses Neighbourhood
commercial uses permitted throughout the building and residential and office
uses permitted above the ground floor with the following provisions relating
to the 166 suffix: §
Permit the following uses: a retail store, an open market. Existing
Provisions
As
described above in the existing provisions for the C1/B Zone. |
Proposed
Zone New CN Subzone without the Exception. Proposed Uses
The existing uses and those permitted through the 166 Exemption are permitted. Proposed
Provisions
As described in the proposed provisions for the
new CN Subzone. |
Existing Zone
R3 (Vanier) 270 Beechwood Avenue Existing Uses
Low
to medium density residential uses permitted. Existing
Provisions
Maximum
building height is 10.5 metres. |
Proposed Zone
R3
with Exception to permit the following uses and provisions. Proposed Uses
In
addition to the uses in the R3 Zone, the following shall be permitted: §
Home occupation up to 54 m2 or 25% of the gross floor area
of the permitted residential house or dwelling unit whichever is greater. Proposed
Provisions
No
change except for the following: §
The maximum building height for all types of land uses shall be 12.5
metres. |
Existing Zone R4 (63-111 Barrette Street, north side and 6
St. Charles Street, west side - Vanier). Existing Uses
Low
to medium density residential uses permitted. |
Proposed
Zone No change with an Exception. Proposed
Uses No change except that commercial parking may be
permitted to satisfy the parking requirements in an adjacent CN Zone based on
the following performance criteria: §
The commercial parking is secondary to an existing
residential use on the residential property, §
The residential land directly abuts the mainstreet
property where the parking is required, §
The parking spaces are not located in the required
front or exterior side yards, For
the properties at 63-67 Barrette Street, the maximum building height shall be
15 m. |
Existing
Zone R4
(Vanier) This applies to the properties at 9-15 Marier
Avenue, 9-11 Marquette Street (east side) and 10-12 Jolliet Street (west
side). Existing Uses
Low
to medium density residential uses permitted. |
Proposed
Zone New CN Subzone as described above with an
Exception to permit the existing provisions as required. Proposed Uses
In addition to the uses permitted in accordance
with CN Subzone, an existing residential use is permitted. Proposed
Provisions
Same as described above for the CN Zone |
Existing
Zone PU
(Vanier) Existing Uses
Public
uses, churches, schools, government-owned housing, parks and open space uses
are permitted. Existing
Provisions
The
following existing provisions apply to the existing uses listed above: §
Front yard – 7.5 m, §
Rear yard – 9 m, §
Interior yard – 7.5 m, §
Exterior yard – 7.5 m, §
LOS – 35% §
Building height – 8-storeys. |
Proposed
Zone No change. Proposed
Uses
No change. Proposed
Provisions
No change except that the maximum building height
shall be 15 m. |
Existing
Zone PU-58
(Vanier) Existing Uses
Same
as the existing permitted uses listed above in the PU Zone. Existing
Provisions
Same
as the existing provisions listed above in the PU Zone with the following
exceptions: §
Maximum driveway width facing Beechwood – 16 m, §
Minimum number of parking spaces for a fire hall – 12 spaces, §
Parking spaces located a minimum of 4 m from Marquette street line, §
Parking spaces permitted in exterior yard, §
Minimum exterior yard – 4.25 m, §
Minimum interior yard – 1.2 m, §
Minimum LOS – 22%. |
Proposed Zone New CN Subzone as described above with the
Exception. Proposed
Uses
Same as CN Zone. Proposed
Provisions
Same as the proposed provisions listed above in
the CN Zone with the following exceptions relating to the 58 suffix in the
existing Zone: §
Maximum driveway width facing Beechwood – 16 m, §
Minimum number of parking spaces for a fire hall – 12 spaces, §
Parking spaces located a minimum of 4 m from Marquette street line, §
Parking spaces permitted in exterior yard, §
Minimum exterior yard – 4.25 m, §
Minimum interior yard – 1.2 m, §
Minimum LOS – 22%. |
Existing Zone
PU-108 (Vanier) Existing Uses
Same
as the existing permitted uses listed above in the PU Zone except that
parking is permitted that satisfies the commercial parking requirements on
the abutting property at 170-186 Beechwood Avenue. Existing
Provisions
Same
as the existing provisions listed above in the PU Zone with the following
exemptions: §
A commercial parking lot is permitted to a max. of 10 cars, §
A parking lot is permitted in the Barrette Street yard, §
Parking setback from Barrette Street – 0.5 m, §
Minimum parking area for parking spaces – 14.5 m2, §
Minimum length of a vehicular passageway – 5 m. |
Proposed
Zone No change. Proposed
Uses
No change except that a row dwelling house and an
apartment dwelling house shall be permitted. Proposed
Provisions
Same as the proposed provisions listed above in
the CN Zone with the following exemptions: §
A commercial parking lot is permitted to a maximum of 10 cars, §
A parking lot is permitted in the Barrette Street yard, §
Parking setback from Barrette Street – 0.5 m, §
Minimum parking area for parking spaces – 14.5 m2, §
Minimum length of a driveway – 5 m. |
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