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4. Application TO
DEMOLISH AND APPLICATION FOR NEW
CONSTRUCTION AT 77 PLACEL road, A PROPERTY LOCATED WITHIN THE
ROCKCLIFFE park heritage conservation district AND designated under part v of
the ontario heritage act DEMANDE
DE DÉMOLITION ET DEMANDE D’AMÉNAGEMENT VISANT LA PROPRIÉTÉ DU 77, CHEMIN
PLACEL, 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 |
Committee recommendations
That Council:
1. Approve the demolition of 77 Placel
Road and the application for new construction at 77 Placel Road, a property
designated under Part V of the Ontario
Heritage Act, in accordance with drawings by Peter Davies, Randall and
Associates included as Documents 5 and 6 as received on October 8, 2008.
2. Delegate
approval of any subsequent design changes of a minor nature to the Director of
Planning.
RecommandationS du Comité
Que le Conseil :
1.
approuve
la demande de démolition visant la propriété du 77, chemin Placel et la demande
d’aménagement sur la propriété du 77, chemin Placel, désignée aux termes de la
partie V de la Loi sur le patrimoine de l’Ontario, conformément aux
plans de Peter Davies, Randall and Associates reçus le 8 octobre 2008.
2. délégue
le pouvoir d’approuver les modifications mineures à la conception pouvant être
apportées ultérieurement au directeur de l’Urbanisme.
Documentation
1.
Deputy
City Manager's report, Infrastructure Services and Community Sustainability,
dated 21 October 2008 (ACS2008-ICS-PLA-0200).
2.
LACAC
Extract of Draft Minutes of 6 November 2008.
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
21 October 2008 / le 21 octobre 2008
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 : 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:
1. Approve the demolition of 77 Placel Road and the application
for new construction at 77 Placel Road, a property designated under Part V of
the Ontario Heritage Act, in
accordance with drawings by Peter Davies, Randall and Associates included as
Documents 5 and 6 as received on October 8, 2008.
2. Delegate approval of any subsequent
design changes of a minor nature to the Director of Planning.
(The 90-day period for this application will expire on
January 5, 2009)
(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 :
1. d’approuver la demande de démolition
visant la propriété du 77, chemin Placel et la demande d’aménagement sur la
propriété du 77, chemin Placel, désignée aux termes de la partie V de la Loi
sur le patrimoine de l’Ontario, conformément aux plans de Peter Davies,
Randall and Associates reçus le 8 octobre 2008.
2.
de
déléguer le pouvoir d’approuver les modifications mineures à la conception
pouvant être apportées ultérieurement au directeur de l’Urbanisme.
(La période de 90
jours visant cette demande viendra à échéance le 5 janvier 2009.)
(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 77 Placel Road 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 (see Document 1, Location Map). Designed and built in 1952, the building is not included on the list of properties identified by the former Village of Rockcliffe Park as having architectural significance. A second floor studio was added to the garage in 1980. This report has been prepared because the consent of City Council, following the advice of the Local Architectural Conservation Advisory Committee (LACAC), is required under the Ontario Heritage Act before a building can be demolished and new construction can proceed within the District.
DISCUSSION
The Rockcliffe Park Heritage Conservation District was created in 1997. 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 subject property is located on the west side of Placel Road, a one block long street located between Sandridge Road and Lakeway Drive in the area of Rockcliffe east of McKay Lake bordering Manor Park that was subdivided and developed after 1949. The existing house is a low, wood frame bungalow constructed in 1952 with a 1980 second floor addition above the garage (see Photographs, Document 2).
The street character in this part of Rockcliffe is largely determined by the existing canopy of street trees (see Streetscape Photograph, Document 3). Architecturally, the character of houses on the street is very eclectic with a mixture of 1950s bungalows and contemporary infill of various styles. The proposed house contributes to the streetscape and overall character of the Rockcliffe Park Heritage Conservation District by retaining all of the existing mature trees on site with the exception of one tri-stemmed Yew tree which is in poor condition as determined by Andrew Boyd, Urban Forester (see Tree Preservation Plan and Protection Plan, Document 4). The health of the remaining mature trees at the south end of the property will be significantly enhanced by reducing the amount of paved surface surrounding them. This will be accomplished through the complete removal of the existing circular driveway and placement of the driveway access on the north end of the property where there is no existing vegetation (see Landscape Plan, Document 5).
Pre-consultation with the Rockcliffe Park Residents Association (RPRA) Development Review Sub-committee, Committee of Adjustment and Department staff resulted in the current design. The building is a two-storey structure with a hipped roof (see Elevations, Document 6). It will be clad in stone, stucco and cedar shingles. The use of these materials is consistent with the architectural vocabulary used on the street and in the district overall.
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 and enhancement of the landscape character and the construction of a building that respects the cultural heritage value of the area.
CONSULTATION
The RPRA Development Review Sub-committee met on several occasions with the applicant as part of the consultation process. Its comments were incorporated into the design.
Adjacent property owners as well as area Community Associations 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. This is in accordance with the municipal public participation policy regarding heritage alterations, demolitions and infill in a heritage district.
The Ward Councillor, Jacques Legendre, supports
this project.
Heritage Ottawa is aware of this application.
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 90-day period for this
application will expire on January 5, 2009
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Photos of Existing Building
Document 3 Photo of streetscape
Document 4 Tree Preservation and Protection Plan
Document 5 Landscape Plan
Document 6 Elevations
DISPOSITION
City Clerk’s Branch, to notify the owner (Marco Valenti, 25 Rothwell Drive, Ottawa, Ontario K1J 7G5), the designer ( Peter Davies, Randall and Associates, 928 Bayview Drive, Woodlawn, Ont. K0A 3M0) and the Ontario Heritage Trust (10 Adelaide Street East, 3rd Floor, Toronto, Ontario, M5C 1J3) of Council’s decision to approve the demolition of 77 Placel Road and its replacement by the proposed building by Peter Davies, Randall and Associates.
LANDSCAPE PLAN DOCUMENT
5
