2. APPLICATION FOR DEMOLITION AND NEW CONSTRUCTION AT 420 CLOVERDALE ROAD, A PROPERTY DESIGNATED UNDER PART V OF THE ONTARIO HERITAGE ACT AND LOCATED IN THE ROCKCLIFFE PARK HERITAGE CONSERVATION DISTRICT.

DEMANDE DE DÉMOLITION DE L'IMMEUBLE EXISTANT ET DE CONSTRUCTION D'UN NOUVEL IMMEUBLE AU 420, CHEMIN CLOVERDALE, PROPRIÉTÉ DÉSIGNÉE AUX TERMES DE LA LOI SUR LE PATRIMOINE DE L'ONTARIO ET SITUÉE DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE ROCKCLIFFE PARK

Committee recommendationS

That Council:

1. Approve the application to demolish the existing house at 420 Cloverdale Road.

2. Approve the application for new construction at 420 Cloverdale Road in accordance with plans submitted by Art House Developments Limited on July 13, 2011.

3. Delegate authority for minor design changes to the General Manager, Planning and Growth Management Department.

4. Issue the heritage permit with a two-year expiry from the date of issuance.

(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on November 13, 2011)

(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 demande de démolition de la maison située au 420, chemin Cloverdale.

2. Approuve la demande de construction d’une nouvelle maison au 420, chemin Cloverdale, conformément aux plans soumis par la société Art House Developments Limited le 13 juillet 2011.

3. Délègue le pouvoir d’approuver des modifications mineures à la conception au directeur général du Service de l’urbanisme et de la gestion de la croissance.

4. Délivre le permis en matière de patrimoine, qui expirera deux ans après la date de délivrance.

(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 13 novembre 2011.)

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 2 September 2011 (ACS2011-ICS-PGM-0188).

2. Extract of draft minutes, Ottawa Built Heritage Advisory Committee meeting of 6 October 2011

Report to/Rapport au :

Ottawa Built Heritage Advisory Committee

Comité consultatif sur le patrimoine bâti d’Ottawa

and / et

Planning Committee

Comité de l'urbanisme

and Council / et au Conseil

2 September 2011 / le 02 septembre 2011

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

Rideau-Rockcliffe(13)

Ref N°: ACS2011-ICS-PGM-0188

SUBJECT:	APPLICATION FOR DEMOLITION AND NEW CONSTRUCTION AT 420 CLOVERDALE ROAD, A PROPERTY DESIGNATED UNDER PART V OF THE ONTARIO HERITAGE ACT AND LOCATED IN THE ROCKCLIFFE PARK HERITAGE CONSERVATION DISTRICT.

OBJET :	DEMANDE DE DÉMOLITION DE L'IMMEUBLE EXISTANT ET DE CONSTRUCTION D'UN NOUVEL IMMEUBLE AU 420, CHEMIN CLOVERDALE, PROPRIÉTÉ DÉSIGNÉE AUX TERMES DE LA LOI SUR LE PATRIMOINE DE L'ONTARIO ET SITUÉE DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE ROCKCLIFFE PARK

REPORT RECOMMENDATIONS

That the Ottawa Built Heritage Advisory Committee recommend that Planning Committee recommend that Council:

1. Approve the application to demolish the existing house at 420 Cloverdale Road.

2. Approve the application for new construction at 420 Cloverdale Road in accordance with plans submitted by Art House Developments Limited on July 13, 2011.

3. Delegate authority for minor design changes to the General Manager, Planning and Growth Management Department.

4. Issue the heritage permit with a two-year expiry from the date of issuance.

(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on November 13, 2011)

(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 de recommander à son tour au Conseil :

1. D’approuver la demande de démolition de la maison située au 420, chemin Cloverdale.

2. D’approuver la demande de construction d’une nouvelle maison au 420, chemin Cloverdale, conformément aux plans soumis par la société Art House Developments Limited le 13 juillet 2011.

3. De déléguer le pouvoir d’approuver des modifications mineures à la conception au directeur général du Service de l’urbanisme et de la gestion de la croissance.

4. De délivrer le permis en matière de patrimoine, qui expirera deux ans après la date de délivrance.

(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 13 novembre 2011.)

BACKGROUND

420 Cloverdale Road is a two-storey single family house in Rockcliffe Park facing a small park that leads up the hill to Buena Vista Road (see Documents 1 and 2). The Rockcliffe Park Heritage Conservation District (HCD) was designated in 1997 under Part V of the Ontario Heritage Act. Cloverdale Road features an eclectic mix of housing styles as is typical throughout Rockcliffe Park. This section of Cloverdale Road features mainly recent buildings. This house is not identified as a building of heritage significance.

This report has been prepared because new construction in heritage conservation districts requires City Council approval.

