Draft 2040 OCP

Heritage Conservation Area

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Last Updated: 
September 17, 2021

DRAFT VERSION FOR REVIEW - FALL 2021

2040 OCP - Chapter 23 - Heritage Conservation Area
Category

Section 614 of the Local Government Act allows local governments to, for the purposes of heritage conservation, designate Heritage Conservation Areas.

Properties Affected

A Heritage Alteration Permit must be obtained prior to or in conjunction with issuance of a building permit for demolition or removal of a building, construction of a new building, or structural changes to the exterior of an existing building located in a Heritage Conservation Area (see Map 23.1).

Justification

The purpose of the Heritage Conservation Area is to sustain the historical legacy of the neighbourhoods shown on Map 23.1. The special qualities of these neighbourhoods will be preserved by ensuring changes complement the established streetscape and maintain the integrity of traditional architectural forms.

Objectives
  • Maintain the residential and historical character of the Marshall Street and the Abbott Street Heritage Conservation Areas;
  • Encourage new development, additions and renovations to existing development which are compatible with the form and character of the existing context;
  • Ensure that change to buildings and streetscapes will be undertaken in ways which offer continuity of the ‘sense-of-place’ for neighbours, the broader community; and
  • Provide historical interest for visitors through context sensitive development.
Exemptions

Building maintenance, interior renovations or exterior alterations not requiring a building permit do not require a Heritage Alteration Permit.

Guidelines

Although design freedom is encouraged, it is vital to the integrity of the Heritage Conservation Areas to have the established context serve as inspiration for new development. The dominant architectural style for the streetscape should prescribe the style of new buildings while the established patterns prescribe scale, massing and streetscape relationships. Dominant patterns and key elements occurring on the streetscape of the subject site should be noted and used as the general basis for the design of a new house. The following are the landscape and architectural guidelines to be applied to all additions or new constructions within the Abbott Street and Marshall Street Heritage Conservation Areas. Applicants are encouraged to relate the guidelines to the architectural style of their property and the adjacent context. In the case of new homes, applicants are encouraged to consider the architectural style consistent with the dominant style identified for their block. However, it is not required that the architectural style of new buildings be consistent with the dominant style of the block.

Site Layout & Parking


2040 OCP - front yard setbacks for properties in the Heritage Conservation AreaFigure 23.1: Front Yard Setbacks. 
Maintain the established front yard setback by placing additions and new constructions within 10% of the adjacent or average building setback.


OCP 2040 - front driveways in the Heritage Conservation Area

Figure 23.2: Front Drives. 
New front drives and garage doors facing the street are discouraged in areas where they are not common and particularly where rear lane access is available. Where no lane is available, front drives with rear garages are encouraged.



2040 OCP - Spacing between buildings should retain the established patternFigure 23.3: Building Spacing. 
Spacing between buildings should retain the established pattern.  


2040 OCP - rear setbacks for properties within the Heritage Conservation AreaFigure 23.4: Rear Setback. 
Rear setbacks may vary from the established pattern, within the limits of the Zoning Bylaw, to accommodate additions to the residential building footprint. 


2040 OCP - secondary suites in the Heritage Conservation AreaFigure 23.5: Secondary Suites. 
Secondary suites over garages, when permitted, are encouraged to draw architectural design inspiration from the principle residence. The massing of auxiliary buildings should be subordinate to the massing of the principal structure. 
Building Massing (Envelope)


2040 OCP - maintain the established massing of the streetscapeFigure 23.6: Established Streetscape Massing. 
New construction or additions to existing structures are encouraged to maintain the established massing of the streetscape. 


2040 OCP - massing for large buildings Figure 23.7: Large Building Massing.
Larger buildings should use architectural design techniques to reduce the apparent massing and emulate the established neighbouring building massing. 
Architectural Pattern


2040 OCP - Established Architectural PatternFigure 23.8: Architectural Pattern. 
Established block face building spacing, foundation height, proportion, wall to window/door ratio and setbacks of adjacent development are to be considered with new development or additions to existing buildings. 
Roof Forms, Dormers & Chimneys


2040 OCP - Roof Pattern - the dominant roof pattern is encouragedFigure 23.9: Roof Pattern. 
The dominant neighbourhood roof pattern is encouraged, particularly for buildings of the same architectural style, by new or renovated development. 


2040 OCP - Roof Building Style ConsistencyFigure 23.10: Roof Building Style Consistency. 
Roof form complexity, roof line silhouette, and the use of secondary elements (dormers, gables, chimneys, etc.) should be consistent with the building style. Skylights which are visible from the public street or walkway are discouraged. 


2040 OCP - Roof MaterialsFigure 23.11: Roof Materials. 
High quality, low maintenance roofing materials, of similar design to traditional materials, may be used for buildings not being restored to period authenticity. 


