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APPLICATION TO ALTER 73 CRICHTON STREET, A PROPERTY DESIGNATED UNDER PART V OF THE ONTARIO HERITAGE ACT AND LOCATED IN THE NEW EDINBURGH HERITAGE CONSERVATION DISTRICT
DEMANDE EN VUE DE MODIFIER LA PROPRIÉTÉ SITUÉE AU 73, RUE CRICHTON, DÉSIGNÉE EN VERTU DE LA PARTIE V DE LA LOI SUR LE PATRIMOINE DE L’ONTARIO ET QUI SE TROUVE DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE NEW EDINBURGH
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OBHAC RECOMMENDATIONS, AS AMENDED
The Ottawa Built Heritage Advisory Committee recommends that Planning Committee recommend that Council:
1. Approve the application to alter 73 Crichton Street, in accordance with the plans submitted by James Colizza, James A. Colizza Inc. as received on January 20, 2010;
2. Delegate authority for minor design changes to the General Manager, Planning and Growth Management Department;
3. Issue the heritage permit with a two-year expiry date from the date of issuance.
(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on March 17, 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 MODIFIÉES DU CCPBO
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 modification du 73, rue Crichton, conformément aux plans soumis par James Colizza, James A. Colizza Inc. tels que reçus le 20 janvier 2011.
2. de déléguer le pouvoir au directeur général du Service de l’urbanisme et de la gestion de la croissance en ce qui concerne les modifications de design mineures;
3. de délivrer le permis en matière de patrimoine dont la date d’expiration est fixée à deux ans après la date d’émission.
(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 17 mars 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 24 December 2010 (ACS2011-ICS-PGM-0136), as amended to reflect revised plans submitted to the Ottawa Built Heritage Advisory Committee on 20 January 2011.
2. Extract of Draft Minutes, Ottawa Built Heritage Advisory Committee meeting of 20 January 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
24 December 2010 / le 24 décembre 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 Committee recommend that Council:
1. Approve the application to alter 73 Crichton Street, in accordance with the plans submitted by James Colizza, James A. Colizza Inc. as received on December 15, 2010 as show in Document 3;
2. Delegate authority for minor design changes to the General Manager, Planning and Growth Management Department;
3. Issue the heritage permit with a two-year expiry date from the date of issuance.
(Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on March 17, 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 modification du 73, rue Crichton, conformément aux plans soumis par James Colizza, James A. Colizza Inc. tels que reçus le 15 décembre 2010 et présentés dans le document 3;
2. de déléguer le pouvoir au directeur général du Service de l’urbanisme et de la gestion de la croissance en ce qui concerne les modifications de design mineures;
3. de délivrer le permis en matière de patrimoine dont la date d’expiration est fixée à deux ans après la date d’émission.
(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 17 mars 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.)
BACKGROUND
The property under review, 73 Crichton Street, is one half of a two-storey, flat-roofed double house built circa 1905 in New Edinburgh. The property is located on the southwest side of Crichton Street (Documents 1 and 2). The proposed alteration includes an addition to the rear and side of the building. This report has been prepared because any substantial alteration to a building designated under Part V of the Ontario Heritage Act requires approval of City Council.
There was a previous application to alter this property in early 2010 that was supported by the Planning and Growth Management Department and Planning and Environment Committee but not supported by the Ottawa Built Heritage Advisory Committee (OBHAC) or City Council. The applicant appealed this decision to the Ontario Municipal Board but a hearing has not yet been held. The current application includes a number of changes suggested by OBHAC during its review in March 2010.
DISCUSSION
73 Crichton Street is a Category 3 building located in the New Edinburgh Heritage Conservation District (HCD), which means the building contributes to the heritage character of the streetscape. All buildings in the HCD are categorized between 1 and 4 with Category 1 being the most significant buildings in the HCD and Category 4 being the least significant. The Heritage Survey Form is included as Document 3. The New Edinburgh HCD was designated under Part V of the Ontario Heritage Act in 2000 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 and churches 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. See Document 7 for the complete Statement of Heritage Character.
Constructed in the early 20th century, 73 Crichton Street is half of a two-storey semi-detached brick house, a typical building type in the New Edinburgh HCD. The building has a flat roof and simple cornice and has been altered over time with new windows, the removal of the original two-storey porch and second storey doors. However, the general form, symmetry, scale and massing of the building remains and contributes to the streetscape of Crichton Street and the overall character of the New Edinburgh Heritage Conservation District.
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 relevant in assessing this proposal:
3.3 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 year…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 OBHAC members and is on file with the OBHAC coordinator (Document 8)
The proposed alteration includes a new addition in the side and rear yard at 73 Crichton Street. The addition includes a one storey (approximately seven metres) vestibule at the front and rises to two storeys at the rear of the building. The addition is set back approximately nine metres from the street and three metres from the front of the existing house. Approximately nine metres from the front of the house, the addition rises to two storeys (nine metres).
While not located entirely in the rear yard, the new addition allows the historic building to remain the dominant presence in the streetscape by setting the new addition back from the front of the existing house and having a one storey structure that rises to two storeys at the rear of the building. The door to the new addition addresses the street, but is designed with significant glazing which will allow the door to read as a window.
