1. APPLICATION FOR PERMISSION TO DEMOLISH A ONE-STOREY SERVICE CENTRE AND TO CONSTRUCT AN APARTMENT BUILDING IN THE CENTRETOWN HERITAGE CONSERVATION DISTRICT AT 435 GLADSTONE AVENUE

DEMANDE DE PERMISSION DE DÉMOLIR UN CENTRE DE SERVICES D’UN ÉTAGE ET DE CONSTRUIRE UN IMMEUBLE RÉSIDENTIEL AU 435, AVENUE GLADSTONE, DANS LE DISCTRICT DE CONSERVATION DU PATRIMOINE DU CENTRE-VILLE

COMMITTEE RECOMMENDATIONS

That Council:

1. Approve the application for permission to demolish a one-storey service centre and approve the application for new construction at 435 Gladstone Avenue in accordance with the plans by M. David Blakley, submitted by Stantec Consulting Ltd., received on October 4, 2010.

2. Issue the Heritage Permit with a two-year expiry date from the date of issuance.

3. Delegate authority for minor design changes to the General Manager of the Planning and Growth Management Department.

(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.)

(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on January 2, 2011.)

RECOMMANDATIONS DU COMITÉ

Que le Conseil:

1. approuve la demande de permission de démolir un centre de services d’un étage et approuve une nouvelle construction au 435, avenue Gladstone conformément aux plans de David Blakley soumis par Stantec Consulting Ltd. et reçus le 4 octobre 2010 ;

2. délivre le permis en matière de patrimoine dont la date d’expiration est fixée à deux ans après la date d’émission ;

3. délègue le pouvoir au directeur général du Service de l’urbanisme et de la gestion de la croissance en ce qui concerne les modifications de design mineures.

(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.)

(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé

DOCUMENTATION

1. Planning and Environment Committee Report dated 18 October 2010 (ACS2010-ICS-PGM-0194).

2. Ottawa Built Heritage Advisory Committee (OBHAC) - Extract of Draft Minutes of 4 November 2010.

3. Planning and Environment Committee – Extract of Draft Minutes of 16 November 2010 (Issued Separately)

APPLICATION FOR PERMISSION TO DEMOLISH A ONE-STOREY SERVICE CENTRE AND TO CONSTRUCT AN APARTMENT BUILDING IN THE CENTRETOWN HERITAGE CONSERVATION DISTRICT AT 435 GLADSTONE AVENUE

OBHAC RECOMMENDATIONS, AS AMENDED

That the Planning and Environment Committee recommend that Council:

1. Approve the application for permission to demolish a one-storey service centre and for new construction at 435 Gladstone Avenue in accordance with the plans by M. David Blakley, submitted by Stantec Consulting Ltd., received on October 4, 2010.

2. Issue the Heritage Permit with a two-year expiry date from the date of issuance.

3. Delegate authority for minor design changes to the General Manager of the Planning and Growth Management Department.

(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.)

(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on January 2, 2011.)

RECOMMANDATIONS MODIFIÉES DU CCPBO

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil:

4. d’approuver le demande de permission de démolir un centre de services d’un étage et d’approuver une nouvelle construction au 435, avenue Gladstone conformément aux plans de David Blakley soumis par Stantec Consulting Ltd. et reçus le 4 octobre 2010 ;

5. de délivrer le permis en matière de patrimoine dont la date d’expiration est fixée à deux ans après la date d’émission ;

6. de déléguer le pouvoir au directeur général du Service de l’urbanisme et de la gestion de la croissance en ce qui concerne les modifications de design mineures.

(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé

Documentation

1. Deputy City Manager's report Planning, Transit and the Environment dated 18 October 2010 (ACS2010-ICS-PGM-0194).

2. Ottawa Built Heritage Advisory Committee (OBHAC) - Extract of Draft Minutes of 4 November 2010.

Report to/Rapport au :

Ottawa Built Heritage Advisory Committee

Comité consultatif sur le patrimoine bâti d’Ottawa

and / et

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

18 October 2010 / 18 octobre 2010

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager, Directrice municipale adjointe, Infrastructure Services and Community Sustainability, Services d’infrastructure et Viabilité des collectivités

