APPLICATION TO ALTER 132-138, 152-158 AND 160 BANK STREET, PROPERTIES DESIGNATED UNDER PARTS IV AND V OF THE ONTARIO HERITAGE ACT TOGETHER WITH ASSOCIATED NEW CONSTRUCTION IN THE BANK STREET HERITAGE CONSERVATION DISTRICT

DEMANDE DE MODIFICATION DES 132-138, 152-158 ET 160, RUE BANK, PROPRIÉTÉS DÉSIGNÉES EN VERTU DES PARTIES IV ET V DE LA LOI SUR LE PATRIMOINE DE L’ONTARIO, JUMELÉE À UN PROJET DE CONSTRUCTION DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE LA RUE BANK

staff and obhac recommendations

That the Planning and Environment Committee recommend that Council:

1. Approve the application to alter 132-138, 152-158 and 160 Bank Street, properties designated under Part IV and V of the Ontario Heritage Act and associated new construction in the Bank Street Heritage Conservation District in accordance with the drawings by B+H Architects included as Documents 9-13 received on December 22, 2009.

2. Delegate approval of subsequent minor changes to the General Manager of Planning and Growth Management.

3. Require the posting of a financial security in the amount of $1.6 million required to stabilize and restore the existing brick façades prior to the issuance of construction permits for demolition or excavation.

4. Issue the Heritage Permit with a two-year expiry 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 22, 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 de l’urbanisme et de l’environnement de recommande au Conseil :

1. D’approuver la demande de modification des 132-138, 152-158 et 160, rue Bank, propriétés désignées en vertu des parties IV et V de la Loi sur le patrimoine de l’Ontario, jumelée à un projet de construction dans le district de conservation du patrimoine de la rue Bank, conformément aux croquis de B+H Architects, joints en tant que documents 9 à 13 et reçus le 22 décembre 2009.

2. De déléguer au directeur général d’Urbanisme et Gestion de la croissance le pouvoir d’approuver d’éventuels changements mineurs.

3. De demander le dépôt d’une garantie financière de 1,6 million de dollars, nécessaire pour stabiliser et restaurer les façades de brique existantes, avant l’émission des permis de construire requis pour des travaux de démolition ou d’excavation.

4. De délivrer le permis pour bâtiment patrimonial, d’une durée de deux années à partir de la date de délivrance.

(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé en vertu de la Loi sur le patrimoine de l’Ontario, prendra fin le 22 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 10 January 2010 (ACS2010-ICS-PGM-0027).

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

10 January 2010 / le 10 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-0027

SUBJECT:	APPLICATION TO ALTER 132-138, 152-158 AND 160 BANK STREET, PROPERTIES DESIGNATED UNDER PARTS IV AND V OF THE ONTARIO HERITAGE ACT TOGETHER WITH ASSOCIATED NEW CONSTRUCTION IN THE BANK STREET HERITAGE CONSERVATION DISTRICT

OBJET :	DEMANDE DE MODIFICATION DES 132-138, 152-158 ET 160, RUE BANK, PROPRIÉTÉS DÉSIGNÉES EN VERTU DES PARTIES IV ET V DE LA **LOI SUR LE PATRIMOINE DE L’ONTARIO, JUMELÉE À UN PROJET DE CONSTRUCTION DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE LA RUE BANK**

REPORT RECOMMENDATIONS

That the Ottawa Built Heritage Advisory Committee recommend that Planning and Environment Committee recommend that Council:

2. Delegate approval of subsequent minor changes to the General Manager of Planning and Growth Management.

4. Issue the Heritage Permit with a two-year expiry 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 22, 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 :

2. De déléguer au directeur général d’Urbanisme et Gestion de la croissance le pouvoir d’approuver d’éventuels changements mineurs.

4. De délivrer le permis pour bâtiment patrimonial, d’une durée de deux années à partir de la date de délivrance.

(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé en vertu de la Loi sur le patrimoine de l’Ontario, prendra fin le 22 mars 2010.)