The proposed addition is consistent with Guideline 2 as a contemporary addition to a historic building. The form and massing of the building are sensitive and complementary to the existing building. The use of a flat roof and rectilinear shapes is compatible with the existing building. The new addition is subordinate to the existing house by maintaining a lower roofline and a set back from the front of the house. The materials are contemporary but subdued. They include zinc-coated copper, concrete board, and metal siding in black and grey palette. The architect has also tried to reduce the impact on the historic fabric of the house by maintaining the front façade of the house, allowing for the possibility of restoration of missing elements, such as the porch, in the future.
The new design addresses a number of concerns expressed by members of the community and OBHAC during the previous application process in 2010. Some OBHAC and community members were concerned with the height and mass of the building, the creation of a third entrance at the front of the building, and the contemporary style of the addition. The third storey of the addition was removed from the plan to address concerns about the building being too high. The overall size of the addition has been reduced to 89.4 square metres or 75.2 per cent of the existing building. The original proposal was 95 per cent of the original building.
The Department supports the proposed addition to 73 Crichton Street because it is sensitively designed to reduce the impact on the historic fabric of the streetscape and responds to previous concerns raised through this process. The proposed addition will not have a negative impact on the heritage character of New Edinburgh as outlined in the Statement of Heritage Character because it is of its own time, subordinate to the original building and provides a clear division between new and old while still employing complementary form and scale.
RURAL IMPLICATIONS
N/A
CONSULTATION
Heritage Ottawa is aware of the application.
The New Edinburgh Community Association is aware of the application.
Neighbours within 30m were notified of the application and offered the opportunity to comment verbal or in writing to OBHAC or Planning Committee.
COMMENTS BY THE WARD COUNCILLOR(S)
Councillor Clark supports this application.
LEGAL/RISK MANAGEMENT IMPLICATIONS:
There are no legal/risk management implications associated with this report. The applicant’s current appeal to the Ontario Municipal Board remains ongoing unless it is withdrawn.
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.
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 Plan
Document 2 Existing Conditions
Document 3 Heritage Survey Form
Document 4 Elevations
Document 5 Renderings
Document 6 Site Plan
Document 7 Cultural Heritage Impact Statement
Document 8 Statement of Heritage Character
Document 9 New Edinburgh Heritage Conservation District Study (distributed separately and on file with the OBHAC Co-ordinator
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.
HERITAGE SURVEY FORM DOCUMENT
3
REVISED ELEVATIONS DOCUMENT
4
RENDERINGS DOCUMENT
5
December 17, 2010
City of Ottawa
Department of Planning & Growth Management
110 Laurier Ave. West
Ottawa, Ontario
K1P 1J1
Attention: Lesley Collins
Heritage Planner
RE: Heritage Planning Rationale - Addition to 73 Crichton Street
Dear Ms. Collins:
Our clients, the owners of 73 Crichton Street, are proposing a two storey addition. 73 Crichton Street is half of a two-storey semi-detached brick house built in 1905. The building, typical of other buildings within the New Edinburgh Heritage Conservation District has a flat roof and simple cornice. The building façade was altered by previous owners. Namely, new windows were installed, the original enclosed two-storey porch and second storey doors were removed. The brick was also sandblasted which has accelerated its wear and tear. However, the general form, symmetry, scale and massing of the building remains and contributes to the streetscape of Crichton Street.
Our clients needs have changed since they initially purchased their home in 1998 and as such, the house is smaller than average for a three person family. Our clients require additional space for an extra bathroom, family room, and music room for their daughter as well as storage space to compensate for unusable basement. The property itself is unusual for the neighborhood in that it has a large side and backyard. Moreover, while both sides of the semi detached homes are symmetrical in nature, their respective location on the joint property is not. 73 Crichton Street has a side yard of just over 4.7 metres while the adjoining property at 71 Crichton Street is limited to 0.3 metres of side yard.
Given the house orientation, located on the southwest side of Crichton Street, the proposal is to include development in the side and read yard of the property. The proposed addition shall consist of a one-storey entranceway vestibule in the side yard of the property with a two-storey addition at the rear of the house. The two storey addition will be lower than the existing building. The total size of the addition proposed is a 75 per cent increase in floor space.
The proposed addition will have a favourable impact on the neighbourhood and complement the integrity of the existing semi-detached home. It will contribute positively to the scale, density, and very unique character of this heritage district. Through its use of materials, setback from the street, composition and massing, this proposal is sensitive to the neighbourhood context on many levels:
- The addition’s contemporary style blends well with the streetscape’s rich variety of historic styles.
- The height is consistent with the street’s current mixture of two and three storey buildings.
- The property is one of a few homes on Crichton Street that still has an undeveloped side yard and the use of this space will fill a void within the current rhythm of Crichton Street.
- Through the massing, the applicants are courteously minimizing the impact of the addition on their immediate neighbours. By developing the side yard they are utilizing a dark/shaded area and thereby minimizing any impact on the adjacent backyards and the public laneway.
- The existing house is set back further from the street than most homes on the block and the proposed addition is set back even further, minimizing the visual impact on the streetscape.
This plain but handsome brick semi-detached home is a common style of relatively unadorned residences found throughout the City and within this heritage district. We believe that the new addition to 73 Crichton Street will be a great improvement, and will serve to enhance and feature the original 1905 building, as it follows the guidelines of the New Edinburgh Heritage Conservation District Guidelines.
Yours sincerely,
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.