9. bEECHWOOD COMMUNITY DESIGN PLAN, pLAN DE CONCEPTION COMMUNAUTAIRE DE BEECHWOOD |
Committee recommendations as
amended
That Council:
1) Approve the Beechwood Community Design Plan, as detailed in
Document 2, “…except that the
following clause shall be added at the end of Section 1:
”This Plan should be amended if the view protection study for Beechwood
Cemetery indicates that the properties in the Planning Area will not be able to
achieve the levels of intensification as contained in the Plan.”;
2) Approve an Official Plan
Amendment to the Rockcliffe Park Secondary Plan of the City Council Approved
Official Plan, as detailed in Document 4 except that 490 Oakhill Road be excluded /
deleted from the Official Plan Amendment.
3) Approve the amendments to the former City of Ottawa Zoning By-law,
as detailed in Document 5, except
that:
a) The proposed
building height increase at 11 Champlain Street be removed until such time as
the view protection study for Beechwood Cemetery ascertains that the building height
can be achieved without affecting the view to be protected, and
b) The
reference "to permit a restaurant/à
permettre un restaurant" in the legend of Map 1 of Document 5 be
removed.
4) Approve the amendments to the former City of Vanier Zoning By-law,
as detailed in Document 5, except
that the proposed building height increases at 222 and 260 Beechwood Avenue be
removed until such time as the view protection study for Beechwood Cemetery
ascertains that the building heights can be achieved without affecting the view
to be protected.”;
5) Approve the amendments to the former Village of Rockcliffe Park
Zoning By-law, as detailed in Document 5, “…except that the proposed building height increases at 2 Acacia Avenue
and 207, 229 and 231 Beechwood Avenue be removed until such time as the view
protection study for Beechwood Cemetery ascertains that the building heights
can be achieved without affecting the view to be protected.”, and;
6) In relation to
3, 4 and 5 above, that there be no further notice in accordance with Section 34(17) of the
Planning Act;
7) Direct staff to
prepare an Official Plan Amendment and Zoning By-law Amendments
that would result in the protection of the view of Parliament Hill from Poet's
Hill and the Tommy Douglas Memorial at Beechwood Cemetery.
Recommandations modifiées du Comité
Que le Conseil :
1) approuve
le Plan de conception communautaire de Beechwood (document 2 ci-joint), avec l’ajout de la clause suivante à la fin
de la section 1 :
Le présent Plan devrait être modifié afin de tenir compte des conclusions de
l’étude sur la protection de la vue visant le cimetière Beechwood si elles
révèlent que les biens-fonds faisant partie du secteur d’aménagement ne
pourront répondre aux exigences relatives au niveau de densification énoncé
dans le Plan;
2) approuve la modification proposée au Plan
secondaire du Village de Rockcliffe Park (Plan secondaire du sous-secteur Rockcliffe) dans le
Plan officiel approuvé par le Conseil municipal (document 4 ci-joint), à la
condition que le 490 du chemin Oakhill ne soit pas assujetti à la modification
proposée au Plan officiel;
3) approuve
les modifications proposées au règlement de zonage de l’ancienne Ville d’Ottawa
(document 5 ci-joint), assorties
des exceptions suivantes :
a) que
soit rejetée la proposition d’augmenter la hauteur du bâtiment sis au
11 de la rue Champlain tant que les conclusions de l’étude sur la
protection de la vue visant le cimetière Beechwood n’auront pas garanti qu’une
fois à la hauteur prévue le bâtiment ne bloquera pas la vue depuis le cimetière,
b) que
soit supprimé le texte « to permit a restaurant/à permettre un
restaurant » dans la légende de la carte 1, document 5;
4) approuve
les modifications proposées au règlement de zonage de l’ancienne Ville de
Vanier (document 5 ci-joint), à
la condition que les augmentations proposées de la hauteur des bâtiments sis
