Werdens Plan Neighbourhood Heritage Conservation District Plan - - PowerPoint PPT Presentation

Werden’s Plan Neighbourhood

Heritage Conservation District Plan

March 21, 2017 Public Information Meeting

Agenda

• Background Information
• Werden’s Plan Neighbourhood Boundaries
• Review Sections within HCD Plan
• Next Steps
• Olde Whitby Neighbourhood Association (OWNA) Member

Statement

• Question and Answer Session

Background

• A Heritage Conservation District can be described as a

collection of buildings, streets and open spaces that are of special historical and/or architectural importance to the community.

• Downtown Whitby was identified as an area of importance

and it was recommended that a Heritage Conservation District Study be undertaken.

• In 2012, the Town hired GBCA Architects in association with

Paul Dilse, Heritage Planning Consultant and The Landplan Collaborative Limited to begin studying the area.

Background

• All of Downtown Whitby

was studied (over 3,000 properties) to identify potential Heritage Conservation Districts (HCDs).

• Three HCDs were identified:
• Werden’s Plan

Neighbourhood (Blue)

• Perry’s Plan Neighbourhood

(Green)

• Four Corners Commercial

District (Yellow)

Background

• The Ontario Heritage Act sets out the requirements to

establish a Heritage Conservation District (HCD):

• Phase I – HCD Study
• Involves background research, property inventory and

recommends study area boundaries.

• HCD Study completed in January 2013. It was recommended to

proceed with Werden’s Plan Neighbourhood as there was community support for this area.

• Werden’s Plan Property owners were surveyed and they indicated

their support to proceed with HCD Plan.

• Council authorized staff to proceed to Phase II in September 2014

for Werden’s Plan Neighbourhood.

Background

• Phase II – HCD Plan
• Involves the development of policies and guidelines specific to

the neighbourhood.

• In April 2015, members of the Olde Whitby Neighbourhood

Association (OWNA) – a group representing households in the neighbourhood - and LACAC Heritage Whitby began meeting with Town Staff and the study team to develop content for the HCD Plan.

• This presentation will provide an overview of the final draft for

Werden’s Plan Neighbourhood Heritage Conservation District Plan as developed by the community.

HCD Plan’s Purpose

• The HCD Plan is a commitment between the Town of Whitby

and property owners in Werden’s Plan Neighbourhood to preserve the neighbourhood’s small-town historic character.

• The Plan serves as a guide to managing physical change to the

neighbourhood over the long term. It applies to both Town’s public works projects and certain private property changes defined in the plan as requiring heritage review.

HCD Plan

• Volume 1 – HCD Plan
• Section 1 – Introduction, Background, Boundaries, Definitions
• Section 2 – History of area, Reasons why the area is Important
• Section 3 – Plan’s Goal and Objectives
• Section 4 – Policies for Land Use, Buildings, Public Realm and Private

Open Space

• Section 5 – Guidelines providing advice to property owners and the

Town that will help them reach the intent of the plan’s policies.

• Section 6 – Implementation Strategy including the heritage review

process.

• Volume 2 – Description of the Heritage Attributes of Individual

Properties

Werden’s Plan Neighbourhood HCD Boundaries

250 Properties Total

Reasons why the Neighbourhood is Important

• Retains many features

from Whitby’s historic period as a stable small town dating from 1850s to 1950.

Reasons why the Neighbourhood is Important

• Almost all buildings are single-detached houses generally 1, 1 ½
• r 2 storeys tall on ample landscaped property.

Reasons why the Neighbourhood is Important

• Displays a variety of architectural styles.

19th Century Early 20th Century Mid 20th Century Late 20th Century

Methodist Tabernacle (St. Mark’s United Church) 201 Centre St. S.

King Street School (R.A. Sennett School) 300 King St.

Ontario County Registry Office 416 Centre St. S. Ontario County Courthouse (Centennial Building) 416 Centre St. S.

• St. Andrew’s Church of

Scotland (St. Arsenije Sremac Serbian Orthodox Church) 508 Byron St. S. Whitby Central Library 405 Dundas St. W.

• Contains landmarks of local and provincial importance.

Reasons why the Neighbourhood is Important

Reasons why the Neighbourhood is Important

• Views of landmarks throughout the district are important.

