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2. APPLICATION
FOR NEW CONSTRUCTION AT 130 MINTO PLACE IN THE ROCKCLIFFE PARK HERITAGE
CONSERVATION DISTRICT DEMANDE DE NOUVELLE CONSTRUCTION AU 130, PLACE MINTO, DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE ROCKCLIFFE PARK |
Committee recommendation As amended
That Council
approve the application for new
construction at 130 Minto Place in the Rockcliffe Park Heritage Conservation
District according to plans by Wolf Mohaupt, architect, received on February
21, 2008 and revised site plan of May 8, 2008; and that
the City take no position with respect to the variances sought by the
applicant.
Recommandation modifiÉe du Comité
Que le Conseil approuve la demande de nouvelle construction visant le 130,
place Minto, dans le District de conservation du patrimoine de Rockcliffe Park,
conformément aux plans établis par Wolf Mohaupt, architecte, et reçus le 21
février 2008 et le plan d'implantation révisé du 8 mai 2008 et que
la Ville ne prenne pas position en ce qui a trait aux dérogations sollicitées
par le demandeur.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 17 March 2008 (ACS2008-PTE-PLA-0084).
2.
LACAC
Extract of Draft Minutes of 8 May 2008.
3. Written
submission and speaking notes in
opposition to the recommendation from Barbara and Allan Darling,
delivered on May 27, 2008 (issued separately).
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
17 March 2008 / le 17 mars 2008
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 RECOMMENDATION
That the Local Architectural Conservation Advisory Committee recommend
that Planning and Environment Committee recommend that Council approve the
application for new construction at 130 Minto Place in the Rockcliffe Park
Heritage Conservation District according to plans by Wolf Mohaupt, architect,
received on February 21, 2008.
Note: The 90-day period to consider applications under the Ontario Heritage Act will expire on May
20, 2008.
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.
RECOMMANDATION 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
d’approuver la demande de nouvelle construction visant le 130, place Minto,
dans le District de conservation du patrimoine de Rockcliffe Park, conformément
aux plans établis par Wolf Mohaupt, architecte, et reçus le 21 février 2008.
Nota : Le délai de 90 jours prévu par la Loi sur le patrimoine de
l’Ontario pour l’étude de la demande expirera le 20 mai 2008.
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 proposed project is to construct a new house on Minto Place adjacent to 130 Minto Place. 130 Minto Place currently sits on Lots 109 and 110 and the property includes Lot 111, which serves as a side yard (see Location Map, Document 1). It was built in 1934 for a Mr. F.G Green (see Document 2). The new house will be located on Lot 111 and part of Lot 110 (see Document 3). An application to the Committee of Adjustment for minor variances will be considered after approval of the project under the Ontario Heritage Act. Each of the lots will require variances; 130 Minto Place to allow a reduced lot frontage and the new lot to allow a reduced lot area, and both to allow a reduced rear yard as neither the existing house nor the proposed house meets the required 11-metre setback.
The proposed house is a one and a half storey with a truncated hipped roof, gables on the east and west facades and dormer windows on the north and south facades. The house will feature stone cladding on the first floor with stucco in the half storey above. It is evocative of the small cottage-inspired dwellings built in Rockcliffe in the 1930s and 1940s (see elevations, Document 4).
DISCUSSION
The Rockcliffe Park Heritage Conservation District was designated under Part V of the Ontario Heritage Act in 1997. The Heritage Conservation District Study contains Management Guidelines that are intended to protect and enhance those elements in the Village that contribute to its heritage character as defined in the Study. 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 relevant to this application stress that:
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.
Minto Place between Mariposa Avenue and Maple Lane is different from many streets within the Rockcliffe Park Heritage Conservation District. The houses tend to have smaller front and rear yard setbacks than the rest of the designated district, the lots are smaller overall and the houses are closer together. This character is shared with the adjacent streets such as Howick, Manor, Sir Guy Carleton (see Aerial Photograph, Document 5). The proposed development is consistent with the existing development pattern and layout of the surrounding streets as it has the same front yard setback, landscaping, driveway width and location as other houses on the street and in the vicinity. In addition, although a variance to the rear yard setback is required, the proposed building has roughly the same rear yard setback as many of its neighbours (see annotated plan, Document 6).
The design of the proposed dwelling complements the existing residential character of the street. The houses on Minto Place include other cottage-inspired dwellings (see Document 7 for photographs of neighbouring houses). As a low, one and a half storey structure, cottage-like in style, constructed of stone and stucco, the proposed house is sympathetic to its surroundings. Dominant features of the landscape, including the cedar hedge to the north, the maple trees on Minto Place and along the rear fence line will be retained.
The Department has no objection to the proposed new house as it respects the current development pattern of the street, is constructed of sympathetic materials in a style inspired by neighbouring houses and retains significant features of the landscape such as the cedar hedge and maple trees.
CONSULTATION
Adjacent property owners and residential tenants 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 Councillor is aware of this application under the Ontario Heritage Act.
The Rockcliffe Park Residents Association heritage sub-committee reviewed the elevations and landscape plan for this project. The sub-committee asked the architect to consider adding a window between the front door and the garage door to break up the front façade, and asked questions regarding materials and windows in order to clarify the plans. Members of the committee were also concerned about the affect that the proposed house and its landscaping would have on the streetscape.
They pointed out that once the new house was constructed, there would be three driveways leading to two houses and suggested that the existing circular driveway leading to 130 Minto Place be reduced to a simple driveway leading directly to the garage at that property; that the driveway leading to the infill house be narrow and that the parking pad for the second parking spot be turf stone. The architect agreed to these suggestions and they are reflected on the plans included here.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS
TIMELINE STATUS
This application was completed within the
90-day time period prescribed by the Ontario
Heritage Act.
City Council
approval required prior to May 20, 2008.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Photograph
of 130 Minto Place
Document 3 Site plan
Document 4 Elevations
Document 5 Aerial
photographs showing density, lot pattern
Document 6 Annotated plan showing portions of neighbouring buildings that project into rear yards
Document 7 Photographs
of neighbouring houses
DISPOSITION
The City
Clerk’s Branch, Council and Committee Services to notify the applicant/ agent
(Walter J. Siekierski, 130 Minto Place, Rockcliffe Park, Ontario, K1M 0B7 and
Wolf Mohaupt, 310 Bay Street, Ottawa, Ontario, K1R 6A1) and the Ontario
Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C
1J3) of City Council’s consent to construct a new house at 130 Minto Place.
ELEVATIONS DOCUMENT
4
AERIAL PHOTOGRAPHS DOCUMENT 5
PHOTOGRAPHS OF NEIGHBOURING HOUSES DOCUMENT 7
