Alterations to a Designated Heritage Property in the North Rosedale Heritage Conservation District Glen Road

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1 REPORT FOR ACTION Alterations to a Designated Heritage Property in the North Rosedale Heritage Conservation District Glen Road Date: January 9, 2017 To: Toronto Preservation Board Toronto and East York Community Council From: Chief Planner and Executive Director, City Planning Division Wards: 27 - Toronto Centre-Rosedale SUMMARY This report recommends that City Council refuse the alterations to the designated heritage property at 204 Glen Road, a C-rated property located in the North Rosedale Heritage Conservation District. The applicant is requesting retro-active approval of alterations to the property that have already occurred, including the installation of Styrofoam stucco panels over the existing brick cladding on the exterior first storey and the replacement of windows and alteration of window trim on the existing building. These alterations have been made without heritage approvals. City Council's consent is required for the alterations to the designated heritage property under Section 42 of the Ontario Heritage Act. RECOMMENDATIONS The Chief Planner and Executive Director, City Planning Division recommends that: 1. City Council refuse the alterations to the designated heritage property at 204 Glen Road, in accordance with Section 42 of the Ontario Heritage Act, for the installation of new stucco panels and alterations to the existing windows in accordance with materials submitted by the applicant date-stamped received by Heritage Preservation Services November 14, 2016 and on file with the Senior Manager, Heritage Preservation Services. FINANCIAL IMPACT There are no financial implications resulting from the adoption of this report. Alterations to a Designated Heritage Property Glen Road Page 1 of 8

2 DECISION HISTORY The property at 204 Glen Road is located in the North Rosedale Heritage Conservation District (NRHCD) which was designated by City Council on September 30, 2004 by Bylaw under Part V of the Ontario Heritage Act. BACKGROUND Heritage Property The property at 204 Glen Road is identified in the NRHCD Plan as a C-rated property. The NRHCD Plan identifies a C-rated property as one that "contributes to the overall heritage character of the neighbourhood, district or area, and which merits preservation because of its contribution to and support of the neighbourhood heritage character". Application History In October 2016 it came to the attention of City Staff that alterations had been completed to the heritage property at 204 Glen Road. Toronto Building and Heritage Preservation Services (HPS) staff contacted the applicant and requested photographs and specifications for the completed work, which the applicant has since submitted. While Toronto Building determined that a building permit was not required for the ongoing alterations, Heritage Preservation Services staff determined that the work requires a heritage permit under Section 42 of the Ontario Heritage Act. Policy Framework Provincial Policy Statement and Planning Act The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets the policy foundation for regulating the development and use of land. The key objectives include: building strong communities; wise use and management of resources; and, protecting public health and safety. City Council's planning decisions are required to be consistent with the PPS. The Planning Act and associated PPS guide development in the Province and they include provincial interests regarding heritage resources as described in the PPS issued under the authority of Section 3 of the Planning Act. The Planning Act requires that all decisions affecting land use planning matters "shall be consistent with" the PPS. The PPS provides direction on matters of provincial interest related to land use planning and development, and promotes the provincial policy-led planning system. PPS reads "Significant built heritage resources and significant cultural heritage landscapes shall be conserved". Alterations to a Designated Heritage Property Glen Road Page 2 of 8

3 Official Plan The revised heritage policies in the City of Toronto's Official Plan provide the policy framework for heritage conservation in the City. The following Official Plan policies apply to the proposed alterations: : "Properties on the Heritage Register will be conserved and maintained consistent with the Standards and Guidelines for the Conservation of Historic Places in Canada, as revised from time to time and adopted by Council." : "Proposed alterations, development, and/or public works on or adjacent to, a property on the Heritage Register will ensure that the integrity of the heritage property's cultural heritage value and attributes will be retained, prior to work commencing on the property and to the satisfaction of the City." : "New construction on, or adjacent to, a property on the Heritage Register will be designed to conserve the cultural heritage values, attributes and character of that property and to mitigate visual and physical impact on it." Standards and Guidelines for the Conservation of Historic Places in Canada In 2008 Toronto City Council adopted the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (Standards and Guidelines) as the official document guiding planning, stewardship and conservation approach for all listed and designated heritage resources in the City of Toronto. The General Standards (1-9) and the Standards for Rehabilitation (10-13) apply to this project. North Rosedale Heritage Conservation District Section 6.3 of the NRHCD Plan says, "When a Heritage Permit application does not, in the view of City staff, comply with the district design guidelines, or when it involves the demolition of a structure in the conservation district, City Council will decide on the application. In making its decision, Council will be provided with the advice of the City's Heritage Preservation Services Section". Section 7.2 of the NRHCD Plan, Guidelines for Alterations and Additions to Heritage Buildings, contains the following guidelines which are applicable to this application: 1. Alterations and additions to heritage buildings should maintain or enhance rather than detract from the existing architectural style and character of the building and those surrounding it. To this end: Reasonable effort should be taken to repair rather than place significant architectural elements. The building should be examined carefully, together with buildings of similar architectural style, to determine what changes have already occurred before commencing an alterations or addition. If architectural Alterations to a Designated Heritage Property Glen Road Page 3 of 8

