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7. APPLICATION TO ALTER 234-238 DALHOUSIE STREET IN THE BYWARD MARKET HERITAGE CONSERVATION DISTRICT DEMANDE DE MODIFICATION DES
IMMEUBLES SITUÉS AUX 234 238, RUE DALHOUSIE, DANS LE DISTRICT DE CONSERVATION
DU PATRIMOINE DU MARCHÉ BY |
Committee recommendationS
That Council:
1. Approve the Application to Alter
234-238 Dalhousie Street in accordance with the plans by Briere, Gilbert +
architecture et design included as Document 6 as received on December 11, 2007.
2. Delegate approval of any subsequent
design changes of a minor nature to the Director of the Planning Branch.
RecommandationS du Comité
Que le Conseil :
1. approuve la demande de
modification des immeubles situés aux 234-238, rue Dalhousie, conformément aux
plans établis par Brière, Gilbert + Associés et à la conception qui font
l'objet du document 6 et qui ont été reçus le 11 décembre 2007.
2. délègue le pouvoir
d'approuver les modifications conceptuelles mineures au directeur de
l'Urbanisme.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 3 January 2008 (ACS2008-PTE-PLA-0026).
2.
LACAC
Extract of Draft Minutes of 24 January 2008
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
03 January 2008 / le 03 janvier 2008
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipal adjoint,
Planning Transit and the Environment/
Urbanisme, Transport en commun et Environnement
Contact Person/Personne
ressource : Grant Lindsay, Manager/Gestionnaire
Planning and Infrastructure Approvals/Approbation
des demandes d’aménagement et d’infrastructure
(613) 580-2424 x13242, 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
Application to Alter 234-238 Dalhousie Street in accordance with the plans by
Briere, Gilbert + architecture et design included as Document 6 as received on
December 11, 2007.
2.
Delegate approval
of any subsequent design changes of a minor nature to the Director of the
Planning Branch.
(Note : Approval of this application 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
:
1.
d'approuver la demande de modification des
immeubles situés aux 234-238, rue Dalhousie, conformément aux plans établis par
Brière, Gilbert + Associés et à la conception qui font l'objet du document 6 et
qui ont été reçus le 11 décembre 2007.
2.
de déléguer le pouvoir d'approuver les
modifications conceptuelles mineures au directeur de l'Urbanisme.
(Nota : L'approbation de cette
demande aux termes de la Loi sur le
patrimoine de l'Ontario ne signifie pas qu'elle satisfait aux critères de
délivrance d'un permis de construire.)
BACKGROUND
The property at 234-238 Dalhousie Street is located at the northern boundary of the By Ward Market Heritage Conservation District which is designated under Part V of the Ontario Heritage Act (OHA). Alterations to existing buildings within a Heritage Conservation District requires the approval of City Council following consultation with the Local Architectural Conservation Advisory Committee. A location plan is included as Document 1 and a site plan as Document 2.
DISCUSSION
This
proposal involves the addition of two storeys to the existing one storey
building at 234‑236 Dalhousie Street and one storey to the existing
two storey building directly to the south at 238 Dalhousie Street. Both of
the existing buildings were evaluated as being of little or no heritage
significance as part of the By Ward Market Heritage Conservation District Study
(i.e. they received a Category 4 rating on a scale of 1 to 4 with four
being the lowest score). 234‑236 Dalhousie Street was built in 1954 and
238 Dalhousie Street is an earlier but altered building. The Heritage Survey
Forms are included as Documents 3 and 4.
In
2006 a project immediately to the north at 224-226 Dalhousie/126 Guigues was
approved under the Ontario Heritage Act.
That project is almost complete and appears in the photo included as Document
5.
The
By Ward Market Heritage Conservation District Study Guidelines state that :
Infill
in commercial areas must respect the scale and character of existing heritage
properties and streetscapes.
The
proposal maintains the existing buildings and consequently existing building
width on the street but behind new and contemporary facades as shown in
Documents 6 and 7.
