P.O. Box 1749 Halifax, Nova Scotia B3J 3A5 Canada

Item No. 2 Halifax Regional Council

November 22, 2016

TO: Mayor Savage and Members of Regional Council

Original SignedSUBMITTED BY:

Emma Sampson, Chair, Heritage Advisory Committee

DATE: October 5, 2015

SUBJECT: Case H00408: Substantial Alteration to Benjamin Wier House, 1459 Hollis Street, a Municipally Registered Heritage Property

INFORMATION REPORT

ORIGIN

Staff report and presentation to the September 23, 2015 meeting of the Heritage Advisory Committee.

LEGISLATIVE AUTHORITY

Section 21 of the Halifax Charter regarding Standing, Special and Advisory Committees.

By-Law H-200 Respecting the Establishment of a Heritage Advisory Committee and a Civic Registry of Heritage Property.

BACKGROUND

Staff presented the application by W.M. Fares Group on behalf of the property owners of 1459 Hollis Street, Halifax for a substantial alteration to the Heritage Advisory Committee at a meeting held on September 23, 2015. The proposal is for a six storey addition to the rear of the existing two and a half storey building, which is a registered heritage property. The main portion of the building fronting on Hollis Street will remain intact.

Case H00408: Substantial Alteration to Benjamin Wier House, 1459 Hollis Street, a Municipally Registered Heritage Property Community Council Report - 2 - November 22, 2016 DISCUSSION  Following the presentation and discussion the Committee was divided in its decision on this matter. As a result, the Committee was unable to put forward a recommendation to Regional Council. The following observations of the Committee were requested to be forwarded to Regional Council: The Committee members that were in support of the application expressed the view they were in support of the staff recommendation, and that the addition, with its glass façade and modern style, would complement the original structure and provide an effective contrast to the front of the Benjamin Weir House which has substantial heritage value. The Committee members expressing concern with the application put forward the following comments: that the addition was not compatible and subordinate to the original structure; that snow and ice loads on the cantilevered section could have a negative impact on the heritage building; and that the addition was not aesthetically pleasing or holistic. When evaluating the proposal against the Standards and Guidelines for the Conservation of Historic Places in Canada, 2nd edition, the concern was that the proposal did not conform with a number of the standards and guidelines specifically Standards 3, 11, and 12:

Standard 3—Conserve Heritage value by adopting an approach calling for minimal intervention. Standard11—Conserve the heritage value and character-defining elements when creating any

new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place;

Standard 12—Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future.

FINANCIAL IMPLICATIONS There were no financial implications with this report. COMMUNITY ENGAGEMENT The Heritage Advisory Committee is an Advisory Committee to Regional Council comprised of 10 volunteer members of the public and two Councillors. The meetings are open to the public and the agendas and minutes are posted at www.Halifax.ca. ATTACHMENTS Staff report dated September 4, 2015. A copy of this report can be obtained online at http://www.halifax.ca/commcoun/index.php then choose the appropriate Community Council and meeting date, or by contacting the Office of the Municipal Clerk at 902.490.4210, or Fax 902.490.4208. Report Prepared by: Sheilagh Edmonds, Legislative Assistant 902.490.6520

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Attachment A

tar rate o her cc Tf or’ s& for

xsr o r yBe I se [ a g n

Itt car as rnllcated • a those hangs are nterded t estaze he te adress Req onai a’

,bectoes regarding resdentai densities. and ranforce the hsturic prcmTherce or tee Benjamin W’er

House, preserving fortuture generations he ‘tiam aorta’ c t’e Dudflq antirg n Hois Stre ivti

r ainf ly act

Existing Site ContextThe subject property s 4 527 square feet n sze, with 45 feet of frontage The existing structure s set

eank 5 feet from the streetline and occup’e A)% of the lot The ots adjacent on each side are currently

uacant and are subject to a development agreement that was app, oved by Council n 2009 The plans are

approvea for Halkirk House to the north and the form and height of the croposal for the building to the

south s to be determined, as shown n Attachment B. The property 5 surrounded ny -.Aher prominent

‘ertage properdes keit Hail The Keiths Brewery Black-Binnev House and Goverrment House

