Cultural Heritage Evaluation Report/Heritage Impact Assessment - London… · 2020-02-20 ·...

Cultural Heritage Evaluation Report/Heritage Impact Assessment

130 Windsor Crescent, London, Ontario

BluCor Group

January 17, 2020

Cultural Heritage Evaluation Report (CHER)/HIA 130 Windsor Crescent

Page | 2 Zelinka Priamo Ltd.

SECTION 1 - INTRODUCTION

The purpose of the Cultural Heritage Evaluation Report/ Heritage Impact Assessment is to evaluate the cultural heritage potential of 130 Windsor Crescent and to identify any potential impacts of the proposed garage at the rear of the adjacent property, 26 Foxbar Road (Figure 1).

Figure 1 – Subject Lands

SECTION 2 - THE SUBJECT PROPERTIES

2.1 130 Windsor Crescent

The subject lands are known municipally as 130 Windsor Crescent and are a listed non-designated property on the City of London Register of Heritage Properties.

The property consists of a 2.5-storey red brick Tudor Revival fourplex building built c.1934 and was previously know as Foxbar Apartments.

Generally, Tudor Revival structures have steeply pitched side-gabled or hipped roofs with projecting gabled bays or cross gables with half-timbering, and tall chimneys. It is common to see multiple window assemblies, which usually include leaded glass, often in diamond patterns. Many pre-World War I examples have stone foundations, wooden cladding (shingles or lap siding) on the main floor and roughcast stucco in the half-timbered gable. This style is very similar to Arts and Crafts style houses, but show more gable and half-timbering to the street.

The subject lands are a red brick building consisting of a hipped roof, with front projecting gable covered with a veneer of stucco and decorative faux timbers. The symmetry of the building is simple with two single vehicle garages on either side, with the front



entrance as the focal point with unique features including the front door and windows (Figures 2- 4).

Figure 2 – Subject Lands from Windsor Cresent (December 2019)

Figure 3 – Subject Lands from the Municipal Laneway to the North (December 2019)

l



Figure 4 – Subject Lands from Foxbar Road (December 2019)

The property has seen many alterations throughout the years, including the following:

All brow roof vents at the front and sides of the building were removed and replaced with gabled dormers;

Large roof dormer added to the rear of the building; Most of the sash, multi-paned windows on the front and side façade have been

replaced; The window opening on the front facade have altered. Originally there used to

be three individual windows, they have been replaced with one large window that appears to be three;

Shutters have been added to some windows on the front façade; The timbered gable features have been painted grey; Both side garages with upper additions have been removed; The side garages have been re-built and are to be finished in vinyl siding rather

than brick; A metal railing with glass panels will be constructed at the top of each of the

garages; Original garage doors removed and replaced with modern design; Front entrance has been altered with the addition of a flat roof structure; and Brackets above the front door have been removed.

Appendix 1 consists of a photo comparison of the changes.



It is our understanding that all the alterations received approval through previous application processes including the most recent removal/re-build of the two side garages (City of London File # 19026120).

Past owners/tenants include:

Foxbar Apartments Year Unit One Unit Two Unit Three Unit Four 1931-1935 Vacant Betta, DC Thomas, WW Simpson, Isabel 1936-1939 Smith, Alfd. Bricknell, CW Thompson, JH Adams, GM 1939-1950 Smith, Alfd. Cooke, Hubt Adams, GM Peek, TV 1955-1959 Pannell, F Holmes, DE Adams, F Thompson, W 1961 Winn, RJ Baxter, Chas Keith, V Sloane, PL 1965 Shaw, EC Clarke, JW Jenkin, HE Sloane, PL 1970 Scanlan, Chas Coughlin, John Olsson, Larry Stevenson, D 1975 Andrew, WJ Jay, AC Richel, B Money, H 1980 Kuleta, R Vacant Rea, B Vacant 1985 Vacant Keith, C Mulligan, B Patterson, G 1990 Elloway, J Jongepier, W Patterson, G Patterson, K 1995 Reid, D Vacant Godby, C Brush, K 2000 Feiertag, M Strokes, D Atkinso, J Aziz, S 2005 Feiertag, M Maccabe, J Landry, R Patterson, S 2010 Feiertag, M Maccabe, J Scoyne, S Patterson, S 2013 Feiertag, M Maccabe, J Morningstar, T Patterson, S

2.2 26 Foxbar Road

The adjacent lands are known municipally as 26 Foxbar Road and are not a designated or listed property on the City of London Register of Heritage Properties (Figures 5).

