AGENDA - Heritage Advisory Committee - 20170306Heritage
Advisory Committee
Meeting Agenda
Monday, March 6, 2017
7 p.m.
Holland Room
Aurora Town Hall
Public Release
March 2, 2017
Town of Aurora
Heritage Advisory Committee
Meeting Agenda
Date: Monday, March 6, 2017
Time and Location: 7 p.m., Holland Room, Aurora Town Hall
1. Approval of the Agenda
Recommended:
That the agenda as circulated by Legislative Services be approved.
2. Declarations of Pecuniary Interest and General Nature Thereof
3. Receipt of the Minutes
Heritage Advisory Committee Meeting Minutes of February 13, 2017
Recommended:
That the Heritage Advisory Committee meeting minutes of February 13, 2017, be
received for information.
4. Delegations
5. Matters for Consideration
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017 Page 2 of 3
1. HAC17-003 – Heritage Permit Application
41 Centre Street
File: NE-HCD-HPA-17-01
Recommended:
1. That Report No. HAC17-003 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That Heritage Permit Application NE-HCD-HPA-17-01 be approved for
the demolition of the existing structure; and
(b) That the submitted plans and building elevations be approved to
permit the construction of a 308m2 structure; and
(c) That the owner be encouraged to incorporate Landscaping in keeping
with Section 9.7 of the District Plan.
2. HAC17-006 – Heritage Permit Application
82 Catherine Avenue
File: NE-HCD-HPA-17-04
Recommended:
1. That Report No. HAC17-006 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That the demolition of the existing 11.6m2 rear addition be approved;
and
(b) That Heritage Permit Application NE-HCD-HPA-17-04 be approved to
permit the construction of a 60m2 rear addition and expansion of the
front dormer as shown on the submitted plans; and
(c) That the existing side door be retained.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017 Page 3 of 3
3. HAC17-005 – Heritage Permit Application
36 Mark Street
File: NE-HCD-HPA-17-02
Recommended:
1. That Report No. HAC17-005 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That Heritage Permit Application NE-HCD-HPA-17-02 be approved for
the demolition of the existing structure; and
(b) That the Owner submit revised elevations that demonstrate greater
conformity with the Northeast Old Aurora Heritage Conservation
District Plan; and
(c) That the revised plans be reviewed by the Heritage Advisory
Committee at a future meeting.
6. Informational Items
4. Extract from Council Meeting of February 14, 2017
Re: Memorandum from Mayor Dawe, Re: Correspondence from The
Honourable Peter Van Loan, MP, York-Simcoe – Proposed Private
Member’s Bill C-323
Recommended:
1. That the Extract from Council Meeting of February 14, 2017, regarding the
Memorandum from Mayor Dawe, Re: Correspondence from The
Honourable Peter Van Loan, MP, York-Simcoe – Proposed Private
Member’s Bill C-323, be received for information.
7. New Business
8. Adjournment
Town of Aurora
Heritage Advisory Committee
Meeting Minutes
Date: Monday, February 13, 2017
Time and Location: 7 p.m., Leksand Room, Aurora Town Hall
Committee Members: Councillor Wendy Gaertner (Chair), Councillor Jeff Thom
(Vice Chair), Neil Asselin, Barry Bridgeford, Carol Gravelle,
James Hoyes, and John Kazilis, Bob McRoberts (Honourary
Member)
Member(s) Absent: Martin Paivio
Other Attendees: Marco Ramunno, Director of Planning and Building Services,
Jeff Healey, Planner, and Samantha Kong, Council/
Committee Secretary
The Chair called the meeting to order at 7:05 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 Bob McRoberts
Seconded by Councillor Thom
That the agenda as circulated by Legislative Services, with the following addition, be
approved:
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Minutes
Page 1 of 7
Heritage Advisory Committee Meeting Minutes
Monday, February 13, 2017 Page 2 of 7
• Additional Information to Item 4 – Memorandum from Planner, Re:
Additional Information – Proposed Demolition of Existing Rear Addition and
Accessory Structure to a Listed Heritage Building, 23 Mosley Street
Re: Drawings for Addition to 23 Mosley Street
Carried as amended
3. Receipt of the Minutes
Heritage Advisory Committee Meeting Minutes of December 12, 2016
Moved by Carol Gravelle
Seconded by John Kazilis
That the Heritage Advisory Committee meeting minutes of December 12, 2016, be
received for information.
