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
9 August 2006 / le 9 août 2006
Submitted by/Soumis par : John L. Moser Acting Deputy City Manager/
Directeur municipal adjoint par intérim,
Planning and Growth Management/Urbanisme et Gestion de la croissance
Contact
Person/Personne ressource : Grant Lindsay, Manager, Development Approvals
Planning and Infrastructure Approvals/
Approbation des demandes d’aménagement et
d’infrastructure
(613) 580-2424 x 13242, 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 Centretown Heritage Conservation District at 406-408
Bank Street in accordance with the plans submitted by Gary R. Stunden
Associates Inc. and Richard Chmiel Architects and Associates included as Document
2, 3 and received on August 3, 2006.
(Note: Approval to alter 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'architectural locale enjoigne le Comité de l'urbanisme et de
l'environnement de recommander au Conseil d'approuver la demande visant une
nouvelle construction dans le district de conservation du patrimoine du
centre-ville, au 406-408 de la rue Bank, conformément aux plans soumis par les
sociétés Gary R. Stunden Associates Inc. et Richard Chmiel Architects and
Associates Inc., lesquels constituent les documents 2 et 3 reçus le 3 août
2006.
(Nota : Toute autorisation accordée pour transformer un bien aux termes
de la Loi sur le patrimoine de l'Ontario ne
doit pas être interprétée comme signifiant la satisfaction des exigences pour
la délivrance d'un permis de construire.)
BACKGROUND
The vacant property at 406-408 Bank Street is located in the Centretown Heritage Conservation District which is designated under Part V of the Ontario Heritage Act (OHA) through By‑law 269-97. A location plan is included as Document 1. New construction within a Heritage Conservation District requires the approval of City Council following consultation with the Local Architectural Conservation Advisory Committee (LACAC).
DISCUSSION
The vacant property at 406-408 Bank Street was occupied by a three-storey building which was destroyed by fire within the past two years.
The proposed building would include the main "flagship" retail store for Galaxy Camera, a photographic gallery space and café on the ground floor with four floors of apartments above and a roof-top terrace. The penthouse storey would be set back from Bank Street. Below-grade parking would be accessed from Florence Street.
Further details regarding the design of this project are included in a Cultural Heritage Impact Statement/Project Summary included as Document 4.
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 Centretown Heritage Conservation District Study state:
VII.5.5 Commercial and Mixed Use Infill
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.
VII.5.5. Recommendations:
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 call attention to itself.
2. Bank Street corridor:
2.1 The form of new buildings should reflect the character of the existing streetscape. The buildings should be two, three or four storeys in height, located tight to the sidewalk with ground floor retail and commercial or residential uses on upper floors. In most cases, the buildings should cover the entire width of the lot to re-establish a continuous commercial frontage.
2.2 Ground floor facades should be transparent and three-dimensional, with large glass areas, recessed entrances, and articulated transoms. Signage should maintain existing patterns of horizontal banding. Projecting cornices can be used to emphasize the separation between ground floor and upper floors.
2.3 Upper floor facades should be more opaque, with smaller openings in a simple rhythm. The façade should be terminated by a substantial cornice or parapet detail at roof level. For buildings on corner lots, consideration should be given to the use of a turret or other device to acknowledge the corner presence.
2.4 Materials, colours and detailing should ensure continuity in the streetscape. Iron, glass and stone are traditional materials for ground level use, and brick with wood or decorative metal trim for upper floor use. These or comparable materials should be used. Colours should be rich and lighting should be vibrant but discreet, highlighting any three-dimensional detailing of the façade.
This project has gone through several design changes since it was first proposed in 2005 as a six‑storey mixed-use building for Galaxy Camera and Action Housing. The design was modified to accommodate condominium apartments with substantially more glass on the Bank Street and Florence elevations. In June 2006 the Committee of Adjustment approved the variance to permit an increased height above the three storeys permitted under the zoning by virtue of the heritage overlay. LACAC did not support this variance in comments provided to the Committee.
The City of Ottawa Design Review Panel had the following comments on the earlier design:
Key areas where opportunity exists to refine the project design to be more responsive to key design objectives/ directives:
- The development is not well integrated with the proportions, rhythms and forms used by the original commercial buildings of Bank Street.
- The development should be more sympathetic and reinforce the built fabric.
- The contextual fit is poor.
The full text of the Design Review Panel is included as Document 5 and is on file with the LACAC Coordinator.
The revised design presented in this report largely addresses the concerns regarding compatibility expressed by the Ottawa Design Review Panel, LACAC and this Department.
This Department supports this application because the proposed building, while clearly contemporary in design, respects the guidelines for infill along Bank Street in the Centretown Heritage Conservation District described above.
CONSULTATION
Adjacent property owners as well as area community
and business associations were notified by letter of the date of the LACAC and
Planning and Environment Committee meetings and were provided with comment
sheets to be returned to LACAC. This is
in accordance with the municipal public participation policy regarding heritage
alterations including infill in a heritage district.
The Ward Councillor, Diane Holmes is aware of this application.
The Centretown Citizens' Community Association is aware of this
application.
The Bank Street Business Improvement Area is aware of this
application.
Heritage Ottawa is aware of this application.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 Bank
Street and Florence Street Streetscapes and Perspectives
Document 3 Bank
Street and Florence Street Elevations
Document 4 Cultural
Heritage Impact Statement/Project Summary
Document 5 Design Review
Panel Comments (on file
with City Clerk)
DISPOSITION
The Corporate Services Department, Council and Committee Services Division, to notify the applicants Gary R. Stunden Associates Inc., Suite 210, 95 Beech Street, Ottawa, Ont. K1S 3J7, Richard Chmiel Architect and Associates Incorporated, 109 Bank Street, Ottawa, Ont., K1P 5N5 the owner Ali Asgari, 525 Bank Street, Ottawa, Ont. K2P 1Z5 and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s consent for new construction in the Centretown Heritage Conservation District at 406-408 Bank Street.
BANK STREET AND FLORENCE STREET STREETSCAPES
AND PERSPECTIVES DOCUMENT
2
BANK STREET AND FLORENCE STREET ELEVATIONS DOCUMENT
3
CULTURAL HERITAGE IMPACT STATEMENT/
PROJECT SUMMARY DOCUMENT
4
