ACTION
ITEMS
EXÉCUTION
1. APPLICATION
TO DEMOLISH 132 STANLEY AVENUE, A BUILDING IN THE NEW EDINBURGH HERITAGE
CONSERVATION DISTRICT AND APPLICATION
FOR NEW CONSTRUCTION IN THE NEW EDINBURGH HERITAGE CONSERVATION DISTRICT.
DEMANDE DE DEMOLITION
DU 132, AVENUE STANLEY, UN BATIMENT SITUE DANS LE DISTRICT DE CONSERVATION DU
PATRIMOINE DE NEW EDINBURGH, ET DEMANDE DE NOUVELLE CONSTRUCTION DANS LE
DISTRICT DE CONSERVATION DU PATRIMOINE DE NEW EDINBURGH.
Rideau-Rockcliffe (13) ACS2008-PTE-PLA-0029
Sally Coutts, Heritage Planner
provided an overview of the departmental report.
Debbie Belfie, D.G. Belfie Planning & Development Consulting Ltd.,
was present to answer questions on the proposal and gave short presentations on
the project.
The Committee heard from the
following delegations speaking in opposition to the demolition of 132 Stanley Avenue and the application for
construction of two groups of three townhouses. Their comments are outlined
below:
1) John Wood, resident, Stanley
Avenue, Ottawa, ON;
2)
Paul
McConnel, resident, RiverLane , Ottawa, ON;
3)
Rosemarie
Tovell, resident, Crichton Street, Ottawa, ON;
3) Peter Boehm, resident, Stanley
Aveneu, Ottawa, ON;
4) Tony Roth, resident, Queen Victoria street,
Ottawa, ON;
5) David Flemming, President, Heritage
Ottawa;
6) Iola Price, resident, Fairview
Avenue, Ottawa, ON.
·
The proposed development is unprecedented in terms of
mass, population density and lack of green space, to this part of Stanley
Ave. River Lane and Queen Victoria
St. Currently all buildings on the
block are either single-family dwellings or doubles, and one three unit town
house. There are no double three-unit, three story townhouses on
single or double lots.
- The height and mass of the proposed two three-unit structures will block light, view and
impede privacy of neighbouring properties. The footprint of the proposed structures will far exceed the current
structure as well as any other structure on the block. Although all multi-unit dwellings on
the block are two storey’s, the two
structures will be three stories and will be higher than the
tallest building on the block, which is a single-family house. The resulting “fortress-like buildings” would completely dwarf the
rest of the block, and be at odds with the heritage character of the
neighbourhood.
- The current plans will ensure the virtual
elimination of all green space from the property. This will also mean the elimination of
mature trees, some of which are on City property. Currently approx. 60% of the property is
green space. Whereas all other
properties on the block have yards, the six units will not have yards and
the property will consist almost entirely of building and access road.
- Accommodation for 12 cars on a double lot is
excessive and will negatively impact environmentally on neighbouring
properties as well as on the traffic flow in general. Currently most lots have dwellings with
parking for one car, few have double garages.
- In addition to environmental implications, the
proposed project also has serious traffic safety implications. A new road
connecting Stanley Ave to River Lane, in effect creating a thorough–fare,
is both unprecedented and unsafe.
River Lane being very narrow, struggles with the current level of
traffic particularly in winter, and is not designed to deal with an influx
of cars, which would create safety issues.
- While six three-storey town houses with high
ceilings, double car garages but no green space might be acceptable in
suburbia, our community is different.
Our community is built on a more modest, environmentally friendly,
human scale. There are other
properties in the neighbourhood with dilapidated 1960s structures, and
allowing this project to proceed as the developer proposes sets a
dangerous precedent which will irrevocably change not only the heritage
character but the liveability of the neighbourhood as well.
- The proposed development is inappropriate and
unacceptable to the interests of the neighbourhood and the community in
general.
- In
this heritage conservation district, most of the houses have or had small
gardens, trees on the street (mostly Sugar and Red Maples – Acer
saccharum and A. rubrum) and areas of greenspace. The proposed development eliminates the
existing greenspace facing Queen Victoria and River Lane. The development will also require the
removal of trees along the lot line with the adjoining neighbour close to
River Lane. The eight-foot space
between the two proposed buildings does not compensate.
- There
are three semi- to mature Sugar Maple trees fronting on Stanley
Street. One is proposed for
removal to create an asphalt laneway leading to the double garages. A second maple will be put in jeopardy
when its roots are cut for the excavation and to create the laneway.
- The
proposal to plant the exotic Honey Locust trees (Gleditsia tricanthos)
on Queen Victoria Street is of concern.
It is often planted in harsh sites (excess salt, lack of water
etc.) but in New Edinburgh, a residential area with much less salt used
than, for instance, on Bank Street, there is no reason why a native
species of tree could not be planted on the City right of way. The City forester is open to the idea
that a native species of suitable size should be planted there.
