cabbagetown-metcalfe area heritage conservation … · figure 1: cabbagetown-metcalfe area heritage...

CABBAGETOWN-METCALFE AREAHERITAGE CONSERVATION DISTRICT

HERITAGE CHARACTER STATEMENT& DISTRICT PLAN

November 2001

Presented to:The City of Toronto

Prepared by:Unterman McPhail Associates

Heritage Resource Management Consultants540 Runnymede Road

Toronto, Ontario, M6S 2Z7Tel.: 416-766-7333

In association withArchaeological Services Inc.

L. Alan Grinham, Architect Inc., andWendy Shearer Landscape Architect Limited

Edited byShawn Patrick Tubb, Heritage Preservation Services

August 7, 2003

TABLE OF CONTENTS

Page

PART A

1.0 INTRODUCTION 11.1 What is a heritage conservation district? 11.2 Background to the Plan 11.3 Purpose of the heritage character statement and plan 1

2.0 HERITAGE CONSERVATION DISTRICT STATEMENT 22.1 Heritage character statement 22.2 District boundary 52.3 Individual designations under Part IV of the

Ontario Heritage Act (OHA) 52.4 Purpose of the principles, objectives and goals

in the review of potential construction activities in the District 7

3.0 HERITAGE CONSERVATION PRINCIPLES 73.1 Introduction 73.2 Principles 7

3.2.1 Demolition 73.2.2 Heritage Buildings 73.2.3 Landscape 83.2.4 New development 83.2.5 Community 8

4.0 GUIDELINES FOR BUILDING CONSERVATION AND CHANGE 84.1 Introduction 84.2 Cabbagetown Metcalfe Area Heritage

Conservation District Guideline 94.2.1 District conservation goals 94.2.2 District conservation objectives 9

TABLE OF CONTENTS(continued)

PART B

5.0 CONSERVATION PRACTICE ADVISORY NOTES 115.1 Building conservation 115.2 Foundations and basements 125.3 Mortars and parging 135.4 Structural systems 135.5 Exterior wall cladding 15

5.5.1 Brick and stone 155.5.2 Stucco 165.5.3 Wood cladding 175.5.4 Synthetic, modern siding 18

5.6 Roofing and chimneys 185.7 Windows and entrances 205.8 Decorative wooden detailing 235.9 Exterior paint 245.10 Energy conservation 255.11 Religious and apartment structures 265.12 Outbuildings 265.13 Archaeological sites 26

PART C

6.0 GUIDELINES: ALTERATIONS, ADDITIONS ANDNEW CONSTRUCTION 276.1 Introduction 276.2 Alterations to heritage buildings and sites 28

6.2.1 Guiding principles 286.2.2 Features and spaces around buildings 286.2.3 Existing building fabric 296.2.4 Roofs 296.2.5 Foundations and walls 296.2.6 Windows 296.2.7 Entrances 30

6.3 Additions to heritage building sites 306.3.1 Location 316.3.2 Design 31

TABLE OF CONTENTS(continued)

6.4 Alterations to non-heritage buildings 326.5 New buildings construction 32

6.5.1 General principles 336.5.2 New building heights 336.5.3 Width 336.5.4 Proportion 336.5.5 Relationship to the street 336.5.6 Roofs on new buildings 336.5.7 Windows and entrances on new building 346.5.8 Exterior cladding: materials and colours 34

6.6 Public works 346.7 Corner lots 35

7.0 LANDSCAPE CONSERVATION 397.1 Introduction 397.2 Summary of existing conditions 397.3 Landscape conservation guidelines 40

7.3.1 Guidelines for private property owners 417.3.2 Public realm initiatives 42

7.4 Parking and laneways 42

8.0 PLANNING AND IMPLEMENTATION 458.1 Introduction: Legislative context 458.2 Planning policy context for heritage district designation 458.3 Implementation 46

SOURCES

APPENDICES

A Case Studies: Building Conservation

B Landscape Guidelines

C Technical Notes and Tool Chest

D List of Properties Designated under Part IV of the Ontario Heritage Act

E Toronto Heritage Conservation Districts: Permit Application Process

F Glossary of Architectural Terms

LIST OF FIGURES

Page

Figure 1: Cabbagetown-Metcalfe Area Heritage Conservation District 6

Figure 2: New construction – infill, front elevation and plan 36

Figure 3: New construction – infill, birdseye view 36

Figure 4: Corner lot, one storey addition to rear addition of a heritage 37building

Figure 5: Corner lot, two storey addition to ear addition of a heritage 37Building

Figure 6: Corner lot, two storey addition, birdseye view 38

LIST OF TABLES

Page

Table 1: New trees and shrubs for front and side yards in Heritage 43Conservation District

Table 2: Trees presently suitable for street use in Heritage Conservation 44District

Cabbagetown-Metcalfe Area Page 1Heritage Conservation District

Unterman McPhail Associates November 2001Heritage Resource Management Consultants

PART A

Section 1 provides an introduction to theheritage conservation district plan andheritage character statement. Section 2outlines the defining characteristics of thearea in a Heritage Character Statement anddiscusses Part IV Ontario Heritage Actdesignations and municipally-listedbuildings. Section 3 contains a shortstatement of conservation principles.

1.0 INTRODUCTION

1.1 What is a heritage conservationdistrict?

A heritage conservation district is comprisedof a collection of buildings, streets andlandscapes that together give an area aspecial character that distinguishes it fromother areas in a municipality. TheCabbagetown–Metcalfe Area character isderived from the overall quality of thearchitecture, the integrity of form, thehistory of development, its residents, theaesthetic value of the public streetscape andthe private landscapes.

Part V of the Ontario Heritage Act, RSO1980, C.337 provides the mechanism for thedesignation of heritage conservation districtsin the Province of Ontario. The legislationprovides municipalities with the ability todefine areas comprising heritage resourcesthrough study to be considered fordesignation. It also enables municipalities todevelop guidelines to encourage the care andconservation of the heritage resources withinthe district while ensuring the maintenanceof the district's character.

1.2 Background to the Plan

The Cabbagetown–Metcalfe Area HeritageConservation District (HCD) has been underconsideration by the area residents for manyyears. The Cabbagetown PreservationAssociation (CPA) – with local support andencouragement – initiated discussions withthe City of Toronto to propose theestablishment of the Cabbagetown–MetcalfeArea Heritage Conservation District topromote the preservation and enhancementof the special character of the suggestedstudy area.

The CPA requested that the City considerapproval of funding to complete a study andplan. In October 2000, the City soughtrequests for proposals from qualifiedconsultants to complete a Heritage CharacterStatement and Plan for the proposed heritageconservation district. The process has beensupported locally by a group of dedicatedvolunteers who compiled a comprehensiveinventory of properties of a prescribed studyarea to illustrate the significance of thisVictorian-era development. UntermanMcPhail Associates, in association withWendy Shearer Landscape ArchitectLimited, Lloyd Grinham Architect andArchaeological Services Inc. (ASI) werechosen to complete the project. A steeringcommittee was created to aid and facilitatethe project. It is comprised of CPAmembers, local residents and City ofToronto staff.

1.3 Purpose of the heritage characterstatement and plan

The Heritage Character Statement describesthose aspects of the District that define thespecial architectural, historical, contextualand landscape characteristics of the area.The character statement supports theestablishment of a district boundary that



delineates the area of special character. ThePlan provides a guide to the care andconservation of the architectural heritage,the public and private landscape and thealteration of properties and streetscapeslocated in the District. It also providesguidance related to development. The intentof the Plan is to foster and encourage apublic sense of interest in the preservation ofthe area’s heritage resources. PublicInformation Sessions were conducted toassist in encouraging resident participationand input into the Plan.

The “guidelines” presented in the Plandocument are simply that. They are intendedto encourage a property owner —public orprivate— to provide a minimum level ofappropriate care and building conservationwhen further physical change is considered.It is not the intent of the Plan to prohibitchange in the Cabbagetown–Metcalfe AreaHeritage Conservation District. It is meantto manage change for the benefit of thepresent and future residents.

2.0 HERITAGE CONSERVATIONDISTRICT DESIGNATION

2.1 Heritage Character Statement

Introduction

The Cabbagetown–Metcalfe Area HeritageConservation District is in a larger,residential neighbourhood known as“Cabbagetown.” The District boundariesare Amelia Street on the north, CarltonStreet on the south, Sackville Street on theeast and Broadcast Lane on the west.

The Cabbagetown–Metcalfe Area HeritageConservation District local history andcontext is well illustrated and discussed inCabbagetown Remembered by George Rust-D'Eye and documented through the efforts

of the Cabbagetown PreservationAssociation in their publication Touring OldCabbagetown. A group of the Association’svolunteers completed an inventory of allbuildings in the District. The volunteergroup researched the date of buildingconstruction and the ownership of theproperties, contributing to a comprehensive,documented record of the significance of thearea. The Association’s Inventory includes aphotograph of each structure and a survey oftrees on private property. The Inventory isthe principal resource from which thecollective significance of the District hasbeen developed.

District Character

Cabbagetown is recognized as one of themost vibrant residential communities inToronto. The “Victorian” character of theDistrict is visible in the relatively unchangedstreetscapes, many surviving examples ofrow housing and single family residencesdisplaying late nineteenth centuryarchitectural styles and an integrity of form.Landscape characteristics include the longnarrow lots, small front yard gardens andbackstreet lanes. Residents’ strong sense ofpride and commitment to this communityare exhibited in the restoration andconservation of many residences, individualfront yard garden landscaping and thepreservation of the tree-lined streetscape.

Historical Character

The historical growth and development ofthe area is intimately related to the City ofToronto's eighteenth century origins andnineteenth century development. The landswithin the District are associated withLieutenant Governor John Graves Simcoewho received a Crown Grant for twohundred acres in the name of King GeorgeIII for his young son, Francis Graves Simcoe



in 1795. The land was located west of theDon River to Parliament Street andsouthward from the present Bloor Street toCarlton Street. The grant comprised one oftwo Park Lots east of Parliament Street. ThePark Lots were originally established as agovernment reserve. At this time the Townof York was developing predominantly tothe west.

The ownership of Simcoe's land passed fromthe Simcoes to John Scadding Junior, son ofthe former manager of Simcoe's estate andhis wife Amelia, in 1833. Scaddingtransferred a portion of the land to his son,Rev. Henry Scadding and sold a 93-acreparcel to Henry Latham, one of the City'smore prominent builders in 1839. Lathamheld the property until 1844.

The layout of Amelia Street, MetcalfeStreet, Elm Street (now Carlton Street) andWinchester Street was complete by 1844.Latham sold a 30-acre parcel to John YoungBown who proceeded to develop Lot Plan26. The Lot Plan and the street grid laid outwere instrumental in the development ofCabbagetown. Bown's property comprisedlands south of Amelia Street to CarltonStreet, and east of Broadcast Lane toSumach Street. John G. Howard, Toronto’sleading architect and part-time DeputySurveyor, registered the plan in 1851 for theCity of Toronto. Bown continued to sellparts of this landholding to individualbuilders who completed the earliestresidences in the District.

The initial residential development in theCabbagetown area started in the 1850s.Significant housing development began inthe 1870s and 1880s. Most of the housesbuilt in that period are still visible in theDistrict today. Development would continueto the beginning of the twentieth century,establishing the late Victorian character in

the neighbourhood. Individual buildings ofmore varied early twentieth centuryarchitectural influences were built between1900 and the First World War. St. Enoch'sChurch (1891) and the Hampton MansionsApartment built at Metcalfe Street andWinchester Street (1910), across the streetfrom each other, represent the largestbuildings in the District.

By the early twentieth century thepopulation of Cabbagetown includedlabourers, employed in local businesses andindustries, and a more prosperous peoplewho lived in the larger residences.Occupations and income groups varied. Themix of occupations of early residents rangefrom store managers and carpenters tobusinessmen, accountants, clerks, doctors,salespersons, cutters, church ministers,artists and butchers. The area also includedbusiness proprietors, nurses, messengers,brewery, gas and soap workers, stevedoresand railway employees. After the W.W.I thedemographics changed, resulting in adecline in the condition of the building stockthat lasted until the 1960s when a newgeneration of residents began to move intothe District. By the 1970s urban renewalwould play a significant role in the rebirth ofolder downtown neighbourhoods in Toronto.

The Cabbagetown area participated in therenewal. It had the benefit of a “sense ofplace” derived from its past socialconditions, land development history,pedestrian-oriented streetscapes and adefined architectural tradition. Thedelineated Cabbagetown–Metcalfe AreaHeritage Conservation District boundariesembody Lot Plan 26, registered by JohnYoung Bown 150 years ago, which laid thefoundation for its development.



Landscape Character

The overall landscape character of theCabbagetown–Metcalfe Area HeritageConservation District is a result of severalindividual landscape features. These includea significant pedestrian scale to the publicopen space created by the generally narrowsetbacks of the houses from the sidewalks,small landscape front yards defined byornamental metal or wood fencing orhedges. There are overhead wires mountedon wooden utility poles and mature, largecanopy, deciduous trees located within thefront yards and boulevard strip.

Within the District there are over 200 trees,representing over thirty different species.Many of the deciduous trees are mature withwide canopies which overhang the streets,creating a sheltered and shady pedestrianenvironment.

With few exceptions, notably on CarltonStreet between Metcalfe and SackvilleStreets, the buildings in the south of theDistrict are generally set closer to the streetthan in the north. Within each block thesetbacks tend to vary only slightly. As well,the houses in the south area of the Districtare generally two to three stories whereas inthe north there are more examples of one-and-a-half and two story buildings.

The front yards generally contain small lawnareas and planting beds with a central walkleading to a front porch and front door.There are very infrequent examples ofsingle-width driveways crossing theboulevard leading to a garage or interiorlaneway. In most cases, parking isaccommodated on the street rather than onprivate property.

Architecture

The architecture of the District ispredominantly late 19th century, oftenreferred to as “Victorian,” in style andinfluence. A number of Second Empireresidences with mansard roofs and Italianatedecorative features exist along with QueenAnne-style residences. The Georgian-influenced residence at 85 Winchester Streetis one example of an early structure still inthe District. St. Enoch's Presbyterian Churchat Metcalfe Street and Winchester Street,completed in the Romanesque style,represents the influence of institutionalecclesiastical architecture of the period.

Although the area is comprised principallyof heritage buildings, more recentarchitecture is also represented in theDistrict with a number of significantly-renovated buildings that display a mixture ofold and new building fabrics. Approximately300 primary buildings are located within thedelineated boundaries of the Cabbagetown–Metcalfe Street Heritage ConservationDistrict.

The mix of residential buildings iscomprised of 1 to 2 ½-storey buildings setback within narrow front yards and fenced.Row housing is the principal, character-defining form of the residential type in theDistrict. The integrity of unbroken rows ofVictorian housing, seen especially onMetcalfe Street and in certain other sectionsof the District, defines the significance ofthis area’s architecture. Individual detachedhomes and a few apartment buildings arealso present. Brick houses, along with framebuildings covered in wood and syntheticsiding, are found in the District. Stucco-rendered properties are represented in bothbrick and frame structures.



The predominant characteristics associatedwith the Victorian row house buildings aretall, narrow bay and gables; decorativewoodwork in the gables; and where extant,decorative wooden porches, often added onto the house in the 20th century. Thebrickwork is often a mix of red and buffbrick or red brick combined with shapeddecorative brick, stone voussoirs or a stonebase course. Buff brick buildings are alsorepresented in the District. The small, one-storey cottages display similar architecturalattributes. The later Edwardian residenceshave generally lower roof slopes and lessornate decorative woodwork.

