Toronto Preservation Board
The full agenda, as filed
All 5 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
PB13.1adopted
This report recommends that City Council state its intention to designate the properties located at 78, 80 and 86 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value. Located on the north side of Mimico Avenue at Station Road in Mimico, the properties at 78, 80 and 86 Mimico Avenue were constructed between 1920 and 1929 as main street commercial structures with residential / office uses above. Although constructed separately, these three buildings display a remarkable level of visual cohesion, sharing architectural elements including two storey profile, cornices, parapets, storefronts, and second storey apartments / offices. These three properties are representative examples of the main street commercial building typology from Mimico's streetcar period (1918-1939) following the First World War, when Mimico experienced significant growth primarily along the north side of Mimico Avenue and where commercial structures were grouped together at the intersections of Lakeshore Boulevard West, Queens Avenue, and Station Road. The property at 80 Mimico Avenue was constructed in 1920 by John and Percy MacKenzie for their business, John MacKenzie and Son Dairy. The MacKenzie family sold the property at 80 Mimico Avenue in 1928 and in 1929, John, Percy, and Clarence MacKenzie constructed the building at 78 Mimico Avenue to accommodate their expanded dairy which operated as the Hillside Dairy from 1932-1943, and Silverwoods Dairy from 1944-1955. As such, a dairy operated for 35 years on the main street of Mimico. The property at 80 Mimico Avenue was purchased by Anthony Joseph in 1928, whose family would operate a grocery store there from 1929 until 1969. Constructed between 1923 and 1924 for the Union Bank of Canada, 86 Mimico Avenue served as the branch of the Royal Bank of Canada from 1925-1935 prior to being purchased and occupied by Florence Weber in 1953, who would reside there for the next five decades. As a group, the subject properties anchor the northeast corner of Mimico Avenue and Station Road and are important in defining, maintaining, and supporting the predominantly early-twentieth century main street character of Mimico Avenue, which includes a mix of early-twentieth century residential and commercial structures. The properties located at 78, 80 and 86 Mimico Avenue were identified as having potential cultural heritage value in the Mimico 20/20 Revitalization Cultural Heritage Resource Assessment (CHRA) prepared in 2012 by URS Canada as a key component of the Mimico 20/20 Action Plan. The Cultural Heritage Resource Assessment identified the properties, along with the north side of Mimico Avenue between Queens Avenue and Station Road, as worthy of further investigation as either a potential Cultural Heritage Landscape or Heritage Conservation District "due to their cohesive character and level of integrity."[1] Staff have completed the Research and Evaluation Report for the properties at 78, 80 and 86 Mimico Avenue and determined that the properties meet Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under Design / Physical and Contextual Value. As such, the properties are significant built heritage resources. On May 15, 2023, Demolition Permit Application Number 23 145944 DEM 00 DM was submitted for the property at 78 Mimico Avenue and Demolition Permit Application Number 23 145960 DEM 00 DM was submitted for the property at 80 Mimico Avenue. The applications are currently under review. Designation enables City Council to review proposed alterations or demolitions to the properties and enforce heritage property standards and maintenance. The Bill 108 Amendments to the Ontario Heritage Act included a shift in Part IV designations related to Planning Act applications that would trigger a Prescribed Event. Section 29(1.2) of the Ontario Heritage Act now restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days after the City Clerk gives notice of a complete application. A "Prescribed Event" is a point of time when the application for an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application has been deemed complete and the City Clerk provides notice of that complete application to the public in accordance with the Planning Act. A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved.
