Beechwood Functional Design (Public Realm) Plan: Comments by the Vanier Community Association
Beechwood Ave Functional Design (Public Realm) Plan
Summary
The VCA welcomes the first draft of the Beechwood public realm plan.
The project presents an important opportunity to vision Beechwood Ave in the context of awaited follow-up the Vanier Secondary Plan and the Beechwood/Hemlock Corridor Public Realm Plan, both directed by Council in 2021. There have been concerns about the prolonged delays in life-cycle renewal of Beechwood sidewalks and cycling infrastructure.
The VCA comments cover the project’s scope, its inter-relationships with other planned and current projects, key considerations related to the projected redevelopment of the corridor, traffic forecasts, community safety, traffic calming, enhanced public realm, the widened Right of Way (ROW), trees and soft landscaping, the proposed new western gateway, road modifications and implementation of the Beechwood Community Design Plan.
Context
Amid continuing delays to repair Beechwood sidewalks and address the safety of pedestrians and cyclists, including by the improvement of cycling infrastructure as per the Transportation Master Plan (TMP), progress to update the 2019 functional design plan and address renewal of the corridor to address redevelopment already approved by the City and other expected development in the near term is important.
The TMP identified Beechwood for such renewal as a traditional mainstreet.
The 3 traditional mainstreets in Vanier include Beechwood, Montreal and McArthur.
The Montreal Rd Revitalization project begun in 2018 continues towards completion later this year.
McArthur has seen updates, including the addition of cycling lanes and protective planters.
The renewal of St Patrick Bridge is currently under way.
Since the 2020 R4 rezoning intensification, particularly in Vanier has accelerated. The new zoning bylaw will accentuate this trend.
Approval of the Manor Park North and South Secondary Plan, together with new developments approved along Beechwood and the reopening of Hemlock to the fast-growing Wateridge neighbourhood is expected with growing pressures on traffic flows and public transit capacity.
Completion of the Vanier secondary plan and its integration with the Montreal Rd District Secondary Plan as directed by Council, together with the Beechwood Community Design plan and future Public Realm plan to update the 2019 functional design plan will serve to guide this pace of development.
The VCA is not convinced that the limited traffic growth projections in the Beechwood study are accurate given the pace of development and individual traffic assessments (TIA) which do not reflect the scale of development along the Beechwood/Hemlock corridor.
Another challenge for the implementation of Beechwood Public Realm plan, not unlike the Montreal Rd Revitalization project, is to implement the Right of Way (ROW) widening as directed by the Official Plan pending the implementation of approved and anticipated new development along the corridor.
The Beechwood Functional Design plan was based on acquisition of the wider ROW as redevelopment along the corridor took place.
The decision, unlike in the case of Montreal Rd Revitalization project, not to acquire where possible widening of the ROW makes it more difficult to complete.
The prolonged delays in the completion of the Montreal Rd Revitalization project now in its sixth year relates to redevelopment of the corridor.
Project Scope
The traffic study of the Beechwood corridor already confirms that traffic volume at the Vanier Parkway intersection is well beyond capacity.
The decision not to include the Vanier Parkway in the project is concerning given the resulting gaps between St Patrick Bridge renewal and the Beechwood renewal while the parkway intersection faces the greatest safety and traffic management issues.
Staff have confirmed that the construction of a new protected intersection will follow, presumably also to be informed by the Beechwood Community Design Plan.
As noted, the decision not to include provision for expropriation or other acquisition including removal of any encroachments along the corridor could delay the eventual completion of the public realm plan while failing to take the opportunity to acquire currently vacant ROW lands.
An example is 229 et al Beechwood where in an emergency decision, City Council issued a demolition order, implementation of which is still pending more than a year later.
In this one case, for example, the limited existing ROW and retaining wall prevent accessibility to OC Transpo use at the adjacent stop while cycling infrastructure is limited and unsafe.
Another example is the still pending development, despite the years since approval, at 99 Beechwood.
Completion of road safety infrastructure at the St Charles intersection has been postponed as a result, also despite the project road modification agreement (RMA) as part of development approval and the continued availability of vacant land.