EXECUTIVE SUMMARY

Assumptions and Analysis:

This report deals with a statutory application under Parts IV and V of the Ontario Heritage Act to approve the alteration of the heritage buildings located at 132-138, 152-158 and 160 Bank Street together with associated new construction in the Bank Street Heritage Conservation District. Heritage applications are considered by City Council following their review by the Ottawa Built Heritage Advisory Committee (known as the Local Architectural Conservation Advisory Committee until January 13, 2010). The project by Morguard Investments involves the stabilization and restoration in situ of the façades of three heritage buildings and their integration into a 17-storey office building containing retail uses at grade. The new building will form a third office tower added to an existing node of two towers previously constructed by Standard Life. This project will enhance the streetscape character of Bank Street within the Bank Street Heritage Conservation District through the sensitive integration of the three restored heritage façades as part of a new office development.

Legal/Risk Management Implications:

§ Statutory application under Part IV and V of the Ontario Heritage Act.

§ Ongoing heritage-related development review function of City and Planning and Growth Management.

§ Application is time-sensitive and must be dealt with by Council within 90 days of receipt of application.

Technical Implications:

N/A

Financial Implications:

There are no financial implications to the City. Developer must post a financial security of $1.6 million with the City to ensure the proper stabilization and restoration of the existing heritage building façades prior to the issuance of any building permits for demolition, excavation or construction.

Public Consultation/Input:

The Ward Councillor, Diane Holmes, was consulted on this project.

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 the OBHAC.

The Centretown Community Association is aware of this application.

The Bank Street Promenade BIA is aware of this application.

Heritage Ottawa is aware of this application.

RÉSUMÉ

Hypothèses et analyse :

Le présent rapport traite d’une demande prévue par les parties IV et V de la Loi sur le patrimoine de l’Ontario, en vue d’approuver la modification des édifices patrimoniaux situés aux 132-138, 152-158 et 160, rue Bank, jumelée à un projet de construction dans le district de conservation du patrimoine de la rue Bank. Les demandes relatives au patrimoine sont prises en compte par le Conseil municipal après avoir été examinées par le Comité consultatif sur le patrimoine bâti d’Ottawa (connu sous le nom de Comité consultatif sur la conservation de l’architecture locale jusqu’au 13 janvier 2010). Le projet de la firme Morguard Investments consiste à stabiliser et à remettre en état les façades de trois édifices du patrimoine, et à les intégrer dans un immeuble à bureaux de 17 étages abritant au rez-de-chaussée des commerces de détail. Le nouvel édifice formera un troisième immeuble à bureaux qui viendra s’ajouter à un noyau existant de deux tours, construites par Standard Life. Ce projet mettra en valeur le paysage de la rue Bank, dans le district de conservation du patrimoine de la rue Bank, grâce à une intégration adaptée des trois façades historiques restaurées dans le cadre d’un nouvel aménagement de bureaux.

Incidences juridiques / concernant la gestion des risques :

§ Demande prévue par les parties IV et V de la Loi sur le patrimoine de l’Ontario.

§ Examen continu des demandes d’aménagement liées au patrimoine, assuré par le Service de l’urbanisme et de la gestion de la croissance de la Ville.

§ La demande est soumise à un délai et doit donc être traitée par le Conseil dans les 90 jours suivant sa réception.

Incidences techniques :

S. O.

Répercussions financières :

Pour ce projet, la Ville ne subit aucune répercussion financière. Le promoteur doit remettre à la Ville une garantie financière de 1,6 million de dollars, nécessaire pour stabiliser et restaurer les façades patrimoniales existantes, avant l’émission des permis de construire requis pour des travaux de démolition, d’excavation ou de construction.

Consultation publique / commentaires :

La conseillère du quartier, Diane Holmes, a été consultée à propos de ce projet.

Les propriétaires des terrains adjacents ont été avisés par lettre de la date des réunions du Comité consultatif sur le patrimoine bâti d’Ottawa (CCPBO) et du Comité de l’urbanisme et de l’environnement, et nous avons fourni des fiches de commentaires à retourner au CCPBO.

L’Association communautaire du centre-ville est au courant de cette demande.

La ZAC de la promenade de la rue Bank est au courant de cette demande.

Patrimoine Ottawa est au courant de cette demande.

