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From YouTube: Built Heritage Sub-Committee – November 10, 2017
Description
Built Heritage Sub-Committee meeting – November 10, 2017 – Audio Stream
Agenda and background materials can be found at http://www.ottawa.ca/agendas.
A
Okay,
we're
going
to
get
started
so
I've
received
no
regrets
everybody's
here,
which
is
good
news.
Any
declarations
of
interest
no
I
see
none
excellent.
Can
we
confirm
the
minutes
of
our
meeting
of
16
October
2017?
Are
those
carrot?
Okay,
great?
Thank
you.
So
on
communications,
we
have
a
response
to
councillor
Moffat
inquiry
on
the
history
and
naming
of
Green
Avenue.
So
thank
you
very
much
councillor
Moffat
for
yeah
for
instigating
that
discussion.
A
So
our
first
item
is
an
application
for
new
construction
that
667
Bank
Street,
a
property
designated
under
part
5
of
the
Ontario
Heritage
Act
and
members
will
recall
that
this
application
was
before
us
at
our
June,
9th
2016
meeting
and
has
subsequently
been
revised
and
I'm
going
to
start
this
item
with
by
asking
staff
to
provide
us
a
bit
of
an
update
and
a
presentation
on
this
item
and
then
we'll
follow
that
with
public
delegations
and
then
questions
and
comments
to
staff
so
over
to
staff.
Please
Thank.
B
You
chair,
so
this,
this
application
is
in
front
of
you
today
as
an
application
for
new
construction
and
a
Heritage
Conservation
District,
the
clem
O'hare
to
East
Heritage
Conservation
District.
The
subject
property
is
located
on
the
corner
of
Bank
Street
and
clamo
Avenue.
It
is
currently
a
vacant
lot
since,
since
Bank
Street
was
laid
out,
this
has
been
a
commercial
lot.
Initially
it
was
a
hotel
and
then
it
subsequently
it
was
a
service
station
gas
station.
So
it's
and
it's
been
vacant
since
1992,
but
again
always
served
a
commercial
function.
B
Here
is
the
lot
looking
to
the
north
east,
showing
the
City
of
Ottawa
public
art
on
the
corner
and
the
vacant
lot
with
cars
on
it
and
the
foreground.
This
is
the
view
of
the
vacant
lot
from
looking
due
north
from
Clem.
Oh,
you
see
the
boulevard
that
the
boulevard
here
that
is
associated
with
Clem
OH
will
be
reinstated,
but
that
comes
later
again.
This
is
looking
due
east
towards
the
Heritage,
the
the
residential
portion
of
the
Heritage
Conservation
District.
B
B
The
district
was
designated
in
2011
for
culture,
for
its
cultural
heritage
value
as
a
residential
neighborhoods
centered
on
a
park
and
its
heritage
attributes
include
an
eclectic
mix
of
architectural
styles.
Houses
designed
by
w/e
na
ve,
sent
repop
other
of
its
attributes
that
are
included
in
the
heritage
plan
include
the
Heritage
Street
pattern
and
lot
divisions
again.
B
The
rich
architectural
mix
of
styles
and
Central
Park
the
attribute
there
is
that
it
is
the
organizing
feature
around
which
the
other
the
rest
of
the
development
was
laid
out
and
and
the
then
they
are
also
attributes
associated
with
the
park.
But
the
park
is
not
affected
by
this
application.
The
application
for
is
for
a
five
story.
B
Mixed-Use
building
the
proposal
also
requires
site
plan,
approval
and
relief
from
the
provisions
of
the
zoning
bylaw,
including
an
increased
height
to
sixteen
point,
seven
meters,
where
15
meters
is
permitted,
a
reduced,
easterly
side
setback
and
and
it
reduced
south
setback
to
zero
or
three
meters
is
required.
The
rezoning
application
will
be
heard
with
this
report.
There's
a
typo
at
the
Planning
Committee
meeting
of
November
28th,
and
also
the
land
use
planner.
Who
is
preparing?
That
report
is
here
to
ask
answer
any
questions
that
might
arise.
B
The
recommendation
is
to
approve
the
application
for
new
construction
in
this
Heritage
Conservation
District.
This
is
a
new
landscape
plan.
There
will
be
a
motion
associated
with
this
and
I
thought.
We'd
start
here,
so
we
could
understand
the
the
organization
of
the
site
and
then
go
into
more
detail.
So
this
is
the
vacant
lot.
This
is
the
exploration
garden
to
its
immediate
north.
This
is
the
building's
footprint
here
when
the
application
was
previously
in
front
of
you.
This
was
access
to
an
underground
parking
garage.
Now
it's
an
attached
bicycle
and
garbage
shed
storage
sheds.
B
B
This
is
what's
before
you
now,
so
these
are
all
so
I
couldn't
get
exact
matches,
so
these
do
have
the
trees
put
in
in
in
the
North
elevation.
You
can
see
to
the
to
the
left.
There's
a
two-story
there's,
there's
two
stories
of
apartments,
and
now
these
have
been
removed
and
the
top
of
the
bicycle
shed
will
be
landscaped,
and
that
is
shown
here.
So
this
increases
the
buffer
between
the
adjacent
house
and
and
the
building
again.
B
The
two
stories
to
the
right
of
the
picture
have
now
been
have
now
been
removed
and
the
attached
bicycle
shed
is
set
back
and
you
can
see
there
that
the
the
setback
and
the
removal
of
those
two
buildings,
so
it's
now
a
12
unit
building
and
because
of
that,
there's
no
parking
required,
which
is
why
they
were
why
it
was
possible
to
remove
the
underground
parking
here.
Is
the
East
elevation
again
with
the
with
the
two
stories
there,
and
also
you
will
note
that
you
could.
B
There
is
a
cutout
to
allow
for
the
crown
of
the
elm
tree
there,
so
this
is
again
looking
due
east
with
the
with
the
green
roof
of
the
Vice.
On
top
of
the
bicycle
shed
and
here's
some
perspective
again,
I
think
this
is.
This
is
a
so.
This
is
the
before.
Here
are
those
apartments
that
are
now
gone
and
the
building
is
the
five
storeys
rises
here
and
there's
the
attached
bicycle
shift
again
from
from
Clem,
oh
and
and
now
and
now
from
Clem.
B
Oh
now,
these
are
again
because
that
there
were
the
changes
and
I.
You
know
I'm
showing
a
few
more
elevations
in
usual,
just
to
help
understand
the
building
and
its
in
its
in
its
setting,
as
as
a
new
construction
on
a
Main
Street
and
a
Heritage
Conservation
District.
So
it
there's
a
lot
of
things
going
on
at
once.
So
there
is
the
the
West
elevation,
the
the
North
elevation.
So
this
is
looking
south.
You
can
see
the
height
of
the
adjacent
house
on
the
left.
B
This
is
the
East
elevation
and
so
the
as
was
the
case
with
all
heritage
conservation
districts
created
since
the
new
Heritage
Act
in
2005.
There
is
a
Heritage
Conservation
District
plan
associated
with
this
particular
application
and
there's
guidelines
related
to
new
buildings,
and
the
guidelines
are
that
they
should
contribute
to
and
not
detract
from
the
character
of
the
HCD
and
be
designed
to
be
compatible
with
the
district's
contributing
buildings.
In
this
particular
instance,
the
use
of
brick
stone,
cornices
and
symmetrical
window
openings
are
compatible
with
the
early
20th
century.
Character
of
the
district.
B
Further
guidelines
say
that
roof
height
and
profile
should
be
compatible
with
buildings
in
the
streetscape
below
grade
entrances
are
not
permitted
and
the
ground
floor
should
be
compatible
with
the
streetscape.
This
building
faces
Bank
Street,
so
the
height
is
compatible
or
is
in
keeping
with
the
Main
Street
condition
and
will
not
negatively
impact
the
Heritage
attributes
of
the
HCD.
B
The
transition
from
five
to
one
to
the
east
mitigates
the
impact
the
height
on
the
districts
and
the
roof
of
the
proposed
storage
room
will
be
planted
to
create
a
further
buffer
between
the
building,
the
traditional
Main
Street
building
and
the
residential
buildings
within
the
Heritage
Conservation
District
landscape
guidelines
on
there
also
are
also
included
in
the
plan.
The
they
address.
Houses
are
generally
set
back
from
the
street
by
small
unfenced
front
yards.
This
building
is
not
on
a
house,
so
the
first
guideline
doesn't
apply.
Planting
of
trees
is
encouraged.
B
The
open
notes
that
are
balanced
between
the
the
estate
and
intensification
goals
of
the
o,
P
and
the
goals
of
an
ACD
plan
is
required
and
the
scale
profile
and
density
of
development
permitted
will
vary
when
intensification
target
areas
also
correspond
with
H
CDs.
The
O
P
also
states
that
interpretation
of
plans
and
guidelines
cannot
be
done
without
understanding
that
intensification
is
important
to
the
long
term
survival
and
vitality
of
heritage
conservation
districts
and
that
proposals,
for
instance,
a'f
occation,
should
also
take
into
consideration
all
the
policies
of
the
Official
Plan.
B
The
first
standard
is
that
a
intervention
and
a
heritage
conservation
district
should
conserve
the
heritage
value
of
an
historic
place,
and
this
is
consistent
with
that
guideline.
It
will
not
have
a
negative
impact
on
the
defined
heritage.
Attributes
of
the
HCD,
the
location
on
a
corner
and
orientation
to
Bank
Street
will
form
an
edge
to
the
HCD.
B
The
visual
impacts
to
the
north
and
east
will
be
mitigated
by
the
stepping
of
the
building,
and
the
regaining
of
the
of
the
boulevard
will
continue
the
landscape
character
of
the
of
the
Heritage
Conservation
District
and
the
driveways
within
it
to
Bank
Street
standard
11
is
conserved
the
heritage,
value
and
character
when
creating
new
additions
to
an
historic
place.
So
the
the
materials
and
fenestration
patterns
preserve
conserve
the
heritage,
valuing
character
or
reflect
the
heritage,
value
and
character
of
the
existing
place.
B
We
did
our
usual
consultation.
Counselor
train
ischenko
does
not
support
the
proposal.
The
Glebe
community
association
does
not
support
the
proposal.
Heritage
Ottawa,
Oh
heritage
Ottawa
does
does
not
object
to
the
proposal,
so
they
support
the
proposal.
In
addition,
neighbors
within
60
metres
of
the
project
property
were
notified.
As
for
other
Glee
residents
who
had
attended
a
public
meeting,
so
there
was
a
quite
a
large
mail
out
regarding
this
and
comments
have
been
received
and
distributed
to
built
heritage
subcommittee.
B
So
the
conclusion
667
Bay
Street
is
a
unique
property
in
the
HCD
as
it
is
vacant
and
located
on
a
traditional
Main
Street.
The
proposal
meets
the
HCD
guidelines
for
new
buildings
and
the
standards
and
guidelines,
and
the
design
and
materials
are
sympathetic
to
the
character
of
the
HCD
and
will
not
negatively
impact
the
heritage
attributes,
and
for
these
reasons,
the
department
supports
the
application.
Thank
you.
A
A
So
the
question
before
the
committee
is:
does
the
application
abide
by
the
Heritage
Conservation
District
plan
and
the
requirements
of
the
Ontario
Heritage
Act?
So
that's
important
I
think
just
to
frame
this,
because
there
are
these
two
separate
processes.
So
with
that
introduction
all
turn
out
of
public
delegations
and
again
we
have
six
people
signed
up.
Our
first
delegate
is
Ronald
Weiss.
C
Thanks
very
much
first
off
I'd
like
to
make
it
clear
that
opposition
to
this
proposal
is
not
a
case
of
not
in
my
backyard
I
believe
that
I
speak
for
many
residents
of
the
community
when
I
say
that
we
look
forward
to
the
development
of
this
property
it
with
a
building
that
that
keeps
within
the
historic
and
heritage
nature
of
the
neighborhood.
Unfortunately,
the
current
proposal
does
not
I
own
the
property
at
29
Klem.
Oh,
that's
the
white
house.
Beside
this
building,
abutting
the
law,
2
667,
Bank
Street.
C
This
street
is
a
special
street
in
a
special
neighborhood.
It
was
designated
heritage
for
the
simple
reason
that
properties
are
one-of-a-kind
and
of
architectural
historic
importance.
When
you
decide
on
this
application,
you
are
setting
a
precedent.
What,
with
what
happens
on
the
remaining
three
corners
of
Bank
and
Clem?
Oh,
never
in
the
history
of
the
city
in
the
history
of
Clem,
Oh
Avenue
has
a
building
being
built
within
25
feet
of
Clemmie
laven.
You,
the
cultural
heritage
impact
statement,
concluded
that
the
proposed
development
is
appropriate
to
be
built
in
this
area.
C
This
document
was
prepared
by
a
landscape
architect
whose
views
sharply
differ
from
actual
architects
working
in
the
field.
I
circulated
a
letter
to
all
of
you
from
Julian
Smith,
who
is
a
renowned
architect,
a
member
of
the
Order
of
Canada.
He
undertook
the
restoration
of
the
Vimy
memorial
among
many
other
significant
cultural
and
heritage
projects.
He
is
also
a
former
resident
of
the
Glebe.
He
is
here
today
and
will
be
speaking.
He
states
and
I
quote
the
guidelines
for
new
construction
in
this
Heritage
Conservation
District
are
very
clear
and
unambiguous.
C
There
is
no
compelling
evidence
as
to
why
they
should
be
disregarded
for
the
proposed
project
if
the
district
had
been
intended
to
be
inward-looking,
the
boundary
could
easily
have
been
drawn
further
east
so
as
not
to
include
the
Bank
Street
property,
but
this
was
not
the
decision.
There
are
only
five
guidelines
and
the
key
points
are
contained
in
the
second
guideline,
which
says
that,
in
order
to
be
compatible,
new
buildings
should
respect
the
scale
height
and
set
back
at
the
existing
contributing
buildings.
The
proposed
building
does
none
of
these
end
quote.
C
You
can
also
see
these
guidelines
on
page
7
of
the
staff
report,
with
comments
only
on
the
building
materials
to
be
used
and
does
not
actually
address
the
discrepancy
with
all
of
the
other
new
building
requirements.
Still
on
page
seven
of
the
staff
report,
it
states
that
there
are
no
immediate
neighbors
which
could
be
used
to
establish
Heights
my
home,
that
white
house
abuts
this
property
and
would
be
completely
dwarfed
by
the
proposed
building
and
cast
in
shadow
much
of
the
day.
This
is
what
I
find
interesting
in
the
whole
process.
C
More
attention
has
been
paid
to
the
north-south
impact.
That
is
when
Sally
coots
mentioned
Heights
she
mentioned
buildings
along
Bank,
Street
Moore
has
been
paid.
More
attention
is
being
paid
to
north-south
than
east-west
and
I
believe
that
the
the
Heritage
District
guidelines
apply
very
much
to
the
east-west
aspect
of
this
proposal.
C
Page
eight
states
of
the
staff
report
states
that
the
transition
from
five
stories
to
one
mitigates
the
height
of
this
massive
building
I'm
not
sure
how
this
was
disturbed,
determined
considering
that
it
does
not
at
all
respect
a
45-degree
angle
of
transition.
In
addition
to
that,
there
should
there's
an
elevator
in
this
building.
None
of
the
drawings
show
an
elevator
pop-up,
which
will
add
another.
Perhaps
ten
feet
to
the
roof.
C
Lastly,
I
have
a
letter
from
the
architect
and
glebe
resident
Paul
Dolan,
who
states,
among
other
things,
with
the
height
increase
in
the
rear
yard
setback,
elimination,
the
volume
of
the
building
has
been
maximized.
The
only
noticeable
exception
is
at
the
northeast
corner,
where
the
heights
have
been
reduced.
Due
to
the
Central
Park
tree,
the
building
outline
pushes
right
out
to
the
arc
of
the
canopy.
Why
is
there
more
deference
to
a
tree
than
to
a
neighborhood?
The
owner
of
this
property
is
667.
Bank
Street
purchased
a
lot
in
1992
for
the
Sun.
C
A
E
D
D
Reflect
the
views
of
all
the
neighbors
in
that
area
who
did
not
come
here
to
make
a
presentation,
but
there
are
the
the
planning
angle
and
the
Heritage
angle
I'm
only
going
to
address
the
Heritage
angle.
Today.
The
planning
analyst,
as
pointed
out,
is
going
to
be
dealt
with
at
another
meeting
in
a
couple
of
weeks
by
another
committee,
so
regards
to
the
heritage
inspector.
D
The
east
side,
from
Bank
of
Clem,
Eliza
and
and
other
areas
have
been
declared
a
conservation
district
already
by
the
city,
the
rest
of
Clem,
Oh,
Mont,
Lent
and
Linden
Terrace
are
in
the
process
of
being
approved
by
the
city
or
declared
by
the
city
as
Heritage
Conservation
districts.
Okay,
that
is
going
to
happen
within
the
next
several
months,
there's
to
be
a
public
hearing
first
and
later
on
this
year
or
early
next
year,
and
then
City
Council
will
vote
on
it.
D
This
property
that's
being
proposed
here
violates
this
heritage
tradition
it
protrudes
by
at
least
15
to
20
feet
on
closer
to
Claremore
than
it
is
supposed
to.
You
know,
BL
if
the
precedents
for
all
the
other
properties
have
been
followed,
there's
no
other
property
that,
since
1903
has
ever
been
built
that
violates
that
setback.
So
why
should
this
a
single
building,
no
obscure
and
destroy
this,
this
great
vision
that
was
set
up
and
had
been
abided
by
by
everyone
for
for
all
those
years?
D
So
you
know,
we
think
that,
as
that
application
of
that
ground
alone
should
be
denied
and
the
developer
should
be
asked
to
obey
what
what
you
know
is
a
serve
a
historical
standard
for
that
area
and
then
specifically,
and
that
property
is
part
of
the
Clem
o
East
Heritage
Conservation
District,
that
the
city
had
approved
and
embedded
in
that
approval
are
requirements
that
the
building
of
a
height
scale
and
setback,
including
the
25
foot
setback,
and
it
does
not
do
this
so
there's
the
second
violation.
Here
and
again,
you
know.
D
We
think
that
your
committee
should
you
know,
ask
the
developer
to
obey
that
that
requirement.
I
would
be
happy
to
us
to
a
tool
by
the
way
the
map
I
distributed
here
to
you
shows
how
that
property
protrudes
on
the
violates
that
heritage
setback
requirement
taken.
Can
you
see
that,
on
the
prop
on
that
little
map
that
I
give
you
okay?
So
if
there's
any
questions,
I'm
happy
to
answer
them?
Okay,.
A
Thank
you
very
much
for
for
your
statement.
Are
there
any
questions
for
mr.
Ellie
I
see
none.
So
thank
you
very
much
for
coming
out
and
thank
you
for
distributing
the
map.
So
next
on
our
list
is
Jamie
Posen
and
Bryan.
Casa,
Grande
and
they'll
be
followed
by
Vincent
Goleta
and
then
Jon
Stewart
and
then
Doug
Casey.
E
Yes,
thank
you
very
much.
Mr.
chair
and
members
of
subcommittee,
my
name
is
Jamie
Posen
I'm,
a
planner
with
voting
consultants
and
with
me
as
well,
is
brian
casa
grande
a
director
with
photon.
