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3. APPLICATION UNDER THE ONTARIO HERITAGE ACT FOR NEW CONSTRUCTION LOCATED AT 246 GILMOUR STREET IN THE CENTRETOWN HERITAGE CONSERVATION DISTRICT DEMANDE EN VERTU DE LA LOI SUR LE PATRIMOINE DE L’ONTARIO POUR UNE NOUVELLE CONSTRUCTION SITUÉE AU 246, RUE GILMOUR, DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DU CENTRE-VILLE |
Committee recommendation AS
AMENDED
That Council
approve the application for new construction located at
246 Gilmour Street, in accordance with the plans submitted by Dextor Edwards on
August 30, 2007, as amended in order that the stairs accessing the balcony
on Gilmour Street be deleted and that the metal access gate to the walkway be
flush with the building facade.
Recommandation MODIFIéE du comité
Que le
Conseil municipal approuve
la demande d’une nouvelle construction située au 246, rue Gilmour, conformément
aux plans présentés par Dextor Edwards le 30 août 2007, tels qu’amendés pour
que l’escalier menant au balcon sur la
rue Gilmour soit supprimé et que le portillon de métal au passage piétonnier
affleure la façade de l’édifice.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated
7 September 2007 (ACS2007-PTE-APR-0172).
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
07 September 2007 / le 07 septembre 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 RECOMMENDATION
That the Local Architectural Conservation Advisory
Committee recommend that Planning and Environment Committee recommend that
Council approve the application for new construction located at 246 Gilmour
Street, in accordance with the plans submitted by Dextor Edwards on August 30,
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.)
RECOMMANDATION 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 à son tour au Conseil d’approuver la demande d’une nouvelle
construction située au 246, rue Gilmour, conformément aux plans présentés par
Dextor Edwards le 30 août 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)
BACKGROUND
The
property located at 246 Gilmour Street, a vacant lot, is located within the boundaries of the Centretown Heritage
Conservation District designated under Part V of the Ontario Heritage Act in 1997 (see Documents 1 and 2). A demolition permit was issued in August of
2003 in accordance with a property standards order related to the structural
condition of the building. This report
has been prepared because the consent of City Council is required before a new
building can be constructed in a heritage conservation district.
The
applicant is proposing the construction of a four-storey apartment
building. The building will have one
level of parking, partially below grade, that will be accessible from Lewis
Street (see Document 3).
The
applicant preconsulted with the Local Architectural Conservation Advisory
Committee (LACAC) at its meeting on May 24, 2007. LACAC made the following comments regarding the proposed design
of the building:
1.
Consideration be given to the size of the windows and to
lowering the windows on the third floor level;
2.
Consideration be given to the shape of the dormers;
3.
Balconies and the front entrance on Gilmour Street need more
details;
4.
Architect to provide pictures of the streetscape for the
formal presentation.
The
Urban Design Review Panel reviewed the proposed design at its meeting on August
16, 2007. The Panel made the following
comments:
1.
Eliminating the patio area and the second-level balcony above
to provide more space for soft landscaping and tree planting;
2.
Removing the steps to the front balcony, as they may be viewed
as leading to the main entrance, or adding a gate with signage directing
pedestrians to the main side entrance;
3.
Introducing some quality design feature/element near the
sidewalk that highlights the building's side entrance by incorporating
possibly, a wrought iron gate, fencing, decorative lighting. etc.
The
Official Plan requires that a Cultural Heritage Impact Statement (CHIS) be
prepared to assess the impact of the development for projects within heritage
conservation districts. The conclusion
of the CHIS is attached to this report as Document 4. The full document has been distributed separately to LACAC and is
on file with the City Clerk.
DISCUSSION
In response to the comments of LACAC and the Urban Design Panel the applicant made several changes to the design of the proposed building. Regarding the size of the windows, the architect replaced opaque panels below the windows in the projecting bays with glass panels. This lengthens the appearance of the windows in the projecting bays. A detailed drawing has been prepared of the balcony on the east side of the Gilmour Street elevation showing the type of railing and skirt the balcony will have (see Document 3). The balcony on the west side of the Gilmour Street elevation has been replaced by a projecting bay and the paved area proposed below the west balcony has been replaced with soft landscaping.
The Residential Infill design guidelines contained in the Centretown Heritage Conservation District Study state that:
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 calling attention to itself.
2. The form of new infill should reflect the character of existing buildings on adjoining and facing properties. The buildings should normally be three or four storeys in height, with massing and setbacks matching earlier rather than later patterns still evident in the immediate area.
3. Single family homes, row houses, and townhouse developments should reflect the rhythm of early lot development, with gables, balconies, or other features providing an appropriate scale. Small multiple-unit residential developments should reflect the U-shaped and H-shaped patterns of earlier examples, with emphasis on the entrances.
4. Brick veneer should be the primary finish material in most areas, to maintain continuity with existing buildings.
The Department supports this application because the applicant has responded to the comments of LACAC and the Urban Design Panel and the proposed design is consistent with the objectives of the design guidelines. The proposed building is contemporary in character and it is distinguishable as being of its own time. The height, massing and setbacks are compatible with the adjacent apartment building to the west.
The proposed design includes gables and a balcony that enliven the streetscape. Finally, the building will be clad in masonry, a material that will be compatible with the adjacent buildings on Gilmour Street.
CONSULTATION
The applicant preconsulted with LACAC at its meeting on May 24, 2007. The Urban Design Panel reviewed the proposed design on August 16, 2007.
Adjacent
property owners were notified by letter of the date of the Local Architectural
Conservation Advisory Committee (LACAC) and Planning and Environment Committee
meetings and were provided with comment sheets to be returned to the LACAC
Coordinator.
The
Centretown Citizens' Community Association, Heritage Ottawa and the Ward
Councillor, Diane Homes are aware of the application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was completed within the 90-day time
frame required by the Ontario Heritage
Act.
SUPPORTING DOCUMENTATION
Document
2 Photos of 246 Gilmour Street and
context
Document
3 Elevations
Document 4 Excerpt from Cultural Heritage Impact Statement prepared by Dextor Edwards (the entire Statement is on file with the City Clerk)
DISPOSITION
City Clerk's Branch, Council and Committee Services, to notify the applicant/agent (Dextor Edwards, 88 Centrepointe Drive, suite 100, Ottawa, Ontario K2G 6B1) and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario M5C 1J3) of City Council's consent for new construction located at 246 Gilmour Street.