aux 222 et 260 de l’avenue Beechwood soient rejetées tant que les conclusions
de l’étude sur la protection de la vue visant le cimetière Beechwood n’auront
pas garanti qu’une fois à la hauteur prévue, les bâtiments ne bloqueront pas la
vue depuis le cimetière;
5) approuve
les modifications proposées au règlement de zonage de l'ancien Village de
Rockcliffe Park (document 5 ci-joint), à condition que les augmentations proposées de la hauteur des bâtiments
sis au 2 de l’avenue Acacia et aux 207, 229 et 231 de l’avenue Beechwood soient
rejetées tant que les conclusions de l’étude sur la protection de la vue visant
le cimetière Beechwood n’auront pas garanti qu’une fois à la hauteur prévue,
les bâtiments ne bloqueront pas la vue depuis le cimetière;
6) approuve,
relativement aux points 3, 4 et 5 ci-dessus, qu’aucun nouvel avis ne soit donné
conformément au paragraphe 34(17) de la Loi sur l’aménagement du territoire;
7) charge
le personnel de préparer des modifications au Plan officiel et au Règlement de
zonage visant à protéger la vue de la colline du Parlement, depuis la butte du poète
(Poet’s Hill) et le monument commémoratif Tommy-Douglas dans le cimetière
Beechwood.
Documentation
1. A/Deputy City Manager's report
(Planning and Growth Management) dated
2 August 2006 (ACS2006-PGM-POL-0037).
2. Extract of Draft Minute, 12 September
2006 (follows the French version of this report and available in English
only).
Documents
1. Rapport du Directeur municipal
adjoint par interim
(Urbanisme et Gestion de la croissance) daté le 2 août 2006
(ACS2006-PGM-POL-0037).
2. Extrait de l’ébauche du Procès-verbal,
le 12 septembre 2006 (suit la version française de ce rapport et disponible
en anglais seulement).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
August 2, 2006 / le 2 août 2006
Submitted by/Soumis par : John Moser, Acting Deputy City Manager/
Directeur municipal adjoint par
interim
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
REPORT
RECOMMENDATIONS
That the Planning and
Environment Committee recommend Council:
a) Approve the Beechwood Community Design Plan, as detailed in
Document 2;
b) Approve an Official Plan Amendment to the Rockcliffe Park Secondary
Plan of the City Council Approved Official Plan, as detailed in Document 4;
c) Approve the amendments to the former City of Ottawa Zoning By-law,
as detailed in Document 5;
d) Approve the amendments to the former City of Vanier Zoning By-law,
as detailed in Document 5; and
e) Approve the amendments to the former Village of Rockcliffe Park
Zoning By-law, as detailed in Document 5.
RECOMMANDATIONS DU RAPPORT
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
la modification au Plan secondaire du sous-secteur Rockcliffe dans la Plan
officiel (document 4 ci-joint);
c) d'approuver
les modifications proposées au règlement de zonage de l'ancienne Ville d'Ottawa
(document 5 ci-joint);
d) d'approuver
les modifications proposées au règlement de zonage de l'ancienne Ville de
Vanier (document 5 ci-joint);
e) d'approuver
les modifications proposées au règlement de zonage de l'ancien Village de
Rockcliffe Park (document 5 ci-joint).
BACKGROUND
In November 2002, the local community produced a report entitled Beechwood Avenue Revitalization Project which recommended that:
The City Council Approved Official Plan
The City Council Approved Official Plan 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 to the City Council Approved Official Plan and to the Rockcliffe Park Secondary Plan except that:
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 principles 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 Waterfront Project
The purpose of the Waterfront Project is to develop a small pavilion that will allow people to sit by the water during summer months and enjoy the view and perhaps rent a canoe or kayak. 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 amendment to the Rockcliffe Park Secondary Plan.