Additional comments are contained in
their submissions, copies of which are held on file with the Coordinator.
Written comments in opposition to
the proposal were received from the following and held on file:
a.
New
Edinburgh Community Alliance (N.E.C.A.);
b. Tony Roth,
Queen Victoria Street, Ottawa, ON;
c. Joan Mason, Queen Victoria Street,
Ottawa, ON;
d. Isabelle
Daoust, Stanley Avenue, Ottawa, ON;
e. Mr and Mrs
J. M. Fraser, Stanley Avenue, Ottawa, ON;
f. Sarah
Taylor, resident of New Edinburgh;
g. Susan
Sinclair, Stanley Avenue; Ottawa, ON,
h. Steven
Takach, Stanley Avenue ,Ottawa, ON;
i. Amelia and
Grady Johnson, Stanley Avenue, Ottawa, ON;;
j. Julia
Wayand and Peter Boehm,
Stanley Avenue, Ottawa, ON;
k. David and
Chris Dodge, resident of New Edinburgh;
l. Jean -
Louis Wallace, Crichton Street, Ottawa, ON;
m David Flemming , President, Heritage Ottawa,
ON;
n Gemma Kerr, Stanley Avenue; Ottawa, ON;
o James and Alexandra Lambert, Stanley Ottawa,
ON;
p Iola Price, Fairview Avenue, Ottawa, ON.
A petition
containing 174 names opposing the proposed development was also provided to the
Committee.
Moved by
A. Keith
Whereas the mass, the density and the lack of green space of the
proposed development are not appropriate for this part of the Heritage
District, and does not fit the streetscape;.
Therefore be it resolved that the Local Architectural Conservation
Advisory Committee recommend that Planning and Environment Committee recommend
that Council:
1. Reject the demolition of 132 Stanley
Avenue, a property located in the New Edinburgh Heritage Conservation District
and designated under Part V of the Ontario
Heritage Act.
2. Reject the application to construct two
groups of three townhouses, according to drawings by David Mailing, Architects,
received on February 11, 2008.
CARRIED
as amended
2. APPLICATION
TO ALTER THE IRISH AMBASSADOR’S RESIDENCE, 291 PARK ROAD, ROCKCLIFFE PARK
HERITAGE CONSERVATION DISTRICT DESIGNATED UNDER PART V OF THE ONTARIO HERITAGE
ACT
DEMANDE VISANT À MODIFIER LA RÉSIDENCE DE L’AMBASSADEUR D’IRLANDE, SITUÉE
AU 291, CHEMIN PARK, DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE
ROCKCLIFFE PARK, DÉSIGNÉ AUX TERMES DE LA PARTIE V DE LA LOI SUR LE PATRIMOINE
DE L’ONTARIO
Rideau-Rockcliffe
(13) ACS2008-PTE-PLA-0054
Sally Coutts, Heritage Planner
provided an overview of the departmental report.
Nicholas Caragianis, of NCA Inc., Architect, was present to answer
questions on the proposal and gave a short presentation on the project.
The Committee heard from Iola
Price, Fairview Avenue, Ottawa, ON, concerning the landscape features for
the proposed development:
·
The
loss of three or four mature American Beech (Fagus grandifolia) trees
could be avoided if the plan were revised to site the garage and other
additions elsewhere on the property.
The tree listed as being in “fair” condition is not diseased, it is only
leaning. Left alone, it would have
another hundred or perhaps two hundred years of life.
·
The
architect and landscape architect propose to plant two “spade” beech trees in
their place. A spade trees is any tree
sufficiently large that it must be dug out of the ground with a large machine
called a tree spade. In my view and
that of two professional foresters a) it is unlikely that two “spade” American
Beech trees could be found and b) even if they are found, beech trees do not
transplant well and the larger they are, the more difficult their post-planting
life and the more likely they are to die.
·
Green
space, both public and private, forms a major reason for the district
designation. Each time we lose healthy
trees, especially beeches, the Village loses something tangible. She does not agree with the staff report
that says the development will enhance the landscape features.
That the Local Architectural Conservation Advisory Committee recommend
that Planning and Environment Committee recommend that Council permits the
removal of the later additions at 291 Park Road and approve the application
for new construction at 291 Park Road according to plans by Sarah Murray,
Nicholas Caragianis, Architect, Inc. received on February 28, 2008.
CARRIED
as amended
3. APPLICATION
TO DEMOLISH A PORTION OF 453 BANK STREET AND APPLICATION TO ALTER 453 BANK
STREET LOCATED IN THE CENTRETOWN HERITAGE CONSERVATION DISTRICT AND APPLICATION
TO DEMOLISH 343 MCLEOD STREET
DEMANDE
VISANT A DEMOLIR UNE PARTIE DU 453, RUE BANK, DEMANDE VISANT A TRANSFORMER LE
453, RUE BANK, QUI SE TROUVE DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DU
CENTRE-VILLE, ET DEMANDE VISANT A DEMOLIR LE 343, RUE MCLEOD
Somerset (14) ACS2008-PTE-PLA-0053
John Smit Program Manager,
Development Review and Grant Lindsay, Manager, Development Approvals provided
an overview of the departmental report.