BACKGROUND

This report deals with an application under the Ontario Heritage Act by Morguard Investments to alter the designated heritage properties located at 132‑138 Bank Street, 152-158 Bank Street and 160 Bank Street and to construct a commercial tower between and behind these properties. A location plan is included as Document 1. The project, called Bank and Slater Tower 3 or BST3, is designed by B+H Architects with Robertson Martin Architects as heritage consultant. The first two towers located to the west of the subject property were built by Standard Life in 1993. It was their intention to construct a third tower on the existing site. The entire property consisting of the two existing towers and subject site was sold to Morguard Investments in 2006 and they are completing the site redevelopment. An aerial photo is included as Document 2.

Applications under the Ontario Heritage Act require the approval of City Council following consideration by the Ottawa Built Heritage Advisory Committee (OBHAC), previously called the Local Architectural Conservation Advisory Committee (LACAC) until January 13, 2010.

The property at 132-138 Bank Street at the southwest corner of Slater Street is individually designated under Part IV of the Ontario Heritage Act through By-law 269-99. The Statement of Reason for Designation is included as Document 3. The remaining properties are designated under Part V of the Ontario Heritage Act as part of the Bank Street Heritage Conservation District through By‑law 175-2000. The heritage survey forms for all three properties are included as Document 4. A summary description of the heritage character of the area as described in the Central Area West Heritage Conservation District Study and Plan is included as Document 5. The full study was previously distributed to members of LACAC and is on file with the OBHAC Co-ordinator (Document 6).

The heritage designation of 132-138 Bank Street took place in 1999 following an application from Standard Life to demolish their buildings at 142 Bank, 144-148 Bank Street and 234‑250 Slater Street.

LACAC recommended the heritage designation of 132-138 Bank Street, 142 Bank and 144‑148 Bank Street. City Council supported the heritage designation of 132-138 Bank Street but not the others which were subsequently demolished. Standard Life retained 132-138 Bank Street, the distinctive two-storey, round-headed window frames of the Heagle Building located at 144-148 Bank Street and created a landscaped plaza on the empty lot facing Bank Street. The round-headed window frames of the Heagle Building were installed in the manner of Tin House Court in the By Ward Market as a public art feature on the south wall of 132-138 Bank Street. Standard Life committed to attempting to incorporate these architectural elements as part of future new development on Bank Street in a manner that would be visible from Bank Street. Morguard has honoured this commitment by installing the window frames inside the glazed walls of the new development and in the same location as the Heagle Building. This is illustrated in the Bank Street elevation included as Document 12.

The Bank Street Heritage Conservation District was approved by the former City of Ottawa City Council in 2000 through By-law 175-2000 and, notwithstanding appeals to the by-law, was in force from the date of Council’s passage of the by-law by virtue of an interim Order from the Ontario Municipal Board (OMB). The appeals to the designation were largely based on concerns from property owners in this high-rise part of the downtown regarding the future placement of a heritage overlay under the zoning by-law on the district in accordance with Official Plan policy. Mediation continued over seven years resulting in a contingency order that prohibits a heritage overlay on the properties designated in this area under Part V of the Act through By‑law 175‑2000 until January 1, 2022. The full text of the settlement is described in the following report to Council:

http://ottawa.ca/calendar/ottawa/citycouncil/occ/2006/04-12/pec/ACS2006-CRS-LEG-0004.htm

The heritage conservation district designation of Bank Street under the Ontario Heritage Act exists to enable control over the alteration/demolition of the existing properties and the design of new construction. The height of new construction over the site, however, is governed by the existing zoning that permits up to 17 storeys except for the footprint of the individually-designated building at 132-138 Bank Street that is subject to the heritage overlay.

DISCUSSION

Recommendation 1

The project is described in detail in the sections of the report that follow. It will involve the retention and restoration in situ of the façades of the three existing heritage buildings along Bank Street. Missing architectural features including the secondary cornice and brick pilasters at the first storey will be reconstructed. A 17-storey office tower will be constructed between and behind these façades. Perspective views are included as Documents 9, 10 and 11 and street elevations as Documents 12 and 13.

