AGENDA - Heritage Advisory Committee - 20161212
Heritage
Advisory Committee
Meeting Agenda
Monday, December 12, 2016
7 p.m.
Holland Room
Aurora Town Hall
Public Release
December 5, 2016
Town of Aurora
Heritage Advisory Committee
Meeting Agenda
Date: Monday, December 12, 2016
Time and Location: 7 p.m., Holland Room, Aurora Town Hall
1. Declaration of Pecuniary Interest and General Nature Thereof
2. Approval of the Agenda
Recommended:
That the agenda as circulated by Legislative Services be approved.
3. Receipt of the Minutes
Heritage Advisory Committee Meeting Minutes of November 14, 2016
Recommended:
That the Heritage Advisory Committee meeting minutes of November 14, 2016, be
received for information.
4. Delegations
(a) Sunny Matheson, Gerry Matheson, and Rob Hurlburt, Applicants
Re: Item 3 – HAC16-019 – Request to Remove a Property from the Aurora
Register of Properties of Cultural Heritage Value or Interest, 52
Harrison Avenue
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016 Page 2 of 5
(b) Matthew and Tracey Kinsella, Applicants
Re: Item 4 – HAC16-020 – Proposed Demolition of Existing Rear Addition
and Accessory Structure to a Listed Heritage Building, 23 Mosley
Street
5. Matters for Consideration
1. HAC16-017 – Heritage Permit Application
82 Centre Street
File Number: NE-HCD-HPA-16-10
(Deferred from Heritage Advisory Committee meeting of November 14, 2016 – Item 3)
Recommended:
1. That Report No. HAC16-017 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That the following components of Heritage Permit Application NE-HCD-
HPA-16-10 be approved with the following conditions:
i. The proposed double-hung windows on the west side of the front
elevation are proportioned to the satisfaction of Planning and Building
Services; and
ii. The stucco columns be amended in design and materials to the
satisfaction of Planning and Building Services; and
iii. The two-panel Front Door be changed to a four-panel wood Front
Door; and
iv. The picture window (in place of the Patio Door) on the east side of
the front elevation be revised to a 6 over 1 double-hung window; and
v. The sliding vinyl windows on the west elevation be replaced with 1 or
4 vertical over 1 cottage windows.
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016 Page 3 of 5
2. HAC16-018 – Heritage Permit Application
15032 Yonge Street
File Number: IV-HPA-16-11
Recommended:
1. That Report No. HAC16-018 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That Heritage Permit Application IV-HPA-16-11 be approved to
remove the existing 39.4m2 addition and construct a new 63m2
addition and accessibility ramp.
3. HAC16-019 – Request to Remove a Property from the Aurora Register of
Properties of Cultural Heritage Value or Interest
52 Harrison Avenue
Recommended:
1. That Report No. HAC16-019 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That the property located at 52 Harrison Avenue be considered for
removal from the Aurora Register of Properties of Cultural Heritage
Value or Interest; and
(b) That future building elevations are subject to approval of Planning
Staff to ensure the proposed new dwelling will maintain the heritage
character of the area.
4. HAC16-020 – Proposed Demolition of Existing Rear Addition and
Accessory Structure to a Listed Heritage Building
23 Mosley Street
Recommended:
1. That Report No. HAC16-020 be received; and
2. That the Heritage Advisory Committee recommend to Council:
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016 Page 4 of 5
(a) That the proposed demolition of the accessory structure at 23 Mosley
Street be approved; and
(b) That a structural report prepared by a structural engineer be submitted
to Planning and Building Services to address the following:
i. The nature of the structural deficiencies of the 59.5m2 rear
addition; and
ii. The structural stability of the original (retained) structure should
the 59.5m2 rear addition be removed; and
(c) That the proposed two storey rear addition is supported in principle,
subject to the following:
i. That the height of the addition is reduced to match the height of
the original (retained) structure; and
(d) That the proposed front porch be approved subject to the following:
i. The Gothic features of the front elevation and porch be removed;
and
(e) That the Owners of 23 Mosley Street submit a letter to Planning and
Building Services in support and commitment of the future designation
of the property located at 23 Mosley Street under Part IV of the
Ontario Heritage Act; and
(f) That the structural report and revised elevations be brought back to a
future Heritage Advisory Committee Meeting for review.
5. HAC16-021 – Heritage Permit Application
74 Centre Street
File Number: NE-HCD-HPA-16-12
Recommended:
1. That Report No. HAC16-021 be received; and
2. That the Heritage Advisory Committee recommend to Council:
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016 Page 5 of 5
(a) That the proposed one-storey single family dwelling, as part of
Heritage Permit Application NE-HCD-HPA-16-12, be approved
provided that the comments received by the applicant in delegation
are found to conform to the Northeast Old Aurora Heritage
Conservation District Plan.
6. Informational Items
6. Extract from Council Meeting of November 8, 2016
Re: Heritage Advisory Committee Meeting Minutes of October 17, 2016
Recommended:
1. That the Extract from Council Meeting of November 8, 2016, regarding the
Heritage Advisory Committee meeting minutes of October 17, 2016, be
received for information.
7. New Business
8. Adjournment
Town of Aurora
Heritage Advisory Committee
Meeting Minutes
Date: Monday, November 14, 2016
Time and Location: 7 p.m., Holland Room, Aurora Town Hall
Committee Members: Councillor Jeff Thom (Chair), Councillor Wendy Gaertner
(Vice Chair), Neil Asselin (arrived 7:08 p.m.), Barry
Bridgeford, Bob McRoberts (Honorary Member), Carol
Gravelle (arrived 7:16 p.m.), James Hoyes (arrived 7:13
p.m.), and John Kazilis
Member(s) Absent: Martin Paivio
Other Attendees: Councillor Tom Mrakas, Marco Ramunno, Director of
Planning and Development Services, Jeff Healey, Planner,
and Samantha Kong, Council/Committee Secretary
The Chair called the meeting to order at 7:04 p.m.
1. Declaration of Pecuniary Interest and General Nature Thereof
There were no declarations of pecuniary interest under the Municipal Conflict of
Interest Act.
2. Approval of the Agenda
Moved by John Kazilis
Seconded by Councillor Gaertner
That the agenda as circulated by Legislative Services, with the following additions,
be approved:
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Minutes
Page 1 of 6
Heritage Advisory Committee Meeting Minutes
Monday, November 14, 2016 Page 2 of 6
• Delegation (a) Larry Ghegin, Applicant, and Joan Burt, representing Oaklane
Home Building; Re: Item 1 – HAC16-015 – Heritage Permit Application, 70-72
Centre Street, File Number NE-HCD-HPA-16-09
• Delegation (b) Tina Motavalli Haghighi and Farshad Ahmadzadeh, Applicants;
Re: Item 3 – HAC16-017 – Heritage Permit Application, 82 Centre Street, File
Number: NE-HCD-HPA-16-10
Carried as amended
3. Receipt of the Minutes
Heritage Advisory Committee Meeting Minutes of October 17, 2016
Moved b y Bob McRoberts
Seconded by John Kazilis
That the Heritage Advisory Committee meeting minutes of October 17, 2016, be
received for information.
Carried
4. Delegations
(a) Larry Ghegin, Applicant, and Joan Burt, representing Oaklane Home
Building
Re: Item 1 – HAC16-015 – Heritage Permit Application, 70-72 Centre
Street, File Number NE-HCD-HPA-16-09
Ms. Burt provide an overview of the subject property and indicated that the
Applicant proposes to demolish the mudroom located at the rear of 70 Centre
Street. She indicated that the removal of the structure would not affect the
main structure as it is not structurally connected.