The roofing material was originally eitherslate or wooden shingle. Some slate remains,but asphalt shingle roofing is now thepredominant roofing material.

Windows vary in shape from flat head tosegmental to semi-circular. Original glazingis still extant in many residences, and manyfine stained glass windows are present.Some original doors exist to complement theoriginal period of design.

The interplay between architecture and thevarious landscape elements of the District isimportant to its overall character. Manyblocks have almost unbroken rows ofclosely-spaced, late nineteenth/earlytwentieth century residential buildings of asimilar height and fenestration, set back in aconsistent manner with small front yards.Street trees in the public boulevard provide atreed canopy over sidewalks and roads.

Conservation Intent

The conservation intent within theCabbagetown–Metcalfe Area Heritage

Conservation District is to maintain theexisting stock of residential and institutionalheritage and the scale and character of theneighbourhood. It is recognized that theheritage building stock is in various states ofrepair and maintenance. It is not the intentwithin the Cabbagetown–Metcalfe AreaHeritage Conservation District to forceproperty owners to restore their property orprevent them from making changes, as longas the changes are consistent with theconservation intent. The intent seeks toensure that when change is considered,heritage buildings and their defining featuresand/or materials are protected as part of theprocess of change and development.

2.2 District boundary

The Cabbagetown–Metcalfe Area HeritageConservation District boundary is shown onFigure 1. The District boundary comprisesthe residential area located east of BroadcastLane to the east side of Sackville Street, andfrom the north side of Amelia Street to thesouth side of Carlton Street. This districtboundary came into effect when the OntarioMunicipal Board (OMB) approved thedesignation by-law. The District Plandocument and contents do not requireapproval by the OMB.

2.3 Individual designations under PartIV of the Ontario Heritage Act

Within the District, five (5) properties aredesignated under Part IV of the OntarioHeritage Act and forty-six (46) propertiesare listed on the City of Toronto's Inventoryof Heritage Properties (See Appendix D).



Figure 1.



The Part IV-designated properties are notincluded in the District designation as theAct states no individual property designationmay be designated under both Part IV andPart V at the same time. It is the intent ofthis Plan that those individually-designatedproperties be guided by the principals statedin this document and the reasons fordesignation specified in the municipal by-laws designating the individual propertiesunder Part IV. Copies of the five individualdesignation reports are available from theCity of Toronto.

2.4 Purpose of principles, objectivesand goals in the review of potentialconstruction activities in theDistrict

The principles, objectives and goalscontained in Section 3.0 will be used as amechanism in the review of the following:

all construction activity affecting theexterior of heritage resources whether itis repair, restoration or additions;

matters related to the City of TorontoOfficial plan and associated planningmeasures; and,

all improvements to municipalinfrastructure such as street widening,utility improvement, landscaping andtree removal.

3.0 HERITAGE CONSERVATION PRINCIPLES

3.1 Introduction

The designation of the Cabbagetown –Metcalfe Area Heritage ConservationDistrict seeks to ensure the care,conservation and management of theDistrict's heritage character. In doing so,

physical change and proposed developmentwithin the District will be guided by the Planwith the intent to both protect and enhancethe character of its landscape and builtfeatures.

It is the goal of the Plan to encourage asensitive approach to the conservation theCabbagetown–Metcalfe Area HeritageConservation District architecture andmaintenance of the physical, contextuallandscape which includes grassedboulevards, street trees, front yardlandscapes and associated fencing. It is alsoimportant that any new development–including additions visible from street level–and public works projects be encouraged notto detract from the heritage attributes of theDistrict but to contribute to and enhancethem.

3.2 Principles

The process of heritage conservation withinthe Cabbagetown–Metcalfe Area District notonly requires recognition of its specialcharacter but also acceptance of severalwell-established conservation principles.This section establishes a context for theconservation of heritage buildings andlandscapes.

3.2.1 Demolition

Demolition of heritage buildings shouldbe discouraged and retention advocated.Every avenue should be explored andconsidered to prevent demolition.

The destruction, alteration or removal ofhistoric fabric or distinguishingarchitectural features is considered to bethe least preferred course of action.



3.2.2 Heritage buildings

To protect and enhance existing heritagebuildings.

To retain and encourage sound buildingconservation techniques for builtproperties.

To avoid the removal or alteration ofdistinguishing features and materials.

Encourage the restoration of the exteriorof heritage buildings using pictorial orphysical evidence with an understandingof period construction techniques andstyles.

Surface cleaning of the exterior ofhistoric buildings is best undertaken onlywhen accumulated dirt and relatedchemical and physical interactionsadversely affect the historic fabric of aheritage building, and undertakenonly by the gentlest means possible.Sandblasting, high-pressure waterwashing, strong chemical cleaning andother methods that may damage buildingmaterials should be avoided.

3.2.3 Landscape

To preserve the existing street pattern.

To discourage widening of the existingpavement and roadways.

To preserve the existing tree canopy bylimiting activities which impact on thegrowing conditions for the roots andreplanting with a tree.

To encourage tree preservation and theplanting of species historically planted inthe neighbourhood.

To encourage the maintenance andconservation of historic landscape

elements in both the public and privateownership.

To encourage the introduction of newfences that respect historic designinfluences while meeting contemporaryneighbouhood requirements.

To encourage public streetscape andlandscape improvements that enhancethe overall heritage character of theDistrict.

3.2.4 New Development

Where new buildings and additions arenecessary, to encourage design that issympathetic and compatible with thecharacter of the existing heritageproperties and the character of theDistrict.

For infill construction, to encourage thedesign that respects the human scale ofthe area while enhancing the area'sheritage attributes.

3.2.5 Community

To encourage community supportthrough pride of place to conserve andprotect the area's rich architectural andhistorical heritage; and,

To provide help to individual propertyowners through encouraging the use ofproper care and conservation approacheswhen new repair or restoration projectsare considered.



4.0 GUIDELINES FOR BUILDINGCONSERVATION & CHANGE

4.1 Introduction

The intention of the Cabbagetown–MetcalfeArea Heritage Conservation District is toensure the wise management of physicalchange and development in order toconserve the unique character of theCabbagetown–Metcalfe Area and itscomponent buildings and spaces. It isanticipated that most conservation issues inthe District will be addressed through thepolicies and the guidelines of the Plandescribed in the following sections.

The following goals and guidelines form abroad framework for the consideration ofchanges to heritage buildings and theirfabric. They are based upon severalrecognized national and internationalcharters and recommendations regarding theconservation of our cultural heritage.

General guidance on alterations andadditions to heritage buildings is addressedin Section 6.0. More specific guidance iscontained in the Conservation PracticeAdvisory Notes in Section 5.0.

Where a particular conservation issue is notaddressed in Sections 5.0, 6.0 and 7.0 thegoals, objectives and principles in Sections3.0 and 4.0 should provide property ownersand the City of Toronto with decision-making tools.

4.2 Cabbagetown-Metcalfe AreaHeritage Conservation DistrictGuidelines

This section establishes a context and ageneral framework for the conservation ofheritage buildings. Any proposed changeswithin the Cabbagetown–Metcalfe Heritage

Conservation District will be consideredwith regard to the following goals andobjectives.

This District Plan provides more specificguidance in the management of change anddevelopment within this special setting in away that respects the heritage building stockand the quality of the streetscape.

Sound management of change includes thepromotion of a clear statement of goals andobjectives for the Heritage ConservationDistrict. Although goals and objectives aregeneral in nature, they are of importance inproviding a framework for more specificguidance and action as well as directiontowards the type of management anticipatedin a conservation district.

4.2.1 District conservation goals

To maintain the residential character ofthe Cabbagetown–Metcalfe AreaHeritage Conservation District.

To protect and enhance existing heritagebuildings.

To avoid the destruction of the heritagebuildings and landscape fabric in theCabbagetown–Metcalfe Area District.

To encourage only those changes thatare undertaken in a non-destructivemanner; i.e., if such alterations oradditions were removed in the future, theessential form and integrity of theheritage property would remainunimpaired.



4.2.2 District conservation objectives

Heritage buildings

To encourage continuing maintenanceand repair of individual heritagebuildings by property owners.

To support the continuing care,conservation and restoration of heritagebuildings, wherever appropriate, byproviding guidance on soundconservation practice and encouragingapplications to existing funding sources,where available, for eligible work.

Landscape

To encourage the maintenance andprotection of the urban landscapecharacter of Cabbagetown–MetcalfeArea as well as avoiding or minimizingthe adverse effects of any publicundertakings.

To maintain and preserve individualtrees, treelines and boulevards within theDistrict.

To enhance public spaces, includingboulevards, with suitable landscapingand replant as the existing trees matureand die with appropriate specieshistorically planted in the area.

Land use

To encourage the maintenance of theexisting, residential environment foundwithin the Cabbagetown–MetcalfeHeritage Area Conservation District.

To support existing land uses andadaptive re-uses for residential purposeswherever feasible within the existingbuilding stock.

To discourage those land uses that wouldbe out of keeping with or havedetrimental effects upon the principalland use character found within theCabbagetown–Metcalfe Area HeritageConservation District.

New development

To permit new development only whereit respects or otherwise complements theprevailing character of existing heritagebuildings and structures within theCabbagetown-Metcalfe Heritage AreaConservation District.

To discourage the demolition of existingheritage buildings.



PART B

Section 5.0 contains conservation guidanceon heritage building fabrics and architecturalfeatures. Guidance on building elementsfollows the format of inspection andmaintenance, repairs and replacements andrestoration.

5.0 CONSERVATION PRACTICEADVISORY NOTES

5.1 Building conservation

An owner of a heritage property may beconsidered a steward or custodian with aresponsibility to transmit to futuregenerations rich, built heritage. Maintainingbuildings in good physical condition andensuring viable and satisfactory uses are thecornerstones of conserving heritagestructures as well as other buildings.

The deterioration of building materials is anatural phenomenon. Sound repair andmaintenance check natural deteriorationbefore decay occurs. Lack of attention tofactors such as water damage, paint failure,differential settlement and so onconsiderably accelerates naturaldeterioration. The process of conservationcomprises these remedial measuresnecessary to prevent decay and to promotethe longevity of building materials.

Sound maintenance practice is the singlemost important technique in the promotionof good conservation.

Repair and maintenance are the minimumconservation action required within theHeritage Conservation District.

Repair and maintenance protect originalbuilding fabric and the craftsmanship that

went into the design and construction ofdecorative elements.

Repair and maintenance are the mosteffective actions required to maintain abuilding since it often insures againstharmful and irreparable damage and costlymajor repairs.

Generally, the conservation issues within theDistrict relate principally to:

the continuing maintenance, repair andrestoration of historic building fabric;

appropriate alterations to existingheritage structures; and,

potential new construction.

For the purposes of this HeritageConservation District Plan and its use, anumber of terms are defined to aid thereader. These terms are taken, in shortenedform, from the Ontario HeritageFoundation’s Well Preserved: Manual ofPrinciples and Practice for ArchitecturalConservation (Mark Fram, 1988) and aredescribed on the following page.

Conservation: An umbrella term thatencompasses a broad range of activitiesaimed at preventing decay by wisely usingheritage resources and purposely interveningto remove or obviate threats to thoseresources.

Preservation: Preservation involvesstopping, as permanently as possible, thoseprocesses contributing to the deterioration ofa building or site and making essentialrepairs to keep it in its existing state.

Restoration: Restoration is the recovery ofthe forms and details of a property as itappeared at a particular time by removingwork of intervening periods and, where



necessary, replacing or reproducing missingelements.

Reconstruction: Reconstruction involvesthe re-creation of a vanished building orfeature on its original site based on evidencefrom historical documents.

The following sections provide advice onthe care of individual building components.The conservation of these individualcomponents will sustain the overall buildingfabric. This, in turn, will assist inmaintaining the overall streetscape fabricand, hence, conserve the area within theCabbagetown–Metcalfe Area HeritageConservation District.

Advice on individual building componentsand construction material has been generallydivided into three principal areas of concern:inspection and maintenance, repair andreplacement and the restoration of heritagebuildings.

This approach has been developed in orderto encourage property owners to choose thelevel of care that best suits their financialresources and their ideas for the proper careof their property within the District.

5.2 Foundations and basements

Foundations are designed to protect theoutside walls from deterioration by raisingthem above the underlying soil. Walls ofearly structures were often placed directlyon the ground or on mudsills set on theground. Stone walls became the mostcommon type of foundation used in the midto late nineteenth century. Poured concretefoundations became common in the latenineteenth century and were universallyused by the mid twentieth century. Concreteblock foundations, usually of the rock-facedtype, were used in the first half of the

twentieth century, but are generally a post-World War II system. Sound- and watertightbuilding foundations are essential to thecontinued longevity of the HeritageConservation District’s structures. The earlydiscovery of foundation problems canusually be corrected in an inexpensive andefficient manner. Significant damage, suchas excessive settlement, may occur if theproblems are allowed to persist untreated.

Inspection and Maintenance

The regular inspection of basements andfoundation walls is very important. Routineinspections should be carried out at differenttimes of the year and during differentweather. Conditions that should be notedinclude signs of moisture; cracks anddeflection of structural members; bulging,buckling or crumbling mortar; wood indirect contact with soil; and settlement.Generally foundation settlement takes placeduring the first years of a structure’s life.Older buildings often settle and reach a stateof equilibrium with no further movement.

The cause of foundation settlement usuallyincludes such conditions as changes inground water levels, excessive spring runoff,earth movements, new tree plantingspositioned too close to a structure anddisconnected downspouts. All of theseconditions can result in further sub-surfacedestabilization of the structure andfoundation. Basement renovations that mayinclude underpinning to gain extra ceilingheight, new additions and the constructionof new buildings on adjacent properties mayalso contribute to settlement of a foundation.

Regular maintenance should ensure properventilation and the structural integrity offoundations and basements. Poor ventilationmay contribute to fungal growth in theseareas. When undetected, fungal growth can



create structural stress through theweakening of sill plates or joist ends that arefitted into masonry pockets in thefoundation. This stress may affect, in turn,the integrity of the basement foundation andthe above structural framework. Signs oftermites or other insect infestations shouldbe looked for when inspecting thefoundations. Infestations should be closelymonitored and the proper remedial actiontaken.

Repairs and Replacement

Foundation repairs should be undertakenonly after consultation with a professionalengineer, building consultant and/orarchitect who has knowledge of heritagebuilding systems. Traditional buildingpractices and methods should be used inmaking repairs wherever possible. Soundbuilding science principles should also beapplied such as not insulating interiorbasement walls to modern design standardsin order to maintain the existingenvironment in a stable condition. Makesure proper exterior drainage is in place todirect all water away from the building. Thismay be accomplished simply by grading theground slope away from the building.Drainage tiling can be installed, if necessary,to control excessive moisture. Excavate inshort sections, repair and backfill.

Replacement stone, brick or concrete shouldbe as similar as possible to the original type,colour, size, and texture, etc. of the originalmasonry foundation.

An option available to property owners withstone rubble foundations which requirestabilization is masonry grouting. Concretegrout with small aggregate and a heavyliquid consistency is used to fill small voids.It can be poured or be applied under

pressure and cures or hardens to normalstrength. This will consolidate the masonry.

5.3 Mortars and parging

Generally masonry restoration guidelinesshould be applied to any exposed externalfoundation walls whether they are brick,stone or concrete block. In areas exposed toextreme weather conditions such as anorthwest exposure or excessive freeze-thawconditions more durable mortars should beused. Conditions may vary, some requiringexpert advice. Refrain from parging exteriorfoundation walls above grade withcementitious or bituminous materials as amethod of waterproofing. If additions oralterations are being considered, it is worthexamining methods of construction thatspread the load uniformly onto existingfoundation walls or footings. If a masonrywall needs to be consolidated by grouting,seek expert advice and a qualified contractorto undertake the project. Low sodiumgrouting mixtures should be used to preventefflorescence on brick or stone masonry.