Cultural Heritage Impact Statement

Robertson Martin Architects was retained by Morguard Investments Limited to provide a Cultural Heritage Impact Assessment (CHIS) for this project in accordance with Official Plan policy 4.6.1.2. The full document is included as Document 7 of this report. An extract follows:

“Cultural Heritage Impact Statement for 132-138 and 152-160 Bank Street,

Bank Street Heritage Conservation District, Ottawa.

Robertson Martin Architects

2. Identification of the Significance and Heritage Attributes of the Cultural Heritage Resource

The Bank Street Heritage Conservation District Study establishes the significance and key heritage of the District. The historic scale and rhythm of the subject properties is visible in surviving frontages within the block and adjacent blocks. Their key features (from Study) are:

Building to lot lines,

Three storey heights,

Recessed store and building entrances for commercial spaces,

Large pane street level glazing,

Unity of façade composition, with treatment of ground floor distinct from upper stories,

Signage band and associated cornice detail provides a transition zone between storefront and upper façade areas,

Elaborated cornice caps façade, and

Access to upper stories typically gained via separate street level entrances.

Both buildings have lost all heritage ground floor storefront building fabric including glazing, signboards and the intermediate cornice banding; in their place are a series of very unsympathetic and unattractive contemporary replacements. The articulated brick masonry façades, the upper cornice and parapet caps are in poor to fair condition and require various conservation processes; however, most original fabric is still extant.

A decorative roof tower that anchored the corner of 132-138 Bank Street is believed to have been removed sometime in the mid-century, based on limited available photographic documentation.

The building interiors are in poor condition, with almost all heritage character removed. Save for a fragment of tin metal ceiling tile and a partial newel post, the heritage interiors and traditional interior divisions have been demolished.

Arched wood window frames removed from a heritage building demolished south of 132‑138 Bank Street have been mounted on the south brick wall of 138 Bank Street

3. Description of the Proposed Development or Site Alteration

The development proposes the retention in-situ of both heritage façades along Bank Street as well as the Slater portion of the 132-138 Bank Street corner building. The remainder of the building structures on the interior lot will be demolished. All masonry façade elements will be restored and conserved, along with upper cornice woodwork and metalwork. New intermediate cornices and traditional signage will be introduced above the retail ground floor. The ground floor storefronts will be reintroduced in contemporary materials by following traditional proportions and sizing. New clad wood thermal units will be introduced in existing openings and will follow appropriate period detailing of double hung sash type windows. The heritage properties form a three-storey podium, or base, above which the massing of the larger office building is set back on Bank Street approximately 2.4 m from the heritage façades for a two-storey strip. The heritage elements act as the ‘datum’ for the podium. Above this recessed portion, the building then projects out towards the street, resulting in a setback of approximately 1.5 m from the heritage façades for the remainder of the office floors. On the Slater Street elevation, the office entrance vestibule is recessed approximately 3.5m, the 2nd, 3rd and 4th floors are recessed approximately 9.0 m and, for the 5th floor and above, there is an angled façade where the recess varies.

Portions of the heritage masonry façades will ‘return’ back into the larger seventeen-storey development and be visible through the highly transparent infill glazing at the podium; this will serve to make the heritage elements have three-dimensional appearance and appear integrated within the overall development rather than simply façades attached onto the infill development.

4. Assessment of Site Alteration Impacts

Assessment of site alteration impacts is made both by measuring the impact of the proposed new development on the significance and heritage attributes of the designated District defined in the Bank Street Heritage Conservation District Study within the framework of the applicable conservation principles for infill designed in the Study document and within the Ontario Heritage Tool Kit manuals.

The key recommendation of the study is retention of the ‘main-street’ character of Bank Street, as articulated above, and that ‘any new frontages to large scale development should closely maintain the three-to-five storey pattern of height and closely spaced building entrances characteristic of the street.’

The District Study document recognizes that there is considerable variety within Uppertown’s streets and emphasizes that the most important source of precedent is that of the adjacent neighbourhood and street. Recommendations for architectural conservation and infill guidelines and strategies (Part 7), with the goal of ‘compatibility’, include the following:

1. ‘In approving developments,.. the City of Ottawa should in general promote projects that aid the conservation of architectural forms and details particular to the precinct and district context.’