Moved by Councillor Gaertner
Seconded by Barry Bridgeford
That the comments of the delegation be received and referred to Item 1.
Carried
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Minutes
Page 2 of 6
Heritage Advisory Committee Meeting Minutes
Monday, November 14, 2016 Page 3 of 6
(b) Tina Motavalli Haghighi and Farshad Ahmadzadeh, Applicants
Re: Item 3 – HAC16-017 – Heritage Permit Application, 82 Centre Street,
File Number: NE-HCD-HPA-16-10
Ms. Motavalli Haghighi indicated that she and Mr. Ahmadzadeh have been
working closely with staff to consider the comments from the Committee from
the last meeting in regards to the previous Heritage Permit Application. They
have submitted a new application to address the alterations to the front porch,
and have offered $1,800 to the Heritage Reserve Fund.
Moved by John Kazilis
Seconded by Bob McRoberts
That the comments of the delegation be received and referred to Item 3.
Carried
5. Matters for Consideration
The Committee consented to consider Item 3 following Item 1.
1. HAC16-015 – Heritage Permit Application, 70-72 Centre Street, File
Number: NE-HCD-HPA-16-09
Staff indicated that the owner is seeking conformity to the Compliance Order
that has been placed on the property. The Committee inquired if there was a
door that provided access to the main structure from the mudroom, and if
there were other outstanding Compliance Orders on the property. Staff
confirmed that a door between the mudroom and main structure has been
sealed shut, and that there are other orders on the property that are currently
being addressed by the owner.
Moved by Barry Bridgeford
Seconded by Bob McRoberts
1. That Report No. HAC16-015 be received; and
2. That the Heritage Advisory committee recommend to Council:
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Minutes
Page 3 of 6
Heritage Advisory Committee Meeting Minutes
Monday, November 14, 2016 Page 4 of 6
(a) That Heritage Permit Application NE-HCD-HPA-16-03 be approved to
permit the demolition of a 9.25m2 accessory structure (mudroom); and
(b) That, in the removal of the 9.25m2 accessory structure, that the Owner
minimize any damage to the main building
Carried
2. HAC16-016 – Request to Remove a Property from the Aurora Registrar
of Properties of Cultural Heritage Value or Interest, 111
Metcalfe Street
Staff provided an overview of the subject property and stated that the owners
are requesting to remove property from Registrar, with no intentions to
demolish. The Committee inquired about how the heritage house co-exists in
an industrial zoned area and expressed concerns about removing the
property from the Registrar.
Moved by Bob McRoberts
Seconded by Barry Bridgeford
1. That Report No. HAC16-016 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That the property located at 111 Metcalfe Street remain listed on
the Aurora Register of Properties of Cultural Heritage Value or
Interest.
Carried as amended
3. HAC16-017 – Heritage Permit Application, 82 Centre Street, File
Number: NE-HCD-HPA-16-10
Staff indicated that the owners revised their initial proposal to specifically
address the concerns raised at the previous meeting in regards to the front
porch. The Committee suggested the following revisions: the stone finish at
the front porch be kept below deck, incorporate wood panelling above deck,
reinstall one or more windows that were bricked in on the east elevation, and
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Minutes
Page 4 of 6
Heritage Advisory Committee Meeting Minutes
Monday, November 14, 2016 Page 5 of 6
the brick columns be maintained if possible or clad with wood if it was
damaged.
Moved by Neil Asselin
Seconded by Barry Bridgeford
1. That Report No. HAC16-017 be received; and
2. That the Heritage Permit Application NE-HCD-HPA-16-10 be deferred to
the next regular meeting of the Heritage Advisory Committee; and
3. That staff consider the comments provided by the Heritage Advisory
Committee and work with the owners to revise the drawings and
conditions of Heritage Permit Application NE-HCD-HPA-16-10.
Carried
6. Informational Items
4. Memorandum from Planner
Re: Approval of Wood Plaque Applications, 85 Metcalfe Street
Staff provided an overview of the history of 85 Metcalfe Street and proposed
that the wording for the wood plaque state: Worker’s House, 1 of 6 similar
homes financed by T.H. Lennox.
Moved by Carol Gravelle
Seconded by John Kazilis
1. That the memorandum regarding Approval of Wood Plaque Application,
85 Metcalfe Street, be received for information.
Carried
7. New Business
The Committee inquired if staff would be able to provide an information package to
potential buyers or new owners of heritage properties and/or provide signage for
the heritage district to increase awareness.
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Minutes
Page 5 of 6
Heritage Advisory Committee Meeting Minutes
Monday, November 14, 2016 Page 6 of 6
New Business Motion No. 1
Moved by Neil Asselin
Seconded by Barry Bridgeford
1. That the Heritage Advisory Committee recommend to Council:
(a) That staff investigate opportunities for signage to identify the North East
Heritage District.
Carried
The Committee inquired about receiving a list of all homes on the Registrar in the
southeast quadrant. Staff stated that there is a comprehensive list available online
as well as a map that illustrates all the properties.
The Committee expressed concerns about the brick colour that was used on the
condominium development located at 15277-15291 Yonge Street, as it appears
the structure is cladded with a cream colour brick instead of a red brick that was
illustrated on the renderings approved by Council.
8. Adjournment
Moved by Carol Gravelle
Seconded by Barry Bridgeford
That the meeting be adjourned at 9:26 p.m.
Carried
Committee recommendations are not binding on the Town unless otherwise adopted by
Council at a later meeting.
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Minutes
Page 6 of 6
DELEGATION REQUEST
This Delegation Request form and any written submissions or background information for
consideration by either Council or Committees of Council must be submitted to the Clerk’s office by
the following deadline:
4:30 P.M. ON THE BUSINESS DAY PRIOR TO THE REQUESTED MEETING DATE
COUNCIL/COMMITTEE/ADVISORY COMMITTEE DATE: December 12, 2016
SUBJECT: 52 Harrison Avenue (de-listing permit)
NAME OF SPOKESPERSON: Sunny Matheson, Gerry Matheson, and Rob Hurlburt
NAME OF GROUP OR PERSON(S) BEING REPRESENTED (if applicable):
BRIEF SUMMARY OF ISSUE OR PURPOSE OF DELEGATION:
To present Heritage Impact Assessment and permit to de-list the property.
PLEASE COMPLETE THE FOLLOWING:
Have you been in contact with a Town staff or Council member
regarding your matter of interest? YES ☒ NO ☐
IF YES, WITH WHOM? Jeff Healey, Planner DATE: Nov. 15/16
☒I acknowledge that the Procedural By-law permits five (5) minutes for Delegations.
Legislative Services
905-727-3123
CSecretariat@aurora.ca
Town of Aurora
100 John West Way, Box 1000
Aurora, ON L4G 6J1
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Town of Aurora
Heritage Advisory Committee Report No. HAC16-018
Subject: Heritage Permit Application
15032 Yonge Street
File Number: IV-HPA-16-11
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: December 12, 2016
Recommendation
1.That Report No. HAC16-018 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That Heritage Permit Application IV-HPA-16-11 be approved to remove
the existing 39.4m2 addition and construct a new 63m2 addition and
accessibility ramp.
Executive Summary
The purpose of this report is to provide Council with direction from the Heritage Advisory
Committee regarding Heritage Permit Application IV-HPA-16-11 regarding a proposed
demolition of an existing 39.4m2 addition and the construction of a new 63m2 addition
for the property located at 15032 Yonge Street, designated under Part IV of the Ontario
Heritage Act.