Recommendation
2 :
At
the present time the architect is considering alternate treatments for the
facade of the two storey building at 238 Dalhousie Street as shown in Document
6. The options under consideration are a grey metal or fibro-cement panel.These
alternatives would be equally supported by the Department and consequently
recommendation 2 allows for delegation of approval of that minor design change
once the client has decided on a material for the facade.
Section 4.6.1.1 and 2 of
the Official Plan requires the preparation of a Cultural Heritage Impact
Statement. This is included as Document 8.
The Department supports this application because the proposed alterations will not change the character of the streetscape in this part of the By Ward Market and will provide a good transition to the new infill development to the north.
CONSULTATION
Adjacent
property owners were notified by letter of the date of the Local Architectual
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.
Ward
Councillor Georges Bedard is aware of this project.
The
Lowertown West Community Association and By Ward Market BIA are aware of this
project.
Heritage
Ottawa is aware of this this project.
The
zoning variances required for this project will be considered by the Committee
of Adjustment following LACAC's consideration of the project under the Ontario Heritage Act.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 Site
Plan
Document
3 Heritage Survey Form - 234-236
Dalhousie
Document
4 Heritage Survey Form-238 Dalhousie
Document
5 Photo looking northwest along
Dalhousie
Document 6 Proposed
Dalhousie Elevation
Document
7 Dalhousie Streetscape
Document 8 Cultural Heritage Impact Statement/Project Summary
DISPOSITION
City Clerk's Branch to notify the applicant, Luc Andre Vincent, 238½ Dalhousie Sttreet, Ottawa, Ontario K1N 7E2, the architect Briere, Gilbert + architecture et design, Ste. 613, 460 Ste. Catherine Street, Montreal Quebec, H3B 1A7, The Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s consent to alter 234-238 Dalhousie in the By Ward Market Heritage Conservation District.
LOCATION PLAN DOCUMENT
1
SITE PLAN DOCUMENT
2
HERITAGE SURVEY FORM – 234-236
DALHOUSIE STREET DOCUMENT 3
HERITAGE SURVEY FORM – 238 DALHOUSIE
STREET DOCUMENT 4
PHOTO LOOKING NORTHWEST ALONG
DALHOUSIE DOCUMENT 5
PROPOSED DALHOUSIE ELEVATION DOCUMENT
6
DALHOUSIE STREETSCAPE DOCUMENT
7
CULTURAL HERITAGE IMPACT STATEMENT/
PROJECT SUMMARY DOCUMENT
8
Montreal, December 10, 2007
City of Ottawa
Attn.: Stuart LAZEAR
Coordinator of Heritage Planning
Planning, Transit and the Environment Department
Stuart.Lezear@ottawa.ca
Ottawa, Ontario
Re: Request for a permit under the Ontario Heritage Act
LACAC Committee meeting, January 24, 2008
Expansion and renovation project for 234-238 Dalhousie Street
Lot 14 and east part of lot 13 (St. Patrick North)
PIN 04215 – 0013, PIN 04215- 014, Registered Plan 42482
Roll nos.: 020.801.50200.0000 to 020.801.50300.0000
Attached please find an application for a permit under the Ontario Heritage Act relating to the expansion and renovation project cited above.
BACKGROUND
The site is designated as general urban area under the City of Ottawa’s Official Plan as well as Part V of the Ontario Heritage Act. Therefore, it is subject to the Guidelines in the ByWard Market Heritage Conservation District Study, hereafter referred to as the Guidelines. Specifically, to modify a designated structure the approval of City Council is required, in consultation with the LACAC, following a heritage impact assessment prepared by a professional in accordance with the Guidelines.
On August 17, the project was submitted to the Committee
of Adjustment for approval of minor variances. It was referred to the LACAC around
mid-November. The specifications requested in this regard are included here,
including detailed elevations and a panorama that incorporates the projects for
the adjacent lot (Montmartre) and for 244-246 Dalhousie, both recently approved
by the LACAC.
The owners of the Montmartre project, Councillor Georges Bédard and the Lower Town Community Association have all been informed of the project.
