HomeMy WebLinkAboutDSD-18-106 - HPA-2018-V-028, 029 - 1094 Doon Village RoadREPORT TO:Heritage Kitchener
DATE OF MEETING: September 4, 2018
SUBMITTED BY:Brandon Sloan,Manager of Long Range & Policy Planning
519-741-2200 ext. 7648
PREPARED BY:Leon Bensason, Coordinator, Cultural Heritage Planning,
519-741-2200 ext. 7306
WARD(S) INVOLVED: 4
DATE OF REPORT:August 20, 2018
REPORT NO.: DSD-18-106
SUBJECT:Heritage Permit Application HPA-2018-V-028
Heritage Permit Application HPA-2018-V-029
1094 Doon Village Road
Demolition& New Building Construction
RECOMMENDATIONS:
1.That pursuant to Section 42 of the OntarioHeritage Act, Heritage Permit Application
HPA-2018-V-028be approvedto permit the demolition of the existing single detached
dwellingand accessory structures located on the property municipally addressed as
1094 Doon Village Road, in accordance with thesupporting information submitted with
the applicationand subject to the following condition:
That the owner provide heritage planning staff the opportunity to enter the property to
photograph and document the existing buildings before the issuance of a demolition
permit.
2.That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2018-V-029be approvedto permit the construction of a new single detached
dwelling on the property municipally addressed as 1094 Doon Village Road, in
accordance with the supporting information submitted with the application and subject
to the following conditions:
That a landscape plan and building site planbe reviewed and heritage clearance be
provided by heritage planning staff prior to issuance ofthe Heritage Permit; and
That the final Building Permit drawingsbereviewed and heritage clearance be provided
by heritage planning staff prior to issuance of a Building Permit.
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Location Map: 1094 Doon Village Road
BACKGROUND:
The DevelopmentServices Department is in receipt of Heritage Permit ApplicationsHPA-2018-
V-028and HPA-2018-V-029(attached as Appendix ‘A’) which are seeking permission to demolish
the existing single detached dwellingand accessory structures and build a new single detached
dwelling respectively, onthe property municipally addressed as 1094 Doon Village Road.In
accordance with the Ontario Heritage Act, a property owner must receive the consent of Council
before demolishing or building any building or structure on a designated property.
The subject property is for sale. The property owner has previously accepted offers conditional
on the prospective purchaser receiving heritage approval to demolish the existing single detached
dwelling and build a new single detached dwelling on the property. Permit applications for
demolition and new construction were previously made in 2014 and again in 2015. In 2014, the
applications did not receive support at Heritage Kitchener and were withdrawn before a final
decision could be made by City Council. Following the withdrawal of the application and upon the
direction of Council, heritage staff created an information package to help guide subsequent
applications for major new construction within the Upper Doon Heritage Conservation District (see
Appendix ‘B’). In addition, a new protocol was put in place resultingin the establishment of a sub-
committee to review proposals for major new construction in advance of consideration at Heritage
Kitchener. The current make-up of the sub-committee includes the Ward Councillor; the member
of Heritage Kitchener representing the Upper Doon Heritage Conservation District as appointed
by Council; and one other member of Heritage Kitchener who lives within theUpper Doon
Heritage Conservation District. In 2015, new applications for demolition and construction were
received and followed the new protocol. The applicationswere not supported at Heritage
Kitchener and were refused by Council.
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REPORT:
The subject property is located on the north side of Doon Village Road between Tilt Drive and Oregon
Drive within the Upper Doon Heritage Conservation District, and is designated under Part V of the
Ontario Heritage Act. The property has a lot size of .75 ha (1.86 acres) with a frontage width of
49.1 m (161.1 ft).It is one of the larger properties within the heritage district. The Upper Doon
Heritage Conservation District Plan identifies 18 historic or Group ‘A’ properties within the heritage
district boundary and contains policies to conserve and enhance such properties. The subject
property at 1094 Doon Village Road is notidentified as an historic Group ‘A’ property and is therefore
considered to be a Non-Historic Group “B” building.