•The construction date of the addition proposed to be demolished is between
1960 and 1978. The addition is not considered to be original to the home.
•The proposed addition is in the same location as the existing addition considered
for removal. The proposed addition will cover a slightly larger footprint than the
existing addition.
•An accessibility ramp is proposed on the front elevation to meet AODA
regulations.
December 12, 2016 -2 -Report No. HAC16-018
Background
Historical Significance
The subject property is located at the north-west corner of Yonge Street and Kennedy
Street West, fronting onto Yonge Street (see Attachment 1). The existing building was
designated under Part IV of the Ontario Heritage Act in 2006, historically known as the
“Elmwood Lodge: The Reuben J. Kennedy House”. The original house was constructed
circa 1870-1880 and is considered to be a good example of an L-shaped house built
with the influence of the Gothic Revival architectural style. The house was built by
Reuben J. Kennedy and was owned by several notable residents including Andrew Yule
who was an office manager at the Fleury foundry and served as the Town’s Reeve
between 1884 and 1888 and Fleda McQuade, who converted the house into a
photography studio and bridal gallery. The heritage resource brief for the Elmwood
Lodge can be found in attachment 2.
Site Plan Application 2005/2006
In 2006, a minor site plan application was approved by Council to permit a parking lot
behind the existing building and to allow a building addition on the south-west corner of
the building. The addition, although contemplated, was never constructed after the
approval in 2006. The current proposal differs enough from the previous proposal that a
heritage permit and a corresponding site plan exemption application is required for the
proposed works.
Community Improvement Plan Incentive Program Application
In September 2015, an application was made by the current owner through the Aurora
Promenade Community Improvement Plan. The owner sought grants in façade
improvement, building restoration & renovation and property tax relief. The purpose of
seeking this funding was the proposal to demolish and re-build the two-storey rear
addition as part of the subject Heritage Permit Application. The funding proposal was
approved by Council on September 29 2015.
Heritage Permit Proposal
The owner of the property located at 15032 Yonge Street submitted Heritage Permit
Application IV-HPA-16-11 on November 9, 2016. The owner proposes to
remove/demolish an existing 39.4m2 addition located at the south-west corner on the
subject lands and replace with a new 63m2 addition. The new addition is proposed at
the south-west corner of the existing building in place of the addition proposed to be
removed. The proposed new addition will include a small increase in floor areas
compared to the existing addition.
December 12, 2016 - 3 - Report No. HAC16-018
Ontario Heritage Act
Section 33(1) of the Ontario Heritage Act, states that,
No owner of property designated under section 29 shall alter the property or permit
the alteration of the property if the alteration is likely to affect the property’s
heritage attributes, as set out in the description of the property’s heritage attributes
that was required to be served and registered under subsection 29 (6) or (14), as
the case may be, unless the owner applies to the council of the municipality in
which the property is situate and receives consent in writing to the alteration.
The Heritage Permit Application was deemed complete by staff on November 14 2016.
Council has 90 days to respond to the Application or else the Application is
automatically approved.
Analysis
On November 14 2016, staff issued a Notice of Receipt on behalf of Council as per By-
law 5365-11 (being a By-law to delegate certain assigned Council authority under the
Ontario Heritage Act regarding the power to consent to alterations of designated
heritage properties).
Since the house is designated under Part IV of the Ontario Heritage Act, any alterations
or additions that may affect designated heritage elements or any demolition of the
building or structure requires a Heritage permit.
Existing Addition
The existing addition proposed to be removed can be described as a 2 storey stucco-
clad frame kitchen tail addition. The roofline of the addition is a shallow side gable roof.
The existing addition measures a total gross floor area of 39.4m2. Upon review of the
fire insurance maps (1960) the exiting addition is not present. Upon further inspection of
aerial photography, the addition appears to be present by 1978.
During the Site Plan process in 2005/2006, the property was Designated under Part IV
of the Ontario Heritage Act. Upon review of the Heritage Designation Report prepared
by Michael Seaman in September 2005, the report identifies the stucco-clad frame
addition may be removed from the main structure. Photos of the addition proposed to
be removed can be found in attachment 3.
Proposed Addition
The proposed addition can be described as a 2 storey board and batten frame tail
addition (see Attachment 4). The proposed addition measures 63m2. The location of the
proposed addition in in-situ with the existing addition proposed for demolition, with the
exception of a 1.9 metre extension to the south. The windows of the proposed addition
are designed as double-hung windows, to match the design of the existing building.
Wood posts are proposed at the west elevation to support the second storey overhang.
December 12, 2016 -4 -Report No. HAC16-018
Upon review of the Heritage Designation Report prepared by Michael Seaman in
September 2005, the report also identifies that “the owner may construct a new addition
on the south side of the house in front of the kitchen tail wing which is architecturally
compatible with the original heritage house.”
Accessibility Ramp
The second component of the Heritage Permit is a proposed accessibility ramp located
along the front façade of the building. The ramp is proposed to be built of wood
materials including the railings, landing and front steps. The slope of the ramp is
proposed at 1:12 in order to minimize obscuring the front porch. The ramp colours are
proposed to match the colours of the existing front porch.
Financial Implications
There are no financial implications.
Communications Considerations
No Communication Required.
Link to Strategic Plan
The conservation of heritage resources supports the Strategic Plan goal of Supporting
an Exceptional Quality of Life for All through its accomplishment in satisfying
requirements in objective Celebrating and Promoting our Culture.
Alternatives to the Recommendation
1)That Heritage Permit Application IV-HPA-16-11 be denied.
Conclusions
The house located at 15032 Yonge Street is a designated heritage property under Part
IV of the Ontario Heritage Act and Council approval is required for any demolition and
alteration of a structure that may affect its cultural heritage value or interest.
Once a heritage permit application is received, Council has ninety (90) days from the
date of issuing a Notice of Receipt to: consent to the application with or without terms
and conditions, or refuse the application.
It is recommended that Heritage Application Permit application IV-HPA-16-11 be
approved.
December 12, 2016 - 5 -
Attachments
Attachment 1 — Location Map
Attachment 2 — Heritage Resource Brief (2010)
Attachment 3 — Photos of Existing Addition, 15032 Yonge Street
Attachment 4— Proposed Elevations and Site Plan for New
Street
Previous Reports
Report No. HAC16-018
Addition, 15032 Yonge
1. General Committee Report No.PL15-076, dated, September 22, 2015;
Pre -submission Review
Agenda Management Team Meeting review on December 1, 2016.
Departmental Approval
Marco amunno
Director, Planning and Building Services
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AURORA INVENTORY OF HERITAGE BUILM.Nub
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I ADDRESS: 15032 Yonge Street PLAQUE: 1985 ("Elmwood Lodge")
T
E LEGAL DESCRIPTION: PLAN: 39 PART LOTS: 39,40
S
T PRESENT USE: Commercial ORIGINAL USE: Residence
A HERITAGE DESIGNATION: AHC plaque 1995 INVENTORY
T
U OFFICIAL PLAN: Urban Residential ZONING: R5-2 (Special Mixed Density Residential Exception Zone)
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AURORA INVENTORY OF HERITAGE BUILDINGS
ADDRESS: 15032 Yonge Street
CONSTRUCTION DATE: c 1873 STYLE: Ell -shaped commercial
D BUILDER: Reuben Kennedy Gothic Revival style
E GENERAL DESCRIPTION:
PLAN: L-shaped STOREYS: 2 BAYS:
,I, FOUNDATION MATERIAL:
EXTERIOR WALL MATERIAL: Brick
ROOF TYPE: Gable
A WINDOWS: Bay; 2/2 sash
ENTRANCE: Transom, sidelights
I
UNIQUE FEATURES:
L CHIMNEY (S):
DORMERS:
S ROOF TRIM:
WINDOW TRIM:
SPECIAL WINDOWS:
DOOR TRIM:
PORCH/VERANDAH: Sunporch over verandah; rear porches
OTHER:
William Kennedy Sr. (United Empire Loyalist) was granted King Township lot 79's 210 acres in
1803.His third son (Reuben) acquired the north 100 acres in 1855. He subdivided the east part and
built this house. In 1886, Andrew Yule purchased the property. Fleda McQuade owned the house from
1934 to 1979. She had converted it into four apartments. In 1979, Richard and Anne Allan purchased it
II and converted it into a photography studio and bridal gallery.