Contact Person/Personne-ressource : Richard Kilstrom, Acting Manager/Gestionnaire intérimaire, Development Review-Urban Services/Examen des projets d'aménagement-Services urbains, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca

Somerset (14)

Ref N°: ACS2010-ICS-PGM-0194

SUBJECT:	Application for permission to demolish a one-storey service centre and to construct an apartment buildinG in the centretown heritage conservation district at 435 gladstone avenue

OBJET :	demande de permission de démolir un centre de services d’un étage et de construire un immeuble résidentiel au 435, avenue gladstone, dans le disctrict de conservation du patrimoine du centre-ville

REPORT RECOMMENDATIONS

That the Ottawa Built Heritage Advisory Committee recommend that Planning and Environment Committee recommend that Council:

1. Approve the application for new construction at 435 Gladstone Avenue in accordance with the plans by M. David Blakley, submitted by Stantec Consulting Ltd., received on October 4, 2010.

2. Issue the Heritage Permit with a two-year expiry date from the date of issuance.

3. Delegate authority for minor design changes to the General Manager of the Planning and Growth Management Department.

(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.)

(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on January 2, 2011.)

RECOMMANDATIONS DU RAPPORT

Que le Comité consultatif sur le patrimoine bâti d’Ottawa recommande au Comité de l’urbanisme et de l’environnement de recommander à son tour au Conseil :

d’approuver une nouvelle construction au 435, avenue Gladstone conformément aux plans de David Blakley soumis par Stantec Consulting Ltd. et reçus le 4 octobre 2010 ;

de délivrer le permis en matière de patrimoine dont la date d’expiration est fixée à deux ans après la date d’émission ;

de déléguer le pouvoir au directeur général du Service de l’urbanisme et de la gestion de la croissance en ce qui concerne les modifications de design mineures.

(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.)

(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé en vertu de la Loi sur le patrimoine de l’Ontario, prendra fin le 2 janvier 2011.)

BACKGROUND

The subject property, 435 Gladstone Avenue, is located in the Centretown Heritage Conservation District, (HCD) designated under Part V of the Ontario Heritage Act and created in 1997 (see Location Map, Document 1, Aerial View, Document 2 and Street Views, Document 3). This report has been prepared because an application has been received for a new apartment building at 435 Gladstone Avenue, on the north east corner of Gladstone Avenue and Kent Street, and the Ontario Heritage Act requires that City Council approve all new construction in heritage conservation districts. The site is currently occupied by a one-storey service centre and surface parking.

The Centretown HCD was designated in 1997 for its cultural heritage value as an “early residential suburb and as the temporary and permanent home of many of those who have governed and shaped the nation.” The Statement of Heritage Character” (Document 4) notes that Centretown is a primarily residential area that has experienced periods of redevelopment throughout its history particularly with the introduction of low-rise apartment buildings immediately prior to the First World War, and the development of numerous large high-rise buildings in the more recent past.

A site plan control application for this project is currently in process. In addition, the project requires a minor variance to provide relief from the provisions of the heritage overlay. However, the proposal complies with the current zoning.

DISCUSSION

The subject property is currently the location of a one-storey service centre with gas pumps, an ATCO trailer and a large amount of surface parking. Originally residential, the site became a service centre in the 1960s. The property has been purchased for redevelopment.

According to the Cultural Heritage Impact Statement, the proposed building’s design was influenced by its context, particularly the former First United Church located to the immediate north, which served as the inspiration for the crenellated parapet and the stone trim. Other influences included the small apartment buildings found in the area.

The developer is proposing a low-rise, 121 unit, apartment building for this site, four- and- a- half storeys (14.4 metres) facing Gladstone and three- and- a- half storeys (11 metres) to the north along Kent Street (for elevations, see Document 5). The building is clad in beige brick, with stone and pre-cast concrete details. The ground floor is stone clad up to the first level of balconies. A secondary cornice separates the third from the fourth storey along Gladstone Avenue and the third from the fourth storey facing Kent Street. This feature and the balconies create a strong horizontal character typical of low rise apartment buildings in the heritage conservation district. The facades are also broken up vertically by bands of windows and pavilions or projecting elements that terminate in crenellated parapets. The main entrance is located on the Kent Street façade, just north of Gladstone. It features a small, open entrance porch with a prominent cornice. To further accentuate the entrance, there are flanking windows with awnings, a small seating area and double entrance doors. The Gladstone Avenue entrance, although not as prominent, also features a cornice.