HPA-2018-V-028 (Proposed Demolition)
The applicant is proposing to demolish the existing single detached dwellingand accessory
structures located on the property. The single detached dwelling is believed to have been builtcirca
1872 but has undergone a number of significant alterations. The original footprint of the single
detached dwelling features a two storey building with several additions.The additions are located on
the front, side and rear and range in height from one storey to one-and-a-half storeys. The dwelling
and additions are clad with a combination of white aluminium siding, white brick and wood board and
batten. The accessory structures are of more recent construction and include most prominently a
large detached garage/shed built in 1984 with metal siding and gable roof.The existing structures
are significantly setback from Doon Village Road and the property features evidence of activity
related to the operation of a landscaping home business, in contrast to the neighbouring properties.
View of subject property fromDoon Village Roadshowing garage/shed structure
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Aerial image showing condition of subject property
in contrast with neighbouring residential properties
Existing single detached dwelling
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The applicant provides the following information to support the request for demolition:
the current structures proposed to be demolished hold no heritage value or significance, and
lack the characteristics that are more common to those buildings considered to be historic;
elements added to the single detached dwelling such as the deck are unsafe;
the single detached dwelling contains mould;
the buildings on the property are constructed of unflattering exterior materials and do not sit
properly on the property;
the existing buildings detract from the overall streetscape composition; and,
a new single detached dwelling will provide the opportunity to design a building that better
reflects the policies of the Upper Doon Heritage Conservation District Plan;
TheUpper Doon Heritage Heritage Conservation District Plan contains policies with regard to the
demolition of non-historic buildings as follows:
“Where there are few or no complementary architectural or historical features there will
notbe a presumption against demolition or building face lift. Where the building detracts
from the overall streetscape composition additional building will be encouraged to reflect
better the tone of the historic district.”
In reviewing the merits of the applicationfor demolition, City staff note the following:
the subject property is not identified as an historic Group ‘A’ building;
the existing single detached dwelling has been subject to considerable alterations and does
not contain features that are complementary or characteristic of the heritage district;
the existing buildings on the property do not contribute positively to the historic streetscape;
there is not a presumption against demolition in the Upper Doon Heritage Conservation
District Plan for non-historic buildings which feature few or no complementary architectural
or historic features;
the buildings in view from Doon Village Road detract from the overall streetscape
composition;
the applicant has submitted a Heritage Permit application to constructa new single detached
dwelling which addresses the policies in the Upper Doon Heritage Conservation District Plan
for New Buildings, and provides opportunity to introduce features more complementary to
the heritage district.
HPA-2018-V-029 (Proposed New Single Detached Dwelling)
The Upper Doon Heritage Conservation District Plan contains 8 policies that must be considered
when new buildings areproposed. The 8 policies address the proposed height, form, roof, windows,
colours, materials, siting, and setback of new buildings, as follows:
heightof new buildings shall be similar to the height of the historic building stock;
form of new buildings shall complement the form of the historic vernacular building stock and
be varied with consideration given to one and a half and two storey heights, medium to
steeply pitched roofs, dormer windows and rear additions and add-ons;
roof pattern shall complement the roof patterns of the historic building stock with an emphasis
on medium to steep pitches with dormer windows;
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windows shall complement the historic building stock with an emphasis on vertical sash and
casement windows;
colours shall be of quiet, subtle, natural shades;
materials appropriate and typical of the district shall be used with an emphasis on natural
fabric such as brick, stone and wood as opposed to metals and plastics;
siting shall be in harmony with the physiography of the sitewith a preference for natural
position rather than a standard subdivision approach; and
variedsetbacks areencouraged to maintain the natural and organic form of the village.
The applicant’s building designer has advised that they have consulted the policies of the Upper
Doon HCD Plan and the information package that was prepared by heritage staff in 2015 to help
guide proposals for new building in the Upper Doon HCD.
Thesubject proposal for new construction features a new single detached dwelling with attached
garage. From the front, the dwelling would appear as a one-and-one-half storeybuilding and
would be 30 feet 11 inches in heightto top of roof. The main roof is of medium pitchand features
multiple dormers. Construction would be primarily red brick (Rustic Hall) with limited stucco in
small gablesand dormers only. The front elevation features a full width porch design with pillars.