Historical Society file includes..
I - 1 page of assessment roll info, from 1864 to 1891.
- Tracing of details from 1913 Fire Insurance Map.
S - 4 pages of handwritten research notes (1977).
- Newspaper clipping of captioned photo (1977).
T - B/W 1981 photo Vol. t #14.
O - 1982 colour photo
- 6-page Heritage property Report (t983).
$ - 2 colour photos (1985).
- Heritage Property Plaquing Program Recognition Ceremony (1985 - one page content).
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Attachment 3
Photos-15032 Yonge Street- 2016
15032 Yonge Street - South Elevation. Addition proposed to be demolished is hidden behind existing
trees
15032 Yonge Street - Rear Elevation (looking east). Addition proposed to be demolished (shown in red
outline) is located on the right. The original wing proposed to be preserved, is to the left.
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Town of Aurora
Heritage Advisory Committee Report No. HAC 16-019
Subject: Request to Remove a Property from the Aurora Register of
Properties of Cultural Heritage Value or Interest
52 Harrison Avenue
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: December 12, 2016
Recommendation
1.That Report No. HAC16-019 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That the property located at 52 Harrison Avenue be considered for
removal from the Aurora Register of Properties of Cultural Heritage
Value or Interest; and
b)That future building elevations are subject to approval of Planning
Staff to ensure the proposed new dwelling will maintain the heritage
character of the area.
Executive Summary
The purpose of this report is to provide Council with direction from the Heritage Advisory
Committee regarding the request to remove the property located at 52 Harrison Avenue
from the Aurora Register of Properties of Cultural Heritage Value or Interest.
•The structure was constructed circa 1922 and is an example of a Prairie/
Craftsman architectural style
•The owners have submitted a Heritage Impact Assessment for the subject
property, prepared by Su Murdoch Historical Consulting. Results of the
Assessment have found the property to not be worthy of Designation under Part
IV of the Ontario Heritage Act, however recognizes the house’s importance as a
contributing structure within the neighbourhood.
•The owners have submitted conceptual elevations for a new single detached
dwelling
December 12, 2016 -2 -Report No. HAC16-019
Background
The owners of the property located at 52 Harrison Avenue submitted an Application to
request that the subject property be removed from the Aurora Register of Properties of
Cultural Heritage Value or Interest on November 15, 2016.
Location
The subject property is located on the north side of Harrison Avenue between Wells
Street and Victoria Street (see Attachment 1). Harrison Avenue can be described as a
residential street, which contains homes constructed between 1905 and 1945. Upon
review of Fire Insurance Maps c.1927, Harrison Avenue appears to be approximately
70% built-out.
Heritage Status
The property is listed and non-designated on the Aurora Register of Properties of
Cultural Heritage Value or Interest and can be described as a 1 ½ storey Prairie/
Craftsman architectural style. The construction date of the building cannot be
determined, however the house was constructed between 1921 and 1927 (see
Attachment 4).
Provisions of the Ontario Heritage Act for delisting process
According to Section 27 of the Ontario Heritage Act, a Municipal Register of Cultural
Heritage Value or Interest may include properties that have not been designated under
the Ontario Heritage Act, but that the Council of a Municipality believes to be of cultural
heritage value or interest.
The principal implication of properties non-designated and listed on the Aurora Register
pertains to subsection 27. (3) of the Ontario Heritage Act where,
If property included in the register under subsection (1.2) has not been
designated under section 29, the owner of the property shall not demolish
or remove a building or structure on the property or permit the demolition
or removal of the building or structure unless the owner gives the council
of the municipality at least 60 days notice in writing of the owner’s
intention to demolish or remove the building or structure or to permit the
demolition or removal of the building or structure. 2006, c. 11, Sched. B,
s.11 (2).
The purpose of providing Council with 60 days to determine the Notice of Intention is to
provide time to determine whether or not the property should be designated under the
Ontario Heritage Act. According to subsection 27(1.3) of the Ontario Heritage Act, the
Council of a Municipality shall, before removing the reference to such a property from
the Register, consult with its Municipal Heritage Committee.
December 12, 2016 -3 -Report No. HAC16-019
Analysis
History of the Property
The land parcel for 52 Harrison Avenue was registered in 1912. The land was initially
owned by Walter Collis, proprietor of Collis Leather Tannery, formerly located on Tyler
Street. After brief ownership of the land parcel by Hermes Erastus Proctor (former
postmaster in Aurora from 1892 to 1940), the land (along with two other parcels on
Harrison Avenue) was sold to Ruth and William Lewis Banbury, who owned a Livery
(formal clothing) store on Yonge Street. By 1921, 52 Harrison was sold to Richard and
Edith Tustain. The Tustains are considered to be the likely builders of the home as the
building’s architecture closely resembles the Tustain’s residence located at 36 Wells
Street.
The first occupants of 52 Harrison Avenue were Reverend Archibald C. Hoffman and
his wife Margret Hoffman. The Hoffman’s lived in the home from 1927-1948. The
Hoffman’s sold the property to David & Jean Hill in 1948. David Hill served as chair of
the Aurora Planning Board in the 1960’s and served on the Town’s Committee of
Adjustment. It should be noted that Hill Drive (located north of Orchard Heights
Boulevard) was named after David Hill. The Hill’s lived in 52 Harrison until 1965. Other
residents of the home include George Allan & Barbara Joyce Storey, who lived in the
home from 1965 to 2016. For more information on the history of the property please
find the Heritage Impact Assessment prepared by Su Murdoch Historical Consulting,
dated November 2016 (see Attachment 4).
Heritage Features of the Existing Building
The existing building can be described as a 1 ½ storey structure with a side gable roof.
The architectural design of the house reflects Prairie/ Craftsman architectural style. The
front façade displays a single pediment dormer on the upper floor, lined with three
double hung windows. The lower floor features an asymmetrical front bay façade,
featuring a single bay window to the west and a single double hung (6x6 pane type
window sashes) window to the east, centred by an original wood door.
The front verandah is a defining feature of the house. The verandah is open, featuring
four wood columns with a rubblestone base and finished with wood soffits and panelled
posts with the stairway centre to the building. A unique feature to the building is the
rubblestone veneer on the first storey, with concrete quoining blocks at the corners of
the structure.
A minor rear addition (approximately 10m2) was added to the northeast corner of the
structure. This rear addition is not in keeping with the main building.
December 12, 2016 -4 -Report No. HAC16-019
The neighbourhood comprises of Listed Heritage Properties
Harrison Avenue, between Victoria Street to the east and Wells Street to the west,
encompasses a total of eighteen (18) properties, fourteen (14) of which are listed on the
Aurora Register of Properties of Cultural Heritage Value or Interest.