Figure 5 – 26 Foxbar Road

SECTION 3 – THE PROPOSED DEVELOPMENT

The existing fourplex dwelling at 130 Windsor Crescent is currently being renovated to be converted to condominium units.



The garage to south side of the fourplex is proposed to be expanded to accommodate an additional parking space. In addition, in order to provide additional parking for the residents of the fourplex, a new 3-car garage is proposed to be constructed at the rear of 26 Foxbar (same owner as 130 Windsor Crescent), abutting 130 Windsor Crescent, accessed via a municipal laneway.

The rear 113m² of 26 Foxbar Road is proposed to be severed and merged with 130 Windsor Crescent through the Plan of Condominium process.

The proposed development therefore consists of 4 condominium units with accessory parking provided in the form of 3 separate garages, equating to a total of 6 parking spaces.

Existing vehicular access is to remain as it currently exists. All existing landscaping and mature trees will be preserved.

The proposed material for the south garage at 130 Windsor Crescent will be the same as the re-built garage, vinyl siding, modern garage door, with a metal railing with glass panels at the top.

The proposed material on the garage at the rear of 26 Foxbar Road will be a stucco veneer with wood trim to match the style of 130 Windsor Crescent.

A conceptual site plan detailing the proposed development is provided in Appendix 2.

SECTION 4 – REGULATION AND POLICY REVIEW

4.1 Ontario Regulation 9/06 made under the Ontario Heritage Act

The following evaluation was completed to determine whether 130 Windsor Crescent is of cultural heritage value or interest:

Criteria Evaluation

The property has design value or physical value because it,

Is a rare, unique, representative or an early example of a style, type, expression, material, or construction method

The fourplex could be considered unique to this area, however, many of it original features have been removed, and it is not a strong example of the Tudor Revival style.

Displays a high degree of craftsmanship or artistic merit

The property does not display a high degree of craftsmanship or artistic merit.

Demonstrates a high degree of technical or scientific achievement.

Property does not demonstrate a high



degree of technical or scientific merit.

The property has historical value or associative value because it,

Has direct association with a theme, event, belief, person, activity, organization or institution that is significant to a community.

Property does not have any significant historical associations.

Yields, or has the potential to yield, information that contributes to an understanding of a community or culture.

Property does not yield, or have the potential to yield, information beyond knowledge related to the development of the area.

Demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community.

Property does not demonstrate the work or ideas of an architect, artist, builder, designer, or theorist.

The property has contextual value because it,

Is important in defining, maintaining, or supporting the character of an area.

Property does support the character of the immediate area; however, there is nothing important or defining about the area.

Is physically, functionally, visually, or historically linked to its surroundings.

The properties connection (age and architectural style) to its surroundings is not significant.

Is a landmark. The property is not a landmark.

After reviewing the existing property under Ontario Regulation9/06 it has been determined that 130 Windsor Crescent does not have significant cultural heritage value and therefore, does not warrant designation under the Ontario Heritage Act.

4.2 Provincial Policy Statement 2014 (PPS)

The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act “provides policy direction on matters of provincial interest related to land use planning” in order to ensure efficient, cost-efficient development and the protection of resources.



Policies in the 2014 PPS relevant to 130 Windsor Crescent and 26 Foxbar Road are as follows:

“Significant built heritage resources and significant cultural heritage landscape shall be conserved.” Section 2.6.1

“Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved.” Section 2.6.3

It has been demonstrated that 130 Windsor Crescent is not considered a built heritage resource as it does not warrant designation under Parts IV of the Ontario Heritage Act.

Neither, 130 Windsor Crescent or 26 Foxbar Road are adjacent to lands designated under the Ontario Heritage Act.

