woodland ave - h.i...homestead remained in the family until it was sold by cyril e. cotton in 1943,...

| 1440 Hurontario Street, Suite 200, Mississauga, ON L5G 3H4 | PH 905-271-9100 | FX 905-271-9109 |

Page | 2

Table of Contents

Section 1 | Introduction ................................................................................................... 3

Section 2 | Property Overview ......................................................................................... 5

Section 3 | Property Details ............................................................................................. 12

Section 4 | Building Details .............................................................................................. 15

Section 5 | Development Proposal .................................................................................. 24

Section 6 | Conclusion ...................................................................................................... 28

Section 7 | Bibliography ................................................................................................... 32


Page | 3

Section 1 | Introduction

Author:

David W. Small Designs Inc. is a custom home design firm that specializes in infill housing. (i.e.

redevelopment of properties in existing mature neighbourhoods. David Small was born to design houses

as he grew up watching and learning from his Father and Grandfather who were builders and

developers. Growing up with such a ‘heritage of housing’ David’s passion for the business was ignited

and this passion led him to where he is today.

Over the past decade, David W. Small Designs Inc. recognizes what heritage is and what it

means because as a firm we have done our research and have been involved in the design of over 80

new homes and renovations within cultural landscapes of the area. When designing these custom

homes, David takes into consideration the heritage and the cultural landscape in question. The success

of the firm is largely based on developing “neighbourhood sensitive” designs that respect the integrity

of the existing natural and currently constructed surroundings.

The firm has successfully prepared heritage impact statements for the City of Mississauga for

properties listed in numerous cultural landscapes for the last 4 years. Through the preparation of over

20 “H.I.S” documents David W. Small Designs has acquired a clear understanding of cultural within the

City of Mississauga.

David W. Small Designs Inc has successfully completed “H.I.S” documents for the following

properties located in Mississauga:

1. 250 Pinetree Way – March 2013

2. 1296 Woodland Avenue – March 2013

3. 29 Cotton Drive – March 2013

4. 1373 Glenwood Drive – August 2012

5. 1394 Victor Avenue – May 2012

6. 1570 Stavebank Road – May 2012

7. 2494 Mississauga Road ‐ April 2012

8. 162 Indian Valley Trail – March 2012


Page | 4

9. 500 Comanche Road – March 2012

10. 277 Pinetree Way – January 2012

11. 1362 Stavebank Road – August 2011

12. 1448 Stavebank Road – July 2011

13. 1359 Milton Avenue – July 2011

14. 1380 Milton Avenue – April 2010

15. 1248 Vesta Drive – March 2010

16. 64 Veronica Drive – February 2010

17. 125 Veronica Drive – January 2010

18. 224 Donnelly Drive – October 2009

19. 1570 Stavebank Road – October 2009

20. 1379 Wendigo Trail – September 2008

21. 142 Inglewood Drive – September 2008

22. 1524 Douglas Drive – September 2008

23. 1443 Aldo Drive – July 2008

24. 1397 Birchwood Height Drive – July 2008

25. 1285 Stavebank Road – May 2008

Relevance of Heritage Impact Statement:

The subject property is located in the Mineola West neighbourhood otherwise known as the

‘Mineola West cultural landscape’. As such, it is listed on the City of Mississauga`s heritage register but it

is not designated.

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Page | 5

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| PH 905-271

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Page | 6

| PH 905-2711-9100 | FFX 905-271-91109 |

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Page | 7

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

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Cultural Land

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dscape:

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Page | 8

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| PH 905-271

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| 1440 Hu

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Mississauga, ON

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Page | 9

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| PH 905-271

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Page | 10

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| PH 905-271

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FX 905-271-91

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Page | 11

Historical Associations

The following is a brief history of the Port Credit area through a chronological overview

of the people and events that shaped Mineola West neighbourhood.

In 1837 Robert Cotton emigrated from Ireland where he became a well known farmer

and merchant in Toronto. Robert Cotton purchased land and had a house built in 1856, of

which remnants of this log cabin still exist. The Cotton Homestead is located on 1234 Old River

Road part of range 1 of the C.I.R. Robert Cotton passed away in 1885 and before that time he

had transferred the Cotton Homestead to James W. Cotton. Robert and James Cotton were

brothers and to most are considered to be the “Fathers” of Port Credit. James Cotton worked

along side Robert as a postmaster, storemaster and was the owner of a Wharf. The Cotton

Homestead remained in the family until it was sold by Cyril E. Cotton in 1943, and now the

Cotton Homestead is designated under Part IV of the Ontario Heritage Act in June 1984.