Reasons why the Neighbourhood is Important

• Public open space in the district is important and includes:

Rotary Centennial Park Celebration Square – Whitby Public Library Unopened Road Allowance Gilbert Street West Right-of-Way

Reasons why the Neighbourhood is Important

• Large shade trees are prominent throughout the area.

Reasons why the Neighbourhood is Important

• Many streets show a rural cross section as opposed to an urban

section with curb and gutter.

Rural Cross Section Urban Cross Section

Property Classification

• Historic Property (51%)
• Properties from when Whitby was a

stable small town, before its expansion in the mid-20th Century

• Complementary Property
• Exemplary (3%) - Good examples of

architectural styles built in the mid-20th Century and later or have special historical association

• Usual (22%) - Properties from mid-20th

Century or later that complement the neighbourhood’s historic character

• Uncharacteristic Property (24%)
• Properties neither “historic” nor

“complementary”

Plan’s Goal and Objectives

• The Plan’s Goal is to preserve the neighbourhood’s small-town

historic character.

• The Plan’s Objectives are provided for:
• Land Use
• Buildings
• Public Realm and Private Open Space
• The Goal and Objectives are further defined by the policies and

guidelines.

Plan’s Policies and Guidelines

• The Plan’s policies provide a course of action for the district.
• Policies are provided for:
• Land Use
• Buildings
• Public Realm and Private Open Space
• The Plan’s policies are generally aimed at maintaining the low-

density residential character/appearance of the area while preserving historic buildings and spaces that are important to the community.

• The guidelines provide property owners and the Town with

information that can help them implement the policies.

Land Use

• Intensification – the neighbourhood is exempt from the

intensification strategy for Downtown Whitby.

• Low-Density Residential Character – Official Plan policies and the

zoning by-law will be updated to acknowledge the neighbourhood’s low-density residential character.

• Recognition of Existing Uses – Legally non-conforming land uses

established and operating at the time when the HCD Plan takes effect will continue to be permitted.

Land Use

• Restriction on Commercial Use – the conversion of buildings to

commercial uses inclusive of a professional, business office or personal service use will be permitted in the following two areas:

Brock Street South from Ontario St to Rotary Centennial Park Colborne St W to Dunlop St W King St to Byron St

Buildings - Historic

• Preservation of Landmarks
• Any new uses proposed to landmark buildings will not compromise

the heritage attributes of the building or its grounds.

• Existing house forms on historic property will be retained in situ.
• Property owners will avoid making unnecessary contemporary

alterations to building facades visible from the street.

Buildings - Complementary

• Existing houses on complementary property (exemplary) – seven

properties in total – will be retained.

• Preference for retention of buildings on complementary property

(usual). If property owner proposes replacement – the new building should demonstrate greater harmony with neighbourhood.

• Modest improvements to facades visible from the street may be

appropriate and should not diminish the building’s character.

Buildings - Uncharacteristic

• Existing buildings on uncharacteristic property may be

demolished and replaced with new buildings that meet the plan’s policies and guidelines for new construction.

• Alternatively, alterations that more closely align with the

district’s architectural character will be considered.

New Construction

(for all property classes)

• New construction will take the form of:
• An addition to an existing building.
• A new single detached dwelling.

New house built 2012 - 2013 House built 1920s with 1957 addition to the rear

Additions

Preferred height of additions will be at or below the eaves

• f the existing building.

Additions will be smaller than the existing ground floor area of the building when the HCD Plan takes effect. Preferred location for additional floor space to an existing building will be at the back of the building. On corner lots, additions will be sited to lessen the impact on either façade. An addition to one side of the building if setback from the front façade may be acceptable when rear additions are not possible.

Accessory Buildings

• Accessory Buildings may include sheds, a detached garage, child’s

playhouse, or greenhouse.

• All accessory buildings on a lot may total a maximum of 60 m2

(650 sq ft) and meet the requirements of the Zoning By-law.

• Preferred location – rear (back) of the lot.

New Garages

A detached garage will be preferred

• ver an attached garage and be located

in the side yard near the back of the lot. If garage is attached to front of the dwelling, it will be single- car and recessed from front façade. A double-car garage will not be attached to the dwelling unless it is located on the back of the dwelling.