The attached garage (two bays in the front and two bays accessed from the rear) is set back and
slightly lower in height than the main portion of the house. Windows would feature divisions and
shutters. Roof shingle and accent colors would be black. More complete elevations and materials
specifications are included in the application attached as Appendix ‘A’.
Proposed Single Detached Dwelling (Front Elevation)
The new dwelling would be setback a minimum of 34 metres (112 feet) from Doon Village Road,
which is approximately the midpoint of the adjacent single detached dwelling at 1084 Doon Village
Road. The interior living space would be in the range of 4400 sq. ft.. The dwelling would be
accessed via a driveway situated in the same location as the existing central driveway. Another
driveway at the westerly limit of the property is proposed to be removed. .The current vegetation
at the front of the property would partially obstruct the view of the proposed building. The applicant
plans to retain theseplantings and has made provision for planting additional vegetation on the
property to add to more privacy.
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Aerial image showing proposed building footprint and new driveway alignment
Rendering of proposed new dwelling
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Previous Proposalsand ConcernsExpressed
As referenced in Background, previous applications for demolition and new construction were
submittedfor the subject property in 2014 and 2015 respectively.
Proposal made in 2014
Proposal madein 2015
Main concerns expressed at Heritage Kitchener with these previous proposals cited building
height,2 storey design, incompatible style, square footage, and use of stone rather than brick.
While the current proposal is slightly lower in height and only slightly less in square footagethan
earlier proposals,heritage staff are of the opinion that the new proposed design (including 1-½
storey design, more modest style, full width porch, use of brick, and building setback) should
address some of the concerns expressed with previous proposals.
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In reviewing the merits of the applicationof new construction,Heritage Planning staff note the
following:
the proposal features aone-and-a half storey building design set well back from the road;
while the square footageof the building is at the high end of houses within the heritage
district,the proposed size of the house could be considered reasonable relative to the very
large lot size, the modest design as viewed from the street, and the significant setback,
further, the District Plan and zoning on the property do not contain policies that specifically
regulatesquare footage;
the height of the dwelling at 30’ 11”, though slightly higher than two nearbybuildings at
Nos. 1087 and 1121 (28 ft.) is still withinthe range of a number of existing buildings in the
District; as well, the roof pitch and increased setback of the dwelling will assist to visually
reduce the perception of building heightcompared to the adjacent buildings;
the buildingdesign including modest style, use of rustic brick, pitch of roof, inclusion of a front
porch, vertical windows and choice of colours, are consistent with the policies for New
Building in the Upper Doon HCD Plan,and generally inkeeping with the examples of
appropriate design included in the 2015 information package prepared by staff.
In accordance with the Heritage Permit Application form, the approval of an application under the
Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of
Kitchener or legislation, including, but not limited to, the requirements of the Ontario Building Code
and the City’s Zoning By-law.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the city’s strategic vision through the
delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM – This report will be posted to the City’s website with the agenda in advance of the Heritage
Kitchener committee meeting.
CONSULT – Heritage Kitchener will be consulted regarding the subject Heritage Permit application.
In addition, before bringing this matter to Heritage Kitchener, heritage staff consulted with the sub-
committee established to consider significant applications made for property located within the Upper
Doon Heritage ConservationDistrict.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDICES:
Appendix A:HPA-2018-V-028& HPA-2018-V-029
Appendix B:Upper Doon HCD Information Package
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W.139
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W.13:
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SCHEDULE A: NATURE OF APPLICATION - NEW CONSTRUCTION.
1.WRITTEN DESCRIPTION
This is a proposal to replace a historically irrelevant structure with a residential home incorporating materials and
accents that will contribute to the existing heritage district.
The front of the home will be combining historical elements that can be found among the heritage homes in the area.
Features such as a large front porch complete with pillars and a solid oak door complement the classic exterior shutters
and carriage house style garage doors.
The materials we are proposing to use are with the neighbourhood in mind. The rustic style of red brick and taupe
accents will pair well with the surrounding homes. See descriptions and examples attached in Exhibit A and B.