T e ar pose receved ‘nisenal approva December 2, O4 onditionai pen the proposals

aaherence to any minor design changes rervdred by inc municlpai,ty. as outlined n Attachment F

P oposaw p p se ix t ey additi to he ar f Be ijO 1 VI -r se o tair 3 aO square cc of if cc

ce and 7.rv0 sauare eet f resdenta! space and a 2.1 squnre foot ‘ocftop landscaped a ca acn

eaei of the existing Benamn Wier House r’cnta1r.s d conimerciai, office suite The easement level of the

adition s devoted to ver icular and olcycie parKing storage and tenan access, ‘The main and seoni

e s h dd t a o 1 C a ‘ a h t The rd a d fou t[ o s of c ad t or

posed as NO cide hal units, he H’ ‘tea s xth os e opos-d a HI floor ert[ use

sidentiai unts wizn a greater iocr area than tre ower floors cue to a seven toot cantlever abase the

dabie root “4 Berjamn Her House. The tenant access to t5e buiding s through the exstng front door,

d wth n d’e oroposed addition the access s througn the ground vel at the rear ard up h oug the

dIe tt buildir g, adjacent to tie existi g structur eh a ar access to He aoditior s v’ a

exstng. dedicated right of way Th Bishop Street.

Substantial Alterationn accordance with Section 17 of the Nova Scotia Heritage roperty Act, any substantial alteratior to

municipal heritage property requires Regional Council approval. The Heritage Property Act (HPA) defines

a substantial alteration as ‘any action that affects or alters the character-defining elements of a property”

Therefore a determination on the appropriateness of a substantial alteration lies in its effect on the

property’s unique heritage value and character defining elements. The HPA defines heritage value as “the

aesthetic, historic, scientific, cultural, social or spiritual importance or significance for past, present or

future generations and embodied in character-defining materials, forms, locations, spatial configurations,

uses and cultural associations or meanings. ‘Accordingly, the character-defining elements of a heritage

building are defined as ‘the materials, forms, location, spatial configurations, uses and cultural

associations or meanings that contribute to heritage value and that must be sustained in order to

preserve heritage value”

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kr arsneb dig cr1sjmmetrca avade and ‘ a do vayJecorati e a da one acce sround haded windows with decorative hood o I gMdc bracKeted eaves:dormer ano Paitadian stjled ndows,wrought iron balcony:Romeo and Juliet baconrtruncated gable roof with Darec aomPrs on The trot and rar

eabcraze sanastone carvmgc.andstore siis and stnnqcou se n first ad sero mOre’.

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:terat.o’ he overai form f emmovai t m Jutet baicnr nJ bay yrdc ryCCt,Q

af wo mar dorm cr5

a}teratlomremolal of the er cc cs.en.oosure of rear boos fagace

Reguatory Context and Approval ProcessThe Standards and Guidelines for Historic Places in asada (2 edttion) .se used to e’aluate oroposedalterations to registered heritage buildings within HRM, The Standards and Guidelires help to n ure Thatcareful consideration is given to how the proposed alteration may affect the heritage values and haracter

defining elements of the building Different approaches may be applicable in different contexts to allow fora better integration of new development with existing heritage buildings. The first nine Standards are tobe considered for all proposals, and additional standards may apply depending on if the project involvesrehabilitation or restoration An evaluation of the proposal as it pertains to the Standards and Guidelines isncluded as Attachment H.

The proposal is also sublect to the Downtown Halifax Land Use By-iaw. Deveiopment proposas mustconform to the land use and building envelope requirements of the Land Use By-law as well as meet theequiremcnts of. the Bydass Design Manuai which noudes Heritage Desgn Goidelires

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The project proposec seera cfanges o the berhoqe occert to accornmoaate the oropsea addihcr

e x st ng wcstoray ear or oo d t attachea y w n ow are v th n The footphrt of the rop Sr.