This portion of Harrison Avenue contains a wide variety of architectural styles including
Arts and Crafts, Edwardian/ Foursquare and Prairie/Craftsman architectural styles. It is
noted that 52 Harrison Avenue is located within immediate proximity of six (6) properties
Designated under Part IV of the Ontario Heritage Act. All six designated properties are
located in close proximity on Wells Street, one of which shares a common property line
with 52 Harrison Avenue (rear yard only). The designated properties are as follows:
•88 Wells Street- The Roderick and Ethel Smith House (shares a lot line with 52
Harrison Avenue)
•89 Wells Street- The Walter Grice House
•92 Wells Street- The Morley Andrew’s House
•93 Wells Street- The Graham-Badger House
•96 Wells Street- The Eleanor and Ernest Robinson House
•97 Wells Street- The W. Lewis Stephens House
This cluster of designated properties is unique to Aurora as these homes are good
examples of their respective architectural styles. It is noted that 93 Wells Street shares
the architectural style of 52 Harrison Avenue.
Southeast Old Aurora Heritage Conservation District
Between 2013 and 2014, Harrison Avenue and the surrounding neighbourhood was
considered as part of a potential Heritage Conservation District. Although the Heritage
Conservation District is not in place within the neighbourhood, staff agree with the
conclusion of the Owner’s heritage consultant that the existing building would be
“classified as a contributing property” within a Heritage Conservation District. As there is
no Heritage Conservation District in place, the property must be evaluated under O.
Regulation 09/06.
Building Evaluation
The Evaluation Working Group met to perform an objective evaluation of the subject
property on Wednesday November 23, 2016 (See Attachment 3). The Evaluation
Criteria for assessing the cultural heritage value of cultural heritage resources have
been developed by the Town in consultation with its Municipal Heritage Committee. As
per Section 13.3 e) of the Official Plan, Priority will be given to designating all Group 1
heritage resources in the Register.
The purpose of the Evaluation is to identify the design/physical value,
historical/associative value, and contextual value of the property as per Ontario
Regulation 9/06, which outlines the criteria for determining cultural heritage value or
December 12, 2016 -5 -Report No. HAC16-019
Interest under the Ontario Heritage Act in order to conserve significant heritage
resources.
The Evaluation found the subject property to score at Group 2, suggesting that the
property is “significant, worthy of preservation”.
According to the Heritage Evaluation Guide for buildings scored within Group 2:
•The designation of the building pursuant to the Ontario Heritage Act will be
encouraged;
•The retention of the structure in its existing location is encouraged;
•Any development application affecting such a structure should incorporate the
identified building; and
•Appropriate alternative uses for the building will be encouraged when necessary
to ensure its preservation.
•A Letter of Credit may be required to ensure the protection and preservation of
the building in connection with a redevelopment application.
The conservation of remaining physical attributes of the property would require formal
designation under Part IV of the Ontario Heritage Act, making it necessary for owners to
obtain Heritage Permits for proposed work.
The Ontario Heritage Act provides criteria for determining cultural heritage value or
interest with Ontario Regulation 9/06. This Regulation requires that a building must
exhibit significant design/physical, or associative, or contextual value to warrant
designation. 52 Harrison Avenue received an overall score of 63/100. The Evaluation
working group found the highest rated category for the building was to have
Design/physical value, rated 76/100. Associative/ Historical value for the building was
rated 47/100. The contextual value for the building was rated 61/100.
It is noted that 93 Wells Street, received an overall score of 59/100, yet is Designated
under Part IV of the Ontario Heritage Act. 93 Wells Street scored 44/100 for
Associative/ Historical value, 73/100 for Design/physical value and 61/100 for
Contextual value. It should also be noted that the Owner of 93 Wells Street initiated the
request for Designation in 2009.
Proposed Concept Plan
The Owner’s request is to remove the property from the Aurora Register as a non-
designated ‘listed’ property. The owners have submitted conceptual drawings for a new
house design for 52 Harrison Avenue (see Attachment 5). The new design can be
described as a 2 storey structure, designed in a contemporary style with elements
derived from Victorian and Foursquare styles. The owner’s propose the new structure to
be clad with board and batten with cedar shingles. A front verandah is proposed on the
front elevation as a nod to the existing structure and the presence of front porches on
Harrison Avenue. A single car attached garage is proposed on the east side of the
building, setback from the front verandah. The single car garage has been designed to
accommodate two cars in tandem.
December 12, 2016 -6 -Report No. HAC16-019
Staff note comments from the Owner’s Heritage Consultant with respect to design and
setting of the proposed building. Staff note Section 6.0 of the Heritage Impact
Assessment with respect to setting the structure back fifteen feet from the street line
and the recommendation from the Heritage Consultant in Section 7.2 of the Assessment
to continue a uniform street line along Harrison Avenue. Staff recommends that the
owner move the structure forward in order to bring the verandah of the house in line
with adjacent properties as close as possible. Staff recognize that this may trigger a
minor variance.
Staff also note the significant tree located in the rear yard. Efforts to preserve the tree
should be taken into consideration.
In the event that the property is removed from the Aurora Registrar, Planning Staff will
work with the owners on detailed aspects of the building during the building permit
process.
Financial Implications
There are no financial implications.
Communications Considerations
No Communication Required.
Link to Strategic Plan
The conservation of heritage resources supports the Strategic Plan goal of Supporting
an Exceptional Quality of Life for All through its accomplishment in satisfying
requirements in objective Celebrating and Promoting our Culture.
Alternatives to the Recommendation
1.Allow the application and recommend that the property be removed from the
Aurora Registrar of Properties of Cultural Heritage Value or Interest.
2.Refuse the application and recommend that the property remain listed on the
Aurora Registrar of Properties of Cultural Heritage Value or Interest.
Conclusions
The subject building was evaluated using the Town of Aurora Heritage Building
Evaluation Guide and was rated in of Group 2, which encourages the retention of the
building as well as designation under the Ontario Heritage Act.
It is noted that 52 Harrison Avenue was located within the study area for the Southeast
Old Aurora Heritage Conservation District Plan. Although the District was not passed by
Council, 52 Harrison is considered to be a contributing building within the local
Town of Aurora
Heritage Advisory Committee Report No. HAC 16-020
Subject: Proposed Demolition of Existing Rear Addition and Accessory
Structure to a Listed Heritage Building - 23 Mosley Street
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: December 12, 2016
Recommendation
1.That Report No. HAC16-020 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That the proposed demolition of the accessory structure at 23
Mosley Street be approved; and
b)That a structural report prepared by a structural engineer be
submitted to Planning and Building Services to address the
following:
i.The nature of the structural deficiencies of the 59.5m2 rear
addition; and
ii.The structural stability of the original (retained) structure
should the 59.5m2 rear addition be removed; and
c)That the proposed two-storey rear addition is supported in principle,
subject to the following:
i.That the height of the addition is reduced to match the height
of the original (retained) structure; and
d)That the proposed front porch be approved subject to the following:
i.The Gothic features of the front elevation and porch be
removed; and
e)That the Owners of 23 Mosley Street submit a letter to Planning and
Building Services in support and commitment of the future
designation of the property located at 23 Mosley Street under Part IV
of the Ontario Heritage Act; and
f)That the structural report and revised elevations be brought back to
a future Heritage Advisory Committee Meeting for review.
December 12, 2016 -2 -Report No. HAC16-020
Executive Summary
The purpose of this report is to consult with the Heritage Advisory Committee on the
proposed demolition of a rear addition and construction of a new rear addition located at
23 Mosley Street.
•The structure was constructed circa 1858 by William Campbell and was later
inhabited by members of the Fleury family
•The construction date of the rear addition is not known, however the addition was
present prior to 1913
•The construction date of the accessory structure is not known, however the
accessory structure was constructed between 1927 and 1960.