In any event, the plan and its mapping should identify how the public realm should look like with redevelopment, especially as the result of the implementation of a widening of the ROW.
These enhancements could be addressed at various sites along the corridor as part of the plan in relation to the wider ROW identified in the Official Plan, including 229 et al Beechwood (demolition approved by Council), 260 Beechwood (currently vacant but site plan control agreement in place), 99 Beechwood (currently vacant with site plan control agreement in place), together with under-utilized ROW spaces suitable to address public realm enhancements.
Beechwood Community Design Plan (Beechwood CDP)
The Beechwood community design plan’s (CDP) vision as outlined in section 2.2.0 remains valid, namely:
« There are two nodes of activity: one in the Mackay Sector and another smaller node in the Rockcliffe Sector. The St. Charles Sector should be considered as the focal area for Beechwood’s village-style character. Infill and intensification areas should be identified based on the principles of urban design and contextual fit. Beechwood Avenue as the centre of an urban village should be visually interesting and connected with its surroundings. Beechwood Avenue should be recognized as one of the few winding mainstreets in Ottawa that presents a sequence of changing scenes as one travels along it. The strategies in this Plan should be guided by the principles of sustainability. »
There are a number of policies set out in the community design plan which are relevant to the functional design project.
That said, VCA is still waiting for follow up by City staff to begin work on the Vanier Secondary Plan as directed by City Council together with a focus on Beechwood to tie in with the secondary plans for Rockcliffe Park and Manor Park.
Burial of Hydro lines
The VCA welcomes the plan to bury hydro lines along the Beechwood corridor, as in the case of the additional burial lines as part of the Montreal Rd Revitalization project.
The burial will further increase the public realm space on both the Vanier and Lindenlea (47 Beechwood) sides of Beechwood all along the Beechwood corridor.
At 47 Beechwood, the site plan notes 2 hydro poles at the corner with Springfield, the removal of which, would increase the public realm space at this busy corner.
The VCA recalls that in the case of the additional burial of hydro lines along Montreal Rd, other utilities also sought to expand their underground services.
A concern is the efficient integration of additional utility boxes in the public realm, often a late decision affecting new developments and access to public realm space.
Trees and soft landscaping
The VCA welcomes a strategy to add trees and soft landscaping. The Beechwood CDP calls for additional tree planning.
The VCA looks forward to a plan similar to that of the Montreal Rd Revitalization project which outlines tree options, and use of soil cells taking into account the burial of hydro lines and other underground utilities.
Semi-closure of side streets and consideration of additional tree planting and soft landscaping at various points along the corridor as mentioned in the staff report, together with taking into account other vacant properties for which planning permission is in place or under review offer new opportunities for the proposed addition of green infrastructure.
The design for Carillon Park in Vanier as a ‘’sponge’’ park is a welcome idea which may be relevant to Beechwood public realm planning.
Safer (Protected) Intersections
As per the Lindenlea Community Association comments and residential survey input, there should be more focus placed on improved functionality for pedestrians and cyclists throughout the Beechwood corridor.
Walking and driving along Beechwood pose their own challenges. Making pedestrian crossings as well as cycling paths more accessible and safer should be a priority in the current draft design.
The VCA is concerned that design planning for safer (protected intersections) has not been significantly addressed in favour of a focus semi-closure of some side streets.
While staff claim that Beechwood intersections ‘’are still expected to perform well’’, this is not the apparent community view.
The staff report only states the following concerning protected intersections, ‘’Improvements for pedestrians and cyclists, including protected intersections, were added to the traffic model.’’ The Engage Ottawa site for Beechwood states only that protected intersection elements to improve pedestrian and cyclist safety will be considered.
The VCA believes that stronger traffic management with improved streetscaping is needed including protected intersections, including traffic calming measures such as raised intersections as in the case of the Elgin St. reconstruction project.
Mackay / Beechwood / Charlevoix
This is a problematic intersection which could be further enhanced for active transportation users with bulb outs and on the New Edinburgh side better separation of the cycling track and the bus shelter use.
