APPLICATION FOR NEW CONSTRUCTION AT
506 KENT STREET, A PROPERTY LOCATED IN THE CENTRETOWN HERITAGE CONSERVATION
DISTRICT AND DESIGNATED UNDER PART V OF THE ONTARIO HERITAGE ACT demande de nouvelle construction au 506, rue kent,
propriété située dans le district de conservation du patrimoine du
centre-ville et désignée aux termes de la partie v de la loi sur le patrimoine de l’ontario + |
staff and obhac recommendations
That the Planning and Environment Committee
recommend that Council:
1. Approve the application for new construction at 506 Kent Street,
in accordance with the plans submitted by Harish Gupta, Harish Gupta Architects
Inc. as received on December 10, 2009.
2. Issue the Heritage Permit with a two-year expiry date from the
date of issuance.
(Note: The statutory 90-day timeline for
consideration of this application under the Ontario
Heritage Act will expire on March 14 2010.)
(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.)
recommendations
du personnel et du ccpbo
Que le Comité Comité de l’urbanisme et de l’environnement recommande au
Conseil :
1.
D’approuver la demande de nouvelle
construction au 506, rue Kent conformément aux plans soumis par Harish Gupta,
Harish Gupta Architects Inc. et tels que reçus le 10 décembre 2009.
2.
De délivrer un permis patrimonial dont la
date d’expiration est fixée à deux années après la date de délivrance.
(Nota : le délai de 90 jours prévu par la Loi sur le patrimoine de l'Ontario expire le 14 mars 2010.)
(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.)
Documentation
1. Deputy City Manager's report Planning, Transit and the Environment
dated 7 January 2010 (ACS2010-ICS-PGM-0023).
2. LACAC Extract of Draft Minutes of 21
January 2010.
Report
to/Rapport au :
Ottawa Built Heritage Advisory Committee
and /
et
Planning
and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
07
January 2010 / le 07 janvier 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 : John Smit,
Manager/Gestionnaire, Development Review-Urban Services/Examen des projets
d'aménagement-Services urbains, Planning and Growth Management/Urbanisme et
Gestion de la croissance
(613) 580-2424, 13866
John.Smit@ottawa.ca
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 506 Kent Street, in accordance with the
plans submitted by Harish Gupta, Harish Gupta Architects Inc. as received on
December 10, 2009.
2. Issue the Heritage
Permit with a two-year expiry date from the date of issuance.
(Note: The statutory 90-day timeline for consideration of this
application under the Ontario Heritage
Act will expire on March 14 2010.)
(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.)
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 :
1.
D’approuver la demande de nouvelle
construction au 506, rue Kent conformément aux plans soumis par Harish Gupta,
Harish Gupta Architects Inc. et tels que reçus le 10 décembre 2009.
2.
De délivrer un permis patrimonial dont la
date d’expiration est fixée à deux années après la date de délivrance.
(Nota : le délai de 90 jours prévu par la
Loi sur le patrimoine de l'Ontario
expire le 14 mars 2010.)
(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.)
BACKGROUND
The property under review, 506 Kent Street (Document 1) is currently a vacant lot, previously occupied by a 2½-storey side gable row house that was demolished in 2003 following the collapse of the foundation. A photo of the building prior to demolition is included in Document 3. The proposal is to construct a new three-storey, three-unit apartment building on the site.
This report has been prepared because an application has been submitted for new construction on the site and, according to the Ontario Heritage Act, the permission of City Council is required before the project can proceed. Minor variances are also required prior to the issuance of a building permit.
DISCUSSION
Recommendation 1
506 Kent Street is located within the Centretown Heritage Conservation District (HCD). 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 7) 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 in the World War I period, and the development of numerous large high-rise buildings in the more recent past.
The Study features general principles regarding new construction in the district noting that due to the high number of vacant lots in the District, “sympathetic infill is important to the long term survival of the heritage residential character.” In addition to these general principles there are specific “Guidelines” related to new infill in the District. The guidelines related to residential infill are applicable to the proposed development:
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.
The complete Centretown Heritage Conservation District study has been distributed to all members of OBHAC and is held on file with the OBHAC Co-ordinator (Document 8). A Cultural Heritage Impact Statement/Heritage Planning Rationale is included as Document 9.
The proposed development is a three-storey, three-unit flat-roofed triplex. The building will be clad in red brick articulated with soldier brick courses and stacked bond courses to break up the façade. The foundation will be clad in a stone veneer and feature small basement windows.
The property is located at the corner of Kent Street and Arlington Street (Document 2) and as such has two major street-facing elevations. The main entrance to the building will be on Kent Street with a secondary entrance on Arlington Street. The Kent Street façade features a symmetrical arrangement of single hung windows finished with stone sills and lintels with keystones. The main entrance is at the centre of the Kent Street façade featuring a small porch. The proposed building features a strong cornice with a central feature that provides a sense of verticality over the main entrance. Along with the porch at the main entrance, there are two additional balconies featuring metal railings.
The Arlington Street elevation features a secondary entrance to the building with a small canopy. The windows are a combination of single hung and fixed windows (in the stairwell) and are all finished with stone sills and lintels. The Arlington Street elevation also features soldier courses and stacked bond courses to articulate the façade. Proposed elevations are attached in Document 5.
The proposed landscaping for the site includes the retention of a large existing deciduous tree on the Arlington Street side of the building. Further landscaping includes plantings of shrubs and plans around the building along with grass between the building and the sidewalk. There will be paths of paving stones to all entrances of the building and the driveway will be turfblock pavers. Three new coniferous trees will be planted at the rear of the building (Document 6).