addton and are oroposed to b rmo ‘ed Th s removal of cbaracter-definng elements s d ocou aged by

he Standards and Guidenee

Toe pronosee renoval of two rca dormers was discussed with the applicant and cannot be avoided due

to technical and architectural concerns. The dormers il directly interfere with the location of the vertical

jiass threshold that arch;te turally eparates the o d from the new compromising the architecturai

ialogue of respecting the his onc err cture, As weil, the p oposed aaditior will pose sgnifican oo drift

nd snow oad build up ro the x sting roof As the proect moves for.Nard the existing roof members wO

equire orofessionai assessment o a srruufurai engineer to deem the necessary measures to minmze

uy isk

The appcant additionally d,tfed that oe aburing adaitior will also pose an ssue n terms of water

rai ag wb re he Ic oinects w e iew and cc o dary support s ructue vill also i s a

surface to collect ard di’ catt aflcorJnglJ ReQurln9 ‘h croocsal to retain the ear dc mero w

-care a tecHrcaIIiosuca sue ‘c o’hgat structure and oranaqe concerns and it will aso nose bgh

sk an n e t g o tr ar ca r mage fhe i-tero fin she

f he actor of roe rar bricktacacc that fji be arcwsea wh:n the oddEcn wi be exocsei ithr toe

or w r r o -n a flo mc wou a clu e ta irg br s id vr 01

,Ahd Joafy, b J$ct CICO a. t £ ar eco,str cte in 1983 r the. footpr o a rr r to

baiccnv s or osed rr oe r ace ed to the roof for ncus;an the rooftop amenity area

t w mportat to note zatttere are o aroc sed cb .gesto .e ror.t’açade of e o id g

maicrity of the archtecturai details and character-defining elements are located.

ConclusionThe majority of the significant heritage attributes and character defining elements are focused and

dentified in the front Italianate façade. The Juliet balcony and the rear dormers are the only affected

character-defining elements catalogued by Canadas Historic Places Registry. While the rehabilitation

standards of the Standards and Guidelines for Conservation of Historic Places in Canada 2nd edition are

not met in entirety. they do provide for consideration of viable uses that better guarantee the long-term

existence of a historic place. ‘. The addition is set back 1 1.6 metres from the streetline. giving passersby

the impression of a separate building set behind Benjamin Wier House, making the proposed addition

subordinate to the original structure, Additionally, the building currently stands vacant, and will be well-

served by an addition that will make the property viable for the foreseeable future. It is for these reasons

that staff recommends approval of the substantial alteration

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CMMbN’Y EN(3AEMd

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ENVIRONMENTAL IMPLICATIONS

0 rnp ions a beer ntif’e

ALTERNATIVES

Tne Hentage Advisory Commttee may recommend that Council refuse the popcsed substania;

alteration to Benjamin Wier House as outlined in this report The Heritage Property Act does not

clude appeal provsions for decisions of CouncJ regarding substantiai alterations. however, the

wiers r ld oe ‘-mirte-I o ororee’4 with their propoaal Three years a the ate of t-o

app icatior This t the e omr tended -o rsa of ac 10 1 a s aff mdv -e tat th oposed

ate atiots ap r edorr a ons ti 0 eo t

ATTACHMENTS

Map 1 o unoc Mar

tach e A cPanac &Rer evao atach C Ri b Mdc P ation a

\ttannrre D et Mdc Ele.aton PC

mttachm Ant P Hoi s Sreet Cr’ntextacbren. F Pro a;nca Aooroaal Letter

Attacnn’ent C Bu1dng Sumayach H °t ards a Guid r cs Eva on

rooy o 5 recort car be obta r irs <m bttp wN sal ax aror £ n ho Mci ooe t czoproonate Commr1y Courc arc meet g. sate o Dv conar ng .rc C°•ce of The 1u ccai C erk at 9C2 -190 42t

er Fax 902490 4208

Repon Prepared by Err Macintyre, Hentage Planner. 902 4904494

Original Signed y

Reoort Acoroved cy

Jacob Pitchie Manager of Urban Design Planning & Development. 902490 6510

Map I - Location1459 HoIlis StreetHahfax

_____

Subject Property

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a stylea v d s he er al a

Svrr met mally arranged façaoe sdh a fo ial en alentrance, and a sandstone stnngcourse5etween ma nrst

and econd storeys:rched wnidows with decorative sa oat DC h oc ansanostone sills on me front facade:

Segmentafly arched windows on the origmai portcn of

the rear elevation,Rear elI with a Romeo and Juhet bak.ony and gangedvindows at each floor:

________

This twoanda half storey bnck house was aesgneo fl toe ltaiarate eyie o prominent ocal suder