Recommendation 1

The Centretown Heritage Conservation District Study contains Guidelines, approved by Council, for the management of change in the heritage conservation district. The basic principle informing the Guidelines for new construction is “Appropriate infill design is critical to the long-term success of the heritage commercial corridors within the District. This infill must respect the existing heritage character by providing sympathetic contemporary design.”

Generally the Guidelines encourage new design that is similar in scale and massing to the existing character of the neighbourhood, does not copy existing buildings but takes design inspiration from them, and strengthens the area by filling in vacant lots and introducing new residential development. The Guidelines stress that

The actual scale and density of infill will vary depending on the exact location…. The design of new infill can learn from the successes and failures of previous experiments: most of the gradual infill and replacement over the years has maintained a reasonable continuity of form, materials, and detail.”

There are specific Guidelines associated with infill residential projects. The applicant was aware of these Guidelines from the outset of the project and went to considerable lengths to design a building in compliance with them. They are:

Recommendations

1. All infill should be contemporary design, distinguishable as being of its time. However, it must be sympathetic to the heritage character of the area, and designed to enhance these existing properties rather than calling attention to itself.

2. The form of new infill should reflect the character of existing buildings on adjoining and facing properties. The buildings should normally be three or four storeys in height, with massing and setbacks matching earlier rather than later patterns still evident in the immediate area.

3. … Small multiple-unit residential developments should reflect the U-shaped and H‑shaped patterns of earlier examples, with emphasis on the entrances.

4. Brick veneer should be the primary finish material in most areas, to maintain continuity with existing buildings. Trim materials would commonly be wood and metal; the details at cornices, eaves, and entrances should be substantial and well detailed. Colours should be rich and sympathetic to existing patterns. Lighting should be discreet and can be used to highlight architectural features.

The project, as proposed, is consistent with these Guidelines, as it is sympathetic to and takes inspiration from the character of the area, is three to four storeys in height, with massing and setbacks similar to its setting. It reintroduces residential development to Gladstone Avenue and establishes an appropriate new character, in a part of the heritage conservation district that has suffered as a result of incompatible uses and buildings.

The Guidelines also stress the importance of eliminating parking lots because of the negative effects such lots have on streetscape continuity and neighbourhood character. The Guidelines point out that “Large parking lots are also without precedent, and call attention to destruction of the built fabric of the district” (section VII.4.11) and “Many of them [surface parking lots] are visual eyesores and detract significantly from the continuity of the streetscape” (Sections VII.5.7) Finally, Section VII.5.5 says:

5. Because of the relatively high number of demolitions, many streetscapes are now interrupted by vacant lots. It is important to encourage infill development, and to promote design which is sympathetic to existing building types and which re-establishes streetscape continuity.

This project is consistent with these Guidelines because the lot is currently used for extensive surface parking, some of it associated with the service station.

Conclusion

The Department supports this proposed development not only because it complies with the Centretown Guidelines in terms of its design, but also because it will eliminate a lot which has been the site of surface parking thereby strengthening the quality of the street.

Cultural Heritage Impact Statement

The Official Plan requires that a Cultural Heritage Impact Statement (CHIS) be prepared by a heritage professional for projects of this type. CHISs are intended to provide another professional heritage opinion on projects in addition to that of staff. Staff reviews the CHIS and its findings, but forms their opinions independently.

The CHIS prepared for this project (see Document 7 for an extract, entire document on file and available from City Clerk) analysed the project in terms of the policy planning framework for the District and the Centretown Guidelines. In terms of the Guidelines, the document concluded that:

The proposed demolition of the existing structures and new construction at 435 Gladstone Avenue are not expected to adversely impact the character and values of the property, adjacent properties or the Centretown Heritage Conservation District in general. As compared to the current asphalt parking and service centre on the site, the proposed project is in fact more in keeping with the use patterns and heritage character of Centretown.