2. Notable features such as listed in Section 2 above, should be recognized and respected

3. Make street frontage bands, to enhance the definition and continuity of existing public street space on historic streets

4. Property assemblies with wide frontages should be encouraged to divide up their frontages along the lines of historic lot dimensions, to enhance the variety of existing public views and street-wall definition on historic commercial streets.

5. Address the issue of reduced presence or retail activity on the street at micro-scale by making frontages at grade, distinct from upper elevations to enhance the definition, continuity and variety of existing public views and street-wall definition on historic commercial streets.

6. New buildings should be set back a minimum of 10m from the heritage buildings being preserved.

7. New building elements on Bank Street should have heights not exceeding four stories and that elements higher than this elevation should be set back.

8. Servicing for new buildings should be off Slater Street

Taking the above together with the points made in section 2 above (Identification of the Significance and Heritage Attributes of the Cultural Heritage Resource), the following impacts of the proposed development on 132-138 and 152-160 Bank Street may be noted:

The proposed development has the following negative impacts:

The design does not retain the entire massing of the heritage resources and, rather, focuses primarily on the façade elements.

The design does not respect the recommended 10 m minimum setback for infill development, in the context of designated heritage buildings.

The proposed development has the following positive impacts:

Although it does not retain the entire massing of the heritage resources, the principal streetscape façade elements within the visual landscape are retained, restored and conserved in-situ. Additionally, the limited-depth masonry returns, back into the larger eighteen-storey development, are visible through the highly transparent infill glazing at the podium and serve to allow the heritage elements to maintain their texture and individuality and integrate within the overall development with the appearance of three-dimensional elements, rather than simply façades attached to the infill.

The contemporary infill between the two heritage buildings matches their height, does not overwhelm the adjacent heritage properties and, thus, allows them to play the primary and greatest role in the revitalized streetscape experience.

Although it does not respect the recommended 10 m minimum setback, the 3m recess of the two stories above the heritage buildings allows a successful differentiation between the heritage fabric and the larger development.

The proposed design is very successful in responding to the Heritage Conservation District Study list of ‘notable features’ to protect, in terms of maintaining recessed store and building entrances for commercial spaces and large pane street level glazing.

The proposed design is very successful in responding to the Heritage Conservation District Study list of ‘notable features’ to protect, in terms of maintaining the unity of façade composition, with the treatment of ground floor appearing distinct from the upper stories and the signage band and associated articulated cornice detail providing a transition zone between storefront and upper façade areas.

The proposed design breaks down the dominant mass of a large infill development with more traditional rhythms of storefront property widths and human-scaled entrances.

The removed arched windows, relics of another demolished building along Bank Street, are reintegrated within the development as sculptural items behind the contemporary low profile glazing and in their former location, evoking the absent building.

All building servicing is located away from the primary pedestrian façades.

5. Consideration of Alternatives, Mitigation and Conservation Methods

Limited retention of heritage fabric.

In consideration of the identified negative impact of the development which does not retain the entire massing of the heritage resources and, rather, focuses on the façade elements only, there must be consideration for the realities of the existing building condition and configuration in the context of what is a relatively small downtown urban site, zoned for high-rise construction.

The base buildings are in poor condition and constructed from combustible materials not conducive to current structural and building code requirements. Maintaining marginal existing fabric to the rear of the façades while rock excavation and construction of an underground parking garage takes place is an extremely challenging proposition.

Although the Building Condition Report for 152-160 Bank Street, prepared by Morrison Hershfield dated April 9, 2009, concluded that it would be that it would be ‘costly and potentially impractical to attempt to keep only the east façade’ (i.e advocating complete dismantling), after consultation with B+H, Morguard and Adjelian Allen Rubeli, the Structural Engineer engaged to advise on retaining the buildings in-situ, an ambitious solution has been devised that seeks to support the façades with cantilevered steel members anchored into the sidewalk outside of the larger excavation( see Document 14). Due to the fragility of the masonry façades in some areas, full stabilization and consolidation of the masonry is planned before they are supported.