DISCUSSION

The Rockcliffe Park HCD was designated 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 8) notes that today the “Village of Rockcliffe Park is a distinctive community of private homes and related institutional properties within a park setting.”

Recommendation 1:

The Rockcliffe Park Heritage Conservation District Study contains guidelines for the management of development in the district. The following guideline is applicable to the application to demolish the existing house:

Any application to demolish an existing building should be reviewed, with consideration of its historical and architectural significance, its contribution to the streetscape, and the appropriateness of the proposed development. 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.

420 Cloverdale Road is a two storey single family dwelling. The house is clad in stucco and has two large, ground floor bay windows and a symmetrical façade. The building has been significantly altered since its construction and is considered to be of little significance to the cultural heritage value of the HCD. It was not included on the former Village of Rockcliffe Park’s list of significant buildings. For these reasons, the Department does not object to the demolition of this building.

Recommendation 2:

The Rockcliffe Park Heritage Conservation District Study contains guidelines for the management of development in the district. The guidelines related to buildings and landscape applicable to this proposal are as follows:

Section iv) Buildings

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 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.

2. 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 Ottawa Built Heritage Advisory Committee (OBHAC) members and is on file with the OBHAC Co-ordinator (Document 9).

The proposed building is a two storey, flat roofed house in a contemporary style. The front façade of the house features a large glazed pavilion with a set back side entry to the house. A canopy and double doors highlight the entrance. The building features an integrated car port at the front that is oriented sideways to conceal it from the street. The design includes a palette of natural materials including wood and stone (see Documents 4 and 5).

The front yard setbacks along Cloverdale Road varies and the applicant set the building nine metres back from the street, the average between the neighbouring buildings. 410 Cloverdale Road has a setback of 11m and 426 Cloverdale Road has a setback of 7.5m.

Cloverdale Road features a varied topography with significant grade changes. The building has been designed to respect the existing topography. The building steps down as the site slopes down to the rear. The existing site features a large cedar hedge on three sides and a number of mature trees. In order to further conceal the car port, a stone landscaping wall will be built at the front of the house, which is typical of the character of Rockcliffe Park. The front lawn will also feature new plantings of shrubs to further screen the carport from the street. The landscaping will be retained and enhanced through new plantings (see Document 6).

The application requires minor variances for reduced side yard setbacks to accommodate the side- facing car port. The Committee of Adjustment Process will follow the heritage approval.

The Department supports this application because the proposed house at 420 Cloverdale Road is of contemporary design, sympathetic to the eclectic architectural styles found throughout Rockcliffe Park and retains the topography of the site. The existing landscape will be retained and is consistent with the richly landscaped sites typical of Rockcliffe Park. Significant trees are being maintained and protected and additional landscaping will enhance the site.

Recommendation 3:

Occasionally, minor changes to a building emerge during the working drawing phase. This recommendation is included to allow the Planning and Growth Management Department to approve these changes.

Recommendation 4:

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

Heritage Ottawa is aware of the application.

The Development Review Subcommittee of the Rockcliffe Park Resident’s Association reviewed the application and provided the following comments and recommendations:

· the driveway width at the lot line be reduced to increase greenspace

· the double door entry be reduced to a single door entry

· the flat roof, which we believe will be visible from Buena Vista, be reconsidered - we suggested a 'green roof'

· the side elevations at the rear of the house be redesigned to be less massive - we suggested stepping in the side walls towards the rear of the house and introducing 'green walls'

· we also requested drawings that showed the proposed house in a streetscape with its neighbours - both in elevation and in plan

· above all, we advised that we are opposed to any variance in FSI

COMMENTS BY THE WARD COUNCILLOR(S)

Councillor Clark is aware of the application and has no concerns.

LEGAL IMPLICATIONS:

There are no legal implications associated with this report

RISK MANAGEMENT IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

There are no direct financial implications associated with this report.

ENVIRONMENTAL IMPLICATIONS (optional)

N/A

TECHNOLOGY IMPLICATIONS

N/A

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 E8 : 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.

APPLICATION PROCESS TIMELINE STATUS

This application was completed within the 90-day time period prescribed by the Ontario Heritage Act.

SUPPORTING DOCUMENTATIONS

Document 1 Location Map

Document 2 Current Conditions

Document 3 Site Plan

Document 4 Elevations

Document 5 Renderings

Document 6 Landscape Plan

Document 7 Cultural Heritage Impact Statement

Document 8 Statement of Heritage Character

Document 9 Rockcliffe Park Heritage Conservation District Study

DISPOSITION

City Clerk and Solicitor Department, Legislative Services to notify the applicant and the Ontario Heritage Trust (10 Adelaide Street East, 3^rd Floor, Toronto, Ontario, M5C 1J3) of Council’s decision.

