LessardMansion(J. Batty/M. Phair)

Recommendation:
That the April 12, 2006, Planning and Development Department report 2006PDP038 be received for information.

Report Summary

This is an information report regarding the LessardMansion, a B listed historic resource on the Register of Historic Resources in Edmonton.

Previous Council/Committee Action

At the March 1,2006, Executive Committee meeting, Councillors M.Phair and J.Batty made the following inquiry:

“It is our understanding that the ‘LessardMansion’ in Oliver was recently sold and a new development is proposed. We would like the following information as soon as possible:

  1. What is the historical background of this building?
  2. What is the current status of the Mansion as to a development permit?
  3. What process has Administration, in particular the Heritage Office, followed in dealing with the Mansion?
  4. Has the previous owner applied for historical designation?
  5. Has the previous owner maintained the Mansion in good condition?”

Report

  1. What is the historical background of this building?

The LessardMansion located on 11936–100 Avenue, also known as the Lessard Residence is on the B list of the Register of Historic Resources in Edmonton. See photos, Attachment 1.

It was built in 1913 by ProsperEdmundLessard. Mr.Lessard came to Edmonton in 1898 to seek his fortune in the Klondike Gold Rush. Instead he took a job with JosephGariepy, a leading citizen in the Francophone community. He became Gariepy’s business partner and son-in-law when he married his daughter Helene in 1900. The two men formed the real estate firm of Gariepy and Lessard. By 1909, Lessard was elected as a Liberal member of the Provincial Legislature. He also helped start the weekly French newspaper, Le Courierde l’Quest. In 1913, he built his home in the Queen Anne style with a distinctive round tower and front rounded porch. The first storey is brick and the second storey is stucco and timber simulating half-timbering. In 1925, P.E.Lessard was named a Liberal senator for Alberta. He died on April 11, 1931, and his funeral was held at St.Joachim, Oliver’s historic French Catholic Church on 110Street.

  1. What is the current status of the Mansion as to a development permit?

Regarding the status of the Lessard Residence’s development permit, the current owner, CathryanHoldings Ltd. and WAM Development Group have a development permit to demolish, which was issued on November4,2005. This permit is effective for one year. WAM Development Group holds a conditional offer on this property and the property to the east of the Lessard Residence, at 11930–100 Avenue. See location map, Attachment 2. WAM Development Group was scheduled to take possession of the Lessard Residence on March31,2006. The property is zoned DC1 (Direct Development Control Provisions) which allows a building height of 45 metres. As of April 12, 2006, WAM Development Group has not applied for a new building on the two lots.

  1. What process has Administration, in particular the Heritage Office, followed in dealing with the Mansion?

The Heritage Office was notified by the Development Officer on October18,2005, regarding the development permit application to demolish the Lessard Residence. On October19,2005, the Heritage Officer met with the potential purchaser, WAM Development Group representative ToddWere, his architect AzizBootwala of Kasian Architecture and his lawyer DavidFindlay of BennettJones. Three options were discussed and explored:

  • Option A – Designate and restore the Lessard Residence with incentives from the City. This is the ideal and best option when preserving a historic building. A building that remains on its original site with nearly all of the character defining elements still visible has the most “integrity”. This option was negated as a viable option for the potential purchaser as the property has a DC1 zoning allowing a 45-metre-high building facing the river valley making the land very valuable for high rise development. Incentives from the Planning and Development Department to restore and designate was declined by WAM Development Group.
  • Option B – Keep the Lessard Residence and incorporate the building into the new proposed condominium development. On October31,2005, the Heritage Officer met with the architect, AzizBootwala, ToddWere of WAM Development Group and lawyer DavidFindlay of BennettJones, at which time this option was explored without success. It included only the front façade with the views of the turret and rounded veranda obscured and overwhelmed by the new six storey addition. Architecturally and aesthetically, the incorporation of the house was less than satisfactory, and would not have satisfied the “integrity” principles of preservation. The potential purchaser also stated this option would result in a loss of square footage at an aggregate cost of $400,000 to the proposed project. This option was rejected by the architect/owner. On March23,2006, the Heritage Officer held a meeting with WAM Development Group to discuss further ideas to keep and restore the Lessard Residence by incorporating the house into the new design proposal. To make this work, additional floor space would need to be requested from City Council through rezoning by the Developer, and the City would need to provide regular heritage incentives upon designation of the house. WAM Development Group felt that this option was not acceptable because of the cost of rehabilitating the historic house and the minor increase in height would block views from their proposed residential tower on Jasper Avenue.
  • Option C – Relocate the house to a City-owned lot in the Oliver neighbourhood. This option explored the idea of moving the house to a City-owned vacant lot on 112Street. While this option was less than ideal as a means of preservation because of “integrity” issues, it was worth exploring. WAM Development Group contacted two reputable companies plus an engineer to investigate. Both the companies and the engineer said that it was nearly impossible to move the house for the following reasons:

The size of the house in height and width would require removal of trees in front of the house and down the street.

The front veranda is rotting on the post supports and at the deck level, meaning it would need to be removed and rebuilt at the new site.

The brick addition would need to be removed and rebuilt at the new site.

The exterior brick veneer walls are typically joined to the building with metal ties. If the ties holding the brick are rusted the brick veneer could fall off in transit, thus damaging original brick and potentially damaging city property. The brick could be removed at considerable expense and reassembled at the new location.

In addition, the risk and liability involved would be more than any building movers would be willing to take on. This option was rejected as it was confirmed by two contractors and an engineer that moving the building was not feasible.

  1. Has the previous owner applied for historical designation?

Since 1993, when this property was placed on the register of Historic Resources in Edmonton, we have no records that the current owner, CathryanHoldings Ltd. or any previous owners have applied for historical designation.

  1. Has the previous owner maintained the Mansion in good condition?

As indicated by the contractors and the engineer, the Lessard Residence does have maintenance issues. The veranda sits on rotting posts and portions of the decking are rotting. The roof, eaves, windows and brick also require maintenance. All houses typically require maintenance and should be inspected for required repairs on five and ten-year cycles.

Background Information Attached

  1. Photos of the Lessard Residence.
  2. Location of the Lessard Residence.

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