137 Beechwood Avenue Design Brief. Prepared by

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1 Design Brief Prepared by

2 Existing Site Plan The proposal requests permission of the City of Ottawa for Site Plan Control of. The proposed development of the site envisions the intensification of the lot, creating a mixed-use 6 storey building. The site will require renovation of the existing structure on the lot, with plans to introduce a new construction to the Beechwood Traditional Mainstreet. The mixed-use building will include spaces intended for mercantile use, business and personal occupancy, and residential occupation. The proposal adheres to the guidelines and restrictions of the following Development Plans: The Provincial Policy Statement The City of Ottawa s Official Plan The City of Ottawa s TM Zone Urban Design Guidelines Beechwood Community Design Plan City of Ottawa Zoning By-law (subject property of Zone TM8)

3 City Context The proposed development is located on the southern edge of Rideau-Rockcliffe district of Ottawa, on a main arterial road. The City of Ottawa has deemed this area as a Traditional Mainstreet, which is intended to draw commercial development and unique retail to the area, as well as providing a pedestrian-friendly environment. The TM Zone is to promote and foster mixed-use construction, while setting a standard of continuity in scale and character, providing the community with a vital business district. According to the Official Plan, new developments must consider: - Recognizing every building as being part of a greater whole that contributes to the overall coherency of the urban fabric. - Contribute to attractive public spaces and important vistas. - Provide flexibility for buildings and spaces to adapt to a variety of possible uses in response to changing social, economic and technological conditions The development responds to these requirements by proposing a mixed-use, high quality building that rejuvenates the local businesses existing in the building, while intensifying the lot to attract more residents to the Beechwood Mainstreet district.

4 Neighbourhood Context 6 The site is situated on the eastern side of Beechwood Avenue, a designated Traditional Mainstreet. Beechwood is divided into sections traveling from west to east, with 137 Beechwood Ave. residing at the western boundary of the St. Charles sector. It s prominent landmark is the St. Charles Church, around which the mainstreet and residential communities are built. Constructed circa 1887, the church is the oldest and tallest historical building still in use along Beechwood Avenue, while the mainstreet has developed newer commercial storefronts and lowrise buildings Other developments in the region are following the Official Plan desires for intensified land use, constructing mid and highrise condominiums toward the end of Beechwood Mainstreet. Neighbouring sites have adopted mixed-use strategies, providing the community with a variety of small businesses and services. 4 3 The development of is following the guidelines of the Beechwood Community Design Plan (BCDP), addressing the desires of the locals and city representatives of the district. 7 The proposed site will take part in the streetscape, as the street transitions from the St. Charles division of Beechwood into the Rockcliffe Residential division. This is to preserve a form of continuity, and to show drivers and pedestrians a visual continuity to the region. The lot development will adhere to the prescribed setbacks and road allowances as outlined by the Ottawa Zoning By-laws (survey site designated TM8). Noted Context Buildings * * SEE NEXT PAGE FOR IMAGES

5 Neighbourhood Context Development Site, Adjacent Site, 196 Beechwood Avenue Commercial Development, Beechwood Avenue Example of Residential Development, 9 Chapleau Avenue Neighbourhood Landmark, Optimiste Park Example of Mixed-Use Development, 222 Beechwood Avenue Neighbourhood Landmark, St. Charles Church, 135 Barrette St.

6 Existing Site Conditions 137 Beechwood is currently occupied by a wood frame 2.5 storey structure. As a part of the Beechwood Mainstreet district, the ground floor houses two separate businesses, while the upper floors are primarily office space and one rental residential apartment. The site has been listed as a part of Ottawa s Historical Reference List, which acknowledges the age of the structure, without assigning it to the Historical Preservation Act. Previously an old milliner s house, it has also been used as an art gallery, and a variety of small storefront businesses. Many additions have been made over time to the overall building envelope, including a two storey addition at the rear of the building, and the projected ground floor entrance vestibule on Acacia Avenue. Predominantly faced in brick veneer, wood shingle siding has been added, as well as a large wood cornice at the crown of the second storey. The site is steeply graded toward the rear lot line, divided by a concrete retaining wall. This lot has an existing four parking spaces, two on either side of the retaining wall.

7 Existing Site Conditions 143 Putman Avenue 143 Putman Avenue is currently occupied by a wood frame 1 storey restaurant and outdoor patio. The property faces onto the corner at Putman Avenue and Beechwood Avenue. The structure on site has existed since 1976 (approx date referring to Geo Ottawa historical aerial photographs), creating a low impact region for local business. The current structure is a rectangular shaped building, with a corrugated metal mansard roof, creating a low profile. The structure is currently lower than the adjacent public sidewalk, which necessitates a guardrail at the street corner. This portion of the site is quite level, and the lowest point of the adjacent lots.. This lot has an existing single parking space at the rear yard, with the shared right of way at the interior side yard exiting onto Beechwood Avenue between the two structures. There is currently no on site parking made available for the restaurant.