The New Edinburgh Community Association suggestion to review turning permissions on to Mackay from Beechwood is worth further study.
On the north side, vehicle traffic complexity is added due to the non-conforming use (Shell Station) raises.
Safety enhancement of this intersection with its already active commercial and community use is sorely needed.
Springfield / Beechwood
The site plan control application for 47 Beechwood is still apparently pending and the Beechwood Functional Design Plan preparation provides an opportunity to further review the proposal.
The draft site plan for 47 Beechwood at Springfield reflects efforts to address the streetscaping policies of the Beechwood CDP, for example, protective bulb outs as part of the widening of the ROW, tree plantings and connectivity from Beechwood to Springfield.
The Beechwood CDP calls for only one lane east bound east of Springfield and consideration should be given to removal of the EB turning lane to Springfield to reduce the complexity of the intersection and increase safety as part of a partial protected intersection, especially with the new garage entry and the existing bus stop on Springfield while also adding parking/loading, bike corral spaces on Beechwood.
Such treatment would also reduce pedestrian crossing distance to the Metro.
Generally speaking, the street modifications in the site plan are expected to improve the public realm and active transportation infrastructure but traffic improvements as part of the functional design could better address some traffic deficiencies, as noted by community comments, given the additional pressures presented by the new development, including the new garage entry/exit on Springfield for building residents, visitors and business users.
The location of the bus stop adds to concerns.
The proposed semi-closure of Douglas raises further need for traffic management.
It is suggested that consistent with the Beechwood Community Design Plan (2.2.4) consideration could be given to eliminate the west bound turning lane to Springfield in favour of parking/loading protected by the bulb out as per the current proposed road modifications along Beechwood.
The bulb out at the corner will improve site lines and safety.
St Charles / Beechwood
In past community discussions with the City, staff have confirmed plans to improve this intersection with bike tracks and a safer intersection for pedestrians.
The VCA looks forward to receiving an update on the redesign of this intersection which should proceed pending the redevelopment of 99 Beechwood.
Marier / Putman / Beechwood
This intersection is a key point along the Beechwood corridor and a principal entry to Vanier.
The Official Plan has designated Marier as a minor corridor and the new zoning bylaw has rezoned it as MC1 with height permissions up to 6 storeys with a view to substantial intensification the potential for increased mixed use.
With the proposal for partially closed side streets along the north side of Beechwood, traffic, including truck traffic would increase.
The VCA supports a protected intersection here to provide increased safety for pedestrians and cyclists together with a raised intersection to promote traffic calming which would further promote the safety of active transportation users.
The northern corners here offer opportunities for improved public realm and green infrastructure.
On the Lindenlea side, the ROW at 143 Putman is completely paved over including to accommodate the adjacent bus stop.
Planters here would improve and other soft landscaping would contribute improvements and enhance the commercial space.
Similarly, public realm enhancements and streetscaping could contribute to this existing active community space.
A bulb out would reduce pedestrian crossing distances to Marier.
On the Vanier side, on the southeast side corner the existing garage is a non-conforming use and the site is likely to be redeveloped offering opportunities for road and public realm improvements as part of a protected intersection.
On the southwest side, the corner is an important Franco-Ontarian commemorative space recalling the St Charles Parish Hall and the important contribution to the community of Monsigneur Barrette for whom the adjacent Barrette street is named.
The public realm plan should address this active community space, perhaps with further landscaping and benches to better enclose the area subject to the expected CPTED.
Partial Road Closures
The VCA has had some experience with partial and fully closed side streets to Montreal Rd as part of the Montreal Rd Revitalization Plan and is supportive of the City’s proposals concerning side street partial/complete closures.
Traffic impacts including related truck movements need to be studied for any needed design changes and the placement of bulb outs.
The proposal for Ste Cécile in Vanier is consistent with the Beechwood Community Design Plan and is welcomed to improve pedestrian connectivity to Optimiste Park, reduce crossing distances with bulb outs and add trees and other green infrastructure while enabling street parking.
The VCA notes that Delegated Approval Reports (DAR) and the related road modification agreements have been approved by Council.
