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Committee recommendationS
That Council:
1.
Approve the construction of a two-storey
addition at the rear of 187 Mackay Street in the New Edinburgh Heritage
Conservation District according to plans submitted by Dean Callier, Treehouse
Designs on July 16, 2010;
2.
Issue the heritage permit with a two-year
expiry date from the date of issuance; and
3.
Delegate authority for minor design changes
to the General Manager of the Planning and Growth Management Department.
(Note:
The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on
October 14, 2010)
(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
COMITÉ
Que le Conseil :
1.
approuve la construction d’une
annexe de deux étages à l’arrière de la maison située au 187, rue Mackay, dans
le District de conservation du patrimoine de New Edinburgh, conformément aux
plans qui ont été soumis par Dean Callier, Treehouse Designs le 16 juillet
2010.
2.
délivre le permis en matière de
patrimoine, qui expirera deux ans après la date de sa délivrance.
3.
délègue le pouvoir d’apporter de
légères modifications à la conception au directeur général du Service de
l’urbanisme et de la gestion de la croissance.
(Nota : Le délai réglementaire de 90 jours d’examen de cette
demande, exigé en vertu de la Loi sur le
patrimoine de l’Ontario, prendra fin le 14 octobre 2010.)
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.)
Documentation
1. Deputy City Manager's report Infrastructure Services and Community
Sustainability dated 5 August 2010 (ACS2010-ICS-PGM-0147).
2. OBHAC Extract of Draft Minutes of 19
August 2010.
Report
to/Rapport au :
Ottawa Built Heritage
Advisory Committee
Comité consultatif sur le patrimoine bâti
d’Ottawa
and / et
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
05 August 2010/ le 05 août 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 : Richard Kilstrom,
Acting Manager/Gestionnaire intérimaire, Development Review-Urban
Services/Examen des projets d'aménagement-Services urbains, Planning
and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca
REPORT RECOMMENDATIONS
That the Ottawa Built Heritage Advisory Committee recommend that Planning and Environment Committee recommend that Council:
4.
Approve the
construction of a two-storey addition at the rear of 187 Mackay Street in the
New Edinburgh Heritage Conservation District according to plans submitted by
Dean Callier, Treehouse Designs on July 16, 2010;
5.
Issue the
heritage permit with a two-year expiry date from the date of issuance; and
6.
Delegate
authority for minor design changes to the General Manager of the Planning and
Growth Management Department.
(Note: The statutory 90-day timeline for consideration of this
application under the Ontario Heritage
Act will expire on October 14, 2010)
(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 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 :
4.
D’approuver la construction d’une
annexe de deux étages à l’arrière de la maison située au 187, rue Mackay, dans
le District de conservation du patrimoine de New Edinburgh, conformément aux
plans qui ont été soumis par Dean Callier, Treehouse Designs le 16 juillet
2010.
5.
De délivrer le permis en matière de
patrimoine, qui expirera deux ans après la date de sa délivrance.
6.
De déléguer le pouvoir d’apporter de
légères modifications à la conception au directeur général du Service de
l’urbanisme et de la gestion de la croissance.
(Nota : Le délai
réglementaire de 90 jours d’examen de cette demande, exigé en vertu de la Loi sur le patrimoine de l’Ontario,
prendra fin le 14 octobre 2010.)
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
This report has been prepared because the Ontario Heritage Act requires that City Council approve all alterations in a heritage conservation district. An application has been received for an addition to the building at 187 MacKay Street. The subject property is a Category 3 building, located in the New Edinburgh Heritage Conservation District, created in 2001 (see Location Map, Document 1 and Bird’s Eye View, Document 2).
DISCUSSION
The subject property was constructed in 1922. It is a simple brick veneer, gambrel-roofed structure with a front veranda. The brick has been painted white. The building is located on a large lot between MacKay Street and Avon Lane with parking located in a garage on the lane (see Documents 3 to 5 for views of the subject property). The proposed two-storey addition with basement will replace an existing one-storey addition with basement and it will be located entirely in the rear yard.