Background
The Heritage Advisory Committee is requested to provide advice to Council pertaining
to a listed property on the Aurora Register of Properties of Heritage Value of Interest.
The owners have submitted a proposal on November 22, 2016 to demolish a rear
addition of the existing structure and the existing accessory structure. The owners
propose to construct a new rear addition behind the original structure and construct a
new front porch on the front elevation of the home.
Location
The subject property is located on the south side of Mosley Street between Yonge
Street and Victoria Street (See Attachment 1). This section of Mosley Street can be
described as a residential street with a transition to commercial uses towards Yonge
Street. Most of the homes on Mosley Street were constructed in the late 19th Century,
with “newer” structures constructed by 1910.
Heritage Status
The property is listed and non-designated on the Aurora Register of Properties of
Cultural Heritage Value or Interest and can be described as a 1 ½ storey Georgian
House. The house was built by William Campbell circa 1858. The home received a
wood plaque in 1991 (known as the “Campbell-Fleury House”). Staff note that the wood
plaque was recently removed from the home, the owners have requested a replacement
wood plaque.
Provisions of the Ontario Heritage Act
According to Section 27 of the Ontario Heritage Act, a Municipal Register of Cultural
Heritage Value or Interest may include properties that have not been designated under
the Ontario Heritage Act, but that the Council of a Municipality believes to be of cultural
heritage value or interest.
December 12, 2016 - 3 - Report No. HAC16-020
The principal implication of properties non-designated and listed on the Aurora Register
pertains to subsection 27. (3) of the Ontario Heritage Act where,
If property included in the register under subsection (1.2) has not been
designated under section 29, the owner of the property shall not demolish
or remove a building or structure on the property or permit the demolition
or removal of the building or structure unless the owner gives the council
of the municipality at least 60 days’ notice in writing of the owner’s
intention to demolish or remove the building or structure or to permit the
demolition or removal of the building or structure. 2006, c. 11, Sched. B,
s. 11 (2).
The Owners have submitted the proposal for review and a recommendation from the
Heritage Advisory Committee. At this time, a demolition permit has not been received
for the removal of the rear addition or the accessory structure.
Analysis
History of the Property
According to files retrieved from the Aurora Archives, the property was constructed circa
1858 by William Campbell. William Campbell and his brother John owned a rope
making business on Yonge Street. The house was deeded to Milton and Henrietta
Fleury in 1886. Milton Fleury was the nephew of Joseph Fleury, owner of the Fleury
foundry located on Wellington Street. The Fleury family would continue to own the
house until 1948 when it was sold to Gordon Noble. Since the 2000’s the house has
served as a home occupation for an Insurance business. It must also be noted that
former Town Councillor and current member of the Heritage Advisory Committee,
Martin Paivio, lived in the house from 1973 to 1984.
Heritage Features of the Existing Building
The existing building can be described as a 1 ½ storey structure with side gable roof.
The front façade displays symmetrical 6 over 6 sash double hung windows. Between
the windows is a Classical Revival style front door, ordained with pilasters and a
distinctive cornice. The doorway distinguishes the otherwise plain façade. The siding
of the building comprises of wood board and batten, which has been restored over time.
The rear addition can be described as a 1 ½ storey cross gable join located at the
southeast corner of the building. The ½ storey is located at the southeast corner, while
the first storey extends along the entire rear wall of the original structure. The rear
addition continues the board and batten cladding from the original portion of the
building. The owners have identified that the rear addition currently sits on a wood
foundation and is currently sinking. The owners are currently preparing a structural
report for the structure to provide technical insight into this issue.
The accessory structure can be described as a 1 storey structure with a hipped roof.
The accessory structure is cladded with board and batten. The accessory structure
December 12, 2016 - 4 - Report No. HAC16-020
currently serves as a garage/storage for the main building. The garage is matched in
size and massing with the neighbouring accessory structure located at 19 Mosley
Street.
To assist in determining the approximate age of the rear addition and the accessory
structure proposed to be demolished, staff have reviewed all available fire insurance
maps from the 20th Century. The rear addition was present in the 1913 Fire Insurance
maps and appears unaltered through each edition. Therefore the rear addition was
constructed prior to 1913. With respect to the accessory structure, the fire insurance
maps do not show the structure in either the 1913 or the 1927 editions, however is
present in the 1960 Fire Insurance map. The Town’s Cityview records identify that the
accessory structure was constructed in 1950. It is noted that a number of smaller out-
buildings used to be present in the rear yard of the property, but were removed prior to
1960.
The neighbourhood comprises of Listed Heritage Properties
Mosley Street, between Yonge Street to the west and Victoria Street to the east,
encompasses a total of eleven (11) properties, seven (7) of which are listed on the
Aurora Register of Properties of Cultural Heritage Value or Interest. The predominant
architectural styles along this portion of Mosley Street include Georgian and Ontario
Gothic Revival. It is noted two properties on this section of Mosley Street are
Designated under Part IV of the Ontario Heritage Act. The designated properties are as
follows:
• 15 Mosley Street- The Grimshaw House
• 27 Mosley Street- Victoria Hall
The subject property is located adjacent (west) to Victoria Hall. The development
proposal has been reviewed for any impact onto Victoria Hall.
Southeast Old Aurora Heritage Conservation District
Between 2013 and 2014, Mosley Street and the surrounding neighbourhood was
considered as part of a potential Heritage Conservation District. Although the Heritage
Conservation District is not in place within the neighbourhood, the current architectural
detail and historical importance of 23 Mosley would warrant the building as an important
property within the neighbourhood. As there is no Heritage Conservation District in
place, the property must be evaluated under O. Regulation 09/06 to identify any
historical significance.
Building Evaluation
The Evaluation Working Group met to perform an objective evaluation of the subject
property on Wednesday November 23, 2016 (See Attachment 3). The Evaluation
Criteria for assessing the cultural heritage value of cultural heritage resources have
been developed by the Town in consultation with its Municipal Heritage Committee. As
per Section 13.3 e) of the Official Plan, Priority will be given to designating all Group 1
heritage resources in the Register.
December 12, 2016 - 5 - Report No. HAC16-020
The purpose of the Evaluation is to identify the design/physical value,
historical/associative value, and contextual value of the property as per Ontario
Regulation 9/06, which outlines the criteria for determining cultural heritage value or
Interest under the Ontario Heritage Act in order to conserve significant heritage
resources.
The Evaluation found the subject property to score at Group 1, suggesting that the
property “is of major significance and importance to the Town and worthy of designation
under the Ontario Heritage Act”.
According to the Heritage Evaluation Guide for buildings scored within Group 1:
• The designation of the building pursuant to the Ontario Heritage Act will be
pursued;
• Every attempt must be made to preserve the building on its original site;
• Any development application affecting such a building must incorporate the
identified building;
• Appropriate alternative uses for the building will be encouraged when necessary
to ensure its preservation; and,
• A Letter of Credit will typically be required to ensure the protection and
preservation of the building in connection with a redevelopment application.
The Ontario Heritage Act provides criteria for determining cultural heritage value or
interest with Ontario Regulation 9/06. This Regulation requires that a building must
exhibit significant design/physical, or associative, or contextual value to warrant
designation. The Evaluation working group found the highest rated category for the
building was to have historical/ associative value, which received a score of, 80/100.
The design/physical value for the building was rated 79/100. The contextual value for
the building was rated 61/100.
