Local Architectural Conservation Advisory Committee Comité consultatif sur la conservation de l'architecture locale MINUTES 12 PROCÈS-VERBAL 12 Thursday, 28 February 2008, 6:00 p.m. le jeudi, 28 février 2008, 18 h Champlain Room, 110 Laurier Avenue West Salle Champlain, 110, avenue Laurier ouest Present/Présents: J. Baltz (Chair/Président), H. McArthur (Vice-Chair/Vice-présidente), J. Curry, M. McGregor, S. Whamond, J. Doutriaux, A. Keith, K. Fafard, È. Wertheimer Absent/Absents: A. Teramura, L. Lalande , G. Obagi, M. Nesdoly, B. Myslinski, (Regrets/excuses) DECLARATIONS OF INTEREST DÉCLARATIONS D'INTÉRÊT CONFIRMATION OF MINUTES RATIFICATION DU PROCÈS-VERBAL Minutes 11 of the Local Architectural Conservation Advisory Committee meeting 24 January 2008 were confirmed. 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. Moved by S. Whamond 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 ADJOURNMENT LEVÉE DE SÉANCE The meeting adjourned at 10:55 p.m. Committee Coordinator Chair LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES 12 28 FEBRUARY 2008 9 COMITÉ CONSULTATIF SUR LA CONSERVATION DE L'ARCHITECTURE LOCALE PROCÈS-VERBAL 12 LE 28 FÉVRIER 2008