4.3 The London Plan

The new City of London Official Plan (The London Plan) has been adopted by Council, but is subject of several appeals to the Local Planning Appeal Tribunal (LPAT).

The following Cultural Heritage in effect policy applies to 26 Foxbar Road:

586 “The City shall not permit development and site alteration on adjacent lands to heritage designated properties or properties listed on the Register except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the heritage designated properties or properties listed on the Register will be conserved. (In Effect)

NOTE: Even though London Plan Policy 586 is in full effect, the definition of adjacent is under appeal so the PPS definition is applied. The PPS definition states lands contiguous to a protected heritage property which means a property designated under the Ontario Heritage Act.

It has been demonstrated that 130 Windsor Crescent is not considered a built heritage resource as it does not warrant designation under Parts IV of the Ontario Heritage Act. However, the proposed three-car detached garage at the rear of 26 Foxbar Road would not have a negative impact to 130 Windsor Crescent as it is located at the rear of the two properties. Views to it from Windsor Crescent will be minimal as it will be blocked by the attached garage at the north side of 130 Windsor Crescent.

SECTION 5 – CONCLUSION

It has been determined the property located at 130 Windsor Crescent does not warrant designation under Parts IV of the Ontario Heritage Act. The property has seen many



alterations over the years that have negatively altered the unique features and Tudor Revival style of the structure.

Due to the fact that it has been demonstrated 130 Windsor Crescent is not considered a built heritage resources, there are no impacts on heritage as a result of the proposed development because there are no identified cultural heritage attributes.

The property should be removed from the City of London Register of Heritage Properties (Inventory of Heritage Resources).



Appendix 1

All brow roof vents at the front and sides of the building were removed and replaced with gabled dormers.

Most of the sash, multi‐paned windows on the front and side façade have been replaced.

The window opening on the front facade have altered.

Shutters have been added to some windows on the front façade.

December 2019

July 2009

Alterations to 130 Windsor Crescent

The timbered gable features have been painted grey.

Front entrance has been altered with the addition of a flat roof structure.

Brackets above the front door have been removed.

Large roof dormer added to the rear of the building.

Alterations to 130 Windsor Crescent

North Side ‐ 2009

South Side ‐ 2009 South Side ‐ 2019 South Side ‐ 2020

North Side ‐ 2019 North Side ‐ 2020



Appendix 2

PROPERTY LINE N9°37'35"W 34.788m

PR

OP

ERTY

LIN

EN

83° 2

0'25

"E15

.240

m R=

97.9

02m

N85

°11'

55"E

4

.710

m

R=18.898 m

N37°53'05"W

R=88.925 m10.076 mN9°16'05"E

R=33.247 m

EXISTING THREEEXISTING THREEEXISTING THREEEXISTING THREE----STOREYSTOREYSTOREYSTOREYBRICK FOURPLEX DWELLINGBRICK FOURPLEX DWELLINGBRICK FOURPLEX DWELLINGBRICK FOURPLEX DWELLING