Proposed Concept Plan
The owners have submitted conceptual drawings for a proposed addition to 23 Mosley
Street (see Attachment 5). The proposed addition 2 storeys with a total gross floor area
of 126m2. The owners propose the new structure to be clad with board and batten,
matching materials used in the original structure. An attached garage is proposed as
part of the rear addition, the addition is proposed to be setback 4.3 metres (14.4 feet)
from the rear wall of the retained original structure. The owners have indicated that the
addition will complement and not detract from the original structure. Staff recommend
that the height of the building addition not exceed the height of the original structure.
In addition, a front verandah is proposed along the front elevation of the existing
structure. The owners propose to add gothic features to the front elevation in order to tie
in the design of the home and the proposed front verandah. As the existing building is
designed in a Georgian architectural style, it is important to ensure compatible
alterations. Front verandahs on Georgian houses are typically confined to a portico, or
are simply pilasters as is the case at 23 Mosley Street. Some verandah’s can span
December 12, 2016 - 6 - Report No. HAC16-020
across the front façade of a Georgian home, however the design must not alter the
Georgian architecture of the home. Staff recommend that the Gothic elements be
removed from the front elevation.
Financial Implications
There are no financial implications.
Communications Considerations
No Communication Required.
Link to Strategic Plan
The conservation of heritage resources supports the Strategic Plan goal of Supporting
an Exceptional Quality of Life for All through its accomplishment in satisfying
requirements in objective Celebrating and Promoting our Culture.
Alternatives to the Recommendation
1. Refuse the request to remove the existing 59.5m2 addition and the existing
accessory structure.
2. Refuse the application and recommend Designation under Part IV of the Ontario
Heritage Act.
Conclusions
After analysis of the proposal, staff recommend that the existing 59.5m2 rear addition
receive a structural review. It is recommended that the structural report identify any
potential impact of the removal of the addition onto the original structure. Staff also
recommend that that the committee support the construction of the new rear addition
behind the existing structure. Staff also recommend changes to the design of the front
porch, to make the porch in keeping with the Georgian Architectural style of the home.
The subject property was evaluated using the Town of Aurora Heritage Building
Evaluation Guide and was rated in Group 1, suggesting that the property is of major
significance and importance to the Town and worthy of designation under the Ontario
Heritage Act. Therefore, staff recommends that the owners submit a letter to the Town
supporting designation of the property under Part IV of the Ontario Heritage Act.
Attachments
Attachment #1 – Location Map
Attachment #2 – Heritage Resource Brief (2010)
Town of Aurora
Heritage Advisory Committee Report No. HAC16-021
Subject: Heritage Permit Application
74 Centre Street
File Number: NE-HCD-HPA-16-12
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: December 12, 2016
Recommendation
1.That Report No. HAC16-021 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That the proposed one-storey single family dwelling as part of Heritage
Permit Application NE-HCD-HPA-16-12 be approved provided that the
comments received by the applicant in delegation are found to conform to
the Northeast Old Aurora Heritage Conservation District Plan.
Executive Summary
The purpose of this report is to provide Council with direction from the Heritage Advisory
Committee regarding Heritage Permit Application NE-HCD-HPA-16-06 regarding a
revised design for a new building at 74 Centre Street, designated under Part V of the
Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation District.
•A demolition permit for the existing structure on 74 Centre Street was approved
by Council on February 10, 2015.
•The proposed architectural style of single family dwelling is Arts and Crafts,
which meets the architectural styles of Centre Street within the Northeast Old
Aurora Heritage Conservation District Plan
•Design elements with respect to the attached garage does not meet the
guidelines of the Heritage Conservation District
December 12, 2016 -2 -Report No. HAC16-021
Background
On November 5, 2014, the former owner of the property located at 74 Centre Street
submitted a demolition permit for the existing building. The former owner subsequently
submitted Heritage Permit Applications NE-HCD-HPA-14-04 and NE-HCD-HPA-14-05
on November 5, 2014 requesting the demolition of the existing single detached
residence and construction of a new single detached residence on the subject property.
As the demolition permit was received during the municipal election period, the property
could not be reviewed by the Heritage Advisory Committee. The Heritage Permits were
approved by Council on February 10, 2015. A picture of the current elevations approved
by Council is shown on attachment 2.
Since the approval, the existing plans for house never materialized. The house has
since changed to new ownership. The existing building can be described as a 1½ storey
Arts and Crafts bungalow, constructed c.1873. As of 2016, the existing house continues
to remain on the property. The subject property is located on the north side of Centre
Street between Spruce Street and Walton Drive (See Attachment 1).
The current owners of the property located at 74 Centre Street submitted Heritage
Permit Application NE-HCD-HPA-16-12 on November 21, 2016. The owners propose to
demolish the existing structure on the subject lands and replace with a proposed 253m2,
1 storey structure.
The subject property was designated in 2006 under Part V of the Ontario Heritage Act
as part of the Northeast Old Aurora Heritage Conservation District. Section 42 of the Act
states that,
No owner of property situated in a heritage conservation district that has
been designated by a municipality under this Part shall do any of the
following, unless the owner obtains a permit from the municipality to do
so: “1. Alter, or permit the alteration of, any part of the property, other
than the interior of any structure or building on the property; 2. Erect,
demolish or remove any building or structure on the property or permit
the erection, demolition or removal of such a building or structure.
The Heritage Permit Application was deemed complete by staff on November 24, 2016.
Council has 90 days to respond to the Application or else the Application is
automatically approved.
Analysis
On November 24 2016, staff issued a Notice of Receipt on behalf of Council as per By-
law 5365-11 (being a By-law to delegate certain assigned Council authority under the
Ontario Heritage Act regarding the power to consent to alterations of designated
heritage properties).
Since the house is designated under Part V of the Act any alterations should be in
compliance with the Northeast Old Aurora Heritage Conservation District Plan (the
December 12, 2016 -3 -Report No. HAC16-021
Plan). Several policies were considered in reviewing the application. Sketches and
location of the proposed addition were provided by the owner are shown in Attachment
4.
Proposed Structure
The proposed plans for the new single detached dwelling at 74 Centre Street appear to
conform with Section 4.5.1 of the Heritage Conservation District Plan where, “New
residential buildings will complement the immediate physical context and streetscape
by: being generally the same height, width and orientation of adjacent building; having
similar setbacks; being of like materials and colours; and using similarly proportioned
windows, doors, and roof shapes.” Centre Street has a mix of architectural styles
including bungalows, WWII era housing and new development which encompass a
range of scale and massing form 1 storey to 2 ½ storey buildings. The proposed
development appears to draw from Arts and Crafts styles as seen in Section 9.1.3
(page 72) of the Plan.
Section 9.5 of the Heritage Conservation District Plan identifies guidelines for the
construction of new buildings in the District. “The new development within the District
should conform to qualities established by neighbouring heritage buildings, and the
overall character of the setting. Designs should reflect a suitable local heritage
precedent style.” Guidelines for new development within the District plan point to
Sections 9.1 and 9.2 for establishing an architectural style, detail, scale and
ornamentation that is consistent with the surrounding neighbourhood.
Section 9.1.2.1 of the District Plan speaks to traditional spacing and driveway
placement of buildings. It is a guideline of the district “To preserve traditional spacing of
buildings, new garages for new or existing houses shall be separate rear or flankage
outbuildings”. The owners have proposed an attached garage, in order to allow for
appropriate amenity space and preservation of existing trees in the rear yard. The front
veranda has been designed in a manner to reduce the perception of the garage. It is
noted that 74 Centre Street contains a smaller lot depth (39.1 metres) than the average
lot depth of the Heritage Conservation District (42 metres, or 137’6’’). The attached
garage is not in keeping with the policies of the District Plan.