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EXHIBIT A: EXTERIOR MATERIALS TO BE USED
A: BRICK - RUSTIC VILLAGE - PINE HALL
B: FRONT DOOR SOLID WHITE OAK
C: WINDOWS ESSPRESSO WITH GEORGIAN GRILLS
D: GARAGE DOOR TAUPE/SANDSTONE CARRIAGE HOUSE STYLE
E: ROOF ASPHALT SHINGLES CHARCOAL
F: ALUMINUM SOFFIT FASCIA EAVESTROUGH GENTEK IRON ORE
G: EXTERIOR SHUTTERS MATCH GENTEK IRON ORE
H: STUCCO GABLES & PILLARS MATCH TAUPE/SANDSTONE COLOUR OF GARAGE DOOR
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EXHIBIT B: EXAMPLES OF SIMILAR MATERIALS AND COLOURS USED IN THE NEIGHBOURHOOD
Red brick with taupe accents and large front porches
Stucco pillars & exterior shutters
Nearby homes with complementing colours
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CONTINUED SCHEDULE A: NATURE OF APPLICATION -NEW CONSTRUCTION.
2.WHY IT IS NECESSARY TO UNDERTAKE THE PROPOSED WORK.
The current structures on the property hold no heritage value or significance relative to the nearby homes or the area. It
does not have any historically relevant colours, no signature archways or shutters; there is also a lack of classic
chimneys, pillars or front porch areas. In addition to its lack of cultural importance, it is as an unsafe and unseemly
property compared to those around it and sits poorly on the lot, incredibly close to the property line.
Starting at the front of the lot, the hydro wires are carelessly ran through multiple trees to the center of the home with
wires running to multiple locations freely. In the front yard, the old pond area is overgrown and therefore unsafe. The
home itself contains mould as a result of it being poorly maintained. The ground erosion displays the grading of the lot is
not sustainable for the current home that is on it, along with the deteriorating shed and fences. It is likely the attached
deck would be deemed unsafe, as it is missing railing adjacent to quite a significant drop. Overall, a property with an
abundance of potential not only holds unsafe and historically irrelevant structures it is also overgrown with weeds and
where upkeep has clearly been neglected. Please see Exhibit C for examples.
EXHIBIT C: EXAMPLES OF CURRENT STATE OF PROPERTY
Overgrown weeds and unsafe deck Aesthetically unpleasing items on the property
No historical references in colour or design
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CONTINUED EXHIBIT C: EXAMPLES OF CURRENT STATE OF PROPERTY in SCHEDULE A: NATURE OF APPLICATION - NEW
CONSTRUCTION.
Deteriorating structures
Completely overgrown
Improperly maintained structures
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CONTINUED SCHEDULE A: NATURE OF APPLICATION -NEW CONSTRUCTION.
3.HOW PROPOSAL IS CONSISTENT WITH THEPART IV INDIVIDUAL DESIGNATING BY-LAW OR THE PART V
HERITAGE CONSERVATION DISTRICT PLAN.
This proposal is consistent with Part V of the Village of Upper Doon Heritage Conservation District Plan as it takes the
It is known that it is important to the plan to conserve
the visible history, maintain low density residential, retain open space, encourage gardening and uphold treescape, limit
non-residential use and enhance the local sense of a small village and community.
The structure that currently sits on the property is one of the noted poorly designed homes. It is made of unflattering
exterior materials, has uncared for landscaping and does not sit on the property properly. This building detracts from the
overall streetscape composition. In the proposed, we plan to remove the house, along with all existing non-residential
structures, further helping the property to abide by the heritage objectives.
This proposed building will reflect better on the tone of the historic district. The proposal includes a complete clean up
to the property, which that alone will better complement the small village aesthetics. Next, a new build will be placed to
abide by the varied set backs of the area and will be landscaped to encourage gardening with the local shrubs, grasses
and wildflowers in mind, while maintaining the large historical trees. This will create a safer environment not only for
the residents of the Village, but also the native animals such as the chickadee, cardinal, deer and butterflies. The new
building will be a single-family residential, one and a half storey home with the majority of the second floor living area
focused at the rear to maintain the minimalist look of the neighbourhood. Features include a medium to steeply pitched
roof, vertical slash and casement windows, brick and stucco will be used (opposed to the metal and plastic that is
currently there). The future colours are quiet, natural shades as seen in Exhibit A that complement to surrounding
homes found in Exhibit B. The appearance will conserve the rural and historical character while retaining the feel of
open space and sole residential use the Village prefers.