The Rockcliffe Park Secondary Plan contains a provision that caps the maximum residential density for properties that abut Beechwood Avenue, from Acacia Avenue to Oakhill Road on the north side of Beechwood Avenue, at 50.00 units per hectare and the Rockcliffe Park Zoning By-law contains an associated 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 a maximum of 50.00 units per hectare. This maximum unit provision should be eliminated because:
The
Amendment to the Rockcliffe Park Secondary Plan, contained in Document 4,
removes the residential density cap along Beechwood Avenue. The list of zoning
changes, contained in Document 5, removes the associated residential density
cap from the Rockcliffe Park Zoning By-law. It is therefore recommended that
these amendments be approved.
Recommendation 1c), 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:
o Lowered to a maximum 15 m for the properties at 67-127 Beechwood Avenue, 15‑23 Langevin Avenue (east side), 5 Champlain Street (east side), 143 Putman Avenue (east side)
o Increased to 15 m for the properties at 11 Champlain Street, and 21-23 Langevin Avenue
o Increased to 25 m at the intensification site identified in a hatched marking on Map 2 in Document 5.
Recommendation 1d), 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:
Recommendation 1e), 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 255 Beechwood Avenue:
Once approved by Council, the Beechwood zoning changes mentioned above will be integrated with the revised draft Comprehensive Zoning By-law that will be prepared in advance of the public hearings for the Comprehensive Zoning By-law in early 2007. The Beechwood zoning changes respect the principles and basic standards for Traditional Mainstreets as contained in the draft Comprehensive Zoning By-law and have been modified where appropriate to reflect the unique circumstances of Beechwood Avenue and the planning directions contained in the Community Design Plan.
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. These 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 investigate the creation of a 3-D Adobe PDF file for posting on Ottawa.ca. (A draft version of the movie clip is on the City's website under Public Consultation - Beechwood CDP.) 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. Generally, the community and local businesses support the
Community Design Plan and the Rockcliffe Park Residents Association supports
the Rockcliffe Park Secondary Plan Amendment, as submitted.
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 2 Beechwood Community Design Plan (copies on
file with the City Clerk and distributed separately)
Document
3 Consultation Details
Document 4 Amendment
to the Rockcliffe Park Secondary Plan of the City Council Approved Official
Plan
Document
5 List of Zoning By-law changes
including three zoning maps
DISPOSITION
Planning and
Growth Management Department, Planning and Infrastructure Approvals Branch to:
§
Prepare
implementing By-laws
§
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
§
Advertise
the adoption of the amending Zoning By-laws.
Corporate Services
Department, Legal Services Branch to forward implementing by-laws to City
Council.
DOCUMENT 1
LOCATION
MAP
The
City has sponsored four public information and comment sessions for the
Beechwood Avenue CDP project:
In
all four 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. For the first three, notice was also
provided via 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 concept
(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 National Capital 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 Street
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
Street and Chapleau; §
Increase of 18 m to 25
m at the intensification site as illustrated on Maps 2 and 3 of Document 5. |
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.
High-rise development is not permitted. |
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 Joliet Street
intersection. This could change as the Rockliffe Node develops. The
signalization of the intersection could be a condition of development
approval. |
Snow banks 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 |
Initially,
commercial uses were proposed at the corner of Loyer and Barrette Streets.
This provision has been removed from the CDP and the list of zoning changes. |
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 Adjust 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. The “default” setback has
been returned to no minimum. |
Remove 255-259 Beechwood
Avenue from the Planning Area. |
1 |
259
Beechwood Avenue has been removed from the Planning Area. |
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 Special Waterfront Area 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 229-255 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. |
The
following are the multiple comments (two or more) provided by the public on or
after the July 5, 2006 Community Consultation held at St. Charles Church.