Henry Peters m 863 The ou’idmg was built for the Honourabie Benjamin Wer who was a Member

i e Provincia L gis atve Asse ii b MLA) V e served or the Proviro al Executive ou icil w th oThe

notable members suh as Joseph Howe. ar.J later his nolitmal career was apoonted t the 5cr ate

C Be ja F V er u a a so alued f its soeiation with va ocs othor o ld ma der s a d

, r wh iocudeDVII am Henrv scmbtmas rammed ro as Father or Conrederatiorr. was JuJge of toe Fr: S.urem

Court Juage resided n to— nouse from 88” m 1885jr Ada is \ hihalc owv S ur er f xociitrC c S I r n° ,i

Secretarl f State :0 ‘e if’ at Feriera: uabne ar eader ..o the iba. a cart at the t. e

Corfuderat,cn oco:pmd m 5cuse rom 885 to 1892

• N lam Vxkvire n Margare Ke :daug er AleS anoer K iTh oc p the o e if rr

39 to 93 ardThe cuIdcng became i’nown ana used as the FiRs Lodge ‘Eiks of Canaa from 1935 o 1983.

A c te tura lj Berjani ier Ho -e a valued as a excellent example of tahanate style and reflect

Ins ste in the Pallaaian wincows, sandstcne front façade with decorative sandstone trims. ana the

wrought iron ornamentation on tne second storey ba1cony on the front facade. The second storey rear

addition was constructed after he pain house, and the earliest it appears on maps is the 1878 Hopki

map, The rear of the building features a Romeo and Juliet balcony, characteristic of the Italianate style

found in villas, however the only record of this building feature is in 1970’s. The building became a

provincially registered heritage property on December 19, 1986, and a municipal heritage property on

October 29, 1981.

Heritage Value

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4. Tecognize each historicplace as a physical record of Isime, place and use Do notreate a alse sense OT

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ear br ck port on oft e u dl ig wi ega ymact the appearance of that characterdefining element. The standard is ntendeconserve lerltage value by m mm zingchanjo characterd&in ggients

he rear Junet Daicory IS a econstruct o oprevio c vered ba cony n the san’location Reloca io Ithe ulie baco jo4conser ethe alue ft efeature anrc oca,l sc ‘eily slbea 1€

f the b d ng nd ‘s do ation o tofto Ioug at ge t e e d

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ter a o re abil tat iir rgenera ly rr I the nt oduc 10 f ew uses r

dditions that erie e wth the tertage a ueThe proposea additior does to so ‘ie degreeaffect the heritage value of the building asproposed removal and alteration to charactedefining elements The affected elements areon the whole, located at the rear and are lessvisible and contribute less than otherelements at the front of the building, but thecantilever imposes on the form of the building.and requires the removal of defining

nts.

___ _____ _

No false sense of time and place is created bythe addition The proposal is for new andmodern construction, and is easilydifferentiated from th existIng stru re

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our s I eWierooterta o dsurongtaco g ca esources ta e

rt ifigat or nicasures to imtdamage a d oss of

- ;nformatior’

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7. EvaLa:e tne exsungcond ton of ctaracren-def/n,ngelements to aetermne theappropnate interventionneedeo Use the gent!estmeans oossoe :o

intersent:on Respect hen’agevalue ssne ndertaKmq an‘erventor

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protpes. —g Make any ntenjent,on The oposal does ct include tc vention vs

neeoea to oreserve character preservation of charactecdefn fl Pent erts.defin/ng elements physicaflyand visually compatible with the NAhistoric p/ace and dentifiableon close inspection. Documentany intervention for futurereference.ADDITONAL STANDARDS RELATING TO REHABILITATION: Rehabilitation s the action orprocess of making possible a continuing or compatible contemporary use of an historic place, oranindividual component,_whlle_pjctinihç4pgyalue.

___________ _________

10 Repair rather than replace There is no replacement of character defningcharacter defining e/ements N/A &ements proposed: a detailed evaluation

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The apo’cant has suomtted a JtoroJgh andaccepted Heritage impact State’rem. Trerelas been an effort on me part of tnedeveloper to respect the heritage ‘alue or The

butidng, demonstrated by tne setoacv o theaddison, anc the reterton. of all feacres of

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