The New Edinburgh Heritage Conservation District was designated in 2001 for its cultural heritage value as a former village settled primarily by Thomas MacKay and those who worked in his mills at Rideau Falls. The vestiges of the village as a self-sufficient community are still visible in former storefronts, churches and the former Crichton Street School and contribute to the cultural heritage value of New Edinburgh. The New Edinburgh neighbourhood is characterized by an eclectic mix of building types dating from as early as the 1840s. The complete Statement of Heritage Character is provided in Document 6.
Recommendation 1
The New Edinburgh Heritage Conservation District Study contains Guidelines for the management of development in the district. The guidelines related to additions to existing buildings are:
1.3 i) Additions
Guidelines
- According to the City of Ottawa Zoning Bylaw 1998, additions are
permitted if the proposed addition is “located entirely in the rear yard…the
height of the walls and the height and slope of the roof do not exceed
those of the building; the side yard setback is at least 30cm greater than
that of the building.” This is to ensure that the existing building
remains the dominant presence in the streetscape.
- Additions should complement, not copy, the original building so
that there is a clear distinction between the new part of the building and
the old.
- Every attempt should be made to reduce the impact on the historic
fabric of the building.
- Smaller interventions, such as dormer windows and skylights should
be on the rear slope of the roof, or on a new addition.
The complete New Edinburgh Heritage Conservation District Plan has been previously distributed to Ottawa Built Heritage Advisory Committee (OBHAC) members and is on file with the OBHAC co-ordinator.
The proposed alteration involves the construction of a gambrel-roofed addition to the rear of the subject property; two-storeys in height with a full basement with a matching roofline and a cross gambrel roof (see elevations Documents 7 to 9). There will be a small deck, sheltered by a shed roof with brackets to the rear of the new addition.
The addition will require variances to the Heritage Overlay provisions of the Zoning By-law. If granted, these variances will allow the construction of an addition that is not set back 30 centimetres from the walls of the existing building and exceeds the permitted square footage. Guideline 1, above, is intended to limit the size of additions so that “the existing building remains the dominant presence in the streetscape.” The addition to 187 Mackay Street is located entirely to the rear of the existing house and does not exceed the existing building in height. In addition, it will not extend farther into the rear yard of the lot than the adjacent property to the north and will remain screened from the property to the south by a high cedar hedge, which will be trimmed/ removed to accommodate the addition with part remaining along the property line. Finally, since the houses in this block of MacKay are close together with restricted view lines to the rear, little of the addition will be visible from the street.
Consistent with Guideline 2, above, there will be subtle distinctions between the original building and the addition as the addition will be clad in stucco, whereas the original house is painted brick, and the vocabulary of the addition will be inspired by the Arts and Crafts movement, whereas the original portion of the house has classicist details such as the front porch columns. Guidelines 3 and 4 are not directly applicable to this application.
A Cultural Heritage Impact Statement/Heritage Planning Rationale has been provided by the applicant and is included as Document 11.
Recommendation 2
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.
Conclusion
The addition proposed for 187 Mackay Ave is generally consistent with the “Guidelines” in the New Edinburgh Heritage Conservation Plan. It is located in the rear yard, does not overwhelm the existing house, reflects the style of the existing house and reinforces the mixed character of the neighbourhood. For these reasons, the Planning and Growth Management Department supports the proposal.
RURAL IMPLICATIONS
N/A
CONSULTATION
Adjacent property owners have been notified by letter of the application and the dates of the Ottawa Built Heritage Advisory Committee and Planning and Environment Committee meetings.
The New Edinburgh Community Alliance met with the applicant, discussed the addition and submitted a letter of support (Document 10).
Heritage Ottawa is aware of the project
COMMENTS BY THE WARD COUNCILLOR(S)
Councillor Legendre is aware of the application and
has no objection. The requested
variances are reasonable in the circumstances.
LEGAL/RISK MANAGEMENT IMPLICATIONS:
There are no legal/risk management implications associated with this report.
CITY STRATEGIC PLAN
N/A
TECHNICAL IMPLICATIONS
N/A
FINANCIAL IMPLICATIONS
There are no direct financial implications associated with this report.
APPLICATION PROCESS TIMELINE STATUS
This application was completed
within the 90-day time period prescribed by the Ontario Heritage Act.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Bird’s
eye view
Document 3 Front
façade
Document 4 Rear
Yard
Document 5 Rear Yard
Document 6 Statement of Heritage Character
Document 7 Proposed front elevation
Document 8 Proposed rear elevation
Document 9 Side elevations
Document 10 Letter from New Edinburgh Community Alliance
Document 11 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 proposed addition.