Major restoration work on masonry shouldfollow the guidelines developed in theAnnotated Master Specification for theCleaning and Repair of Historic Masonry,available from the Ontario Ministry ofTourism Culture and Recreation.

5.4 Structural Systems

The structural system of a building is oftennot immediately evident from its exteriorappearance. Brick masonry walls may becovered with stucco or modern syntheticsiding. Wood frame buildings may becovered with brick or stone veneer, stucco orother synthetic walling materials. Structuralsystems include the framework, walls andfloors in buildings and often vary in size,shape and design. Most buildings in Ontario



are constructed with a wooden structuralframe and a light cladding. Woodenplatform framing and balloon framing thatrelied on machine sawn lumber weredeveloped in the mid to late nineteenthcentury as building technology advanced.

Solid brick and cavity wall construction wascommonly used throughout the nineteenthcentury and into the early twentieth century.The most common form of brickconstruction from the late nineteenth centuryand throughout the twentieth century is brickveneer over a wooden frame. Brick veneerconstruction allowed for larger openings andaccommodated the more complex buildingplans found in mid to late nineteenth centuryarchitecture.

Concrete block faced with brick, stone orcast stone is a twentieth century constructionmethod. Cast stone is very similar toconcrete and was commonly used for stepsand lintels in the late nineteenth century.


The structural nature of a building should bedetermined before any repairs are carriedout. The structural system is almost alwaysapparent on closer examination of thefoundations, basements and attics. Mostbrick veneer structures use a running bondin the brickwork since headers are notnecessary to tie multiple brick rows into asolid wall. Knowledge of the structuralsystem allows for the development of properstrategies for maintenance, repair andrestoration. It is also useful when designingadditions and alterations.

Inspect and record structural stabilityproblems. Note cracking, deflection, andfungal or insect attack; stabilize weakenedstructural members and systems with amethod that can be repaired and reversed if

necessary. The existing structural systemmay also be supplemented when damaged orinadequate. Wooden structural membersshould be replaced with the same dimensionand structural capacity where possible.

The effects of settlement and problems withleakage or cracks should be monitored foractivity before work is considered. Inactivecracks and/or leaning walls may be in a stateof equilibrium and no longer cause forconcern. Often the pattern of settling andself-adjusting in an older structure iscomplex and has occurred over a longperiod of time.

Joist pockets with wood or masonryconnections in masonry structures should beexamined for deterioration and fungalgrowth due to moisture and poor ventilation.


Major repairs to the structural soundness ofa building should be completed before workis undertaken on exterior cladding or whennew additions or alterations are beingconsidered. Consideration should also begiven to supplementing the existingstructural system when it is damaged orinadequate with braces, splices or flitchplates (a strengthening plate on a beam orjoist). These can be used as an interimmeasure and, if necessary, removed at a laterdate.

Restoration

When restoring, replace specialized joinerywork and unusual or rare engineering ortechnical innovations only when necessary.Specialized work will require a skilledcraftsperson, technician or a professionalengineer with heritage training orexperience. Structural repairs to masonryshould be completed with non-ferrous metal



hardware to prevent rusting. When required,grouting of masonry walls should becompleted by experienced, professionaltradespeople.

In special circumstances, metal supportcolumns or saddles connecting large postand beam construction may be vulnerable tomoisture. The moisture can cause rust thatresults in oxide jacking. This action has thepotential to weaken the structural integrityof a building. Replacement with non-ferrousmetal is recommended. Where the metalcomponent is stable, control of moisturethrough proper ventilation, removal ofobvious water sources and cleaning ofexposed surfaces is recommended.

5.5 Exterior wall cladding

Generally, the exterior wall cladding fabricof the buildings situated in theCabbagetown-Metcalfe Area HeritageConservation District is of brick, with somestucco and wood.

5.5.1 Brick and stone

The Annotated Master Specification for theCleaning and Repair of Historic Masonryprovides an excellent source of informationon the subject of masonry conservation andrepairs and is available at the Province ofOntario Bookstore, Toronto.


Walls should be examined for cracks, brickspalling, stains, leaks, mortar erosion, localdistress, leaning or bowing, efflorescence,blisters and loose or falling building fabric.List work that must be considered for repairand future maintenance in order ofimportance and take appropriate action.

One of the more common masonry problemsis poor water drainage from downspouts.The cleaning of eaves troughs and repair offaulty downspouts assists in the preservationof sound masonry by safeguarding it fromthe problems of the winter freeze-thawcycle. Guiding water away from the buildingis critical in preventing the saturation ofmasonry that may result in the more seriousproblem of water rising, or “wicking,” intobuilding fabric. The regular maintenance ofbrick walls will help preserve the buildingfabric and maintain the weather tightness ofthe structure.


Masonry repairs to localized areas shouldmatch the original as closely as possible insize, colour, texture, surface treatment andstrength for reasons of appearance anddurability. It is critical that the originalmortar used with the brick be examined fortexture, colour, type of jointing andcomposition. New mortar should match thequalities of the original mortar as closely aspossible.

Replacement brick should also be selectedby its similarities to the type, unit size,colour, texture and composition of theoriginal brick. Maintain decorative brickelements when replacing bricks. Salvagebrick can be used in areas where exposure toexcessive weathering is not likely to occur.It is important to evaluate the strength anddurability of “old” bricks when consideringthem for re-use. Do not use softer interiorbricks for exterior masonry repairs.

Restoration

Major restoration work on masonry shouldfollow the guidelines developed in theAnnotated Master Specification for theCleaning and Repair of Historic Masonry.



Masonry cleaning

The cleaning of masonry can be considereduseful in the prevention of deterioration andthe restoration of original appearance.However, it is critical that the “patina” bemaintained. The patina of age is part of thebuilding’s history. The “good as new”appearance predicted by contractors usuallymeans that the approach to cleaning is tooaggressive. Skilled operators experienced incleaning heritage buildings should carry outall masonry cleaning operations during afrost-free period. Test patches should becompleted on inconspicuous areas beforeany work is undertaken. Avoid sandblastingunder all circumstances and remembercaustic chemicals used improperly can bejust as harmful to the building as to theenvironment.

Mortars and repointing

Many historic masonry structures were builtusing more elastic mortars with a high limeand low cement content. Modern mortar isgenerally harder. Its use can be harmful forolder buildings when employed with soft orfriable masonry materials. Generally, mortarshould be weaker than the surroundingmasonry when repointing. It is generallyeasier and cheaper to repoint masonrywalling rather than to replace historicmasonry units such as individual bricks orstones.

Repointing is required when the mortar hassignificantly deteriorated or when waterpenetration is a problem. Do not repoint oldmortar sections in good condition. Alwaysclean out deteriorated mortar with a handchisel back to sound surfaces rather thanusing power chisels. The composition of thenew mortar must match the qualities of theold in strength, colour and texture. Avoidthe use of plasticizors or colourants.

Acceptable brick joints include: the flush;the semi-recessed; the rodded or thumbedjoint; and the regular struck joint.Unacceptable joints include: the tuckedjoint; tuck beaded joint; the bleeding joint;ribbon, deeply recessed, or keyed reversestruck; and buttered joint.

5.5.2 Stucco

Stucco or roughcast cladding is a secondarymaterial type found in the Cabbagetown-Metcalfe Area Heritage ConservationDistrict. It is traditionally placed on lath ordirectly on masonry producing a uniformfinish that is resistant to rain and which addsa decorative effect to the building surfacewith its texture, detailing and colour.

Early stucco was generally applied in two orthree coats for strength and durability. It wasoften used in conjunction with the appliedhalf-timbered detailing of the Tudor Revivalstyle in the early twentieth century. Stucco isa type of external plastering or rendering oflime, or lime and cement, mortar with asharp sand aggregate. Early stucco usedanimal hair, straw or other binders. In thelate nineteenth century and early twentiethcentury, stucco was made with increasingportions of Portland cement and lime. Sandor fine gravel was used to create surfacetexture.


Simple tapping for a hollow sound willsometimes distinguish whether the stucco isapplied to a wood frame or masonry. Areasof thin or failing stucco may also reveal theunderlying framework.

Stucco is a rigid material and susceptible tocracking and crumbling. Water may entercracks and rot the underlying lath; structuralsettlement may cause cracking; and poor



original composition may result in pooradhesion to the lath causing cracking and theloss of pieces of stucco. Common failures ofstucco include bulging, cracking anddeterioration at the ground line and at theroofline. These areas should be monitoredregularly.

Maintain eaves troughs and downspouts toeliminate water penetration and damage tothe coating and structural damage to theframe. Remove vegetation from the walls.Soil in planting beds should not be bankedagainst a stucco wall.


Traditionally, stucco was not painted. Itscolour was derived from the aggregate, oftensand, and any permanent pigment mixed inthe finish coat. Normally applied in threecoats, the finish coat received differentsurface treatments depending on thetechnique that was fashionable at the time.Repairs to stucco should seek to replicatethese traditional techniques, avoidingcontemporary processes such as blownapplications. General guidelines for therepair of stucco cladding are as follows:

Accurately record textured or decoratedstucco surfaces before repairs begin.Note the thickness of the stucco relativeto the wood trim and maintain thisdimension in order not to hide or destroythe function of detailing; i.e., sill drips,corner boards and window frames.

New stucco should never be applied overan existing surface since this can hidedamaged surfaces and destroyarchitectural detailing. Remove unsoundstucco to lath or a sound base andduplicate original formulation instrength, composition and texture.

Patching and new stucco surfaces shouldmatch the historic finish, colour, textureand any special markings found onoriginal stucco surface.

Consider repairing an entire wallsurface, particularly if a principalelevation, to maintain consistent colourand texture if most of the surface isfailing.

Duplicate original method ofapplication, i.e., build up repairs inlayers or coats, to ensure good bondingand curing. Dampen patches andsurrounding area for a couple of daysafter repair for successful adhesion ofpatched section to original stucco.

Do not paint the stucco surface if it isnot already painted.

To date, no effective method of cleaningstucco has been developed. Dirt and dustshould be rinsed off with water on ayearly basis.

5.5.3 Wood cladding

Traditionally, the cladding of wood framebuildings is of wood, either horizontal orvertical boards or shingles. Horizontalcladding types include clapboard, shiplap,tongue and groove or bevel. Vertical boardcladding includes board and batten. Whilethis is not typical cladding in the District, itis present on some cottages and manyadditions.


Wood cladding should be inspectedregularly and frequently for insectinfestation and moisture penetration. Signsof deterioration include blistering andpeeling paint. Unpainted surfaces mayappear dark in colour or look decayed. Areas



particularly vulnerable to deterioration arecorners, near eaves and downspouts and atground level. The structural stability of abuilding should be inspected and neededrepairs carried out before working on theexterior cladding.


Wood siding should be repaired whereverpossible. Small cosmetic repairs or“dutchmen” should be carried out in woodor a combination of wood and glue. Newreplacement wooden siding should matchthe original in form, style, dimension, profileand method of installation. Cornerboardsshould match the original in dimension andprofile. The use of real board lumber—notwaferboard—as a base should beencouraged. Selection of a skilledcraftsperson to complete the installation ofthe materials is always recommended.

5.5.4 Synthetic, modern siding

Synthetic or modern siding such as vinyl,aluminum siding, angelstone, and othermaterials have been used in theCabbagetown–Metcalfe Area HeritageConservation District rather than renewingthe original building material. This isusually done to minimize exteriormaintenance, such as painting, and to“update” a building’s appearance. Thispractice can lead to significant changes inthe exterior appearance of heritagebuildings.

Synthetic or modern siding coarsens thevisual texture of a building and destroys thearchitectural scale of a house by altering thesize and spacing of the original woodensiding or decorative detailing. Its applicationgenerally means the removal of decorativeand character-defining trim around windowand doors and other detailing such as

cornerboards on frame structures.Decorative detailing such as lintels, doorsurrounds and quoins are normally coveredover on masonry buildings as well.Synthetic siding is often nailed directly tothe original building fabric or to additionalfurring strips on top of the original wallingmaterial. This may damage the original wallmaterial. The inability of synthetic sidings tobend often leads to vertical placement inproblem areas thus spoiling the originaldesign and symmetry of a heritage building.

Repair

The application of synthetic siding canaffect the general maintenance and physicalcondition of the historic building. If appliedover a building component or fabric thatneeds repair, synthetic siding may contributeto existing moisture problems. It alsoprevents the inspection of the underlyingbuilding fabric and an analysis of itscondition. Synthetic siding tends to be proneto denting. It is not maintenance-free and itsinsulation value is not significant. Its useshould not be encouraged on heritagestructures.

5.6 Roofing and chimneys

The roof shape is one of the most dominantfeatures in determining the externalcharacter of a building. Wood frameworkssupport roofs in most buildings. Thecommon rafter roof-framing system wasalmost universally used after the midnineteenth century. Roofs within theHeritage Conservation District come in twoprincipal shapes: steep pitch cross gablesand side gable. But other roof types found inthe District include the mansard, flat andpartial hip.

Roofing materials provide the watertightcovering as well as add texture and colour to



the roof planes. Together with the roof shapethey are a dominant element of the exteriorcharacter of a building. There are four maintypes of roofing materials: wooden shingles,slate, metal and bitumen. Historically,wooden shingles were an early commonroofing material found in the HeritageConservation District, followed by slate.Slate was likely the most prominent roofingmaterial used from the 1880s onward formost buildings built before 1920. Today,asphalt shingle roofing is used throughoutthe District. Metal roofing and split cedarshakes should be avoided since they are notrepresentative of the historic roofingmaterial used in the District. Some clay tileis used decoratively in gable ends.


The roof condition should be assessedannually. Inspect for broken, loose ormissing shingles; corroded, broken or loosefasteners or seams; and the condition of thevalley flashing and ridge. Examine thesubstructure and the roof sheathing in theattic space for signs of structural stress,moisture, water penetration, insectinfestation and proper ventilation. Properventilation of the attic space helps to preventdecay from moisture.

Inspect regularly for moss on woodenshingle roofs if they are located in shadyareas with tree cover. Remove the moss andcontrol the excessive moisture conditions ifpossible. Inspect the wooden shingles forabraded surfaces and any erosion due toultraviolet light, wind and rain.

Rainwater gutters should be regularlycleaned to prevent backup and ice dams.Inspect all flashing for signs of fatigue,erosion and corrosion failure due toatmospheric or galvanic action. Flashingaround the chimney and dormers are often

vulnerable to deterioration. Remove affectedmetal and replace in kind. When a sealanthas failed due to expansion, age or improperapplication, clean all surfaces and replacesealants as directed. Anchorage for roofingshould be adequate to ensure against winddamage and moisture penetration. A leakingroof should be protected until it can berepaired.


Repairs should be made to the roof beforeconsidering the replacement of the entireroof. All repairs, even small patch repairs,should be carried out in a conscientiousmanner and match the original material.Substitute materials that do not convey thevisual appearance of the surviving parts ofthe roof or that are physically or chemicallyincompatible with the original roofing arenot recommended. Bituminous patchesshould not be used since they are atemporary remedy and cannot be removedwithout replacing the roofing materialbelow. Replacement roofing material shouldbe selected after a proper cost analysis hasbeen carried out. The selection of a modernor alternative roofing material shouldrespect the colour, dimensions and texture aswell as take into consideration the visualimpact of the original roof on thestreetscape. Asphalt shingle roofing shouldbe replaced with basic colours such as red,green or black. The use of brown asphaltshingles as a substitute for wooden shinglesshould generally be avoided since they arenot a standard colour for the area. Newwood shingle style asphalt roofing should beselected if the colour is sympathetic.