Most
of
the
points
that
we're
going
to
make
today
have
been
alluded
to
and
miss
Coutts
presentation,
but
we'll
just
sort
of
sum
up.
From
our
perspective,
the
site,
of
course,
is
designated
traditional
Main
Street
in
the
official
plan.
E
The
designation,
of
course,
is
a
proper
designation
and
not
an
overlay
as
explicitly
stated
in
the
plan,
and
this
really
represents,
as
was
alluded
to
a
transition
point
between
this
traditional
Main
Street
character,
along
Bank
Street,
with
the
considerations
for
the
Heritage,
Conservation
District,
and
so
for
us.
It's
all
about
balancing
those
two
realities.
The
traditional
Main
Street
envisions
four
to
six
stories.
The
proposal
in
front
of
the
committee
is,
of
course,
five
stories
also
envisions
an
active
frontage
along
Bank
Street,
which
specific
specifies
a
retail.
E
E
Some
of
the
comments
that
have
been
made
in
the
previous
speakers
have
somewhat
discounted
the
reality
of
Bank
Street
that
Bank
Street
does
exist.
It
crosses
Cuomo
at
this
location.
It's
a
traditional
Main
Street,
it's
a
very
important
Street
to
the
City
of
Ottawa
and
to
the
Glebe,
and
this
is
the
question
for
us-
is
what
is
the
most
appropriate
way
to
acknowledge
both
these
realities
and
balance
both
of
those
considerations
and
so
the
waves
the
building
is
proposed,
does
achieve
a
lot
of
those
objectives.
E
In
our
opinion,
it
activates
the
the
street
on
the
lot,
which
has
not
really
been
activated
in
quite
some
time
and
really
represents
an
area
that
has
not
been
activated
in
quite
some
time
ago.
It
has
been
receiving
some
attention
lately
and
the
actual
details
of
the
proposal,
as
has
been
outlined,
represents
a
sensitive
design
on
a
relatively
challenging
site.
It
does
accommodate
the
overhanging
tree
in
the
adjacent
exploration
garden.
E
colita
engaged
ourselves
and
basically
asked
us.
You
know
what
what
do
you
think
about
the
project?
So
I
had
some
initial
questions.
You
know
how
are
you
protecting
the
tree?
The
elm
tree,
you've
heard
a
lot
about,
and
mr.
clits
explained
to
me.
His
initiatives
there
and
I
was
quite
happy
and
comfortable
with
that,
and
then
it
was.
E
colita
was
that,
let's
see
if
we
can
drop
that
down
to
a
single
storey
element
so
that
it
functions
and
feels
almost
like
an
accessory
structure
that
would
be
for
bike
parking
for
garbage,
whatever
it
may
be,
and
let's
design
that
facade
in
a
way
that
mitigates
against
any
overlooked
issues,
and
so
he
has
responded
by
eliminating
any
opportunity
for
balconies.
The
windows
have
been
reduced,
if
not
eliminated
and
basically
of
a
one-story
element
that
has
landscaping
on
it
now.
The
third
thing
was:
is
it
stepping
back?
E
Is
it
transitioning
to
Clemmie
and,
as
you
can
see,
as
you
move
along
towards
Clem,
all
the
building,
basically
steps
in
rather
dramatically
so
you
transition
from
the
single-family
home
to
the
main
facade
of
this
building,
and
the
last
interest
of
my
behalf
is
what
are
we
doing
for
Bank
Street?
Are
we
animating
it
sufficiently?
So
it's
pleased
to
hear
that
small,
discrete
retail
is
being
proposed.
E
You
don't
see
a
lot
of
that
being
built
on
Bank
Street
nowadays
and
in
addition,
we
work
very
hard
to
see
if
there
would
be
an
opportunity
to
create
small
patio
spaces
along
that
facade.
So
now
you
basically
have
a
situation
where
you're
turning
what
is,
in
my
view,
a
void
in
and
wanting
strip
of
the
Glebe
or
portion
the
Glebe
into
something
that's
now
going
to
be
complimented
and
animated
in
a
very
sensitive
way.
Thank
you.
A
E
Councillor
so
my
understanding,
we
basically
deferred
to
city
staff
on
that
it
has.
You
know
historic,
legal
considerations
if
you
will,
which
they
vetted
rather
thoroughly
understand
with
with
their
legal
staff,
and
the
conclusion
was
that
it
doesn't
have
any
status
or
relevance
anymore
from
a
legal
perspective.
You
know
what
Jamie
referred
to
in
his
presentation,
which
I
was
sort
of
you
know,
asked
him
to
speak.
E
F
E
Yes
counselor,
so
when
I
say
patio
I
don't
want
to
leave
the
impression
of
something
significant.
This
is
like
a
coffee
shop,
3-3
table
type
scenario,
where
it's
really
meant
to
be
very
discrete
and
quiet
and
providing
an
opportunity
for
some
if
it
is
a
restaurant
space
for
it
to
be
a
little
bit
more
as
it
contributes
to
the
street,
but
in
no
way
to
be
a
concern
for
nuisance,
it.
F
E
F
A
A
A
G
Over
the
past
three
years,
we
work
closely
with
the
plane
department
and
Heritage
Design
Review
Panel,
because
we've
been
in
front
of
them
twice
and
address
some
of
the
public
concerns
in
an
effort
to
establish,
compatible
and
sustainable
form
of
development.
We
have
incorporated
a
series
of
adjustments
to
the
massing
and
form
to
address
the
hydro
setback,
which
is
a
major
imposition
on
this
property.
G
There's
a
five
meter:
hydro
clearance
along
Bank
Street
because
of
the
high
voltage
lines
which
position
the
front
of
the
building
along
Bank
Street,
another
two
and
a
half
or
two
point:
eight
meters
into
the
site
clearances
for
the
American
elm
tree.
We
did
a
series
of
boreholes
tests
to
check
to
see
if
there's
any
root
structure
within
the
property
there
isn't.
We've
had
an
arborist,
obviously
involved
in
that
we've
actually
surveyed
the
tree.
We
looked
at
the
overhang.
G
G
This
property
sits
about
half
a
meter
below
the
property
to
the
east,
so
the
actual
impact
of
the
additional
height
is
about
1.2
meters
slightly
under
four
feet,
and
we've
looked
at
the
transition
element.
We've
also
looked
at
what
is
the
importance
of
maintaining
the
frontage
along
Bank
Street
as
chairman
of
the
urban
design
review
panel
in
Hamilton,
we
have
been
working
closely
with
developers
to
and
to
maintain
a
consistent
facade
along
traditional
Main
streets.
In
this
case,
we
felt
it
was
important,
given
the
width
of
the
right-of-way
Klehm
Hall
has
a
26
meter
right-of-way.
G
So
from
the
face
of
the
building
of
the
property
line
on
climb
out
to
the
south
side
of
Clement,
it's
approximately
20,
26
meters
bank
Street,
on
the
other
hand,
is
only
20
meters,
so
the
right
of
way
along
Clemmie
is
quite
large.
To
begin
with,
that's
why
you
see
the
large
Boulevard
to
the
side
yard,
if
you
will
along
climb
out,
which
is
quite
large
and
and
can
accommodate
additional
landscaping
can
accommodate
the
public
art.
G
As
you
see
it
now,
and
we
have
located
a
small
entrance
to
the
residential
lobby
to
the
side
of
the
building.
Yes,
the
site
is
shallow.
Yes,
the
site
is
limited
by
its
width
as
well,
but
when
you
take
into
account
the
hydro
setback,
the
clearances
for
the
tree
and
the
transition
element
at
the
rear,
the
plate
only
accommodates
three
small
550
to
650
square
foot
apartments.
On
the
second
third,
fourth
and
fifth
floor,
the
ground-floor
is
retail.
The
reason
the
building
is
somewhat
over.
G
The
height
limit
is
driven
strictly
by
the
notion
of
providing
about
4.5
meters
of
clearance.
On
the
ground
floor
for
the
retail
uses,
which
is
about
15
feet.
Traditional
retails
are
in
the
neighborhood
of
20
feet
for
national
franchises
for
commercial
retail,
so
we
won't
be
able
to
track
any
of
those
users
we'll
likely
attract
more
mapa
sort
of
small
operations.
A
ground
floor
is
only
1,900
square
feet
of
retail.
It's
not
a
large
retail
component,
but
that's
what
the
site
happens
to
yield
with
the
lobby
and
so
on
for
the
apartment
building.
G
So,
in
terms
of
the
building
design
itself,
we
followed
traditional
urban
infill
design.
Guidelines
for
residential
auto
is
about
42
guidelines.
We
meet
40
41
of
the
42.
The
42nd
one
dealt
with
parking
which
we
do
not
have.
The
building
address
is
large
openings
for
the
ground
floor,
traditional
use
of
stone
elements,
a
banding
element,
a
cadence
of
Windows
that
basically
forms
the
body
of
the
building
capped
by
a
cornice.
At
the
top
of
the
fourth
floor,
the
upper
floor
is
treated
with
a
tile
or
metallic
I've.
G
The
park
is
animated
with
Windows
originally,
when
we
first
brought
our
application
in,
we
had
basically
had
an
inverted
building.
We
looked
at
Bank
Street,
we
looked
to
the
south,
we
limited
all
the
windows
to
the
east,
with
the
exception
of
one
one
bedroom
on
the
second
floor,
because
it's
a
two-bedroom
unit
because
of
the
step
they
became
all
one
bedrooms.
So
the
windows
there
are
no
windows
facing
the
East.
The
stairwells
have
full
windows
to
animate
the
elevation.
As
you
come
down
climb
out,
heading
west
and
the
park
as
I
say,
has
Windows.
G
A
H
When
you
look
at
the
site,
it's
if
it's
rather
unique
property
and
it's
you
follow
the
history
of
the
site.
It
was
originally
surveyed
and
the
lot
was
developed
along
with
the
survey
for
the
Clem
Oh
Clem
Clem
Oh
estates.
At
the
time
the
survey
was
carried
out,
there
was
a
building
on
the
site.
It
was
the
it
was
a
hotel
and
the
hotel
faced
onto
Bank
Street
following
the
1919
12
I
believe
the
the
hotel
was
demolished
and
a
garage
was
built
in
that
location.
H
Again
it
faced
onto
Bank,
Street
and
again,
the
site
did
not
follow
the
traditional
setbacks
associated
with
the
Clement
Avenue.
The
the
entire
site
was
occupied
by
garage,
and
it
wasn't
in
fact
an
edge
treatment
with
Clemmie
Avenue.
What
and
the
buildings
there's
always
or
there
was
traditionally
that
building
was
almost
exactly
the
same
location
as
this
particular
very
close
to
the
lot
line,
with
activities
associated
with
the
garage
and
facing
the
site.
So
in
that
sense
the
the
idea
of
the
boulevard.
H
The
development
will
have
an
overall
positive
effect
on
the
area
and
is
an
important
improvement
from
the
current
use
as
a
parking
lot.
The
mixed-use
commercial
and
residential
building
will
help
connect
the
Bank,
Street
scape
streetscape
to
the
north
and
the
south.
The
location
of
the
development
also
provides
an
opportunity
to
establish
a
buffer
to
the
criminal
estates,
Heritage
Conservation,
just
from
from
Bank
Street
and
the
commercial
activity.
Ultimately,
the
property
in
the
proposed
development
is
a
feature
building
and
prominent
relationship
with
a
prominent
relationship
to
Bank
Street
and
to
the
Heritage
Conservation
District.
A
I
Hi,
my
name
is
Doug
Casey
I
live
at
18,
Clem
OH
in
the
same
block
that
the
proposal
is
involved,
I
also
own
a
company
called
Charles
Fort
developments.
We
do
infill
housing
and
high-rise
stuff
and
anyway,
with
with
development,
we
try
to
do
things
that
we
find
compatible
and
tie
into
the
neighborhood
and
part
of
that
process
is
dealing
with
the
restraints
that
you
have
on
a
site.
There
was
a
comment
about
the
tree.
I
There's
comment
about
hydro
lines
like
we've,
moved
hydro
lines
to
get
clearances
so
that
we
can
keep
buildings
where
we
want
to
and
trees
like.
We
did
a
project
in
Ottawa
South,
where
there
was
a
big
oak
and
we
we
developed
around
it
and
you
know,
did
it
as
a
feature
so
I
mean
with
development.
You
have
restraints
and
you
have
challenges
all
the
time.
So
I
think
you
know.
The
idea
of
pushing
the
building
closer
to
the
neighbor
on
Glebe
is
is
not
those
aren't
good
arguments
for
it.
I
John
leaning
was
an
architect
in
Ottawa
and
a
resident.
He
was
with
the
NCC
and
he
he
wanted
to
get
this
heritage
district
established
because
he
was
concerned
that
85
glebe
was
going
to
be
torn
down.
It's
right
on
Patterson
Creek
and
it's
a
beautiful
old
house
and
it's
a
really
neat
district
like
naughty
this
architect
from
1903
worked
with
Miss
Clem,
oh,
and
they
had
this.
The
setback
on
the
street
was
they.
I
You
have
an
11-foot
grass
boulevard
right
next
to
the
road
and
then
the
sidewalk
is
set
back
from
that
and
then
to
make
more
of
a
sort
of
a
green
pastoral
feeling
they
had
all
of
the
houses
set
back
25
feet.
Now
that
setback
extends
from
the
O'connor,
which
is
to
the
east
all
the
way
through
to
to
Bronson,
and
the
idea
was
that
all
oak
Lemmo
was
to
feel
like
a
nice
big,
open
street
everything
on
Clemmie
setback.
Historically,
all
the
buildings,
including
the
four
corners
of
banking
Clem.
I
Well,
it's
the
whole
atmosphere
of
what
you're
creating
the
Heritage
Department
did
finally
get
the
designation
for
the
area
that
we're
looking
at,
and
my
understanding
is
that
the
rest
of
Klem,
Oh,
Lyndon
and
monk
hland
are
which
are
similar
streets
where
they
have
the
sidewalk.
It's
you
know,
setback
and
big
front
lawns.
That's
supposed
to
have
been
put
through
this
year
and
it
hasn't
happened.
I,
don't
know
what
the
priorities
are,
but
like
it's,
it's
part
of
a
bigger
vision
here
and
I.
I
Think
if
we
want
to
respect
our
heritage
buildings,
we
have
to
do
it
properly.
Clem
o
is
a
really
nice
Street
and
part
of
it
whether
the
Covenant
is
still
binding
or
not.
This
25-foot
setback.
The
reason
for
the
Heritage
District
designation
is
partly
because
the
houses
were
set
back
so
far
and
you
had
this
big
open
space
and
it's
it's
that
set
back.
That
establishes
the
importance
in
terms
of
compatibility
to
say,
a
five-story
building
right
next
door
to
a
two-story
building
is
compatible.
I
That's
a
stretch
and
you
can
say
you've
got
a
one-story
transition.
If
you
look
at
the
heritage,
sorry,
the
traditional
Main,
Street
zoning-
it
says
that
the
back
yard,
which
would
be
the
yard
abutting,
the
neighbor-
should
be
25
feet,
they've
built
or
they're
proposing
to
build
very,
very
close
to
it.
The
building.
It's
it
projects
way
out
to
it's,
got
a
zero
front
lot
line
on
Clem.
Oh,
it
will
totally
block
off
the
the
Heritage,
District
and
I.
Think
it's
bad
like
it
anyway.
I
F
You
very
much
for
your
presentation.
My
question
is
really
in
response
to
your
comment
about
the
idea
of
the
boulevard
running
all
the
way
from
O'conner
through
to
Bronson,
but
yet
on
the
west
side
of
Bank
Street,
there's
there's
actually
quite
a
bit
of
landscaping
and
signage.
That
is
blocking
the
messages
really
kind
of
that.
You
don't
come
in
that.
B
F
I
Honestly
think,
traffic
engineers,
when
I
look
at
what's
happened
on
Main
Street
and
some
of
the
other
roads
I
really
questioned
the
logic.
So
I
do
want
to
comment
about
that.
The
idea
of
I
think
the
idea
is
trying
to
make
the
pedestrian
truck
crossing
safer
because
by
narrowing
the
road
surface,
people
are
safe
there
on
the
sidewalks.
The
buildings,
though,
and
the
massing.
When
you
stand
back
and
you
look,
the
buildings
are
back
25
feet.
So
you've
got
this
open
space.
No
I
agree
with
you
that
the
roads
been
narrowed.
F
I
Apparently,
it's
it's
been
on
the
books
for
several
years.
There's
been
meetings
with
neighbors,
Lyndon
and
monk.
'land
are
also
slated
to
be
designated
for
the
same
reason
and
I.
Think
it's
because
it's
reflecting
or
look
what's
nice
and
saying,
let's,
let's
make
sure
we
maintain
it
and
the
idea
of
maintaining
is
when
you're
walking
down
the
street
that
it's
not
closed
in.
You
can't
see
down
the
street
like
if
you
remember
the
Greek
I
think
it's
a
Greek
Embassy
residents
at
five.
It's
next
to
520
the
driveway.
I
J
Good
morning
and
well,
thank
you.
Thank
you.
I
appreciate
the
opportunity
to
talk.
I
had
no
idea.
This
was
on
the
agenda
I'm
here
for
505,
one
Fairview,
but
there's
the
similar
issue
so
I
think
it's
important
to
address
it.
I
heard
you
conservation
district
exist
under
the
Heritage
Act,
the
Heritage
Act
and
the
Planning
Act
are
polar
opposites.
J
The
Planning
Act
is
based
on
a
utopian
future
for
any
community,
and
then
you
get
zoning
bylaws
and
all
these
rules
and
regulations
to
move
towards
that
future,
which
is
outlined
in
the
Official
Plan,
and
you
can
only
do
that
when
you
have
a
certain
level
of
standardization
and
regulation
and
conformity
and
you
what
happens,
is
you
get
quantitative
rules
that
are
applied,
and
then
you
have
a
whole
network.
I
know
how
many
planners
are
employed
by
the
City
of
Ottawa
to
deal
with
bylaw
variances.
It's
a
whole
system.
J
It's
based
on
this
moving
towards
some
agreed
on
future.
The
Heritage
Act
is
not
based
on
the
future.
It's
based
on
the
current
situation,
what
exists
and
how
you
can
preserve
the
cultural
value
of
what
exists,
and
that
is
a
community
based
decision
on
what
the
characteristics
are
that
defined.
The
community,
the
Planning
Act
is
expert
driven
and
the
final
authority
on
the
Planning
Act
is
the
OMB.
The
Heritage
Act
is
community
driven,
that's
how
it
was
created.
That's
why
lack
acts
were
created
which
are
now
these
advisory
committees
to
Council
and
the
Heritage
Act.
J
It's
only
mandate
is
to
protect
the
cultural
distinctiveness
of
places,
not
the
uniformity
of
places.
It
exists
only
to
protect
what
is
unusual.
Rare
special
in
our
cities.
Clem
Oh
Avenue
was
designed
by
the
Ottawa
Improvement
Commission.
It
was
the
original
parkway
to
the
central
experimental
farm
from
Parliament
Hill.
You
were
going
to
come
down
the
Queen
Elizabeth
driveway
turn
and
go
across
Clem.
Oh
it
changed
later
as
Lansdowne
park
was
developed,
but
that's
why
it
has
n
CC
streetlights
along
it,
which
are
very
rare
for
urban
street,
and
it
was
a
wide
Boulevard.