4 COMMENTS elements have been removed from the building, it may be attractive and feasible, although not necessary, to re-introduce these missing elements as part of a proposed alteration. Porches, original doors and window sashes are examples of these elements. Using heritage buildings in the District and the building concerned as a guide, alterations and additions should be consistent with their size, scale, proportion and level of detail. No alteration or addition should visually overwhelm the building in question or neighbouring buildings. Additions should preferably be at the rear of the building. Alterations and additions should, to the extent reasonable, maximize the use of materials that predominate in the building concerned or in buildings of similar architectural style in the area. Existing wall to window ratio and proportion should, in general, not be materially altered. Windows, doors and details should relate in scale and proportion to those of the existing building. Staff has reviewed the alterations to the heritage property at 204 Glen Road which include the replacement of all existing wood windows with new wood windows and window trim, and the installation of new Styrofoam stucco panels on the first storey over the existing brick cladding. Staff's opinion is that these alterations are not in keeping with the guidelines for the North Rosedale Heritage Conservation District (NRCHD) and that they have a negative impact on the heritage character of the property and the District. All existing windows at 204 Glen Road have been replaced with new wood windows. While wood is an appropriate material for window replacements within the NRHCD, the replacement windows do not match the profile, divisions or proportions of the original windows within the existing window openings. The existing shutters and window frames have been removed and have been replaced with contemporary trim and surrounds that are not in keeping with the character of the property. The guidelines for the NRHCD indicate that reasonable efforts should be made to maintain significant architectural elements, such as windows. The guidelines also speak to the importance of maintaining wall to window ratio and proportion. Staff feel that these window alterations are not in keeping with these guidelines. The first storey of the existing building at 204 Glen Road was previously clad in red brick, with the upper stories clad in stucco. Stucco Styrofoam panels have been installed by the applicant over the entire building, covering both the existing stucco and the red brick. Staff's opinion is that the introduction of Styrofoam stucco over existing stucco and brick is not appropriate. Styrofoam stucco panels are not a material that Alterations to a Designated Heritage Property Glen Road Page 4 of 8

5 predominates in other contributing properties within the NRHCD. Additionally, the installation of Styrofoam stucco has significantly altered the original proportions of the window bay on the front elevation of the first storey. CONCLUSION Staff's opinion is that the alterations to the designated heritage property at 204 Glen Road including the installation of new windows, window trim and surrounds, and the installation of new Styrofoam stucco panels do not meet the guidelines for the North Rosedale Heritage Conservation District, and have a negative impact on the heritage character of the NRHCD and this C-rated property. Staff recommend that these alterations be refused by City Council. CONTACT Sherry Pedersen, Program Manager Heritage Preservation Services Tel: ; Fax: Sherry.Pedersen@toronto.ca SIGNATURE Jennifer Keesmaat, MES, MCIP, RPP Chief Planner and Executive Director City Planning Division ATTACHMENTS Attachment No Glen Road: Location Map Attachment No Glen Road: Photographs Alterations to a Designated Heritage Property Glen Road Page 5 of 8

6 LOCATION MAP: 204 Glen Road ATTACHMENT No. 1 The arrow marks the location of the property at 204 Glen Road. This location map is for information purposes only; the exact boundaries of the property are not shown. Alterations to a Designated Heritage Property Glen Road Page 6 of 8

7 PHOTOGRAPHS: 204 Glen Road ATTACHMENT No. 2 Pre-alterations (Submitted by Applicant) After Alterations (Submitted by Applicant November 14, 2016) Alterations to a Designated Heritage Property Glen Road Page 7 of 8

8 PHOTOGRAPHS: 204 Glen Road ATTACHMENT No. 2 After Alterations (Submitted by Applicant November 14, 2016) After Alterations (Submitted by Applicant November 14, 2016) Alterations to a Designated Heritage Property Glen Road Page 8 of 8