Carried
4. Delegations
(a) Kent Taylor, Taylor Design Group Inc.
Re: Item 1 – HAC17-001 – Request to Demolish a Property on the Aurora
Register of Properties of Cultural Heritage Value or Interest, 14574
Leslie Street
Mr. Taylor was present to answer any questions of the Committee.
Moved by Carole Gravelle
Seconded by John Kazilis
That the comments of the delegation be received and referred to Item 1.
Carried
(b) Larry Dekkema, Ballymore Building (South Aurora) Corp.
Re: Item 2 – HAC17 -002 – Request to Remove a Property from the Aurora
Register of Properties of Cultural Heritage Value or Interest, 14452
Yonge Street
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Minutes
Page 2 of 7
Heritage Advisory Committee Meeting Minutes
Monday, February 13, 2017 Page 3 of 7
Mr. Dekkema provided information regarding the condition of the building
located at 14452 Yonge Street.
Moved by Barry Bridgeford
Seconded by John Kazilis
That the comments of the delegation be received and referred to Item 2.
Carried
5. Matters for Consideration
1. HAC17-001 – Request to Demolish a Property on the Aurora Register of
Properties of Cultural Heritage Value or Interest
14574 Leslie Street
Staff presented an overview of the property and background information
regarding the request. The Committee inquired about the Town’s salvage
program.
Moved by James Hoyes
Seconded by John Kazilis
1. That Report No. HAC17-001 be received; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That the property located at 14574 Leslie Street be removed from
the Aurora Registrar of Properties of Cultural Heritage Value or
Interest; and
(b) That a Notice of Withdrawal of Intent to Designate under Part IV of
the Ontario Heritage Act be served to the Owner, the Ontario
Heritage Trust and be published in the local newspapers; and
(c) That the Owner hire a professional consultant to report and document
the deconstruction of the barn structures and farmhouse for
educational purposes and that a copy of this report be provided to
staff; and
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Minutes
Page 3 of 7
Heritage Advisory Committee Meeting Minutes
Monday, February 13, 2017 Page 4 of 7
(d) That the Owner donate salvageable windows and doors to the
Aurora Architectural Salvage Program; and
(e) That the Owner preserve the internal laneway from future
development; and
(f) That future building elevations are subject to approval of Planning Staff.
Carried
2. HAC17-002 – Request to Remove a Property from the Aurora Register of
Properties of Cultural Heritage Value or Interest
14452 Yonge Street
Staff presented a brief overview of the property and indicated that the owner
wishes to demolish the structure and construct a new single-detached home on
the property. Staff noted that the property is not impacted by the proposed 40-
unit plan of subdivision to the west, and recommended conditions derived from
the Heritage Impact Assessment offers mitigation methods for the structure and
property.
The Committee expressed concerns regarding the integrity of the Heritage
Impact Assessment report which may have influenced the evaluation working
group score.
Moved by Bob McRoberts
Seconded by James Hoyes
1. That Report No. HAC17-002 be deferred; and
2. That the Heritage Advisory Committee recommend to Council:
(a) That a structural report and re-evaluation of the property be
brought back to a future Heritage Advisory Committee meeting.
Carried as amended
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Minutes
Page 4 of 7
Heritage Advisory Committee Meeting Minutes
Monday, February 13, 2017 Page 5 of 7
3. Memorandum from Planner
Re: Proposed Alterations to an Existing Listed Heritage Property
24 Larmont Street
Staff presented a brief overview of the proposed alterations to the dwelling
located on 24 Larmont Street and requested that the Committee provide any
comments for consideration. The Committee expressed support towards the
proposed alterations and noted that a lighter shade of colour for the second-
storey façade may be more compatible.
Moved by Councillor Thom
Seconded by Barry Bridgeford
1. That the memorandum regarding Proposed Alterations to an Existing
Listed Heritage Property, 24 Larmont Street, be received for information.
Carried
6. Informational Items
4. Memorandum from Planner
Re: Additional Information – Proposed Demolition of Existing Rear
Addition and Accessory Structure to a Listed Heritage Building
23 Mosley Street
Staff indicated that the Committee requested elevations and a structural report
for 23 Mosley Street at a previous meeting. The Committee expressed
satisfaction towards the additional information and support of the proposals.