J
The
huge
Conservation
District
I
don't
know
how
much
clearer
you
can
be
in
a
heritage,
Conservation
District,
to
define
what
that
means
and
why
the
setbacks
are
important.
Bank
Street
is
going
to
survive
as
a
commercial
artery,
whether
or
not
there's
25
feet
less.
On
that
building
I
mean
there's
no
question.
Bank
Street
has
its
own
identity
in
its
own
life.
The
other
issue
I
just
want
to
raise
is
the
planning
department
can
do
whatever
wants
with
photon
and
others
to
say
here.
J
Are
the
rules
in
here
or
can
apply
them
the
Heritage
Planning
Unit,
the
City
of
Ottawa?
Their
responsibility
is
to
the
community
if
they
don't
support
what
the
community's
vision
is
on
one
of
these
applications
for
a
hedge
conservation
district.
They
have
to
recuse
themselves.
They
are
no
longer
part
of
that
debate
because
you
can't
have
the
Heritage
Planning
Unit,
taking
the
role
of
the
planners
and
saying
we're
going
to
adopt
the
top-down
expert,
driven
approach
or
the
Planning
Act
and
apply
it
to
heritage
conservation
districts.
Otherwise,
there's
no
reason
to
have
heritage
conservation
districts.
J
You
might
as
well
just
say
we're
going
to
apply
a
different
type
of
zoning
to
Klem.
Oh
and
it'll
go
through
all
the
normal
variances,
which
is
exactly
what's
happening
here
so
I'm
very
concerned.
If
this
application
is
being
dealt
with
as
simply
as
only
issue
and
setbacks
when
it's
very
clear
that
the
character
of
Lemmo
is
defined
in
the
air,
Conservation
District
is
being
absolutely
undermined,
there's
no
way
that
a
symmetrical
five-story
modernist
building
is
equivalent
to
enough
keys
a
symmetrical
natural
materials,
very
picturesque
approach
with
the
gable
Drew's
and
so
on.
J
A
Well,
thank
you.
Thank
you
for
that
intervention.
I'm
looking
to
see
if
there
are
any
questions,
I
don't
see
any,
but
thank
you
for
speaking
to
that
item.
So
that
concludes
the
public
delegation
portion.
Now
we're
open
to
questions
to
staff
again
I'll,
let
the
vice-chair
go
first.
I
also
have
one
so
mr.
vice
chair.
K
Thank
you.
A
question
to
both
planning
staff
and
heritage
stuff
during
Smith's
highlights
something
that
we've
all
been
aware
of,
and
that
is
that
there's
often
city
policies
that
appear
to
be
in
conflict
with
each
other,
one
under
the
Planning
Act
and
one
to
the
Heritage
Act
and
when
the
clamo
estates,
Heritage
Conservation
District,
was
approved
in
2011.
K
At
that
time
it
was
quite
evident
that
the
district
intersected
with
the
traditional
Main
Street
and
in
looking
at
the
Heritage
Conservation
District
guidelines
for
the
clamo
estate
area.
There
was
no
recognition
that
something
transitional
would
be
occurring
at
this
intersection,
which
was
attempting
to
satisfy
two
masters:
a
traditional
Main,
Street
and
residential
areas.
Conservation
District.
So
was
this
an
oversight
that
there
was
no
special
guideline
for
this
corner
and
in
the
plans
for
the
future
Heritage
Conservation
District
that
will
be
heading
west,
but
also
intersecting
with
Bank
Street.
K
B
K
The
second
question:
if
that's
the
case
in
2011,
why
was
there
no
effort
to
modify
the
zoning
from
the
planning
perspective
of
this
property
on
Bank
Street
in
order
to
reflect
those?
Because
what
has
happened
is
that
we've
set
up
these
two
policies
that
are
headlong
facing
each
other,
and
that's
the
dilemma
that
this
committee
has
shaped
face,
and
there
is
a
second
question
for
planning,
and
that
is:
is
there
the
need
for
a
rezoning
or
committee
of
adjustment
application
on
this
proposal?.
B
B
For
many
years
we
did
heritage
a
heritage,
overlay
zoning
after
a
district
was
created.
We
didn't
do
that
in
this
particular
instance,
because
we
concluded
it
it,
it
wasn't
necessary
and
at
there
there
was
there's
no
proceed
need
from
the
traditional
Main
Street.
Zoning
on
Bank
Street
adequately
addresses
this
site,
so
there's
no
need
to
rezone
this
site.
L
A
B
Also
defer
to
two
legal
but
the,
as
was
the
case
with
Island
Park
Drive.
For
example,
many
of
the
you
know,
prior
to
a
elaborate
land-use
planning
system,
covenants
were
used
also
in
other
parts
of
the
Glebe
to
regulate
the
location,
etc
of
properties.
So,
along
the
driveways,
the
there
were,
you
know
again
mandated
large
covenants.
They
were
also
matured
materials
were
addressed.
It
was
just
a
a
simple,
primitive
zoning
tool
and
the
then
it
was
enacted
through
covenant,
and
it
is
our
understanding
and
legal
can
clarify
that
that
covenant,
certainly
I
mean
we.
B
It
is
no
longer
in
enforce,
and,
and
so
what
we
have
now
is
the
existing
zoning
which
along
Klem,
oh,
is
like
the
Allison
can
correct
me
if
I'm
wrong,
but
I
feel
that
the
the
residential
part
of
Klem,
oh
the
front
yard
setback,
is
three
meters
and
the
Covenant
was
425
feet.
The
Covenant
is
no
longer
in
in
place,
but
again
I'll
ask
miss
anta
to
clarify
further
on
the
covenant.
B
M
Chair
the
restrictive
covenant,
that's
been
spoken
to
was
I
guess,
created
in
1903
between
Henrietta
Clem,
oh
and
the
Ottawa
Improvement
Commission,
and
spoke
to
a
Margaret
Clem,
oh
as
the
third
party.
To
that
restrictive
covenant.
A
restrictive
covenant
typically
has
a
fixed
expiration
date.
It's
the
recommendation
that
all
restrictive
covenants
will
have
one,
and
these
are
governed
under
the
land.
Title's
Act
in
the
land
title's
act
under
Section
119
deems
any
restrictive
covenant.
That
is
not
time
limited
to
expire
after
40
years,
so
it's
deemed
to
have
expired
after
40
years.
M
We're
well
past
that
mr.
chair,
in
this
particular
case,
the
section
speaks
to
where
it's
deemed
to
have
expired.
40
years
after
the
condition
was
registered,
the
register
may
delete
it.
The
land
register
I
may
delete
it
from
title
and
I
can
tell
you
that
the
covenant
has
been
removed
from
the
register
relating
to
the
parcel
identifiers
for
both
667
Bank
Street
and
the
road
allowance,
which
is
now
owned
by
the
City
of
Ottawa.
M
N
Thank
you
very
much,
naturally,
is
the
ward
councillor
I'm
being
very
involved
in
this
project
from
the
beginning
and
I
have
to
say
that
there
are
many
things
about
the
project
which
are
precisely
what
we
would
like
to
see
a
long
Bank
Street.
This
is
from
it's
from
the
high
quality
of
architecture,
that's
being
proposed
to
the
engagement
with
with
the
traditional
Main
Street,
the
kind
of
thing
that
we
do
in
visits
here,
I'm
trying,
though
today,
to
disassociate
those
things
which
might
be
purely
plan
committee
decisions
as
opposed
to
heritage.
N
N
In
some
ways,
I
guess
I
have
to
include
I'm
agnostic
on
the
on
the
setback
from
Klem
Oh
Avenue,
with
the
legal
interpretation
that
I
hear,
which
is
that
we're?
No,
it's
no
longer
a
requirement
seems
to
be
the
the
predominant
legal
view,
but
that
doesn't
take
away
from
the
fact
that
to
to
have
this
perceived
encroachment
now
onto
Clemmie
Avenue,
it
would
create
quite
a
significant
change
to
to
that
Vista
to
that
very
wide
Avenue.
N
And
should
this
one
be
allowed,
we
really
have
to
assume
that
it
will
then
happen
on
all
three
of
the
other
corners,
so
I
think
a
decision
today,
although
not
purely
a
decision
on
all
four
corners
by
any
means.
We
have
to
take
that
in
in
in
recognition
that
we're
going
to
see
those
other
three
one
storey
buildings,
limited
architectural
value,
with
a
lot
of
parking,
become
move
forward
into
the
Clem
o
Street
with
over
the
next
number
of
years.
There's
actually
a
lot
of
interest
and
activity
on
some
of
those
properties
at
the
moment.
N
But
fundamentally,
two
areas
are
of
great
concern
to
me:
one:
the
adjacent
property
we
heard
from
mr.
Weiss
today
the
fact
that
the
additional
story
and
the
reduced
setback
ends
up
creating
a
fire
from
the
45-degree
angle,
which
would
be
typical
for
for
here.
I
cannot
conclude
that
this
project
upholds
the
history,
the
heritage,
the
the
character
of
the
street
as
a
result
of
that
of
that
additional
story
in
a
similar
way
for
the
park.
N
Very
brief
history
of
the
park
is
that
this
was
something
that,
over
no
the
community
very
much
a
community
driven
effort
to
create
a
space
that
was
particularly
attractive
to
children,
attractive
to
their
caregivers
and
parents.
Moving
down
that
street
and
a
lot
of
attention
went
into
design
it
is,
it
is
small.
It
is
surrounded
by
by
green
space
on
the
one
side,
but
it's
very
important
to
that
space.
N
But
finally,
since
there
is
an
important
heritage
element
to
the
landscaping
to
the
tree
itself,
that
American
elm
is
extraordinarily
rare
and
it's
a
remarkable
tree
in
good
health.
At
the
moment,
the
contention
is
from
the
proponent
that
this
tree
would
not
be
threatened
and
I
would
not
begin
to
call
into
doubt
through
the
professional
judgment
of
their
arborist.
But
there
is
information
that
the
city
knows,
which,
which
runs
counter
to
that.
When
constructing
this
park
and
putting
up
the
quite
low
fence
around
it,
a
work
was
done.
N
Some
excavation
was
done
and
the
contractors
with
city
park
staff
encountered
the
roots
that
do
find
their
way
under
and
between
the
two
walls,
which
have
been
deemed
to
be
the
reason
why
important
roots
could
not
have
penetrated
through
and
into
what
is
now.
The
parking
lot
which
would
be
the
building
site
was
that
those
walls
would
have
stopped
it
now.
There's
a
gap
between
two
of
those
walls
and,
in
fact,
roots
were
encountered.
N
Quite
significant
roots
were
encountered
so
that
may
know
they
may
not
have
been
encountered
when
borehole
tests,
you
don't
do
a
borehole
test
in
every
centimeter
along
and
they
may
not
to
be
encountered,
but
that's
an
important
fact
and
then
finally,
to
what
degree
this
is
relevant
to
to
heritage
I.
Guess
as
your
is,
your
judgment
is
the
construct
ability
of
this
building,
because
city
park,
staff
and
I
are
and
will
be
adamant
that
the
park
not
be
used
as
a
staging
site
for
construction.
N
We
have
to
ask
the
question:
is
this
building
constructible,
as
planned
without,
depending
on
the
city
park
and
the
damage
that
would
be
done
to
the
park?
Should
they
have
been
allowed
to
construct
from
there
so
as
I
say,
I'm,
not
sure
how
well
that
is
to
heritage
other
than
as
a
package
protecting
that
Park
being
critical?
It
calls
into
question
the
construct
ability
for
those
reasons.
I
am
still
not
able
to
support
this
project.
N
H
Thank
you,
I
gathered.
It
sounds
from
your
comments,
like
you
really
couldn't
build
any
building
on
that
site
if
your,
if
the
roots
are
coming
from
one
end
and
there's
a
25-foot,
ideally
a
25-foot
setback
from
the
other
end
and
the
issues
the
lighting.
Does
that
mean
really
you
view
that
site
is
undeveloped,
hold
for
any
building
at
all.
N
No
I
think
just
some
additional
setback
adjacent
to
the
park
would
make
a
difference.
The
constructability
element
is,
although,
oddly
because
the
address
of
this
building
is
on
Bank
Street,
this
is
deemed
to
be
a
side
yard
and
therefore-
and
it
is
as
of
right
to
to
have
no
setback
adjacent
to
the
park.
The
claiming
that
right
and
making
for
taking
full
advantage
of
it
does
mean
it
limits.
Constructability
there
may
be
techniques
where
it
can
be
done
entirely
from
above,
but
that
is
certainly
leads
me
to
ask
that
question.
N
I
I,
don't
want
it
to
be
an
assumption.
This
building
could
be
constructed,
making
use
of
the
of
the
park
so
I
think
our
own
staff's
initial
request
or
thought
was
well
instead
of
taking
cash
in
lieu
of
parkland.
Why
don't
we
take
parkland
and
and
and
claim
several
meters
as
park
or
protection
for
the
park
and
then
allow
a
building
to
you
know
to
be
built
with
greater
protection
for
the
park.
A
Okay,
if
no
other
comments
for
members
I'll
just
offer
a
few
quick
concluding
comments
and
then
we
will
move
to
the
next
item.
But
actually
we
have
a
couple
of
votes
first,
before
we
do,
that,
I
mean
there's
no
question.
This
is
a
complex
case
in
two
ways,
both
because
they're
our
heritage
elements-
and
there
are
planning
elements
and
it's
often
difficult
to
keep
those
distinct
and
separate.
A
A
In
this
case,
we've
got
a
Heritage,
Conservation
District,
so
I
think
what
I
am
seized
with
is
whether
or
not
the
application
satisfies
the
five
requirements
in
Section
seven
to
one
of
the
relevant
Heritage
Conservation
District
plan
and
in
some
ways
you
have
to
interpret
those
five
as
an
address
on
Bank
Street,
which
it
is.
And
so
what
is
the
consideration
of
how
this
proposed
building
looks,
first
and
foremost
in
relation
to
its
Bank
Street
facade
and
it's
Bank
Street
treatment
and
the
fact
that
this
is
a
traditional
Main
Street
with
a
very
rich
history.
A
I
guess
a
checkered
history,
both
a
commercial
building
and
a
parking
lot.
But
this
has
not
been
a
stale
lot
for
the
history
of
the
city
and
I
think
that's
an
important
point
as
well,
and
so
again
recognizing
those
two
tensions
and
recognizing
that
we
always
have
to
be
cognizant
of
the
relationship
between
a
traditional
Main
Street
and
its
residential
neighbors.
And
knowing,
as
we
do
from
our
work
eighteen
months
ago,
that
this
application
has
undergone
many
changes
and,
in
my
mind,
has
been
sensitive
to
some
of
the
issues
which
we
heard
from
residents.
A
When
this
came
before
us
18
months
ago,
I'm
in
a
position
to
support
the
staff
recommendation,
I
think
it's
a
sensitive
application
that
tries
to
thread
the
needle
carefully
through
those
various
tension
points.
So
I'll
just
offer
that
as
my
remarks
before
we
get
to
the
recommendation
of
staff,
the
vice-chair
does
have
a
technical
motion
with
regard
to
including
the
landscape
plan.
So
if
you
can
just
read
that
out,
mr.
vice
chair,
that
would
be
helpful.
K
K
Whereas
the
applicant
has
submitted
a
revised
landscape
plan
prepared
by
the
back
consulting
Cinque
Dayton,
remember
it
ate
with
respect
to
the
proposed
new
construction.
Therefore,
be
it
resolved
that
document
civics
of
the
report
be
replaced
with
the
attached
revised
landscape
plan
prepared
by
the
landscape
architect
submitted
by
the
applicant
and
dated
November
eighth
and
be
it
FURTHER
RESOLVED
that
recommendation
number
one
is
amended,
according
laid
by
the
deletion
of
the
words
document,
four
five
six
and
seven
and
substituting
the
words
documents
four
five
and
seven,
and
that
the
revised
landscape
plans
be
attached.
A
Is
that
is
that
motion
carried
okay,
okay
and
then
with
having
carried
that
motion,
then
we'll
move
to
the
staff
recommendation
to
approve
the
application
for
new
construction
at
six
seven
Bank
Street,
according
to
plan
submitted
by
Vincent,
Khalifa
architect
on
July,
6,
2017,
etc?
Is
that
is
that
carried
I'd
like
to
speak
to
it?
If
I.
K
Could?
Okay,
if
I,
might
speak
to
the
motion?
Okay,
go
ahead
and
as
I
support
the
motion,
but
recommend
that
the?
What
I
would
consider
the
oversight
in
2011
of
not
amending
the
zoning
on
the
site
or
harmonizing
the
objectives
of
the
Planning
Act
and
the
Heritage
Act?
Be
it
really
looked
at
very
carefully
in
the
next
phases
of
the
Heritage
Conservation
District,
so
that
the
other
three
corners
don't
suffer
the
same
kind
of
conflict
that
we
see
here.
A
A
A
Okay,
we're
going
to
get
right
back
at
it.
Those
who
don't
want
to
be
here
for
this
item
are
welcome
to
leave,
but
we're
going
to
move
now
to
the
application
to
alter
five
five
one
Fairview
Avenue
property
designated
under
part,
five
of
the
Ontario
Heritage
Act
and
located
in
the
Rocklin
Park
Heritage
Conservation
District.
A
O
Good
morning
of
application
that
we're
looking
at
today
is
an
application
to
alter
551
Fairview
Avenue.
It's
a
property
located
in
the
rock
lift,
Park
Heritage,
Conservation,
District
and
designated
under
part.
Five
of
the
Ontario
Heritage
Act
myself
and
David
Maloney
will
be
splitting
the
presentation
today.
So
David
will
start
it
off
good.
L
Morning,
mr.
chair
and
members
of
the
committee,
the
property
at
5:51,
Fairview
Avenue,
is
located
to
the
north
of
there
Fairview
Avenue
and
to
the
south
of
old
Prospect
Road.
It
was
constructed
in
1927
and
designed
by
AJ
Hazel
Grove
in
the
Tudor
Revival
style.
There's
a
two
and
a
half
story:
building
rectangular
and
plan
with
a
steeply
pitched
hipped
roof.
The
rear
of
the
lot
is
visible
from
the
pathway.
The
side
of
Mackay
Lake
known
as
the
dog
walk,
the
property
isn't
for
sale
since
May
2016
and
has
been
vacant
since
November
2016.
L
The
house
is
set
back
significantly
from
Fairview
Avenue,
with
only
the
cobblestone
driveway
visible
from
the
street.
The
driveway
leads
to
the
impressive
front
facade
of
the
house
visible
in
the
photo
on
the
right
and
before
you
is
the
proposed
site
plan.
So
with
my
cursor
I'll
orient
the
members
of
the
committee,
so
the
lake
is
here,
KY
Lake
is
there.
The
dog
walk
is
approximately
here
the
rear
at
the
proposed
rear
addition
is
outlined
here.
L
The
outline
of
the
existing
enclosed
veranda
is
here
and
the
you
can
see
that
the
existing
driveway
was
here
and
that
will
be
relocated
to
this
side
of
the
house,
and
the
new
Japanese
garden
is
proposed
where
the
existing
driveway,
where
the
turnaround
and
the
garage
is
currently
the
existing
terraced
landscape,
is
located
here
and
the
stacked
stone
retaining
walls,
and
these
are
to
be
conserved
as
part
of
this
proposal.
