Built Heritage Sub-Committee / Sous-comité du patrimoine bâti April

Built Heritage Sub-Committee / Sous-comité du patrimoine bâti April

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Report to
Rapport au:
Built Heritage Sub-Committee / Sous-comité du patrimoine bâti
April 14, 2016 / 14 avril 2016
and / et
Planning Committee / Comité de l'urbanisme
April 26, 2016 / 26 avril 2016
and Council / et au Conseil
May 11, 2016 / 11 mai 2016
Submitted on April 4, 2016
Soumis le 4 avril 2016
Submitted by
Soumis par:
John L. Moser,
Acting Deputy City Manager / Directeur municipal adjoint par intérim,
Planning and Infrastructure / Urbanisme et Infrastructure
Contact Person
Personne ressource:
Lee Ann Snedden, Acting Chief / Chef par intérim, Development Review Services /
Services d’Examen des projets d'aménagement, Planning and Growth
Management / Urbanisme et Gestion de la croissance
(613) 580-2424, 25779, [email protected]
Report Author / Auteur du rapport:
Anne Fitzpatrick, Planner / Urbaniste, Development Review Services / Services
d’Examen des projets d’aménagement, Heritage Services Section / Section des
Services du Patrimoine
(613) 580-2424, 15203, [email protected]
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Ward: SOMERSET (14)
File Number: ACS2016-PAI-PGM-0083
SUBJECT: Application to alter the building at 302 Waverley Street, a Property
Designated under Part V of the Ontario Heritage Act and located in
the Centretown Heritage Conservation District
OBJET:
Demande en vue de modifier le bâtiment du 302, rue Waverley,
propriété désignée aux termes de la partie V de la Loi sur le
patrimoine de l’Ontario et située dans le District de conservation du
patrimoine du Centre-ville
REPORT RECOMMENDATIONS
That the Built Heritage Sub-Committee recommend that Planning Committee
recommend that Council:
1.
Approve the application to alter the building at 302 Waverley Street,
according to plans prepared by Ross Boyle Architects dated March 2 and
received March 10, 2016, conditional upon the approval of the committee of
adjustment application;
2.
Delegate authority for minor design changes to the General Manager,
Planning and Growth Management Department; and
3.
Issue the heritage permit with a two-year expiry date from the date of
issuance.
(Note: The statutory 90-day timeline for consideration of this application under
the Ontario Heritage Act will expire on June 10, 2016.)
(Note: Approval to alter this property under the Ontario Heritage Act must not be
construed to meet the requirements for the issuance of a building permit.)
RECOMMANDATIONS DU RAPPORT
Que le Sous-comité du patrimoine bâti recommande au Comité de l’urbanisme de
recommander à son tour au Conseil :
1.
d’approuver la demande de modification du bâtiment situé au 302, rue
Waverley, conformément aux plans préparés par Ross Boyle Architects en
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date du 2 mars et reçus le 10 mars 2016, sous réserve de l’approbation de la
demande par le Comité de dérogation;
2.
de déléguer au directeur général d’Urbanisme et Gestion de la croissance le
pouvoir d’autoriser des modifications mineures de conception;
3.
de délivrer le permis en matière de patrimoine dont la date d’expiration est
fixée à deux ans après la date d’émission.
(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé aux
termes de la Loi sur le patrimoine de l’Ontario, prendra fin le 10 juin 2016.)
(Nota : L’approbation de la demande de modification aux termes de la Loi sur le
patrimoine de l’Ontario ne signifie pas pour autant qu’elle satisfait aux conditions
de délivrance d’un permis de construire.)
BACKGROUND
The house located at 302 Waverley Street is a two-and-one-half-storey red brick
building. It is located on the south side of Waverley Street between Metcalfe Street and
O’Connor Street (see Documents 1 and 2). Constructed between 1879-1901, it is a
Category 2 building, in the Centretown Heritage Conservation District (HCD) (see
Document 3).
The Centretown HCD was designated in 1997 for its cultural heritage value as a late
19th and early 20th century residential community within walking distance of Parliament
Hill. The HCD features a variety of building types including single-detached,
semi-detached and row houses and small apartment buildings constructed in the late
19th and early 20th century. The HCD is unified by the dominance of red brick and
wood (see Document 4).
This application is to construct a three-storey addition at the rear of the building. This
report has been prepared because Council approval is required for all applications to
alter buildings in heritage conservation districts.
DISCUSSION
Recommendation 1
The property at 302 Waverley Street is a two-and-one-half-storey, red brick building with
a mansard roof and decorative brickwork. The facade features a projecting bay with a
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gambrel-roofed dormer. The house is a good example of a vernacular Queen Anne
building constructed in the late 19th century in Centretown.
The building at 302 Waverley Street is an important component of the associated
streetscape comprised of mainly 19th century residential buildings along the south side.
The north side of Waverley Street features three-storey red brick apartment buildings
and a modern high-rise apartment building.
