12. APPLICATION TO
DEMOLISH THE BUILDING LOCATED AT 72 80 BOLTON STREET AND APPLICATION FOR NEW
CONSTRUCTION AT 72-80 BOLTON STREET, A PROPERTY LOCATED IN THE LOWERTOWN WEST
HERITAGE CONSERVATION DISTRICT
DEMANDE DE DÉMOLITION DE L'IMMEUBLE SITUÉ AUX 72-80, RUE BOLTON ET DEMANDE DE CONSTRUCTION D'UN IMMEUBLE AUX 72-80, RUE BOLTON, DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE LA BASSE-VILLE OUEST |
That Council:
1. Approve the
application to demolish 80 Bolton Street.
Demolition permit to be issued conditional upon the issuance of a
building permit for new construction on the property at 72-80 Bolton Street.
2. Approve the design of
the construction of a four storey apartment building on the site, according to
the plans received on January 5, 2007.
(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 Comité
Que le Conseil :
1. Approuve la demande de démolition de
l'immeuble situé au 80, rue
Bolton. La délivrance du permis
de démolir sera conditionnelle à la délivrance d'un permis de construire visant
la propriété située aux 72-80, rue
Bolton.
2. Approuve la conception d'un immeuble
d'habitation de quatre étages devant être construit sur ce site, selon les
plans reçus le 5 janvier 2007.
(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
8 January 2007 (ACS2007-PTE-APR-0047).
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
8 January 2007 / le 8 janvier 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun et Environnement
Contact Person/Personne Ressource : Grant Lindsay, Manager
/ Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 13242 Grant.Lindsay@ottawa.ca
REPORT RECOMMENDATIONS
That the Local Architectural
Conservation Advisory Committee recommend that Planning and Environment
Committee recommend that Council:
1. Approve the application to demolish 80 Bolton Street. Demolition permit to be issued conditional upon the issuance of a building permit for new construction on the property at 72-80 Bolton Street.
2. Approve the design of the construction of a four storey apartment building on the site, according to the plans received on January 5, 2007.
(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 la conservation de
l'architecture locale recommande au Comité de l'urbanisme et de l'environnement
de recommander au Conseil :
1. D'approuver
la demande de démolition de l'immeuble situé au 80, rue Bolton.
La délivrance du permis de démolir sera conditionnelle à la délivrance
d'un permis de construire visant la propriété située aux 72-80, rue Bolton.
2. D'approuver
la conception d'un immeuble d'habitation de quatre étages devant être construit
sur ce site, selon les plans reçus le 5 janvier 2007.
(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.)
LACAC RECOMMENDATION
The Local Architectural Conservation Advisory Committee approved this item at its meeting of 25 January 2007 on a division of 9 YEAS and 3 NAYS as follows:
YEAS
(9): J. Baltz, H. McArthur, J. Curry, J. Doutriaux,. M. McGregor, L. Lalande,
K. Fafard, È. Wertheimer, S. Whamond
NAYS (3): B. Myslinski, G. Obagi, A. Teramura
BACKGROUND
This report has been prepared to allow for demolition of a single detached dwelling at 72‑80 Bolton Street and the construction of a four-storey apartment building at 72-80 Bolton Street, a site included within the boundaries of the Lowertown West Heritage Conservation District, designated under Part V of the Ontario Heritage Act (By-law 192-94). The Ontario Heritage Act requires that all new construction in a heritage conservation district be approved by City Council.
The site is located at the south west corner of Bolton and Parent Streets (see Document 1). The house is a small, one and a half storey wood frame structure, sheathed in artificial stone siding and aluminium siding that has been vacant for many years (see Document 2). In 2005, the owner of the property applied under the Ontario Heritage Act to demolish the structure but City Council refused the application on May 11, 2005.
At the same time, the applicant hired an architect to develop plans for a four-storey apartment building on the site. In order to proceed with the development, minor variances were required and the owner applied to the Committee of Adjustment for these variances. The applicant presented this proposal to the Local Architectural Conservation Advisory Committee (LACAC) for pre-consultation on March 24, 2005. The pre-consultation was undertaken so that LACAC comments on the height and design of the proposal could be forwarded to the Committee of Adjustment to assist it in making its decision regarding the variances. LACAC did not support the proposal as presented and passed a motion requesting the Committee of Adjustment to withhold granting variances for the project until "LACAC receives and approves the design of the proposed new building on the site," however, the Committee of Adjustment granted the variances on April 28, 2005.