REAR YARD DOCUMENT
4
New Edinburgh Heritage Conservation District
Statement of Heritage Character
New Edinburgh began as a small hamlet initially purchased by Thomas MacKay and settled primarily by those who worked in his mills at Rideau Falls. The Village of New Edinburgh was incorporated in 1867 and annexed to the City of Ottawa in 1887. The village’s proximity to Rideau Hall, a large country house built by MacKay in the 1830s and leased to the Governor General in 1867 increased the social prominence of New Edinburgh.
Vestiges of New Edinburgh’s status as a self-sufficient village still exist and contribute to its special character. Former storefronts, churches and a public school (now closed) attest that this was once a thriving community. Early inhabitants who worked for a local business had little reason ever to leave the area. Better transportation links to downtown Ottawa encouraged the middle classes to move here and commute downtown for work but the vibrant commercial core persisted into the 1950s.
A lively mix of building types dating from as early as the 1840s until the present characterizes New Edinburgh. Building types range from large Queen Anne-style structures, row-house, single family houses and doubles to small apartment buildings. The one-or two-and-a-half-storey, front gable-roofed structure is by far the most common housing type in the District.
Two green spaces, the Governor-General’s Grounds and Stanley Park, flank the neighbourhood. The green, tree-lined character that once typified the streets had disappeared because of Dutch elm disease and urban deforestation, but the remaining street trees, laneways and large landscaped back yards still create a pleasant green atmosphere.
New
Edinburgh is a stable, sought after community. It has a clear sense of identity
and purpose and has proved its strong community spirit in its battles to stop
the Vanier Parkway Extension and to save its neighbourhood school.
Hello
Dean,
First
of all, on behalf of my colleagues on the New Edinburgh Heritage &
Development Committee, I would like to thank you (and Beth and Dave) for
meeting with us on June 29th to review the plans for 187 MacKay,
which would involve demolishing the existing single-storey addition and constructing
a larger, two-storey addition (plus basement).
We
always appreciate an early opportunity to discuss a proposal informally as
this enables us to clarify the nature of the work, offer
suggestions, and provide an assessment of the extent of compliance with
zoning requirements, infill guidelines, the heritage district plan,
etc. The following comments are based on our interpretation of
the current plans and the information provided during our
discussion.
The
proposal would require relief from certain provisions of the Zoning By-law,
including the Heritage Overlay (Section 60). Specifically, the total GFA
of the addition would be 1292 sq ft, which represents 64% of the existing 2010
sq ft GFA, whereas the permitted maximum is 30%. Also, the Heritage
Overlay stipulates that the addition is only permitted if "the sideyard setback of the addition
is at least 60cm greater than that of the wall of the building located closest
to the side lot line", whereas the new construction would be
flush with the original building (as per the existing addition).
Furthermore, the sideyard setback for the new addition on the eastern side of
the property would probably not comply with the minimum provisions of the
underlying zoning (although it would remain the same setback as that of
the original building).
When
reviewing a development proposal, we always examine the specific location
and context in order to assess its impact, including the implications
of any non-compliance with the regulations and guidelines.
In
the case of the project at 187 MacKay, we believe there are numerous mitigating
considerations that serve to minimize the impact of the proposed new
construction. We note this is an addition to a detached, single
dwelling. The height and slope of the roof of the addition
would not exceed those of the original building. The
addition would be located entirely within the rear yard. It would
comply fully with the rear yard setback. Its presence would not be
conspicuous when viewed from MacKay, nor from Avon Lane (given the
location of other buildings, high hedges, and garages). No
mature trees would be removed. There do not appear to be major
issues of shade or privacy. There would not be any impact on the MacKay
streetscape. The design of the addition is consistent of the typical
architecture of the neighbourhood. The gambrel roof on the addition would
help distinguish the new structure from the original building.