Page | 12

Section 3 | Property Details

Municipal Address | 1293 Woodland Avenue

Legal description | PLAN 355 LOT 2

Municipal Ward | 1

Zoning | R2‐5 (0225‐2007)

Lot Frontage | 30.48 m

Lot Depth | 45.72 m

Lot Area | 1393.85 m² (0.139 ha)

Orientation | Front facing South ‐ West

Type | Existing 1 Storey Dwelling

Vegetation | Several mature trees located throughout site

Access | Existing liner asphalt driveway

Current Property Owner | 1058849 Ontario Ltd. (416‐460‐4465)

Parcel Register:

Information gathered from the Ontario Land Registry office for the Region of Peel indicates the

chain of ownership from August 13, 1856 to current. The information provided has been acquired

through use of microfilm archives along with current Land Title search. The following ownership

transfers have taken place since the earliest records of the property on title.

1. The Crown – Granted to Robert Cotton for Lot 2 Range 1 (Aug.13/1856)

2. Frederick W. Jarvis transferred to Bank of Upper Canada (Nov.17/1865)

(The above information is taken from the Toronto township book A)

3. Bank of Upper Canada transferred to James W. Cotton (Dec.5/1867)

4. James W. Cotton’ will (The Toronto General Trusts Corp.) transferred to Cyril E. Cotton (Mar.16/1905)

(The above information is taken from the Toronto township book B)

5. Cyril E. Cotton transferred to Mary C. Cotton (Feb.28/1950)

6. Mary C. Cotton transferred to Kermit C. Allard & Maude S. Allard (May.27/1950)

7. Kermit C. Allard & Maude S. Allard transferred to Robert E. Ashford & Evelyn M. Ashford (Jan.18/1956)

Through research of Kermit C. Allard’s indenture it indicated that he was an Advertising Agent, it is unknown for what advertising

company he was empolyed by.

8. Robert E. Ashford & Evelyn M. Ashford transferred to Michael W. Bremner (Sept.8/1965)

Through research of Robert E. Ashford’s indenture there was no inforamtion indicated of what his occupation may have been.


Page | 13

9. Michael W. Bremner transferred to Anne Bremner (Sept.28/1971)

Through research of Micheal W. Bremner’s indenture indicated that he was 21 years old when he made this transfer, and he was also

from British Columbia.

10. Anne Bremner transferred to Nancy A. Birchall (Apr.30/1973)

Through research of Nancy A. Birchall’s indenture there was no information indcated on what her occupation might have been.

11. Nancy A. Birchall transferred to James K. Young (Apr.1.1977)

(The above information is taken from the Toronto township book D)

12. James K. Young transferred to Anne L. Young & Douglas L. Young (Feb.06/1985)

13. Anne L. Young & Douglas L. Young transferred to 1058849 Ontario Ltd. (Aug.1/2012)

James K. Young purchased 1293 Woodland Avenue from Nancy A. Burchall in 1977 and with his wife James lived in their home for 8

years. James K. Young was in the Air Force, so him and his wife traveled and lived many places. In 1985 James K. Young transferred his

propert y to his son Douglas L. Young and his wife Anne L. Young who have lived there for 27 years. Douglas use to work for a company

called Briggs & Steaton that speacilzed in lawn mower engines and small engines, and Anne was a speacial education teacher for the

Peel District School Board . The house that Douglas and Anne lived in was built in 1950 and also was a prefabricated house, they know

this information from Douglas’s father James K. Young.

(This information was aquired from Anne L. Young)

| 1440 Hu

Subject P

urontario Stree

Property Top

et, Suite 200, M

pographical

Mississauga, ON

P

Survey:

N L5G 3H4 |

Page | 14

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

Section

Exterior

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4 | Buildin

Photos

Fro

Re

et, Suite 200, M

ng Details

ont Elevation

ear Elevation

Mississauga, ON

P

n

n

N L5G 3H4 |

Page | 15

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

urontario Stree

Righ

Left‐

et, Suite 200, M

ht‐Side Eleva

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Mississauga, ON

P

ation

ion

N L5G 3H4 |

Page | 16

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

Existing Floo

urontario Stree

or Plans (not

et, Suite 200, M

t to scale)