The
proposal
is
to
construct
a
contemporary
two-story
addition
with
a
walkout
basement
to
the
rear
of
the
existing
grade.
L
One
house,
the
proposal
also
involves
the
relocation
of
the
driveway,
as
mentioned
to
the
south
side
of
the
property,
which
will
follow
the
natural
slope
on
this
lot,
the
driveway
will
be
slightly
sunk
in
the
low
existing
grade
and
flanked
by
a
stacked
stone,
retaining
wall.
The
design
of
the
proposed
driveway
is
intended
to
minimize
the
visual
impacts
of
vehicles
on
neighboring
properties.
L
This
is
the
front
elevation
of
the
house.
The
front
facade
will
not
be
altered
as
part
of
this
proposal
and
the
addition
is
not
visible
from
in
the
front
of
the
house.
This
is
the
east
elevation
showing
the
proposed
addition.
The
new
addition
is
located
below
the
steeply
pitched
hipped
roof
of
the
historic
building
and
set
in
from
the
north
and
south
sides
of
the
house.
The
form
of
the
addition
is
characterized
by
stacked
massing
the
ground
floor.
L
Addition
extends
the
farthest
east
towards
Makai
Lake,
with
the
first
and
second
stories
further
step
back
toward
the
original
building.
The
intent
of
the
tiered
development
is
to
break
up
the
overall
massing
of
the
addition,
as
viewed
from
the
dog
walk
and
to
reflect
the
terraced
landscaping
characteristics
of
the
lot,
as
well
as
the
considerable
upward
slope
of
the
property
from
the
lake.
L
L
Here's
the
North
elevation,
the
wood
will
be
heat,
treated
ash
and
used
as
both
pickets
screening
and
siding.
The
proposal
includes
a
cobblestone
terrace
at
grade
and
a
balcony.
On
the
first
floor,
the
insert
of
the
top
at
the
top
of
the
screen
indicates
the
location
of
the
proposed
addition
and
the
original
house
in
relationship
to
the
dog
walk
here.
An
outline
of
the
neighboring
house
is
also
indicated
just
here.
L
This
cross-section
shows
a
limited
change
of
grade
at
the
top
terrace
wall
there.
In
order
to
accommodate
the
addition,
the
proposed
addition
will
increase
the
lock
coverage
to
approximately
twelve
point:
seven
percent,
whereas
the
zoning
bylaw
permits
30
percent
and
the
force
base
index
increases
to
zero
point
two
two,
whereas
the
zoning
bylaw
permits
0.375.
L
L
L
The
addition
will
require
require
the
removal
of
a
portion
of
the
rear
facade,
including
the
enclosed
Randa,
the
exterior
wall
behind
the
veranda,
a
ground-floor
window
and
two
two
second-story
windows
with
arches
that
break
the
eaves.
The
enclosed
Randa
was
constructed
in
2010
on
top
of
the
original
lockout
terrace.
L
The
proposed
alterations
include
the
proposal.
Also.
Excuse
me,
the
proposed
alterations
include
restoration
of
the
existing
heritage
building
and
its
rear
facade
and
the
landscape
attributes
as
required.
So
what
I'm
trying
to
say
is
that
there
will
be
restoration
of
the
house
and
landscape
elements
as
required,
and
the
project
will
preserve
and
repair
windows
Jim,
the
stucco
and
half
timbering.
L
L
So
in
order
to
evaluate
the
proposal,
heritage
staff
first
carefully
assess
the
heritage
attributes
of
the
property.
The
existing
house
is
an
excellent
example
of
Tudor
Revival
architecture
featuring
a
steeply
pitched
hip,
roof
front
entrance
projection,
stucco
and
half
timbering
stone
coins
and
overhanging
eaves
with
wood
brackets.
The
landscape,
attributes
of
the
property
include
the
sloped
Terrace
Gardens
enjoyed
both
privately
and
from
the
public
realm.
The
stacked
room,
dry,
stone,
retaining
walls
defining
the
contours
of
the
property
are
also
recognized
as
significant
landscape
attributes.
L
Having
established
the
key
cultural
heritage,
attributes
of
the
property
and
determining
the
key
vantage
points
from
the
public,
realm
staff
endeavoured
to
review
the
proposal
against
the
1997
management
guidelines
for
Rockland
Park
Heritage
Conservation
District
staff
finds
that
the
proposal
is
consistent
with
these
guidelines,
insofar
as
the
proposed
addition
preserves
the
character,
defining
architectural
elements
and
the
Tudor
Revival
expression,
while
complementing
this
architectural
quality
of
the
building.
The
contemporary
addition
is
of
its
own
time
and
provides
a
clear
distinction
between
the
heritage
building
and
the
new
addition.
L
The
addition
will
be
constructed
of
natural
materials
that
are
consistent
with
those
used
in
rock
the
park,
as
well
as
materials
which
are
complementary
to
those
of
the
original
house,
while
providing
a
contemporary
expression.
The
proposed
addition
maintains
the
overall
topography
of
the
property,
which
we
look
at
more
in
later
slides
discussing
the
landscaping.
O
I'll
now
go
through
the
analysis
of
the
project
in
terms
of
the
2016
proposed
Heritage
Conservation
District
guidelines,
which
are
currently
under
appeal
to
the
OMB,
so
are
not
enforced
in
effect,
they're
being
used
as
guidelines.
When
assessing
the
application,
the
full
policy
will
be
on
the
left-hand
side
and
I'll,
just
sort
of
summarize
it,
but
if
you're
looking
for
it
in
its
entirety,
you'll
see
it
there.
So
addition
should
be
complementary
to
the
existing
building.
O
The
proposed
addition
uses
natural
materials,
the
sympathetic
to
the
HCD,
the
existing
building
in
surrounding
landscape,
the
stone
on
the
ground
floor
complements
the
stone
foundation
of
the
existing
house.
The
wood
complements
the
timbering
and
seating
reseda
roof
and
uses
a
harmonious
color
palette.
The
simple
rectilinear
forms
and
horizontal
profile
complement
the
historic
building
by
permitting
the
ornate,
irregular,
textured,
Tudor,
Revival
style
architecture.
To
continue
to
be
read,
the
horizontal
and
contemporary
design
is
clearly
distinguishable
from
the
Tudor
style.
The
next
policy
is
that
addition
shall
be
subordinate
to
the
original
building.
O
I'll
just
draw
your
attention
to
well
that's
okay.
Just
when
we
are
looking
at
the
rear
of
the
rear
of
the
building,
you'll
see
that
this
historic
window,
the
eyebrow
dormer,
which
I
think
is
2010
of
2007
and
then
the
historic
window
on
this
portion
of
the
building
are
being
retained.
So
they
sort
of
frame
the
proposed
addition.
O
The
integrity
of
the
roof
line
of
the
original
health,
such
as
gable
hip
flat,
shall
be
respected.
The
steeply
pitched
hip
roof
is
retained
in
its
entirety
on
three
facades
and
remains
prominent
on
all
elevations.
As
you
can
see
in
these
cross-sections
at
the
rear
of
the
building,
the
roofline
is
being
maintained.
Although
a
portion
of
the
top
story
of
the
addition
will
break
the
eaves.
The
original
eave
line
each
line
is
reinterpreted
through.
O
Windows
should
complement
the
building's
original
windows.
The
existing
windows,
as
David
mentioned
on
the
original
building,
are
being
retained
and
the
building
to
or
the
windows
to,
north
and
south
of
the
facade
of
the
proposed
addition
are
also
being
retained.
The
additions,
proposing
40
glass
walls
as
opposed
to
the
traditional
windows,
the
clean,
simple
lines
of
these
glass
walls,
allow
for
the
intricately
detailed
Tudor,
Revival
style
windows
to
remain
prominent
on
the
rear
facade.
O
The
glazing
on
the
top
story
has
been
designed
to
align
with
the
window
located
further
to
the
self
additions
shall
not
result
in
the
removal
or
additions
shall
not
result
in
the
obstruction,
removal
of
heritage,
attributes
david's
early
detailed.
What
is
proposed
to
be
removed.
These
elements
are
not
considered
to
be
character,
defining
heritage,
attributes
of
the
HCD
or
the
existing
building,
the
historic
Tudor,
Revival
style
building
and
its
notable
architectural
features
such
as
timbering
ornate
windows,
don't
chimney
a
regular
roofline
will
be
retained.
O
The
last
policy
has
to
do
with
additions
to
grade
one's
grade,
one
buildings
being
compatible
with
a
historic
streetscape,
as
you
saw
in
the
original
map,
this
building
is
located
far
back
from
Fairview
Avenue
and
actually
doesn't
interact
with
the
streetscape,
but
in
order
to
fully
understand
the
impact
of
the
addition,
we
analyzed
it
in
terms
of
the
dog
walk,
which
is
the
pathway
of
these
buildings.
There's
three
grade:
one
buildings,
250
Sylvan,
245,
7th
and
the
subject
property
at
five:
five,
one
Fairview
Avenue.
O
So
this
elevation
illustrates
of
the
proposal
is
compatible
with
these
buildings
along
the
dog,
walk
in
terms
of
height
scale
and
massing.
The
house
has
been
cited,
so
it
remains
perched
on
top
of
the
escarpment
and
does
not
descend
down
the
terrace
slope.
This
is
consistent
with
the
houses
to
the
south
because
it
is
set
in
on
all
sides.
The
addition
does
not
alter
the
overall
form
and
massing
of
the
original
Tudor
Revival
house,
and
the
height
and
roof
profile
of
the
original
building
remains
unchanged.
L
This
this
slide
shows
it's
a
setback.
Analysis
provided
by
the
applicant,
so
I'll
note
that
the
measurements
are
approximate
and
taken
from
geo
Ottawa.
So
the
setback
of
the
addition
is
consistent
with
the
setbacks
of
the
buildings
along
the
dog
walk,
it's
approximately
9
meters,
further
back
than
the
neighbor
immediately
to
the
south.
L
This
is
announced
another
analysis
provided
by
the
applicant
looking
at
building
footprints.
Again,
the
measurements
are
approximate
and
based
on
G
Ottawa.
The
addition
increases
the
footprint
of
the
building,
but
analysis
of
nearby
building
footprints
illustrate
that
the
proposal
is
consistent
with
neighboring
properties
in
terms
of
massing.
O
Here's
a
landscape
plan
for
the
proposed
for
the
property.
The
existing
landscape
is
a
heavily
treed
lot
and
the
with
agreed
that
slopes
east
towards
the
dog
walk
and
the
lake
with
terraced
gardens
to
the
east
and
north
of
the
property.
The
landscape
policies
in
the
rock
of
park
plans
in
both
the
1997
and
2016
plan,
aim
to
maintain
the
park
like
attributes
of
the
district
and
emphasize
the
importance
of
soft
landscape
over
hard
landscape,
the
retention
of
existing
mature
trees
and
careful
siting
of
additions
and
new
constructions.
O
The
landscape
alterations
David
already
mentioned
the
relocation
of
the
driveway.
The
former
driveway
will
be
replaced
with
soft
landscaping
and
a
Japanese
garden
to
retain
and
reconstruct
the
existing
dry
stat
stone.
Retaining
walls
and
guarding
harrassing
here
to
the
north
of
the
property
and
all
the
existing
retaining
walls
and
landscaping
to
the
east
will
be
retained
in
their
entirety.
There's
52
trees
on
the
site.
Six
are
proposed
to
be
removed,
four
of
which
are
in
poor
condition,
two
of
which
are
to
accommodate
the
addition.
O
Ten
new
trees
are
proposed
to
be
planted
and
will
just
highlight
the
retention
of
the
this.
Retaining
wall,
which
has
been
a
big
feature
of
the
proposal,
is
to
be
retained
in
its
entirety,
and
it
limits
the
addition
to
the
high
point
of
the
lot
and
ensures
that
the
unique
topography
and
existing
grades
of
the
law
are
being
maintained
so
just
to
go
further
on
that
principle,
staff
and
working
with
the
applicants
came
up
with
this
design
principle
of
this
red
box
to
sort
of
indicate
that
nothing
inside
here
should
be
altered.
O
We
did
this
based
on
a
couple
things
when
you
go
to
the
site,
that's
one
of
the
most
notable
features
that
diagonal
slash
across
the
property,
and
we
also
use
historic
photos
to
come
up
with
that.
You
can
see
this
out.
This
line
is
sort
of
on
a
little
road,
but
it
yeah.
This
is
the
diagonal
wall
here
in
1965.
The
diagonal
wall
is
here
in
2005
and
with
the
addition
situated
the
way
it
is
that
will
remain
a
prominent
feature
of
the
landscape
of
this
property.
A
O
You
said
it
stayed
the
same,
but
it
that
it's
always
that
this
diet
I'm
sorry,
these
red
lines
are
really
not
helpful
but
they're
because
they're
not
in
the
right
space.
But
if
we
were
trying
to
highlight
this
retaining
wall,
that's
here,
and
so
you
can
see
it's
always
sort
of
been
there
here.
It
is
in
1965
here
it
is
in
2005,
and
if
we
go
back
I
think
this
one
is
2014.
It's
there
and
I'll
show
you
one
more
photo.
O
O
O
Again,
the
stat
stone
retaining
walls
of
you
not
quite
from
the
dog
walk
but
sort
of
the
corner
of
the
property,
all
the
landscaping
to
be
retained,
and
just
to
orient
you.
This
is
sort
of
that
high
point
on
the
lot
to
which
the
addition
would
be
limited
to
the
northern
escarpment
and
then
view
so.
The
last
thing
we
wanted
to
talk
about
was
the
different
views.
David
touched
on
them.
There's
three
one
is
from
the
portion
of
the
dog
walk
in
front
of
the
property.
O
The
second
is
from
old,
Prospect
Road
and
the
third
is
from
the
conservation
area
trail
across
the
lake,
so
along
the
dog
walk.
If
you
look
to
your
West
you'll,
see
those
five
properties
we
saw
in
the
elevation
to
your
east
you'll,
see
Makai
Lake
these
two.
As
you
approach
five
five
one,
not
fair
view
on
the
dog
walk,
it's
already
quite
screened.
This
is
looking
directly
towards
the
house,
so
is
this:
you
can
see
it
here.
O
This
is
the
other
view
from
the
dog
walk
where
it
sort
of
opens
up,
and
you
get
the
biggest
view
of
the
property.
The
proposed
addition
will
replace
the
existing
view
of
the
house
with
a
contemporary
architectural
expression.
There's
a
change
in
grade
of
approximately
6.5
meters
going
down
from
that
addition
to
the
grade
which
Edition
to
the
dog
walk,
which
provides
you
with
that
upwards
view.
The
addition
is
located.
Approximately
20,
1.5
meters,
away
from
the
dog
walk
the
additions,
also
going
to
be
visible
on
an
old
Prospect
Road.
O
So
this
is
headed
east
on
old
Prospect
Road.
Just
behind
the
building
to
your
right
is
the
escarpment
and
the
historic
building
the
top
left
shows
a
rendering
of
the
proposed
addition
going
up
that
northern
escarpment-
oh
I'm,
sorry,
oh
the
bottom,
the
bottom
photo
shows
the
proposed
addition
go
up
the
view
from
the
escarpment.
The
top
left
shows
the
what
it
looks
like
right
now
and
then
the
top
right
photo
shows
the
screen
view.
That
is
there
when
the
trees
are
fully
leaved.
O
The
last
view
is
from
the
conservation
area
you
can
see
here.
We
have
the
trail
on
the
Caldwell
Carver
Conservation
Area.
This
is
a
view
of
Makai
Lake.
As
you
can
see,
there's
many
architectural,
a
diverse
buildings
adjacent
to
the
shoreline
using
just
an
approximation
measurement
on
G
Ottawa.
The
addition
to
551
Fairview
will
make
it
still
remain
the
farthest
recessed
from
the
shoreline
of
Makai
Lake.
We
have
this
property,
which
is
constructed
in
2010.
O
This
property
is
from
1936
by
Hart
Massey
hills
from
1963,
then
recently
approved
we'll
call
it
2017,
575
old
prospect
to
be
constructed
here.
The
subject:
property
5
5,
1,
Fairview
and
5
9
9
Fairview,
which
was
constructed
in
1976
I'll.
Just
get
you
to
highlight
it,
so
the
these
renderings
from
a
proselyte
show
the
property
in
the
context
of
the
dog,
walk
the
lake,
the
end,
the
terrace
gardens
and
its
view
here.
O
Yes,
so,
as
you
can
see
in
its
rendering
from
across
the
lake,
the
massing,
notably
the
steep
hipped
roof
and
materials
can
remain
visible
from
this
view,
and
the
terrace
gardens
and
mature
vegetation
are
to
remain
so.
This
is
a
rendering
showing
the
addition
and
the
retaining
walls
and
gardening
this
door
here.
So
that
demarcates,
where
the
dog
walk
is,
are
all
to
be
retained.
And
here
on
this
northern
portion
of
the
lot
is
a
heavily
treed
section.
That
is
to
be
retained
as
well.
O
So
in
sort
of.
In
conclusion,
a
staffer
recommending
approval
of
the
application
as
it
retains
and
restores
the
Tudor
Revival.
Building
it's
located
at
the
rear
is
sitting
on
both
sides
and
lower
than
the
height
of
the
existing
building.
It's
a
contemporary
addition,
that's
of
its
own
time,
but
does
not
replicate
a
historic
style.
It
contributes
to
the
architectural
character
of
the
rock
of
Park
ATD.
O
It's
compatible
with
subordinate
to
and
distinguishable
from
the
historic
place
and
with
regards
to
landscaping,
it
retains
the
significant
landscape
elements
to
ensure
the
park
like
setting
of
HD
is
conserved,
including
the
mature
trees,
the
slope
the
grades.
The
stone
retaining
walls
and
a
significant
setback
from
the
dog
walk
staffs
recommendation
is
to
approve
this
application
subject
to
the
following
condition
that
this
construction
staging
plan
be
submitted.
The
purpose
of
the
construction
staging
plan
is
to
address
concerns
that
were
raised
by
residents
regarding
where
the
construction
would
take
place.
O
There
was
concerns
that
would
come
in
off
the
dog
walk
or
the
north
slope,
so
we
wanted
to
ensure
that
is
not
the
case.
So
we'll
review
the
construction
staging
plan
in
advance
to
approve
the
landscape
design
for
the
building
for
the
new
building,
subject,
to
the
condition
that
a
tree
preservation
and
protection
measures
in
the
tree
conservation
report
be
implemented
and
to
issue
the
Heritage
permit,
with
a
two-year
expiry
date
and
delegate
authorities
to
monitor
changes
to
planning
infrastructure
and
economic
development.
A
Okay,
thank
you
very
much.
That
was
a
very
detailed
presentation,
much
appreciated
so
with
that.
What
we'll
do
is
we'll
move
to
our
public
delegations
as
of
right
now,
I
think
we
have
somewhere
in
the
range
of
16
members
of
the
public
who
have
signed
up
to
speak.
So
we'll
do
that
first
and
then,
if
there
are
questions
and
comments
from
members,
those
will
follow
so
I'll
read
out
sort
of
a
few
in
order
so
that
people
know
if
they're
up
next.
A
If
you
could
just
be
ready
to
approach
this
chair
here
and
again,
all
members
of
the
public
will
have
five
minutes
to
speak
and
I
will
be
fairly
strict
in
keeping
you
to
that.
