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APPLICATION
TO ALTER 390 WOOD AVENUE, A PROPERTY LOCATED IN THE ROCKCLIFFE PARK HERITAGE
CONSERVATION DISTRICT AND DESIGNATED UNDER PART V OF THE ONTARIO HERITAGE ACT
DEMANDE EN VUE DE MODIFIER
LE 390, AVENUE WOOD, PROPRIÉTÉ SITUÉE DANS LE DISTRICT DE CONSERVATION DU
PATRIMOINE DE ROCKCLIFFE PARK ET DÉSIGNÉE AUX TERMES DE LA PARTIE V DE LA LOI
SUR LE PATRIMOINE DE L’ONTARIO |
staff and obhac recommendations
That the Ottawa Planning and Environment
Committee recommend that Council:
1.
Approve the
application to alter 390 Wood Avenue, in accordance with plans submitted by
Kevin Deevey, Kevin Deevey Architect as received on December 15, 2009.
2.
Delegate
authority for minor design changes to the General Manager of the Planning and
Growth Management Department.
3.
Issue the
heritage permit with a two-year expiry date from the date of issuance.
(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.)
(Note: The statutory 90 day timeline for
consideration of this application under the Ontario
Heritage Act will expire on March 15, 2010.)
recommendations
du personnel et du ccpbo
Que le Comité consultatif sur le patrimoine bâti d’Ottawa recommande au
Comité de l’urbanisme et de l’environnement de recommander à son tour au
Conseil :
1.
D’approuver la demande de modification du
390, avenue Wood conformément au plan soumis par Kevin Deevey, Kevin Deevey
Architect, et reçu le 15 décembre 2009.
2.
De déléguer les pouvoirs au directeur
général du Service de l’urbanisme et de la gestion de la croissance en ce qui a
trait aux changements conceptuels mineurs.
3.
De délivrer un permis patrimonial dont la
date d’expiration est fixée à deux années après la date de délivrance.
(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 : le délai de 90 jours prévu par la Loi sur le patrimoine de l'Ontario expire le 15 mars 2010.)
Documentation
1. Deputy City Manager's report Planning, Transit and the Environment
dated 7 January 2010 (ACS2010-ICS-PGM-0022).
2. LACAC Extract of Draft Minutes of 21
January 2010.
Report
to/Rapport au :
Ottawa Built Heritage Advisory Committee
Comité consultatif sur la patrimoine
bâti d’Ottawa
and /
et
Planning
and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
07 January 2010 / le 07 janvier 2010
Submitted by/Soumis par : Nancy Schepers, Deputy City
Manager, Directrice municipale adjointe,
Infrastructure
Services and Community Sustainability, Services
d’infrastructure et Viabilité des collectivités
Contact Person/Personne-ressource : John Smit,
Manager/Gestionnaire, Development Review-Urban Services/Examen des projets
d'aménagement-Services urbains, Planning and Growth Management/Urbanisme et
Gestion de la croissance
(613) 580-2424, 13866
John.Smit@ottawa.ca
REPORT RECOMMENDATIONS
That the Ottawa Built Heritage Advisory Committee recommend that
Planning and Environment Committee recommend that Council:
1.
Approve the
application to alter 390 Wood Avenue, in accordance with plans submitted by
Kevin Deevey, Kevin Deevey Architect as received on December 15, 2009.
2.
Delegate
authority for minor design changes to the General Manager of the Planning and
Growth Management Department.
3.
Issue the
heritage permit with a two-year expiry date from the date of issuance.
(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.)
(Note: The statutory 90 day timeline for consideration of this
application under the Ontario Heritage
Act will expire on March 15, 2010.)
RECOMMANDATIONS DU
RAPPORT
Que le Comité consultatif
sur le patrimoine bâti d’Ottawa recommande au Comité de l’urbanisme et de
l’environnement de recommander à son tour au Conseil :
1.
D’approuver la demande de modification du
390, avenue Wood conformément au plan soumis par Kevin Deevey, Kevin Deevey
Architect, et reçu le 15 décembre 2009.
2.
De déléguer les pouvoirs au directeur
général du Service de l’urbanisme et de la gestion de la croissance en ce qui a
trait aux changements conceptuels mineurs.
3.