Mississauga, ON

P

N L5G 3H4 |

Page | 17

| PH 905-2711-9100 | F

FX 905-271-91109 |

| 1440 Hu

Interior Pho

4

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oto referenc

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ce Plan (not t

5

Mississauga, ON

P

to scale)

1

2

N L5G 3H4 |

Page | 18

| PH 905-271

3

6

1-9100 | F

6

FX 905-271-91109 |

| 1440 Hu

Interior P

urontario Stree

Photos

Inter

Inter

et, Suite 200, M

rior Photo 2 –

rior Photo 1

Mississauga, ON

P

– Living Roo

‐ Entrance

N L5G 3H4 |

Page | 19

om

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

urontario Stree

Interi

Inte

et, Suite 200, M

or Photo 3 –

erior Photo 4

Mississauga, ON

P

– Dining Roo

4 – Bedroom

N L5G 3H4 |

Page | 20

om

m

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

urontario Stree

Interio

Inter

et, Suite 200, M

or Photo 5 –

ior Photo 6 –

Mississauga, ON

P

Kitchen

– Family Roo

N L5G 3H4 |

Page | 21

om

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

House De

Construct

Size

Building T

Wall Cons

Exterior C

Roofing M

Setbacks

Alteration

Th

of Mississ

not go ba

App Number

App Date

HC 79

386875

1979-04-09

HC 79

386876

1979-04-09

urontario Stree

escription:

tion Date |

|

Type |

struction |

Cladding |

Material |

|

|

|

|

ns to the Orig

he original ho

sauga permitt

ck far enough

e

Address

Descripti

9

1293 WOO

QUEENSW

BLDG

9

1293 WOO

QUEENSW

PLUM

et, Suite 200, M

Circa 195

Approxim

1 Storey

Wood Fr

Stone, W

Asphalt

Front Ya

Right Sid

Left Side

Rear Yar

ginal House

ome, built circ

ting records t

h. However co

ion

ODLAND AVE

WAY DRN. - CO

ODLAND AVE

WAY DRN. - CO

Mississauga, ON

P

50

mately 2100 s

y dwelling

rame and Con

Wood Siding a

Shingles

rd – 9.0 m

de – 6.47 m

e – 2.41 m

rd – 24.28 m

ca 1950, is a 1

he files do no

onfirmation w

ONVERSION CO

ONVERSION CO

N L5G 3H4 |

Page | 22

sf including a

ncrete Block

and Brick

1 Storey dwe

ot show firm e

was provided

Scop

TypeDescri

ODE -

ODE -

| PH 905-271

ttach Garage

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H

P

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ve made refer

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Issue Date

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ISTORY COMM

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FX 905-271-91

rence to the C

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109 |

City

ey do

ung.


Page | 23

Analysis of Existing Structure

The existing home is representative of circa 1950 vernacular 1 Storey dwelling. The home does

not display any outstanding degree of craftsmanship, technical achievement and has only moderate

artistic merit.

The existing home is not known to represent significance related to theme, event, belief,

person, activity, organization or institution in the community. It is not known to possess any

characteristics that contribute to an enhanced understanding of the community or local culture. It is

also not known to represent the work of any architect, artist, builder, designer or theorist in the

community. The property has only modest contextual value as far as its support of the character of the

area. There is no link to its physical, functional, visual or historic surroundings.

The existing home plays a moderately significant role in its support of the character of the area

as its massing and scale are similar to the adjacent homes on Woodland Avenue.

| 1440 Hu

Section

Site Deve

urontario Stree

5 | Develo

elopment Pl

et, Suite 200, M

opment Pr

lan

Mississauga, ON

P

roposal

N L5G 3H4 |

Page | 24

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

Proposed

urontario Stree

d Ground Flo

et, Suite 200, M

oor Plan:

Mississauga, ON

P

N L5G 3H4 |

Page | 25

| PH 905-2711-9100 | FFX 905-271-91109 |

| 1440 Hu

Proposed

urontario Stree

d Second Flo

et, Suite 200, M

oor Plan

Mississauga, ON

P

N L5G 3H4 |

Page | 26

| PH 905-2711-9100 | FFX 905-271-91109 |

Proposed

d Elevationss:

| 1440 Hurontario Streeet, Suite 200, Mississauga,

ON L5G 3H4

Page | 27

| PH 905-2771-9100 | FX 905-271-99109 |

| 1440 Hu

Section

Th

Avenue h

character

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represent

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successfu

Th

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View of wher

urontario Stree

6 | Conclu

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hroughout th

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n on the stre

e property.

s is being maintain

Mississauga, ON

P

3 Woodland

milar massing

Woodland Ave

e neighborho

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neighbors the

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etscape sketc

ned

N L5G 3H4 |

Page | 28

enue

ood.