Regarding
the anticipated variances, we note that the location and setbacks of
the new construction essentially match those of the existing building and
addition; we also believe that the 64% GFA can be accommodated
satisfactorily with the proposed design and its setting at the rear of the
property. For these reasons, and taking into account the factors
listed in the preceding paragraph, we believe the probable variances to be
minor and we would not oppose the application. Indeed, given the concern
shown in the plans and by the owners regarding the design and location
of the new addition, we anticipate the NE Heritage & Development
Committee would be willing to write to Committee of Adjustment in
support of the project.
As
mentioned to you, the one caveat is our ongoing concern to ensure that
immediate neighbours are given full information about the project and that
reasonable efforts are made to accommodate any concerns that might be
identified.
We
would appreciate it if you could advise us of any significant changes
to the current plans, and to keep us informed of progress as the proposal moves
through the development application and review process.
CULTURAL HERITAGE IMPACT
STATEMENT DOCUMENT 11
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Ottawa built heritage Advisory
Committee Draft
Minutes extract 43 19 august 2010 |
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Comité consultatif sur le patrimoine bâti
d’ottawa ébauche
de l’extrait du Procès-verbal 43 le
19 aoÛt 2010 |
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Application
to alter 187 mackay street, a property designated under part v of the ontario heritage act, located in the new
edinburgh heritage conservation district
DEMANDE VISANT À TRANSFORMER LE 187, RUE mackay,
PROPRIÉTÉ DÉSIGNÉE AUX TERMES DE LA LOI
SUR LE PATRIMOINE DE L’oNTARIO ET SITUÉE DANS LE DISTRICT DE CONSERVATION
DU PATRIMOINE DE new edinburgh
ACS2010-ICS-PGM-0147 Rideau Rockcliffe (13)
Sally Coutts, Heritage Planner provided a PowerPoint presentation outlining the details of the application. The proposed addition would be located entirely to the rear of the existing house, would not exceed the existing building in height, and would not be that visible from the street. It would not extend farther into the rear yard of the lot than the adjacent property to the north and would remain screened from the property to the south by a high cedar hedge. The proposal is generally consistent with the “Guidelines” in the New Edinburgh Heritage Conservation Plan. The addition also reflects the style of the existing house and reinforces the mixed character of the neighbourhood. Ms. Coutts indicated that for these reasons, staff supports the proposal.
Dean Callier, Treehouse Designs and David Arnold, property owner were also present to provide details about the proposed design and answer the committee’s questions.
William Welsh, Caldwell and Associates Reality provided comments as the Property Manager for James and Elizabeth Beltran, owners of 185 MacKay Street. He advised the Beltrans are concerned about the possible negative impact of the planned addition on their property, questioning whether it will diminish the amount of sunlight they receive and whether the site lines from their first and second floor windows will be adversely affected. He said they would like to assess the detailed plans further to determine if there is any cause for concern.
Chair Mulholland advised that OBHAC could only be concerned with matters concerning heritage and suggested Mr. Welsh (and the Beltrans) meet privately with Mr. Callier to discuss the matter further, or submit concerns to the Committee of Adjustment should they desire.
The committee received the following correspondence with respect to this application:
· Letter dated 17 August 2010 from the New Edinburgh Community Association (NECA) stating that the association does not oppose the application
· Facsimile dated 12 August 2010 from Don MacLean stating he has no objection to the proposal
· Facsimile dated 12 August 2010 from Rowland Floyd expressing support for the proposal.
The committee supported the overall application, noting minor concerns about the possible replacement of the original brick and about a somewhat cluttered side elevation. Ms. Coutts noted that staff would work with the designer, through its delegated authority, on some of those minor design choices and she offered to provide those details to OBHAC for information.
.
Moved by Virendra Sahni:
That the Ottawa Built Heritage Advisory Committee recommend that Planning and Environment Committee recommend that Council:
1.
Approve the
construction of a two-storey addition at the rear of 187 Mackay Street in the
New Edinburgh Heritage Conservation District according to plans submitted by
Dean Callier, Treehouse Designs on July 16, 2010;
2.
Issue the
heritage permit with a two-year expiry date from the date of issuance; and
3.
Delegate
authority for minor design changes to the General Manager of the Planning and
Growth Management Department.
(Note: The statutory 90-day
timeline for consideration of this application under the Ontario Heritage Act
will expire on October 14, 2010)
(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.)
CARRIED