Moved by John Kazilis
Seconded by James Hoyes
1. That the memorandum regarding Additional Information – Proposed
Demolition of Existing Rear Addition and Accessory Structure to a Listed
Heritage Building, 23 Mosley Street, be received for information.
Carried
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Minutes
Page 5 of 7
Heritage Advisory Committee Meeting Minutes
Monday, February 13, 2017 Page 6 of 7
5. Memorandum from Planner
Re: Doors Open Aurora 2017 – Saturday, August 19, 2017
Staff noted that the date for the annual Doors Open Aurora is set for August 19,
2017, and encouraged members to seek new locations and invite them to be
included in the event.
Moved by Councillor Thom
Seconded by Carol Gravelle
1. That the memorandum regarding Doors Open Aurora 2017 – Saturday,
August 19, 2017, be received for information.
Carried
6. Extracts from Council Meeting of December 13, 2016
Re: Heritage Advisory Committee Meeting Minutes of November 14, 2016,
and December 12, 2016
Moved by Councillor Thom
Seconded by John Kazilis
1. That the Extracts from Council Meeting of December 13, 2016, regarding
the Heritage Advisory Committee meeting minutes of November 14, 2016,
and December 12, 2016, be received for information.
Carried
7. New Business
Bob McRoberts expressed concerns regarding the inclusion of Committee minutes
on a Council agenda as an additional item, the day after the Committee meeting
took place. The Committee indicated that there would be insufficient time for other
members of Council to review.
Bob McRoberts recommended that staff reports of evaluated properties also include
the overall score.
Bob McRoberts expressed concerns regarding the minor variance requests for 74
Centre Street, which were considered by the Committee of Adjustment on February
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Minutes
Page 6 of 7
Heritage Advisory Committee Meeting Minutes
Monday, February 13, 2017 Page 7 of 7
9, 2017. He stated that the Committee was under the impression that the Heritage
Advisory Committee had no concerns; however, the variance requests had not come
to the Heritage Advisory Committee. Staff indicated that the variances referred to
the Zoning By-law and did not apply to the Heritage District Plan.
Councillor Thom discussed the merits of Heritage Assessment Reports that are
written by a third party and are used when considering requests for demolition or
removal from the Register. He suggested that the Committee should be provided
with tools to provide these reports in order to make certain recommendations to
Council.
8. Adjournment
Moved by James Hoyes
Seconded by John Kazilis
That the meeting be adjourned at 9:45 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, March 6, 2017
Minutes
Page 7 of 7
Town of Aurora
Heritage Advisory Committee Report No.HAC17-003
Subject: Heritage Permit Application
41 Centre Street
File: NE-HCD-HPA-17-01
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: March 6, 2017
Recommendation
1.That Report No. HAC17-003 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That Heritage Permit Application NE-HCD-HPA-17-01 be approved for the
demolition of the existing structure; and
b)That the submitted plans and building elevations be approved to permit
the construction of a 308m2 structure; and
c)That the owner be encouraged to incorporate Landscaping in keeping
with Section 9.7 of the 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-17-01 regarding a
proposed demolition of an existing structure and the construction of a new detached
dwelling and accessory structure located at 41 Centre Street, designated under Part V
of the Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation
District.
•The existing house on the subject lands was constructed between 1940 and
1954 and is not considered a contributing property within the Heritage District.
•The proposed new dwelling is considered to meet the policies of the Heritage
Conservation District Plan.
•The property is a Designated, non-listed property on the Aurora Register of
Properties of Cultural Heritage Value or Interest.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 1
Page 1 of 17
March 6, 2017 - 2 - Report No. HAC17-003
Background
The agent representing the owners of the property located at 41 Centre Street
submitted Heritage Permit Application NE-HCD-HPA-17-01 on January 6, 2017.
The owners propose to demolish an existing single detached dwelling on the subject
lands and replace with a proposed 308m2 single detached dwelling.
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 January 17, 2017.
Council has 90 days to respond to the Application or else the Application is
automatically approved.
Location
The subject property is located on the south side of Centre Street, located at the
southern terminus of Spruce Street (See Attachment 1). The property is a Designated,
non-listed property on the Aurora Register of Properties of Cultural Heritage Value or
Interest, located within the Northeast Old Aurora Heritage Conservation District.