The Toronto Preservation Board recommends that: 1. City Council state its intention to designate the property at 78 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 78 Mimico Avenue (Reasons for Designation) attached as Attachment 3 to the report (January 9, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council state its intention to designate the property at 80 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 80 Mimico Avenue (Entrance Address at 84 Mimico Avenue) (Reasons for Designation) attached as Attachment 4 to the report (January 9, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council state its intention to designate the property at 86 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 86 Mimico Avenue (Reasons for Designation) attached as Attachment 5 to the report (January 9, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Senior Manager, Heritage Planning Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 78 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 78 Mimico Avenue (Reasons for Designation) attached as Attachment 3, to the report, January 9, 2024 from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council state its intention to designate the property at 80 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 80 Mimico Avenue (Entrance Address at 84 Mimico Avenue) (Reasons for Designation) attached as Attachment 4, to the report, January 9, 2024, from the Senior Manager, Heritage Planning, Urban Design, City Planning. 3. City Council state its intention to designate the property at 86 Mimico Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 86 Mimico Avenue (Reasons for Designation) attached as Attachment 5, to the report, January 9, 2024, from the Senior Manager, Heritage Planning, Urban Design, City Planning. 4. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
PB13.2adopted
This report recommends that City Council state its intention to designate the property at 505 University Avenue (including entrance address at 136 Edward Street) under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3. Located on the northeast corner of University Avenue and Edward Street, the property at 505 University Avenue contains the Shell Oil Building. Designed by the prominent architectural firm of Marani & Morris, the building was originally intended to be constructed to a height of 20-storeys. However, the Shell Oil Building was erected in two phases, with the first 13 storeys completed in 1958 and the uppermost 7 storeys added in 1966 using a novel mobile crane modification created specifically for this project and signalling a technical achievement in local high-rise construction. The Canadian office of Shell Oil was originally located in Montreal since 1925 until its new headquarters opened on University Avenue in 1958. The Shell Oil Building at 505 University Avenue forms part of the collection of Marani & Morris-designed buildings contributing to the rise of architecture in the post-World War Two era along the grand ceremonial boulevard of University Avenue, including the adjacent Maclean-Hunter Building, 1961 (481 University Avenue), the nearby Bank of Canada Building, 1958 (250 University Avenue) and the Metro Toronto Court House, 1966 (361 University Avenue) that are already recognized as heritage properties by City Council. Prior to the opening of its headquarters in Toronto, Shell Oil also commissioned The Shell Oil Tower at Exhibition Place, a modernist landmark designed by George Robb. The innovative nine-storey column of steel and glass topped by a viewing platform and large analogue clock was built to promote Shell Oil to visitors to the Canadian National Exhibition when it opened in 1955 (the same year that Shell purchased the property at 505 University Avenue for their new Headquarters) and while the site was leased until 1973. Together, the Shell Oil Building and the Shell Oil Tower demonstrated the company's vision and investment in high quality modern architecture in Toronto. Staff have determined that the property at 505 University Avenue meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under all three categories of design / physical, historical / associative and contextual values. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. On August 31, 2022 the City received a Zoning By-law Amendment application proposing to demolish the existing Shell Oil Canada building to permit the construction of a new 64-storey mixed-use building with a 12-storey office podium and residential units above. A Heritage Impact Assessment (HIA) completed by GBCA Architects and dated August 15, 2022 was submitted to support the application and is currently under review. The City Clerk issued a complete application notice on October 28, 2022. The property owner has provided a waiver to extend the 90-day timeline to April 1, 2024. Council must make a decision on or before its March 20, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires. As of January 1, 2023, should a property be subject to an Official Plan Amendment, Zoning By-law Amendment and / or Draft Plan of Subdivision Application that would trigger a Prescribed Event, the property must be listed in the heritage register prior to the Prescribed Event occurring to designate a property under Section 29(1.2)1 of the Ontario Heritage Act. This requirement does not apply to a Prescribed Event that has occurred prior to January 1, 2023.
The Toronto Preservation Board recommends that: 1. City Council state its intention to designate the property at 505 University Avenue (including entrance address at 136 Edward Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 505 University Avenue (Reasons for Designation) attached as Attachment 3 to the report (January 3, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 505 University Avenue (including entrance address at 136 Edward Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 505 University Avenue (Reasons for Designation) attached as Attachment 3, to the report, January 3, 2024, from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
PB13.3adopted
This report recommends that City Council state its intention to designate the property at 1111 Danforth Avenue under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of Heritage Attributes found in Attachment 3. Located on the south side of Danforth Avenue, east of Byron Avenue and west of Greenwood Avenue, the subject property at 1111 Danforth Avenue contains a two-storey buff brick building raised on a basement that was constructed in 1931 in the Neo-Gothic architectural style. The building was reconfigured from an unfinished apartment building to a funeral home when it was purchased by Lorne Willard Trull who engaged architect William Breden Galbraith (1885-1937) to redesign it for the Trull Funeral Home. In operation for over 100-years, the Trull Burial Company is one of the longest operating businesses on Danforth Avenue. The subject property is also associated with architect, William B. Galbraith, a prolific designer of substantial private houses located in the neighbourhoods of Forest Hill, Lawrence Park, Moore Park and Rosedale. The subject property was listed on the Heritage Register in July 2022 as a result of the Danforth Avenue (Segment 2) Cultural Heritage Resource Assessment that was undertaken by City staff in 2021. Following further research and evaluation, staff have determined that the property at 1111 Danforth Avenue meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act under design / physical, historical / associative, and contextual vales. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria. The City received a Zoning By-law Amendment Application in February 2022, and a Site Plan Application in March 2022 related to the proposed redevelopment of the subject property. The City Clerk issued a complete application notice for the Zoning By-law Amendment application on March 15, 2022, and on May 12, 2022, for the Site Plan application. The proposed development includes the properties at 1095 and 1111 Danforth Avenue. The proposed development would partially retain and integrate the existing listed building at 1111 Danforth Avenue into the new construction of a nine (9)-storey (plus mechanical) mid-rise building with commercial uses at-grade and residential rental units above. The existing building at 1095 Danforth Avenue would be demolished. The City received a Zoning By-law Amendment Application resubmission on January 31, 2023, and a Site Plan Application resubmission On February 1, 2023. A Heritage Impact Assessment (HIA) is required for all development applications that affect listed and designated properties and will be considered when determining how a heritage property is to be conserved. An Heritage Impact Assessment and a Cultural Heritage Evaluation Report (CHER) completed by ERA Architects Inc. dated February 11, 2022, and revised December 9, 2022, were submitted to support the applications. The applicant has provided a waiver with no expiry date to extend the 90-day timeline established under Bill 108 to designate the subject property under Part IV of the Ontario Heritage Act.
