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 : Ned Lathrop, Deputy City Manager/
Directeur municipal adjoint,
Planning and Growth Management/Urbanisme et Gestion de la croissance
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 approve the application for new construction
in the Lowertown West Heritage Conservation District at 224-226 Dalhousie
Street/126 Guigues Avenue in accordance with the plans filed by Douglas Hardie
Architect Inc. included as Documents 3 to 7 as received on May 2, 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.)
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 préconiser au Conseil d'approuver la demande de nouvelle construction dans
le district de conservation du patrimoine de la Basse-Ville Ouest aux 224-226,
rue Dalhousie/126, avenue Guigues conformément aux plans présentés par Douglas
Hardie Architect Inc., ci-joints à titre de Documents 3 à 7 et reçus le 2 mai
2006.
(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.)
Local Architectural Conservation Advisory Committee Recommendation : 25 May 2006
LACAC unanimously supported the departmental recommendation.
BACKGROUND
The property at 224-226 Dalhousie Street/126 Guigues Avenue is situated within the Lowertown West Heritage Conservation District which is designated under Part V of the Ontario Heritage Act (OHA) through By-law 192-94. Alterations to existing buildings and new construction within a Heritage Conservation District requires the approval of City Council following consultation with the Local Architectural Conservation Advisory Committee (LACAC). A location plan is included as Document 1.
DISCUSSION
This
project involves the rehabilitation of the existing two-storey commercial
building at 224‑226 Dalhousie Street/126 Guigues Avenue for commercial
and residential use with extensive new infill construction on the vacant land
on either side. The existing double dwelling at 114‑116 Guigues
Avenue at the west end of this site is in the process of rehabilitation by the
Regional Group and owners of these units will have access to underground
parking associated with the overall project.
New
construction associated with this project will include a semi-detached dwelling
located on Guigues Avenue between the existing two-storey commercial building
on the east and the existing semi-detached on the west as shown on Document 4,
Guigues Avenue -North Elevation and Document 5, Guigues Streetscape. There will
be infill construction behind this streetscape which will include two
townhouses and a duplex fronting on an interior courtyard as shown on Document
6. The courtyard will be accessed through a gateway immediately west of the
existing corner building.
There
will be a rooftop addition on the corner building featuring an open terrace.
This will be setback from the edge of the building to minimize its visibility
from the street. The new additions to the south along Dalhousie Street will
gradually rise to four storeys as show in Document 7. The design of these new buildings with a distinct break along
the street is similar to the concepts illustrated to LACAC on June 4, 2005
during pre-consultation on this project. Further details regarding the design
of this project are included in a Cultural Heritage Impact Statement/Project
Summary included as Document 8.
Section
4.6.1.2 of the Official Plan states that, “ Where... new construction in a
Heritage Conservation District is proposed, the applicant will consult the
heritage conservation district study of that district for design
guidance.” Relevant guidelines in the
Lowertown West Heritage Conservation District Study (Sections 7.5.5 and 7.4.2 )
state :
When development takes place across several property lines, encourage the articulation of the original lot divisions in the facade of the new buildings so that the buildings read as a combination of smaller elements;
Infill buildings must respect the scale, setbacks,
architectural design and materials of neighbouring buildings;
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;
Street-related commercial activities, and cafes and
restaurants are to be at grade with residential or commercial office space n
the upper floors. Emphasis of commercial activities should be on providing
services to the adjacent residential community.
The Department supports this application because it respects the character of Lowertown West Heritage Conservation District through its retention and rehabilitation of the two existing heritage buildings on the site and the new construction on the vacant part of the site which has been designed in a manner that respects the existing heritage buildings and streetscape while still being clearly identified as new.
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 Bédard is aware of this project.
The
Lowertown West Community Association is aware of this project.
Heritage
Ottawa is aware of this this project.
The
zoning variances required for this project were approved by Committee of
Adjustment and are in place. There was public consultation as a result of that
process as well as the Site Plan Control application which is currently
underway.
The
project has been advertised in the print media for several months and on a
website at www.montmartredevelopments.ca.
The applicant presented the initial concepts for this project to LACAC in June, 2004 and several of LACAC's suggestions were incorporated in the final design.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document
2 Heritage Survey Form - 224-226
Dalhousie Street/126 Guigues Avenue
Document
3 Heritage Survey Form 114-116
Guigues Avenue
Document
4 Guigues Avenue-North Elevation
Document
5 Guigues Streetscape
Document
6 Interior Courtyard North Elevation
Document
7 Dalhousie Streetscape
Document 8 Cultural Heritage Impact Statement/Project Summary
DISPOSITION
The Corporate Services Department, Council and Committee Services Branch, to notify the applicant The Regional Group of Companies, 1737 Woodward Drive, Ottawa, Ont K2C 0P9, the architect Douglas Hardie Architect Inc., Ste. 301,311 Richmond Road K1Z 6X3 and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s consent for new construction in the Lowertown West Heritage Conservation District at 224‑226 Dalhousie Street/126 Guigues Avenue.
DOCUMENT 1
LOCATION PLAN
DOCUMENT 2
HERITAGE SURVEY FORM – 224-226
DALHOUSIE STREET
DOCUMENT 3
HERITAGE SURVEY FORM – 114-116
GUIGUES AVENUE
DOCUMENT 4
GUIGUES AVENUE -NORTH ELEVATION
DOCUMENT 5
GUIGUES STREETSCAPE
DOCUMENT 6
INTERIOR COURTYARD NORTH ELEVATION
DOCUMENT 7
DALHOUSIE STREETSCAPE
DOCUMENT 8
CULTURAL HERITAGE IMPACT STATEMENT/
PROJECT SUMMARY
