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

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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

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

 

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

 

Somerset (14)

Ref N°: ACS2010-ICS-PGM-0023

 

 

SUBJECT:

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

 

 

OBJET :

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

 

 

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:

 

Section VII.5

 

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.

 

Section VII.5.6 Residential Infill

 

  1. All infill should be of contemporary design, distinguishable as being of its own 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. Brick veneer should be the primary finish material in most areas, to maintain continuity with existing building. Trim materials would commonly be wood or 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 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.

 

COMMENTS BY THE WARD COUNCILLOR(S)

 

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

 

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 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.

 

TECHNICAL IMPLICATIONS

 

N/A

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

 

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.

 

 


LOCATION MAP                                                                                                  DOCUMENT 1

 


BIRD’S EYE VIEW                                                                                               DOCUMENT 2

 

 


CURRENT CONDITIONS                                                                                   DOCUMENT 3

 

Looking west across Kent Street towards site

 

Looking north east across Arlington towards site

 

 

Neighbouring property along Arlington Avenue

 

Looking north along Kent Street, site is at left of photo

Looking north along the east side of Kent Street
ELEVATIONS/STREETSCAPE                                                                         DOCUMENT 4






SITE/LANDSCAPE PLAN                                                                                  DOCUMENT 5


STATEMENT OF HERITAGE CHARACTER                                                DOCUMENT 6

 

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.

 


CULTURAL HERITAGE IMPACT STATEMENT                                        DOCUMENT 9

 

 

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