To
be
fair,
so
first
up
is
Julian
Smith,
followed
by
Victor
lang,
tiss
and
Brian
Dixon
and
Linda
to
care.
So
that's
that's
the
order
for
the
first
few
and
we'll
start
with
Julian
Smith.
Please.
J
J
But
there
is
a
fundamental
difference
and
Rock
LIF
Park
was
designated
as
a
Heritage
Conservation
District.
So
what
does
that
mean?
It
means
that
the
cultural
distinctiveness
of
that
village
is
to
be
protected
under
the
Ontario
Heritage
Act
and
the
province
is
very,
very
clear
about
that
and
in
fact,
two
months
ago
they
released
a
new
statement
saying
cultural
heritage,
resources
and
cultural
heritage.
Landscapes
of
significance
will
be
protected,
particularly
in
strategic
growth
areas.
That
means,
if
you've
got
pressures
for
intensification,
that's
where
the
Heritage
Act
is
even
more
important.
J
It's
not
less
important
and
that's
the
direction
I
think
the
city's
to
say
you
don't
use
intensification
or
the
zoning
patterns
to
justify
undermining
the
character
of
heritage
districts.
So
in
that
study
the
two
characteristics
that
I
think
are
fundamental
to
the
village
of
Rock
lift
part.
One
is
the
continuous
park
landscape
and
the
other
is
the
character
of
the
architecture
of
that
village.
The
continuous
park
landscape
is
what
Thomas
keeper
said
would
be
the
key
characteristic.
He
said
these
are
going
to
be
Park
and
villa
Lots,
which
means
you
create
a
park.
J
You
set
your
villa
in
the
middle
of
it.
This
is
not
an
urban
district,
it
was
meant
to
be
a
rural
place
within
or
next
to
the
urban
landscape
of
Ottawa,
and
that
continuous
Park
landscape
is
very
rare
in
Canada.
There's
other
district
like
this,
that
has
that
level
of
continuity.
If
you
look
at
Rosedale
in
Toronto,
it's
mostly
about
the
architecture,
the
landscape
is
not
nearly
as
dominant.
If
you
look
at
West
Mount,
it
varies
from
place
to
place.
J
Shaughnessy
Heights
has
a
similar
urban
canopy,
but
it's
all
the
properties
are
divided
by
walls
and
fences.
Rutledge
is
really
unique
in
Canada
and
these
two
characteristics
of
the
park
landscape
and
the
particular
architecture
of
the
village
are
for
mental
to
that.
If
those
disappear,
then
there's
really
nothing
left.
This
proposal
does
two
things.
J
I,
don't
see
any
way
that
one
can
argue
that
this
addition,
which
is
on
the
public
face
of
the
building,
does
anything
except
obliterate,
the
architecture
of
a
great
one
building
that
is
the
public
face.
If
you
look
at
the
original
Hazel,
Grove
drawings,
the
living
room
and
dining
room
and
terrorists
are
on
that
side
of
the
building.
That
is
the
public
face
in
the
building.
That's
the
face
in
the
building
that
faces
Lansdowne
that
faces
the
lake.
It's
really
misleading.
To
say
this
is
the
rear
of
the
building.
J
This
is
where
the
character
of
rock
live
is
either
contributed
to
by
this
building
or
it's
not
and
the
whole
point
of
energy
conservation
district,
and
it
was
repeated.
In
fact,
no
Sun
on
this
slide
is
to
protect
and
enhance
an
immense
means
to
reinforce
the
park
landscape
and
to
reinforce
the
value
of
the
architecture
that
exists,
which
is,
in
this
case,
the
Tudor
Revival
house.
J
This
is
simply
if
Japanese
Scandinavian
modernism
was
to
be
used
on
a
new
house
in
the
middle
of
a
heavily
treed
lot
somewhere
in
rock
cliff,
that's
fine,
but
when
you
take
a
grade
one
building
and
say
the
public
face
of
that
building
is
going
to
be
in
a
sense
you
could
see
from
the
views
up
it
gets.
It
disappears
behind
this
very
large
new
addition.
Then.
What
is
the
point
of
the
heritage?
District
I
want
to
read
something
that
we
wrote
in
1997
just
to
one.
J
A
A
H
You
I'd
certainly
appreciate
you
being
here:
Julian
I,
have
great
respect
for
your
opinions
and
I
know
how
much
you've
contributed
to
the
village
and
I.
Don't
disagree
with
much
of
what
you
say:
I
have
a
question
knowing
that
is
when
I
walk
along.
Your
first
point
was
the
continuous
park,
landscape
and
I
assume
by
that
you're,
referring
to
from
the
now-closed
section
of
limestone
Road
called
the
dog
walk
when
I
walk
along
it.
H
I
don't
get
a
sense
of
a
continuous
park
landscape
anymore
directly
across
in
this
property,
there's
a
nine-foot
portion
of
the
property.
It's
got
a
nine-foot
hemlock
hedge,
which
completely
screens
the
lake
from
the
dog,
walk
and
there's
other
areas
where
it's
heavily
wooded
and
then
there's
some
areas
that
are
like
245
sylvain,
which
is
open
and
very
formal
and
grass
right
down
to
it.
H
J
The
hard
surfaces
and
so
on
is
in
balance,
it's
fragile
arackliffe,
and
if
you
continue
to
have
approvals
of
places
where
the
architecture
and
the
hard
landscape
becomes
dominant
over
the
soft
landscape,
then
I
think
the
character
of
the
village
of
rock
cliff
begins
to
disappear,
and
that
contradicts
150
years
of
history.
I
mean
Thomas.
J
Kieffer
was
the
one
who
said
this
will
be
a
place
where,
in
order
to
get
buy
a
property
from
Thomas
Keefer,
you
had
to
agree
to
plant
trees
along
the
public
side
of
your
property,
which
in
this
case
meant
on
the
Lansdowne
side
of
it,
meaning
you
were
going
to
see
your
house
through
the
trees.
Well,
that
is
the
dominance
of
soft
landscape
over
hard
landscape.
Nobody
else
was
doing
that
in
Ottawa.
In
fact,
nobody
else
was
doing
that
in
Canada
that
I'm
saying
we
are
going
to
force
you
to
make
the
soft
landscape
dominant.
J
H
J
It's
really
important
to
see
that
once
if
the
addition
is
built,
the
house
has
disappeared,
and
yes
at
that
point,
you
could
design
a
hedge,
but
at
that
point
the
battle
is
lost.
I,
I,
just
I
think
this
is
cultural
heritage
in
danger.
I
mean
this
is
what
the
National
Trust
does
every
year
is
to
identify
the
ten
most
endangered
places
in
Canada
and
Rockland
village
can't
continue
this
way
with
a
community
which
has
always
controlled
its
own
future.
A
Mr.
Smith
I
just
had
a
question
with
regard
to
your
statement
that
the
rear
of
the
house
is
not
really
the
rear
of
the
house
and
I'm,
not
an
architect,
but
in
looking
at
the
property
and
looking
at
what
hazel
groves
intention
was
from
the
point
of
view
of
where
the
half
timbering
took
place
and
so
on.
It
looks
to
the
non
expert,
like
the
front
of
the
house,
was
treated
like
the
front
of
the
house,
and
the
rear
has
much
less
adornment
much
less
treatment
in
terms
of
some
of
those
architectural
details.
A
So,
while
I'm
not
disagreeing
with
the
point
that
the
that
the
dog
walk
is
and
should
be
treated
as
a
public
streetscape
I'm
a
little
bit
curious
about
what
you
thought
was
in
the
mind
of
the
architect,
and
why?
If
the
rear
of
the
property
was
not
to
be
the
rear,
were
there
not
architectural
approaches
to
reflect
that?
Well,.
J
I
would
say
that
period
in
1920
is
the
clearest
example
of
how
an
architect
is
thinking
about
a
house
is
where
you
put
the
kitchen,
because
the
kitchen
was
in
the
rear
of
the
house,
the
kitchen
in
this
house.
If
you
look
at
hazel
grouse
drawings,
he's
on
that
West
Side,
which
is
being
called
the
front
entrance
and
the
service
areas,
the
living
room
and
dining
room
and
terrorists,
all
those
major
public
rooms
are
on
what
I
would
call
the
public
face.
J
Yes,
there
is
attention
to
the
guests
arriving
at
the
house
and
having
a
Tudor
Revival
facade,
but
the
design
of
the
facade
facing
Makai
Lake
was
a
very
public
facade.
The
terrace
was
obviously
visible
from
Lansdowne
and
I
would
disregard
that
as
a
public
face
I,
so
saying
it's
an
addition
on
the
rear
of
the
house.
I
think
is
completely
wrong.
J
In
this
case,
I
think
there
isn't
a
rear
of
the
houses,
an
entrance
side
of
the
house,
which
is
coming
up,
the
driveway,
which
is
for
private
visitors
and
then
there's
the
public
face
of
the
house
and
the
dominant
public
face
faces.
Makai,
Lake
and
I.
Think
you
just
look
at
his
plans
and
that's
where
it's
clearest.
Okay,.
A
D
Good
morning,
indeed,
and
thank
you
for
the
opportunity
to
speak
this
morning,
I
confirm
that
I'm.
Indeed,
the
person
that
you're
looking
at
with
eclectus
I've,
been
a
resident
of
Rock
Laphroaig
for
25
years
and
I
would
like
to
add
my
voice
to
Lowe's
in
the
community
who
will
close
the
proposal
before
you
551
Fairview
Avenue
is
a
great
one
heritage
property,
one
of
the
most
important
and
it
desirable
in
Rockland.
D
In
a
recent
survey,
it
scored
93
of
a
hundred
on
environment
and
landscape,
setting
94
of
a
hundred
on
architecture
among
the
highest
in
the
entire
village.
The
Rockland
Park
heritage
plan,
approved
by
the
city
in
2016,
the
1997
study
and
guidelines
that
led
to
its
designation,
were
intended
to
protect
the
unique
heritage
character
of
the
village.
They
clearly
stipulate
that
any
alterations
or
additions
to
a
grade,
one
building,
must
quote
unquote,
protect
and
enhance
such
buildings.
D
The
proposed
addition,
I,
would
say,
does
not
protect
or
enhance
those
characteristics,
as
repeatedly
expressed
in
very
explicit
terms
in
Rockland
Heritage
Committee
report
provided
to
you.
In
fact,
it
significantly
detracts
from
them
in
a
number
of
important
ways,
two
of
which
I
would
like
to
now
address.
D
First
of
all,
the
overall
overpowering
size
of
the
proposed
addition
is
far
from
quote
unquote
subordinate
to
the
existing
home,
as
required
by
the
plain.
What
purports
to
be
an
addition
can
only
be
described
as
another
building
uneasily
grafted
onto
a
grade
one
heritage
structure.
It
claims
to
compliment
viewed
from
a
North
elevation.
D
The
image
that
you've
seen
pretty
well
conclusively
demonstrates
that
the
the
extensive
footprint
that
it
occupies
and
why
the
proposal
does
not
confirm
with
either
the
spirit
or
intent
of
the
error
to
Glen,
mainly
that
additions
must
be
of
lesser
importance
and
secondary
to
the
main
building.
It's
an
addition
that
simply
does
not
add
up.
D
While
the
plan
dictates
that
any
additions
must
be
of
their
own
time,
it
also
states
quite
clearly
that
they
must
harmonize
and
be
sympathetic
to
the
predominant
structure
and
I
quote
again.
New
buildings,
in
addition,
should
be
recommended
for
approval.
Only
we're,
citing
firm
materials
detailing
are
sympathetic
to
the
surrounding
natural
and
cultural
environment.
Unquote,
the
modernistic
cascading
box,
designed
has
cited
with
its
flat
roof
and
use
of
contrasting
materials
early
contradicts
the
prevailing
architectural
vocabulary
of
the
existing
home.
D
The
large
second-floor
projection
above
the
sprawling
mass
of
the
new
building
simply
exacerbates
the
problem
and
further
obliterates
the
grade
one
home
from
view.
Instead
of
celebrating
it
something
especially
evident
when
viewed
from
the
dog
walk
at
the
base
of
the
bluff,
and
there
are
illustrations
that
show
that
I
personally
have
no
quarrel
with
the
design
itself
for
another
building
in
another
location,
but
definitely
not
on
this
site.
D
Finally,
and
most,
unfortunately,
the
overwhelming
size
of
the
proposal
destroys
a
significant
portion
of
fine
surrounding
gardens
and
landscape
features
that
contribute
to
the
cultural
landscape
of
the
property.
I
would
like
to
close
if
I
may.
On
a
more
philosophical
note,
the
hit
the
Heritage
Village
of
Rockland
Park
is
a
treasure
one
of
very
few
in
our
country,
perhaps
even
in
the
world.
D
Ironically,
this
is
also
what
attracts
buyers
and
developers
who,
while
being
seduced
by
the
area's
exceptional
appeal
at
times
and
move
out
unintentionally,
undermining
the
very
fragile
and
sensitive
characteristics
that
define
it,
that,
as
a
result
of
over
the
years
in
the
proliferation
of
excessively
large
and
we're
powering
houses,
the
destruction
of
surrounding
greenery
and
the
loss
of
many
part
like
features
that
are
the
hallmark
of
the
area.
This
proposal,
unfortunately,
conflicts
in
some
critical
aspects,
with
the
spirit
and
intent
of
the
Heritage
Glenn.
Okay,.
D
A
Well,
thank
you
for
speaking
this
morning
and
I'm
looking
around
to
see.
If
there
are
any
questions,
I
see
none
so
again,
thank
you
for
coming
out
this
morning.
So
next
on
the
list
is
Brian
Dixon
and
Linda
to
care
and
I
understand
you'd
like
to
come
up
together,
no
separately.
Okay,
that's
fine
and
followed
by
Margo
Quayle,
Terry
and
Koo
harsh
Emden.
So
that's
our
order
as
of
right
now,.
D
Thank
you
very
much
for
giving
us
the
opportunity
to
comment
this
morning.
My
name
is
Brian
Dixon
I'm,
the
vice
president
of
the
Roth
of
Park
residents
association
and
a
member
of
its
Heritage
Committee.
The
role
of
the
Heritage
Committee
is
clearly
defined
in
the
Ratliff
Park
Heritage
Conservation
District
plan,
which
strongly
encourages
applicants
to
consult
with
the
committee
prior
to
the
submission
of
an
application
under
the
Ontario
Heritage
Act.
D
The
committee
provides
comments
on
proposals
for
new
construction
and
alterations
in
the
HCD
I,
just
like
to
hold
up
a
photograph
here
which
is
actually
on
the
screen.
It
happens
to
be
the
front
page
of
the
cultural
heritage
impact
statement
and
it
shows
appearance
in
summer
of
the
proposed
addition
from
public
lands.
D
We
happen
to
use
exactly
the
same
picture
in
our
report,
but
perhaps
they
were
put
on
the
front
page
for
different
reasons.
From
my
perspective,
you
can
see
that
the
addition,
as
Julien
Smith
said,
makes
the
Tudor
Revival
house
simply
disappear.
You
can't
see
it
so
that
does
not
seem
to
us
to
be
subordinate
or
sympathetic
treatment
to
the
Tudor
Revival
house.
D
Following
on
I'd
note,
the
Heritage
Committee
provided
comprehensive
and
detailed
comments
and
Heritage
impact
evaluation
dated
October
26
2017.
With
respect
to
this
application.
I
think
that
that
has
been
circulated
to
you.
We
gave
this
proposal
careful
consideration
in
light
of
the
Heritage
character
of
the
rock
cliff
park,
HCD
federal
standards
and
guidelines,
and
with
provincial
and
municipal
frameworks
for
heritage
conservation,
in
particularly
the
2016
HCD
plan
and
the
guidelines
contained
in
the
1997
HCD
study.
D
A
careful,
methodical
evaluation
of
this
proposal
concludes
that
it
does
not
achieve
best
conservation
principles
and
practice
and
does
not
satisfy
the
spirit
and
the
word
of
legislative
frameworks.
Additions
to
grade
1
houses
in
the
HCD
should
contribute
to
and
enhance
its
cultural
values.
This
proposed
addition
does
not
to
be
clear.
The
Ratliff,
Park
Heritage
Committee
is
not
opposed
to
in
addition
to
55
1
Fairview,
but
is
opposed
to
this
particular
concept
of
an
addition.
D
This
property
in
the
Assam
Lillie
properties
that
perched
high
above
the
dog,
walk
by
Makai
Lake,
are
very
important
and
highly
visible
part
of
the
history
and
essential
heritage
of
Ratliffe
Park.
We
determined
that
the
proposed
addition
to
the
house
as
a
significant
negative
impact
on
the
east
lake
side,
facade
and
roof
of
the
house
itself
and
on
the
experiential
qualities
of
the
dog,
walk
rated
way.
The
proposal
is
not
subordinate,
as
I
suggested
a
moment
ago
to
the
building
overall
and
in
particular
to
the
East
facade.
D
We
recognize
that
some
adjustments
have
been
made
to
the
earlier
version
of
the
application,
but
we
don't
believe
that
there
was
sufficiently
responsive
to
achieve
the
objectives
of
the
Ratliffe
Park
Heritage
Conservation
District
plan.
We
have
some
how
much
time
do
I
have.
Let's
look
at
some
time.
The
following
are
more
detailed
observation
with
respect
to
the
provisions
of
the
HCD
plan,
alterations
and
additions
to
existing
buildings
that
are
some
pretty
clear
guidelines.
Additions
shall
be
complementary
to
the
existing
building,
subordinate
subordinate
to
it
and
compatible
with
it.
D
We
believe
that
the
proposed
addition
is
not
complementary
nor
subordinate
to
the
existing
grade.
One
building
it
overwhelmed
the
alterations
and
additions
are
not
compatible
with
the
start
character
of
buildings
along
the
dog,
walk
in
terms
of
scale
massing
and
set
by
set
back
up
the
cliff
side.
The
four
early
houses
are
all
set
back
high
up
the
cliff,
which
constitutes
the
historic
character
of
the
buildings.
The
addition
obstructs
the
Heritage
attributes
of
the
historic
lakeside
facade
and
damages
the
historic
lakeside
setting
landscape
setting
above
the
dog
walk
the
Heritage
attributed
the
HCD.
A
D
Okay,
in
our
view,
the
proposal
is
inconsistent
with
the
landscape
guidelines,
and
we
also
consider
the
application
does
not
comply
with
similar
provisions
in
the
1997
guidelines.
In
conclusion,
for
these
reasons,
we
would
ask
you
to
refuse
this
application
and
to
ask
city
staff,
the
applicant
and
the
committee
to
work
together
towards
the
design
for
an
addition
that
is
consistent
with
the
Heritage
protections
in
place
for
the
HCD
okay.
A
Thank
you
very
much
for
that
statement.
I,
don't
see
any
questions,
so
maybe
I'll
pose
one
myself
in
both.
In
your
statement
and
in
your
written
statement
and
in
your
oral
statement,
you
speak
about
the
overall
historic
sense
of
place.
The
proposal
obstructs
the
principle
view
of
the
historic
grade,
one
building
from
the
dog
walk.
You
talk
about
the
experiential
quality
of
the
dog,
walk
and
one
element
of
this
application
that
I've
spent
a
lot
of
time.