Analysis
Heritage Features of the Existing Building
The existing building can be described as a 1 storey vernacular bungalow with a front
gable roof (see Attachments 2 and 3). Prior to 1927, the lot was originally part of 42
Wellington Street East, with no structure fronting Centre Street. The building was likely
constructed in1954, however another source identifies the structure was constructed as
early as 1940. The building is a wood framed structure finished with vinyl siding. The
original siding has likely been removed or covered. The front elevation features a wood
front door designed in a post WWII design. The façade also features a picture window
and a double hung window. A concrete front porch with iron railings is located in front of
the building. The front porch is not in keeping within the Heritage District. Double hung
windows continue on the side elevations. A rear addition was likely added after the
construction of the main building, the construction of the addition is unknown.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 1
Page 2 of 17
March 6, 2017 - 3 - Report No. HAC17-003
The property once contained two mature trees and hedgerows along the front elevation,
but was removed between 2011 and 2014. The building appears to be sited on
concrete blocks.
Architectural and Historical Value
The subject dwelling appears to be a late example of a Vernacular Bungalow. The front
gable roof is unique from other Vernacular Bungalows in the District Plan, which are
typically a side gable or a hipped roof. There are no identifiable heritage features on the
building apart from the overall built form of the structure and the double hung windows.
There do not appear to be any major alterations to the front elevation of the building
based from historical photography of the property taken in 1981.
There is no historical information available for the property.
Neighbourhood Context
The property is located within the Northeast Old Aurora Heritage Conservation District.
The existing building is contextually linked to the surrounding residential buildings on
Centre Street, forming an important component to the heritage character of the District.
Non-Heritage Buildings within the Northeast Old Aurora Heritage Conservation
District Plan
The demolition of non-heritage buildings is identified in Section 4.4.3 of the District Plan,
which states that generally, where non-heritage buildings are supportive of the
character of the heritage conservation district, the placement building should also
support the district character.
Proposed Concept Plan
The owner wishes to demolish the designated, non-listed property and construct a new
single detached home on the property. The owner has provided elevations for the
proposed building (see Attachment # 4). Section 4.5.1 of the District Plan outlines the
design approach for new buildings within the Heritage Conservation District.
Policy: The Design of new buildings will be products of their own time, but should reflect
one of the historic architectural styles traditionally found in the District
The proposed design reflects an Edwardian architectural style, this style is supported
along Centre Street.
Policy: New residential buildings will complement the immediate physical context and
streetscape by: being generally the same height, width, and orientation of adjacent
buildings; having similar setbacks; being of like materials and colours; and using
similarly proportioned windows, doors, and roof shapes.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 1
Page 3 of 17
March 6, 2017 - 4 - Report No. HAC17-003
The proposed design reflects an Edwardian architectural style, incorporating brick and
accented stucco. The windows, doors and front porch have been designed in proportion
to and Edwardian structure.
Policy: New residential building construction will respect natural landforms, drainage,
and existing mature vegetation.
Approximately 57% of the lot will be used for landscaping and 98 m2 of the front yard
will be dedicated to landscaping. Plantings have not been identified in the proposed
plan. The owner is encouraged to incorporate landscaping which is in keeping with
Section 9.7 of the District Plan.
Policy: Larger new residential buildings will have varied massing, to reflect the small
and varied scale of the historical built environment.
The proposed building is proportioned to reflect an Edwardian Architectural Style. The
building’s massing has been reduced beyond 12 metres of building depth in keeping
with the Heritage District’s guidelines.
Policy: The height of new residential buildings should not be less than lowest heritage
building on the same block or higher than the highest heritage building on the same
block. Historically appropriate heights for new residential buildings are considered to be
1-½ to 2-½ storeys, subject to an actual height limit of 9 metres to the mid-slope of the
roof.
The proposed building is measured at 2 ½ storeys and 8.25 metres in height. The block
of heritage homes on the south side of Centre Street, west of Wells Street are not
heritage buildings despite being located within the Heritage Conservation District.
Policy: New residential building construction in the District will conform with the
guidelines found in Section 9.5.2.
The proposed building meets the setbacks of By-law 2213-78. The front wall of the main
building will have a varied front yard setback to adjacent properties. The owner is
encouraged to incorporate landscaping which is in keeping with Section 9.7 of the
District Plan.