The proposed site is at the edge of the Centretown Heritage Conservation District and as such the character of the surrounding area is varied (Document 4). The area to the south of the site includes the bus station, Glashan Public School and the Queensway. North of the site is primarily residential including many converted single-family dwellings and to the east and west of the site along Arlington Street is also mainly residential.
The Department supports this application because the proposed building is complementary and sympathetic to the heritage character of the Centretown Heritage Conservation District. Moreover, the proposed new construction meets the goal of filling in vacant lots in Centretown to re-establish streetscape continuity. The proposal meets the Guidelines outlined in the Centretown Heritage Conservation District study as it is complementary and sympathetic to the surrounding two to three storey residential buildings, the use of brick veneer as the primary finish with an articulated cornice and other architectural details are in accordance with the Guidelines.
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 permit.
RURAL IMPLICATIONS
N/A
CONSULTATION
Adjacent property owners were notified by letter of the date of the Ottawa Built Heritage Advisory Committee (OBHAC) and Planning and Environment Committee meetings and were provided with comment sheets to be returned to OBHAC.
The Centretown Community Association is aware of this project.
Heritage Ottawa is aware of this project.
The Ward Councillor, Diane Holmes is aware of this project and had the comments below:
I
am pleased to see residential redevelopment of this vacant lot. My primary
comments on the proposed elevations are:
1.
The scale of the dentil mouldings in the cornice is somewhat coarse.
2. The colour rendering makes the brick appear to be very pink.
The brick selected should be more harmonious with the other red brick houses in
this area.
LEGAL/RISK MANAGEMENT
IMPLICATIONS:
There are no legal/risk management implications associated with this report
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 what is unique
and special about each community 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.
N/A
FINANCIAL IMPLICATIONS
N/A
This application was completed within the 90-day time period prescribed by the Ontario Heritage Act. The 90-day time period expires on March 14, 2010.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Bird’s Eye View
Document 3 Photo of original building on site
Document 4 Current Conditions
Document 5 Elevations/ Streetscape
Document 6 Site/Landscape Plan
Document 7 Statement of Heritage Character from Centretown Heritage Conservation District Study (held on file with the City Clerk)
Document 8 Centretown Heritage Conservation District Study (distributed separately to OBHAC members and on file with the City Clerk.)
Document 9 Cultural Heritage Impact Statement/Heritage Planning Rationale
DISPOSITION
City
Clerk and Solicitor Department, Legislative Services to notify the property
owner and the Ontario Heritage Trust (10 Adelaide Street East, 3rd
Floor, Toronto, Ontario, M5C 1J3) of Council’s decision to permit the new
construction at 506 Kent Street.
HARISH GUPTA ARCHITECT
INC.
1066 PLANTE DRIVE, OTTAWA, ONTARIO K1V-9E6
TEL: 613.737.5939 FAX:
613.737.3403
e-mail: guptagee@yahoo.com
December 27, 2009
Proj. # 4209
City of Ottawa
Planning and Growth
Management
110 Laurier Ave.
Ottawa, ON K1P1J1
Attn: Ms Lesley Collins, Heritage Planner
Re: 3 Storey-3 units Apartment building,
506-512 Kent Street, Ottawa ON
Our client is
proposing to construct a 3 storey 3 units apartment building on this presently
vacant lot on North West corner of Kent and Arlington streets. The old building
on this lot was demolished in 2003 due to unsafe conditions. Available photos
of the demolished building are attached for reference.
Proposed structure
has been designed to be aesthetically appealing that complements by using
materials (red brick), stone at building plinth and window sill/lintel, dentils
at cornice and treatment of details, building height to respect the heritage
guidelines for the area.
We will be looking
for minor variance, for Heritage Overlay (Section 14(1) and a reduced exterior
side yard (South side) thus increasing the North side yard for landscaped
amenity space. Parking area will be fenced and use of brick paving for walkways
will be visually pleasant.
We believe that the
proposed design for the building on this vacant lot will be a great improvement
to the Streetscape, as it follows the guidelines for design in a Heritage
Conservation District and heritage overlay under zoning by-law.
Harish Gupta
Cc: Mr. Zia Rehma
Application for new construction at
506 kent street, a property located in the centretown heritage conservation
district and designated under part v of the ontario heritage act.
demande de nouvelle construction au 506, rue kent, propriété située dans
le district de conservation du patrimoine du centre-ville et désignée aux
termes de la partie v de la loi sur le
patrimoine de l’ontario
ACS2010-ICS-PGM-0023 Somerset (14)
Lesley Collins, Heritage Planner, provided a
brief overview of the proposed new construction at 506 Kent Street.
Members had questions with regards to the
materials proposed for the construction.
The owners were present and answered members’ questions, assuring
members that natural stone would be used for the foundation of the building,
and that they would consult with City staff for details such as materials used
for balconies, type of stone used in foundation, and other minor variances.
The following correspondence was received and
is held on file in the City Clerk’s office pursuant to the City of Ottawa’s
Records Retention and Disposition Bylaw:
·
Email
dated 19 January 2010 from Ken L. Elder, Advocacy Director, Heritage Ottawa, in
support of the application.
Moved by S. Whammond,
That the Ottawa Built Heritage Advisory Committee recommend that
Planning and Environment Committee recommend that Council:
1. Approve
the application for new construction at 506 Kent Street, in accordance with the
plans submitted by Harish Gupta, Harish Gupta Architects Inc. as received on
December 10, 2009.
2. Issue
the Heritage Permit with a two-year expiry date from the date of issuance.
(Note: The statutory 90-day timeline for consideration of this
application under the Ontario Heritage
Act will expire on March 14 2010.)
(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.)
CARRIED