5. Policy Statements, Procedures and Design Guidelines for Managing Change in the Heritage Conservation District

5.1 General Policies Supporting the Conservation of Heritage Resources
5.2 Application to Alter a Heritage Building
5.3 Alterations that do not Require an Application to Alter under the Ontario Heritage Act
5.4 Design Guidelines

Various policy documents at the provincial and municipal levels establish a framework for the conservation of heritage resources. These policies as well as the procedures for the approval of development applications in heritage conservation districts are explained in this section. The design guidelines contained in this section will provide the means for evaluating the compatibility of proposed developments with the heritage character of Lorne Avenue.

5.1 General Policies Supporting the Conservation of Heritage Resources

With regard to cultural heritage resources, the Provincial Policy Statement states in Section 2.6.1 that a decision of a council of a municipality in respect of the exercise of any authority that affects a planning matter “shall be consistent with” the following, “Significant built heritage resources and significant cultural heritage landscapes shall be conserved.”

The Provincial Policy Statement defines cultural heritage landscapes as, “a grouping(s) of individual heritage features such as structures, spaces, archaeological sites and natural elements, which together form a significant type of heritage form, distinctive from that of its constituent elements or parts.” Significant cultural heritage resources are resources, “that are valued for the important contribution they make to our understanding of the history of a place, an event, or a people.”

The Provincial Policy Statement defines conserved as, “the identification, protection, use and/or management of cultural heritage and archaeological resources in such a way that their heritage values, attributes and integrity are retained. This may be addressed through a conservation plan or heritage impact assessment.”

The Ontario Heritage Act enables municipalities to designate heritage conservation districts. Section 41. (1) of the Act states:

Where there is in effect in a municipality an official plan that contains provisions relating to the establishment of heritage conservation districts, the council of the municipality may by by-law designate the municipality or any defined area or areas thereof as a heritage conservation district.

The City of Ottawa Official Plan provides a framework for the conservation of heritage resources within the city. The Lorne Avenue Heritage Conservation District Study was undertaken in accordance with Section 2.5.5.2 of the City of Ottawa Official Plan, that states:

Groups of buildings, cultural landscapes, and areas of the city will be designated as Heritage Conservation Districts under Part V of the Ontario Heritage Act.

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5.2 Application to Alter a Heritage Building

The Ontario Heritage Act and the City of Ottawa require that all proposals for new construction or alteration to the exterior appearance of properties within a heritage conservation district must be approved by City Council, and a permit must be issued before any work may begin.

In order to initiate the application process, the applicant must complete a heritage permit application and submit it to heritage staff along with plans and material samples, if applicable. Staff reviews the application to determine if the alterations meets all City requirements, and a report will be prepared and sent to the Local Architectural Conservation Advisory Committee (LACAC), Planning and Environment Committee (PEC) and City Council. Council may approve the application with or without conditions, or refuse it. If Council approves the application, a Heritage Permit is issued. A Heritage Permit must be issued before a Building or Demolition Permit may be issued. In the case of alterations within a heritage conservation district, the applicant can appeal Council's decision to the Ontario Municipal Board.

Demolition of buildings within the proposed district is discouraged. Demolition of Category 4 buildings within the district may be considered subject to the replacement building being compatible with the heritage character of the streetscape. An application for demolition and for new construction under the Ontario Heritage Act, and a building permit for the construction of the new building are required before a demolition permit can be issued. Section 42 (2.1) of the Ontario Heritage Act states:

The owner of property situated in a designated heritage conservation district may apply to the municipality for a permit to alter any part of the property other than the interior of a building or structure on the property or to erect, demolish or remove a building or structure on the property.

The decision of the municipal council must be made within 90 days of the date of the notice of receipt of the application, or within such longer period of time as is agreed upon by the applicant and the council. The council may grant approval of the permit applied for, refuse the application for a permit, or grant approval of the permit subject to terms and conditions. If the council refuses the permit applied for or gives the permit with terms and conditions attached, the owner of the property may appeal to the Ontario Municipal Board.

Other approvals or permits may be required:

• Zoning By-law Amendment or Minor Variance
• Site Plan Control Approval - for certain residential developments, for certain changes in land use, and for any developments in certain zones
• Building Permits - required for most construction
• Review of Site Elements – required for new construction and some additions to existing buildings within a heritage conservation district

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5.3 Alterations that do not Require an Application to Alter under the Ontario Heritage Act

The following is a list of the types of work that do not require a heritage permit:

• Interior alterations
• Painting/paint colour
• On-going building maintenance such as repointing, a new roof and foundation repairs
• Repair, using the same materials, of existing features including roofs, exterior cladding, cornices, brackets, columns, balustrades, porches and steps, entrances, windows, foundations and decorative wood, metal or stone
• Minor alterations to the rear of the building
• Landscaping

5.3.1 Heritage Grants

Heritage grants are available to assist owners of heritage buildings designated under Part V of the Ontario Heritage Act with restoration work. Grants are approved subject to the availability of funding, which is approved by Ottawa City Council as part of the overall City budget each year. Grants are for projects that involve the restoration of building elements to their original condition or material. Examples of eligible projects include:

• Conservation of existing exterior elements, such as deteriorated original windows, gingerbread trim or decorative metal work
• Repointing mortar joints in masonry surfaces
• Restoration of missing features based on documentary evidence, such as reinstating a blocked-in window, rebuilding an interesting chimney stack or re-roofing with the original material
• Custom restoration work, such as replicating porch columns or trim, or building new windows to replace originals that are beyond repair

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5.4 Design Guidelines

These design guidelines will be used to evaluate the compatibility of a proposed development with the heritage character of the streetscape as defined in the description of cultural heritage value and heritage attributes. The objective of the design guidelines is to conserve the heritage character of individual properties and the district as a whole. The guidelines, as they relate to infill construction, encourage the use of contemporary approaches to architectural design that are compatible with the historic character of the streetscape.