At conclusion of work, the restored façades and sidewall returns will be integrated into and supported by the infill development.

Reduced setback

While the proposed development does not respect the recommended 10 m minimum setback of infill development, a full setback of this magnitude would leave little remaining property behind the façades available for development and would certainly not allow usable or functional floorplate configurations. In this sense, the economic viability of a project which restores heritage fabric and revitalizes the better part of a block of downtown urban streetscape will be limited. The proposed development allows the continuity of heritage fabric and streetscape while still sufficiently differentiating it from the contemporary infill set back from the property lines. The street viewscapes to and from surrounding streets will be greatly improved.

The above approach is in keeping with the District Guidelines which recommend that the City of Ottawa have some leeway where ‘strict application of zoning requirements for new building form, impair or pre-empt conservation of heritage buildings’.

6. Summary Statement and Conservation Recommendations

The proposed design proposal, by virtue of its sympathetic massing, restoration and conservation of valuable heritage fabric and streetscape revitalization, is in conformity with the accepted principles of infill (as presented in the Ontario Heritage Tool Kit provisions for infill), and is equally in conformity with the requirements of the Central Area West Heritage Conservation District Study. The design proposal offers positive impacts on the Bank Street Precinct, and the immediate environs of the subject property.

The identified negative aspects are not felt to detract from the suitability and viability of the design proposal, are limited in nature and reflect the reality of the base building construction and a complex project site in an urban location.”

Development Proposal Overall

The overall development is further described in a covering letter from FoTenn Consultants Inc. included as Document 8. Extracts are included below:

“Retail uses are proposed at grade along Bank Street, extending around the building along a portion of Slater Street. These retail uses will have direct street access. The infill retail frontage, between the heritage façades, is set back to allocate larger pedestrian space for retail spill over and to accentuate the reading of the infill podium piece as a floating element.

In addition to service and administrative components, the ground floor will feature an internal lobby and atrium with a prominent entrance along Slater Street, directly west of the heritage façade. This area will include an overlooking mezzanine and a retail space within the interior portion of the building, directly adjacent to the atrium.

Additional Applications;

In November 2009, the following two (2) development applications were submitted to the City of Ottawa:

1. A Site Plan Control application (Application no. D07-12-09-0197) to construct the above discussed building and underground parking structure, while retaining the heritage fabric of the existing buildings and;

2. A Zoning By-Law Amendment application (Application 2. A Zoning By-Law amendment application (Application no. D02-02-09-0093) to address the following zone provisions:

1) Reduce the minimum aisle width from 6.7 m to 6.245 m in certain locations of the underground parking area.

2) Reduce the minimum parking for the proposed development from 230 spaces to 186 spaces (deficiency of 44 spaces). The Zoning By-law Amendment must also address the fact that the existing buildings (Standard Life 1 & 2) are currently legally non-complying and their parking will be further reduced by 9 spaces.

3) Amend the heritage overlay provisions.

Discussions of Building Materials

The following provides the Local Architectural Conservation Advisory Committee (LACAC) an inventory of materials, signage and lighting to be incorporated into the preserved building elevations and the new infill building:

Heritage Streetscape (132-138 Bank Street, 152-158 and 160 Bank Street):

_ Storefront: Aluminum Storefront System with Granite Sill; Colour Anodized Bronze with shadow gap at transition with Heritage brick

_ new cornices between the ground and second floor constructed of fibre reinforced cement with texture and colour to emulate limestone

_ Signage: Anodized Metal Signage Board set flush with Heritage façade

_ Accessories: Fabric Awning and Banners:

_ Windows: Reconstructed fenestration according to original Heritage design intent New Streetscape:

_ Storefront: Aluminum Storefront System with recessed metal sill

_ Soffit: Terracotta with feature down lighting

Podium Base:

_ Curtain Wall System with four sided silicon and spandrel panels.

_ Soffit and Fascia: Terracotta edging and lining along feature recesses at the Bank and Slater façade

_ Entry Canopy: Terracotta

Upper Podium:

_ Recessed Curtain wall consisting of low iron glass and four sided silicon with spandrel panels.

