Posted May 3, 2014, 1:58 PM
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Join Date: May 2012
Location: Toronto
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thespec.com - Church demo needed before designs complete, says developer
Apr 18, 2014
By Meredith MacLeod
The owner of a heritage-designated former Baptist church on James Street South says he will have concept plans to show in about four weeks, but the demolition of the back portion of the stone building must begin before then.
"It's a safety issue," Louie Santaguida told the city's municipal heritage committee Thursday. He said he is pushing his engineers and architects to get plans together, but it takes time.
"Why does it need to come down now before we know what will go in its place?" pressed committee member Paul Wilson, a Hamilton Spectator columnist.
Santaguida said he couldn't share his plan yet, because "it's changing as we meet every day." He did say he plans to build a multi-storey development, including residential units, cafés, restaurants and a public "galleria" area.
Committee member Michael Adkins said he has been in the building and he believes if a controlled demolition doesn't begin "it will all come down.
"I would rather save some of it than none of it."
Engineering reports have documented crumbling walls, water damage, bowing support pillars and unstable foundations in the 136-year-old sanctuary, which takes up more than two-thirds of the site. Estimates to make repairs have ranged from $2 million to tens of millions.
The city required Santaguida to provide a letter of credit for about $50,000 that provides for conservation of the facing James Street façade of the church, which includes a large arched entrance, and a tower and totals about 16,000 square feet.
It's the first time the city has attached such a condition to a heritage permit, said Steve Robichaud, the city's manager of development planning, heritage and design.
"It covers the stabilization and protection work and ensures the necessary conservation measures are undertaken during construction."
Santaguida said a structural wall is being built inside the church that will keep the façade safe during dismantling. He said crews are "surgically peering" through the building to determine what can be saved. What is removed will be integrated into the new design, he said, including stained glass windows and the stone in the north wall facing Jackson Street.
"We are doing our damnedest to preserve that church," said the president of Toronto-based Stanton Renaissance.
He estimates the total cost of the project is $80 million, which includes the $610,000 he paid for the property.
Janice Brown, president of the Durand Neighbourhood Association, told the committee the public should have more input on plans involving heritage buildings.
She argued the heritage permit review sub-committee, which recommended approval of a demolition permit last fall, should have forwarded the matter.
"How in heaven's name did you make this decision to not have this go forward to the planning and economic development committee and to council? I don't know what your criteria is."
She said the extent of the demolition, the "landmark" value of the building and the controversial nature of the plan meant that it should have been considered by councillors.
"We need to make some changes, otherwise we are going to lose all of our downtown built heritage," said a clearly emotional Brown.
Robichaud said the city is undertaking a review of the 10-year-old delegation bylaw that allows city staff to sign off on heritage applications, as happened in this case.
He said the review wasn't triggered by the James Street Baptist application, but the case will be studied as part of the review.
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