New Dwellings

Top image shows two historic properties at either end of the streetscape and three bungalows between that are classified as uncharacteristic. Bottom image shows how the three bungalows could be replaced with two new single-detached dwellings that meet the plan’s policies and guidelines. Similar Height Profiles Covered entrance Window placement Roof style and shape

Wall Materials

• Clay brick in shades of red will be the preferred wall cladding

material for a new dwelling.

• Buff brick or other earth tones, clapboard, flush horizontal board

siding, shingle siding or roughcast plaster finish may also be appropriate.

• Synthetic wall materials such as External Insulation and Finish

System (EIFS), and aluminum or vinyl siding will be avoided on building elevations that are visible from the street.

Red Brick Clapboard Siding Roughcast Plaster

Windows

• Where wood windows still exist on historic property, their repair or

renewal is encouraged as they add character to the building and

• neighbourhood. They also last longer than new vinyl sash windows.
• Where existing wood windows are beyond repair, it is

recommended that new front façade windows be made of custom millwork or high-quality stock wood windows.

Windows

• The existing sash and historic glazing pattern

(e.g. two panes of glass on the top sash and two below) should be replicated.

• Where windows have already been replaced

with vinyl or aluminum windows on historic properties – new front façade wood windows is recommended when windows are being replaced.

• Each application will be reviewed on a case-by-

case basis to determine the best solution which is feasible with the property owner.

Private Open Space and Parking

Front yards will be maintained as green spaces and paving areas will be limited. The preferred width of a new driveway is for a single vehicle. The creation of new parking bays will be permitted in side yards and rear yards to limit front yard parking. Preferred location

• f a driveway is in

a side yard.

Significant Trees

• Defined as a mature tree that is visible from the street and

whose trunk measures one foot or more in diameter.

• Preservation of trees in private yards is encouraged.
• A significant tree will not be removed unless dead, diseased or

hazardous or unless property owner is authorized to remove the tree.

Lot Severance / Consolidation

• Lot severance through the creation of small new lots in the

neighbourhood will be discouraged in order to maintain the ample existing green space and character of larger lots that define the area.

• The Plan also encourages lot consolidation whereby

uncharacteristic properties could be amalgamated to form a larger lot that could accommodate a new single detached dwelling.

Rural Road Section

• Maintaining a rural road section (i.e. with shoulders and ditches)

will be preferred over reconstruction with an urban section of curb and gutter.

Modified Rural Road Section

• A modified rural section may be an acceptable alternative if a

study of the road character concludes a negligible effect on existing street trees.

Perforated subdrains are added at the roadway’s edges for drainage

Implementation Strategy Heritage Review Process

• The Heritage Review process ensures that each proposal by

private and public property owners is considered for its effect on the district’s character.

• Heritage Review is limited to:
• Certain types of proposals regarding Historic Property or

Complementary Property (Exemplary)

• Certain types of proposals regarding Complementary Property

(Usual) and Uncharacteristic Property

• Proposals regarding the Public Right-of-Ways and Public Open Space
• Exemptions from Heritage Review – includes routine exterior

maintenance and all interior work amongst other proposals.

Heritage Permit

• There is no fee for a Heritage Permit and approval for minor

alterations can generally be expedited.

Financial Support

• Town offers a 40% heritage tax rebate on the municipal and

school board portion of a tax bill for both historic and complementary exemplary properties.

Next Steps

• All comments submitted by April 18. Comments will be

reviewed and updates to HCD Plan implemented as required.

• Statutory Public Meeting – May 15 Planning and Development

Committee to consider Final HCD Plan.

Next Steps

• If adopted by Council, a Notice of Passing By-law to designate

Werden’s Plan as a Heritage Conservation District is mailed to:

• All property owners within district
• Ontario Heritage Trust
• Published in Local Newspaper
• Any objections shall be made to Town Clerk within 30 days after

Notice publication.

• Any appeal will be dealt with at the Ontario Municipal Board

(OMB).

• If no objections received within 30 days, a Notice of Adoption By-

law is passed and the HCD Plan is adopted and comes into effect.

Olde Whitby Neighbourhood Association (OWNA) Member Statement

Question & Answer Session

Comments can be sent to the Planning and Development Department

Christy Chrus, Principal Planner Maria McDonnell, Manager 905.430.4300 x2367 905.430.4300 x2205 chrusc@whitby.ca mcdonnellm@whitby.ca