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West Annex Phase 1 Heritage Conservation District Madison Avenue

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West Annex Phase 1 Heritage Conservation District Madison Avenue Prepared for: WEST ANNEX PHASE 1 Annex Residents Association HERITAGE CONSERVATION DISTRICT Revised December 2018 MADISON AVENUE West Annex Phase 1 Heritage Conservation District Madison Avenue Revised December 2018 CATHERINE NASMITH ARCHITECT 415 – 21 Nassau St TORONTO ONTARIO M5T 3K6 T 416 598 4144 F 416 598 4844 [email protected] Photo taken from Old Toronto Houses, page 102 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) 1.0 Executive Summary Sponsored by the Annex Residents Association (ARA), this document includes both the District Study and District Plan for the West Annex Phase I Heritage Conservation District (Madison Avenue). It is the relative completeness of the original fabric, its original streetscape, its concentration of the uniquely Toronto Annex Style houses, as well as examples of a variety of other architectural expression of the late nineteenth and early twentieth centuries that warrants the City of Toronto Council's designation under Part V of the Ontario Heritage Act. Almost all of the original structures survive, and it is this continuity and the integrity of heritage fabric that is important to protect and conserve by prop - erty owners and through the overall co-ordination of the HCD Plan with other municipal planning policies and tools The protection of a Heritage Conservation District (HCD) will encourage the gradual reversal of surface alterations and restoration of missing heritage features as owners work through the normal maintenance cycles for their properties. Part I of this document examines properties on Madison Avenue between Bloor Street and Dupont Street. It recommends the creation of an HCD under Part V of the Ontario Heritage Act to assist the residents with protecting and restoring the heritage character and fabric within those boundaries. The background research for the study was undertaken, starting in 2005, by a research committee of residents, in consultation with Catherine Nasmith, the heritage architect for the project, with advice from City staff in Heritage Preservation Services. Residents compiled their research on property data sheets for every property in the proposed district. The sheets contain, where known, date of construction, first and current occupants, architectural information, builder, and property addresses. These sheets are bound separately as the Inventory for West Annex Phase I Heritage Conservation District (Madison Avenue). Over the period of the study several public meetings were held. In Part II: Plan the Statement of Cultural Heritage Value defines the unique shared architectural and landscape character of this street as well as its relationship to the rest of the Toronto Annex, and makes recommendations for preservation and gradual restoration of the heritage fabric. There are also guidelines for maintenance and restoration of the properties, as well as for demolition, infill and replacement buildings. In addition properties adjacent to 1.0 Executive Summary 1 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) the district are discussed, and recommendations for their protection further to this study are included. The guidelines apply to both buildings and land - scape. The legislative framework and the process of establishment and administration of the HCD are also set out. In addition to looking at the architectural and landscape character, the analysis of the District includes a brief history of the settlement of the land, its subdivision, development and information about the architects and builders where known. 1.0 Executive Summary 2 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) 2.0 Table of Contents pg sect title 1 1.0 Executive Summary 3 2.0 Table of Contents 7 PART I – STUDY 8 3.0 Objectives of the Heritage Conservation District (HCD) Study 9 4.0 Legislative Framework 9 4.1 City of Toronto 9 4.1.1 Official Plan Heritage Policies 10 4.1.2 City of Toronto Inventory 10 4.1.3 Madison Avenue Zoning Analysis In and Adjacent to the District 15 4.1.4 Official Plan Policies 17 4.1.5 Bloor Street Visioning Study: Urban Design Guideline, November 2009 17 4.1.6 Downtown Tall Buildings: Vision and Supplementary Guidelines 17 4.1.7 Summary 18 4.1.8 Recommendations 18 4.2 Ontario Heritage Act 20 4.3 The Provincial Policy Statement 23 4.4 The Ontario Heritage Act Requirements for the Study 24 4.5 Requirements for Municipal Consistency with HCD Plan 25 4.6 Archaeological Management Plan 26 5.0 