The proposed siting specifications for the building are as follows:
Existing R5
Residential Zone
Requirement
Proposed
Lot Area
(minimum)
460 m2 427 m2
Lot Frontage
(minimum)
15 m 15.4 m
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 1
Page 4 of 17
March 6, 2017 -5 -Report No. HAC17-003
Front Yard
(minimum)
6.0 m 6.0 m
Rear Yard
(minimum)
7.5 m 7.5 m
Interior West
Side Yard
(minimum)
1.5 m 3.7 m
Interior East Side
Yard (minimum)
1.5 m 1.5 m
Lot Coverage
(maximum)
35% 30.6%
Height
(maximum)
10.0 m 8.25 m (to midpoint
of roof)
Design Review Panel
The application was reviewed by the Design Review Panel on February 27, 2017.
Comments with respect to the application were not available at the time of writing this
report.
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 demolition of the house and recommend revisions to the design of the
proposed detached dwelling.
2.Deny Heritage Permit Application NE-HCD-HPA-17-01.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 1
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Town of Aurora
Heritage Advisory Committee Report No.HAC17-006
Subject: Heritage Permit Application
82 Catherine Avenue
File: NE-HCD-HPA-17-04
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: March 6, 2017
Recommendation
1.That Report No. HAC17-006 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That the demolition of the existing 11.6 m2 rear addition be approved; and
b)That Heritage Permit Application NE-HCD-HPA-17-04 be approved to
permit the construction of a 60m2 rear addition and expansion of the front
dormer as shown on the submitted plans; and
c)That the existing side door be retained.
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-17-04 regarding a
proposed demolition of an existing rear addition and the construction of a new rear
addition and the expansion of the dormer on the front elevation located at 82 Catherine
Avenue, designated under Part V of the Ontario Heritage Act as part of the Northeast
Old Aurora Heritage Conservation District.
•The house on the subject lands was constructed circa 1924 likely by Frank
Underhill.
•The proposal is found to be in keeping with the policies of the Northeast Old
Aurora Heritage Conservation District Plan.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 2
Page 1 of 16
March 6, 2017 - 2 - Report No. HAC17-006
Background
The owner of the property located at 82 Catherine Avenue submitted Heritage Permit
Application NE-HCD-HPA-17-04 on February 10, 2017. The house can be described as
a one and a half storey, designed in an Arts and Crafts style with a side gable roof.
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 February 15, 2017.
Council has 90 days to respond to the Application or else the Application is
automatically approved.
Location
The subject property is located on the north side of Catherine Avenue, midblock
between Fleury Street and Walton Drive (See Attachment 1).
Heritage Features of the Existing Building
The existing building can be described as a 1 ½ storey structure with a side gable roof.
The first storey is finished with brick cladding and the second storey comprises of
stucco. The building features cottage style windows on the first storey (some cases in a
box window). The entranceway features an open porch with wood trim and brick
columns. The front dormer is pedimented, capped with a front facing gable. The dormer
contains four 3 over 1 double hung windows. The dormer is considered a defining
feature of the building as part of the Arts and Crafts style of the home. Overall, the
building appears to be an excellent example of an Arts and Crafts architecture and is
considered a contributing building within the Heritage Conservation District.
Analysis
On February 15 2017, 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).
According to the Plan for the Northeast Old Aurora Heritage Conservation District, “No.
82 [Catherine Avenue] is a more modest house in a similar [Arts and Crafts] style, with
replacement windows downstairs, but originals in the upstairs dormer.”
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 2
Page 2 of 16
March 6, 2017 - 3 - Report No. HAC17-006
Photos provided by the applicant identify the rear addition as a one storey wood frame
structure, sided with wood board and batten. Unfortunately there are no Fire Insurance
Plans to verify the construction date of the addition. It is noted that a new detached
garage was constructed on the lands (approved by Heritage Permit) in 2010.
Proposed Concept Plan
The owner proposes to remove the existing 11.6 m2 rear addition and construct a new
60m2, two storey rear addition. The proposed rear addition is sited on the northwest
corner of the home. The owner is also proposing the following additional changes to the
home:
• The remaining stucco on the rear and side elevations on the second storey of the
building is also proposed in a wood cape-cod siding to match the rear addition
• The front dormer is proposed to be re-constructed. The new front dormer is
proposed to be 0.6 metres (2.0 feet) wider than the original.
• An existing side door on the east elevation is proposed to be removed as it
currently serves no function to the home.
• Replace the existing front door and first floor windows with similar style
• Construct a rear yard deck and balcony
Since the house is designated under Part V of the Act any additions or alterations
should be in compliance with the Northeast Old Aurora Heritage Conservation District
Plan (the Plan). Several policies were considered in reviewing the Application.
