Report
to/Rapport au :
Local Architectural Conservation Advisory Committee
Comité consultatif sur la
conservation de l'architecture locale
and /
et
Planning
and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager /
Directrice municipale adjointe,
Planning, Transit and the Environment / Urbanisme,
Transport en commun
et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
REPORT RECOMMENDATIONS
That the Local Architectural Conservation Advisory
Committee recommend that Planning and Environment Committee recommend that
Council:
1. Approve
the application for the demolition of the house at 290 Acacia Avenue;
2. Approve the application for the
reconstruction of a new house at 290 Acacia Avenue, according to the plans
submitted by Jane Thompson Architect on May 14, 2007.
(Note:
Approval to alter this property under the Ontario Heritage Act must not be interpreted as meeting the requirements
for the issuance of a building permit.)
RECOMMANDATIONS DU RAPPORT
Que le Comité consultatif sur la conservation de
l’architecture locale recommande au Comité de l’urbanisme et de l’environnement
de recommander à son tour au Conseil :
1. D'approuver
la demande de démolition de la maison située au 290, avenue Acacia;
2. D'approuver
la demande de construction d'une nouvelle maison au 290, avenue Acacia,
conformément aux plans soumis par Jane Thompson Architect le 14 mai 2007.
(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)
(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 building at 290 Acacia Avenue (see Document 1) is located within the boundaries of the Rockcliffe Park Heritage Conservation District, designated as a heritage conservation district under Part V of the Ontario Heritage Act in 1997. It is included on the list of properties identified by the former Village of Rockcliffe Park as having architectural significance. This report has been prepared because the consent of City Council is required before a building can be demolished and new construction can proceed within the District.
The applicants purchased 290 Acacia Avenue with the intention of keeping the building and constructing a rear addition. Variances to allow a rear addition were given by the Committee of Adjustment on April 13, 2006. Subsequent to the variances being granted, it was discovered that the structural condition of the building was very poor. The walls of the building are of unreinforced, concrete block construction and the foundation is of concrete, rubble stone construction. The deterioration of the foundation and other issues described in the engineering report (Document 2) led to a recommendation to demolish the building. The owners admire the design of the existing building and propose to reconstruct a new building to a similar design, reusing the original windows. The proposed design is illustrated in Document 4.
The existing landscape features which contribute to the heritage character of the Rockcliffe Park Heritage Conservation District (trees, hedges, plantings) will remain. The landscape will be enhanced by a greater setback of the garage from the street than that which currently exists.
The location of the proposed building footprint is almost exactly the same as that of the existing building. An excavation to accommodate a new foundation will not disturb tree roots as a basement and/or footings already exist. A patio at the corner of the house which is hidden behind a hedge will be removed and the stones reused at the rear of the house.
DISCUSSION
The
Village of Rockcliffe Park Heritage Conservation District Study contains
Management Guidelines that are intended to protect and enhance those elements
in the Village that contribute to the definition of heritage character. The
Guidelines are not prescriptive, rather, they outline the principles to be applied
to future development, based on past experience. They are intended to guide the
evolution of the Village as a picturesque landscape of buildings set in
informal grounds, and where the soft landscape in particular ties together, and
makes sense of, the irregular road layout, the diverse lot arrangements, and
the eclectic mix of building styles. The
Guidelines stress that:
1. Any application to demolish an existing
building should be reviewed, with consideration of its historical and
architectural significance, its contribution to its streetscape, and the
appropriateness of the proposed redevelopment.
Demolition should be recommended for approval only where the existing
building is of little significance and the proposed redevelopment is
sympathetic to the surrounding environment.
4. Any application to construct a new
building or addition should be reviewed, with consideration of its potential to
enhance the heritage character of the Village. New construction should be
recommended for approval only where the siting, form, materials and detailing
are sympathetic to the surrounding natural and cultural environment.
5. New buildings and additions should be
of their own time, but should also harmonize with the existing cultural
landscape. They should also be sited and designed so as to retain the existing
topography. The use of natural materials should be encouraged.
The
Department supports this application because of the care taken to preserve and
enhance the character of the Rockcliffe Park Heritage Conservation District
through the retention of the landscaping features and the construction of a
building that respects the scale and character of the area.
The demolition of the existing building is unfortunate but it appears justified on the basis of the structural deterioration of the foundation and other building elements as described in the engineering report and in the context of the sympathetic new construction which respects the design of the existing building.
CONSULTATION
Adjacent
property owners were notified by letter of the date of the Local Architectural
Conservation Advisory Committee (LACAC) and Planning and Environment Committee
meetings and were provided with comment sheets to be returned to LACAC.
The
Rockcliffe Park Residents Association (RPRA) Heritage Sub-committee reviewed
the proposal and provided comments to the architect. The design of the building was modified in response to these
comments, and the drawings included in this report reflect these changes. The RPRA has submitted the following
comments regarding the amended design:
1. The roof is improved.
2. Chimney is improved though somewhat
hidden, and will need careful detailing at the top.
3. Visibility of the leaded glass might be
reduced somewhat by new exterior storms.
4. An FSI increase of ± 7% is acceptable.
The
Ward Councillor, Jacques Legendre, is aware of the application.
Heritage Ottawa is aware of the application.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document
2 - Engineering Report
Document
3 - Photos of 290 Acacia Avenue
Document 4 - Plans and Elevations
DISPOSITION
City Clerk's Branch, Council and Committee Services, to notify the applicant/agent (Jane Thompson Architect, 1 Middleton Drive, Ottawa, Ontario K1M 1B8) and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario M5C 1J3) of City Council's consent to demolish 290 Acacia Avenue and consturct a new house on the lot.
PHOTOS OF 290 ACACIA AVENUE DOCUMENT
3