A
Thinking
about
and
I,
don't
think
I
understand
it
quite
yet
is
the
following:
what
what
is
the
public
owed?
So,
if
I'm
walking
north
along
the
dog
walk?
What,
in
your
opinion,
does
the
Heritage
Conservation
District
establish
in
terms
of
my
right
to
viewsheds
both
to
the
right
on
the
lake
if
I'm
walking
north
and
to
the
west?
So
what
is
my
right
as
a
member
of
the
public
I.
D
Think
I
could
answer
that
just
by
quoting
or
paraphrasing
the
landscape
guidelines
additions
to
existing
buildings
shall
respect
the
heritage,
attributes
of
the
law.
It's
hard
and
soft,
a
landscape
so
to
respect
the
existing
character
of
a
lot
will
be
preserved,
as
well
as
setbacks,
topography
and
existing
grades,
trees,
pathways
and
special
features
such
as
stone
walls
and
front
walks.
To
answer
your
question
more
directly,
I'm
not
sure
that
there's
an
absolute
right
that
you
anyone
has
to
look
in
any
particular
place,
but
I
think
it.
As
Julian
Smith
mentioned.
A
A
F
I'm
usually
accused
of
being
too
loud,
so
I
may
start.
Thank
you.
So
welcome
to
rock
cliff
Park
and
I
would
like
to
extend
that
welcome
to
young
families,
including
Daniel
widen,
and
his
wife,
Joanne
Tom
to
Nauvoo
sweatin,
idina,
menzel,
nakum,
acid,
Zuma
Becky,
so
Oh
slide
change
right,
so
rock
left
park
is
a
Heritage
Conservation
District
designated
under
the
Ontario
Heritage
Act
grade.
One
buildings
are
designated
under
part.
Five
of
the
Ontario
Heritage
Act,
the
rock
of
park.
Heritage
Committee,
does
not
oppose
an
addition
to
555
51
Fairview.
F
F
F
Here
you
will
see.
Parliament
Hill
is
one
such
example
maple
on
gardens
that
we
know,
and
also
Versailles,
so
Rockland
Park
heritage
heritage
district
is
in
good
company.
It
is
a
cultural
landscape.
It
seeks
to
conserve
those
cultural
values
and
the
attributes
for
heritage
character,
defining
elements
that
represent
those
values
of
the
Heritage
Conservation
District
grade
one
buildings
are
designated
and
they
are
landscape
elements
in
rock
lift
Park
and
are
one
of
its
many
attributes.
F
The
relationship
between
grade
one
buildings
and
their
grounds
and
the
relationship
between
the
grade,
one
building
and
their
grounds,
and
the
broader
natural
and
man-made
landscape
rock
lift
Park
is
a
clearly
defined
landscape
designed
and
created
intentionally
by
Thomas.
Keefer
rock
lift
Park
represents
a
landscape
constructed
with
specific
picturesque
design
intentions,
and
that
is
what
comes
back
in
the
plan
and
that
answers
your
question.
Counselor
Nussbaum.
It
is
the
product
of
design
and
represents
hi
intentions.
F
It's
going
to
take
me
longer.
If
I
can't
change
my
slides,
the
wholeness
or
integrity
of
the
cultural
landscape
is
related
to
the
survival
of
the
forces
that
shape
the
landscape,
the
wholeness
or
integrity
and
I
will
say
this
once
we
have
words
in
those
documents.
Those
words
have
meaning
they
are
not
interchangeable,
and
if
you
want
to
know
the
legal
definition
of
the
words
that
I'm
using
today
and
how
I
got
there,
I
can
tell
you
the
wholeness
or
integrity
of
the
cultural
landscape.
Wholeness
and
integrity
mean
the
same
thing.
F
The
integrity
also
means
completeness
is
related
to
the
survival
of
the
components
that
shape
the
landscape,
such
as
grade
one
buildings,
their
grounds
and
their
relationship
to
natural
features.
Rock
LIF
enjoys
those
forces
of
continued
residential
use,
but
it
also
faces
powerful
forces
of
a
very
high
degree
of
intervention
damaging
to
the
cultural
landscape
of
rock
lift
Park,
the
survival
of
whole
grade
one
buildings
and
the
survival
of
their
relationship
to
natural
features.
If
conserved
communicate,
the
cultural
landscape
of
rock
lift
Park,
we've
heard
a
lot
about
what
is
of
its
own
time.
F
Well,
if
you
go
on
the
Claridge
site
on
the
mentos
site
on
the
ridge
craft
site,
if
you
go
to
the
Henrik
farm
in
Chelsea,
these
are
all
current
proposals
for
new
residents.
They
are
of
our
time,
or
is
this
of
our
time,
or
is
this
of
our
time?
This
is
Philip
Johnson's
glass,
box
1949.
This
is
70
years
ago.
Is
this
of
our
time?
F
How
about
interiors
is
this
at
its
own
time?
This
is
circa
2017.
How
about
this
one
Shopify's
quiet
room
which
has
a
very
warm
and
cozy
feeling
to
it?
Anybody
would
want
to
sit
there
to
be
quiet
this.
The
demonstration
of
what
what
is
of
its
own
time
is
not
clear,
as
we
would
like
to
believe.
We
must
look
for
a
direction
to
the
rock
love
heritage
conservation
plan.
New
addition
shall
not
result
in
the
obstruction,
a
removal
of
heritage,
attributes
of
the
building
or
the
Heritage
Conservation
I'm.
F
Well
then,
I'm
just
going
to
go
through
the
slides
for
your
edification,
and
you
can
ask
me
questions
afters
shall
be
complimentary
to
the
building,
subordinate
subordinate
means
of
less
importance.
This
is
the
proposed
addition
and
the
existing
alterations
and
additions
shall
be
designed
to
be
compatible.
This
is
not
compatible.
The
streets
gate
is
Lansdowne
part.
All
the
surveys
show
lands
dart
park,
as
you
see
here
as
a
road,
not
as
a
dog
walk.
F
The
rock
apart
Heritage
Conservation
District
plant
indicates
that
the
standards
and
guidelines
for
the
conservation
of
Historic
Places
in
Canada
are
to
be
applied.
They
don't
say
they're
just
sort
of
there
to
help
do
not
remove
or
substantially
alter
the
intact
substantially
alter
and
removal
ease,
conserve
heritage
value.
The
proposed
addition
is
heavy-handed.
If
you
look
at
the
general
standards,
create.
A
Momentum
to
ask
you
to
stop,
because
I
too
gave
you
15
seconds
very
well.
So
thank
you
very
much
for
your
presentation.
You've
raised
a
lot
of
issues.
I
know
some
of
them.
I'm
certain
will
come
up
in
the
course
of
the
discussion
and
questions.
Are
there
any
specific
questions
to
Mystic
care
at
this
stage?
I
don't
see
any
so
thank
you
again
for
it
Mary
less
morning,
and
so
we'll
keep
going
through
our
list.
So
next
is
Margo
Gualtieri,
followed
by
Guha
remnant.
F
The
guidelines
of
the
1997
document
study
and
guidelines
stepped
further
towards
protection
against
what
we
face
today,
though,
over
the
years
new
owners
of
houses
in
the
village
have
complied
with
quote
rules
and
regulations
of
preserving
the
ambiance
charm
and
pleasure
of
living
on
its
tree-lined,
winding
streets,
and
it's
true
park
like
setting
the
551
Fairview
Avenue
plants
will
not
be
adhering
to
these
in
very
many
ways.
Nor
to
the
Harwich
plan
which
is
under
dispute.
F
Julian
smith
is
a
renowned
heritage,
architect
and
city
planner,
and
he
concludes
his
critique
of
these
plans
in
despair
over
the
proposed
additions
and
subtractions.
He
lists
them
all
and
doubts
the
possibility
of
a
truly
observing
heritage
village
coming
into
into
effect
such
as
Rock
Liffe
I
am
supporting
Julia
Smith.
A
A
F
It
on
okay
good
morning
my
name
is:
go
harsh
and
then
I
am
a
conservation
architect,
a
resident
of
Rockland
Park
and
in
next-door
neighbor
to
551
Fairview
Avenue
and
as
such,
we
have
discussed
our
specific
concerns
with
the
prospective
owner.
But
here
I
would
like
to
speak
as
a
member
of
the
community.
F
My
husband
and
I
support
Rockland
Park
residents,
associations
position
with
respect
to
the
proposed
addition
to
this
great
one
heritage
property,
and
we
support
what
Julian
Smith,
Smith
and
toned
Aquino
have
submitted
with
respect
to
it.
The
Rockland
Park
Heritage
Conservation
District
plan
was
unanimously
approved
by
the
city.
In
accordance
with
that
public
commitment,
we
ask
you
to
decline
this
proposal.
The
issue
is
not
one
of
modern
versus
heritage
designated
architecture.
We
like
modern
architecture
in
the
right
setting.
F
We
appreciate
and
enjoy
the
diversity
of
architecture
of
this
Heritage
Conservation
District
and
the
fact
that
it
is
a
hundred-year-old
residential
park,
one
of
only
two
or
three
in
North
America
Rock
Liffe
Park
is
a
mix
of
older
heritage
homes
and
some
very
modern
homes.
A
finely
crafted
glass
box
on
a
terraced
hillside
can
be
a
thing
of
beauty
in
the
right
setting.
This
is
not
that
setting
contemporary
architects
are
trained
to
make
personal
statements
as
their
signature
expression
of
vision.
F
Unfortunately,
the
concept
of
this
proposed
edition
has
not
been
guided
by
standards
and
guidelines
accepted
nationally
that
Canada
values
and
is
a
proud
is
a
proud
signatory
to
them.
What
is
the
use
of
designating
an
area
as
a
heritage?
Conservation
District,
if
the
guidelines
are
not
to
be
followed.
F
There
is
a
dangerous
precedent
in
allowing
proposals
like
this
to
move
forward.
The
proposal
fails
to
satisfy
various
conservation
requirements.
I
will
not
list
all
the
ones
that
the
previous
speakers
have
mentioned,
but
I
would
like
to
mention
that
the
modifications
that
are
going
to
take
place
with
this
proposal
are
to
to
be.
They
have
to
be
all
modifications
have
to
be
under
conservation
principles,
reversible
and
to
retain
the
authenticity
of
the
building
and
to
be
useful
for
the
subsequent
use
of
future
occupants.
That
is
not
the
case
in
this
proposal.
F
The
original
fabric
is
to
be
protected
and
we
understand
that
a
good
deal
of
it
is
going
to
be
removed.
What
we
have
here
is
a
fine
Tudor,
Revival
heritage,
home,
imperfect
structure
of
a
condition
on
a
beautiful
terraced
hillside
overlooking
Mackay
Lake.
It's
a
static
value
is
expressed
from
the
point
of
view
of
seeing
the
house
from
Lansdowne
Road.
Alongside
that,
the
lake,
which
is
the
public
face
of
the
house,
tacking
a
glass
box
on
that
public
face
almost
entirely
obscuring.
F
The
original
house
cannot
be
consistent
with
protecting
the
heritage
character,
also
the
original
wall.
Behind
the
addition
will
be
removed
along
with
parts
of
the
original
interior
floors,
walls
and
roof.
This
will
be
an
irreversible
act
and
reversibility
is
a
conservation
principle.
The
value
of
a
designated
historic
district
is
that
its
heritage
character
remains
protected.
Rockler
Park
is
the
only
residential
part
of
its
kind
in
Canada.
As
such,
it
should
remain
a
point
of
pride
for
the
city
and
the
country.
You
have
a
public
duty
to
protect
this
homes,
heritage
value.
F
A
Sorry
I'm
going
to
have
to
give
you
your
15
second
warning:
are
you
finished
or
you're?
All
done?
That's
great!
Okay,
perfect
timing.
Actually,
thank
you
for
that
statement.
Any
questions
from
members
I
see
none.
So
thank
you
for
coming
out
this
morning
and
speaking
so
next
on
the
list
is
Jane
Doe
bail,
followed
by
Peter
Thompson
and
then
Jon
Stewart.
D
D
Good
morning,
thank
you
for
the
opportunity
to
and
speak
I'm
here
on
behalf
of
my
daughter,
Tracey
Thompson,
dr.
Tracey
Thompson.
She
lives
at
551,
Fairview
Avenue
right
across
the
street,
from
this
property.
She
unfortunately
couldn't
be
here.
Her
husband,
Michael
is
also
out
of
town,
so
I'm
N
I'm
here
with
the
retirees
but
I'm
speaking
on
behalf
of
the
younger
generation
and.
D
D
The
determination
should
be
made
it
I
respectfully,
submit
on
an
objective
basis.
It's
not
a
subjective
exercise
that
we're
not
here
on
a
referendum.
You
should
examine
the
requirements
and
determine
on
the
basis
of
recommendations
of
the
people
that
do
this
kind
of
thing
on
a
daily
basis,
so
whether
there
is
or
is
not
compliance,
so
its
objective,
not
subjective,
and
it's
not
how
many
are
voting
one
way
and
how
many
are
voting
another.
D
The
question
really
is
in
I
would
suggest
in
determining
this
objective
issue
is:
what
are
the?
What
criteria
should
influence
the
objective
determination
and
one
of
them
I
suggest,
is
what
has
been
approved
previously.
If
you
look
at
the
neighborhood
and
ask
yourself
recognize
the
diversity
of
the
buildings
that
have
been
going
on,
there
I
believe
that
and
suggestions.
You
need
to
take
that
into
account
when
you're,
considering
the
compliance
or
non-compliance
of
this
particular
particular
project,
and
there
been
many
approvals,
your
anted
recently
and
one
the
the
OMB
as
I
understand.
D
Essentially,
this
comes
down
to
a
question
of
taste,
and
if
you
want
new
comers
to
the
community
to
take
up
these
older
buildings
and
maintain
them
and
change
them,
then
you
should
permit
them
to
design
something
that
suits
their
tastes
but
is
compatible
with
the
with
these
the
codes
and
bylaws
and
everything
else
that
they
that
the
city
administers.
So
newcomers
should
be
allowed.
The
design,
flexibility
that
the
city
officials
determine
is
available
and
it's
compatible
with
all
of
the
codes
in
and
guidelines.
D
So
I
stand
back
and
ask
myself:
is
this
a
tasteful
design
and
I
would
suggest
the
answer
is
yes,
nothing
wrong
with
it.
Does
it
impair
the
dog
walk
I
would
suggest.
The
answer
is
no
dog
walks,
not
the
yellow,
brick
road,
and
even
if
it
was
this,
this
particular
design
is
so
far
away
from
it
that
it's
not
really
causing
it
any
harm
whatsoever.
I'm.
A
H
Good
morning
again
on
Commonwealth
prepared
the
cultural
heritage,
impact
statement
and
I
know
you're
all
aware,
but
the
intent
of
the
impact
statement
are
the
intent
of
the
conservation
statement
is
to
determine
impact
and
I.
Think
that's
probably
the
crux
of
this:
how
does
this
impact
on
the
on
the
building
itself,
on
the
property
and
in
the
context
of
the
community.
H
H
You
talk
about
the
picturesque
quality
and
in
fact
it
it
does
capture
that
it
takes
a
role
that,
from
the
distant
view
that
picturesque
view
there's
that
idea
of
foreground
middle
ground
background
from
from
the
distant
view.
It
also
establishes
that
picturesque
quality
from
the
dog
walk.
Where
you
do,
you
do
retain
the
foreground,
you
do
retain
the
middle
ground
and
then
the
building
as
a
background
I'm
most
important
it.
It
still
maintains
a
role
subservient
to
the
heart
Massey
house,
with
a
heart.
Massey
has
been
the
eye
catcher
and
that
particular
vocabulary.
H
The
pictures,
the
concept
of
picturesque,
is
not
to
have
just
trees
and
continuous
trees.
The
idea
is
to
be
able
to
have
picture
like
views,
so
the
the
views
through
the
trees
that
use
through
the
garden
you're
against
them
establish
an
idea
of
a
foreground
middle-ground
and
background,
and
the
the
the
building
does
that
as
well.
It's
a
I
think
probably
the
the
in
terms
of
impact.
The
most
important
aspect
of
it
is
that
it
does
respect
and
largely
conserves
the
existing
Tudor
building.
The
three
facades
are
preserved
and
will
be
restored.
H
Julianne
talked
about
the
idea
of
what
was
front
of
the
building.
What
was
the
back
of
the
building
but
I?
In
reality,
the
formal
entrance
is
the
other
side
of
the
building.
Where
were
where
the
addition
was
going
on,
was
historically
treated
as
the
rear
of
the
building
in
terms
of
fenestration
in
terms
of
detailing,
and
the
idea
that
this
is
a
cultural
landscape
is
important
in
this
terminology
as
well,
because
when
you
talk
about
cultural
landscape,
you're
talking
about
the
ability
to
include
time
as
an
element
in
the
changes
that
take
place.
H
When
you
look
at
a
landscape,
there
is
growth.
There
is
renewal,
there
is
decay,
trees
fall
down.
You
can
look
at
Kliff
mark
right
now
and
talk
about
it
as
a
hosta
capital
of
Canada,
because
the
amount
of
shade
at
one
time
some
of
these
areas
were
open.
But
in
fact,
and
when
you
talk
about
culture,
there
is
an
opportunity
for
change,
and
so
what
was
used
as
the
kitchen,
perhaps
at
this
point,
becomes
a
living
room
space.
H
It
definitely
is
a
different
expression.
Thirty
Seconds.
Thank
you.
It
definitely
is
a
different
expression,
but
I
I
feel
that,
in
a
terms
of
a
cultural
landscape
and
in
terms
of
a
an
area
like
rock
rock
clip
park,
to
lock
into
one
design
or
one
one
stylistic
is-
is
not
what
the
intent
was
other
of
the
conservation
district.
In
fact,
the
ability
to
have
different
expressions
and
to
be
actually
an
opportunity
to
see
new
buildings
that
will
become
heritage
features.
Okay,.
A
A
The
addition
is
secondary
in
terms
of
size,
largely
subordinate,
with
the
exception
of
the
proposed
second
floor,
and
so
my
question
to
you,
mr.
Stewart
is,
is
it
is
it?
Is
it
correct,
then,
to
to
read
that
statement
as
saying
you,
don't
necessarily
believe
that
the
second
storey
proposed
addition
is
subordinate,
then,
to
the
second
floor
of
the
initial
of
the
original
house.
H
The
the
second
floor
is
the
bedroom
wing.
It
replaces
two
dormer
windows.
They
lined
up
prior
to
the
replacement,
the
architect's
interpretation
and
I.
Don't
disagree
with.
It
is
that
this
is
a
contemporary
expression
of
that
treatment
of
the
of
the
dormer
window.
It
definitely
is
I
adult
as
the
the
character
along
that
particular
facade,
and
so
yes,
I
would
say
it's
not
subordinate,
but
it
does
in
fact
represent
part
of
it
of
an
architectural
interpretation.
A
A
G
Thank
You
mr.
chair
and
members
of
the
subcommittee,
my
name
is
Jacob
ole,
Duke
I'm,
a
planner
with
low
ten
consultants
with
me
as
Bryan,
just
to
take
a
step
back
and
focus
a
little
bit.
Obviously,
we
had
a
presentation
from
staff
that
covered
a
lot
of
the
planning
elements
that
we
would
normally
take
care
of.
