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.)
LACAC unanimously supported the departmental recommendation.
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.
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 184.108.40.206 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.
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.
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
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.
HERITAGE SURVEY FORM – 224-226 DALHOUSIE STREET
HERITAGE SURVEY FORM – 114-116 GUIGUES AVENUE
GUIGUES AVENUE -NORTH ELEVATION
INTERIOR COURTYARD NORTH ELEVATION
CULTURAL HERITAGE IMPACT STATEMENT/