2040 OCP - Soffit, Rafter, Rain Water Drainage for Properties in the Heritage Conservation AreaFigure  23.12: Soffit, Rafter, Rain Water Drainage. 
Soffit overhang, rafter shape, bracket detail and rain water drainage are encouraged to be similar to the original building design or be consistent with the established methods characteristic of the architectural style of the building. 


2040 OCP - Secondary Roof Elements for Properties in the Heritage Conservation AreaFigure 23.13: Secondary Roof Elements. 
Secondary roof elements, such as dormers, copulas and gables, are encouraged to have similar a roof slope as the principle roof. 


2040 OCP - Chimneys for Properties in the Heritage Conservation AreaFigure 23.14: Chimneys. 
Chimneys are encouraged to be consistent with those found on buildings of similar architectural style. 
Cladding Materials


2040 OCP - Low maintenance cladding materials

Figure 23.15: Cladding Materials. 
Low maintenance materials, of similar design to traditional materials, may be used for buildings not being restored to period authenticity. Exterior paint or prefinished exterior material colours which are similar to the traditional tones for the building’s architectural style are encouraged.

Doors & Windows


2040 OCP - Window and Door Pattern for Properties in the Heritage Conservation AreaFigure 23.16: Window and Door Pattern. 
Window and door-to-wall area ratio, placement and style are encouraged to adhere to the pattern of the established architectural style. 


2040 OCP - Main Entrances for Properties in the Heritage Conservation AreaFigure 23.17: Main Entrances. 
Main entrances should be prominent from the street and are encouraged to adhere to the pattern of the established architectural style. 


2040 OCP - Door and Window Finishes for Properties in the Heritage Conservation AreaFigure 23.18: Door and Window Finishings. 
Door and window shape, sash design, trim, casements and sills are encouraged to be of similar finish as the established architectural style. 


2040 OCP - Front Step Consistency for Properties in the Heritage Conservation AreaFigure 23.19: Front Step Consistency. 

Front steps leading to the principle entrance are encouraged to be constructed in a style and of materials consistent with the established architectural style of the home.

Landscaping, Walks & Fences


2040 OCP - Healthy, mature trees are encouraged to be maintained and protected.

Figure 23.20: Tree Protection.
Healthy, mature trees are encouraged to be maintained and protected during and after construction.



2040 OCP - Front yard landscape plantings, walkways and other landscaping

23.21: Front Yard Landscaping.
Front yard landscape plantings, walkways and other landscape installations are encouraged to be derived from the context of the adjacent sites.



2040 OCP - Fences or screening landscaping, greater than 1.0 m in height, are discouraged in front yards unless inconsistent with adjacent sites.

Figure 23.22: Front Yard Screening.
Fences or screening landscaping, greater than 1.0 metre in height, are discouraged in front yards unless inconsistent with treatment derived from the context of the adjacent sites.

Streetscape Guidelines


2040 OCP - established road right-of-way for existing streets should be retained at current dimensions

Figure 23.23: Road Right-of-Way.
The established road right-of-way for existing streets should be retained at current dimensions. Council may consider variances of the City’s servicing standards for roads within the Heritage Conservation Areas via a Development Variance Permit, Heritage Revitalization Agreement or Major Heritage Alteration Permit.



2040 OCP - Character street lighting is encouraged.

Figure 23.24: Streetlighting.
Character street lighting, in the form of the standard King Louminaire and decorative pole, is encouraged within the Heritage Conservation Areas, potentially funded through a Specified Area Bylaw for cost recovery of the incremental costs in excess of the conventional streetlight service.



2040 OCP - All healthy, mature boulevard trees within the public right-of-way are encouraged to be retained and protected during construction.

Figure 23.25: Boulevard Trees.
All healthy, mature boulevard trees within the public right-of-way are encouraged to be retained and protected during construction.



2040 OCP - Any tree pruning required is encouraged to be undertaken under the direction of a certified Landscape Architect or arborist.

Figure 23.26: Tree Pruning.
Any tree pruning required, for overhead wire clearances, public safety or any other reason, is encouraged to be undertaken under the direction of a Landscape Architect or arborist certified by the International Society of Arboriculture.

Privacy and Shadowing Guidelines


2040 OCP - The design of front yards should provide for sight lines to the front yard and residence from the front street.

Figure 23.27: Front Yard Sight Lines.
The design of front yards should provide for sight lines to the front yard and residence from the front street.

 



2040 OCP - Minimize casting shadows on adjacent yards.

Figure 23.28: Daylighting Standards.
Casting of shadow on adjacent yards is minimized by stepping second storey elevations back to satisfy the sunlight requirements of the City’s Zoning Bylaw. In cases where the architectural authenticity does not accommodate a stepped building form, overshadowing may be managed through other design solutions, such as locating the building on the site in ways which satisfy the Zoning Bylaw daylighting standards.