1.   APPLICATION UNDER THE ONTARIO HERITAGE ACT TO DEMOLISH 84-86 ST. ANDREW AND TO CONSTRUCT A NEW THREE-STOREY BUILDING AT 80-82 ST. ANDREW STREET LINKED TO NEW CONSTRUCTION AT 84-86 ST. ANDREW STREET IN THE LOWERTOWN WEST HERITAGE CONSERVATION DISTRICT

 

DEMANDE PRÉSENTÉE AUX TERMES DE LA LOI SUR LE PATRIMOINE DE L’ONTARIO VISANT À DÉMOLIR L’IMMEUBLE SITUÉ  AUX 80 ET 82, RUE ST. ANDREW ET À LE REMPLACER PAR UN NOUVEL IMMEUBLE DE TROIS ÉTAGES QUI SERAIT RELIÉ À LA NOUVELLE CONSTRUCTION DU 84 ET 86 RUE ST. ANDREW DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DU CENTRE-VILLE OUEST

 

 

Committee recommendationS AS AMENDED

 

Despite the fact that the Local Architectural Conservation Advisory Committee deplores the unauthorized demolition of 84-86 St. Andrew Street, in the Lowertown West Heritage Conservation District, that Council:

 

1.         Approve the application for the demolition of 84–86 St. Andrew Street in the Lowertown West Heritage Conservation District;

 

2.         Approve the application for new construction at 84–86 St. Andrew Street in the Lowertown West Heritage Conservation District in accordance with the plans submitted by François Latreille, received on October 16, 2006, and as modified to reflect the entire demolition of the subject properties and new drawings to be submitted by François Latreille;

 

3.         Approve the application for the construction of a new three-storey building at 80‑82 and 84-86 St. Andrew Street in the Lowertown West Heritage Conservation District in accordance with the plans to be submitted by François Latreille, revising the plans submitted on October 19, 2006.

 

 

RecommandationS modifiÉeS du Comité

 

Bien que le Comité consultatif sur la conservation de l’architecture locale déplore la démolition non autorisée du 84-86, rue St-Andrew dans le district de conservation du patrimoine de la Basse-ville Ouest, que le Conseil :

 

1.         approuve la demande de démolition de l’immeuble situé aux 84 et 86, rue St. Andrew, dans le District de conservation du patrimoine du Centre-ville Ouest;

 

2.         approuve la demande de reconstruire l’immeuble situé aux 84 et 86, rue St. Andrew, dans le District de conservation du patrimoine de la Basse-ville Ouest, en conformité avec les plans soumis par François Latreille, qui sont été reçus le 19 octobre  2006, tels que modifiés afin de refléter la démolition totale des propriétés en question et les nouveaux dessins que François Latreille doit soumettre; 

 

3.         approuve la demande de construction d’un nouvel immeuble de trois étages aux 80 et 86, rue St. Andrew, dans le District de conservation du patrimoine de la Basse-ville Ouest, en conformité avec les plans que François Latreille doit soumettre et qui modifient les plans soumis le 19 octobre 2006. 

 

 

 

Documentation

 

1.      Deputy City Manager's report Planning, Transit and the Environment dated 21 February 2008 (ACS2008-PTE-PLA-0070).

 

2.      LACAC Extract of Draft Minutes of 28 February 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  

 

21 February 2008 / le 21 février 2008

 

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

 

Rideau-Vanier (12)

Ref N°: ACS2008-PTE-PLA-0070

 

 

SUBJECT:

Application under the Ontario Heritage AcT to demolish 84-86 st. andrew and to construct a new three-storey building at 80-82 st. andrew street linked to new construction at 84-86 st. andrew street in the lowertown west heritage conservation district

 

 

OBJET :

demande prÉsentÉe aux termes de la loi sur le patrimoine de l’Ontario visant À démolir l’immeuble situÉ  aux 80 et 82, rue st. andrew et À le remplacer par un nouvel immeuble de trois étages qui serait relié à la nouvelle construction du 84 et 86 rue st. andrew dans le district de conservation du patrimoine du cENtre-ville ouest

 

REPORT RECOMMENDATIONS

 

That the Local Architectural Conservation Advisory Committee recommend that Planning and Environment Committee and Council:

 

1.         Approve the application for the demolition of 84–86 St. Andrew Street in the Lowertown West Heritage Conservation District;

 

2.         Approve the application for new construction at 84–86 St. Andrew Street in the Lowertown West Heritage Conservation District in accordance with the plans submitted by François Latreille, received on October 16, 2006, and as modified to reflect the entire demolition of the subject properties and new drawings to be submitted by François Latreille;

 

3.         Approve the application for the construction of a new three-storey building at 80‑82 and 84-86 St. Andrew Street in the Lowertown West Heritage Conservation District in accordance with the plans to be submitted by François Latreille, revising the plans submitted on October 19, 2006.