The proposed alteration to 302 Waverley Street is to construct a rear addition that is
intended to house a law office (see Documents 5, 6, and 7). The building currently has a
two-storey addition at the rear and a detached two-car garage. The proposed new
construction will involve the demolition of the existing rear addition and the garage. The
new addition, a three-storey, flat roofed structure clad in red brick, features curtain wall
windows separated by black mullions. The addition requires a permission application for
the enlargement or extension of a building containing a legal non-conforming use and a
minor variance application for a reduction in parking. The permission application will
also provide relief from the provisions of the Heritage Overlay.
Centretown Heritage Conservation District Guidelines
The Centretown HCD Study has the following applicable guideline:
VII.5.5. The Conservation and Restoration of Heritage Residential Properties
Adapted for Commercial or Institutional Use
4.
Where new additions or alterations are introduced, they should be of
sympathetic contemporary design, distinguishable from the original but
compatible in form and detail. They should not detract from or overpower
the original.
Standards and Guidelines
Council adopted Parks Canada’s Standards and Guidelines for the Conservation of
Historic Places in Canada in 2008. The following standards are applicable to this
proposal:
Standard 1: Conserve the heritage value of an historic place. Do not remove,
replace or substantially alter its intact or repairable character defining elements.
Standard 11: Conserve the heritage value and character-defining elements when
creating any new additions to an historic place or any related new construction.
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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.
The following guidelines are applicable:
4.3.1.14 Designing a new addition in a manner that draws a clear distinction
between new and old.
4.3.1.15 Designing an addition that is compatible in terms of materials and
massing with the exterior form of the historic building and its setting.
The red brick construction, the simplicity of design, the alignment of the windows, and
massing of the addition is sympathetic to the existing building and the character of
Centretown. The addition will not affect the character of the existing building as its
design and expression are distinct from and subordinate to the existing building and are
of their own time. It is set back from the front of the building and has a flat roof, which
distinguishes it from the roof and facade of the original structure.
Conclusion
Recommendation 1
The department supports the proposed alterations to 302 Waverley Street as they meet
both the Council-approved Standards and Guidelines and the Centretown Heritage
Conservation District Guidelines. The proposed addition is physically and visually
compatible with, subordinate to and distinguishable from the original building. The
proposal does not negatively impact the streetscape, as the addition is located at the
rear of the existing building.
Recommendation 2
Occasionally, minor changes to a building emerge during the working drawing phase.
This recommendation is included to allow the Planning and Growth Management
Department to approve these changes.
Recommendation 3:
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The Ontario Heritage Act does not provide any timelines for the expiry of heritage
permits. A two-year expiry date is recommended to ensure that projects are completed
in a timely fashion and according to the approved heritage permit.
Provincial Policy Statement
Staff have reviewed this proposal and have determined that it is consistent with the
Provincial Policy Statement, 2014.
RURAL IMPLICATIONS
There are no rural implications associated with this report.
CONSULTATION
Heritage Ottawa was notified of the application and provided the following comments:
Heritage Ottawa does not object to the proposed addition. While the addition is visible
from the street, and rather plain, it is far enough removed not to adversely affect the
existing house and neighbours, and is clearly separate from and subsidiary to the
existing house. The design is contemporary and largely glazed on the front elevation,
which helps to minimize the boxy mass. We do have a few comments:
o Some design or patterning of the brickwork would be appropriate, which could
include demarcation of the floor levels. It currently reads more like a commercial
building, and would benefit from the inclusion of some "domestic" detailing.
o Typically, new red brick doesn't match historic red brick, and the combination is
not always successful. Consideration might be given to using something
understated, like a dark (black or grey) brick. Combined with some patterning, it
could be more interesting.
o
The lot should be landscaped. Currently the entire front “yard” and side lane are
paved for parking. Landscaping would help unify the addition with the existing
house, and revive the residential character of the street.
The Centretown Citizens Community Association was notified of the application and
offered the opportunity to submit comments.
Neighbours within 30 metres of the property were notified of the application and offered
the opportunity to submit comments to the Built Heritage Sub-Committee or Planning
Committee.
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COMMENTS BY THE WARD COUNCILLOR
The comments provided by Councillor McKenney are included as Document 8.
LEGAL IMPLICATIONS
There are no legal impediments to adopting the recommendations outlined in this
report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications.
FINANCIAL IMPLICATIONS
There are no direct financial implications.
ACCESSIBILITY IMPACTS
There are no accessibility implications associated with this report.
TERM OF COUNCIL PRIORITIES
This project addresses the following Term of Council Priority:
HC4 – Improve Arts and Heritage
APPLICATION PROCESS TIMELINE STATUS
The application was processed within the 90-day statutory requirement under the
Ontario Heritage Act.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Photos
Document 3 Heritage Survey Form
Document 4 Statement of Heritage Character
Document 5 Site Plan
Document 6 Elevations
Document 7 Streetscape Perspective
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Document 8 Letter from Councillor McKenney
DISPOSITION
City Clerk and Solicitor Department, Legislative Services, to notify the property owner
and the Ontario Heritage Trust (10 Adelaide Street East, 3rd Floor, Toronto, Ontario,
M5C 1J3) of Council’s decision.
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Document 1 – Location Map