De délivrer un permis patrimonial dont la
date d’expiration est fixée à deux années après la date de délivrance.
(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 : le délai de 90 jours prévu par la Loi sur le patrimoine de l'Ontario expire le 15 mars 2010.)
BACKGROUND
The property under review, 390 Wood Avenue (Document 1) is a two-storey Cape Cod style house with a double car garage built in 1955 in the former Village of Rockcliffe Park. It is not listed as a building of heritage significance in Rockcliffe. A small one-storey addition was made at the rear of the house in 1994. The property is located on the west half of Wood Avenue and there are only two other houses on this street (Document 2). The proposed alteration is to add a shed dormer at the front of the house and a small front porch.
DISCUSSION
Recommendation 1:
390 Wood Avenue is located in the Rockcliffe Park Heritage Conservation District (HCD). The Rockcliffe Park HCD was designated in 1999 for its cultural heritage value as an early planned residential community first laid out by Thomas Keefer in 1864. The district is also important for its historical associations with Keefer and his father-in-law, Thomas MacKay, the founder of New Edinburgh and the original owner of Rideau Hall. The picturesque nature of the Village also contributes significantly to the cultural heritage value. The Statement of Heritage Character (Document 5) notes that today, the “Village of Rockcliffe Park is a distinctive community of private homes and related institutional properties within a park setting.”
The Rockcliffe Park Heritage Conservation District Study contains guidelines for the management of development in the district. The guidelines related to buildings and landscape are applicable to this proposal:
Section iv) Buildings
- 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 buildings and additions should be of their own
time, but should also harmonize with the existing cultural landscape. They
should be sited and designed so as to retain the existing topography. The
use of natural materials should be encouraged.
Section v) Soft and Hard
Landscape
1.
The dominance of soft landscape over hard
landscape should be recognized as an essential feature of the past history and
present character of the Village.
4.
New buildings, fences and other landscape
features or alterations and additions to existing buildings and features,
should be designed and sited so as to protect and enhance significant qualities
of the existing landscape.
The complete Rockcliffe Park Heritage Conservation District Study was
previously distributed to all OBHAC members and is on file with the OBHAC
Coordinator (Document 6). A Cultural
Heritage Impact Statement/Heritage Planning Rationale is included as Document
7.
The proposed addition at 390 Wood Avenue includes a small shed dormer
at the front of the house extending from the east side of the house and ending
before the double garage (Document 3). The shed dormer features a central
gable with paired windows on either side and a large window in the gable end.
This approach maintains and enhances the existing symmetry of the house. The
addition will house additional living space for the family and provide a small
front porch. The existing entrance to the house does not include a porch. The porch will feature paired columns on
either side and a small pediment over the front entrance.
The existing aluminium siding will be replaced with Hardie Plank, a
composite fibrous concrete cladding that resembles wood siding. The existing
windows on the front façade are in poor condition and will be replaced with
premium aluminium clad windows with true divided lights. The new windows will
be the same. The shingles for the new portions of the roof will be black
asphalt to match the existing with areas of low sloping roof being clad in
lead-coated copper.
The existing landscaping will be minimally altered. The proposed
landscaping plan is in Document 4. The walkway from the driveway to the front
door will be removed and will be replaced with a new flagstone walkway from the
porch to the street including small flagstone steps at the street. An
additional small flagstone walkway from the porch to the driveway will also be
added. Existing trees and shrubs are to be retained. The existing hard surfaces
of the driveway and the rubble retaining wall will also remain unchanged.
The Department supports this application as the intervention is
relatively minor, is well designed and will enhance the house and its street
facing façade. The addition is sympathetic in design and is complementary and
distinguishable from the existing building. The existing soft and hard
landscaping will be maintained and enhanced through the new flagstone walkway.
Recommendation 2:
Minor design elements including materials may evolve in consultation
with staff prior to the issuance of a building permit. Delegation of approval
to the General Manager of Planning and Growth Management would allow potential
changes to be approved without having to return to Committee and Council.
Recommendation 3:
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.
RURAL IMPLICATIONS
N/A
CONSULTATION
The Rockcliffe Park Resident’s Association was consulted on the proposal and had the following comments:
“We support the design if the
materials and detailing are of an acceptable standard.”
Heritage Ottawa is aware of the project.