Deni Poletti, Core Architects, Natalie Hughes, and Ted Fobert, Fotenn
Consultants were present to answer questions on the proposal and gave short
presentations on the project.
The Committee heard from the
following delegations David Flemming, President, Heritage Ottawa, and David
Gladstone, resident, Frank Street, speaking in opposition;
·
Height
and massing: nine storeys was considered too high and not in keeping with
the Heritage District guidelines;
·
if development is allowed at this height, pressure will increase on
other sites, historic buildings and the very reason for the Heritage District
would be lost.
The Committee
also heard from Todd Williams speaking in favour of the proposed
development.
Written comments in favour to the
proposal were received from the following and held on file:
a. Patrick
McGarry, resident, MacLeod Street, Ottawa, ON;
b. M.
Schenier, resident, Commanche Drive, Ottawa, ON;
c. Murray
Davidson , resident, McLeod Street, Ottawa, ON.
Moved by
H. McArthur
Whereas the recommendations of the Local Architectural Conservation
Advisory Committee, emanating from the pre-consultation and referenced in Document
3, have not been substantively addressed:
Therefore be it resolved that the Local Architectural Conservation
Advisory Committee recommend that Planning and Environment Committee recommend
that Council:
1. Reject the
application to demolish part of 453 Bank Street and to construct an addition to
it consisting of a new residential building with retail at grade according to
plans submitted by Fotenn Urban Planners and designers subject to these plans
being modified to provide for the east façade having a transition in building
form and scale to the lower profile development located east of the site and
the retention of 453 Bank Street in situ during construction.
2. Reject delegation
of authority for the modifications required to be made to the east façade as
set out in Recommendation 1 to the Director of Planning.
3. Reject the
application to demolish 343 McLeod Street.
CARRIED
as amended
YEAS
(6): J. Curry, J. Doutriaux, A. Keith, H. McArthur, M. McGregor, È.
Wertheimer
NAYS (3): J. Baltz, K. Fafard, S. Whamond
4. APPLICATION
UNDER THE ONTARIO HERITAGE ACT TO DEMOLISH 84-86 ST. ANDREW AND TO CONSTRUCT A
NEW THREE-STOREY BUILDING AT 80-82 ST. ANDREW STREET LINKED TO NEW CONSTRUCTION
AT 84-86 ST. ANDREW STREET IN THE LOWERTOWN WEST HERITAGE CONSERVATION DISTRICT
DEMANDE
PRÉSENTÉE AUX TERMES DE LA LOI SUR LE PATRIMOINE DE L’ONTARIO VISANT À DÉMOLIR
L’IMMEUBLE SITUÉ AUX 80 ET 82, RUE ST.
ANDREW ET À LE REMPLACER PAR UN NOUVEL IMMEUBLE DE TROIS ÉTAGES QUI SERAIT
RELIÉ À LA NOUVELLE CONSTRUCTION DU 84 ET 86 RUE ST. ANDREW DANS LE DISTRICT DE
CONSERVATION DU PATRIMOINE DU CENTRE-VILLE OUEST
Rideau-Vanier
(12) ACS2008-PTE-PLA-0070
Chair Baltz advised the Committee
that the discussion should stay focused on the heritage aspects of the proposal
and not whether legal action should be taken by the City.
Councillor Bédard, and Grant Lindsay, Manager,
Development Approvals provided an overview of the departmental report.
The
Committee raised concerns that no public notification had been extended to the
surrounding neighbours. Stuart Huxley,
Legal Services stated that there was no legal obligation under the Planning Act or Heritage Act for the City to do this.
François
Latreille, B.Eng., President, Domaines du Marché was present and gave a brief
description of the proposal.
Following
a discussion the Committee considered and approved the following motion:
Moved by J. Doutriaux
That LACAC deplores the unauthorized demolition
of 84-86 St. Andrew Street, in the Lowertown West Heritage Conservation
District;
And that the Local Architectural Conservation Advisory Committee recommend that Planning and Environment Committee recommend that
Council:
2. Approve
the application for new construction at 84–86 St. Andrew Street in the
Lowertown West Heritage Conservation District in accordance with the plans
submitted by François Latreille, received on October 16, 2006, and as modified
to reflect the entire demolition of the subject properties and new drawings to
be submitted by Francoise Latreille;
3. Approve
the application for the construction of a new three-storey building at 80‑82
and 84-86 St. Andrew Street in the Lowertown West Heritage Conservation
District in accordance with the plans to be submitted by François Latreille,
revising the plans submitted on October 19, 2006.
CARRIED
as amended
LEVÉE DE
SÉANCE
The meeting adjourned at 10:55 p.m.
Committee
Coordinator Chair