Public Comment |
No. |
Planning Response |
Do not permit a restaurant on
the waterfront lands. Perhaps a small pavilion would be OK. |
6 |
The
restaurant use has been removed. |
Positive
comments - “very impressive plan”, “well thought-out”, “good effort”,
“clearly laid out, excellent”, “like info”. |
5 |
This
highlights that there is general public support for the Plan. |
Do not permit the 27 m
building height on the Loeb block. Concerned about large blank walls. |
3 |
On
the Loeb block, the triangular area closest to Charlevoix Street has been
removed from Map 3 of Document 5, which reduces its height from 27 m to 20
m. The second triangular area has
been reduced from 27 m to 25 m. |
Do not permit buildings
higher than three to four storeys along Beechwood Avenue. |
3 |
The
requirement that buildings be setback further from the street after three
storeys should provide the right balance to attract compatible, village-style
development. |
Concerned about increased
traffic from the Rockcliffe Air Base development. |
2 |
The
Transportation Review, prepared by National Capital Engineering, indicates
that the development at the Rockcliffe Air Base will not significantly affect
the volume of traffic along Beechwood Avenue. |
Object to the traffic bottleneck
at the Vanier Parkway/Beechwood Avenue intersection. |
2 |
The
traffic congestion at the intersection of the Vanier Parkway and Beechwood
Avenue will continue with or without the development proposed along Beechwood
Avenue. There are no proposals in the streetscape and corridor strategy to
reduce the road cross-section at this location. |
The Loeb grocery store and
accessible parking are important to the surrounding neighbourhood. |
2 |
The
Plan proposes to continue to permit a grocery store use on the Loeb block and
to allow parking underground. |
Oppose parking on the St.
Patrick Street Bridge. |
2 |
Parallel
parking can be provided on the north side of the bridge without affecting
vehicular, bicycle or pedestrian traffic. |
Oppose angled parking along
Charlevoix Street. |
2 |
Angled
parking along Charlevoix may have a positive traffic-calming effect. |
Would prefer a plan for a
larger area that includes the Rockcliffe Air Base and Claridge lands. |
2 |
A
Community Design Plan is being initiated for the Rockcliffe Air Base
redevelopment. The Claridge lands are not part of the designated Mainstreet,
which is the focus of this CDP. |
Bell Canada
For security reasons, Bell does
not support the vertical segregation of Bell utility installations. |
|
The
vertical segregation of utility installations has been removed. |
DOCUMENT 4
|
Amendment to the
Official Plan of the City of
Ottawa, 2003
Volume
2A, Village of Rockcliffe Park Secondary Plan
INDEX
________________________________________________________________________
The Statement of Components
PART A - THE PREAMBLE
Purpose
Location
Basis
PART B- THE AMENDMENT
Introductory Statement
Details of the Amendment
Implementation
Schedule “A”
THE STATEMENT OF COMPONENTS
PART A - THE PREAMBLE, introduces the actual Amendment but does not constitute part of Amendment No. ___ to the City of Ottawa Official Plan.
PART B - THE AMENDMENT, consisting of the following text constitutes the actual Amendment No. ___ to the City of Ottawa Official Plan.
PART A - THE PREAMBLE
1.0 Purpose
The purpose
of this Amendment is to remove the maximum residential density provision (50.00
units per hectare) for specific properties that abut Beechwood Avenue in
Rockcliffe Park. This provision is
considered as an additional layer and an unnecessary form of development
control. Building setback and height provisions, is sufficient to regulate
development. The amendment is intended to implement the Beechwood Community
Design Plan.
This
change requires amendment to Schedule A of the Village of Rockcliffe Park
Secondary Plan.
2.0 Location
The lands subject to this Amendment consist of the properties identified by the following addresses, which comprise all of the lands on the north side of Beechwood Avenue within the former Village of Rockcliffe Park between Acacia Avenue and Oakhill Road:
3.0 Basis
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 Figure 2.5.7 of the Official Plan. The Community Design Plan should encourage redevelopment and infill “in order to optimize the use of land through increased building height and density”.
The City has undertaken to prepare the Beechwood Community Design Plan, which has established that some of the Rockcliffe Park properties subject to this Amendment are designated as part of the Planning Area. The Community Design Plan has further established a development strategy for the Rockcliffe Sector, which establishes that these properties are suited to infill development.
