rocketphish
06-21-2009, 03:27 PM
Heritage & Development Committee Reports
Renewed Redevelopment Plans for 280-282 Crichton Street
By Paul McConnell and Inge Vander Horst,
Co-Chairs, NE Heritage & Development Committee
NEW EDINBURGH NEWS, June 2009 (http://www.newedinburgh.ca/images/NEN/NEN_JUN09.pdf)
Last December, NEN announced that the owner of 280 and 282 Crichton Street was reviving plans for redeveloping the site. NECA has now learned that the owner made a formal application to the City in late April seeking approval of plans to demolish the existing buildings and construct a 3½-storey building containing 32 "stacked townhouses". The accompanying drawing (made available by the architect, Jane Thompson) provides a good idea of what is likely to take shape on the lot, as viewed from Crichton Street.
Lots of History
The two buildings facing demolition have quite a story to tell. Their impressive style and detail, plus ample green surroundings, add to the quality of this stretch of Crichton between Dufferin and Beechwood. Both were built by August Boehmer, a building contractor active in New Edinburgh and across Ottawa. He was a prominent member of the local German-Canadian community, and helped found St John’s Evangelical Lutheran Church, which he built on Crichton in 1895. He built 282 Crichton in about 1909 and lived there until his death in 1937. The apartment building at 280 Crichton dates from about the 1920’s. However, it is important to note these properties are located outside the New Edinburgh Heritage Conservation District, which stops at Dufferin; this section of NE is not covered by the "Heritage Overlay" provision of the Zoning By-law. Consequently, despite their historic associations, these two buildings are not afforded any special protection on heritage grounds.
On-Again, Off-Again
The redevelopment project has had a controversial history, starting a decade ago. In 2000, a proposed infill project would have kept the two existing buildings, put two 3½-storey additions at the rear, and a 3-storey duplex by the side of #282. However, this project was not pursued and the picture changed when 282 Crichton suffered a major fire. New plans produced in 2001 retained the apartment building at 280 Crichton, but replaced #282 with seven townhouses. These plans required a number of "minor variances" from zoning requirements (including reduced setbacks at the side and rear), which were grant-ed by Ottawa’s Committee of Adjustment. However, neighbours and NECA felt the impact of the new construction was unacceptable and appealed this decision at the Ontario Municipal Board. The OMB dismissed the appeal but, despite getting the green light, the owner did not pursue the project.
A completely new set of plans appeared in 2003, involving demolition of both existing buildings and construction of a 5-storey apartment block containing 41 units. This massive project, which presented a tall, overpowering frontage on Crichton Street, prompt-ed major objections from the community. Much happened in 2004. There were letters to the City from neighbours and NECA, a traffic study, and a public meeting chaired by Councillor Legendre that pro-posed reducing the number of storeys and units and modifying the stark appearance of the solid block. Of special note was the attempt to prevent demolition of the existing buildings by getting the City to recognize them with a heritage designation. Eventually, after some equivocation, the City’s Local Architectural Conservation Advisory Committee decided against recommending heritage status for either building because it felt there were examples of a similar style already protected within the nearby NE Heritage Conservation District. Consequently, neither building enjoys heritage protection. Instead, an agreement was reached to place an information plaque on the site describing its historic connections. Thus, the project received another green light to proceed in the summer of 2004 - but, once again, the owner chose to hold off.
The Latest Proposal
Towards the end of 2008, the project architect informed NECA’s Heritage & Development Committee that a new set of plans was on the drawing board. This version showed major design changes in response to the numerous concerns raised previously by the community. Most conspicuously, the size and lay-out have been modified significantly. The building would present a less massive presence along Crichton (it would be "U"-shaped to accommodate an interior courtyard, some-what like the apartment building further along the street at 310-320 Crichton). It would be constructed of brick, and include details similar to other buildings along Crichton. The number of storeys would be reduced from 5 to 3½, with the format changed from 41 apartments to 32 stacked townhouses. Access from Crichton to the underground parking garage would no longer be located next to the laneway currently used by residents of 319 MacKay. The number of underground parking spaces would exceed the minimum required under the Zoning Bylaw. And so on. In fact, it seems only two variances will be required - a reduced setback at the rear, and a reduced setback along part of the sides.
What Next?
At the end of April, the owner formally applied to the Committee of Adjustment to request approval of the two minor variances. The Committee will call a public hearing to review the application and to hear arguments for and against. The date and time of this hearing will be announced on signs posted at 280-282 Crichton and in letters mailed to neighbouring property owners. So, is this a done deal? Not quite, but note that similar minor variances were granted in 2001; while this does not guarantee automatic approval of the present application, it does indicate the general inclination of the Committee. Since then, of course, the City has introduced its push for intensification, so there will be no obstacles raised from that quarter; in fact quite the opposite.
Given the substantive changes now incorporated into the latest set of plans, and the absence of the heritage option, NECA does not anticipate for-mally objecting to this revised project. Instead, NECA has focused its efforts on the mitigating measures that could lessen the undoubted impact of the new building. The architect has been asked to consider, for example, possible light pollution from side entrances, noise problems caused by air conditioning units and garage ventilation, use of noise baffles and buffer trees, privacy fencing, landscaping, etc., and to discuss the options with neighbours. Of course, the demolition of two historic structures in our community is an irreplaceable loss. But we can work to limit the negative impact of the new building. And we must heed the warning and continue to be vigilant in protecting proper-ties located within the heritage conservation district, where we do at least have some defensive tools available.
http://farm4.static.flickr.com/3633/3646383241_531807078c_o_d.jpg
The site in question:
http://farm3.static.flickr.com/2458/3646383383_cba9b97d27_o_d.jpg
Renewed Redevelopment Plans for 280-282 Crichton Street
By Paul McConnell and Inge Vander Horst,
Co-Chairs, NE Heritage & Development Committee
NEW EDINBURGH NEWS, June 2009 (http://www.newedinburgh.ca/images/NEN/NEN_JUN09.pdf)
Last December, NEN announced that the owner of 280 and 282 Crichton Street was reviving plans for redeveloping the site. NECA has now learned that the owner made a formal application to the City in late April seeking approval of plans to demolish the existing buildings and construct a 3½-storey building containing 32 "stacked townhouses". The accompanying drawing (made available by the architect, Jane Thompson) provides a good idea of what is likely to take shape on the lot, as viewed from Crichton Street.