 

(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.)

 

 

RECOMMANDATIONS DU RAPPORT

 

Que le Comité consultatif sur la conservation de l'architecture locale recommande au Comité de l'urbanisme et de l'aménagement et au Conseil :

 

1.         d’approuver la demande de démolition de l’immeuble situé aux 84 et 86, rue St. Andrew, dans le District de conservation du patrimoine du Centre-ville Ouest;

 

2.         d’approuver la demande de reconstruire l’immeuble situé aux 84 et 86, rue St. Andrew, dans le District de conservation du patrimoine de la Basse-ville Ouest, en conformité avec les plans soumis par François Latreille, qui sont été reçus le 19 octobre  2006, tels que modifiés afin de refléter la démolition totale des propriétés en question et les nouveaux dessins que François Latreille doit soumettre; 

 

3.         d’approuver la demande de construction d’un nouvel immeuble de trois étages aux 80 et 86, rue St. Andrew, dans le District de conservation du patrimoine de la Basse-ville Ouest, en conformité avec les plans que François Latreille doit soumettre et qui modifient les plans soumis le 19 octobre 2006. 

 

(Nota: L’approbation de cette demande aux termes de la Loi sur le patrimoine de l’Ontario ne signifie pas pour autant qu’elle satisfait aux critères de délivrance d’un permis de construire.)

 

BACKGROUND

 

The buildings located at 80‑82 and 84-86 St. Andrew Street (see Document 1) are within the boundaries of the Lowertown West Heritage Conservation District, designated under Part V of the Ontario Heritage Act in 1994 through By-law 192-94.  This report has been prepared because the consent of City Council is required before a building can be demolished and new construction can proceed within a heritage conservation district. 

 

The building located at 80‑82 St. Andrew Street is a flat-roofed, two-storey structure that was built prior to 1869 (see Document 2).  It is clad in metal siding and has a front porch with a shed roof.  The building has been extensively altered and was rated as a Category 4 building, or a building of no heritage significance, as part of the Lowertown West Heritage Conservation District Study.

 

The building located at 84‑86 St. Andrew Street is a gable-roofed, two-storey building that was built prior to 1870 (see Document 2). It is a Category 3 building.  It is clad in metal siding and has a porch with a metal awning.

 

The applicant originally proposed to demolish the building located at 80‑82 St. Andrew Street and to construct a three-storey replacement building linked to 84‑86 St. Andrew Street. It was approved by LACAC 9 Nov 2006 and by Council December 14, 2006. The building located at 84‑86 St. Andrew Street was to retain two outside walls in the new construction, however, during the demolition of the remainder of the building, the walls buckled threatening the integrity of the privately owned house next door. At that point the proponent made a decision to completely demolish the structure without advising the City as to his decision for fear of severe reprisal and consequent ruinous penalties.   Some alterations are proposed, including the construction of dormers on the front elevation and the rearrangement of window openings on the front elevation.   

The replacement building located at 80‑82 St. Andrew Street will be clad in brick and will be three storeys high, with the third storey set back from the front elevation (see Document 4 and Document 5).  It will have a building cornice, regularly spaced windows and an entrance at grade with canopy.  The linking building between 80‑82 St. Andrew Street and 84‑86 St. Andrew Street will be contemporary in its massing, fenestration and use of materials.  The rear yard setback of the linking building will be 7.9 m, allowing for a landscaped area to the rear of the linking building. 

 

DISCUSSION

 

The Guidelines for Infill Buildings in the Lowertown West Heritage Conservation District Study recommend:

 

  1. Infill buildings must respect the scale, setbacks, architectural design and materials of neighbouring buildings.

 

  1. Small scale development, working within existing lot divisions, should be encouraged.
  2. Contemporary design should contribute to and enhance the continuing architectural evolution of the District.  Infill buildings should not attempt to appear older than they are.