Recommendation 2

The Ontario Heritage Act does not provide any timelines for the expiry of heritage permits. A two-year expiry date is recommended to ensure that projects are completed in a timely fashion and according to the approved heritage permits.

Recommendation 3

Occasionally, minor changes to a building emerge during the working drawing phase. This recommendation is included to allow the Planning and Growth Management Department to approve these changes.

RURAL IMPLICATIONS

N/A

CONSULTATION

Adjacent property owners have been notified by letter of the application and the dates of the Ottawa Built Heritage Advisory Committee and Planning and Environment Committee meetings.

The Centretown Citizens Community Association has been informed of the project.

Heritage Ottawa is aware of the project.

COMMENTS BY THE WARD COUNCILLOR(S)

The Ward Councillor is aware of this project.

LEGAL/RISK MANAGEMENT IMPLICATIONS:

There are no legal/risk management implications associated with this report

CITY STRATEGIC PLAN

Objective F 2: Respect the existing urban fabric, neighbourhood form and the limits of existing hard services, so that new growth is integrated seamlessly with established communities.

The City wants to protect the qualities and characteristics that define communities while accommodating new growth.

Review applications as part of the development and infrastructure approval process for neighbourhood compatibility and the preservation of unique identities of our communities and villages

Objective E 8 : Operationalize the Ottawa 20/20 Arts & Heritage Plan.

2.1.2 Identify and Protect Archaeological and Built Heritage Resources, Streetscapes, Public and Symbolic Civic Places and Cultural Landscapes

2.1.2.2 The City will preserve distinct built heritage, streetscapes and cultural heritage landscapes that serve as landmarks and symbols of local identity in both urban and rural districts, as outlined in the Official Plan.

TECHNICAL IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

There are no direct financial implications associated with this report.

APPLICATION PROCESS TIMELINE STATUS

This application was completed within the 90-day time period prescribed by the Ontario Heritage Act. The 90 day period will expire on January 2, 2011.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Aerial view

Document 3 Street views

Document 4 Statement of Heritage Character

Document 5 Elevations

Document 6 Extracts from “Cultural Heritage Impact Statement.” Entire statement available

www.ottawa.ca/postingplans/home.jsf?lang=en

DISPOSITION

City Clerk and Solicitor Department, Legislative Services to notify the property owner , the applicant and the Ontario Heritage Trust (10 Adelaide Street East, 3^rd Floor, Toronto, Ontario, M5C 1J3) of Council’s decision to allow the demolition and new construction.

LOCATION MAP DOCUMENT 1

AERIAL VIEW DOCUMENT 2

STREET VIEWS DOCUMENT 3

Facing northwest

Facing northeast

Facing southeast

STATEMENT OF HERITAGE CHARACTER DOCUMENT 4

Centretown Heritage Conservation District Study

Centretown has always been a predominantly residential area, functionally linked to Parliament Hill and the structures of government. Over the past century, it has housed many individuals important to Canada’s development as a nation.

The built fabric of this area is overwhelmingly residential. It is dominated by dwellings from the 1890-1914 period, built to accommodate an expanding civil service within walking distance of Parliament Hill and government offices. There is a wide variety of housing types from this period, mixed in scale and level of sophistication. It had an early suburban quality, laid out and built up by speculative developers with repetitive groupings.

There is a sprinkling of pre-1890 buildings on the north and south perimeters, which predate any major development. There are also apartment buildings constructed and redeveloped during the 1914-1918 period in response to the need to house additional parliamentary, military, civil service and support personnel. In the recent 1960-1990 period, the predominantly low-scale environment has been punctuated by high-rise residential development.

Over the past century, this area has functioned as soft support for the administrative and commercial activity linked to Parliament Hill. In addition to residences, it has accommodated club facilities, organizational headquarters, institutions, professional offices and transportation services, all associated with Ottawa’s role as national capital. Conversely, many of the facilities that complement Centretown’s existence as a residential community have traditionally been situated in the blocks between Laurier and Wellington, closer to Parliament Hill.

Centretown has one major commercial artery, Bank Street. This street predates the community of Centretown both as a commercial route and as the major transportation corridor between Parliament Hill and outlying areas to the south. Bank Street has always serviced the entire area, with secondary commercial corridors along Elgin, Somerset and Gladstone in select locations and time periods. The Bank Street commercial corridor broadens onto associated side streets in periods of intense pressure, then narrows back to the street itself with commercial activity is in decline.

