Welcome to Scribd. Sign in or start your free trial to enjoy unlimited e-books, audiobooks & documents.Find out more
Download
Standard view
Full view
of .
Look up keyword
Like this
1Activity
0 of .
Results for:
No results containing your search query
P. 1
580 Church - Heritage

580 Church - Heritage

Ratings: (0)|Views: 82|Likes:
Published by Ashleigh Gaul

More info:

Published by: Ashleigh Gaul on Mar 23, 2011
Copyright:Attribution Non-commercial

Availability:

Read on Scribd mobile: iPhone, iPad and Android.
download as PDF, TXT or read online from Scribd
See more
See less

03/23/2011

pdf

text

original

 
1
Memorandum
 
Kerri Voumvakis
, Acting Director, Policy & Research
City Planning DivisionHeritage Preservation Services
City Hall100 Queen St. WestSuite A18Toronto ON M5H 2N2
 
Tel:
(
416) 338-1079Fax: (416) 392-1973
Date: October 28, 2010To: Al Rezoski, Acting Manager, Community Planning, Toronto and East York DistrictAttention: Willie Macrae, PlannerFrom: Mary L. MacDonald, Acting Manager, Heritage Preservation Services
Re:
580-596 Church St., 67-71 Gloucester St., ZBA Application 10 149004 STE 27 OZ
 
SummaryThis application was made on April 19, 2010 and is subject to the new provisions of the
PlanningAct 
and the City of Toronto Act, 2006.The application proposes a 25-storey mixed-use building with a three to seven-storey podium, retailuses at-grade, 193 residential units and two levels of underground parking for the property at 580-596 Church St. and 67-71 Gloucester St. The application includes a Heritage Impact Assessment(HIA) prepared by Philip Goldsmith, dated 27 January 2010.Heritage Preservation Services (HPS) staff have reviewed the application and provide the followingcomments and recommendation for refusal.Description of Heritage CharacterThe development property contains 6 buildings and all have heritage value. Five of the propertiesare listed on the City of Toronto’s Inventory of Heritage Properties (City Inventory). Two of thelisted properties, 596 Church and 69 Gloucester now are contained within one linked building withtwo addresses and two distinct heritage descriptions.The properties are described in the HPS listing reports as:“historically linked to their surroundings as part of a group of surviving residential buildingsfrom the late 19
th
and early 20
th
centuries on the west side of Church Street, north of Dundonald Street and on the south side of Gloucester Street, west of Church Street. Thehouse form buildings and apartment houses in this block reflect the appearance of theChurch Street neighbourhood adjoining Wellesley St. East from the era when it was one of the most desirable residential areas in Toronto. As early as 1858, the Boulton Atlas showedthe first subdivision of the lands adjoining this section of Church Street where additionalproperty was subsequently severed from the “Dundonald” estate after 1903.” (Attachment#2)
 
2Individually the buildings are:
 
580-582 Church St. - a three-storey, semi-detached, house-form building, built in 1878,known as the Second Empire Residences or the Robert Simpson house; listed on theCity Inventory in 1979
 
584 Church St. - a three-storey detached house-form building constructed in 1903,identified as the Catherine Collard House; not listed on the City Inventory butcontributes to the heritage character of adjacent properties
 
592 Church St. - a larger three-storey, semi-detached house-form building, known asthe 1873 Wallace Millichamp House; listed on the City Inventory in 2009
 
596 Church St. - a three-storey walk-up apartment building built in 1911, consideredpart of the Gloucester Mansions; listed on the City Inventory in 2009
 
69-71 Gloucester St. - attached to 596 Church St., this address includes the rearsurviving portion of the 1875 Wallace Millichamp House, which fronts onto GloucesterSt.; listed on the City’s Inventory in 2009
 
