Report to/Rapport au :
Local Architectural Conservation Advisory Committee
Comité consultatif sur la
conservation de l'architecture locale
and / et
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
09 August 2007 / le 09 août 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager / Directrice municipale adjointe,
Planning, Transit and the Environment / Urbanisme,
Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
REPORT RECOMMENDATION
That
the Local Architectural Conservation Advisory Committee recommend that Planning
and Environment Committee recommend that Council:
1.
Approve the demolition of the existing one storey building at 390
Bank Street.
2.
Approve the construction of a new building in accordance with the
plans submitted by Dennis Kane, ARC Associates, as received on July 31, 2007
and included as Documents 2-5.
3.
Delegate approval of any subsequent design changes of a minor nature
to the Director of the Planning Branch.
(Note: Approval to Alter this property under the Ontario Heritage Act must not be interpreted as meeting the requirements for the issuance of a building permit.)
RECOMMANDATION DU RAPPORT
Que le Comité consultatif sur la
conservation de l’architecture locale recommande au Comité de l’urbanisme et de
l’environnement de recommander à son tour au Conseil :
1.
D'approuver la démolition de l'immeuble à
un étage qui se trouve actuellement au 390 de la rue Bank.
2.
D'approuver la construction d'un nouvel
immeuble, conformément aux plans présentés à Dennis Kane, ARC Associates, tels
qu'ils ont été reçus le 31 juillet 2007 et figurant comme Documents 2-5.
3.
De déléguer l'approbation de toute
modification de conception mineure subséquente au Directeur de la Direction de
l'urbanisme.
(Nota : L’approbation de la demande de modification aux termes de la Loi
sur le patrimoine de l’Ontario ne signifie pas pour autant qu’elle satisfait
aux conditions de délivrance d’un permis de construire)
BACKGROUND
The property at 390 Bank Street is located in the
Centretown Heritage Conservation District which is designated under Part V of
the Ontario Heritage Act through
By-law 269-97 (see Document 1). This report has been prepared because the
consent of City Council is required following the review of its Local
Architectural Conservation Advisory Committee (LACAC) before the demolition of
an existing building and the construction of a new building within a heritage
conservation district can proceed.
Section 4.6.1.1 and 2 of the Official Plan also requires the
preparation of a Cultural Heritage Impact Statement as follows :
"The City will require that a cultural heritage impact
statement be conducted by a qualified professional with expertise in cultural
heritage resources to do the following, in accordance with the policies in this
subsection :
a)
Describe the positive and adverse
impacts on the heritage resource or heritage conservation district that may
reasonably be expected to result from the proposed development;
b)
Describe the actions that may be
reasonably required to prevent, minimize or mitigate the adverse impacts in
accordance with the policies below;
c)
Demonstrate that the proposal will not
adversely impact the cultural heritage value of the property, Heritage
Conservation District, and/or its streetscape/ neighbourhood.
Where an alteration or addition to a building in a Heritage Conservation District is proposed , or new construction in a Heritage Conservation district is proposed, the applicant will consult the heritage conservation district study of that district for guidance."
DISCUSSION
The existing property contains a one-storey
restaurant built in the 1960s at the south end (James Street Feed Company) and
surface parking on the north and westerly part of the site. The proposed building is illustrated in
Documents 2-5 and in the Cultural Heritage Impact Statement included as
Document 6. It will include five storeys of underground parking, one storey of
retail/commercial space at ground level, one storey of office/commercial space,
and five storeys of residential space containing approximately 50 units.
The proposed building is carefully articulated stepping back from a
height of three and four storeys on the Bank and James Street frontages to an
overall height of seven storeys at the rear or west end of the property. This
overall height exceeds that permitted under the Zoning By-law by virtue of both
the heritage overlay provision (maximum of one storey based on the existing
building) and approximately six storeys based on the underlying base zone. The
required Zoning By-law amendment was initiated in 2006 and will be reactivated
following approval of the project under the Ontario
Heritage Act. A Site Plan
application was initiated in 2004 for this project and it, too, will be
reactivated. The project is not subject
to design review under the Downtown Design Review Pilot Project as the site plan
was submitted prior to the launch of the Pilot Project.
A Cultural Heritage Impact Statement was prepared by Contentworks
and circulated to LACAC prior to the meeting of July 26. An extract from the
document is included below and the full document is on file with the LACAC
Coordinator.
The Evaluation of the Impact of the Proposed Development described
in the Cultural Heritage Impact Statement states as follows :
"The proposed development follows the principles for building conservation and infill set out in the district study, which encourage infill development on vacant lots. While the subject property does contain a c1960, one-storey building, the large parking lot on site makes it read as a vacant lot. In keeping with the guidelines for vacant lots, the proposed development is sympathetic in design and detailing to existing building types along the Bank Street corridor and re-establishes streetscape continuity.The proposed development follows the management guidelines for building conservation and infill for commercial and mixed use purposes. It is of contemporary design and is distinguishable from the existing building stock as being of its own time. At the same time, it is sympathetic to the heritage character of the area and designed to blend with existing properties rather than calling attention to itself.