8 Development Proposal Site Plan This new construction at aims to contribute to the changing streetscape of the Beechwood Traditional Mainstreet, providing a vital addition of new residences, retail spaces, and other commercial ventures along the roadside. The design is intended to stand apart from the neighbouring lots, while keeping within the scale of the neighbourhood, as well as fulfilling the plans outlined by the Ottawa Official Plan of urban intensification, the B.C.D.P. and the Ottawa Zoning Bylaws. This proposal calls for the demolition of the existing structure, to create a new mixed use structure that optimizes the land use of both sites between Putman and Acacia Avenue, and anchoring the block that resides at the intersection between Lindenlea, Rockcliffe Park and Vanier North. The proposal is to build an all new construction 6 storey building, intended for mixed use occupancy. The continued presence of commercial and mercantile use is imperative to the design, to contribute to the mainstreet corridor, while offering new residential dwellings to the site to establish the lot s new intensification.

9 Development Proposal Zoning Information

10 Proposed Building Features The building envelope aims to demolish the existing structures on site to combine the adjacent lots at Beechwood Avenue between Putman Avenue and Acacia Avenue. This proposal would optimize the use of the site for commercial rental space, as well as for creating new residences above the second floor. The building shall follow the form of the lot itself, creating a dynamic facade that compliments the angle around the Beechwood - Acacia corner, establishing the commercial units at grade with large windows and landscaped exteriors to engage with passing pedestrians. The massing of the building will be in compliance with the BCDP road allowance, as well as the City of Ottawa Zoning By-laws. The new mixed use building will be using primarily new construction materials, taking into consideration the desire for local materials and sustainable forms of construction. The use of brick and stone masonry at the lowest three floors will. The existing wood cornice will be reincorporated into the new design, maintaining the profile of the previous building. The residential stories above the second floor will be defined by a change in materiality, changing from brick to metal siding. An outdoor entrance porch will be provided along the southern side of the building facing Beechwood Avenue, which will enhance curb appeal, while providing a barrier free access to the commercial and residential units. The landscaping will provide a variation of surfaces from the pedestrian sidewalk, to distinguish and define the lot boundaries. The established red maple trees that currently stand along the Mainstreet will remain as a buffer between the new building and the road. Additional landscaping will be developed in raised garden beds, in addition to the flat roof amenity space, which will allow for a greater amount of green space, and will be accessible to the residents of 137 Beechwood, providing a private rooftop garden. The building will be developed alongside 143 Putman, which is also proposing a six storey mixed-use building. Both buildings will be encroaching on the shared property line between them, however they shall remain completely separate, providing their own fire separation and adequate fire exits., East Elevation

11 Proposed Building Features, continued, North Elevation, South Elevation

12 Proposed Building Features, continued Materiality: Brick Veneer: The proposed building will aim to make use of the existing brick facade, creating a visual connection to the older wood frame building. This will also enhance the presence of the building at street level, giving the building a more human scale, while providing continuity with the neighbouring buildings constructed during its era. Cornice: The reapplication of the existing cornice will also contribute to the past identity of the building, while adding visual interest to the profile, as well as defining the vertical transition between the commercial units and the upper storey residential units. This cornice will also be replicated at the roofline, to unite the old and new construction. Metal Cladding: All new construction will be faced with metal siding, in either batten board arrangement, or 4 x 8 panels. They will be distinct in colour, in Weathered Cedar, and Charcoal Grey, complimenting the colour of the brick. The facade facing Beechwood will transition from the grey to cream colour, creating visual appeal and distinguishing itself from the commercial floors below. The siding on the fire exit stairwells will be faced in metal siding organized in clapboard horizontal patterns, to differentiate from the vertical batten siding on the rest of the building. The batten form of external treatment will appear as more of a traditional form of patterning as opposed to the modern use of large flat panels or corrugated metal siding. This will lend to a more classic and timeless facade., East Elevation

13 Sun Study March 21, 2017, 9:00 AM EST June 21, 2017, 9:00 AM EST September 21, 2017, 9:00 AM EST December 21, 2017, 9:00 AM EST March 21, 2017, 12:00 PM EST June 21, 2017, 12:00 PM EST September 21, 2017, 12:00 PM EST December 21, 2017, 12:00 PM EST March 21, 2017, 4:00 PM EST June 21, 2017, 4:00 PM EST September 21, 2017, 4:00 PM EST December 21, 2017, 4:00 PM EST

14 Proposed Building Context The proposed development aims to contribute to the Beechwood Avenue Mainstreet through the reinvigorated appearance of 137 Beechwood, adding new residential units while improving the street appeal of the commercial units below. Introducing a mixed-use building will promote pedestrian movement and engagement with the streetscape, adding vitality to the neighbourhood. The prevalent historic aesthetic will be integrated into the overall plan and design, making use of traditional materials to address its historical reference. Proposed East Elevation, Beechwood Avenue The proposed site is consistent with the requirements of the PPS, the City of Ottawa s OP, the BCDP, and the Ottawa Zoning By-laws. This proposed development effectively and efficiently uses the land and existing infrastructure, contributing to the intensification of the region through appropriate and sustainable design. Proposed North Street View, Acacia Avenue