Respect the original roof configuration,roofing materials and any architecturaldetails such as dormers, vents and cresting.New roof features such as skylights, ventstacks, chimneys and dormer windows



should be located away from the frontelevation of a building or the public right-of-way where they can be viewed. New rooffeatures are visually intrusive and adverselyaffect the heritage character of the building.New vents or other new roof elements suchas skylights should be properly flashed andsealed.

Restoration

When planning a roof restoration,investigate the roof area and/or examinehistoric photographs and other documentarysources to identify the original roofingmaterial. Colour, texture and dimensionalqualities should respect the original roofingmaterial. Property owners who considerrestoring wood shingle or slate roofs requirea contractor with expertise in installationtechniques. It is important to purchasepremium grade shingles for roofs andsidewalls. These shingles are 100%heartwood, 100% clear and 100% edge-grain. Slate should be of the highest qualityand match the colour as closely as possible.

Chimneys

Chimneys are masonry roof features. Theyshould be examined for stability andsoundness annually. This includes makingsure the flue liner is operating effectivelyand that the chimney cap is secure. Flashingoften fails around the chimney causingroofing material decay. Masonry chimneysshould be repaired with the same methodand approach discussed in section 5.4. Thepublication Annotated Master Specificationfor the Cleaning and Repair of HistoricMasonry is a useful guide for masonryrepair. Decorative chimneys or chimney potsshould be restored through repair orreplacement in style, profile and dimensionwhere possible. Chimneys should not besimplified in rebuilding. Special detail work

such as corbelling or multiple fluesassociated with the original work or laterextant work should be retained.

Unused chimneys should be capped with ametal cover and maintained. Often chimneysprovide a design balance for the structureand complement an existing chimney andare therefore character-defining features ofthe building. When rebuilding a chimneythat has been removed, consult historicphotographic material in order to design anappropriate new chimney.

Chimneys are often vulnerable because ofthe role they play in the heating of theresidence. Factors that affect the conditionof chimneys include: the warming andcooling cycle with associated moisture; thelack of flue liners that often contributes to itsdeterioration; and exposure to northwesterlywinds that takes a toll on chimneys due totheir size and exposed roof. Repair work tochimneys is often neglected until majorproblems arise.

5.7 Windows and entrances

Windows and entrances are importantcharacter-defining features of a heritagebuilding. Entrances are often the focus of theprincipal elevation of heritage buildings.Both windows and entrances reflect changesin the original design and often exhibit finequality craftsmanship. Window elementsinclude frames, sash, muntins and glazing.Elements of window and door structuralopenings include: sills; heads; decorativetrim outside the structural opening such aslabels, hoods and lintels; mouldings andexterior shutters and any associatedhardware.

Entrance door elements include: door designand any associated hardware; storm andscreen doors; transom lights; fanlights;



sidelights; pilasters and engaged columnsand entablatures. The residences in theCabbagetown-Metcalfe Area HeritageConservation District exhibit a variety ofwindow and entrance treatments.

Porches and verandahs are a functionalelement as well as an essential part of theoverall design of a building. They are builtin two principal ways: as part of theprincipal structure, inset under the main roofstructure; or under a separate roof that isrelatively independent of the main roof.Porch and verandah elements include:vestibules, railings and balustrades, floorsand ceilings, lighting fixtures, steps,columns, piers and stair type, direction andlocation. Supporting roof members andenclosures are usually wood, masonry ormetal.

Large porches or verandahs becamedistinctive features of domestic architecturein the late nineteenth century and earlytwentieth century. Some houses had morethan one verandah or extended verandahsthat covered more than one wall. This trendwas reversed in the mid twentieth centurywhen porches became smaller, lessdominant and were usually confined to thefront entrance.


The inspection and assessment of thesefeatures for structural soundness anddeterioration are of critical importance. Thewood, masonry and architectural metal ofwindows and entrances should be protectedand regularly maintained throughappropriate surface treatments such ascleaning, rust removal, limited paintremoval and renewal of protective coatingsystems. Windows should be weathertight.The overall condition of the window andentrance elements should be regularly

evaluated to determine whether repair isnecessary. Maintain operable windowshutters in working order. Repair any brokenglass and any deteriorated or missingglazing putty. Check the lead cames ofstained glass windows or leaded glass forsoundness. Check for cracks in glass orfatigue in the lead cames. Maintain andpreserve original glass that is a character-defining feature.

Inspect around posts, piers, balustrades andexternal steps of porches for water damage.Ensure that foundations, external steps andmasonry piers are well drained andstructurally sound. Wooden floorboardsshould also be inspected for soundness andproper drainage. The ends of the floorboardsare particularly susceptible to water damage.Check wooden and stucco ceilings for waterdamage, cracking and soundness. Upperbalconies on porches and verandahs shouldalso be checked for proper drainage, thesoundness of protective railings, floor andanchors.


Retention with the proper repair of originalwindow frames, sash, glass and doorpaneling is highly recommended. Badlydecayed areas in an otherwise soundwindow or door should be repaired usingcompatible filler materials or appropriatejoinery detailing. Retain existing glazingwhere possible and save door and windowhardware during repairs. Never enlargewindow or door openings or make themsmaller since this has a negative effect onthe heritage character of the building. Theone exception is when an original size of thedoor or window opening is being restored.Refer the repair of any unique stained glass,leaded glass or specialty glass such ascurved window panes to a specialist. Make



sure that any replacement glass is glass, andnot a plastic derivative.

Replacement wooden windows or doorsshould be completed in kind. Aluminum,coated metal or vinyl units are notrecommended as replacements. Areplacement window or door should matchthe original in style, shape placement and bebased on the use of historic photographswhen available to meet the above criteria.Inappropriate historic doors and detailingshould not be used. Double glazed woodwindow replacements are not recommendedfor use on principal facades of existinghistoric buildings, but may be considered forrear or side facades that are not visible topublic view. (See section 5.10 for adiscussion of windows and energyconservation.)

All structural problems should be repairedbefore attending to the repair of individualelements. Porch floors should be examinedparticularly at the ends for decay. Raisedfloorboards may indicate a water problem.Paint failure at the base of porch columnsmay also indicate water penetration. Porchesand verandahs should have eaves troughsand downspouts. They may be independentof the roof drainage system. Clean debris outof the eaves troughs regularly. Whenrepairing porch floorboards, replace only therotten boards; then clean, fill and sandremaining boards. Paint or treat with awater-repellent. Exterior steps weregenerally made of wood prior to thetwentieth century and concrete after 1900.New steps should reflect the complementarymaterial for the age and architecture of thebuilding. Retain and repair upper porchesand balconies, ensuring that they areproperly fastened and flashed at wall androof junctures. When enclosing a porch orverandah, consider the historical practice ofusing screens or windows placed behind the

perimeter posts, balustrades and decorativedetail. Entrance vestibules should berepaired and retained.

Restoration

When restoring a building to its originalappearance, new replacement sash shouldmaintain the muntin profile and dimensionsof the original window. This may requirecutting new shaping blades or knifes toreproduce the moulding profile. Doublehung windows should work properly.Wooden storm windows and doors are alsoheritage features and should be used whenappropriate. When new glazing is required itshould have the qualities of older, single-pane glass whenever possible. Double-glazed panes are not acceptable for purposesof restoration as original muntin and mullionbars are thin and will not accept thethickness of a sealed, double-glazed unit,usually three-quarters-of-an inch to one-inch.

The goal of any stained glass restoration isto have a finished product look as close tothe original as possible. Patience and moneyare important factors in getting the bestresults. Skilled craftspeople are necessary.

Entrances often exhibit well-executed finecraftwork and are worthy of restorationthrough proper conservation techniques. Theemployment of craftspeople well-qualifiedand experienced in restoration techniquesmay be necessary to conserve this level offine craftwork and to ensure its proper repairand retention of strength. Prepare for therestoration of entrance elements by usingoriginal moulding profiles and photographs.

Porches and verandahs should be restored byusing historic photographs and originalmoulding profiles. Often traces of theoriginal porch can be seen on the walls of



the building, giving an outline of the roofslope, its original location, and details.Nailer boards embedded in the masonry wallcan also give clues as to the originalconstruction technique and style of a porch.

5.8 Decorative wooden detailing

In the Cabbagetown–Metcalfe Area HeritageConservation District, the homes have ahigh degree of fine quality, decorativewoodwork. The distinctive use of the GothicRevival and Queen Anne styles result in anabundance of wood decoration. Decorativewooden detailing and ornamentation can befound on porches, verandahs, dormers andgable roof peaks. Such work includesscrollwork, spindles, columns, turned posts,brackets, vergeboards, finials, pendants anddentils. These decorative details are foundon all types and sizes of historic buildings ofthe nineteenth and twentieth centuries,including even the most modest dwellings.These features can be both functional anddecorative and are considered to be anintegral part of a building’s historiccharacter. They should be retained,protected and repaired.

Porches and verandahs, as a separate wooddesign element, are the most distinguishingarchitectural feature viewed by the public.The porch also serves an important rolehistorically in energy conservation. Itprovides shelter from inclement weather andshade to assist in cooling during the heat ofthe summer.


Carved, sawn and turned details are verysusceptible to deterioration. They should bechecked regularly for signs of deteriorationdue to rot, insect infestation, fungi,mechanical damage and structural fatigue.Understanding the nature of decay will

allow for a better choice of repair andmaintenance options. Blistering paint or atotal absence of a surface covering are bothsigns of a potential problem. Make sure thatthe fastenings are secure, sound and freefrom rust.

Regular maintenance should includeproviding proper drainage; the repair offaulty flashing, leaking gutters, cracks andholes in the woodwork and deterioratedcaulking in the joints and seams; and theinspection and treatment of insect and fungalinfestation as well as problems of vegetationgrowing next to wood.

Porches with plank or tongue and grooveflooring should be kept clean. Look for signsof rot in end boards. Porch roof ceilings inwood or stucco should be inspected forwater damage and hairline cracks. Monitorroofing, failed metal flashing or cloggedgutters.


The maintenance of wooden elementsrequires regular inspections to ensure thereis no damage from excessive moisture.When undertaking repairs, use the gentlestmeans possible to strip or clean wood orfinishes. This will ensure that sound wood isnot removed or harmed. Small cosmeticrepairs can often be carried out withcompatible wood fillers that are then paintedto match the adjacent wood. More seriousproblems may require wood insertions orsplices. When total decay has occurred, newwood should be used to duplicate theoriginal structural or decorative element. Acompetent craftsperson should carry out thework.

Wooden porch flooring is best maintainedwhen sealed properly by painting wornsurfaces that have suffered water penetration



or abrasion caused by foot traffic.Ventilation under a porch floor is importantand open wood lattice will keep animals outand provide the opportunity for drying.

Restoration

In order to restore decorative woodworkmoulding, profiles should be taken of allelements in order to ensure that they areproperly replicated. It is important to use askilled craftsperson who has knowledge ofthe practice, tools and wood. All existingstructural and decorative elements should beexamined for failure and reused whenpossible. The type of repair required shouldbe assessed and considered in conjunctionwith historical documentation. A non-toxicwater-repellent to prevent future decayshould protect the restored elements.Regular painting is one of the best methodsto ensure the protection of exteriorwoodwork. Do not rely on caulking toprevent water absorption. Properly detailedelements should be self-draining. It isrecommended that repairs to smaller areasbe carried out with a filler that containsmaximum strength and durability for thepatching. Wood splicing should beundertaken in the same type of wood as theoriginal, ensuring the direction of grain ismatched.

Reconstructed architectural elements shouldbe based on historic photographs. Workingdrawings of the missing elements should beproduced from the documentation before thereplication of the element is commissioned.Conjectural restorations should be avoided.

In the Cabbagetown-Metcalfe Area there arevarious examples of front porch andverandah design extant. It is very importantto understand the specific design idiom ofthe period when restoring a whole porch or afew elements. Old photographs of the

neighbourhood or of your own homespecifically or pattern book examples of theperiod are the best references. Duplicationof architectural features may best becompleted with the use of a good set ofdrawings. Skilled carpenters should beretained to undertake this form ofrestoration. No deck grade lumber should beused.

A helpful resource for advice on restoringand repairing porches is Preserving Porchesby R. Kahn and Ellen Meagher.

5.9 Exterior paint

Oil-based exterior paints did not becomewidely available in Ontario until the 1870s.Many historic buildings have traces ofseveral layers of paint finishes that mayindicate earlier paint schemes. The widepalette of exterior paint colours used in thelate nineteenth century were the result of thedistribution of paint manufacturers’catalogues.


Painting is the most common form ofmaintenance and decorative work completedby property owners. The renewal of paintedexterior surfaces on an eight to fifteen yearperiod is generally acceptable, dependingupon local environmental conditions. Paintrenewal should be considered only after athorough inspection of the surface. Look forsigns of mechanical wear, cracking, scaling,peeling, blistering, loss of gloss, soiling,chalking or mildew.

Repairs and replacement

Prepare surfaces properly when repainting.Recognize that new paints will bond poorlyto old paints if sanding, scraping and the useof a good primer coat do not properly



prepare the surfaces. Since paint adherespoorly to burnt wood, it is not advisable touse a blowtorch for paint removal. Alwaystake safety and environmental precautionswhen removing toxic lead-based paints. Itshould be assumed that all paints producedprior to 1970 may have some lead content.

Choose a colour scheme that is sympatheticto the structure, its design elements and theneighbourhood. There are a number of goodsources for historic paint colour schemes forhomes. Original paint colours may beexposed when removing old paint fromhistoric buildings, making it possible tomatch the earlier colours. Attention shouldbe paid to how door and window trim willbe treated.

Restoration

Original paint colours can be determinedthrough paint analysis when carried out by aprofessional or by an informed propertyowner. If no traces of the original paintexist, representative colours for the periodcan be determined from period trademagazines and catalogues.

When restoring a period colour scheme,match the colours to dry samples.Remember not to confuse a prime coat withfinish colours. Older paint colours have atendency to turn yellow and/or darken withage.

5.10 Energy conservation

Most energy conservation measures forbuildings have been developed for newconstruction. This poses a problem for theowners of older residential buildings sinceheritage structures can be adversely affectedby some of the measures or products used inthe search for a better, more energy-efficientstructure. The booklet Heritage Energy

Conservation Guidelines, published by theOntario Ministry of Tourism, Culture andRecreation, provides useful information onhow to respect an older building’sarchitectural merits while upgrading theenergy efficiency and comfort of thestructure.

Good energy conservation principles can bepracticed successfully in older buildingswhen an appropriate approach is taken. First,the owner of a heritage building must acceptthat their building will never be as energy-efficient as a new structure. Second, ownersshould understand the inherent energyconservation measures built into our olderbuildings and make use of them where theyexist. Furthermore, consider energyconservation measures that have a minimalimpact on heritage features, yet raise thecomfort level; i.e., air sealing,weatherstripping and caulking, attic andbasement insulation and proper heating plantoperation.

One building element often considered forimproved energy conservation efficiency isthe window. Replacement of original woodwindows with double-glazed metal or metalclad wood windows should be avoided. Thepayback period is often lengthy andinexpensive metal windows seldom containthe proper thermal breaks. Making olderwindows function properly through repair,such as proper reputtying, frame and trimcaulking, weatherstripping and properpainting is considered preferable toreplacement. The same considerations applyto original wooden doors and entrances.Choose good quality wood products whenreplacing windows and doors. Vinyl-cladwindows should not be encouraged asreplacement units.