Section 9.1.2.2 of the 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 building depth of the structure including the proposed rear addition is
12.8 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’’).” As the
proposed addition is 0.8 metres beyond the 12 metre guideline, the 0.3 metre inset and
height reduction is not required. The proposal is considered to be meeting the intent of
the District Plan policy.
Section 9.2.7 of the Plan speaks to Dormers. The Plan states that “Care should be
taken to use window shapes and glazing appropriate to the architectural style”. The
new front dormer is proposed to be 0.6 metres (2.0 feet) wider than the original. The
new dormer is proposed to be cladded in wood cape-cod siding to match the new siding
on the addition and the side elevation. The roof pitch and dormer style are proposed to
remain the same. The owner has proposed to remove and replace the existing four 3
over 1 double hung windows on the dormer. At the time of writing of this report, it is
uncertain whether the windows on the front dormer are still the original windows. Given
window restoration policies as identified in Section 9.3.4.6 of the Plan, original window
frames and sashes should be repaired where possible. If the windows are original, it is
requested that the owner repair and restore the 3 over 1 double hung windows and
replace only the damaged portions in keeping with Section 9.3.4.7 of the Plan. Should
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 2
Page 3 of 16
March 6, 2017 -4 -Report No. HAC17-006
the windows not be original, staff will require that the 3 over 1 double hung window style
be utilized for windows in the new dormer.
Section 9.3.6 of the Plan identifies guidelines for additions and alterations to heritage
buildings in the District. “New attached additions to heritage buildings should be
designed to complement the design of the original building”. The addition is located in
the rear and is not visible from the street. The addition is proposed to be clad in wood
clapboard (cape-cod style). The roofline is proposed to be tied into the existing structure
and will not exceed the height of the original building.
All mature trees in the rear yard 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…”.
With respect to the side door proposed to be removed and infilled, it is noted that
Section 9.3.1 of the District plan states that “new construction should not damage or
conceal heritage features” and “new construction should consider restoration of heritage
features that have been lost or concealed by previous renovations”. It is recommended
that the side door be retained on the property. Although the door does not serve any
particular function, the wood door is considered an attribute to the design of the home.
Both decks and balconies not facing the street are generally silent within the Heritage
District Plan. The Plan identifies unfinished pressure-treated wood as an inappropriate
material within the Heritage District. The rear yard deck will need to be appropriately
repainted or stained to maintain a high degree of style and craftsmanship.
Design Review Panel
Not required.
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.
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Town of Aurora
Heritage Advisory Committee Report No.HAC17-005
Subject: Heritage Permit Application
36 Mark Street
File: NE-HCD-HPA-17-02
Prepared by: Jeff Healey, Planner
Department: Planning and Building Services
Date: March 6, 2017
Recommendation
1.That Report No. HAC17-005 be received; and
2.That the Heritage Advisory Committee recommend to Council:
a)That Heritage Permit Application NE-HCD-HPA-17-02 be approved for the
demolition of the existing structure; and
b)That the Owner submit revised elevations that demonstrate greater
conformity with the Northeast Old Aurora Heritage Conservation District
Plan; and
c)That the revised plans be reviewed by the Heritage Advisory Committee at
a future meeting.
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-17-02 regarding a
proposed demolition of an existing structure and the construction of a new detached
dwelling and accessory structure located at 36 Mark Street, designated under Part V of
the Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation
District.
•The existing house on the subject lands was constructed in 1960 and is not
considered a contributing property within the Heritage District.
•The proposed new dwellings do not meet all policies and guidelines of the
Heritage Conservation District Plan and requires revision.
•The property is a Designated, non-listed property on the Aurora Register of
Properties of Cultural Heritage Value or Interest.
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
Item 3
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March 6, 2017 - 2 - Report No. HAC17-005
Background
The owner of the property located at 36 Mark Street submitted Heritage Permit
Application NE-HCD-HPA-17-02 on February 7, 2017.
The owners propose to demolish an existing single detached dwelling on the subject
lands and replace with two proposed single detached dwellings.
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 January 17, 2017.
Council has 90 days to respond to the Application or else the Application is
automatically approved.
Location
The subject property is located on the north side of Mark Street, at the northwest corner
of Mark Street and Spruce Street (See Attachment 1). The property is a Designated,
non-listed property on the Aurora Register of Properties of Cultural Heritage Value or
Interest, located within the Northeast Old Aurora Heritage Conservation District.