I'd
like
to
focus
my
attention
on
some
of
the
landscaping
elements
which,
as
you
heard,
the
landscape
in
Rockland
Park,
is
obviously
significant.
We
talked
about
the
park
like
setting.
G
We
talked
about
the
topography,
the
mature
trees,
the
lush
landscaping
and
it's
all
the
significant
elements
of
rock
lift
Park
on
this
particular
site.
Due
attention
was
paid
to
these
elements
to
ensure
that
we
are
preserving
or
enhancing
these
elements
and
some
of
that
kind
of
worked
into
the
planning
and
design
on
the
site
plan
itself.
G
So
one
thing
I'd
like
to
pay
attention
to
is
the
moving
of
the
driveway
to
the
south
side,
whereas
previously
the
driveway
passed
in
front
of
what
we
call
the
front
wall
of
the
building
and
you
would
turn
around
you
know
headlights
swinging
over
old,
Prospect
Road.
Turning
into
the
garage,
the
difference
here
is
that
we
moved
it
to
the
south
side
so
that
we
can
move
that
vehicular
retention
of
that
garage
away
from
the
street
so
that
we
can
improve
the
streetscape
on
all
Prospect
Road.
G
Evidently,
there
is
a
strong
grade
change
from
old
Prospect
up
to
the
house,
with
with
these
stock,
retaining
walls
and
other
types
of
landscaped
elements
stone
that,
with
some
natural
plantings
there,
the
Japanese
garden
that
will
sit
on
top.
That
replaces
the
driveway
is
actually
quite
significant
and
ensures
that
we
have
more
of
this
lush
landscaping
contributing
to
the
streetscape
and
the
public
realm
along
old
Prospect,
which
hasn't
received
a
lot
of
attention.
So
far.
G
The
driveway
moving
to
the
south
side
obviously
pushes
the
vehicular
access
to
the
inside
of
the
site
and
improves
the
landscape
along
the
edge.
The
other
elements
that
I'd
like
to
bring
up
are
the
retaining
wall
which
we
have
worked
diligently
with
staffed
in
order
to
retain
to
ensure
that
the
house
and
the
addition
both
sit
on
top
of
the,
because
we
know
that
that
is
an
important
element
that
shares
Betty
shared
with
many
of
the
other
houses
along
what
we
call
the
dog
walk.
G
So
in
order
to
cite
the
building
on
top,
that
was
a
top
priority
for
us.
The
location
of
the
addition
is
similar
to
where,
with
the
existing
veranda
is
cited,
so
we
know
that
that
is,
instead
of
just
punching
it
out
somewhere
else.
We
were
sympathetic
to
the
existing
design
and
additions
that
have
been
made
since
the
original
building
I.
Suppose
the
other
consideration
for
landscaping
is
the
trees,
we're
preserving
the
vast
majority
of
the
mature
trees
on
the
property.
G
That's
sort
of
the
angle
that
we
took
for
the
landscaping
was
to
take
a
look
at
what
we
have
something
that
is
significant,
that
is
identified
in
the
Heritage
survey
and
evaluation
form
and
how
we
can
work
with
it,
make
it
better
moving
the
driveway
keeping
the
retaining
wall
replanting,
some
of
the
landscaping
and
ensuring
that
the
soft
landscaping
still
dominates
the
site
was
definitely
the
intent
of
this
design
and
I.
Think
the
proposed
design
achieves
that.
E
Good
morning,
mr.
chair
members
of
committee,
brian
casa
grande
just
two
points
that
I
wanted
to
make
quickly.
First,
and
this
is
really
sort
of
responsive
to
what
we've
heard
first,
is
that
we
heard
some
concerns
over
staff,
where
I
read
it
as
being
so:
the
gatekeepers
of
heritage
and
heritage,
in
this
case
in
the
rock
cliff
park
village-
and
I
had
I
took
exception
to
that-
and
I
see
no.
E
Secondly,
I'd,
like
the
committee
to
understand
like
as
planners,
we
have
an
interesting
and
unique
opportunity
every
time
a
heritage
application
comes
before
us.
It's
not
our
strong
expertise.
We
have
to
intermesh
it
with
with
planning
considerations
and
effectively
we're
left
with
relying
heavily
on
the
experts
that
we
deal
with
I've
had
about
six
files
in
rock
cliff
Park
since
I've
been
with
foe
10
and
that's
over
14
15
years.
E
Most
of
those
have
been
in
the
last
six
years
and
I
would
say
it's
about
six
files
running
now,
where
I'm
left
really
scratching
my
head
oftentimes,
because
you
know
we
read
the
guidelines.
These,
as
you
know,
have
changed
since
the
original
study
to
the
plan.
We
try
and
interpret
them
as
best
we
can
as
planners.
Then
we
turn
to
our
experts
and
staff
to
say:
are
you
reading
this?
The
way
we're
reading
it,
and
invariably
we
feel
like
we
meet
all
of
these
policies
in
these
guidelines?
A
Okay,
I
have
some
thoughts
on
that
on
that
statement,
but
I
think
what
I'm
going
to
do
is
I'm
going
to
hold
off
and
I'm
going
to
speak
to
it
when
I
wrap
up
I
disagree
with
some
of
the
comments
you
made,
but
now's
not
the
time.
So
in
my
wrap-up
comments,
I'll
get
back
to
to
a
few
of
those
moments.
Are
there
any
other
comments
or
questions
from
members
I
see
none.
So.
Thank
you
very
much
for
thank
you.
H
Morning,
mr.
chairman
chairman
and
members
of
the
subcommittee,
my
name
is
James.
Taylor
I
live
at
5:41
mater
Avenue
in
rock
cliff.
My
house
is
a
heritage
house
and
I've
lived
in
it
for
40
years
for
about
half
that
time,
I
was
directly
involved
in
heritage
matters.
First,
as
a
councillor
in
the
former
village
and
since
amalgamation.
H
From
this
experience,
I've
drawn
several
conclusions,
which
I
believe
are
relevant
to
today's
discussions.
First,
as
the
owner
of
a
heritage
house
in
heritage
district,
certain
features
of
my
house
were
cited
in
justifying
its
heritage
status
under
Ontario
law.
These
are
to
be
preserved
unchanged.
Other
unlisted
features
could
be
altered
when
it
became
necessary
to
make
repairs
to
our
house
early
at
our
occupancy.
I
consulted
the
Heritage
Committee
of
the
village
and
obtained
their
advice.
H
Second,
as
a
volunteer
counselor
and
heritage
committee,
member
for
some
20
years,
the
rocks
of
community
debated
the
question
of
heritage
status
for
the
village
several
times
over
the
years.
Finally,
this
status
was
registered
just
before
amalgamation
of
the
former
village
with
the
City
of
Ottawa.
Then
these
arrangements
had
to
be
assimilated
into
the
structure
of
the
city
and
harmonized
with
them.
This
was
successfully
accomplished
over
a
decade
ago.
H
The
heritage
plans
and
guidelines
have
been
developed
since,
within
the
framework
of
the
city
and
in
consultation
with
the
octave
community
throughout
there
has
been
strong
community
support.
In
short,
these
are
not
a
set
of
top-down
authoritarian
regulations
imposed
by
some
reactionary
minority
on
unwilling
ratepayers.
On
the
contrary,
they
are
the
expression,
repeatedly
tested
and
affirmed
over
the
years
of
a
democratic
consensus.
H
This
consensus
was
originally
developed
within
the
former
village
and
has
been
confirmed
with
renewed
authority
within
the
city.
This
suggests
to
me
that
there
must
be
extremely
strong
reasons
indeed
to
make
an
exception
to
these
rules
and
that
it
does
no
injustice
to
an
applicant
to
require
him
to
abide
by
them.
H
Finally,
to
the
Heritage,
Guidelines
forbid,
change,
of
course,
not
craw
cliffs
urban
landscape
is
constantly
changing.
The
rules
in
fact
contain
a
good
deal
of
flexibility.
They
are
more
permissive
than
those
in
other
heritage
districts.
The
village
architecture
covers
the
entire
range
from
various
revival
styles
to
thoroughly
contemporary
designs
on
my
street
alone.
At
this
moment
there
are
three
major
curry
constructions
of
older
houses
in
progress
and
one
entirely
new.
H
Yet
in
all
this,
the
original
concept
of
houses
in
a
park-like
setting
has
been
successfully
preserved.
In
my
view,
we
have
found
a
way
as
a
community
to
preserve
the
best
of
the
past,
with
a
realistic
recognition
of
the
need
for
change
in
adaptation.
We
would
be
foolish
not
to
protect
and
build
upon
this
success.
A
H
Good
morning
here
in
rabaa,
Alec
Maryland
I
have
lived
furred.
Sir
I've
lived
for
many
years
at
the
bottom
of
Maple
Lane
in
Rockland
Park,
which
is
a
short
walk
away
from
the
the
dog
walk
when
I
first
moved
to
Maple
Lane,
it
was
a
brand-new
house
on
a
property
with
devoid
of
trees
and
I
took
right
away
to
build
to
plant
a
lot
of
trees.
H
My
primary
concern
is
that
what
is
proposed
here
will
change
the
character
of
the
dark,
walk
completely.
It's
a
lovely
area
overlooking
Makaha
lake
and
the
lovely
old
houses
up
on
the
bluff,
and
it
should
be
preserved
in
that
fashion.
The
the
proposal
will
change
all
that.
In
my
view,
it
should
be
preserved
as
it
is.
The
big
old
house
is
wonderful
sitting
there
and
and
and
looking
over
makai
lake
I
just
I
just
feel
that
we
should
leave
things
as
they
are.
H
It
is
a
wonderful
area,
the
areas
that
the
houses
are
old
they've
been
there
a
long
time.
There's
lots
of
green
space
around
them
and
what's
proposed
here,
will
change
that's
significantly
and
in
my
view
it
it
should
not
be
allowed
to
happen,
and
so
therefore
I
would
submit
that
this
should
not
be
allowed.
Thank
you
very
much.
A
I
I
The
proposal
is
designed
around
incorporating
responding
to
its
unique
setting
at
the
top
of
a
bluff
overlooking
Mackay
Lake,
as
well
as
achieving
a
balanced
harmony
with
the
existing
Tudor
Revival.
In
its
context,
the
addition
on
Micaiah
on
Makai
side
of
the
property
is
not
only
obvious
in
the
fact
that
it
commands
views
to
and
from
the
lake,
but
also
in
the
fact
that
the
design
ensures
preservation
of
the
heritage,
attributes
of
the
three
main
facades
of
the
Hou
house.
I
The
architectural
style
of
the
proposal
proposed
addition
is
design
to
be
one
of
a
sublime
sophistication
found
in
the
modernism
of
the
Japanese
and
Scandinavian
Styles.
The
sophistication
of
these
Styles
derives
from
the
tension
to
attaining
aesthetic
simplicity
within
complex
relationships
of
craft
and
function.
The
soft
and
non-aggressive
style
grows
out
of
the
landscape
and
seeks
to
mediate
between
several
existing
key
factors
of
the
property.
The
existing
house
sits
atop
the
bluff
with
a
series
of
terraces
descending
down
to
the
lake.
I
The
massing
of
the
addition
integrates
itself
into
the
land
and
subtly
moved
up
the
grade
to
the
ground
level,
the
existing
house,
the
treatment
of
the
second-floor
projection,
the
bedroom,
presents
as
a
modern
interpretation
of
the
eyebrow
dormers
surrounding
the
house
necessary
to
allow
a
ceiling
level
to
reach
the
exterior
wall
and
open
a
view
to
the
lake.
Hence
why
those
are
there?
The
same
approach
is
used
in
responsive
to
the
obvious,
influential
adjacent
properties,
including
heart
massing,
echoing
the
horizontal
line
of
heart
mask
as
well
as
other
adjacent
properties.
I
The
design
responds
in
the
ground
way
nestling
into
the
landscape.
In
a
horizontal
fashion
and
balancing
the
dominant
dominant
steeps
hip
of
the
existing
Tudor
Revival,
the
exterior
materials
will
be
heat
treated
ash,
as
mentioned
before,
with
a
whitewash
mimicking.
The
fish
and
color
of
the
cedar
shakes
in
the
existing
roofing
small
Terrace
in
the
ground-floor
will
be
enclosed
by
a
glass
guard
and
the
guard
is
set
in
from
the
wall
and
both
sides
will
be
screen
with
vegetative
material.
I
The
lower
level
of
the
addition
will
be
a
smooth
faced,
Indiana
limestone
to
differentiate
from
the
base
of
the
existing
house
and
window
walls,
as
well
as
a
small
band
of
weather,
bronze,
separate
and
distinguish
the
existing
house
from
the
addition.
The
landscape
plays
a
crucial
role
in
the
property's
interpretation
was
significant
terracing
at
Makai
lake
side
that
wraps
around
the
north
side
of
the
property
filtered
views
from
along
the
dog,
walk
accentuated,
picturesque
setting
and
help
determine
viewsheds
both
to
and
from
the
property.
I
The
portion
of
the
property
overlooking
old,
Prospect
Road
is
heavily
wooded,
with
mature
trees,
stabilizing
and
stepping
up
the
face
of
the
bluff.
This
fragile
ecosystem
has
of
late
been
left
in
neglect.
Them
will
require
extensive
replanting
and
repairs
to
the
dry
dry,
laid
retaining
walls
and,
as
part
of
the
proposal,
will
retain
a
repair.
All
the
existing
dry
stack
walls
and
introduce
new
native
plantings
and
significant
trees.
A
D
D
A
M
Morning,
everyone
thanks
for
listening.
My
name
is
Louise
Malhotra
I'm.
Actually,
the
current
owner
of
51
Fairview,
along
with
my
husband,
Sean
we've
spent
the
last
decade,
raising
our
four
children
in
that
beautiful
home,
and
so
nobody
has
more
respect
for
it
than
we
do
we're
here,
because
we
absolutely
support
the
addition
that
is
proposed
at
5:51
Fairview.
We
have
several
reasons
for
this,
but
fundamentally
it
comes
down
to
this.
It
breaks
no
planning
laws
and
it
absolutely
respects
the
very
principles
of
the
plan,
as
we've
seen
set
out
today.
M
This
is
an
addition,
not
a
demolition,
although
it's
being
treated
as
such,
there
is
no
way
to
consider
that
this
house,
the
addition
on
the
house,
is
in
fact
the
public
face
of
the
house
as
was
suggested
today.
If
you
in
fact
look
at
the
original
blueprints
which
I
have
a
copy
of,
you
can
certainly
see
that
it
was
never
intended
to
be
the
front
of
house
the
lack
of
detailing
the
flat
facade.
M
M
It
is
a
path,
a
gravel
path
that
people
are
allowed
to
walk
on,
and
they
do
so
because
they
they
might
be
walking
their
dog
or
otherwise
they're
walking
along
the
path
to
take
a
look
at
the
views
of
the
lake.
Unfortunately,
those
views
are
currently
obstructed
by
the
nine-foot
hedge,
that's
below
Fairview,
which
I
would
suggest,
is
more
of
a
challenge
to
the
district
plan
than
our
proposed
addition
that
we
have
out
55-51
Fairview.
M
M
There
are
a
few
very
large,
powerful
voices
that
tend
to
speak
up
at
every
hearing
and
I
feel
like
it's
important
for
you
to
note
that
it
doesn't
necessarily
reflect
the
changing
needs
of
the
component
of
the
community.
We
need
to
look
at
this
side,
a
dynamic,
thriving
neighborhood.
We
need
to
understand
how
to
keep
it
dynamic
and
keep
it
thriving.
So
if
we
essentially
put
barriers
to
new
families
coming
into
the
neighborhood
that
certain
houses
such
as
Fairview
may
not
change
well,
we
are.
We
are
creating
a
vacuum
of
interest.
M
We
are
creating,
essentially
a
community
that
one
day
there
will
be
nobody
to
protect
the
heritage
district.
If
nobody
wants
to
move
into
the
neighborhood,
several
people
have
really
objected
strenuous
strenuously
to
this
proposal,
but
I
do
feel
that
it's
important
to
note
that
it
hasn't
always
gone
about
it
in
the
appropriate
means,
both
Sean
and
I,
as
well
as
the
applicant
Daniel,
have
been
subjected
to
all
sorts
of
highly
inappropriate,
unofficial
forms
of
criticism,
and
we
feel
that
this
up,
the
rock
with
hedge
subcommittee,
has
not
always
stuck
to
their
mandate
of
providing
guideline.
M
M
In
fact,
we
had
several
people
comment
publicly
on
this
proposal
before
there
were
even
any
drawings
released.
How
can
anyone
publicly
criticize
something
they
haven't
seen?
Yet
this
to
me
shows
that
there's
inherent
bias
happening
and
that's
something
that
we
feel
that
is
part
of
the
difficulty
of
this
particular
file.
M
No
one
here
disputes
the
value
of
the
heritage
plan,
but
we
really
must
be
careful
to
realize
that
we
need
to
strengthen
the
neighbourhood.
We
need
to
take
things
that
are
valuable
about
the
houses
that
are
there
what
we
need
to
continue
to
innovate.
We
need
to
continue
to
make
it
a
community
that
people
want
to
live
in.
M
We
feel
this
plan
fully
respects
the
heritage
plan
and
it
adds
architectural
innovative
value
to
the
neighborhood.
We
would
look
forward
to
this
as
a
change
and,
as
we
are
neighbors
currently
now
living
on
acacia
Avenue
as
neighbors,
we
would
strongly
value
and
cherish
this
new
addition
to
551
Fairview.
Thank
you.
So
much
for
your
time.
A
H
Thank
you.
We
certainly
heard
an
awful
lot
today
about
the
importance
of
the
vistas
from
the
from
the
clothes
section
of
Lansdowne,
Road
and
I'm,
just
wondering
of
staff.
If
it,
when
I
looked
through
the
various
documents,
I
couldn't
find
anything
anywhere.
That
talked
specifically
about
the
views
from
that
closed
section
of
land,
Stone
Road
up
towards
the
back
of
the
houses,
although
in
one
case
I
think
it's
actually
the
front
of
the
house
and
I'm.
H
Just
wondering
and
I
know
there
is
a
the
Makai
lake
management
plan
specifically
refers
to
the
views
growing
from
the
what
they
call
the
dog
walk
down
to
the
lake,
and
it
has
a
bunch
of
details,
and
one
of
the
comments
is
about
the
importance
of
maintaining
those
vistas
onto
the
lake
and
I'm,
just
wondering
if
it
going
forward.
Would
it
make
sense
that
there
be
some
specific
wording
or
some?
Is
it
even
possible
that
there
be
some
addition
to
a
plan
that
would
talk
about
the
dog
walk
and
the
views
in
both
directions?
H
And
this
is
something
that's
even
enforceable
in
terms
of,
because
I
see
that
over
time,
vegetation
grows
up
so
I'm
just
wondering
a
lot
of
these
years
that
people
are
expressing,
they
have
changed
when
I
was
a
kid
you
could
see
clearly
in
both
directions.
Now
much
of
the
area's
overgrown
isn't
enforceable
and
is
there
even
an
interest
on
behalf
of
the
city,
to
investigate
some
sort
of
plan
dealing
with
the
vistas
and
the
dog
walk
going
forward?
Thank
you.
O
Remember
small
word
for
to
respond
to
your
question.