These cover Beechwood at 47 Beechwood (Springfield and Douglas) and 89-95 Beechwood (Commanda and Champlain) while a OMB decision for 229 et al Beechwood addresses the public realm along Beechwood and Carsdale.
A development was approved for 260 Beechwood by the former City of Vanier but the site remains undeveloped.
Other Public Realm Considerations
The Beechwood CDP addresses what it designates as the Rockcliffe Node, 2.23.
The Kavanaugh Condo building has generally fulfilled this policy direction with respect to 222 Beechwood.
However, the current application for 229 et al Beechwood opposite on the Rockcliffe Park side, together with the Rockcliffe Park Heritage District Plan’s emphasis on enhanced green space provide the opportunity for public realm improvements, for example in the form of a City-owned parkette and public garden along the Carsdale and Beechwood ROWs.
Like the restoration of the Pères blancs ROW at St Jacques/St Denis from encroachment by private vehicle parking as part of the public realm enhancement at Pères blancs, the design plan should provide for the removal of most of the encroachment of parking at 266 Beechwood in Vanier.
The ROW extends to much of the existing building while parking remains available on both sides of the building within the property lines.
The public realm enhancements at 260 Beechwood with trees and planters could be extended to this location while curb cuts are limited to 2 drive access points on each side of the building.
The VCA would nevertheless accept a negotiated limited use of the ROW for private parking.
The Beechwood CDP addresses public realm considerations related to what is now known as the Marchè St Charles.
This has been achieved in the transfer to the City of the St Charles parkette and part of the plaza in front of the Church with the balance of the plaza designated a POPS under the site plan agreement for the Marché St Charles development.
The VCA agrees with the staff report that the new park represents a jewel along the Beechwood corridor which has already been greatly activated for the community by the Vanier BIA.
Opposite, on the Lindenlea side, 99 Beechwood remains a vacant lot and the road modification agreement attached to the site plan control process offers the opportunity for public realm enhancement as part of the widened ROW.
The City should coordinate with the Vanier BIA for the installation at appropriate locations of hydro connections on pedestrian light poles with a view to facilitating community activities including for the annual Beechwood community celebration of Beechfest.
Western Gateway
The Beechwood CDP section 2.2.4 states “Eye-catching features should be introduced at gateways.”
The VCA supports the staff proposal to improve the parkette site at the southeast corner of the Vanier Parkway and Beechwood, initially put in place by the former City of Vanier but not actively managed following amalgamation and the fountain was removed.
Given the location as a western gateway to Vanier and Beechwood and along the Scenic Capital Entry Route, it offers an opportunity as a parkette similar to the other Western Gateway to Vanier at Montreal Rd and North River, albeit on an even smaller scale.
Construction to install the new public art installation and provide a welcoming safe space for public viewing continues with a view to completion later this year. It is a designated parkette and the project will restore the trees and other amenities in a manner that reflects Staff comments for a Beechwood western gateway which recalls the larger St Charles parkette and connected plaza.
A key design consideration is noise attenuation with soft landscaping.
Unlike the North River parkette, the Beechwood/Parkway southeast corner is not prone to regular vehicle crashes.
Cycling Infrastructure
The VCA welcomes the draft plan’s objective to complete safe bike infrastructure along the length of the Beechwood corridor with bike tracks wherever possible.
West of the Charlevoix/MacKay intersection, consideration should be given to improving the east bound bike lane with a bike track from the Parkway to Charlevoix.
The VCA welcomes action on the Transportation Master Plan (TMP) Active Transportation project for Beechwood under the draft plan.
The staff presentation notes that a cycling project is identified to convert three short segments of Beechwood Ave bike lanes to parking-protected cycling facilities. It is on hold pending this study, which is expected to include more comprehensive improvements.
There should be green (cyclist) left turn boxes at all signalized intersections.
This is a particular concern for cyclists to access Vanier streets and businesses west bound, particularly to Marier, St Charles, the Metro entrance opposite Mackay and Charlevoix.
As per the City’s secondary planning project with Queen’s, consideration should also be given to cycling infrastructure improvements to and along Barrette.