Analysis
Architectural and Historical Value
The subject dwelling appears to be an example of a Ranch House bungalow
constructed in 1960. The building is designed with a low slope roof. The building is
cladded in brick, however a stone façade is present at the front door. An attached
garage can be found to the east, with a side gable roof, topped with a cupola at the
peak of the roof. The building contains a large picture window at the centre of the
home. A rear addition is present, sided with Aluminum siding and stucco. There are two
mature trees located on the front elevation and untrimmed hedgerows located around
the perimeter of the property on Mark Street and Spruce Street. Photos of the property
have been included in this report (see Attachment #2).
There is no historical information available for the property.
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Monday, March 6, 2017
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March 6, 2017 - 3 - Report No. HAC17-005
Neighbourhood Context
The property is located within the Northeast Old Aurora Heritage Conservation District.
The existing building is contextually linked to the residential buildings on the south side
of Mark Street, as they appear to have been constructed in the same era. Existing
heritage buildings on Mark Street are located further west towards Yonge Street and are
not adjacent to the subject lands. The existing building is not considered an important
component to the heritage character of the District.
Non-Heritage Buildings within the Northeast Old Aurora Heritage Conservation
District Plan
The demolition of non-heritage buildings is identified in Section 4.4.3 of the District Plan,
which states that generally, where non-heritage buildings are supportive of the
character of the heritage conservation district, the placement building should also
support the district character.
Proposed Concept Plan
The owner wishes to demolish the designated, non-listed property and construct two
new single detached homes on the property. A severance application will be required to
sever the lands into two properties. The owner has provided elevations for the proposed
building (see Attachment # 3).
Section 7.4 of the District Plan includes policies for severances and minor variances.
Each land division proposal and variance will be evaluated on its own merits and as to
its compatibility with the objectives and policies of the District Plan, and the historical lot
pattern in the district is a key defining element of the character of the neighbourhood
and should be maintained.
Registered Plan 215 identifies that 36 Mark Street was originally 2 separate lots. See
figure 1 on the next page.
Section 4.5.1 of the District Plan outlines the design approach for new buildings within
the Heritage Conservation District.
Design Approach: The Design of new buildings will be products of their own time, but
should reflect one of the historic architectural styles traditionally found in the District
The proposed design reflects an Edwardian architectural style, this style is supported
along Mark Street.
Design Approach: New residential buildings will complement the immediate physical
context and streetscape by: being generally the same height, width, and orientation of
adjacent buildings; having similar setbacks; being of like materials and colours; and
using similarly proportioned windows, doors, and roof shapes.
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Monday, March 6, 2017
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March 6, 2017 - 4 - Report No. HAC17-005
Figure 1: Registered Plan 215
The proposed design reflects an Edwardian architectural style, incorporating brick. The
side elevation on Unit B comprises of stucco, which is to be amended to brick. The
windows, doors and front porch require minor revisions to be in keeping with Edwardian
architecture.
Design Approach: New residential building construction will respect natural landforms,
drainage, and existing mature vegetation.
The owner is proposing to maintain the existing mature trees and hedgerows on the
property.
Design Approach: The height of new residential buildings should not be less than lowest
heritage building on the same block or higher than the highest heritage building on the
same block. Historically appropriate heights for new residential buildings are considered
to be 1-½ to 2-½ storeys, subject to an actual height limit of 9 metres to the mid-slope of
the roof.
The proposed buildings are measured at 2 storeys and 9.9 metres and 9.6 metres in
height respectively. The block of homes on the north side of Mark Street, are
predominantly between 1 and 1 ½ storey buildings. The owner is requested to reduce
the building height of both structures to 9 metres.
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”.
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Monday, March 6, 2017
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March 6, 2017 - 5 - Report No. HAC17-005
The owners have proposed an attached garage, for each proposed building. The owner
has cited that topography issues prevent the ability of placing a detached garage for
each home. The attached garage is not in keeping with the policies of the District Plan.
Staff request that the owner evaluate the existing topography considerations for 36A to
consider a recessed garage. Staff also request that the owner incorporate a detached
garage for lot 36B, with the access point fronting onto Spruce Street. A similar example
to a lot configuration for 36B can be found at 40 Maple Street.
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 maximum building depth for a two storey structure is 16.76
metres.
