Blackfriars/Petersville Heritage Conservation District Study

Transcription

1 Blackfriars/Petersville Heritage Conservation District Study Public Meeting #2 October 30, 2013

2 Overview Introduction of the Project Team Project Brief Summary of Work to Date Current Considerations Next Steps Discussion and Questions

3 The Consultant Team Golder Associates Ltd. David Waverman, Project Manager, Heritage Consultant, Senior Landscape Architect Christopher Andreae, Project Director, Senior Built Heritage Specialist IBI Group, Inc. Don Loucks, Architect, Urban Designer, Heritage Planner Tausky Heritage GSP Group Inc. Glenn Scheels, Planner Andrew Morgan, Planner Rebecca Robinson, Project Administrator, Landscape Designer Nancy Tausky, Historian, Heritage Specialist Michael Greguol, Project Administrator, Junior Cultural Heritage Specialist Hilary Neary, Senior Researcher

4 Heritage Conservation Districts The Basics A Heritage Conservation District (HCD) is a way to help manage change happening within a community so that it enhances and complements the area s unique character. Some of the benefits of an HCD include: 1) Protecting and conserving an area s special and distinct cultural heritage resources 2) Revitalization of an area 3) Potential for economic spin offs and tourism generation 4) Enhancement of community identity, pride, and involvement 5) A legacy for future generations

5 Blackfriars/Petersville Heritage Conservation District Project Summary The initiation of a Heritage Conservation District Study for the Blackfriars/Petersville area provides a significant opportunity to identify important cultural, natural, and built heritage characteristics associated with the area, and develop a long-term strategy that will enhance the area and assist in identifying it as an important part of the development of the community and its surroundings. We plan to build upon the area s unique attributes, and work with the residents and community members to provide a coherent framework for appropriate protection and promotion of its architectural and cultural heritage. Our goal is to establish a framework in which the village can grow and change as it has in the past, and will continue to do in the future, while preserving and protecting that which makes it a unique and important place.

6 Phase 1 Heritage Conservation District Study Our approach to the Blackfriars/Petersville Heritage Conservation District Study will focus on the following aspects: Identifying and evaluating the key historical, architectural and heritage landscape features Reviewing the current planning and regulatory context as it pertains to heritage designation Establishing a clear, defensible rationale for the appropriateness and boundaries of a Heritage Conservation District Obtaining meaningful input and developing consensus with local stakeholders, business owners and residents through effective public consultation

7 The Study Area Source: City of London 2011 CityCD

8 Work to Date Historical Overview Planning Framework Review Streetscape and Landscape Inventory Architectural Inventory and Typologies

9 Reflection of history in Blackfriars 1. Unusually large number of pre-confederation buildings 2. Small scale of buildings reflecting low economic status of early residents 3. Apparent randomness of street layout 4. Landmarks 5. The influence of the Thames 6. Neighbourhood spirit

10 Pre-confederation Buildings 8 Empress Ave. 14 Empress Ave.

11 Identification Problems After the flood of 1883 How old is this house?

12 A small scale of buildings: a working class neighbourhood Main occupations in the 1871 Directory: Millers, teamsters, or labourers at the North Branch Mill Shoemakers Seamstresses, Tailors, and Tailoresses Provisioners: Grocers, Butchers, a Butcher, a Dairyman, and a Fishmonger Members of the building trade: Carpenters, Bricklayers, Plasterers, Masons, Painters Gardeners, Farmers, or Market Gardeners

13 Street Design Periods of surveys 123 Empress

14 Landmark Sites St. George s Anglican Church Alexander Leslie Home: 81 Wilson Ave.

15 The River s Influence After the 1883 Flood The 1937 Flood

16 Bridges and Dykes Blackfriars Bridge, c Today s dyke

17 Neighbourhood Spirit

18 Blackfriars Heritage Conservation District Land Use Planning Context

19 Blackfriars Heritage Conservation District Planning Issues Residential Intensification Modifications, additions, and redevelopment of existing dwellings Increase in rental units, number of bedrooms Homes converted to duplex, new construction at up to 3x existing intensity Neighbourhood Character Property maintenance/standards Landscaped area converted to parking/driveway Incongruent new construction