67 Gloucester St. - a 3½-storey walk-up apartment building, part of the GloucesterMansions, built in 1911; listed on the City Inventory in 2009The HPS listing reports for the Wallace Millichamp Houses at 592 Church St. and 69 GloucesterSt. indicates:“Development began in the 1870s when the Wallace Millichamp Houses (1873 and 1875)were among the first single and semi-detached houses in the block, and continued followingthe opening of Dundonald St. in 1903 when additional house form buildings and small-scaled apartment houses were introduced. As a collection, the Wallace Millichamp Houses(1873, 1875) and their neighbours in the block retain the scale and attention to perioddetailing identified with the historical Church St. neighbourhood.”Additionally for the Gloucester Mansion apartment buildings at 596 Church St and 67 GloucesterSt. the listing reports note: “…development began in the 1870s with single and semi-detachedhouses, and continued following the opening of Dundonald St. in 1903….the Gloucester Mansionscontribute to the evolution of the block as one of the small-scaled apartment houses introduced after1900”.ProposalThe proposal is to construct a multi-use commercial and residential project with three components:1.
 
A base podium, on Church St. 3 stories in height, made up of one heritage building, oneheritage façade and two modern infill components replacing demolished buildings. OnGloucester St. the 3 storey height podium is broken by the tower component which containsan entrance to the parking garage and is sited between a new corner building on Church anda heritage façade at 67 Gloucester.
 
32.
 
A mid section of residential rental apartments contained in a seven storey slab structure,running north & south, set back from the retained heritage building at 580-582 Church St.,expressed through the tower on the north portion of the property and accessed through thenew infill building component at 584 Church St.3.
 
A tower shaft which rises above the lower two sections, centred in the assembly on the northportion, to a total height of 25 storeys. The tower is clad largely in glass and has a skewedaxis on the north side. (Attachment 3)The proposal will result in alteration of the existing streetscape and buildings as follows:
 
retention and preservation of the listed building at 580-582 Church St. with theexception of part of the back portion which will be incorporated into the 6 storey slabbuilding
 
demolition of the 1903 Catherine Collard House at 584 Church St. and constructionof a replacement infill building, attached to the 6 storey slab, providing an entranceto the rental apartments
 
retention of the façade of the listed building at 592 Church to a depth of approximately 2.6 metres with the tower rising immediately behind that point
 
demolition of the listed building at 596 Church and replacement with a 3 storeyinfill building, attached to the tower and set slightly further back from the sidewalk 
 
demolition of the listed building at 69 Gloucester which is attached to 596 Church tomake room for the base of the tower including the parking garage entrance
 
retention of the façade of the listed building at 67 Gloucester to a depth of about 1metre at the east side and about 8 meters at the west sideCommentsImpacts on Neighbourhood ContextThe HIA recognizes there will be impacts on the contextual significance of the developmentproperties and area, and notes that, “a 2-4 storey main street feeling has been preserved fromChurch St. to North of Gloucester” (p. 26). The HIA also recognizes that the residential blockswithin the two blocks from Yonge St. to Jarvis St. bordered by Dundonald St. and Gloucester St.,west of Church St. and bordered by Gloucester and Monteith Streets, east of Church St. “create anarea of lower historic buildings” and notes that these buildings are “back to back”, that is, consistentwithin the blocks (p. 27). However, in the consultant’s opinion, the larger towers already existingoutside of these blocks, to the north and south, diminish the heritage value of the block in which thedevelopment would be sited. The HIA indicates that the larger contextual area is urban mid-rise incharacter and that from the public streets it is hard to recognize the heritage character of these twoblocks (with the exception of the Monteith St. area bordering on a City park).It is the opinion of HPS staff that the block containing Yonge St. on the west, Gloucester St. on thenorth, Church St. on the east and Dundonald St. on the south is a significant rare survivor of theoriginal lots and narrow fine grained house form and commercial frontages that once predominatedin this area. Along with its bordering block running eastward between Monteith St./Cawthra Squareand Gloucester St. these appear to be the only blocks between Bloor and Wellesley that stillpreserve the 19
th
and early 20
th
century lot plans and development. These two blocks have 44 listedheritage properties located within them which represents a high concentration of significant heritage

You're Reading a Free Preview

Download
scribd
/*********** DO NOT ALTER ANYTHING BELOW THIS LINE ! ************/ var s_code=s.t();if(s_code)document.write(s_code)//-->