Adjacent property owners were notified by letter of the date of the Ottawa Built Heritage Advisory Committee (OBHAC) and Planning and Environment Committee meetings and were provided with comment sheets to be returned to OBHAC.
COMMENTS BY THE WARD COUNCILLOR(S)
Councillor
Legendre is in agreement with the proposed application, so long as the
construction materials reflect the heritage value of the area.
LEGAL/RISK MANAGEMENT IMPLICATIONS:
There are no legal/risk management implications associated with this report
CITY STRATEGIC PLAN
Objective F 2:
Respect the existing urban fabric, neighbourhood form and the limits of
existing hard services, so that new growth is integrated seamlessly with
established communities.
The City wants to protect the qualities and characteristics that define what is unique and special about each community while accommodating new growth.
Review applications as part of the development and infrastructure approval process for neighbourhood compatibility and the preservation of unique identities of our communities and villages
Objective
E 8 : Operationalize the Ottawa 20/20 Arts & Heritage Plan.
2.1.2 Identify and Protect
Archaeological and Built Heritage Resources, Streetscapes, Public and Symbolic
Civic Places and Cultural Landscapes
2.1.2.2 The City will preserve distinct built heritage, streetscapes and cultural heritage landscapes that serve as landmarks and symbols of local identity in both urban and rural districts, as outlined in the Official Plan.
TECHNICAL IMPLICATIONS
N/A
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was completed
within the 90-day time period prescribed by the Ontario Heritage Act.
The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on March 15, 2010.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Current Conditions
Document 3 Elevations
Document 4 Site Plan
Document 5 Statement of Heritage Character for Rockcliffe Park Heritage Conservation District
Document 6 Rockcliffe Park Heritage Conservation District Study (Copies distributed to all OBHAC members separately and on file with the City Clerk.)
Document 7 Cultural Heritage Impact Statement/Heritage Planning Rationale
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 to approve the heritage permit for 390 Wood Avenue.
CURRENT CONDITIONS DOCUMENT
2
ELEVATIONS DOCUMENT
3
Rockcliffe Park Heritage
Conservation District
The Village of Rockcliffe Park is a planned residential community first laid out in 1864 by Thomas Keefer. It was created as a partial subdivision of the large estate belonging to his father-in-law, Thomas McKay. Development occurred slowly, but in 1908 a Police Village was created, and by 1926 the Village of Rockcliffe Park had been incorporated. The boundaries established in 1908 have remained intact, and the present Village of Rockcliffe Park is a distinctive community of private homes and related institutional properties within a park setting, still true to the spirit of Keefer’s original vision.
ii.) Reasons for Designation:
The Village of Rockcliffe Park is proposed for designation as a heritage district because of:
- The significance of its original design intentions;
- The continuity in its evolution;
- The richness of its current urban condition;
- Its relationship with its wide setting, and
- The importance of its historical associations.
iii.) Original Design Intentions
The Village of Rockcliffe Park is a rare and significant approach to estate layout and landscape design adapted in Canada from 18th Century English precedents. McKay had adopted this approach in his initial development of the estate, and the original McKay villa and grounds survive as Rideau Hall, the estate of the Governor General of Canada, on the western boundary of the village. When, in 1864, Keefer advertised his Park and Villa lots for private residences, he focused on the picturesque qualities of the scenery, and the importance of curving roads, extensive plantings, and naturalistic settings as key features in any future development. Lots were sold as components of the larger Estate, implying a cohesive landscape approach- purchasers were enjoined from erected anything that would be “inconsistent with the maintenance of the Estate as a park for private residences.” Tree planning on road fronts was an immediate requirement on purchase, and commercial and industrial uses were explicitly banned. This type of ‘suburban’ or borderland development is also a reflection of a particularly North American response to rapid industrialization and urbanization in the 19th Century, with its emphasis on healthy living in a rural or country setting.
iv.) Continuity in Evolution
The Village of Rockcliffe Park today is a remarkably consistent reflection of the ideas set out by Keefer. Although development of the residential lots has taken place very gradually, the ideas of Estate management, of smaller lots as part of a larger whole, of picturesque design, of residential focus, have survived as controlling aspects of the Village’s form and character. This has been in part somewhat fortuitous and unconscious- the cumulative effect of precedent and example. The early estates such as the MacKay villa and Rockcliffe were followed quickly by Birkenfels and Crichton Lodge, which in turn inspired smaller estates on Buena Vista, Mariposa, and Acacia and later Crescent Road. These types of properties continue to establish a Rockcliffe image, which is continually translated by architects and designers into individual variations on the theme. The strong landscape setting is able to embrace a rich diversity of lot and building sizes and configurations.
