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6. APPLICATION FOR NEW
CONSTRUCTION AT 170 BANK STREET/324 LAURIER AVENUE WEST IN THE BANK STREET
HERITAGE CONSERVATION DISTRICT DEMANDE DE NOUVELLE
CONSTRUCTION AU 170 DE LA RUE BANK ET AU 324 DE L'AVENUE LAURIER OUEST, DANS
LE DISTRICT DE CONSERVATION DU PATRIMOINE DE LA RUE BANK |
Committee recommendation AS
AMENDED
That
Council approve the construction of a new building at 170 Bank Street/324
Laurier Avenue West in the Bank Street Heritage Conservation District in
accordance with the plans by CORE Architects, received on February 28, 2007 and
that further design revisions be subject to the approval of the Director,
Planning and Infrastructure Approvals Branch.
(Note:
Approval to Alter this property under the Ontario Heritage Act must not be
construed to meet the requirements for the issuance of a building permit.)
Recommandation modifiÉe du Comité
Que le Conseil approuve la
construction d'un nouvel immeuble au 170, rue Bank / 324, avenue Laurier Ouest,
dans le District de conservation du patrimoine de la rue Bank, conformément aux
plans déposés par CORE Architects et reçus le 28 février 2007, et que les
révisions à la conception soient soumises à l'approbation du directeur de
l'Approbation des demandes d'aménagement et d'infrastructure.
(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)
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
7 March 2007 (ACS2007-PTE-APR-0086).
2. Extract
of Draft Minutes, 10 April 2007.
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
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 approve the construction of a new building at
170 Bank Street/324 Laurier Avenue West in the Bank Street Heritage
Conservation District in accordance with the plans by CORE Architects, received
on February 28, 2007 and that further design revisions be subject to the
approval of the Director, Planning and Infrastructure Approvals Branch.
(Note: Approval to Alter this property under the Ontario Heritage Act must not be construed to meet 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 d'approuver la construction d'un nouvel
immeuble au 170, rue Bank / 324, avenue Laurier Ouest, dans le District de
conservation du patrimoine de la rue Bank, conformément aux plans déposés par
CORE Architects et reçus le 28 février 2007, et que les révisions à la
conception soient soumises à l'approbation du directeur de l'Approbation des
demandes d'aménagement et d'infrastructure.
(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
This report has been prepared to allow for the construction of a new mixed-use building (the Mondrian) located at 170 Bank Street/324 Laurier Avenue West which is within the Bank Street Heritage Conservation District, designated under Part V of the Ontario Heritage Act (By-law 175-2000). The Ontario Heritage Act requires that all new construction in a Heritage Conservation District be approved by City Council. A location plan is included as Document 1.
DISCUSSION
The
Bank Street Heritage Conservation District was designated under Part V of the
Ontario Heritage Act by City Council in 2000. Following this designation,
appeals were filed by a number of property owners and the Ontario Municipal
Board (OMB) held two mediation sessions. Agreements were reached regarding the
overall district and specific sites, including the vacant site at 170 Bank
Street/324 Laurier Avenue West. A significant aspect of the mediation as
reported to LACAC, PEC and Council in March/April 2006 consists of an agreement
not to place a heritage overlay under the Zoning By-law on the two heritage
districts until 2021. While the proposed mixed-use building at this location
was not designed at the time of the OMB mediation in 2001, the current
development potential permitting a high building was recognized. The issues
discussed at that time relative to this site correspond to the guidelines
contained in the Central Area West Heritage Conservation District Study and the
Summary Architectural Character Statement included as Document 2. In essence,
these issues dealt with the relationship of any new infill building to the
overall Bank Street streetscape and specifically the adjacent Bank of Nova
Scotia building.
The
proposed mixed-use development consists of a 24-storey building with
approximately 249 residential units on the 6th to 24th floors (tower), 215
public parking stalls on the 2nd to 5th floors (podium level), and at grade
retail space along Bank Street and part of Laurier Avenue West. Residential parking for the condominium
tower is accommodated below-grade. The five storey podium is 16.6 metres above
grade and clad in a white, translucent glass.
The
glass panels are staggered to allow for ventialtion of the parking levels.The
residential tower rises above the podium and is oriented closest to Laurier
Avenue West. It is set back on the
sixth floor to provide a transition/separation from the podium as seen from
Bank Street. The tower, with the exception of balconies, is setback 1.5 metres
from the edge of the podium along Bank Street. Rooftop amenities, including a
swimming pool and landscaped area, are provided above part of the parking
structure. Drawings are included as Documents 5-8 of this report.
Specific
aspects of the "Central Area West Heritage Conservation District
Plan" Guidelines for the Bank Heritage Precinct at this location are as
follows :
The key issue will be to attempt to preserve the scale and rhythm of the existing older buildings on Bank Street and to preserve good conditions of sunlight on that street.
Ground
floor space on Bank Street should continue to be retail, maximizing the number
of independent retail interests within the overall frontage.