By referring to colours and designs of the surrounding homes, the home is designed with a porch complementing 1174
Doon Village, windows suiting 1170 Doon Village, columns similar to 1121 Doon Village and a set back garage such as
1175 Doon Village. By cleaning up the existing property and putting a thoughtfully designed home on it, we hope to
strengthen the historic importance and beauty of the Village.
4.
CONSERVATION OF HISTORIC PLACES IN CANADA.
The heritage value of this property lies only with the area it is in and the property it is on. The home and other structures
on the property are deteriorating, do not hold any historical value and could be deemed as unsafe. epair and
The lot will be preserved and consciously cleaned for an
overall more aesthetically pleasing area and in turn creating a safer environment for the community in general. The new
home will be placed back on the property to please the overall aesthetics of the street, as well as re-establish the natural
grade of the property. Refer to Exhibit D.
The new construction will maintain the integrity of the historic area. Features to be included in this home will be
elements found within that same neighbourhood. From the earthy colours chosen to the architectural details, this home
will add value to the historical street without standing out for the wrong reasons. Accents such as exterior shutters,
archways and front porch pillars are all examples of features already in the neighbourhood. Refer to Exhibit A and E.
The proposed will be maintained while representing it as cohesive with the heritage district. The new home will be
giving the lot a sustainable use upgraded to current codes. The current state of the property takes away from the
historic area, it is missing key features that surrounding homes display. The new home will be recreating these missing
features through the colours chosen and architectural details such as; a large front porch complete with pillars and
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exterior shutters and a solid oak door, comparable window styles to the surrounding homes, strategically placed gables
as well as a set back garage. In the end, it will be a better use of space, as the current house sits on the property line,
and it will be both physically and visually compatible with the heritage district. Refer to Exhibit B and C.
EXHIBIT D: AERIAL VIEW OF CURRENT STATE OF PROPERTY, WITH PROPOSED SET BACK OF NEW BUILD
EXHIBIT E: STRUCTURAL FEATURES OF HOME DESIGNED TO COMPLEMENT THE VILLAGE
FRONT
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CONTINUED EXHIBIT E: STRUCTURAL FEATURES OF HOME DESIGNED TO COMPLEMENT THE VILLAGE in
SCHEDULE A: NATURE OF APPLICATION - NEW CONSTRUCTION.
LEFT
RIGHT
REAR
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The following information is provided for information purposes only.
Please review the relevant permits, by-laws, plans and policies in their entirety and
contact relevant City staff or agency staff with questions.
Information Package - 1094 Doon Village Road & 1112 Doon Village Road
Building Permit
A building permit may be required for exterior alterations.
A building permit is required for demolition and new construction.
http://www.kitchener.ca/en/livinginkitchener/BuildingPermits.asp
Contact:
o Christine Wagner, Municipal Building Official, 519-741-2200 ext. 7813
o Derek Taylor, Municipal Building Official, 519-741-2200 ext. 7841
Grand River Conservation Authority
A GRCA permit may be required.
http://www.grandriver.ca/index/document.cfm?Sec=17&Sub1=0&sub2=0
Contact:
o Kaitlyn Smith, Resource Planner Central, 519-621-2763ext. 2292
Tree Conservation By-law
A tree conservation permit is required for all properties 0.405 hectares (1.0 acre) or
greater.
http://www.kitchener.ca/en/livinginkitchener/TreeConservation.asp
Contact:
o Carrie Musselman, Senior Environmental Planner, 519-741-2200 ext. 7068
o Barbara Steiner, Senior Environmental Planner, 519-741-2200 ext. 7293
Upper Doon Heritage Conservation District Plan
A heritage permit is required for exterior alterations, demolition and new construction.
http://www.kitchener.ca/en/businessinkitchener/HeritagePermit.asp
Contact:
o Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839
o Leon Bensason, Coordinator, Cultural Heritage Planning, 519-741-2200 ext.