 

The Department supports this application because it respects the scale and design of buildings in the streetscape.  The proposed development is small in scale and maintains the appearance of existing lot divisions.  The replacement building located at 80‑82 St. Andrew Street will be contemporary in character and compatible with adjacent heritage buildings. 

 

It will be clad in brick, but will make use of contemporary approaches to fenestration and building decoration. The building located at 84‑86 St. Andrew Street will be reconstructed with the changes mentioned above.  Finally, the link between 80‑82 St. Andrew Street and 84‑86 St. Andrew Street will be a subordinate element in the streetscape and contemporary in character, in keeping with the intent of the guidelines. 

 

It is noted that the proponent has acknowledged that the City has commenced legal action over the demolition of 84-86 St. Andrew Street as per the original LACAC approval, as authorized under the provisions of the Ontario Heritage Act. This matter is a separate action and will be dealt with in due course.

 

CONSULTATION

 

Adjacent property owners were notified by a hand delivered 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.  Because of the urgency of this matter, a new circulation was not undertaken.

 

The Ward Councillor supports this application.

 

FINANCIAL IMPLICATIONS

 

N/A

 

SUPPORTING DOCUMENTATION

 

Document 1 - Location Map

Document 2 - Heritage Survey Form 80-82 St. Andrew Street

Document 3 - Heritage Survey Form 84-86 St. Andrew Street

Document 4 - 2006 Plan

Document 5 - 2006 Elevations

 

 

DISPOSITION

 

City Clerk’s Branch, Council and Committee Services Branch, to notify the applicant (François Latreille, 100 St. Andrew Street, Ottawa, Ontario  K1N 5G2) and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario  M5C 1J3) of City Council's consent to demolish the building located at 80-82 St. Andrew Street and 84-86 St. Andrew Street to construct a new building.


LOCATION MAP                                                                                                    DOCUMENT 1

HERITAGE SURVEY FORM 80-82 ST. ANDREW STREET                            DOCUMENT 2

 




HERITAGE SURVEY FORM 84-86 ST. ANDREW STREET                            DOCUMENT 3

 



PLAN                                                                                                                DOCUMENT 4

 


ELEVATIONS                                                                                                          DOCUMENT 5


 

 

Local Architectural Conservation

Advisory Committee

 

EXTRACT OF DRAFT

Minutes 12

28 February 2008

 

 

 

Comité consultatif sur la conservation de l’architecture locale

 

extrait de l’Ébauche

du Procès-verbal 12

le 28 février 2008

 

APPLICATION TO DEMOLISH 132 STANLEY AVENUE, A BUILDING IN THE NEW EDINBURGH HERITAGE CONSERVATION DISTRICT  AND APPLICATION FOR NEW CONSTRUCTION IN THE NEW EDINBURGH HERITAGE CONSERVATION DISTRICT.       

DEMANDE DE DEMOLITION DU 132, AVENUE STANLEY, UN BATIMENT SITUE DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE NEW EDINBURGH, ET DEMANDE DE NOUVELLE CONSTRUCTION DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE NEW EDINBURGH.

ACS2008-PTE-PLA-0029                                                             Rideau-Rockcliffe (13)

 

Sally Coutts, Heritage Planner provided an overview of the departmental report.

 

Debbie Belfie, D.G. Belfie Planning & Development Consulting Ltd., was present to answer questions on the proposal and gave short presentations on the project.

 

The Committee heard from the following delegations speaking in opposition to the demolition of 132 Stanley Avenue and the application for construction of two groups of three townhouses. Their comments are outlined below:

 

1)   John Wood, 114 Stanley Avenue, Ottawa, ON, K1M 1N9;

2)   Paul McConnel , 160 RiverLane , Ottawa, ON, K1M 1T1;

3)      Rosemarie Tovell, 124Crichton Street, Ottawa, ON K1M 1V9;

4)      Peter Boehm, 128 Stanley Aveneu, Ottawa, ON, K1M 1N9;

5)      Tony Roth, 54 Queen Victoria street, Ottawa, ON, K1M 1S7;

6)      David Flemming, President, Heritage Ottawa;

7)      Iola Price, 563 Fairview Avenue, Ottawa, ON.

 

·                    The proposed development is unprecedented in terms of mass, population density and lack of green space, to this part of Stanley Ave.  River Lane and Queen Victoria St.  Currently all buildings on the block are either single-family dwellings or doubles, and one three unit town house.  There are no double three-unit, three story townhouses on single or double lots.