Section 9.1.2.2 of the District Plan speaks to rear yard spacing and amenity area. This
section of the plan includes important building depth provisions to control overall
massing of structures. The proposed building depth of the structure is 18.9 metres. As
the Owners are proposing a one storey building with a maximum height of 4.45 metres,
the structure is allowed to extend as far as 18.9 metres of building depth, whereas a two
storey structure is only permitted to extend as far as 16.76 metres. The District Plan
also requests , where feasible and reasonable, to include “an inset of a minimum of
0.3m (1ft) from the side yard and that the roof be set down a minimum of 0.3 metres
(1ft) beyond the (building) depth of 12 metres (39’3’’).” The Owners have proposed to
continue the setbacks of the building from the front wall of the building to the rear wall.
In staff’s opinion, the proposed 1 storey structure does not warrant a height reduction or
a reduction in side walls beyond 12 metres of building depth.
December 12, 2016 -4 -Report No. HAC16-021
It must also be noted that all mature trees on the property are proposed to be
preserved. Section 4.6.2 of the District Plan states that “mature trees should be
preserved to the greatest possible extent, except where removal is necessary due to
disease or damage…”. The front elevation renderings do not include the tree in the front
lawn, however that has been removed from the rendering to show the front elevation of
the building.
The Committee may wish to hear comments from the owners regarding the request for
an attached garage and setbacks in relation to lot depth.
Financial Implications
There are no financial implications.
Communications Considerations
No Communication Required.
Link to Strategic Plan
The conservation of heritage resources supports the Strategic Plan goal of Supporting
an Exceptional Quality of Life for All through its accomplishment in satisfying
requirements in objective Celebrating and Promoting our Culture.
Alternatives to the Recommendation
1.That the proposed 1 storey single family dwelling as part of Heritage permit
Application NE-HCD-HPA-16-12 be revised to reflect a detached garage and
revised setbacks to reduce building depth.
Conclusions
The house located at 74 Centre Street is a designated heritage property under Part V of
the Ontario Heritage Act and Council approval is required for any plans for new
construction of a structure that may affect the cultural heritage value or interest of the
District.
Once a heritage permit application is received, Council has ninety (90) days from the
date of issuing a Notice of Receipt to: consent to the application with or without terms
and conditions, or refuse the application.
It is recommended to approve the Heritage Application Permit, provided that the
comments received by the applicant in delegation are found to conform to the Northeast
Old Aurora Heritage Conservation District Plan.
Page 1 of 3
7. Adoption of Items Not Requiring Separate Discussion
Items 1 (with the exception of sub-items 2, 3, and 8), 2, 3, and 5 were identified as items not
requiring separate discussion.
Moved by Councillor Pirri
Seconded by Councillor Kim
That the following recommendations with respect to the matters listed as “Items Not
Requiring Separate Discussion” be adopted as submitted to Council and staff be
authorized to take all necessary action required to give effect to same:
1. General Committee Meeting Report of November 1, 2016
That the General Committee meeting report of November 1, 2016, be received and the
following recommendations carried by the Committee be approved:
(12) Heritage Advisory Committee Meeting Minutes of October 17, 2016
1. That the Heritage Advisory Committee meeting minutes of October 17,
2016, be received; and
1. HAC16-011 – Cultural Heritage Landscapes in the Town of Aurora
(a) That a preliminary study to identify potential Cultural Heritage
Landscapes in the Town of Aurora be approved; and
(b) That an external heritage consultant to assist with the
implementation of the preliminary study be approved; and
(c) That a working group be established to identify potential Cultural
Heritage Landscapes in the Town of Aurora.
2. HAC16-013 – Heritage Permit Application, 82 Centre Street, File
Number: NE-HCD-HPA-16-08
(a) That the following components of Heritage Permit Application NE-
HCD-HPA-16-08 be approved:
i. The modified roofline on the rear elevation;
Extract from
Council Meeting of
Tuesday, November 8, 2016
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Item 6
Page 1 of 3
Council Extract – Tuesday, November 8, 2016 Page 2 of 3
ii. Removal of the chimney; and
iii. Installation of two new Patio Doors on the rear elevation; and
(b) That the following components of Heritage Permit Application NE-
HCD-HPA-16-08 be denied:
i. Alteration of the front veranda, including enclosed porch with
stucco finish and columns;
ii. Installation of new Front door;
iii. Installation of new Patio Door on the front elevation;
iv. Installation of new sliding vinyl windows on the west
elevation; and
v. Covered window openings on the east elevation; and
(c) That Legal Services explore the possibility of laying a charge
against the owner and/or the previous owner for the removal of the
original enclosed front wall, removal of windows on the west and
east elevations, removal of window openings on the east elevation,
removal of the first floor window on the front elevation, removal of
the front door, alterations to the front veranda, installation of new
front door, installation of new patio door on the front elevation and
installation of new windows on the west elevation which were
altered in contravention of Section 42(1) of the Ontario Heritage Act.
3. HAC16-014 – Request to Demolish a Property on the Aurora
Register of Properties of Cultural Heritage Value or
Interest, 14574 Leslie Street
(a) That the property located at 14574 Leslie Street be considered for a
Notice of Intent to Designate under Part IV of the Ontario Heritage
Act; and
(b) That the Owner of 14574 Leslie Street be required to submit a
Heritage Impact Assessment for the property, prepared by a
qualified Heritage Consultant, to the satisfaction of Planning and
Building Services; and
(c) That upon submission of a Heritage Impact Assessment, the
property be evaluated by the Heritage Evaluation Working Group;
and
(d) That the property returns to a future Heritage Advisory Committee
meeting for review.
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Item 6
Page 2 of 3
Council Extract – Tuesday, November 8, 2016 Page 3 of 3
New Business Motion No. 1
(a) That the Final Cultural Precinct Plan incorporate and reflect the
heritage characteristics of the neighbourhood, including but not
limited to the following:
Density, scale, setback, massing, height, angular plane,
complementary heritage urban design of the current
neighbourhood, materials and finishes; and
(b) That notwithstanding the potential repurposing of the Armoury,
Town Park remain unchanged; and
(c) That the Armoury, Victoria Hall, and the Petch House be protected
and preserved.
Carried
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Item 6
Page 3 of 3
Public Release
December 12, 2016
Town of Aurora
Additional Items to
Heritage Advisory Committee
Meeting Agenda
Monday, December 12, 2016
7 p.m.
Leksand Room
Delegation (c) Simon Yu, Owner
Re: Item 2 – HAC16-018 – Heritage Permit Application, 15032
Yonge Street, File Number: IV-HPA-16-11
Delegation (d) Chris Pretotto, Architect, and Marcel Gery, Owner
Re: Item 5 – HAC16-021 – Heritage Permit Application, 74
Centre Street, File Number: NE-HCD-HPA-16-12
Item 7 – Additional Information to Item 4 – HAC16 -020 – Proposed Demolition
of Existing Rear Addition and Accessory Structure to a Listed
Heritage Building, 23 Mosley Street
Additional Items to Heritage Advisory Committee Meeting Agenda Monday, December 12, 2016Delegation (c) Page 1 of 1
Additional Items to Heritage Advisory Committee Meeting Agenda Monday, December 12, 2016Delegation (d) Page 1 of 1
Additional Items to
Heritage Advisory Committee Meeting Agenda
Monday, December 12, 2016
Item 7
Page 1 of 1