7306
Zoning By-law
Regulates a variety of things such as land use, height and location of structures, lot size,
density, parking, etc.
Residential Two Zone (R-2)
Special Use Provision 187 (187U)
Existing Use Zone (E-1)
Other application sections may include, but are not limited to, definitions, general
regulations and off-street parking
http://app.kitchener.ca/zonebylaw/es_zonemain.aspx
Contact:
o Andrew Pinnell, Planner, 519-741-2200 ext. 7668
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Neighbourhood Comments
Strong preference for existing historic and non-historic buildings to be retained and
rehabilitated (rather than demolished)
o Sympathetic additions may be accommodated subject to comments noted below
regarding scale, architecture, material, location and size of garage, and driveway
and landscaping
Concern that new buildings will be out of character in terms of:
o scale
suggest that new buildings respect the scale/mass/proportion/height/width
of existing buildings located directly adjacent to the property, across the
street from the property and within close proximity to the property
suggest simple rectangular or square building plans with gable or hip
roofs; additional square footage should be accommodated in simple
building plans off the back of the main building; new buildings may
visually appear as a main building with additions (even though everything
is built at the same time) see example building plan with main building
and addition below
Addition
Main Building
o architecture
suggest that new buildings respect the Vernacular Architectural style of
existing buildings located directly adjacent to the property, across the
street from the property and within close proximity to the property
suggest plain, simple, and unadorned style and design
o material
suggest that new buildings respect the main building materials found on
existing buildings located directly adjacent to the property, across the
street from the property and within close proximity to the property
suggest the use of brick for the main building material
o location and size of garage
suggest that a detached garage be constructed in the rear side or rear
yard with emphasis on massing and style/design that are compatible to
the new building, existing buildings
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suggest that new buildings be designed to emphasize the presence and
massing of the habitable portions of house, the front porch and the
entrance while deemphasizing the visual presence of the attached garage
suggest that the massing of an attached garage be architecturally
integrated into the massing of the house and be compatible with existing
buildings located directly adjacent to the property, across the street from
the property and within close proximity to the property
suggest that the attached garage not project closer to the street line than
the front porch with preference for a setback behind the front face of the
habitable portion of the building
suggest that a double car garage (whether detached or attached) be
designed with two separate garage door panels
suggest that a triple (or more) garage be avoided
o driveway and landscaping (soft and hard)
suggest retention of existing driveway connections
suggest minimizing paved areas
suggest retaining all healthy mature trees in the front yard, particularly
those trees along the frontage of Doon Village Road
suggest incorporating new trees, gardens and other landscape features
Note that residential garden design should enhance the prevailing
naturalness of the village. This naturalness is maintained by
gentle informal groundings of indigenous plant materials. The use
of highly ornamental foundation plantings and suburban neatness
should be avoided. (excerpt from Upper Doon Heritage
Conservation District Plan)
o Grading
Suggest careful consideration be given to the design and placement of
any new buildings in order to avoid or minimize the need for fill, which
would raise the elevation of the house compared to the surrounding
neighbourhood
o Examples of Appropriate Historic and Non-Historic Buildings in Upper Doon
Recent New Construction Non-Historic Buildings
1175 Doon Village Road
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1209 Doon Village Road
Bungalows Non-Historic Buildings
1150 Doon Village Road (also example of house that has been retained
and rehabilitated)
1118 Doon Village Road
1052 Doon Village Road
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Other Non-Historic Buildings
25 Mitierra Drive (habitable portion of the house shown in this photo only;
projecting garage is not acceptable on Doon Village Road)
24 Wilfong Drive (habitable portion of the house shown in this photo only;
garage to the side that is in line with front porch is strongly discouraged
onDoon Village Road)
Historic Buildings
1021 Doon Village Road (example of house that was retained and
rehabilitated)
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1174 Doon Village Road
1170 Doon Village Road
1165 Doon Village Road
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1158 Doon Village Road
1151 Doon Village Road (excluding garage)
1133 Doon Village Road
1121 Doon Village Road
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1115 Doon Village Road
1101Doon Village Road
1087 Doon Village Road
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