Windsor Crescent

Windsor Crescent

Windsor Crescent

Windsor Crescent

FOX

BAR

RO

AD

FOX

BAR

RO

AD

FOX

BAR

RO

AD

FOX

BAR

RO

AD

EXIS

TING

CONC

RETE

CUR

B

EXISTING CONCRETE CURB

EXISTING CONCRETE WALKWAY

EXISTING PLANTER

EXISTING PLANTER w/FIELDSTONE

EXISTING LANDSCAPING TO REMAIN

EXISTING GRAVEL BED

EXISTING SMALL CANOPY DECIDUOUS

TREE TO REMAIN

EXISTING HARD SURFACE DRIVE


EXISTING TALL CONIFEROUS TREES TO

REMAIN, TYPICAL

EXISTING LANDSCAPING BED TO REMAIN

EXISTING LANDSCAPING BED TO REMAIN

EXISTING CONCRETE STAIRS


EXISTING LANDSCAPE BED TO REMAIN

EXISTING HEDGE EXISTING TALL CONIFEROUS TREES TO REMAIN, TYPICAL

EXISTING LARGE CANOPY DECIDUOUS TREE TO REMAIN

EXISTING SMALL CONIFEROUS TREE TO REMAIN

EXIST

ING LA

RGE C

ANOPY

DECIDUOUS T

REE T

O REMAIN


EX. 1.5 STOREY EX. 1.5 STOREY EX. 1.5 STOREY EX. 1.5 STOREY BRICK SINGLE BRICK SINGLE BRICK SINGLE BRICK SINGLE

FAMILY DWELLINGFAMILY DWELLINGFAMILY DWELLINGFAMILY DWELLINGBUILDING AREA: BUILDING AREA: BUILDING AREA: BUILDING AREA:

91.4 SQ.M.91.4 SQ.M.91.4 SQ.M.91.4 SQ.M.

AD

JAC

ENT

1.5

STO

REY

BRIC

K D

WEL

LIN

G

PROPOSED ACCESSORY PROPOSED ACCESSORY PROPOSED ACCESSORY PROPOSED ACCESSORY 3333----CAR GARAGECAR GARAGECAR GARAGECAR GARAGE

BUILDING AREA: 65.4 m²


PR

OP

ERTY

LIN

EN

83° 2

0'25

"E12

.821

m

LOT 2LOT 2LOT 2LOT 2PARCEL TO BE RETAINED BY

LOT 26 FOXBAR ROAD336.9 m²

PO

RC

HP

OR

CH

PO

RC

HP

OR

CH

LOT 1LOT 1LOT 1LOT 1PARCEL TO BE SEVERED BY LOT 26

FOXBAR ROAD & ATTAINED BY LOT 130 WINDSOR CRESCENT 113.4 m²

EXISTING PROPERTY LINE TO BE ABOLISHED


NEW CONC.

WALKWAY

MU

NIC

IPA

L LA

NEW

AY

MU

NIC

IPA

L LA

NEW

AY

MU

NIC

IPA

L LA

NEW

AY

MU

NIC

IPA

L LA

NEW

AY

PROPERTY LINE 28.194mPROPERTY LINE 7.925m

LIN

E O

F SE

VER

AN

CE

12.8

02 m

PRO

PERT

Y L

INE

NEW

HAR

D

SURF

ACE

DRI

VE

AR

EA: 7

2 SQ

.FT.

EXISTING BUILDING AREA: 281.87 m²

EXISTING HYDRO POLE


NEW HARD SURFACE DRIVE

EXISTING SINGLE CAR GARAGE

1,305

2,51

5

GARAGE GARAGE GARAGE GARAGE ADDITIONADDITIONADDITIONADDITION

17.7 m²

8,41

9

EXISTING SINGLE CAR GARAGE

8,534

12,8

02

9,183

2,43

8

2,43

8

1,834

1,341

610

610

3,048

5,79

3

9,75

4

6,706

T/O Roof Deck6'-9"

8'-0

"

T/O FDN Wall-1'-3"

WOOD TRIM

(TO SUIT EXISTING

BUILDING)

STUCCO VENEER (TO SUIT

EXISTING BUILDING)

8'-0" x 7'-0" VINYL

OVERHEAD

GARAGE DOOR

HEI

GH

T

8'-1

0"

8'-0"

0'-0"

T/O Roof Deck6'-9"

T/O FDN Wall-1'-3"

SLOPE OF ROOF

WOOD TRIM

(TO SUIT EXISTING BUILDING)

STUCCO VENEER (TO SUIT

EXISTING BUILDING)

8"8'

-0"

8'-1

0"

T/O 1ST FLOOR0"

T/O SECOND FLOOR9'-5"

T/O NEW THIRD FLOOR18'-9 7/8"

HEI

GH

T

9,97

4

EXISTING HALF-TIMBERING

EXISTING 3.5" VENEER BRICK

NEW VINYL SIDING

PRE-FIN. ALUM. GUARDRAIL

w/ TEMPERED GLASS

4,00

4

EX. VINYL SIDING

T/O 1ST FLOOR0"

T/O SECOND FLOOR9'-5"

U/S EX. RAFTERS29'-2 1/2"

T/O NEW THIRD FLOOR18'-9 7/8"

EXISTING 3.5" VENEER BRICK

NEW VINYL SIDING

PRE-FIN. ALUM. GUARDRAIL

w/ TEMPERED GLASSEX. VINYL SIDING

EXISTING ASPHALT SHINGLES

GENERAL NOTES

1. Contractor must check and verify all dimensions and

be responsible for same, reporting any discrepancies

to the Engineer before commencing work.