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t can

gs.

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The m

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Woodland A

| PH 905-271

rty adjacent to 129

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owever it ma

Avenue.

1-9100 | F

93 Woodland Aven

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FX 905-271-91

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with the exclu

posed house

onfigured

ame access to

109 |

ature

been

usion

o

| 1440 Hu

T

consisten

P

Ph

urontario Stree

The proposed

t with all plan

Photo 1 – View

oto 3 – View fr

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Photo Re

home respec

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4

Mississauga, ON

P

eference Plan

cts the Mineo

opment effor

ooking North

king South

1

2

3

N L5G 3H4 |

Page | 29

ola West Cult

rts throughou

Photo

Photo

| PH 905-271

ural Landscap

ut the area.

o 2 – View from

o 4 – View from

1-9100 | F

pe’s characte

m street lookin

m street lookin

FX 905-271-91

eristics and is

ng East

ng West

109 |


Page | 30

Summary Statement and Conservation Recommendations:

The existing 1 storey dwelling located at 1293 Woodland Avenue has not been designated under

the Ontario Heritage Act; however, the property has been listed on the register under the Mineola West

Cultural landscape. As such the significance of the existing dwelling does not merit conservation

measures. The impact of the proposed development has been taken into consideration when designing

both the proposed home and the natural preservation of streetscape presence. The proposed dwelling

has been designed to respect the front yard setbacks and adjacent properties. The proposed dwelling

has been designed in such a manner that the frontage represents a 2‐storey dwelling with mixed

massing and scale which helps lower the impact on adjacent properties. The proposal does not

contravene the intentions of the Mineola West Cultural Landscape listing. For the aforementioned

reasons we are certain that conservation or alternative development measures are not appropriate for

the subject property.


Page | 31

Mandatory Recommendation:

As per criteria set out in Regulation 9/06 of the Ontario Heritage Act the following reasons are

why the subject property is not worthy of heritage designation and does not meet such criteria stated in

Regulation 9/06.

1. Does the property meet the criteria for heritage designation under the Ontario Regulation 9/06, Ontario Heritage Act?

The property itself has been listed on the heritage register under the Mineola West

Cultural Landscape; however the existing dwelling has not been designated. The existing

house does not meet criteria set out in Regulation 9/06, Ontario Heritage Act.

2. If the subject property does not meet the criteria for heritage designation then it must be clearly

stated why it does not.

The existing home is not known to represent significance related to theme, event, belief,

person, activity, organization or institution in the community. It is not known to possess

any characteristics that contribute to an enhanced understanding of the community or

local culture. It is also not known to represent the work of any architect, artist, builder,

designer or theorist in the community. The property has only modest contextual value

as far as its support of the character of the area. There is no link to its physical,

functional, visual or historic surroundings.

3. Regardless of the failure to meet criteria for heritage designation, does the property warrant

conservation as per the definition in the Provincial Policy Statement?

The property has been listed on the register and does warrant conservation as per the

Mineola West Cultural landscape. The proposed development proposes conservation

methods of the cultural landscape of the property as a whole. As stated above the

existing dwelling does not warrant conservation as per Ontario Regulation 9/06, Ontario

Heritage Act or the Provincial Policy Statement.


Page | 32

Section 7 | Bibliography

Dieterman, Frank A. Mississauga The first 10,000 Years. The Mississauga Heritage Foundation Inc., 2002 City of Mississauga Cultural Landscape Inventory L‐RES‐6 Community Services Department January 2005 City of Mississauga Services Online – eMaps http://www6.mississauga.ca/eMaps/(lafipz55wrpwqa55adxyff55)/default.aspx

Wilkinson, Matthew. Historian. Heritage Mississauga, 2013

Young, Anne L. Resident. Mississauga, 2013

woodland ave - h.i...homestead remained in the family until it was sold by cyril e. cotton in 1943,...

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