The Toronto Preservation Board recommends that: 1. City Council state its intention to designate the property at 1111 Danforth Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 1111 Danforth Avenue (Reasons for Designation) attached as Attachment 3 to the report (January 2, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 1111 Danforth Avenue under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance: 1111 Danforth Avenue (Reasons for Designation) attached as Attachment 3, to the report dated January 2, 2024, from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the Bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act.
PB13.4adopted
This report recommends that City Council approve the alterations proposed for the heritage properties at 127 (121-123) Church Street and 89 Queen Street East under Section 33 of the Ontario Heritage Act and approve the full removal and partial reconstruction of the building on the property at 119 Church Street under Section 34 of the Ontario Heritage Act, in connection with the development of the subject site. On December 13, 14 and 15, 2023 City Council adopted the staff report recommending designation of the subject properties under Part IV of the Ontario Heritage Act. All of the subject properties were designated for their design and contextual value, with 119 and 123 Church Street and 89 Queen Street East also having historical or associative value. The property at 127 Church Street includes two buildings with entrance addresses of 121-123 Church Street, both of which are representative examples of the late-Victorian style and surviving examples of the fine-grained commercial building typology that emerged along Church Street during the late 19th century. The property at 119 Church Street contains a building with design and physical value as a representative example of an early-Twentieth century commercial / factory type building with Edwardian Classicist detailing. The property at 89 Queen Street East is a surviving example of an early purpose-built apartment building type constructed in the initial period of their development in the city and is one of the first mixed-use commercial and apartment building typologies. The development application proposes a 59-storey plus mechanical penthouse mixed-use building with retail at grade and residential units above. The front facades of the heritage buildings at 89 Queen Street East and 121-123 Church Street are proposed to be retained in situ while the front façade of the heritage building at 119 Church Street will be panelized and reassembled in its original location and configuration. Staff are of the opinion that the proposed alterations conserve the heritage properties at 127 (121 and 123) Church Street and 89 Queen Street East and are consistent with the existing policy framework. While the building at 119 Church Street will not be conserved, its primary street-facing wall and related attributes will be reassembled in its original location The heritage impacts of the development proposal are appropriately mitigated through the overall conservation strategy.