It has therefore been determined that the Village of Rockcliffe Park Secondary Plan needs to be amended in order to implement the development strategy contained in the Beechwood Community Design Plan and to take advantage of the fact that the subject properties are located along a mainstreet.
PART B - THE AMENDMENT
1.0 The Introductory Statement
All of this part of this document entitled Part B - The Amendment, consisting of the following text and the attached map designated Schedule “A”, constitutes Amendment No. ___ to the Official Plan of the City of Ottawa.
2.0 Details of Amendment
The following changes are hereby made to the Official Plan of the City of Ottawa:
3.0 Implementation
The implementation of this Amendment to the Official Plan shall be in accordance with the respective policies of the Official Plan of the City of Ottawa.
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 §
3.0 metres - abutting a low to medium density residential zone, §
Other cases – no minimum. 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 parking garage is 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 principal entry shall be from Beechwood Avenue. §
A minimum of 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
vehicular service entries shall be permitted in the ground floor façade
facing Barrette Street and a maximum of 10% of that same façade shall contain
windows. 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 §
No minimum in all other cases. The
minimum rear yard setback shall be: §
Where it abuts a street, 3 metres 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, §
Where it abuts a residential zone,
i. For the first three
storeys, 5 m except that for corner and through lots that are at least 20 m
wide, 3 m for up to half the lot width measured from the exterior lot line
and 7.5 m for the remaining portion of the lot width,
ii. Above 3-storeys, 7.5 m, §
No minimum in all other cases. The
maximum building height shall be 20 metres except: §
At 2-18 Beechwood Avenue (south side), 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 Avenue (east side), 143 Putman Avenue (east side), 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 33-37 Beechwood Avenue, where it shall be in accordance with
Schedule 47 to Zoning By-law 1998, §
At the properties identified on Map 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 ZoneNew 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 ZoneNew 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 ZoneNew CN Subzone as described above Proposed Zone 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 with a
maximum building height of 20 m. |
Existing Zone
R5B-p H(11) (19-23
Langevin Avenue 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 ZoneNew 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 is 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 ZoneEW with Exception to include the following
permitted uses. Proposed UsesIn addition to the permitted uses in the EW Zone,
the following shall be permitted: §
A community centre. Proposed Provisions
No
changes except that: §
The minimum setback from Beechwood Avenue
shall be 3 m, §
No parking or loading provisions shall be
required for the first 85 m2 of gross floor area for a community
centre. §
|
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 255 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 55 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 shall be 12.5 metres. §
The FSI ratio shall not apply. §
The maximum residential density shall not apply. §
The minimum side yard abutting the Carsdale Road right-of-way shall
be 1 m, 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 ZoneKeep
the C1 Zone and replace the existing uses and provisions with those in the
new CN Subzone as described above. Proposed Uses
As
described above. 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, maximum 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 ZoneNew 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 ZoneNew CN Subzone as described above with the x
provisions as an Exception. Proposed UsesAs 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 ZoneNew 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 UsesNeighbourhood 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 ZoneNew 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 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, maximum
3-storey building. |
Existing Zone
C1/B-166 (Vanier) Existing UsesNeighbourhood
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 ZoneNew CN Subzone without the Exception. Proposed Uses
As described in the proposed uses for the new CN Subzone. The uses permitted through the 166 Exception are permitted in the new CN Zone. 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-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 55 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 all types of land uses shall be 12.5
metres. |
Existing ZoneR4 (63-111 Barrette Street, north side and 6
St. Charles Street, west side - Vanier). Existing Uses
Low
to medium density residential uses permitted. |
Proposed ZoneNo change with an Exception. Proposed UsesNo 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, Proposed
Provisions
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 9-13 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 ZoneNew CN Subzone as described above Proposed UsesIn 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) (St. Charles Church) 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 ZoneNo 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, §
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 (St. Charles Church) (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 ZoneNo 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: §
Maximum building height – 15 metres, §
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. |
MAP 2 / CARTE 2 MAP 3 / CARTE 3