The issue of installing double-glazed woodwindows is often raised as an option when



major fenestration repairs are required. It isrecommended that double-glazed windowsnot be installed on principal facades,especially where multi-pane window unitsare extant. Double-glazed windows have adifferent visual reflective value and tend toappear blank in daylight conditions. Themuntins in double-glazed, multi-panewindows are also generally thicker. Modern,high-quality, single-glazed units are wellsealed and can be made twice as effectivewith the use of storm windows. One overone window pane units without muntin barsare generally easier to double glaze.Replacement of window openings withsingle-glazed units where multi- pane unitswere formerly installed is not recommended.

5.11 Religious and apartment structures

A former church and large apartmentbuilding are important buildings within theCabbagetown–Metcalfe Area HeritageConservation District. These large structurespresent a variety of conservation issuesusually not encountered in smallerresidential properties.

Although much of the foregoing advice onconservation also applies to these buildingsand structures, their size may make evenbasic tasks, such as inspection or painting,difficult and expensive projects. It isimportant therefore, to establish regularmaintenance routines on a quarterly, semi-annual, annual and five-year cycle or asrequired to maintain a sound state of repair.

Ongoing maintenance is vital to theconservation of churches and other largerbuildings. Negligence in this area maycontribute to the development of seriousproblems in the future, accompanied by highfinancial costs. Accordingly, the appropriateowners should consider the following steps:

appoint a permanent building committeeor individual responsible formaintenance review;

obtain advice from a professional,experienced in the conservation of largerstructures;

identify the building’s problems; and,

establish and implement a plan of repairsand maintenance.

As a minimum action, full reports should bemade every five years in order to revise andupdate the established maintenanceprogram.

5.12 Outbuildings

Outbuildings such as coach houses andgarages may be important heritage featuresin their own right. Every attempt should bemade to conserve and protect thesestructures following the conservationguidelines outlined previously.

5.13 Archaeological Sites

The District has the potential to revealarchaeological remains of past humanactivity. These heritage resources are fragileand non-renewable. Their location,protection and conservation require that onlytrained and licensed archaeologists maysurvey and carry out appropriate testing orexcavation of such sites.

When considering projects that involve deepsoil excavation such as waterproofing ornew water and sewage service the propertyowner may advise the contractor to stopwork and report any below ground artifactsdiscovered while excavating.



PART C

Section 6.0 contains design guidelines foralterations, additions and new constructionto new buildings. These guidelines areintended to stimulate discussion and ideasamong property owners whom areconsidering design-related issues. Section7.0 provides a description of the existinglandscape and offers landscape guidelinesfor public and private property. Section 8.0deals with Planning and DistrictImplementation issues.

6.0 GUIDELINES: ALTERATIONS,ADDITIONS, AND NEWCONSTRUCTION

6.1 Introduction

The character of the Cabbagetown–Metcalfeneighbourhood relies on its historicaldevelopment as a distinctive area. TheHeritage Conservation District contains avariety of building types and uses thatreflect in varying degrees the developmentof Cabbagetown–Metcalfe area. Thebuildings in the Heritage ConservationDistrict were built over a number of yearsprimarily after the 1860s up to the 1920s.The Cabbagetown–Metcalfe Area HCD ischaracterized by a variety of architecturalstyles, lot sizes, position of buildings on thelots and building materials.

The Heritage Conservation District reflects astable stock of single family residentialbuildings. Redevelopment of the buildingstock could have a negative impact on theDistrict, whether it occurs throughunsympathetic remodeling, enlargingexisting houses or the construction of a newbuilding. There is limited potential for minorinfilling.

The architecturally- and historically-significant religious and multi-residentialstructures at Winchester and MetcalfeStreets enhance the primarily residentialbuilding stock of the Heritage ConservationDistrict. These buildings may be subjectedto pressures to meet life and safetyrequirements, energy conservation andparking demands.

Physical change that may be expected tooccur within the Cabbagetown–MetcalfeArea can be categorized by: alterations and additions to existing

structures; new construction, either through infill or

redevelopment; and, public works.

Often exterior alterations are undertaken toupdate the appearance of a building, to addadditional space or to minimize the exteriormaintenance of the building. Each of theseactions produces a different effect on theexterior appearance of a heritage building.Cumulatively these actions can remove alltraces of the earlier building. An importantobjective in the following guidelines is toencourage change that is in keeping withand respects the existing building form.

The guidelines should be read:

in conjunction with advice on buildingconservation found in Section 5.0, theconservation advisory notes; and,

as a prerequisite for the consideration ofpermit applications under Part V,Section 43 of the Ontario Heritage Act.

While these guidelines will be used inassessing permit applications under theOntario Heritage Act for only features of abuilding visible from the street, theguidelines can also be used by property



owners for alterations and additions notvisible from the street.

The guidelines are organized to respond tothose who are directly responsible forchange in the Heritage ConservationDistrict, namely:

owners of heritage properties;

owners of non-heritage properties; and,

public officials undertaking public worksprojects.

Sub-section 6.2 and 6.3 provide specificguidance for changes to heritage buildingswith a view to retaining distinguishingfeatures and fabric.

Sub-section 6.4 is intended for the owners ofproperties within the Heritage ConservationDistrict that are not considered of heritagevalue. Non-heritage buildings are those builtwithin the past forty years. Sub-sections 6.5and 6.6 address the integration of newconstruction and public works into theHeritage Conservation District.

A note of caution is advised in using thesedesign guidelines. The guidelines areintended to provide a general framework forconsidering the minimum standard ofappropriate change within the HeritageConservation District. They must beconsidered an aid to consistent decision-making, rather than a specific formula fordesigning a new building, addition orarchitectural feature.

6.2 Alterations to heritage buildingsand sites

Within the Cabbagetown–Metcalfe AreaHeritage Conservation District, the majorityof properties constructed prior to 1960 areconsidered to be of heritage value and

interest. It is the intent of this plan that in theconsideration of permit applications theseexisting heritage structures should beretained and demolition of buildingsdiscouraged. Changes to heritage propertiesshould be undertaken in the context of theseguidelines.

The term “alteration” is used in acomprehensive sense to apply to any workundertaken to a property such as repairs,rehabilitation, replacements, restoration andadditions. Alteration activities can beregulated under the Ontario Building Codealthough maintenance activities are exempt.

6.2.1 Guiding principles

Design features of the building and siteand historic building materials should bemaintained and enhanced.

Any plans or actions involving a heritageproperty should be based upon a clearunderstanding of the particular problemwith the building or site. They should bebased on sound literature research andphysical evidence provided by thebuilding fabric.

Contemplated work should be truthfulboth historically and architecturally.Beware of over-enthusiasm: replacingtoo much, cleaning too well, or makingan inappropriate historic appearance.

“Quick fix” and “magic remedies”should be avoided as at best they may besimply ineffectual and at worst maycause irreparable damage to a significantbuilding.

6.2.2 Features and spaces aroundbuildings

Maintain traditional views of propertyby avoiding the masking or hiding of



prominent building features with newadditions. Ensure that front lawns, treeplantings, hedges and fences aremaintained.

Keep parking areas, outbuildingsincluding garages and utilities such asheat pumps and satellite dishes to theside or rear in traditional service areaswhere possible.

Continue to use historic means of accessfor drives, paths and doorways. Whereexternal staircases are proposed theyshould be located at the rear.

Maintain proper site drainage in anywork so that water does not collect ordrain towards foundations.

6.2.3 Existing building fabric

Attempt to repair rather than replace.

Base all designs for replacement orrestoration of former features ondependable documentary evidence.

When undertaking repairs, replacementor restoration, use the same materials asthe original. New or repair work shouldnot confuse the historic character of anarea by creating an impression of greaterage or of a different region or country.

Signs of age or irregularities found inolder work should be respected andshould not be covered up or obscured.

Maintain the symmetry or otherimportant features of architecturaldesign, particularly on the mainelevation(s).

6.2.3 Roofs

Decorative roof features and originalroofing materials should be retained,conserved and, if appropriate, restored.

Ensure that vents, skylights and othernew roof elements are sympathetic inmaterial and that they are discretelyplaced out of general view from thestreet and public right-of-way.

6.2.5 Foundations and walls

Protect original wall surfaces fromcleaning methods that may permanentlyalter or damage the appearance of thesurface or give a “falsely” new look tothe building; for example, sandblasting,strong liquid chemical solutions andhigh pressure water cleaning.

Avoid application of new surfaces ornew coatings that alter the appearance ofthe original material, especially wherethey are substitutes for masonry repairs.This may include the application ofwaterproof and water-repellent coatings,paint, aluminum or vinyl siding andstucco.

6.2.6 Windows

Protect and maintain original windowopenings as well as their distinguishingfeatures such as materials, frame,surrounds, shutters, sash, muntins,glazing and paint colour.

Modifications to the size or shape ofwindow openings, removal of muntins,installation of snap-in muntins,replacement with sealed units orcovering of trim with metal or othermaterial is discouraged.



For window openings that are importantto the architectural character of thebuilding, avoid their removal or blockingup and changes in window size.

New windows should be installedsensitively, in an area that isinconspicuous. New window design thatis compatible with the original in termsof proportions, rhythm and scale isencouraged.

6.2.7 Entrances

Protect and maintain entrances andporches, especially on principalelevations where they are often keyelements in defining the character of thebuilding. Retain the historic means ofaccess.

Avoid the removal of porches. Conserveimportant features such as doors,glazing, lighting, steps, balustrades anddoor surrounds.

Restoration of a missing porch should bebased upon accurate research using bothpictorial and physical evidence. Wheredocumentation does not exist, the designand construction of a new entrance orporch compatible with the character ofthe building is preferred.

As wood is the predominant porchmaterial in the District, new porchesshould be principally designed in thismaterial. The use of deck grade lumbershould be avoided. New porch designprovides the opportunity to create asympathetic approach that understandsthe local vernacular idiom and stylisticinfluences.

Creating a new porch where noneexisted before poses two issues. Thefirst, the consideration of the reason whya porch was not built? The second, whatdesign would be compatible with theexisting house style and neighbouringproperties? The style of new porchesshould be compatible with the housestyle based on historical evidence ofhouses of similar style in the communityand, wherever possible, there should besubtle indicators in the style of the porchthat it is a new construction.

Where new entrances are required, theyshould be installed on secondaryelevations.

6.3 Additions to heritage buildingsand sites

There is evidence in the Cabbagetown-Metcalfe Area Heritage ConservationDistrict that buildings have been added toover the years. Often an addition is neededto update a structure for a particular,contemporary requirement. That need mayresult from:

the opportunity to update mechanicalservices of an existing building;

the expansion of living space for agrowing family or a specialized activity;and,

economic constraints that make theacquisition costs of a new propertyimpossible, but make an addition to orre-building of an older structure feasible.

Additions, even more so than alterations,can have a profound influence on theaesthetic architectural qualities of a heritagebuilding. A key objective in the design of anaddition is to ensure that the completed



structure adds to or enhances the history ofthe building and does not devalue it

While good design is important, it will onlybe as good as the tradespeople who put it inplace. Good quality craftsmanship is vital tothe overall success of the project.

There are two important points to beconsidered when building an addition to aheritage building: try to visualize the impact of the

structure from the street or at apedestrian level; and,

design new additions from the outsidein.

Finally, new additions should be constructedin a way that:

is compatible with, but subtlydistinguishable from, the originalhistoric building fabric; and,

ensures the continued protection ofdistinguishing architectural features anddoes not radically change, damage,obscure, destroy or detract from suchfeatures.

6.3.1 Location

Exterior additions, including garages,balconies and greenhouses are encouragedto be located at the rear or on aninconspicuous side of the building, limitedin size and scale to complement theexisting building and neighbouringproperty. Additions at the rear shouldalways be visually lower than the existingroofline when viewed from the street leveland stepped in at the sides in order not tooverpower or dominate the existingheritage building and the view from thestreet. Additions so constructed will also

tend to be more neighbourly withadjoining property owners.

Multi-storey exterior additions are best setback as deeply as possible from theexisting front wall plane in order to beunobtrusive in the streetscape.

Additions to structures with symmetricalfacades should avoid creatingasymmetrical arrangements (imbalance) inbuilding form.

6.3.2 Design

New additions are best designed in amanner that, at least to the discerningeye, distinguishes between old and new.Duplicating the style of the existingheritage building or imitating aparticular historical style or period ofarchitecture should only be done in away that provides subtle indicators thatthis is new construction. This does notpreclude the imaginative use andinterpretation of historically-derivedstyles.

Contemporary design for additions isappropriate when such additions do notdestroy significant architectural,historical or cultural material and whenthe design is compatible with mass, ratioof solids to voids, i.e., window and dooropenings, colour, material, and characterof the property, neighbourhood orenvironment.

New additions should be designed insuch a manner that the essential formand integrity of the existing buildingwould be unimpaired if the additionwere removed in the future.

Additions are encouraged to be locatedat the rear or on an inconspicuous side of



the building, limited in size and scale tocomplement the existing building andneighbouring properties. Keep the heightand bulk of the new addition smallerwhere possible than the existingbuilding.

Do not add to the height or roof of anexisting historical building as changes tothe roofline alter the character of abuilding significantly. Pay closeattention to the junction of the old andnew ensuring a sound visual as well asfunctional connection.

6.4 Alterations to non-heritagebuildings

Work undertaken to non-heritage buildingsshould respect the overall character of theCabbagetown-Metcalfe Area HeritageConservation District and be sensitive to theneighbouring historic buildings.

Any subsequent new construction in the areaachieved through infill or redevelopment isto be subject to these guidelines foralterations.

The following should be considered in thedesign and placement of alterationsincluding additions to existing buildings:

Non-heritage buildings should notattempt to create a sense of being “old”by using historic forms and features thatwould be inappropriate on a newbuilding.

Locate skylights, roof vents and dormersto the rear and side, away from the mainelevation.

Locate new garages and parking spacesin unobtrusive areas, normally to the rearand side yards.

Additions must be sensitive to thecharacter of their neighbours in size andheight.

Upper-storey additions should not be outof scale with neighbours. Maintain theheight of existing roof lines,predominant roof profiles andconfiguration of adjacent buildings.

6.5 New building construction

The introduction of new buildings into theCabbagetown–Metcalfe Area HeritageConservation District is part of thecontinuing changes that may be experiencedby any community. New development, ifpermitted by the Official Plan and ZoningBy-law, will be required to be compatiblewith the character of the adjoining propertiesand the streetscape. The new building mustbe designed to look appropriate and to becompatible in the midst of the establishedneighbourhood. Its appearance should besensitive to the character of its neighbours.

The demolition of existing heritagebuildings and redevelopment of the siteswith new structures is actively discouragedwithin the Heritage Conservation District.Property owners are encouraged to workwith existing buildings, altering and addingto them in a sympathetic manner rather thandemolishing and building anew.

The following guidelines for newconstruction are intended to provide aframework for compatible development.They are not intended to be a detailedprescription for each new building. Thisshould enable property owners to designcreatively within the general context of anestablished built form.



6.5.1 General principles

As any proposed building will be a newstructure within the Heritage ConservationDistrict, it is anticipated that the structureshould, at a minimum, have subtledifferences from the heritage buildings inthe District. These would indicate it is a newbuilding, but compatible with the heritagecharacter of the District in terms of thefactors discussed above.

The general factors that govern the visualrelationships between an infill building andits neighbours - height, width, proportion,relationship to the street, roof forms,composition, proportion of openings,materials and colour - should be studiedcarefully and used as a basis for newconstruction (Figures 2 and 3).