Lots of History
The two buildings facing demolition have quite a story to tell. Their impressive style and detail, plus ample green surroundings, add to the quality of this stretch of Crichton between Dufferin and Beechwood. Both were built by August Boehmer, a building contractor active in New Edinburgh and across Ottawa. He was a prominent member of the local German-Canadian community, and helped found St John’s Evangelical Lutheran Church, which he built on Crichton in 1895. He built 282 Crichton in about 1909 and lived there until his death in 1937. The apartment building at 280 Crichton dates from about the 1920’s. However, it is important to note these properties are located outside the New Edinburgh Heritage Conservation District, which stops at Dufferin; this section of NE is not covered by the "Heritage Overlay" provision of the Zoning By-law. Consequently, despite their historic associations, these two buildings are not afforded any special protection on heritage grounds.
On-Again, Off-Again
The redevelopment project has had a controversial history, starting a decade ago. In 2000, a proposed infill project would have kept the two existing buildings, put two 3½-storey additions at the rear, and a 3-storey duplex by the side of #282. However, this project was not pursued and the picture changed when 282 Crichton suffered a major fire. New plans produced in 2001 retained the apartment building at 280 Crichton, but replaced #282 with seven townhouses. These plans required a number of "minor variances" from zoning requirements (including reduced setbacks at the side and rear), which were grant-ed by Ottawa’s Committee of Adjustment. However, neighbours and NECA felt the impact of the new construction was unacceptable and appealed this decision at the Ontario Municipal Board. The OMB dismissed the appeal but, despite getting the green light, the owner did not pursue the project.
A completely new set of plans appeared in 2003, involving demolition of both existing buildings and construction of a 5-storey apartment block containing 41 units. This massive project, which presented a tall, overpowering frontage on Crichton Street, prompt-ed major objections from the community. Much happened in 2004. There were letters to the City from neighbours and NECA, a traffic study, and a public meeting chaired by Councillor Legendre that pro-posed reducing the number of storeys and units and modifying the stark appearance of the solid block. Of special note was the attempt to prevent demolition of the existing buildings by getting the City to recognize them with a heritage designation. Eventually, after some equivocation, the City’s Local Architectural Conservation Advisory Committee decided against recommending heritage status for either building because it felt there were examples of a similar style already protected within the nearby NE Heritage Conservation District. Consequently, neither building enjoys heritage protection. Instead, an agreement was reached to place an information plaque on the site describing its historic connections. Thus, the project received another green light to proceed in the summer of 2004 - but, once again, the owner chose to hold off.
The Latest Proposal
Towards the end of 2008, the project architect informed NECA’s Heritage & Development Committee that a new set of plans was on the drawing board. This version showed major design changes in response to the numerous concerns raised previously by the community. Most conspicuously, the size and lay-out have been modified significantly. The building would present a less massive presence along Crichton (it would be "U"-shaped to accommodate an interior courtyard, some-what like the apartment building further along the street at 310-320 Crichton). It would be constructed of brick, and include details similar to other buildings along Crichton. The number of storeys would be reduced from 5 to 3½, with the format changed from 41 apartments to 32 stacked townhouses. Access from Crichton to the underground parking garage would no longer be located next to the laneway currently used by residents of 319 MacKay. The number of underground parking spaces would exceed the minimum required under the Zoning Bylaw. And so on. In fact, it seems only two variances will be required - a reduced setback at the rear, and a reduced setback along part of the sides.
What Next?
At the end of April, the owner formally applied to the Committee of Adjustment to request approval of the two minor variances. The Committee will call a public hearing to review the application and to hear arguments for and against. The date and time of this hearing will be announced on signs posted at 280-282 Crichton and in letters mailed to neighbouring property owners. So, is this a done deal? Not quite, but note that similar minor variances were granted in 2001; while this does not guarantee automatic approval of the present application, it does indicate the general inclination of the Committee. Since then, of course, the City has introduced its push for intensification, so there will be no obstacles raised from that quarter; in fact quite the opposite.
Given the substantive changes now incorporated into the latest set of plans, and the absence of the heritage option, NECA does not anticipate for-mally objecting to this revised project. Instead, NECA has focused its efforts on the mitigating measures that could lessen the undoubted impact of the new building. The architect has been asked to consider, for example, possible light pollution from side entrances, noise problems caused by air conditioning units and garage ventilation, use of noise baffles and buffer trees, privacy fencing, landscaping, etc., and to discuss the options with neighbours. Of course, the demolition of two historic structures in our community is an irreplaceable loss. But we can work to limit the negative impact of the new building. And we must heed the warning and continue to be vigilant in protecting proper-ties located within the heritage conservation district, where we do at least have some defensive tools available.
http://farm4.static.flickr.com/3633/3646383241_531807078c_o_d.jpg
The site in question:
http://farm3.static.flickr.com/2458/3646383383_cba9b97d27_o_d.jpg
