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4. APPLICATION FOR NEW CONSTRUCTION
IN THE CENTRETOWN HERITAGE CONSERVATION DISTRICT AT 390 BANK STREET DEMANDE VISANT UNE NOUVELLE CONSTRUCTION DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DU CENTRE-VILLE, AU 390 DE LA RUE BANK |
Committee recommendationS
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.
RecommandationS du Comité
Que le Conseil municipal :
1. approuve la démolition de
l'immeuble à un étage qui se trouve actuellement au 390 de la rue Bank.
2. approuve 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. délégue l'approbation de toute modification de conception mineure subséquente au Directeur de la Direction de l'urbanisme.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 9 August 2007 (ACS2007-PTE-APR-0146).
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 RECOMMENDATIONS
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.)
RECOMMANDATIONS 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.
CONSULTATION
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
APPLICATION PROCESS
TIMELINE STATUS
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 City Clerk's 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.