New
building elements on the Bank Street frontage should have heights not exceeding
four storeys.
Elements
of building massing higher than that should be set back, and concentrated on
the portions of the building site facing onto Laurier Avenue West and Slater
Street.
Servicing
to new buildings on this site should also be off Slater Street or Laurier
Avenue West.
New building elements on the Bank Street frontage
should not exceed four storeys, and should take into account the heights on the
blocks north and south to accommodate an appropriate transition to the lower
heights of Centretown.
Elements of building massing higher than that
should be set back a depth not less than 10 metres.
The
project as a whole covers a large parcel which extends west along Laurier
Avenue and to some extent on Gloucester behind the Bank of Nova Scotia. The
primary focus of the Central Area West Heritage Conservation District Study guidelines
and OMB discussion was on the relationship of a future infill building to the
overall Bank Street streetscape and specifically the adjacent Bank of Nova
Scotia building. In order to provide a more comprehensive design review of the
entire project, the design has gone through a full review by the Urban Design
Review Panel. This review has resulted in several design changes including more
glazing on the Gloucester Street elevation to the east of the existing Bank of
Nova Scotia as well as improvements to the retail frontage on Bank Street.
The
proposed Mondrian condominium apartment building respects many of the
guidelines contained in the Central Area West Heritage Conservation District
Study. The five story retail/parking podium along Bank Street is the same
height as 162 Bank Street to the north. A sun/shade study demonstrates miminal
impacts on the east side of the Bank Street Heritage Conservation District
north of Laurier Avenue at key times. Retail uses will be provided at grade
along Bank Street. Structural columns along Bank Street provide some continuity
at grade with the columns of the Bank of Nova Scotia.
The
massing of the residential tower has been oriented towards Laurier Avenue
rather than Bank Street enabling a transition from the tower to the podium to
the Bank of Nova Scotia building and then to the Centretown Heritage
Conservation District which begins at Gloucester and extends south along the
Bank Street frontage.
The
Mondrian wraps around the Bank of Nova Scotia on the north and west sides and
the precast concrete walls of the Mondrian will match the buff colour of the
stone of the Bank. These blank walls will also be illuminated to provide a
background which will set off the Bank of Nova Scotia at night. The southern
elevation of the Mondrian will have some glazing at grade to ensure that the
five metre space between the Bank of Nova Scotia which is used for periodic
access to and egress from the bank is illuminated.
The Mondrian does not meet all the guidelines described in Document 2. The podium is one storey higher than requested at five storeys and the residential tower has not been setback to any significant degree from Bank Street at Laurier Avenue. Notwithstanding this, the Department has determined that the project has met many of the requested guidelines as noted above and warrants approval. It is anticipated that a project of this scope will require minor design adjustments as it proceeds through the various stages of development approval and this report recommends delegation of that approval to the Director of Planning and Infrastructure Approvals.
CONSULTATION
Adjacent
property owners and local community associations were notified by letter of the
date of the Local Architectural Conservation Advisory Committee (LACAC) and
Planning and Environment Committee meetings and were provided with comment
sheets to be returned to LACAC. This is in accordance with the City's public
participation policies.
The
Ward Councillor Diane Holmes is aware of this project.
The
Centretown Citizens Community Association is aware of this project.
The
Bank Street BIA is aware of this project.
Heritage
Ottawa is aware of this project.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application has been processed within the 90
days specified under the Ontario Heritage Act.
SUPPORTING DOCUMENTATION
Document 2 Summary Architectural Character Statement
Document 3 Site
Photos
Document 4 Conclusions from Mondrian-Cultural Heritage Impact Statement. Full document distributed separately to LACAC and on file with the LACAC Coordinator
Document 5 Perspective view looking southwest along Bank Street
Document 6 Perspective view looking northwest along Slater Street
Document 7 Bank Street elevation/streetscape
Document 8 Canopy and streetscaping detail
DISPOSITION
The Corporate Services Department, Council and Committee Services Division, to notify the applicant/agent J. E. Ironside Consulting Ltd., 2055 Prince of Wales Drive, Nepean, Ontario, K2E 7A4, the architect CORE Architects Inc., Ste. 600, 317 Adelaide Street West, Toronto, Ont. M5V 1PG and the owner, Ambassador Realty Inc., 185 Somerset Street West, Ottawa, Ont., and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council's consent for demolition, new construction and reinstatement in the Bank Street Heritage Conservation District.
SITE PHOTOS DOCUMENT
3
Bank Street
Gloucester Street 
EXTRACTS FROM MONDRIAN-CULTURAL HERITAGE
IMPACT
PERSPECTIVE VIEW LOOKING SOUTHWEST
PERSPECTIVE VIEW LOOKING NORTHWEST
BANK STREET ELEVATION/STREETSCAPE DOCUMENT
7
CANOPY AND STREESCAPING DETAIL DOCUMENT
8