 

·                    The height and mass of the proposed two three-unit structures will block light, view and impede privacy of neighbouring properties.  The footprint of the proposed structures will far exceed the current structure as well as any other structure on the block.  

 

Although all multi-unit dwellings on the block are two storey’s, the two structures will be three stories and will be higher than the tallest building on the block, which is a single-family house.   The resulting “fortress-like buildings” would completely dwarf the rest of the block, and be at odds with the heritage character of the neighbourhood. 

 

·                    The current plans will ensure the virtual elimination of all green space from the property.  This will also mean the elimination of mature trees, some of which are on City property.  Currently approx. 60% of the property is green space. 

 

Whereas all other properties on the block have yards, the six units will not have yards and the property will consist almost entirely of building and access road.

 

·                    Accommodation for 12 cars on a double lot is excessive and will negatively impact environmentally on neighbouring properties as well as on the traffic flow in general.  Currently most lots have dwellings with parking for one car, few have double garages. 

 

·                    In addition to environmental implications, the proposed project also has serious traffic safety implications. A new road connecting Stanley Ave to River Lane, in effect creating a thorough–fare, is both unprecedented and unsafe.  River Lane being very narrow, struggles with the current level of traffic particularly in winter, and is not designed to deal with an influx of cars, which would create safety issues.

 

·                    While six three-storey town houses with high ceilings, double car garages but no green space might be acceptable in suburbia, our community is different.  Our community is built on a more modest, environmentally friendly, human scale.  There are other properties in the neighbourhood with dilapidated 1960s structures, and allowing this project to proceed as the developer proposes sets a dangerous precedent which will irrevocably change not only the heritage character but the liveability of the neighbourhood as well.

 

·                    The proposed development is inappropriate and unacceptable to the interests of the neighbourhood and the community in general.

 

·                    In this heritage conservation district, most of the houses have or had small gardens, trees on the street (mostly Sugar and Red Maples – Acer saccharum and A. rubrum) and areas of greenspace.  The proposed development eliminates the existing greenspace facing Queen Victoria and River Lane.  The development will also require the removal of trees along the lot line with the adjoining neighbour close to River Lane.  The eight-foot space between the two proposed buildings does not compensate.

 

·                    There are three semi- to mature Sugar Maple trees fronting on Stanley Street.  One is proposed for removal to create an asphalt laneway leading to the double garages.  A second maple will be put in jeopardy when its roots are cut for the excavation and to create the laneway. 

 

·                    The proposal to plant the exotic Honey Locust trees (Gleditsia tricanthos) on Queen Victoria Street is of concern.  It is often planted in harsh sites (excess salt, lack of water etc.) but in New Edinburgh, a residential area with much less salt used than, for instance, on Bank Street, there is no reason why a native species of tree could not be planted on the City right of way.  The City forester is open to the idea that a native species of suitable size should be planted there.

 

Additional comments are contained in their submissions, copies of which are held on file with the Coordinator.

 

Written comments in opposition to the proposal were received from the following and held on file:

 

a.       New Edinburgh Community Alliance (N.E.C.A.)

b.      Tony Roth

c.       Joan Mason

d.      Isabelle Daoust

e.       Mr. and Mrs. J. M. Fraser

f.        Sarah Taylor

g.       Susan Sinclair

h.       Steven Takach

i.         Amelia and Grady Johnson

j.        Julia Wayand And Peter Boehm

k.      David and Chris Dodge

l.         Jean - Louis Wallace

m.  Daid Flemming , President, Heritage Ottawa

n.   Gemma Kerr

o.   James and Alexandra Lambert

p.   Iola Price

 

A petition containing 174 names opposing the proposed development was also provided to the Committee.

 

Moved by A. Keith

 

Whereas the mass, the density and the lack of green space of the proposed development are not appropriate for this part of the Heritage District, and does not fit the streetscape;

 

Therefore be it resolved that the Local Architectural Conservation Advisory Committee recommend that Planning and Environment Committee recommend that Council:

 

1.         Reject the demolition of 132 Stanley Avenue, a property located in the New Edinburgh Heritage Conservation District and designated under Part V of the Ontario Heritage Act.

 

2.         Reject the application to construct two groups of three townhouses, according to drawings by David Mailing, Architects, received on February 11, 2008.

 

 

                                                                                                      CARRIED as amended