6.5.2 New building height

One- to two-and-a-half-storey structures arethe most dominant in the HeritageConservation District, although there aresome taller structures in some areas.Building height of new structures shouldmaintain the building height of adjacentproperties and the immediate streetscape andshould be neither noticeably higher norlower. In areas of varied building height newdevelopment must respect adjacent buildingsby being neither excessively higher norlower.

6.5.3 Width

The majority of the buildings in the HeritageConservation District are semi-detacheddwellings of varying width, dependent uponthe lot size and stylistic derivation. Buildingwidth of new, infill structures shouldmaintain the building width and side yardspaces of adjacent properties and theimmediate streetscape, thus preserving the

existing building and space rhythms withinthe streetscape.

6.5.4 Proportion

Proportion relates to the association ofheight to width. New residential infill shouldmaintain the proportions of neighbouringproperties.

6.5.5 Relationship to the street

There are a variety of residential buildingforms in various styles and arrangementswithin the Heritage Conservation District.There is a predominant building line orsetback that distinguishes the HeritageConservation District. New residential infillshould maintain the existing setbacks ofadjacent properties. In locations where thereis significant variation in setbacks, infilldevelopment should generally avoidexcessive setback from or projection in frontof a building line of adjacent buildingfacades.

The majority of the buildings in the HeritageConservation District are aligned closely tothe established street pattern. New buildingsshould therefore be located with the mainfacade parallel to the roadway. In the case ofcorner lots, orientation of the principalelevation to the more major street isgenerally preferred. Ancillary buildingsshould be located towards the rear of the lot.

6.5.6 Roofs on new buildings

Roofs are an important visual feature in theHeritage Conservation District. Flat orshallow pitch roofs are to be avoided in newconstruction.

Slate, wood or asphalt shingle would beappropriate for new construction within theHeritage Conservation District. The use ofconcrete, clay tile, metal or composite roofs



is discouraged. Roof vents, solar panels,satellite dishes and skylights are best locatedto the rear of new buildings.

6.5.7 Windows and entrances on newbuildings

As a result of the rich diversity of mid to latenineteenth and twentieth centuryarchitectural styles represented in theHeritage Conservation District, a range ofwindow and entrance types are evident.

While window openings are generous, theoverall proportion is slightly more wall thanwindows. Generally window openings are ofa vertical format and rectangular. There arealso examples of semi-circular, segmentaland round openings. The windows arearranged in a variety of ways, eitherindividually, pairs, groups or composing abay. Numerous examples of pointed archwindow openings are found in the HeritageConservation District. These window typesusually accent a particular architectural styleas decorative elements.

New window designs that generally reflectvertical and rectangular dimensions areencouraged. On facades that face the street,windows should maintain proportions ofneighbouring properties. Large, full-length,multi-storey or picture windows are bestavoided.

Entrances are usually an important elementof the principal elevation, frequentlyhighlighted with architectural detailing suchas door surrounds and porches and are oftenrecessed or projected from the wall face foremphasis. Doors are solid or partiallyglazed, single or half-leaf double doors.Avoid full size double doors and largeamounts of glazing. Maintain the importanceof the entrance way on the main elevation.

The rhythm of windows and entrances andtheir placement relative to grade should becompatible with the immediateneighbourhood.

6.5.8 Exterior cladding: materials andcolours

Brick veneer, stucco and wood cladding arethe most prevalent wall materials in theHeritage Conservation District. Wallmaterials of new construction should reflectthe predominant traditional materials andtheir respective colours: brick (red) andstucco (light). Wood (clapboard and shiplap)is also considered to be an acceptablewalling material. Use of concrete or othermasonry blocks, metal, and synthetic sidingsshould be avoided.

Windows and doors in the area arepredominantly painted wood. Avoid the useof synthetic or metal clad window and doorunits and unpainted wood.

Carefully selected and laid textured concreteor masonry blocks can provide aneconomical alternative for foundations. Donot parge or stucco the foundation wall.Avoid using materials that were primarilyused for wall construction such as bricks.

6.6 Public works

Public works in the Heritage ConservationDistrict (such as road and utilityimprovements undertaken by a variety ofauthorities, e.g., City of Toronto, utilitycompanies and so on) have the potential tocause disruption and damage to identifiedheritage features of the neighbourhood.Every effort should be made in both day-to-day operations and long term planning tominimize adverse effects to the HeritageConservation District and its components.



6.7 Corner lots

Due to the configuration of the existingstreets and blocks, which incorporate anumber of small secondary laneways, thereare many examples of corner lot conditionsin combination with the predominant rowhouse model. As such, new construction oradditions at the rear of any existing streetend or corner lot buildings will therefore bevisible due to this secondary frontage ontoan alley or side street. New construction andadditions should be carefully considered inlight of the built precedents of the District(Figures 3, 4 and 5).

Typically the rearward extension of anyexisting corner lot buildings is in line with,or slightly set back from, the end wall of theforward portion of the house. In this way,the principal and secondary facades of thebuilding are clearly legible in the overallstreet composition. Therefore, newconstruction or additions to the rear of anexisting block should repeat this alignmentpattern if extending along a side street orlaneway. It is unlikely that an opportunityexists for a reduced street setback in anysuch existing locations, given the extremelynarrow streets and shallow yards. However,even if reduced side yard setbacks werepossible, it would be preferable to maintainor step slightly back from the existing (sidewall) building line of the original structurein order to maintain a clear hierarchy ofprincipal and secondary street facades.

Whenever possible, new construction andadditions should attempt to maintain theexisting window proportions alreadyestablished for the building. While sidewallwindows are often found to be less elaborateor ornamental in detail in comparison tothose of the front facades, they typicallyemulate the same general height and width.

Thus, whenever practical, new constructionand additions should most appropriatelyfollow this model in the interest of a moresympathetic relation to the principal façade.This approach should apply equally to newconstruction as well as the introduction ofnew windows within existing building wallsas part of interior renovation work. Thisdoes not preclude the possibility of one ormore larger, window features on a sidewall.However, such elaboration should carefullyreference proportional and detailingprecedents from the principal front façade ofthe building, if possible, in the interest ofmaintaining greater overall coherence forthe individual building and the streetscape asa whole.

Many existing corner lot buildings withmore exposed sidewall facades include somemanner of roof-level outdoor space.Typically, wooden privacy screens areprovided to limit views of this privateoutdoor space from the public streets. Suchwooden screening, as found on existingstructures, demonstrates a variety ofdetailing methods. New construction oradditions, if including a rooftop-screeningcomponent, should incorporate elementsfrom the more successful examples currentlyfound in the neighbourhood. Materialselection and colour are critical, and shouldbe chosen to complement, rather thancompete visually with the existing buildingmaterials. Particular care should be taken inthe establishment of the height of any suchscreening devices. As demonstrated bymany of the successful existing structures, arelatively low screen height can successfullyprovide visual screening from the streetbelow, given the proximity of the buildingsto the street and the generous height of theseareas above the ground.


L.Alan Grinham Architect Inc. November 2001

Figure 2. New construction-infill, front elevation and plan.

Figure 3. New construction-infill, birdseye view.



Figure 4. Corner lot, one storey addition to rear elevation of a heritage building.

Figure 5. Corner lot, two storey addition to rear elevation of a heritage building.



Figure 6. Corner lot, two storey addition, birdseye view


Wendy Shearer Landscape Architects Limited November 2001

7.0 LANDSCAPE CONSERVATION

7.1 Introduction

The Cabbagetown-Metcalfe Area HeritageConservation District contains many unique,character-defining landscape features. Theseinclude the street trees, boulevards,overhead wires on wooden utility poles, sideand front yard property line definition andfront yard landscaping of a wide variety oftreatments (See Appendix B: LandscapeGuidelines).

The purpose of the following guidelines is toprovide assistance for the care andprotection of the heritage landscapecharacter of the Heritage ConservationDistrict. The responsibility for theseimportant landscape features is sharedbetween the public realm and the privateproperty owner.

7.2 Summary of existing conditions

Residential land use, both in single-familyand multi-unit buildings, dominates theCabbagetown-Metcalfe Area HeritageConservation District. Several individually-designated heritage properties exist withinthe area and numerous homes have wonlocal heritage awards.

The compact nature of the Cabbagetown-Metcalfe Area Heritage ConservationDistrict leaves little space for parkland oropen space within its boundaries. Moststreets have a number of mature, large-canopied street trees, however the density ofthe canopy varies from street to street. Manystreet trees are located in a boulevardlocated between the curb and the sidewalkor are located close to the sidewalk withinthe front yard. Front yards for the most partare well kept with shrub and perennialborders, hedging, fencing, small lawns andconiferous or deciduous specimen trees.

On-Street Parking and Driveways

Very few homes have driveways due to theextensive network of alleys and laneways,which provide access at the rear of theproperties. As well there is on street parkingavailable on at least one side of the street onmost streets. The majority of drivewayscrossing the boulevard or sidewalk are asingle car width and are concrete, asphalt orinterlocking brick.

Building Setbacks

Setbacks from the street are generally small,creating an intimate pedestrian environmenton the street. The setbacks of the residencesvary, ranging from five to eight metres. Thesetbacks tend to be fairly consistent byblock, throughout the Heritage ConservationDistrict.

Front Yards

Several front yard treatments exist in theCabbagetown-Metcalfe Area HeritageConservation District. Many residenceshave front yards open to the street, with nofence or hedge to delineate private frompublic property. The majority of residencesprovide strong definition of this boundarywith decorative iron or wood fencing usedalone or in combination with brick. Thetypically low height and design of thefencing allows for a view to the front facadeof the building from the street. Rear yardsare typically well-delineated along publicand shared laneways through the use of tallwood privacy or chain link fences. In somecases, hedges are used alone or incombination with a fence. The majority ofthe residential landscapes contain extensiveplanting beds with a wide variety of trees,shrubs, perennials, and ornamental grassesvisible from the street.



The majority of the houses are accessed bymeans of a front walk leading to steps up toa front porch. The raised elevation of theground floor allows the house to overlookthe front yard.

Boulevards

Many streets have curbed, faced sidewalksand no boulevard, the space between thecurb and the sidewalk. Where boulevardsare found, a variety of landscape treatmentshave been used. Decorative tree wells,seasonal planting beds and grass have beenadded. Some streets in the Cabbagetown-Metcalfe Area have granite sets orinterlocking precast concrete pavers dry laidas paving within a portion of the boulevard.The boulevard with its variety of soft andhard landscaping treatments has contributedto the large number of street trees providingspace and less compaction on the root zone.

Sidewalks

Concrete sidewalks exist throughout theHeritage Conservation District and range inwidth from one to one-and-a-half metreswide. For the most part, the concretesidewalks are in a useable condition,contributing to the active and comfortablepedestrian environment.

Utilities

The most visible utility in the study area isthe overhead power lines. Most are strungbetween wooden poles set in the boulevards.Many mature trees show signs of pruning toavoid conflicts with the overhead powerlines.

Roadways

The streets appear visually narrow due to thelarge overhead canopy of the trees and theon-street parking. The traffic volumes in theDistrict are generally moderate andappropriate to these “local” streets.

Viewsheds

Views within the offset grid pattern of theDistrict are generally contained by the treecanopies, which determine whether the viewis wide or narrow. Cross streets oftenterminate views originating from the end ormidpoint of streets. For example, the offsetat each end of the street shortens the longview along the street.

7.3 Landscape conservation guidelines

The following guidelines are basedprimarily on the analysis of the character-defining features of the existing landscape.

The landscape within the Cabbagetown-Metcalfe Area Heritage ConservationDistrict, although made up of a variety ofcomponents, creates a cohesive visualquality that unifies this area. Given thesignificant variation in building forms,materials and colours, it is essential that theexisting “non-building” components of thelandscape described previously be retainedand managed in a way that continues toretain and link all component features. It isalso equally important that, where newlandscape elements are to be added to theCabbagetown-Metcalfe Area HeritageConservation District environment, theyshould be incorporated in a manner thatenhances and complements the existinglandscape character.



7.3.1 Guidelines for private propertyowners

Property owners are encouraged to retainand preserve existing shrubs, hedgingand low ornamental fencing along theside yards and frontages.

New trees and shrubs added to the frontand side yards should be selected fromthe species of trees traditionally plantedin the neighbourhood (except NorwayMaple, Acer platanoides, and ManitobaMaple, Acer negundo, which are notsuitable for replanting) and listed inTable 1.

Appropriate hedge species include yew,cedar, privet, alpine currant, and spirea.

Where possible, historic photos shouldbe used to guide the re-establishment oflandscape features such as fences, gates,and arbours.

The front yards should continue to beused as primarily soft landscape spacewith a narrow walkway leading to anentrance porch and parkingaccommodated on-street or, if feasible,at the rear of the property by the lane.

The landscape style appropriate for thehistoric period of many of the residences isbased upon several well-defined Victorianlandscape design principles. These include: Views from the front porch or window

to the street are to be open with framingof the view achieved along the frontproperty line by the careful placement ofindividual shrubs or trees.

The front walk leads the visitor directlyto a porch entrance. The transition from

public sidewalk parallel to the street tothe private walk perpendicular to thestreet is typically defined with an arbour,vegetation trained in the form of an archor a gate in a property line fence. Newfences added to the front yard should below in height, consistent with theexisting front yard character of theDistrict.

Shrubs and vines located along thefoundation of the building arestrategically-placed to accentarchitectural elements of the façade; i.e.,a climbing vine or rose is located at eachcolumn in a porch.

Frequently the ground floor of the houseis raised 2 - 6 steps above the elevationof the surrounding grade and thefoundation of the residence isconstructed as a distinctive feature of thefaçade; i.e., rusticated stone. It isintended to be viewed withoutcontinuous foundation planting.

The sketches contained in Appendix B froma popular design manual of the latenineteenth century illustrate the designprinciples.

Other references of interest to the propertyowner are:

1. For Every House A Garden. A Guide forReproducing Period Gardens by Rudyand Joy Favretti. 1990. Hanover.University Press of New England.

2. The Heirloom Garden. Selecting &Growing Over 300 Old-FashionedOrnamentals by Jo Ann Gardner. 1992.The Book Press.



3. Period Gardens. New Life for HistoricLandscapes by Patrick Taylor. 1991.Pavilion Books Limited.

4. The Quest for the Rose, The Most HighlyIllustrated Historical Guide to Roses, byRoger Philips and Martyn Rix. 1993.BBC Books.

5. Rhetoric and Roses, A History ofCanadian Gardening, by Edwinna vonBaeyer. 1984. Fitzhenry & WhitesideLimited.

6. The Victorian Flower Garden, byJennifer Davies. 1991. BBC Books.

7.3.2 Public realm initiatives

The municipality is responsible for thepublic works within the road right-of-way.The planting and maintenance of the streettrees makes a significant contribution to theheritage landscape character of the HeritageConservation District.

The majority of street trees are mature,wide-canopy, deciduous trees - primarilySilver maple, Sugar maple, Horse chestnut,Catalpa, Ash, and Mountain Ash. Thesespecies have green foliage in the summerwith colourful reds, yellows, and golds inthe fall season.

It is recommended that: As street trees mature they should be

replanted and, where possible, the newtrees should be large-canopied, greenfoliage, deciduous trees. Suitable treesfor planting as street trees in theHeritage Conservation District areincluded in Table 2.

Existing trees should be monitored on aregular basis to ensure that they remainhealthy. Pruning of dieback and

fertilization should be undertaken asrequired to preserve the existing trees.

Undertakings such as road widening andinstallation of new underground servicesor overhead utilities should be assessedprior to the start of construction todetermine if they will negatively affectthe existing street trees.