Centretown itself has always been an access route to Parliament Hill. There is a long-standing pattern of north/south movement through the area by outsiders. Over the years, this pattern has been supported by livery locations, streetcar routes and automobile traffic corridors. Long distance travellers have traditionally arrived on the transportation corridor that marks the south boundary of the area- originally the Canadian Atlantic Railway and later its replacement, the Queensway. Travel within Centretown occurs east/west radiating from Bank Street.

As the federal government’s residential quarter, planning initiatives in Centretown have been influenced by both federal and municipal authorities. Federal intervention in this area has established some of its unusual qualities such as the formal emphasis on the Metcalfe Street axis, early enhancement of its residential quality, and a number of its parks and services. The streetscapes have traditionally been enhanced by extensive public tree planting and other hard and soft landscape features, many of which have been in decline since the period of extensive tree removal in the 1930s and 40s. However, the scale and texture of the heritage streetscape are still discernable.

This area is unique both as an early residential suburb and as the temporary and permanent home of many of those who have governed and shaped the nation.

ELEVATIONS DOCUMENT 5

EXTRACTS FROM “CULTURAL HERITAGE IMPACT STATEMENT” DOCUMENT 6

Ottawa built heritage

Advisory Committee

Draft Minutes extract 47

4 november 2010

Comité consultatif sur le patrimoine bâti d’ottawa

ébauche de l’extrait du Procès-verbal 47

le 4 novembre 2010

APPLICATION FOR PERMISSION TO DEMOLISH A ONE-STOREY SERVICE CENTRE AND TO CONSTRUCT AN APARTMENT BUILDING IN THE CENTRETOWN HERITAGE CONSERVATION DISTRICT AT 435 GLADSTONE AVENUE

ACS2010-ICS-PGM-0194 Somerset (14)

Sally Coutts, Heritage Planner provided a presentation highlighting the details of the application and explaining that staff supports it because it replaces an unsightly surface parking lot/ service centre, re-establishes streetscape continuity and complies with the Centretown Heritage Conservation District Study Guidelines in terms of height, materials, and inspiration. Ms. Coutts advised that, in error, the staff recommendation did not include approval of the demolition of the one-storey service centre currently onsite and she asked that OBHAC consider amending the recommendation to include it before voting. She also advised that the notification letter staff sent to affected neighbours contained the wrong Committee and Council dates of consideration, noting that this application would be considered by the Planning and Environment Committee on November 16^th and Council on November 19^th. A correction letter had been subsequently issued. Ms. Coutts also provided a copy of comments submitted by the Design Review Panel, a copy of which is held on file with the City Clerk and Solicitor’s branch pursuant to the City’s Records Retention and Disposition Bylaw.

David Krajaefski, Stantec Consulting Ltd., applicant, was present to answer questions.

David Flemming, President, Heritage Ottawa indicated support for the proposal, noting its height and mass are appropriate for the area.

Chair Mulholland advised that OBHAC had also received a letter of opposition dated October 29, 2010 from Paul Couvrette, owner and resident 54 Florence, owner and President, Couvrette Photography Inc. (430 Gladstone).

Member Sahni inquired whether the applicant and/or staff had spoken with Mr. Couvrette to discuss and negotiate a solution to resolve his concerns. Ms. Coutts indicated that Mr. Couvrette’s concerns were not of a heritage nature and were more to do with site plan control. Mr. Krajaefski said he had been indirectly made aware of Mr. Couvrette’s concerns and understood that the planner in charge of the site plan proposal is working with Mr. Couvrette at this time.

The committee then considered the staff recommendation, including an amendment to approve the demolition of the existing service centre.

Moved by Virendra Sahni:

That the Ottawa Built Heritage Advisory Committee recommend that Planning and Environment Committee recommend that Council:

2. Issue the Heritage Permit with a two-year expiry date from the date of issuance.

3. Delegate authority for minor design changes to the General Manager of the Planning and Growth Management Department.

(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.)

(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on January 2, 2011.)

CARRIED, as amended