PROJECT PROPOSED TO THE COMMITTEE OF ADJUSTMENT
The expansion and renovation project can be summed up as the addition of two floors to the existing footprint of 234 and 236 (total renovated: three floors), with the additions of balconies and rear stairs, the addition of one floor to the existing footprint of 238 (total renovated: three floors) and the addition of a carport behind, following the attached plans.
The lot fronts on St. Patrick Street, with the expansion confined to the rear part of the lot. Also the height of the additions does not exceed 18m and no window openings face the rear lot line.
An overall study was conducted on or around June 1, with the participation of the City’s services, and no non-compliance with the zoning plan and relevant regulations was identified, particularly with regard to sections 15 to 19 (no requirement for minimum setbacks of structures from the front or rear boundaries), except perhaps:
1. the height of new constructions is under 18m but exceeds the existing rooflines.
2. addition of balconies and stairs on the rear lot line.
3. addition of a carport on the rear and side (north-west) lot lines.
This procedure was nevertheless deemed necessary for greater certainty.
HERITAGE IMPACT STATEMENT
The expansion and renovation project preserves and enhances the neighbourhood’s mixed commercial and residential character and contributes to urban density. The project has no negative impacts on heritage value.
The buildings to be renovated have little or no heritage value other than their building volumes and their mixed commercial and residential use.
The building at 238 Dalhousie has a façade of textured brick that has been painted over innumerable times. The bricks are in an advanced state of deterioration according to specialists, who have already refused to do a partial restoration.
The project was designed to comply with the Guidelines criteria, notably:
-scale and proportion in terms of building volume and mass;
-small-scale development within lot lines;
-enhanced streetscape (architecture and planning).
The project was designed according to the criteria of the Guidelines as applied to the Montmartre project.
Lastly, the project design takes into account the plans for 244 and 246, which have already been approved by the LACAC, and uses the same Guidelines criteria, but better reflects the heritage characteristics of St. Patrick and Dalhousie Streets:
-height of three stories in harmony with the buildings on St. Patrick Street;
-reminder of heritage character by use of red brick on the St, Patrick and Dalhousie façades;
-porte-cochere.
The project complies favourably with the Guidelines as follows:
1. In terms of building volume and mass, the project proportions are modest and do not greatly exceed those of the lot’s existing structures while remaining less in height and mass than the four-storey Montmartre project.
2. The project complements the contemporary architectural design implied in the Montmartre project, especially at street level;
3. The low-rise quality of the project reinforces some of the heritage characteristics of the Montmartre project, in particular the mansard roofs.
4. The project retains four small, separate units on the same lot; that is, it is on a human and community scale of development.
5. The project retains four small, separate units even though it cannot preserve the characteristics of the façade at 238 Dalhousie, specifically the entries, given the interior constraints imposed by the need to install a staircase for the apartments located on the upper storeys of 236 and 238 Dalhousie.
6. The project avoids erecting a monolithic mass, like the Lauzon Building on the south-west corner of St. Patrick and Dalhousie Streets;
7. The project fits into the irregular architectural environment marked by the buildings situated at the ends of the block of Dalhousie Street North, that is, on the corner of St. Patrick and Dalhousie (244 and 246 Dalhousie to be renovated) and on the corner of Guigues (224 Dalhousie as renovated).
8. The choice of materials and colours enhances the individual characteristics of the units and emphasizes the blend of contemporary and harmonious and the individuality of the units.
9. The main materials chosen for the finishings are fibre cement and VIC WEST metal panelling with decorative finishing in polished metal or CORTEN steel. The commercial fronts, which will be subject to heavier use, will use a superior quality (see the colour elevations in the attached document).
The attached documents complete the project’s statement of compliance with the Guidelines.
For all these reasons, we consider that the project objectively and favourably meets the requirements of the City of Ottawa’s Official Plan and sections 4.6.1.1 and 4.6.1.2.
We therefore request that LACAC prepare a report recommending that the Planning and Environment Committee support this project and ask Council to approve it.
We are always available to answer any question or provide further information.
Martin Brière
Mélinda Hart
Brière, Gilbert + Associés, Architectes
Luc André VINCENT
238 1/2 Dalhousie,
Ottawa, Ontario,
KIN 7E2 (Tel: 241-2541/ 265-1251)