The height, massing and footprint of the current application are based upon the variances obtained in 2005. The building is different from the initial drawings presented at LACAC and considered at the Committee of Adjustment, as a new architect has been hired. The architect worked closely with heritage staff to develop the new design for the building.
DISCUSSION
Bolton Street lies at the extreme north of the Lowertown West Heritage Conservation District, isolated from the rest of the District by the Elisabeth Bruyere Centre, vacant land and parkland. The south side of the street, where the proposed development is located, is a mixture of housing types, including single detached and semi-detached houses and small apartment buildings, one and two storeys in height. The north side of the street, which is outside of the heritage district, is dramatically different in scale, texture and character, and is the location of only two large structures, the Japanese Embassy and a high-rise condominium apartment building.
The building located at 72-80 Bolton has been vacant for many years. It is a Category 2 building located within the Lowertown West Heritage Conservation District (see Document 3). When the owner applied to demolish it in 2005, the City asked the owner to submit an engineer's report on its condition. The Report (see Document 4) identified structural issues with the building related to its exposure to the elements and the freeze/ thaw cycle. Although the owner had been encouraged to retain the building, if possible, and to integrate it into a new development, there was little interest in this option. As a consequence of the building's advanced state of deterioration and the Committee of Adjustment's decision to allow variances that would permit more height and density on the site, the Department has no objection to its demolition in the context of an acceptable replacement building.
The replacement building proposed for 72-80 Bolton Street is a brick, four-storey, mansard-roofed, apartment building with a small, three-sided tower on the northeast corner and a stone foundation (see elevations, Document 5). There is one floor of underground parking accessed from Parent Street. There are decorative stringcourses separating the floors and the windows have pre-cast sills and decorative lintels. The windows are a regularly-spaced combination of single and paired windows with some larger French windows with railings. There are both gable-roofed and shed-roofed dormers. The mansard portion of the roof is sheathed in pre-cast shingles, while the dormer roofs have asphalt shingles.
During the design process, the architect of the building met with heritage staff who assisted him in designing a building that reflects, but does not copy, low-rise heritage buildings in Lowertown. Staff requests, all of which the architect implemented, included; a foundation that extended to the base of the first floor windows, the use of brick in a colour complementary to the setting, gable-roofed and shed dormers set in the mansard roof, and the articulation of the front façade to reduce its mass.
The Department has no objection to the new building proposed as it reflects the variances granted by the Committee of Adjustment in 2005. Furthermore, the architect has gone to considerable lengths to design a building that not only complements the character of other low-rise buildings in Lowertown but also will enhance this area of the Lowertown West Heritage Conservation District. Finally, the Department acknowledges that this site can support a larger building as it is located on a corner and is flanked by large recent buildings to the north and a utility building associated with the hospital to the south.
CONSULTATION
Adjacent property owners and residential tenants were notified by letter of the date of the Local Architecture Conservation Advisory Committee and Planning and Environment Committee meetings and were provided with comment sheets to be returned to LACAC. This is in accordance with the City's public participation policies.
The Ward Councillor, Georges Bedard, is aware of this project.
Heritage Ottawa is aware of this application.
The Lowertown West Community Association is aware of this project.
FINANCIAL IMPLICATIONS
This
application has been processed within the 90 day time period prescribed by the Ontario Heritage Act.
SUPPORTING DOCUMENTATION
Document 2 Photos
Document 3 Heritage Survey Form
Document 4 Engineer's
Report
Document 5 Elevations
DISPOSITION
The Department of Corporate Services, Council and Committee Services Branch, to notify the applicant/ agent (Lise Lauzon, 274 Dalhousie Street, Ottawa, K1N 7E6) and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s consent to demolish 80 Bolton Street and to construct a new four-storey apartment building on the property locate at 72-80 Bolton Street.