LOCATION MAP DOCUMENT 1

CURRENT CONDITIONS DOCUMENT 2

SITE PLAN DOCUMENT 3

ELEVATIONS DOCUMENT 4

RENDERINGS DOCUMENT 5

LANDSCAPE PLAN DOCUMENT 6

CULTURAL HERITAGE IMPACT STATEMENT DOCUMENT 7

September 12th, 2011

Lesley Collins Heritage Planner

Planning and Growth Management Department,

City of Ottawa 110 Laurier Avenue West Ottawa,

Ontario K1P 1J1

613-580-2424 x21586 613-560-6006 fax lesley.collins@ottawa.ca

RE: Proposed Demolition and Redevelopment of 420 Cloverdale Street, Rockcliffe Park

Dear Lesley,

The property at 420 Cloverdale Road in the Village of Rockcliffe Park (Plan 92 PT BLK 13) has an existing two-and-a-half storey house which sits on an 886m2 lot – the intention is to remove this existing house and build a new house.

The existing house does not have any historical or architectural significance, and is not listed on the inventory of Heritage Resources. The house is currently in a deteriorated state, and was constructed to a substandard build quality – especially for the Rockcliffe Park area. The proposed replacement is a two-storey single family dwelling.

Several design considerations were implemented in order to adhere to the Heritage Guidelines of the Village of Rockcliffe Park. While the house is contemporary in design, it is definitely ‘of its time’, and incorporates the following design characteristics:

(i) The integration of a rich palette of materials, including natural stone, stucco, and wood accents – which are predominantly used exterior materials in the Village, and are sympathetic to the surrounding natural and cultural environment

(ii) Following the natural topography – the property naturally slopes approximately 5m in elevation from its highest point along the front lot line (along Cloverdale Street), to its lowest point along the rear property line.

The house is designed and sited to be integrated into the site, with the first floor being partially below grade at the front of the house – which not only reduces the overall massing and building height along the facade by having the second floor at a lower overall elevation, but also providing a layered and ‘stepped-down’ living space as the property continues towards the rear.

(iii) Protection of existing and mature trees and landscaping – virtually all of the existing trees and landscaping on the property will remain intact and unaffected. There are two large and mature trees at the front and side of the property which will continue to contribute to the lush streetscape, and the existing 6m-8m high cedar hedges which surround the entire rear half of the property (on all 3 sides) will continue to provide privacy for both the inhabitants of 420 Cloverdale, along with the adjacent property owners.

The existing shrubs, small trees, and other forms of soft landscape will also remain intact and unaffected – and will be further enhanced by newly integrated lush landscaping in the front yard.

(iv) The position of the existing driveway along the left/north of the property has been retained.

This not only respects the existing laneway pattern as it relates to the street and the adjacent properties, but also protects the large tree at the front of the property (by providing an adequate distance between the tree and the driveway – as to not disrupt the tree’s root system). The overall design concept takes cues from the immediate neighbourhood context, and incorporates the following design characteristics:

(i) The building height as seen from the street has been carefully integrated with the building heights of the adjacent properties – the proposed building height is similar to the two adjacent properties (and is slightly lower than the existing building’s height)

(ii) The building size and massing as seen from the street, has also been intentionally designed to relate to the existing street pattern as it relates to the building widths of the adjacent properties – the proposed building has a target width (approx 12m) which is similar to the neighbouring properties (which are approximately 15m-18m).

(iii) The carport has been oriented to be side-facing (ie: not facing the street), and further recessed into house, in order to reduce its prominence – resulting in a carport that is visually concealed when viewed from the street.

(iv) A canopied entrance has been introduced to the facade, which serves two purposes – to provide a distinct and functional design feature – mainly to provide privacy and shelter from the elements – and as a way of mediating between public and private spaces.

There will be a request for 2 Minor Variances associated with this application:

(i) Reduced Side Yard Setback (left/north side) – proposed 2.7m from required minimum 4.5m

(for a 5.0m portion of the building – just less than 20% of the building length – remainder of building to be at the required 4.5m)

(ii) Reduced Side Yard Setback (right/south side) – proposed 2.8m from required minimum 4.5m (for a 8.5m portion of the building – just over 30% of the building length – remainder of building to be at the required 4.5m).

We believe that the proposed house will be a great addition to the Village’s eclectic mix of housing – by further beautifying and enhancing the character of the immediate neighbourhood, while adhering to the Heritage Guidelines of the Village of Rockcliffe Park.

Yours truly,

Alex Diaz

Art House Developments Limited

46 Claudet Crescent Ottawa, Ontario K1G 4R5
STATEMENT OF HERITAGE CHARACTER DOCUMENT 8

i) Description

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 18^th 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 19^th 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-19^th 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.