There
was
no
specific
policy
in
the
plan
about
the
view
from
the
dog
walk
as
you
mentioned,
but
in
our
report
in
the
staff
report.
That's
why
we
broke
it
down
into
the
three
sessions
where
the
views
where
the
addition
would
be
visible
and
one
of
those
was
the
dog
walk.
The
path
is
identified
as
a
character
defining
element
in
the
plan,
so
we
did
take
that
extra
level
of
assessment,
but
I
might
let
Sally
Koontz
respond
to
the
sort
of
going
forward.
B
Certainly
there
has
there
is
there
is
there
are
one
guideline
related
to
views
and
vistas
and
and
acknowledging
that
landscaping
might
be
opened
up
to
restore
some
of
these
former
views
and
vistas,
but
that?
But
you
are
correct,
mr.
Smallwood,
that
there
that
there
is
no,
there
are
no
direct
guidelines
related
to
that,
but
certainly
if
there
there
was
interest
in
identifying
key
views
and
and
viewsheds
etc.
That
could
be,
you
know,
accomplished
through
a
report
to
to
Council
and
for
further
study,
and
certainly
during
the
process
of
doing
the
Heritage
Conservation
District
plan.
B
B
F
B
K
Thank
you
very
much.
This
file
is
really
a
very,
very
interesting
case.
Study
and
I
have
put
in
as
much
effort
as
everybody
else
to
try
and
understand
it.
I
have
very
very
carefully
examined
the
architectural
plans
by
rick
sheen
and
his
client
I
have
read
the
cultural
heritage
impact
statement
by
John,
Stewart
I've
read
the
staff
report.
I've
read
all
of
the
interventions
by
the
public,
particularly
Julian
Smith's
paper,
which
I
have
a
very
high
regard
for
I've,
also
have
revisited
the
site.
K
I
play
Tennyson
Rock
Liffe
and
have
been
there
quite
often,
but
I
specifically
went
to
look
at
the
site.
I
looked
at
the
stakes
in
the
ground
walked
the
dog
walk,
not
with
a
dog
but
with
the
chair
of
our
committee
and
walked
across
to
the
other
side
of
the
lake,
to
look
at
the
view
from
the
conservation
area
and
I've
concluded.
Having
studied
the
Heritage
Conservation
District
plan
that
a
addition
of
some
significant
some
consequence
could
actually
fit
with
the
heritage
conservation
plan
on
this
site.
K
In
that
location,
it
does
not
violate
the
heritage
conservation
plan,
principles
of
a
continuous
part
landscape
with
villas
in
the
park,
because
it
were,
there
is
a
there,
are
villas
there
and
there's
sufficient
space
for
that.
The
green
does
dominate
so
I'm,
not
convinced
of
the
arguments
that
there
should
be
no
addition
there,
but
I
have
concluded
that
the
architectural
proposal
for
this
addition
is
really
does
not
complement
and
enhance
the
Heritage
attributes
of
this
Tudor
Revival
building
by
AJ
Hazel
Grove
from
1927.
It
doesn't
do
that.
K
Really.
The
word
contemporary
is
so
elastic
that
it's
not
really
something
that
is
very
meaningful.
Everything
is
contemporary,
but
happens
right
now.
I
think
that
the
design
that
is
proposed
has
been
called
by
Julian,
a
kind
of
Scandinavian
Japanese
influenced
modern
design.
Really
it's
its
origins
are
in
the
Bauhaus
German
Bauhaus
movement
from
the
1920s,
and
in
a
way
this
designed
when
you
study
this
design
and
the
early
Bauhaus
buildings.
What
you
really
have
here
is
a
Bauhaus
Revival
design.
K
The
view
to
the
overhanging
roof
from
the
dog
walk
area
is
certainly
one
that
is
particularly
I,
say,
unseemly,
I.
Think
that
it's
something
that,
if
you
look
at
the
guidelines,
it
very
very
clearly
talks
about
maintaining
the
integrity
of
the
roof
and
the
eaves,
and
this
does
not
do
that.
A
horizontal
mullion
line
in
a
glass
box
is,
in
my
view,
a
token
gesture
which
really
doesn't
work.
K
K
Right
now
could
not
support
the
staff
recommendation,
but
there
are
some
suggestions
and
conditions
that
I
think
might
help
us
move
along
to
having
an
approval
of
an
addition
of
roughly
the
size
that
is
being
proposed.
But
really
ensure
that
it
does
respect
and
does
complement
and
does
enhance
the
the
character
of
this
building
and
the
Heritage
Conservation
District
and
I
hope
that
we
will
be
able
to
talk
about
that
in
a
moment
or
two.
A
A
Think
member
Smallwood
raised
some
questions
with
regard
to
to
this
that
I
found
compelling
and
I
guess
you
know
where
I'm,
where
I'm
struggling
a
little
bit
with
the
assertion
that
the
public
has
a
right
to
something
beyond
the
public
realm.
So
we
have
the
lake
on
the
east
side,
which
is
public
realm
for
certain.
A
A
Hedges
planted
to
demarcate
property
lines
to
create
privacy,
and
so,
when
I
look
at
those
attributes
of
the
plan,
I
ask
myself:
would
it
not
be
right
or
fair
or
consistent
with
the
plan,
if
a
prop,
if
a
private
property
owner
chose
consistent
with
these
attributes
to
plant
trees,
hedges
and
shrubs,
both
as
part
of
the
soft
landscape,
and
also
to
create
some
sense
of
privacy?
And
my
conclusion
is
that
an
owner
would
have
that
right
because
the
plan
allows
for
it
I.
A
Don't
think
that
there
is
a
historic
right
and
it's
certainly
not
articulated
in
the
Heritage
Conservation
District
plan
for
a
member
of
the
public
me
included
to
have
an
unobstructed
view
of
the
and
I'm
sorry
I'm
going
to
have
to
disagree
with
mr.
Smith
the
rear
of
a
property,
because
the
architecture,
the
architectural
features
were
not
designed
to
be
celebrated
on
that
side
of
the
house.
I'm,
not
even
certain.
A
If
it
were
the
front
that
there
would
be
a
right
for
the
public
to
have
an
unobstructed
view
to
that,
we
don't
demand
that
on
streetscapes
and
other
parts
of
wroclaw
Park.
In
fact,
there
are
many
beautiful
grade
one
homes
throughout
the
village
that,
unfortunately,
one
doesn't
have
much
opportunity
to
see,
because
you
have
to
you
know,
maybe
just
pass
a
little
encroach
look
around
the
trees,
the
shrubs
or
the
hedges
to
see
them,
and
that
is
the
reality,
that's
being
the
evolution.
Mr.
Smith
spoke
in
his
statement
about
how
earlier
on
mr.
A
Keefer
actually
had
had
insisted
on
that
that
there
was
an
expectation
that
there
would
be
screening
and
I
think
that's
important
to
recall,
and
so
the
reason
I'm
speaking
about
this
is
because
many
of
the
comments
and
many
members
of
the
public
focused
on
that
issue
of
you
know.
How
does
the
plan
relate
to
views
from
the
dog,
walk
and
so
I
think
there's
that
general
concern
that
I
have
and
then.
A
So
again,
we're
where
I'm
struggling
is
where
the
plan
set,
so
that
one
would
be
forbidden
in
the
plan
from
constructing
an
addition
that
essentially
creates
a
setback
that
is
approximately
equal
to
the
greatest
setback
that
currently
exists.
So
on
the
first
point,
I
think
my
conclusion
from
the
discussion
today
is
that,
on
the
grounds
of
some
red
in
or
implied
right
in
the
plan,
I
don't
accept
that
the
application
can
be
rejected
on
those
grounds.
So
that's
my
first
point.
A
My
second
point
is
on
the
question
of
subordination
and
I
think
this
is
critical,
because
the
plan
speaks
very
very
clearly
and
has
very
clear
language
on
the
relationship
between
additions
and
the
existing
building
and
I.
Read
it
out
earlier,
but
I'll
read
it
again.
All
additions
to
grade
1
buildings
shall
be
complimentary
to
the
existing
building,
subordinate
to
and
distinguishable
from
the
original
and
compatible
in
terms
of
massing,
facade
proportion
and
roof,
and
where
I've
been
struggling
with
this
application,
a
little
bit
on
that
front
is
I.
A
Think
I
am
in
large
agreement
with
mr.
Stewart,
who
wrote
the
cultural
heritage
impact
statement
that
there
is
nothing
below
the
second
story
which
violates
the
plan.
I
think
you
can
have
a
different
subjective
interpretation
subordinate
to
one
may
be
domineering
to
another,
but
I
think
on
balance
the
ground
level
and
the
first
storey
additions
do
not,
in
my
view,
violate
that
requirement
of
subordination,
but,
like
mr.
Stewart
I
have
concerns
and
like
the
vice-chair
I
do
have
concerns
about
the
second
storey.
We've
seen
the
statement
in
the
cultural
heritage
impact
statement.
A
There
is
a
concern.
There
is
other
language
in
the
plan
that
speaks
very
specifically
about
the
need
to
respect
the
roofline
and
elements
thereof
and
I
think
it's
important
to
think
about
how
we
can
ensure
that,
in
addition,
that's
before
us,
it
needs
to
respect
the
plan
in
all
aspects,
and
so
I
do
have
a
concern
there,
which
I
will
come
back
to
in
a
moment
and
my
last
comment,
which
is
a
more
general
one,
gets
to
I,
guess
some
of
the
comments
that
mr.
A
casa
grande
made,
some
of
which
I
agreed
with
certainly
on
the
on
the
professionalism
of
our
heritage
staff.
Absolutely.
But
he
raised
some
questions
about
roles
and
responsibilities.
That
I
think
you
know
just
married
a
moment
of
discussion.
I
think
you
know,
there's
no
question
the
reason
this
is
difficult,
and
this
file
in
particular,
but
heritage
always
is
because
we're
between
two
very
clear
principles.
A
There
is
a
public
right
to
cultural
heritage
which
we've
recognized
through
this
plan
and
through
the
Ontario
Heritage
Act,
and
there
are
existing
private
property
rights
and
I
mean
the
reason
why
we
struggle
a
lot
at
this
committee
is
because
we're
dealing
with
these
two
poles,
these
two
tensions
and
unfortunately,
and
I-
guess
I
bear
some
responsibility
for
this.
You
know
we
do
a
pretty
good
job
of
recognising
the
public
benefit
of
cultural
heritage
value.
A
What
heritage
conservation
is
where
I
think
we,
as
a
city
could
do
a
better
job,
is
thinking
about
how
we
can
translate
the
benefits
of
cultural
heritage
so
that
they
impact
private
property
owners
through
examining
incentives
for
heritage
property
owners
and
the
mayor's
heritage
task
force
is
looking
next
at
this
issue
of
how
we,
as
a
city,
can
incentivize
and
create
a
more
positive
encouragement
of
property
owners
to
think
deeply
and
to
do
the
right
thing
in
terms
of
the
evolution
of
their
buildings.
So
I
will
admit
that
I
think
there
is
greater
work.
A
The
city
can
do
to
help
essentially
massage
the
relationship
and
make
sure
that
heritage
is
not
just
seen
as
a
one-sided
cost,
but
can
be
seen
as
a
benefit
and
property
owners
can
be
seen
to
contributing
to
that.
But
that
leads
me
to
the
roles
and
I
think
in
this
case
it
is
important
to
note
that
we
have
a
number
of
people
who
are
representing
the
public
interest.
A
Here
we
have
the
Rockland
residents
association,
which
is
made
up
of
people,
some
of
whom
are
drawn
from
an
elected
Rockland,
Park
residents,
Association
Board,
and
they
are
intervening
in
this.
We
have
set
up
a
rather
informal
system
because
the
Ontario
Heritage
Act
is
frankly
a
little
bit
weak
on
principles
of
public
consultation.
Is
our
system
perfect?
Probably
not,
but
we
do
have
an
opportunity
for
the
community
to
engage
and
I
know
the
staff
always
ask
applicants
to
go
and
see
the
members
thereof.
A
We
have
the
city's
heritage
staff,
who
are
also
acting
in
the
public
interest
and,
of
course,
where
you
how
you
characterize
the
public
interest
depends
on
where
you
sit
and
there's
no
question
that
there
are.
There
have
been
questions
of
interpretation.
I
raised
this
at
our
last
meeting
and
I
know
that
the
staff
are
going
to
be
advancing.
A
Some
ideas
on
how
shared
interpretation
of
some
of
the
concepts
in
this
plan
can
be
advanced
and
I.
Think
that's
important
and
the
third
actors
acting
in
the
public
interest.
Is
this
committee
and
planning
and
council
and
the
great
part
about
this.
With
the
exception
of
our
public
members
is,
we
are
accountable
to
our
publics
and
that's
important
as
well,
and
so
the
decisions
we
make.
A
We
ultimately
recognize
we
are
making
on
behalf
of
residents
in
the
public
interest,
and
so,
while
I
agree
that
there
are
disagreements
among
those
three
I
would
argue
that
that's
a
healthy
disagreement,
I
don't
think
we
should
expect
these
types
of
processes
to
be
free
of
conflict.
There's
going
to
be
iteration,
there
are
going
to
be
disagreements
and
I,
think
that
can
lead
to
better
outcomes
and
where
this
is
meeting
me
is
prior
to
this
meeting.
The
vice
chair
and
I
spoke
a
little
bit
and
talked
about
some
of
the
issues.
A
Both
he
and
I
have
raised
and
I
think
what
I
would
like
to
ask
the
vice
chair
to
do
is
to
speak,
to
a
way
that
that
he
and
I
have
found
that
we
think
could
be
a
way
forward
on
this
file.
If
the
committee
agrees
to
essentially
approve
this
file
in
a
way
that
takes
into
account
the
concerns
that
I
raised
about
subordination,
the
concerns
that
the
vice-chair
raised
about
compatibility
and
again
it
would
be
my
hope
if
the
committee
agrees
that
this
suggestion.
A
This
motion,
which
would
amend
the
staff
recommendation,
would
lead
to
a
better
outcome
after
an
iterative
process
from
which
we've
heard
from
community
members,
the
staff,
the
applicant
and
members
of
this
committee.
So
with
that
introduction,
I'll
ask
the
vice
chair
to
introduce
the
motion.
Thank.
K
You
I
think
that,
having
heard
the
public
today
and
having
heard
the
architect
and
the
plan
is
for
the
applicant
I
think
that
the
expectations
that
everyone
has
is
that
they
would
really
like
to
either
have
it.
The
proposal
rejected
or
approved,
as
is
I,
think
that
there
is
room
for
some
redesign.
That
should
go
a
long
way
to
satisfy
the
concerns
for
making
sure
that
this
proposed
addition
is
really
compatible
with
the
air
dish
district
guidelines
and,
in
particular,
the
existing,
a
Hazel
Grove
building
and
I
drafted.
K
The
motion,
which
really
tries
to
send
the
the
architect
and
owner
back
to
do
some
redesign
in
consultation
with
the
heritage
staff,
to
come
up
with
some
revisions
that
would
achieve
I.
Think
of
both
an
addition
that
can
be
realized,
but
one
which
is
compatible
and
at
least
sympathetic
to
the
existing
building,
if
not
enhancing
enhancing
it.
And
it's
something
that
I
just
like
to
read
for
review
of
my
colleagues
here
and
it
there's
a
couple
of
we're
asses
just
to
set
the
framework.
K
Whereas
there
are
concerns
about
the
compatibility
of
the
proposed
addition
with
the
rock
cliff
park
areas.
Conservation
District
plan
and
whereas
the
unique
nature
of
this
property
has
led
to
the
rear
of
the
building
being
considered
part
of
the
public.
Streetscape,
therefore
be
it
resolved
that
the
built
heritage
subcommittee
direct
staff
to
work
with
the
applicant
for
the
following
things.
K
And
finally,
in
this
addresses,
you
know
the
public
view
from
the
dog
walk
to
revise
the
landscape
plan
and
site
plan
to
introduce
additional
plantings,
such
as
hedges
along
the
dog,
walk
to
screen
the
view
of
the
property
from
public
view
and
be
a
further
result
that
these
revisions
be
presented
at
the
November
28th
planning
committee
meeting.
So,
in
order
to
try
to
be
helpful
to
find
a
way
forward
on
this
one
I
humbly
submitting
these
ok.
J
E
G
E
G
K
Let's
tell
you
what
we
do
respond
I
think
that
having
walked
the
pathway,
it's
generally
open
and
to
ensure
that
some
PE
you
points
towards
the
addition
are
screened
by
some
hedges.
It's
I
don't
see
this
as
a
dark
and
dangerous
pathway
there.
It's
really
quite
beautiful,
and
it's
just
a
suggestion.
Davian.
G
F
The
same
point,
I
agree:
I,
don't
think
we
should
keep
telling
people
what
they
should
plant
that
way.
You
put
it
this
way
to
revise
it
to
include
it
means
they
have
to
put
it
in
because
once
on
the
plan,
they've
got
to
build
it.
If
the
owner
doesn't
want
to
put
a
hitch
in
there,
I
don't
think
we
should
make
them
I.
Just
think
that
should
be
taken
off
it
could
be
done.
Is
it's
a
suggestion
that
they
could
but
to
put
it
down
and
to
revise
the
plan
to
show
it?
F
That's
that's
the
direction
they
have
to
do
it
and
I.
Don't
think!
That's
a
good
idea
at
all!
I
just
think
we
don't
need
number
four.
The
other
three
are
very
reasonable
to
put
in
there.
If
you
want
to
have
the
realizes
Oh
to
review
the
site
plan
if
they
want
to,
but
I
think
it's
up
to
them,
whether
they
want
to
put
a
hedge
in
or
not,
it's
not
up
to
us
to
tell
people
put
in
hedges.
A
A
So
I
am
going
to
propose
an
amendment
to
the
vice-chairs
motion
to
rule
and
it
would
read
as
follows:
to
revise
the
landscape
plan
and
I
plan
to
explore
the
introduction
of,
and
that
way
I
don't
feel
strongly
about
it.
Mr.
vice
chair,
would
you
like
to
would
you
accept
the
removal
of
the
fourth
paragraph
I.
K
A
So
what
I'm
going
to
put
forward
first
is
I'd,
like
the
committee's
view
on
the
vice-chair
is
draft
motion
with
the
removal
of
paragraph
four,
so
is
that
carried
with
the
removal
of
paragraph
four
it's
carried
so
then,
going
to
the
main
motion
with
the
understanding
of
the
vice-chairs
motion
having
being
passed,
can
we
carry
the
main
motion
as
amended?
Is
that
carried
okay?
Okay?
Great?
So
thank
you
very
much.
That's
carried
seven
to
zero
with
the
amended
motion
and
we
can
provide
copies
of
the
amended
motion
to
members
of
public
if
they
are
interested.
A
So
I'd
like
to
conclude
this
item
by
warmly
thanking
everybody
who
came
out
today.
I
know
it
was
a
long
morning.
It's
a
good
chunk
of
your
day,
but
I
think
it's
an
excellent
sign
of
the
healthy
levels
of
interest
in
civic
engagement
in
a
neighborhood
that
no
matter
what
side
of
this
application
you
were
on.
It's
clear
that
there's
a
lot
of
care
and
a
lot
of
interest
in
ensuring
the
future
viability
and
livability
of
Rockland
Park.
So
thank
you
to
everybody
for
coming
out
this
morning.
Much
appreciated.