_ Green Roof: Glass Railing set back from Heritage Cornice with stone pavers, feature planters, exterior lighting and seating

Tower:

_ Bank Building Volume: Curtain Wall System with vertical aluminum mullion caps accented with aluminum horizontal bands

_ Slater Building Volume: Curtain Wall System with Ceramic Frit Pattern Roof:

_ Stone Cladded suspended roof plane with feature up lighting

It is also important to note that any repair or replacement of bricks on the retained façades will be done using matching recovered brick from demolished portions of the rear of the buildings. The mortar of the heritage buildings will be of the appropriate strength for the existing brick with colour to match. Any replacement of damaged stone or repair of same will be to match existing. All existing façades will be entirely cleaned and made good.”

Relationship to the Standards and Guidelines for the Conservation of Historic Places in Canada

City Council on the advice of LACAC made the following recommendation in September 2008:

“Adopt The Standards and Guidelines for the Conservation of Historic Places in Canada as amended from time to time as a policy document to assist with the planning, stewardship and conservation of designated heritage resources within the City of Ottawa.”

The reasons behind this recommendation as described in the report were as follows:

“The Standards and Guidelines for the Conservation of Historic Places in Canada are the first-ever pan-Canadian benchmark for heritage conservation practice in this country. The Standards and Guidelines are not intended to replace the statutory role of the Ontario Heritage Act, regulations under the Act, or the City of Ottawa Official Plan. They are also not intended to replace the role of conservation specialists or to provide detailed technical instructions. They can, however, provide a common benchmark to guide restoration and rehabilitation of historic places, ensuring that heritage values are preserved and that these historic places continue to be useful resources in the life of a community.”

The Standards and Guidelines, therefore, provide guidance in the context of and following from the more detailed guidelines contained in the Official Plan and Central Area West Heritage Conservation District Study related to the Bank Street Heritage Conservation District itself. The analysis below should, therefore, be seen in the context of the more detailed and rigorous analysis of the Cultural Heritage Impact Statement described earlier in this report.

The proposal conforms to the following Standards and Guidelines in whole or part:

Section – Guidelines for Buildings

Exterior Masonry… Documenting p. 7, Repairing and stabilizing p. 9, 10, Designing for the Replacement of Missing Historic Features p. 12,

Storefronts…Documenting p. 35, Stabilizing p. 35 Protecting and maintaining p. 35 Replacing in kind missing parts p. 36

Section 4 - Other Considerations

New Additions to Historic Places p. 8

· Constructing a new addition to retain as many of the historic materials as possible and to ensure that the character-defining features are not obscured, damaged, or destroyed, or the heritage value undermined.

· Designing a new addition in a manner that draws a clear distinction between what is historic and what is new.

· Considering the design for an attached exterior addition in terms of its relationship to the historic place as well as the historic district or neighbourhood. Design for the new work may be contemporary or may reference design motifs from the historic place. In either case, it should be compatible in terms of mass, materials, relationship of solids to voids, and colour, yet be distinguishable from the historic place.

· Placing a new addition on a non-character-defining portion and limiting its size and scale in relationship to the historic place.

· When required for a new use of a building, designing a rooftop addition that is set back from the wall plane such that it is as inconspicuous as possible when viewed from the public realm.

The full text of the Standards and Guidelines can be accessed at:

http://www.pc.gc.ca/eng/docs/pc/guide/nldclpc-sgchpc.aspx

Design Review Panel Comments

The comments of the Design Review Panel regarding this project are included as Document 15 to inform and advise LACAC. Point 2.6 discusses the City’s firm position that the existing façades should be retained in-situ and point 3.3 outlines the intention to reinstate the original brick storefront pilasters by extending the existing pilasters on the upper storeys downward.

Recommendation 1 - Conclusion

The Department of Planning and Growth Management is highly supportive of this application as it retains and enhances the heritage character of the Bank Street Heritage Conservation District in conformance with the guidelines of the Central Area West Heritage Conservation District Study, Official Plan, Ontario Heritage Toolkit, Standards and Guidelines for the Conservation of Historic Places in Canada, as more fully described in the Cultural Heritage Impact Statement by Robertson Martin Architects.