Any changes to driveway entrances onprivate property should be carefullyplanned to ensure that compaction of thestreet tree root system does not occur.Generally, an area around the base of thetrees equal in diameter to the crown ofthe tree should remain undisturbed toprotect the long-term health and survivalof the tree.

New sidewalks should be constructed tomatch the width of the existing walks.

Wherever possible, wooden utility polesshould be retained.

7.4 Parking and laneways

New driveways and front yard parkingspaces should continue to bediscouraged. On-street parking should beencouraged. Allowing parking and adriveway access typically requiresremoval of soft landscaping and reducesthe amount of on-street parkingavailable.

Existing lanes should be retained andenhanced.



TABLE 1: NEW TREES AND SHRUBS FOR FRONT AND SIDE YARDS INHERITAGE CONSERVATION DISTRICT

TREES

Deciduous

Acer saccharinum Silver Maple (including cutleaf varieties)Acer saccharum Sugar MapleAesculus hippocastanum Horse ChestnutBetula papyrifera Paper BirchCarpinus caroliniana IronwoodCercis canadensis Eastern RedbudFraxinus pennsylvanica Green AshGingko biloba Ginkgo (male only)Gleditisia triacanthos var. inermis Honey LocustJuglans spp. WalnutLarix larcinia LarchMalus spp. CrabapplePlatanus x acerifolia London Plane TreeQuercus rubra Red OakRobinia pseudoacacia Black LocustSorbus aucuparia Mountain AshTilia spp. Linden

ConiferousPicea abies Norway SprucePicea pungens ‘glauca’ Colorado Blue SprucePinus strobus White PinePinus sylvestris Scots PineThuja occidentalis White Cedar

SHRUBSBuddleja Butterfly BushForsythia x intermedia ForsythiaHibiscus syriacus Rose of SharonHydrangea spp. White flowering varieties such as ‘Annabelle’,

‘Peegee’ and ‘Snowhill’Spiraea prunifolia Bridalwreath SpireaSyringa vulgaris Common LilacViburnum spp. Viburnum



TABLE 2: TREES SUITABLE FOR STREET USE IN HERITAGE CONSERVATIONDISTRICT

TREES

Acer saccharinum Silver maple (including cutleaf varieties)Acer saccharum Sugar mapleAesculus hippocastanum Horse chestnutCarpinus caroliniana IronwoodCatalpa speciosa Northern CatalpaFraxinus americana White AshFraxinus pennsylvanica Green ashGingko biloba Ginkgo (male only)Gleditisia triacanthos var. inermis Honey locustJuglans nigra Black WalnutSorbus aucuparia European Mountain Ash


Archaeological Services Inc. November 2001

8.0 PLANNING ANDIMPLEMENTATION

8.1 Introduction: legislative context

The Ontario Heritage Act, RSO 1990, C.O.18, is the primary piece of legislation in theprovince that enables municipalities toconserve, manage and protect heritageproperties. There are two parts to the Actthat concern built heritage. Part IV of theAct allows municipalities to designateindividual buildings, structures or places thatare of historical or architectural interest orvalue. Using Part V of the Act, amunicipality may designate, through a by-law, all or part of a municipality as aHeritage Conservation District. It is nowconventional practice for municipalities tostudy a prospective area prior to designation,in order to fully identify the special heritageattributes and character of the District. PartV of the Act enables a municipality todesignate groups or areas of buildings andtheir settings.

The Ministry of Tourism, Culture andRecreation in its published documentOntario’s Heritage Conservation DistrictGuidelines (1985) notes that:

A heritage conservation district is anaggregate of buildings, streets and openspaces that, as a group, is a collective assetto a community in precisely the same waythat individual property is valuable to thatcommunity.

To date, the City of Toronto has successfullydesignated and managed a total of fourdistricts.

The City of Toronto, pursuant to Section 40of the Act, has defined an area to beexamined for future designation as aheritage conservation district under By-law

No. 110-2002. The study area comprises allor portions of: Amelia Street; Metcalfe Street; Winchester Street; Carlton Street; Sackville Street; Salisbury Avenue; and, Millington Street.

8.2 Planning policy context forheritage district designation

The City of Toronto Official Plan, Part 1(By-law No. 413-93, as adopted on July 20,1993) contains planning policies for heritageproperties. Section 5 Heritage Policiescontains sub-section 5.5 in which thefollowing policies are stated:

It is the policy of Council to designateHeritage Conservation Districts within theCity on the basis of appropriate studies andto take all necessary steps to encouragepreservation and conservation of theheritage buildings, structures and sites,including all areas in the public domain,within such districts.

In designation of a Heritage ConservationDistrict, Council shall first define suchareas as a Heritage Conservation DistrictStudy Area, and direct that a study of theproposed district be undertaken. Oncecontemplated, the study will form the basisof the Heritage Conservation District Plan.Council may proceed to designate all orpart of the area by by-law as a HeritageConservation District and shall use itspowers of review and regulation toimplement the objectives of the HeritageConservation District Plan.


Archaeological Services Inc. November 2001

8.3 Implementation

Adoption of the heritage conservationdistrict by-law and the district plan willenable the municipality and the residents tobetter protect and maintain the built heritageresources in the Cabbagetown–MetcalfeArea Heritage Conservation District. TheCity of Toronto, with several establishedHCDs to manage, has developed a permitapplication process that is consistent for alldesignated districts (See Appendix E). Thefollowing text outlines those activities thatwill merit a heritage permit and how theprocess is undertaken. It is recommendedthat a District Advisory Committee becreated as a forum for public discussion anddecision-making within the District.Membership should include local residentsand a Heritage Preservation Services staffmember. The committee should beresponsible for the review of only thosepermits that do not comply with the DistrictPlan. Otherwise the residents committeewould assist property owners seekinginformation on appropriate measures.



SOURCES

Annotated Master Specification for the Cleaning and Repair of Historic Masonry. Ontario Ministry of Tourism Culture and Recreation, 1985.

Fram, Mark. Well-preserved: the Ontario Heritage Foundation’s Manual of Principles and Practice for Architectural Conservation. Erin, Ontario: The Boston Mills Press, 1988.

Kahn, Renee. Preserving Porches. Markham, Ontario: Fitzhenry & Whiteside Limited. 1990.

Heritage Energy Conservation Guidelines. Toronto: Ontario Ministry of Citizenship and Culture, and Ontario Ministry of Energy, 1987.

Ontario Heritage Act, RSO 1990, C.337.

Ontario’s Heritage Conservation District Guidelines. Toronto: Ministry of Tourism, Culture and Recreation, 1985.

Rust D’Eye, George. Cabbagetown Remembered. Erin, Ontario: The Boston Mills Press, 1984.

Touring Old Cabbagetown. Toronto: Cabbagetown Association, n.d.

Appendix ACase Studies: Building Conservation

Cabbagetown-Metcalfe Area Appendix AHeritage Conservation District


CONSERVATION GUIDANCE CASE STUDIES

On the basis of our knowledge of the District and in discussion with the study SteeringCommittee, we offer the following guidance in graphic form to assist in the care andconservation of the existing built fabric of typical properties in the Cabbagetown-Metcalfe Area Conservation District. If a property owner is inclined to restore or simplycare properly for a building, the following information is available to assist the residentsof the District.



BUILDING: RESIDENCE – MASONRY, BRICK



1. Brick masonry should be repointed using a traditional mortar mixture, joint profileand texture of finish. Older mortar was often more elastic and able to absorb themovement that can affect an older building. Brick replacement units should match, asclosely as possible, the traditional colours, size and texture. Brick should be of astandard, older Ontario Size (2 ½ by 8 ½). Repoint brick buildings where waterpenetration is a problem or if structural movement has occurred. Abrasive cleaningmethods such as sandblasting, high-pressure water blasting or caustic chemicals canharm older masonry buildings. It may also affect nearby landscape materials.

2. Original porches are important character-defining and decorative features as well asfunctional elements. Properly-maintained porches can enjoy years of use. Whendecorative elements such as a handrail, balusters and decorative detailing deteriorate,they should be replicated in the same material, proportion and style. Enclosing or theremoval of an existing porch is not recommended.

3. Maintain decorative wood detailing on the gable ends. Replace in kind.

4. The use of wooden storm windows on heritage buildings is considered an appropriateenergy conservation measure and an important use of an historic architecturalelement.

5. Maintain original roofing material and replace in kind. Replacement of asphaltshingles should be of traditional size, design, colour, texture and weather. Slate roofrepairs and replacement will require skilled roof contracting experience.

6. Downspouts from roof eaves troughs should be directed away from the base of thebuilding to protect the foundation from potential settlement.

7. Keep foundation and perimeter plantings away from the face of buildings andelements such as porches to limit excessive moisture from harming architecturalfabrics.

8. Skylights are best located on rear elevations not visible from the street.

9. Original chimneys are often decorative elements and add balance to roof planes.Maintain existing chimney(s) or rebuild if removed previously.

10. Dormers, original or added, are architectural elements worthy of preservation. Theycan be decorative in design or simple and plain. Painting wood dormers andmaintaining good flashing will prolong the life of this feature.



BUILDING: RESIDENCE – FRAME, COTTAGE

Photograph: Cabbagetown Preservation Association

1. The frame cottage is easily identifiable due to its small size, large window openings,central doorway, front gable and wood siding. Original wooden siding should beretained and/or replaced in kind. The use of modern materials such as vinyl oraluminum siding and Angelstone do not reflect the historic materials used in theDistrict and should be avoided. Badly-deteriorated sections of wooden siding shouldbe replaced with wood siding that matches the original in material type, profile anddimension. Wood siding should be painted.

2. It is critical to the longevity of this form of building that a sound roof is in place.Replacement wood shingles and asphalt shingles should be of a traditional size,design, colour, texture and weather. Replacement is necessary when asphalt shinglesbecome loose or start to curl and wood shingles split or curl.

3. The sash type for cottage windows are important in defining both their style andcharacter of this housing type in the District. The original character of these elementsis important to conserve and maintain. Original glazed window openings on the frontelevations should be retained. Multi-pane wood sash should be replaced in kind. Newsynthetic or metal window sashes should be avoided when replacing original woodenwindow units. All wood windows should be painted on both the interior and exteriorsurfaces.



4. To help protect the base of the frame cottage it is important that water drains awayfrom the building to prevent the sill plate from deterioration. Landscaping should bedesigned to correct this problem if it exists. Downspouts from roof eaves troughsshould be directed away from the base of the building to protect the foundation frompotential settlement. Additions to cottages require a similar drainage treatment to helppreserve their integrity.

5. Wood window and door surrounds help define and enhance the architectural style ofbuildings. Match the original in material, profile and dimension when replacingdeteriorated sections or pieces.



BUILDING: RESIDENCE – STUCCO

Photograph: Cabbagetown Preservation Association



1. Stucco and roughcast has been identified as an original cladding material found in theDistrict. It has also been used as a more recent wall cladding. The type of texture, thecolour and the method of application vary and should be replicated when repaired.Synthetic siding should not cover stucco. Stucco surfaces should not be painted sincethe colour is normally the result of additives or aggregates in the mortar mix. Paintwill add another level of maintenance for the homeowner. It is recommended thatrepairs to early stucco be carried out by skilled craftspeople.

2. Dormers, original or added, are architectural elements worthy of preservation. Theycan be decorative in design or simple and plain. Painting wood dormers andmaintaining good flashing will prolong the life of this feature.

3. Stained glass windows come in various styles depending on the date and style of abuilding. They are important design features and should not be closed over orremoved. Maintaining the original window design is important. Stained glassrestoration expertise is required.

4. Maintain original roofing material and replace in kind. Replacement asphalt shinglesshould be of traditional size, design, colour, texture and weather.

5. Keep foundation and perimeter plantings away from the face of buildings andelements such as porches to limit excessive moisture from harming architecturalfabrics.

6. Downspouts from roof eaves troughs should be directed away from the base of thebuilding to protect the foundation from potential settlement. This will allow thestucco to be kept dry.



BUILDING: RELIGIOUS AND LARGE RESIDENTIAL BUILDINGS



1. Towers, whether wood or masonry, often suffer the greatest from the elements.Climatic exposure and lack of heating and cooling contribute to great extremes intemperature and moisture. These features require a regular review of structuralsoundness and examination of the materials of construction. Preventing excessivemoisture penetration will extend the life of a tower. Proper flashing at the roof level isvery important.

2. Maintain original roofing material and replace in kind. Replacement slate, tile orwood shingles should be of traditional size, design, colour and texture. Flat roof areasmust be inspected regularly and repaired.

3. Maintain and repair decorative brickwork including window and door surrounds,voussoirs and buttresses. Brick masonry should be repointed with a traditional mortarmixture. The mortar colour, joint profile, and texture should match the existinghistoric material. Older mortar absorbs the stresses that can affect a heritage building.Brick replacement units should match as closely as possible the traditional colour,sizes and texture. Brick should be of a standard, older Ontario Size (2 ½ by 8 ½).Special decorative brickwork requires a good match in unit colour and shape. Repointbrick buildings only where water penetration is a problem or severe settlementoccurs. Abrasive cleaning methods such as sandblasting, high-pressure water blastingor chemical cleaning can harm the exterior fabric of older masonry buildings.

4. Special window treatments in religious buildings should be preserved. Stormwindows, unless original, are not recommended. Interior storms used seasonally are agood alternative. A professional wood or lead glass specialist is necessary if the glassis coloured or shaped.

5. Church doors or main entrance doors on the main elevation are important character-contributing features. Wood doors are recognized as a standard choice for religiousbuildings. Replication of the original style when replacement is necessary illustratesgood design judgement.

6. Downspouts from roof eaves troughs should be directed away from the base of thebuilding to protect the foundation from potential settlement and interior flooding.Religious buildings often have large or complex roof plans and the eaves troughs anddownspouts can easily become overburdened. It is important the gutters be kept freeof debris and are cleaned regularly.

Appendix BLandscape Guidelines

Cabbagetown-Metcalfe Area Appendix BHeritage Conservation District

Wendy Shearer Landscape Architect Limited November 2001

1. Fences along the public sidewalk should be low and allow for framing of the view of the frontelevation of the residence. 2. Side yard property lines are frequently defined by hedges. This traditional feature should beencouraged.



3. Street trees should be planted where permits in the boulevard. Select appropriate species fromthe tree inventory list (Table 2, main document). 4. The surface treatment of the boulevard may vary. All decorative hard surfacing should still allowpercolation of rain water to support new street trees.



5. On-street parking allows for a soft landscape treatment of the front yard.



6. Property owners are encouraged to add trees in their front yards

that will contribute to the streetscape, especially where there is no boulevard.



7. On-street parking should continue to be encouraged to allow for soft landscaping of the smallfront yards.

8. The boulevard is an important street feature. Any decorative paving of the boulevard shouldallow for rain water to percolate into the soil to support the street trees’ root systems.

Examples: Historical Planting Schemesfor Victorian Gardens

Victorian Landscape Design Principles from Scott, Frank J. Victorian Gardens Part 1: Suburban Homes. First printed1870, reprinted 1982.