The proposed building depth for 36A is 16.1 metres. The proposed building depth for
36B is 16.8 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’’).”
Lot 36A appears to be in keeping with this guideline, as the building indents
approximately 2 metres on the west side of the building. Lot 36B does not meet this
guideline and will be required to adjust the building height and massing accordingly.
Design Approach: New residential building construction in the District will conform with
the guidelines found in Section 9.5.2.
The proposed building meets the setbacks of By-law 2213-78. The front yard setback of
lots 36A and 36B will be consistent with adjacent properties to the west. The owner is
keeping the existing mature trees and hedgerows on the property.
The proposed siting specifications for the building are as follows:
Existing R5
Residential Zone
Requirement
Proposed 36 A Proposed 36 B
Lot Area
(minimum)
460 m2 532 m2 618 m2
Lot Frontage
(minimum)
15 m 15.2 m 16.4 m
Front Yard
(minimum)
6.0 m 6.6 m
8.1 m
Rear Yard
(minimum)
7.5 m 10.8 m 10.1 m
Interior West
Side Yard
(minimum)
1.5 m 1.5 m
1.5 m
Heritage Advisory Committee Meeting Agenda
Monday, March 6, 2017
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March 6, 2017 -6 -Report No. HAC17-005
Interior East Side
Yard (minimum)
1.5 m 1.5 m 6.6 m (Exterior
Side Yard)
Lot Coverage
(maximum)
35% 33.5% 24%
Height
(maximum)
10.0 m 9.9 m 9.6 m
Design Review Panel
The application was reviewed by the Design Review Panel on February 27, 2017.
Comments with respect to the application were not available at the time of writing this
report.
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 Heritage Permit Application NE-HCD-HPA-17-02 as proposed.
2.Deny Heritage Permit Application NE-HCD-HPA-17-02.
Conclusions
The existing home at 36 Mark Street is not considered a contributing property within the
District. Staff recommend that the Heritage Advisory Committee approve the request to
demolish the existing building located at 36 Mark Street. Revisions to the proposal are
required in order for the proposed building to be in keeping with the Northeast Old
Aurora Heritage Conservation District Plan.
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Monday, March 6, 2017
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6.Consideration of Items Requiring Discussion (Regular Agenda)
R9. Memorandum from Mayor Dawe
Re: Correspondence from The Honourable Peter Van Loan, MP, York-
Simcoe – Proposed Private Member’s Bill C-323
Moved by Councillor Thompson
Seconded by Councillor Humfryes
1.That the memorandum regarding Correspondence from The Honourable Peter
Van Loan, MP, York-Simcoe – Proposed Private Member’s Bill C-323, be
received; and
2.That Council support this initiative by resolution; and
3.That a copy of Council’s resolution be forwarded to the offices of Kyle Peterson,
MP, Newmarket-Aurora, Leona Alleslev, MP, Aurora-Oak Ridges-Richmond Hill,
and The Honourable Peter Van Loan, MP, York-Simcoe.
Carried
Extract from
Council Meeting of
Tuesday, February 14, 2017
Attachment 1 - Memorandum from Mayor Dawe, Re: Correspondence from The
Honourable Peter Van Loan, MP, York-Simcoe - Proposed Private Member's Bill C-323
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Public Release
March 6, 2017
Town of Aurora
Additional Items to
Heritage Advisory Committee
Meeting Agenda
Monday, March 6, 2017
7 p.m., Holland Room
Delegation (a) Ian Ding, representing the Owner
Re: Item 1 – HAC17-003 – Heritage Permit Application
41 Centre Street, File: NE-HCD-HPA-17-01
Delegation (b) Chris Pretotto, Architect, and Kevin Vanderpost, Owner
Re: Item 2 – HAC17-006 – Heritage Permit Application
82 Catherine Avenue, File: NE-HCD-HPA-17-04
Delegation (c) Sasan Saadat, Owner
Re: Item 3 – HAC17 -005 – Heritage Permit Application
36 Mark Street, File: NE-HCD-HPA-17-02
Additional Items to Heritage Advisory Committee Meeting Agenda Monday, March 6, 2017Delegation (a) Page 1 of 1
Additional Items to Heritage Advisory Committee Meeting Agenda Monday, March 6, 2017Delegation (b) Page 1 of 1
Additional Items to Heritage Advisory Committee Meeting Agenda Monday, March 6, 2017Delegation (c) Page 1 of 1