2. Prints shall not be used for construction

until signed by the Engineer.

3. Prints are not to be scaled.4. All drawings, prints and specifications are the

property of D. C. Buck Engineering.

5. All work shall be performed in accordance with the

latest edition of the ONTARIO BUILDING CODE,

NATIONAL BUILDING CODE and Local Building

Standards Department.

6. These notes are to be read in conjunction with all

drawings and specifications.

PROJECT

PROJECT No.

DRAWN

SCALE

APPROVED

CHECKED

DATE ISSUED

SHEET No. REV. No.

DRAWING TITLE

DESIGNED

AS NOTED

@ (36"x24")

CLIENT

London, Ontario

231 Wharncliffe Road South, Suite 201London, Ontario (N6J 2L3)

Phone: (519) [email protected]

DES

NE

CIL

GNE

LANOISSEFORP

P ROVINCE OF ONTAR IO

RE

ENI

D.C.BUCK

100054470

- E N E E R I N G -I N G

06

Sept.10,2019

S1275018

ART BLUMAS

Interior Renovation

May. 31, 2018

D. BUCK

Site Plan, Elevations

130 Windsor Crescent

N. PLACZEK D. BUCK

D. BUCK

1/8" = 1'-0"

Site Plan

SITE DATA LOT 130 WINDSOR CRESCENT

ZONING R2-2 FOURPLEX DWELLING

EXISTING PROPOSEDLOT AREA: 579.9m² 693.28m²LOT FRONTAGE: 48.77 m 48.77 mLOT COVERAGE: 47% 52.6%52.6%52.6%52.6%

274.5m² 364.97 m²

PARKING COVERAGE: 9.4% (6) GARAGES - 11%11%11%11%54.44 m² 76.55 m²

OPEN SPACE: 40% 36.3%36.3%36.3%36.3%254.4m² 251.76 m²

HEIGHT: 9.6 m < EXISTING

SITE DATA LOT 26 FOXBAR ROAD

ZONING R2-2 SINGLE DETACHED

EXISTING PROPOSEDLOT AREA: 450.4m² 336.96m²LOT FRONTAGE: 12.8 m 12.8 mLOT COVERAGE: 20.3% 27%27%27%27%40% MAX 91.42 m² 91.42 m²

PARKING COVERAGE: 14.8% 20%20%20%20%35% MAX 66.7 m² 66.7 m²OPEN SPACE: 64.9% MIN 53%53%53%53%40% MIN 292.27 m² 178.84 m²

1/4" = 1'-0"

Detached Garage - N. Elev.

1/4" = 1'-0"

Detached Garage - E. Elev.

1/8" = 1'-0"

Garage Addtion - E. Elev.

N

3/16" = 1'-0"

Garage Addition - S. Elev. Revision Schedule

No. DescriptionDescriptionDescriptionDescription DRN: CHK: Date:

01 Client Revision.01Client Revision.01Client Revision.01Client Revision.01 N.P. D.B. June.07,2018

02 Full Permit SubmissionFull Permit SubmissionFull Permit SubmissionFull Permit Submission N.P. D.B. July.31,2018

03 Variance SubmissionVariance SubmissionVariance SubmissionVariance Submission N.P. D.B. Sept.12,2018

04 Site DiscrepanciesSite DiscrepanciesSite DiscrepanciesSite Discrepancies N.P. D.B. Sept.19,2018

05 Post-Consult. RevisionPost-Consult. RevisionPost-Consult. RevisionPost-Consult. Revision N.P. D.B. Oct.04,2018

06 Client Revision.02Client Revision.02Client Revision.02Client Revision.02 N.P. D.B. Sept.10,2019

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