The proposed development will have
ground-floor retail, and office use on the second floor. The building will
cover the entire width of the lot on both Bank and James streets and parts of
the facades will be set tight to the sidewalk. At ground-floor level, the
proposed building includes substantial glazing, projecting and recessed bays,
and a prominent cornice, all in keeping with management guidelines. The
substantial cornices above the third storey and at roof level are also
suggested in the management guidelines. The proposed development’s use of stone
and glass with metal trim at ground level and brick with metal trim on upper
levels, the incorporation of a rich colour palette, and lighting that is
vibrant but discreet, highlighting the façade, are all contemplated in the
management guidelines.
The proposed development respects
the relevant conservation issues set out in the City of Ottawa’s Official Plan.
The height, placement and design of its lower storeys and the stepped-back
profile of its upper storeys respect the massing, profile and character of
adjacent heritage buildings. The use of projecting and receding bays at street
level mimics the width pattern of heritage buildings on the Bank Street
corridor, which also serves to bring a more human scale to the development at
street level.
The proposed development is not
located directly adjacent to heritage properties, landscaped open spaces or
outdoor amenity areas. Its use of materials and detailing inspired by Victorian
and Edwardian commercial buildings will reinforce the heritage qualities of the
street. The placement of the parking facilities underground and the ingress and
egress from James Street, rather than Bank Street, will ensure compatible
integration of parking areas.
A livelier pedestrian environment
due to the retail/commercial/residential mix can be expected with the
development. While this goal is not specific to heritage goals, the overall
health of the Centretown Heritage Conservation District urban environment
depends of improving historic structures and building high-quality new
buildings that can be enjoyed by everyone visiting or living in the
district."
The project was reviewed by the Development Review Sub-Committee of
LACAC in 2004 at the time of the circulation of the Site Plan Application.
LACAC did not object to the proposed six storeys because of the articulation of
the building which presented lower heights on Bank and James Street . LACAC
suggested tree planting on Bank and James Streets.
The revised project with an additional storey was presented to LACAC on a pre-consultation basis at its meeting of July 26, 2007. LACAC made several suggestions at that meeting: the first was a request to the designer to examine ways of strengthening the visual appearance at the project at the corner of Bank and James. To accomplish this, the designer has shown vertical banners at the corner in the perspective drawing included as Document 2. The second was to examine historical uses on the property in the event that there might be things to influence the design, signage or marketing of the project. A quick review of sources by Contentworks showed as follows :
1949 – Sunlight Oil Company service station owned by Robert Clayton
and Jimmy’s Grill
1921 – Francis Sharp confectionary; Goodyear Shoe Repair
1895 – vacant lot
The third was to pursue tree planting on James Street as well as
Bank Street as initially requested by LACAC in 2004. While the installation of
trees along Bank can be accomplished in the course of planned road and sidewalk
reconstruction by the City, James Street is more difficult because of the
narrow sidewalk. This matter will be pursued by the applicant with the
appropriate City staff as tree planting could involve changing the sidewalk and
on-street parking configuration.
Conclusion
With regard to Recommendation 1 in this report, the existing 1960s
building on the site is of no heritage significance and its demolition is not
opposed in the context of the proposed development.
With regard to Recommendation 2, the proposed development is
supported by the Department for the
reasons outlined above and described in the Cultural Heritage Impact Statement.
With regard to Recommendation 3, it is anticipated that there might be minor design changes as this project reaches the building permit stage and if this is the case these changes should be delegated to the Director of the Planning Branch.
Adjacent property owners as well as area Community
Associations were notified by letter of the date of the Local Architectural
Conservation Advisory Committee and Planning and Environment Committee meetings
and were provided with comment sheets to be returned to LACAC. This is in accordance with the municipal
public participation policy regarding heritage alterations, demolitions and
infill in a heritage district.
The LACAC Development Review Sub-committee commented on the Site
Plan application for this property in 2004. Their comments are noted above and
have been addressed.
LACAC reviewed the project at its meeting of July 26, 2007. Their
comments are noted above and have been addressed.
The Ward Councillor, Diane Holmes is aware of this application.
The Bank Street Promenade BIA is aware of this application.
The Centretown Citizens Community Association is aware of this application.
Heritage Ottawa is aware of this application.
FINANCIAL IMPLICATIONS
This report was considered by City Council within the
90-day period required under the Ontario
Heritage Act.
SUPPORTING DOCUMENTATION
Document 2 Perspective
View Looking South West from Bank
Document 3 Site
Plan
Document 4 East
Elevation
Document 5 North Elevation
Document 6 Cultural Heritage Impact Statement for 390 Bank Street by Contentworks, 23/07/07 (distributed separately to LACAC and on file with the City Clerk)
DISPOSITION
The Department of Corporate Services, Statutory Services Branch to notify the agent, D. Kenneth Gibson LLP, Ste. 1520, 360 Albert Street, Ottawa, Ont. K1R 7Y7, the owner, 176929 Canada Inc. c/o Bradley-Kelly, 5622 Doncaster Road, Ottawa, Ont. K1G 3N4 and the Ontario Heritage Trust (10 Adelaide Street East, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s decision.