Evolution of the Study Area 26 5.1.1 First Subdivision of Land 26 5.1.2 Baldwin Holdings 28 5.1.3 1851 28 5.1.4 Annexation of “The Annex” 29 5.2 Development 32 5.2.1 Simeon H. Janes – Developer of Madison Avenue 33 5.2.2 Subdivision 33 5.2.3 Street Widths/Lot Sizes 34 5.2.4 Exclusionary Zoning 2.0 Table of Contents 3 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) pg sect title 35 5.3 Social History 36 5.3.1 Modern History of Madison Avenue 37 5.4 Street Name and Numbering 38 5.5 Architects and Builders 39 5.5.1 Architects Represented 42 5.5.2 Builders 44 5.6 Architectural Style 44 5.6.1 Architectural Styles 45 5.6.2 Toronto “Bay-n-Gable” 46 5.6.3 Romanesque 48 5.6.4 Richardsonian Romanesque 49 5.6.5 Queen Anne 50 5.6.6 Annex Style 52 5.6.7 Arts and Crafts 53 5.6.8 Edwardian Classicism – Modified Four Square 54 5.7 Heritage Character Analysis 54 5.7.1 Buildings 55 5.7.2 Landscape/Streetscape 58 5.7.3 Parking 59 5.8 District Themes, Typology, and Buiding Typology 59 5.8.1 District Themes 61 5.8.2 District Typologies 62 5.8.3 District Building Typology 68 PART II – PLAN 69 6.0 Heritage Conservation District Plan Overview 69 6.1 Objectives of Heritage Conservation District Plan 70 6.2 Statement of District Significance 70 6.2.1 Description of the District’s Location and Boundaries 71 6.2.2 Statement of Cultural Heritage Value 2.0 Table of Contents 4 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) pg sect title 73 6.2.3 Description of Heritage Attributes 74 7.0 District Boundaries 74 7.1 Boundaries 75 7.2 District Map 76 8.0 Conservation Policies and Guidelines 76 8.1 Overview 78 8.2 Areas Affected by the Guidelines 79 8.3 Building Maintenance – General Principles 80 8.4 Building Maintenance Guidelines 80 8.4.1 Masonry 84 8.4.2 Unglazed Architectural Terra Cotta 85 8.4.3 Foundations 86 8.4.4 Roofing 87 8.4.5 Terra Cotta Shingles 87 8.4.6 Windows 90 8.4.7 Doors 91 8.4.8 Porches 94 8.4.9 Basement Entrances 94 8.4.10 Woodwork, Decorative Elements 96 8.4.11 Paint 97 8.4.12 Gutters, Eavestroughs and Rain Water Leader 98 8.5 Landscape/Streetscape 98 8.5.1 Fences 98 8.5.2 Front Gardens 99 8.5.3 Boulevard 99 8.5.4 Trees 99 8.5.5 Parking 100 8.5.6 City of Toronto HCD Policy 14 100 8.5.7 Paving 2.0 Table of Contents 5 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) pg sect title 100 8.5.8 Lighting 100 8.5.9 Mechanical Services/Energy Retrofit 101 8.6 Demolition 102 8.7 Additions and Alterations 103 8.8 Infill Buildings 103 8.8.1 City of Toronto HCD Policy 13 104 8.9 Zoning in the District 104 8.10 Replacement Buildings 105 8.11 References 105 8.12 Conservation Manual and Briefs 106 9.0 District Attributes and Contributing Resources 106 9.1 Overview 106 9.2 Definitions – Contributing and Non-Contributing Properties 106 9.2.1 Contributing 106 9.2.2 Non-contributing 107 9.3 Heritage Inventory and Statements of Contribution 159 9.4 Recommended Part IV Designations 160 10.0 Implementation 160 10.1 Municipal Policy 161 10.2 When No Heritage Permit is Required 161 10.2.1 Delegation of Authority to City Staff 163 10.3 Heritage Permit Application Content 164 10.4 When City Council issues Heritage Permits 164 10.5 Appealing City Council’s Decision 164 10.6 Heritage Conservation District Advisory Committee 165 10.7 Property Standards 166 11.0 Community Research Team 167 12.0 Bibliography 2.0 Table of Contents 6 PART I – STUDY WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) 3.0 Objectives of the Heritage Conservation District (HCD) Study 3.1 Objectives of Part I, The Heritage Conservation District (HCD) Study The chief objectives of this HCD study are: • to examine the historical and architectural charac- ter and appearance of Madison Avenue from Bloor Street to Dupont Street and determine its Heritage Value, • to review the proposed HCD boundaries; and • to review the Official Plan and bylaws, including zoning bylaws, and make recommendations as to any changes that may be necessary to ensure protection of the Heritage Value and Attributes of Madison Avenue STUDY MAP 3.0 Objectives 8 WEST ANNEX PHASE 1 HERITAGE CONSERVATION DISTRICT (MADISON AVENUE) 4.0 Legislative Framework This document includes both the Study, Part I, and the District Plan, Part II of the West Annex Phase I Heritage Conservation District (Madison Avenue) from Bloor Street West to Dupont Street. It is undertaken within the following legislative framework. 4.1 City of Toronto 4.1.1 OFFICIAL PLAN HERITAGE POLICIES In 2013, heritage policies within the Official Plan were amended and replaced with Official Plan Amendment No. 199 (OPA 199). OPA 199, adopted by Toronto Council through by-law no.
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