The Toronto Preservation Board recommends that: 1. City Council approve the alterations to the heritage properties at 127 (121 and 123 Church Street) and 89 Queen Street East, in accordance with Section 33 of the Ontario Heritage Act, and the removal and partial reassembly of the building at 119 Church in accordance with Section 34 of the Ontario Heritage Act, to allow for the construction of a 59-storey plus mechanical penthouse mixed-use building, with such alterations substantially in accordance with the plans and drawings dated November 10, 2023, prepared by Arcadis and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by GBCA Architects, dated November 10, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to the following additional conditions: a. That the related site-specific Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East substantially in accordance with the plans and drawings dated November 10, 2023, prepared by Arcadis and on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment prepared by GBCA Architects, dated November 10, 2023, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan that includes an appropriate strategy for all ground level storefronts and a Reconstruction Strategy for the building at 119 Church Street, to be prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the properties at 127 (121-123) Church Street and 89 Queen Street East prepared by GBCA Architects, dated November 10, 2023, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to Site Plan approval for the proposed Zoning By-law Amendment for the properties located at 119 and 127 (121-123) Church Street and 89 Queen Street East, the subject owner shall: 1. Provide final Site Plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 1.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning the owner shall: 1. Have entered into a Heritage Easement Agreement with the City required in Recommendation 1.b.1. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Letter of Credit, including provision for upward indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan, Heritage Lighting Plan and Interpretation Plan. 4. Provide full documentation of the existing building at 125-127 Church Street, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a USB flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.3, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan, Heritage Lighting Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the alterations to the heritage properties at 127 (121 and 123 Church Street) and 89 Queen Street East, in accordance with Section 33 of the Ontario Heritage Act, and the removal and partial reassembly of the building at 119 Church in accordance with Section 34 of the Ontario Heritage Act, to allow for the construction of a 59-storey plus mechanical penthouse mixed-use building, with such alterations substantially in accordance with the plans and drawings dated November 10, 2023, prepared by Arcadis and on file with the Senior Manager, Heritage Planning and the Heritage Impact Assessment prepared by GBCA Architects, dated November 10, and on file with the Senior Manager, Heritage Planning, all subject to and in accordance with the Conservation Plan satisfactory to the Senior Manager, Heritage Planning and subject to the following additional conditions: a. That the related site-specific Zoning By-law Amendment permitting the proposed alterations has been enacted by City Council and has come into full force and effect in a form and with content acceptable to City Council, as determined by the Chief Planner and Executive Director, City Planning, in consultation with the Senior Manager, Heritage Planning. b. That prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. Enter into a Heritage Easement Agreement with the City for the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East substantially in accordance with the plans and drawings dated November 10, 2023, prepared by Arcadis and on file with the Senior Manager, Heritage Planning, the Heritage Impact Assessment prepared by GBCA Architects, dated November 10, 2023, subject to and in accordance with the Conservation Plan required in Recommendation 1.b.2, to the satisfaction of the Senior Manager, Heritage Planning including execution of such agreement to the satisfaction of the City Solicitor. 2. Provide a detailed Conservation Plan that includes an appropriate strategy for all ground level storefronts and a Reconstruction Strategy for the building at 119 Church Street, to be prepared by a qualified heritage consultant that is substantially in accordance with the conservation strategy set out in the Heritage Impact Assessment for the properties at 127 (121-123) Church Street and 89 Queen Street East prepared by GBCA Architects, dated November 10, 2023, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to Site Plan approval for the proposed Zoning By-law Amendment for the properties located at 119 and 127 (121-123) Church Street and 89 Queen Street East, the subject owner shall: 1. Provide final Site Plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 1.b.2 to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide a Heritage Lighting Plan that describes how the exterior of the heritage properties will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning. 4. Submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Planning. d. That prior to the issuance of any permit for all or any part of the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning the owner shall: 1. Have entered into a Heritage Easement Agreement with the City required in Recommendation 1.b.1. 2. Provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 1.b.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide a Letter of Credit, including provision for upward indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all work included in the approved Conservation Plan, Heritage Lighting Plan and Interpretation Plan. 4. Provide full documentation of the existing building at 125-127 Church Street, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a USB flash drive in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. e. That prior to the release of the Letter of Credit required in Recommendation 1.d.3, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan, Heritage Lighting Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the entering into of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owner of the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 3. City Council authorize the City Solicitor to introduce the necessary Bill in Council authorizing the entering into of a Heritage Easement Agreement for the properties at 119 and 127 (121-123) Church Street and 89 Queen Street East.
PB13.5adopted
This report recommends that City Council approve the demolition of the designated heritage properties at 938-950 King Street West and 95-99 Strachan Avenue under Section 34(1)2 of the Ontario Heritage Act on condition that the replacement structure be designed and constructed in accordance with the approved plans and drawings referenced in this report. The subject properties are all designated under Part IV of the Ontario Heritage Act. The properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue comprise four two-and-a-half storey semi-detached townhouses (938-944 King Street West), a three-storey building (950 King Street West), and three three-and-a-half storey attached townhouses (95-99 Strachan Avenue). All of the buildings on the properties are designed in the Queen Anne Revival and Richardsonian Romanesque styles by the architect Frederick Henry Herbert (1865-1914) and have been known for many years as the Palace Arms. In March 2021 City Council granted approval for alterations to these buildings in connection with the construction of a fourteen-storey mixed use building. This scheme included the retention of the front façades of these buildings which were proposed to be restored and incorporated into the new building. Unfortunately, following the removal of paint from the exterior of the buildings at 938-950 King Street West and 95-99 Strachan Avenue, it was discovered that the masonry was in a very poor condition that would not withstand the approved conservation strategy or allow for the meaningful retention of these heritage resources. As such, the applicant has revised their approach to the heritage properties and now proposes to demolish the buildings and salvage reusable materials. Staff have carefully reviewed condition assessments for the property and accept the conclusion that conservation is no longer an option within the approved application. To mitigate the impact of the loss of these significant heritage resources, the applicant proposes to replicate the original facades using salvaged materials where possible, resulting in the commemoration, not conservation, of the historic buildings. Staff recommend that several conditions be attached to the demolitions, should Council allow the buildings to be taken down. The setbacks, step-backs and detailing of the proposed new 14-storey building would remain as previously approved and the revised plan fits within the approved zoning envelope.