However, the continuity has also been provided by an active effort by overseers and residents. In the early years, Thomas Keefer and his associates developed special arrangements to control public and private initiatives as Trustees of the MacKay Estate. Later this effort fell to the overseers of the Police Village and then the councillors of the incorporated Village. Considerable energy has been spent by every successive generation to manage development and change, through formal and informal reviews and by a variety of by-laws, planning directives, and special designations. In most communities such initiatives have focused on economic development and minimum property standards; in Rockcliffe there is an extraordinary effort to maintain the scenic qualities, the park setting, the natural features and plantings, the careful informality of streets and services. This continuity of vision is very rare in a community where development has occurred on such a relatively large scale over such a long time period.
v) Current urban condition:
The Village of Rockcliffe Park has combined public and private initiatives to create an unusually rich urban landscape. The deliberately curved roads, without curbs or sidewalks, and the careful planting of the public spaces and corridors, together with the careful siting and strong landscaping of the individual properties, create the apparently casual and informal style so integral to the picturesque tradition. The preservation and enhancement of topographical features including the lake and pond, the dramatic Ottawa River shoreline, the internal ridges and slopes, and the various outcroppings, has reinforced the design intentions. The architectural design of the residences and associated institutional facilities is similarly deliberate and careful, but in the casual elegance and asymmetry of the various English country revival styles which predominate throughout the Village. The generosity of space around the homes, and the flowing of this space from one property to the next by continuous planting rather than hard fence lines, has maintained the estate qualities and park setting envisioned by Keefer. This informal elegance has been a consistent theme throughout the long process of development from the mid-19th Century to the present. There are relatively few examples of the strict neo-classicism that would suggest a more geometric ordering of the landscape.
There is also a set of community practices, intangible rituals that are both public and private, which continue to make sense of this environment- individual and collective outdoor activities, pedestrian and vehicular movement, areas of congregation and encounter, areas of dispersal and isolation. The urban landscape is also sustained by a variety of ongoing planning regulations, reflected most particularly in the current Official Plan and related zoning by-law.
vi.) Relationship with its wider setting:
The Village of Rockcliffe Park has an important and integral association with its larger setting, as a result of patterns of historical development. With the Rideau Hall estate there is a symbiosis that dates back to Keefer’s original vision of the village set within the larger grounds of this original villa. With Rockcliffe Park, there is a deliberate relationship again defined by Keefer, who saw the park as a natural extension and highlighting of the village’s picturesque setting. This relationship was further strengthened with the expansion of the park to the east, and with the addition of the Rockeries. Beechwood Cemetery has also served as a compatible landscape boundary to the southeast from the earliest period of settlement through to the present. These various border areas create important gateways to the village, and help establish its particular character. The views to and from the Ottawa River, the Beechwood escarpment, and the other park areas are integral to the picturesque quality of the Village. These extensions also form an integral part of the Village’s environmental ecosystem. It is unusual to have the internal character of a neighbourhood so strongly reinforced by adjacent land uses; it once again reflects the foresight of the original planners.
vii.) Historical Associations
The most important historical associations of the village as a whole are with the MacKay/Keefer family, major players in the economic, social, cultural and political development of Ottawa. The village today is a testament to the ideas and initiatives of various key members of this extended family, and their influence in shaping this key piece of Canadian landscape. Additional associations have occurred more randomly throughout the history of the village, as people of regional, national, and international significance have resided here and made this community their home base. Such associations are in some ways more private than public, and are an aspect of the village that is preserved more in the intangible continuities and oral traditions of village life than in the stones and mortar of monuments and plaques.
There are also specific associations with individuals who, whatever their prominence elsewhere, have made special contributions within the Village at a public and private level. These people have been part of an unusual form of self-governance, which has blurred the lines between formal and informal participation in the affairs of the Village.
CULTURAL HERITAGE IMPACT STATEMENT DOCUMENT 7