5.4.1 Conservation of Existing Building Fabric

Conservation is the general term used to describe the retention and safeguarding of heritage buildings and areas. The term is used to describe the broad range of processes associated with the identification, protection, maintenance, revitalization and management of heritage properties. Conservation may involve the preservation, restoration, renovation, rehabilitation, and/or adaptive re-use of heritage buildings.

1. Cleaning and repointing brick - The extensive use of brick cladding is a unifying element in the Lorne Avenue streetscape. Cleaning of brick should be approached with caution. Heritage staff is available for consultation regarding non-abrasive cleaning methods. Test patches should be made in unobtrusive locations to first ensure the effectiveness of the cleaning method. Repointing of brick should be undertaken in consultation with heritage staff to ensure that lime-rich mortars similar to the original mortar are used.

2. Conservation and repair of cornices and cornice brackets - The continuous line of building cornices is a unifying element in the Lorne Avenue streetscape. The conservation and repair of cornices and cornice brackets is encouraged. Repair is preferable to replacement. Where replacement is necessary, the replacement cornice or bracket should be the same design and material as the original.
3. Conservation and repair of original wood doors and windows – Retention of original doors and windows is encouraged. Increased energy efficiency can be achieved through the use of weather stripping or the installation of wood storm windows. If a window or door has to be replaced, the new window or door should match the size, shape and muntin profile of the original. When no documentary evidence regarding the design of the original exists, the design of original windows or doors from neighbouring buildings can be used as a model. A replacement door or window should not falsely evoke a particular era.

4. Conservation and repair of porches - Retention of original porch elements is encouraged. Regular maintenance is critical to the preservation of decorative woodwork.
   Sources of water penetration should be identified and removed, and paint cover maintained. Replacement decorative wood elements should be based on documentary evidence such as remaining decorative elements and historical photographs. Where no original material exists, the design of a replacement porch should replicate existing early porches in the streetscape. In general, the typical porch has a shed roof with a pediment. There is precedent for a porch with a flat roof and classically inspired decoration. Ghost marks may provide an indication of where a porch roof was once located on the building.

5.4.2 Infill – Additions

1. Height - additions to the rear. Additions may be up to two storeys in height, but must be lower than the original building and set back from the sides of the original building.
2. Roof and building cornice - The continuous line of flat roofs and building cornices is a unifying element in the streetscape. The use of a flat roof, a building cornice and/or cornice brackets is encouraged.

3. The architectural expression of an addition may be of its own time. The design of the addition should, however, be sympathetic to the massing and finishes of the original building.
4. Legibility - Additions should be distinguishable from the original building. There should be a differentiation between old and new.
5. Windows - Window openings with voussoirs or rectangular window openings are encouraged. Double or single hung windows are encouraged.

5.4.3 Infill – New Construction

1. The architectural expression of new construction may be of its own time. The massing, finishes, use of decoration, and rhythm of divisions of buildings should make reference to typical patterns in the streetscape.
2. Maintaining vertical emphasis - The width of each single or unit within a row should be less than the height. Each single or unit within a row should be two bays wide.
3. Roof and building cornice - A flat roof is encouraged. A building cornice with or without brackets is encouraged. The flat roof and cornice are a unifying element in the streetscape and the design of new buildings should continue this pattern.

4. Building height - A building height of two-storeys is encouraged. The two-storey height of the buildings is a unifying element in the streetscape.
5. Shallow projecting bays - While a flat façade is common in the streetscape, there is precedent for shallow projecting bays. Shallow projecting bays are encouraged;

6. Cladding – Brick cladding is a unifying element in the streetscape. Brick cladding is encouraged.
7. Windows - Window openings with voussoirs or rectangular window openings are encouraged. Double or single hung windows are encouraged. A transom window over the front door is typical in the streetscape and is encouraged.
8. Surface decoration - Modest surface decoration, such as a stringcourse, is encouraged.
9. Porches - Porches with shed roofs and wood decoration are encouraged.
10. Building setback – Small variations in building setback from the front property line occur in the streetscape. Maintaining this uniform front yard setback is encouraged.
11. Legibility – New construction should be distinguishable from existing buildings. There should be a clear differentiation between old and new.

5.4.4 Streetscape

1. Landscaping in front yards should include a combination of the following: small trees, small shrubs, perennials, climbing vines, small areas of lawn. Hard surfaces should be kept to a minimum.
2. Parking should be located at the rear of the property or within narrow driveways to the side of the lot. Underground parking is not encouraged. Parking in the front yard is not permitted.

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