The Toronto Preservation Board recommends that: 1. City Council approve the demolition of the designated buildings at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in accordance with Section 34(1)2 of the Ontario Heritage Act, as part of a reconstruction strategy for the site with such demolition and reconstruction being substantially in accordance with plans and drawings prepared by Sweeney and Co. Architects and submitted in conjunction with the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., and on file with the Senior Manager, Heritage Planning, and subject to the following additional conditions: a. That prior to final Site Plan approval for the development contemplated for 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc. to the satisfaction of the Senior Manager, Heritage Planning. 2. Implement a Heritage Lighting Plan that is substantially in accordance with the Lighting Plan within the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc. to the satisfaction of the Senior Manager Heritage Planning 3. Implement a Signage Plan that is substantially in accordance with the Signage Plan within the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning. 4. Implement an Interpretation Plan that is substantially in accordance with the Interpretation Plan within the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning. b. That prior to the issuance of any permit for all or any part of the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Zoning By-law Amendment to have come into full force and effect. 2. Have entered into an amendment to the Heritage Easement Agreement registered as Instrument No. AT6219551 to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide building permit drawings, including notes and specifications for the reconstruction keyed to the approved Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., including a detailed description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 4. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all the reconstruction and interpretation work included in the approved Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc. 5. Provide full documentation of the existing heritage properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a memory stick in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to the release of the Letter of Credit required in Recommendation 1.b.4, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required reconstruction work and the required interpretive work has been completed in accordance with the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the City Solicitor to amend the existing Heritage Easement Agreement to secure the conditions noted above in a manner and with content satisfactory to the Chief Planner and Executive Director, City Planning and the Senior Manager, Heritage Planning.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council approve the demolition of the designated buildings at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue in accordance with Section 34(1)2 of the Ontario Heritage Act, as part of a reconstruction strategy for the site with such demolition and reconstruction being substantially in accordance with plans and drawings prepared by Sweeney and Co. Architects and submitted in conjunction with the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., and on file with the Senior Manager, Heritage Planning, and subject to the following additional conditions: a. That prior to final Site Plan approval for the development contemplated for 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, the owner shall: 1. Provide final site plan drawings substantially in accordance with the approved Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc. to the satisfaction of the Senior Manager, Heritage Planning. 2. Implement a Heritage Lighting Plan that is substantially in accordance with the Lighting Plan within the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc. to the satisfaction of the Senior Manager Heritage Planning 3. Implement a Signage Plan that is substantially in accordance with the Signage Plan within the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning. 4. Implement an Interpretation Plan that is substantially in accordance with the Interpretation Plan within the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., to the satisfaction of the Senior Manager, Heritage Planning. b. That prior to the issuance of any permit for all or any part of the properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage building as are acceptable to the Senior Manager, Heritage Planning, the owner shall: 1. Have obtained final approval for the necessary Zoning By-law Amendment required for the subject properties, such Zoning By-law Amendment to have come into full force and effect. 2. Have entered into an amendment to the Heritage Easement Agreement registered as Instrument No. AT6219551 to the satisfaction of the Senior Manager, Heritage Planning. 3. Provide building permit drawings, including notes and specifications for the reconstruction keyed to the approved Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., including a detailed description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Planning. 4. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning to secure all the reconstruction and interpretation work included in the approved Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc. 5. Provide full documentation of the existing heritage properties at 938, 944, and 950 King Street West and 95, 97, and 99 Strachan Avenue, including two (2) printed sets of archival quality 8" x 10" colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a memory stick in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning. c. That prior to the release of the Letter of Credit required in Recommendation 1.b.4, the owner shall: 1. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required reconstruction work and the required interpretive work has been completed in accordance with the Reconstruction Plan, dated December 8, 2023, prepared by Giaimo Architects Inc., and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Planning. 2. City Council authorize the City Solicitor to amend the existing Heritage Easement Agreement to secure the conditions noted above in a manner and with content satisfactory to the Chief Planner and Executive Director, City Planning and the Senior Manager, Heritage Planning.