Plate XIV Planting a Corner Lot. P. 189


Plate XXIV Four Residences. P. 218


Plate XXVI A Village Block. P. 225


Plate XXIV Design for Village Lots. P. 152

Appendix CTechnical Notes and Tool Chest

Cabbagetown-Metcalfe Area Appendix CHeritage Conservation District


Preservation BriefsTechnical Preservation Services of the National Park Service of the United States[please refer to the following web sites]

1. Assessing Cleaning and Water-Repellent Treatments for Historic MasonryBuildingshttp://www2.cr.nps.gov/tps/briefs/brief01.htm

2. Repointing Mortar Joints in Historic Masonry Buildings http://www2.cr.nps.gov/tps/briefs/brief02.htm

9. The Repair of Historic Wooden Windowshttp://www2.cr.nps.gov/tps/briefs/brief09.htm

22. The Preservation and Repair of Historic Stuccohttp://www2.cr.nps.gov/tps/briefs/brief22.htm

33. The Preservation and Repair of Historic Stained and Leaded Glasshttp://www2.cr.nps.gov/tps/briefs/brief33.htm

Appendix DList of Properties Designated and Listed under

Part IV of the Ontario Heritage Act

Cabbagetown-Metcalfe Area Appendix DHeritage Conservation District


List of Designated & Listed Properties within theCabbagetown-Metcalfe Area Heritage Conservation District

List of Designated Properties

50 (52) Metcalfe Street (By-law No. 74-77). Semi-detached house, c. 1899. Adopted byCity Council on December 10, 1975. Designation by-law passed by City Council onFebruary 28, 1977.

37 Metcalfe Street – Formerly 75-79 Winchester Street (By-law No. 331-81). House forJohn Douglas 1875. Remodeled 1892 – J. Wilson Gray for J.L. Morrison. Adopted byCity Council on December 10, 1975. Designation by-law passed by City Council on May21, 1981. Heritage Easement Agreement Registered CT511473, December 11, 1981.

85 Winchester Street (By-law No. 330-81-designation), (By-law No. 113-92) Topartially repeal By-law 330-81 respecting the designation of the property at No. 85Winchester Street in so far as it relates to No. 87 Winchester Street). House, 1857.Adopted by City Council on January 22, 1979. Designation by-law passed by CityCouncil on May 21, 1979. Heritage Easement Agreement Registered CT511474,December 11, 1981.

80 Winchester Street – Formerly 74 Winchester Street (By-law No. 116-78). St.Enoch’s Presbyterian Church, 1891. Adopted by City Council on December 10, 1975.Designation by-law passed by City Council on February 17, 1979 (Designation plaque –1979). Heritage Easement Agreement. Registered as Instrument No. CA 485123 on July,18, 1997.

77 Winchester Street (By-law No. 1996-0419), (By-law No. 69-86- designation) Toprovide for the entering into of an easement for the conservation of the buildings on landsknown as 77 Winchester Street. Hampton Mansion Apartments: 1910-1911, Simpson andYoung for Alexander Park. Adopted by City Council on September 4 and 7th, 1984.Designation by-law passed by City Council on January 17, 1986.

Properties Listed on the Inventory

Salisbury Avenue

(12) 14 Salisbury Avenue Semi-detached house, 1893, adopted by City Council onDecember 10, 1975.

16-18 Salisbury Avenue Semi-detached house, c. 1889, adopted by City Council onDecember 10, 1975.

20-22 Salisbury Avenue Semi-detached house, c. 1890, adopted by City Council onDecember 10, 1975.



Winchester Street

92, 94, 96, 98 Winchester St. House, 1898 attributed to Smith and Gemmell. Adopted byCity Council on January 22, 1979.

89 Winchester Street House, 1884, adopted by City Council on January 22, 1979.

Metcalfe Street

1-3 Metcalfe Street Semi-detached house, 1888 at Carlton Street (NE), adoptedby City Council on Dec. 10, 1975.

5-7 Metcalfe Street Semi-detached house, 1888, adopted by City Council onDec. 10, 1975.

9-11 Metcalfe Street As above.

13-15 Metcalfe Street As above.

17 Metcalfe Street Part of row housing at 17-25 Metcalfe Street, c. 1885.Adopted by City Council on December 10, 1975.

19 Metcalfe Street As above.




20 Metcalfe Street Part of row housing at 20-32 Metcalfe Street, c. 1885.Adopted by City Council on December 10, 1975.









Carlton Street

258 Carlton Street Row of three houses at 258-262 Carlton Street, 1883.Adopted by City Council on December 10, 1975.

260 Carlton Street As above

262 Carlton Street As above

264-266 Carlton Street Semi-detached house, 1883. Adopted by City Council onDecember 10, 1975.

268-270 Carlton Street Semi-detached house, 1883 at Metcalfe Street (NW).Adopted by City Council on December 10, 1975.

280-282 Carlton Street Semi-detached house, 1886. Adopted by City Council onDecember 10, 1975.

286 Carlton Street House, 1883. Adopted by City Council on December 10,1975.

288 Carlton Street House, 1881 for Wm. Lumbers. Adopted by City Councilon December 10, 1975.

294-296 Carlton Street Semi-detached houses, Peter McGregor House andMarshall McGregor House 1889, J.T. Shepter, bldr.Adopted by City Council on February 9, 1989.

295 Carlton Street House, 1878. Adopted by City Council on August 18,1976.

297 Carlton Street House, 1892. Adopted by City Council on August 18,1976.

298 to 300 Carlton Street Semi-detached houses: Aubrey O. Hurst House and JosephY. Brown House, 1889. J.T. Shepter bldr. Adopted by CityCouncil on February 9, 1989.

Amelia Street

36, 38, 40 Amelia Street Rowhousing, 1873. Adopted by City Council on December10, 1975. (Heritage Easement Agreement) Reg. CA 82446,March 27, 1990.



Sackville Street

384 – 386 Sackville Street Semi-detached house, c. 1891. Adopted by City Council onDecember 10, 1975.


407 – 409 Sackville Street Pair of cottages, 1889. Adopted by City Council onDecember 10, 1975.

410 – 412 Sackville Street Semi-detached house at Salisbury Avenue (SW). Adoptedby City Council on December 10, 1975.


423 Sackville Street House, c. 1889-90. Adopted by City Council on December10, 1975.

435 Sackville Street Rear only. John Eastwood House, c. 1856. Adopted by CityCouncil on May 6 & 7, 1982.

437 Sackville Street House. Adopted by City Council on December 10, 1975.

439 – 441 Sackville Street Semi-detached house, 1888. Adopted by City Council onDecember 10, 1975.

459-461 Sackville Street Pair of shops, 1888. By-law 596-85 adopted by CityCouncil on December 10, 1975. Designation by-law passedby City Council on August 12, 1985.

Millington Street

No properties listed/designated.

Appendix EToronto Heritage Conservation Districts:

Permit Application Process

Cabbagetown-Metcalfe Area Appendix EHeritage Conservation District

City of Toronto November 2001

CABBAGETOWN-METCALFE AREA HERITAGE CONSERVATIONDISTRICT: PERMIT APPLICATION PROCESS

E 1.0 INTRODUCTION

Section 42 of the Ontario Heritage Act states that “no person, shall in the area defined bythe by-law {which designates the Heritage Conservation District} erect, demolish orremove any building or structure, or alter the external portions therefor, without apermit.” Council of the City of Toronto has adopted a process to streamline the issuanceof permits in Heritage Conservation Districts. The following is a brief discussion of theprocess, with appropriate modifications to provide for a local advisory committee in theCabbagetown-Metcalfe Area Heritage Conservation District.

E 2.0 WHEN NO HERITGE PERMIT IS REQUIRED

The Ontario Heritage Act is specific in that permits are only required for the exteriorportions of buildings or structures. Therefore, under the Act,

No Permit is Required For:

Interior alterations, and Landscaping, which includes plantings, walkways and driveways

In addition, City Council has deemed that, a permit is issued for the following alterationsto the external portions of a building or structure, and therefore,

No Permit is Required For:

An alteration that is not visible from a street, Exterior painting of wood, stucco or metal finishes, Repair, using the same materials, of existing exterior features, including roofs, wall

cladding, dormers, cresting, cupolas, cornices, brackets, columns, balustrades,porches and steps, entrances, windows, foundations and decorative wood, metal,stone or terra cotta,

Installations of eavestroughs, Weatherproofing, including installations of removable storm windows and doors,

caulking and weatherstripping, and Installations or exterior lights.

Although a permit is not required in the above instances, property owners and residentsare encouraged to conform to the spirit and intent of the District Plan and in particular,the conservation practice advisory notes contained in Part B, Section 5.



E 3.0 WHEN A HERITAGE PERMIT CAN BE ISSUED BY CITY STAFF

In Heritage Conservation Districts, City Council has authorized the Commissioner ofEconomic Development, Culture and Tourism to issue permits on behalf of Council whenthe work is compatible with the guidelines for the Heritage Conservation District. Thework can involve construction of a building or structure or alteration to the exterior of abuilding or structure, excluding those matters set out in Section E 2.0 above. Theguidelines for the Cabbagetown-Metcalfe Area Heritage Conservation District arecontained in Part C, Section 6 of this document.

The permit will be issued subject to:

the applicant not making material changes to plans, specifications, documents orother information that forms the basis for issuing the permit, and

the applicant carrying out the work in accordance with the plans, specifications,documents or other information.

As indicated in the attached flow chart, applicants are encouraged to meet with thefollowing, before submitting a formal permit application:

1st the District Advisory Committee, and2nd staff of the Heritage Preservation Services in the Department of Economic

Development, Culture and Tourism.

These meetings will help City staff and the District Advisory Committee understand theproposal, determine whether the proposal complies with the guidelines. The meetingsalso afford the opportunity to discuss possible changes to a non-conforming applicationso that it might be amended to comply with the District Plan.

For any work requiring the issuance of a building permit, the building permit is deemedto be the Heritage Permit; no additional permit will be required. Should an alteration notrequire a building permit and it is not a matter for which a permit is deemed to have beenissued (section E 2.0), then a separate Heritage Permit will be required. See Section E6.0for the information required when applying for a Heritage Permit. The type of workinvolving such a Heritage Permit includes the following work visible from the street:aerials, antennas and skylights, new roof or basement vents, exterior air conditioningunits and replacing existing architectural features, such as windows. In addition,masonry cleaning and/or painting will require a Heritage Permit.

In delegating this authority to staff, City Council can decide that it, rather than staff, willmake a decision on a permit application. At any time prior to the issuance of a HeritagePermit, City Council, at the request of the Ward Councillor, can consider a specificHeritage Permit application.



E 4.0 WHEN CITY COUNCIL ISSUES HERITGE PERMITS

When a Heritage Permit application does not comply with the District Plan guidelines(Part C, Section 6 of the Cabbagetown-Metcalfe District Plan) or when it involves thedemolition of a structure in the Heritage Conservation District, City Council will decideon the application. In making its decision, Council will be provided with the advice ofCity staff and the District Advisory Committee.

E 5.0 APPEALING CITY COUNCIL’S DECISION

Section 44 of the Ontario Heritage Act provides an appeal process. The applicant of aHeritage Permit may appeal the decision of Council on alterations to the exterior ofbuildings and structures to the Ontario Municipal Board.

E6.0 HERITAGE PERMIT APPLICATION CONTENT

An application for a permit for work in the District must contain the followinginformation:

Address of the property; Name and address of the property owner; Description of the proposed work, including any of the following:

- A site plan/sketch showing the location on the building of the proposedwork;

- drawings of the proposed work showing materials, dimensions and extentof the work to be undertaken;

- any written specifications or documentation for the proposed work;- photographs showing the existing building condition where the work is to

take place;- any research or documentation in support of the proposal including

archival photographs of the property, pictures or plans of similarly styledbuildings in the community; and

Signed statement by the owner authorizing the application.

Appendix FGlossary



GLOSSARY OF ARCHITECTURAL TERMS

baluster one of a number of short vertical members, often circular insection, used to support stair handrails or a porch railing.

balustrade a low parapet, a row of balusters with rail used on a terrace orbalcony.

bay a subdivision of a façade.

board and batten a wood cladding usually consisting of vertically applied boardswith a narrow raised strip or batten covering the joint.

bracket any overhanging member projecting from a wall or other body tosupport a weight acting outside the wall such as a cornice.

buttered joint a joint that recedes from the bottom to the top or mortar placed onthe end of a brick.

cladding the finish covering of an exterior wall of a frame building.

clapboard a wood cladding or horizontally-applied overlapping boards,usually thicker and straight-cut along the lower edge.

corbelling a horizontal projection on the face of a wall by more than onecourse of masonry, each projecting beyond the course below.

cross gable roof two intersecting gables at right angles to the roof ridge.

dentil a band of small, square, tooth-like blocks.

dormer a small roof and wall projection in a sloping roof to accommodatea window.

efflorescence an encrustation of soluble salts, commonly white, deposited on thesurface of masonry.

entablature a moulded or decorated projection crowning a wide, flat, mouldedor decorated band.

fanlight a semicircular window over the opening of a door with radiatingbars in the form of an open fan.

fenestration the arrangement and design of windows in a building.

finial a small roof ornament that terminates in a point.



flashings strips of waterproof material used to weather the joint betweenwalls and roofs, walls and windows and walls and chimneys.

flat roof a roof that is flat or nearly flat.

flush joint any joint finished flush to the surface.

gable the enclosing lines of a sloping roof.

glazing the glass surface of a window opening.

head the top of a window.

hipped roof a roof sloped on all four sides.

hood molding the projecting molding or arch over a door or window whetherinside or outside.

infill construction of a new building within an already built-upneighbourhood.

label a projecting moulding by the sides and over the top of an opening.

lintel a horizontal structural member that supports the weight of the wallabove an opening in a wall.

mansard roof a roof having a double slope, the lower slope being much lower.

moulding a decorative band or strip of material used in cornices and as a trimaround window and door openings.

muntin small slender bars holding panes in a window or door.

parapet low wall along the edge of a roof.

parging in masonry construction, a coat of cement mortar on roughmasonry or basement walls.

pendant an ornament suspended from the roof edge.

piers squared, freestanding, vertical members that are more substantialthan posts.

pilaster vertical, rectangular member projecting slightly from a wall.



quoin a projecting cornerstone at the angle of a building, often adecorative masonry unit.

regular struck joint a horizontal masonry joint in which the mortar is sloped inwardand downward from the upper edge.

repoint the removal of existing mortar from joints and replacement withnew mortar.

ribbon joint a horizontal masonry joint with a small, ribbon-like appearance.

rodded joint a horizontal masonry joint produced by taking a small rod andstriking the surface to produce a concave joint.

sash any framework of a window; may be moveable or fixed.

scrollwork ornamental work of any kind in which a scroll consisting ofspirally-wound band, or line of scroll-like characters, are anelement.

semi-recessed joint a horizontal masonry joint where the mortar is pressed back 6mmfrom the face of the wall.

setback required distance, established by a zoning by-law, from propertyline to the face of building foundation.

shiplap a wood cladding with a shallow groove formed by a notched edgefitting over the thin upper edge of a board below.

sill the bottom horizontal framing member connecting the wall studs tothe foundation.

spalling the flaking of brickwork due to frost, chemical action or movementof the building structure.

spindle in woodworking, a short, turned part such as in a baluster.

steep pitch the pitch rises more than fifty-five degrees.

stucco a plaster, or mixture of lime, cement, sand and any other aggregate,applied with various textures to cover or sheath a surface.

thumbed joint a narrow, concave horizontal mortar joint.

transom bar a horizontal member that separates a door from a window, panel orlouvre above.



transom light a glazed light above the transom bar.

tucked joint a mortar joint which is cleaned out and then filled with fine mortar,projecting out slightly.

vergeboard a board that hangs from the protecting end of a roof, covering thegables, often elaborately carved and ornamented.

vestibule small entry room or interior space at entrance to a building.

voussoir a flat or curved structural arch over a structural opening such as adoor or window, composed of wedge-shaped pieces that are of thesame height.

cabbagetown-metcalfe area heritage conservation … · figure 1: cabbagetown-metcalfe area heritage...

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