Recommendation 2

A project of this scale will require some minor changes between the time of the initial heritage approval by Council and the submission of a building permit. It is expected, for example, that there will be refinement of the detailing of the secondary cornices and windows and potential changes to storefront entrances and signage depending on final tenancies.

Recommendation 3

A financial security in the amount required to stabilize, brace, and restore the existing brick façades is required as part of the Site Plan Control Agreement and will need to be in place prior to the issuance of a building permit for any demolition activity on the site. This security will revert to the City in the event that the façade retention is not completed for any reason. This security is required in acordance with the Official Plan policy described below:

2.5.5.21. In addition to requiring specific assessments as described above, the City will support its objective to conserve cultural heritage resources and to promote the stewardship of those resources by:

d. Entering into registered agreements with the owners of such designated properties if the City deems that financial securities are required from an owner to ensure the retention and conservation of heritage properties as part of a development approval. The amount of such financial securities to will be determined by a qualified heritage architect, and to be sufficient to ensure completion of the agreed-upon stabilization and conservation work based on the cost of the development and the costs associated with the conservation of the heritage resource;

$1.6 million has been identified by the applicant to meet the Official Plan requirements specified above.

Recommendation 4

The Ontario Heritage Act does not specify an expiry date for a heritage permit issued under the Act. This recommendation will seek to ensure the project is completed in a timely manner and is consistent with the practice in other Ontario municipalities. Should a building permit not be issued within two years of the date of issuance of the heritage permit then a new application under the Ontario Heritage Act will be required.

RURAL IMPLICATIONS

N/A

CONSULTATION

The Centretown Community Association is aware of this application.

The Bank Street Promenade BIA is aware of this application.

Heritage Ottawa is aware of this application.

COMMENTS BY THE WARD COUNCILLOR

The comments from the Ward Councillor are listed below.

1. I support the restoration of the heritage façades at 132-138 and 152-158 and 160 Bank Street. It is disappointing that, based upon the documentation provided by the attached historic photograph, the full (secondary) cornice and corner tower of 132-138 Bank Street could not be restored.

2. These façades must be retained in-situ during the construction phase.

LEGAL/RISK MANAGEMENT IMPLICATIONS:

There are no legal/risk management implications associated with this report

CITY STRATEGIC PLAN

The Strategic Plan Objectives listed below have been addressed in 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.

TECHNICAL IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

Posting of a financial security in the amount of $1.6 million will be required to stabilize and restore the existing brick façades prior to the issuance of construction permits for demolition or excavation.

APPLICATION PROCESS TIMELINE STATUS

This application was completed within the 90-day time period prescribed by the Ontario Heritage Act.

The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on March 22, 2010

SUPPORTING DOCUMENTATION

Document 1 Location Plan

Document 2 Aerial Photo

Document 3 132-138 Bank Street Statement of Reason for Designation, By-law 269-99

Document 4 Heritage Survey Forms 132-138, 152-158, 160 Bank Street

Document 5 Uppertown’s Essential Heritage Character p. 132 of Central Area West Heritage Conservation District Study and Plan

Document 6 Central Area West Heritage Conservation District Study and Plan by Mark Fram and Associates, December 1999 (distributed previously and on file with City Clerk)

Document 7 Cultural Heritage Impact Statement for 132-138 and 152-160 Bank Street prepared by Robert Martin Architects, received December 22, 2009

Document 8 Letter from FoTenn Consultants Inc

Document 9 Perspective View at Street Level looking South West from Bank at Slater (titled view from North East)

Document 10 Perspective View of Entire Project looking South West from Bank at Slater (titled view from North East)

Document 11 Perspective View at street level looking South East from Slater

Document 12 Bank Street elevation

Document 13 Slater Elevation

Document 14 Section illustrating in-situ façade stabilization

Document 15 Downtown Design Review Panel. Minutes November 12, 2009

DISPOSITION

City Clerk and Solicitor Department, Legislative Services to notify the applicant, property owner and the Ontario Heritage Trust (10 Adelaide Street East, 3^rd Floor, Toronto, Ontario, M5C 1J3) of Council’s decision.