The Montreal Rd Revitalization project provided too few bicycle parking facilities along the corridor despite the request of the VCA. For Beechwood, this oversight should be corrected.
Sidewalks
The Beechwood CDP states that “A consistent and moderately wide concrete sidewalk should be installed with an attractive boulevard treatment. This same treatment should be extended along some of the Vanier side streets. Consistent sidewalk widths can be achieved in places by the removal or relocation of retaining walls”.
The reference to the removal of retaining walls in the staff presentation remains after all these years relevant and incomplete particularly at 229 Beechwood.
The VCA welcomes plans to widen sidewalks to a maximum size as per the Beechwood CDP.
VCA Bulletin Boards
The VCA maintains 2 bulletin boards on the Vanier side of the Beechwood corridor at Marier and the Parkway.
The VCA would like to ensure that after mistakes related to similar bulletin boards for the Montreal Rd Revitalization project that care will be taken with respect to these bulletin boards or, as in the case of the Montreal Rd project, replaced.
Consideration might be given to a third community shared bulletin board similar to the three-sided bulletin board installed by the City at the Carré de la Francophonie de Vanier (shared by the Vanier BIA, VCSC and VCA) on the north side of Beechwood, perhaps in one of the semi-closed streets mid-way along the corridor.
Public Art
The VCA notes that 1% of the project is to be allocated for public art.
The western gateway offers a possible venue for such artwork.
Given consideration to the locations of public art for the Marquette/Pères blancs and other integrated infrastructure projects in Vanier in the vicinity of Beechwood, the Marquette intersection with Beechwood might be an opportunity for a wider public access and visibility along Beechwood.
Commemorative Spaces
The parkette at Beechwood/Marier with its mural is an existing commemorative space as presented by the staff report.
Plans by the VCA to add commemorative spaces also include St Charles park and its adjacent city-owned plaza space.
The VCA is working with the City to commemorate the establishment of the secret Ordre de Jacques Cartier in Vanier at St Charles Church.
An application is currently under consideration by Parks Canada. Nearby in Stanley Park, the history of Chief Pinesi is commemorated and is part of the Chief Pinesi trail.
Beechwood and the Rideau Rivershore are part of the recognized history of indigenous presence in the area especially as a portage route around the Rideau Falls.
Other commemorative spaces include the designated heritage building at 96 Beechwood (former El Meson) with its mural of the last council meeting of the former City of Vanier before amalgamation to create the new City of Ottawa.
A third mural is located at Barrette and Marier, another at 196 Beechwood and finally a fourth mural is located overlooking Charlevoix.
City policies for Beechwood have made provision for public art murals as part of redevelopment at suitable locations to celebrate the street’s history.
POPS (Privately Owned Publicly Accessible Spaces)
260 Beechwood which remains vacant since its redevelopment was approved before amalgamation represents an opportunity for a POPS as a temporary park if negotiations were taken up with the current owner, believed to still be the High Commission of Pakistan.
Similar steps could be considered for other vacant properties along the corridor.
The POPS at Marché St Charles is a welcome community space shared with the City and St Charles Park, for which part of the plaza and the park was transferred last year to the City.
Public Transit
Beechwood traffic congestion remains a concern while the Official Plan calls for modal change in favour of active transportation and public transit.
Transportation Impact assessments for area developments typically do not highlight the expected impacts of the reopening of Hemlock connecting Wateridge to the rest of the Hemlock/Beechwood corridor nor the expected intensification of Vanier and Manor Park, especially with its secondary plan.
Public transit along the corridor remains key to managing increasing traffic congestion and providing sustainable mode of transportation.
The VCA supports measures to give priority along the corridor for OC Transpo and to provide additional bus shelters and safe access to bus stops.
The elimination of beg buttons particularly at intersections with transit stops would better serve transit riders.
Crime Prevention Through Environmental Design (CPTED)
As in the case of the Montreal Rd Revitalization project, the VCA recommends that the final draft plan be reviewed through a CPTED exercise which should include a walkabout with the Community Advisory Committee and other interested residents and businesses.