20 Blackfriars Heritage Conservation District Planning Solutions Near-Campus Neighbourhood Strategy (2008) Identifies issues related to infill and intensification Implemented through comprehensive planning amendments Amendments to the Official Plan New and modified policies regarding residential intensification Encourages intensification in Medium and High Density designations and on arterial roads Amendments to the Zoning By-law Limit of 3 bedrooms in Near-Campus Neighbourhoods Changes to regulations: height, rear yard parking areas, side yards

21 Blackfriars Heritage Conservation District New Strategies Further Zoning Refinements Adding to comprehensive work done by City of London Development Permit System Combines zoning, site plan, and minor variance approvals Implementation requires amendments to Official Plan and Zoning By-law Design Guidelines Guide for building within existing character Heritage Zone Overlay Protection for designated heritage buildings or districts

22 Streetscape Inventory Boulevard, no street trees Boulevards street trees No street trees or boulevard No sidewalk

23 Streetscape Inventory Boulevard, no street trees ( )

24 Streetscape Inventory Boulevard street trees ( )

25 Streetscape Inventory No street trees or boulevard ( )

26 Streetscape Inventory No sidewalk at all ( )

27 Landscape Details: Heritage Value

28 Landscape Details: Cultural/Community Value

29 Architectural Typologies Ontario Cottage, Hip Roof, Buff Brick, Centre Hall Plan 98 Wilson Ave

30 Architectural Typologies Ontario Cottage 5 Leslie St., Gable roof, asymetrical entry 8 Leslie St. Hip roof, side hall

31 Architectural Typologies Ontario Cottage, Hip Roof, Buff brick, Centre gable 84 Albion St.

32 Architectural Typologies Ontario Cottage 116 Wilson Ave. 123 Wilson Ave.

33 Architectural Typologies, 1 ½ Storey, Victorian Cottage, Buff Brick, Gable Roof Insert notes here. 2 Leslie St. 2 Leslie St. Projecting centre entry bay 2 Carrothers Ave. Centre gable,

34 Architectural Typologies Early Victorian, 2 Storey, Frame house, Side Hall Plan, Hip Roof with Decorative Centre Gable 9 Blackfriar s St.

35 Architectural Typologies, 2 Storey, Victorian Buff Brick, gable roof 100 Wilson Ave 11 Leslie St.

36 Architectural Typologies Late Victorian, 1 ½ storey, gable roof 135 ½ Wilson Ave

37 Architectural Typologies 1 ½ storey, Edwardian, Gambrel Roof 96 Wilson Ave.

38 Architectural Typologies Edwardian, 1 ½ Storey, Gable Roof, Side Hall 58, 51 Albion St

39 Current Work We are recommending an HCD designation to a portion of the Study Area. We are determining the recommended boundaries currently.

40 Recommendations Defensible as a proposed HCD under the OHA Subject to deferred study to define unifying heritage characteristics (less defensible) Transition zone between pre and post war; little consistency of era Potential HCD with own set of guidelines, policy panning and by-laws

41 Next Steps Phase 1 Presentation of final report for Phase 1 to LACH, PEC, and Council Phase 2 Conservation Plan and Guidelines Development Community Meeting Event #3 Meet with Municipal Heritage Committee and review draft report Presentation of final report to LACH, PEC, and Council

42 Discussion Do you support the creation of a Heritage Conservation District in the recommended areas? What would you consider an appropriate boundary for this district? In your opinion, what are some of the key contributing heritage elements in this area that define its character as a district?

43 Thank you For more information, please contact: David Waverman Golder Associates T: 1 (519) ext E: david_waverman@golder.com Michael Greguol Golder Associates T: 1 (519) Ext E: michael_greguol@golder.com