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HomeMy WebLinkAboutDTS-10-104 - HPA 2010-V-007 - 215 Old Carriage Dr - Proposed DemoREPORT REPORT TO: Heritage Kitchener DATE OF MEETING: June 1, 2010 SUBMITTED BY: Alain Pinard, Interim Director of Planning (519-741-2319) PREPARED BY: Michelle Wade, Heritage Planner (519-741-2839) WARD(S) INVOLVED: Ward 4 DATE OF REPORT: May 20, 2010 REPORT NO.: DTS-10-104 SUBJECT: HERITAGE PERMIT APPLICATION HPA-2010-V-007 215 OLD CARRIAGE DRIVE PROPOSED DEMOLITION OF 1 1/2 STOREY HOUSE RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2010-V-007be approved, to permit the demolition of the existing 1 ½ storey house at the property municipally addressed 215 Old Carriage Drive, in accordance with the plans submitted with the application, subject to the following conditions: i) that photo documentation of the house be undertaken in accordance with the City’s Photo Documentation and Recording Guidelines, and submitted to Heritage Planning staff prior to issuance of a building permit for the demolition of the 1 ½ storey house; and, ii) that Heritage Planning staff be present during the demolition to properly document the house as it is being demolished so that any additional information revealed at that time can be conserved. BACKGROUND: The Development and Technical Services Department is in receipt of Heritage Permit Application HPA-2010-V-007. The applicant is seeking Council’s permission to demolish the existing 1 ½ storey house at the property municipally addressed 215 Old Carriage Drive (formerly 1224 Doon Village Road). î ó ï = Subject Property - - - = Heritage Conservation District Boundary OLDCARRIAGFEDRIVE OLDCARRIAGFEDRIVE UPPERDOONHERITAGECONSERVATIONDISTRICT REPORT: The subject property is located on the south side of Old Carriage Drive within and at the northern boundary of the Upper Doon Heritage Conservation District, and is subject to designation under Part V of the Ontario Heritage Act. The existing 1 ½ storey house is not identified as a Historic Building (or Group A Building) in the policies of the Upper Doon Heritage Conservation District Plan. Although the 1 ½ storey house is not identified as a Historic Building in the Upper Doon Heritage Conservation District Plan, Heritage Planning staff did investigate the history of the property due to the age, construction and location of the house. The property is located on part of Lot 3 of Biehns Tract. Biehn’s Tract comprised 15 lots of various sizes together with Biehn’s Unnumbered Tract, an adjacent and related tract of land later occupied by part of the Doon Village settlement. The whole tract of 3600 acres was bought by John Biehn from Beasley in July 1800. A review of the original survey blocks and lots against the 1861 Tremaine’s Map of the County of Waterloo suggests that Biehn’s Tract 3 was associated with the Perine Brothers and John Stauffer. No additional information was uncovered for the circa 1850 houses located on Old Carriage Drive. In addition, Heritage Planning staff conducted three site visits, including one site visit where the owner had removed a portion of lathe and plaster in order to investigate the original construction material. This investigation revealed a timber frame construction with wood siding. The applicant is requesting permission to demolish the existing 1 ½ storey house in order to construct a new 2-unit dwelling. The details of the proposed new construction are not finalized and therefore do not form part of the current Heritage Permit Application. A new Heritage Permit Application will be required for the proposed new construction. With respect to the proposed demolition, the applicant has submitted a letter dated April 26, 2010 from Costa Verde Construction Inc., which describes the existing condition of the building and provides a cost estimate for repair (see Attachment). In general, the letter describes required repairs to the foundation, framing, exterior veneer, and interior upgrades such as electrical, fire, mechanical and plumbing. î ó î The Non-Historic Building policy related to demolition within the Upper Doon Heritage Conservation District Plan indicates that: “Where there are few or no complementary architectural or historical features there will not be 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.” The existing 1 ½ storey house was built circa 1855 and presently features few complementary architectural and historical features. The house features: a three bay square plan with side gabled roof; a rear lean-to addition; vinyl siding; aluminum fascia, soffits, eaves and down spouts; hung wood windows with aluminum storm windows; and, an asphalt roof. Front (South) Elevation Though the house features few architectural attributes, its scale, general design and location on the north side of the Schneider Creek fits well within the setting of the Schneider Creek valley, which the Upper Doon Heritage Conservation District Plan identifies as a natural heritage attribute. During a site visit in May, portions of the house were visible from Doon Village Road between the properties municipally addressed 1200 Doon Village Road and 1218-1222 Doon Village Road. It is reasonable to expect that visibility to the house from Doon Village Road would increase in the late fall, winter and early spring when the surrounding vegetation has no foliage, and conversely decrease in the summer months. î ó í In reviewing the merits of the application, City staff note the following: the existing 1 ½ storey building is not identified as a Historic Building (or Group ‘A’ Building) in the Upper Doon Heritage Conservation District Plan; the building has been clad in aluminium siding and does not feature details or elements such as (Doon) brick construction which exemplify many of the buildings of historic interest in the former village; the building does not have a significant physical or visual presence along Doon Village Road; is visible from Doon Village Road only at certain times of the year; and generally does not enhance or otherwise contribute to the streetscape; and, the building is in need of significant repair. Heritage Planning staff are of the opinion that the demolition of the existing house at 215 Old Carriage Drive will not impair or negatively impact the significance of the Upper Doon Heritage Conservation District or the Doon Village Road streetscape. In keeping with standard practice, the property should be properly documented prior to issuance of a building permit for demolition. In addition, given the age of the building and its wood construction, a condition of approval should be added requiring Heritage Planning staff’s presence during demolition, so that any additional information revealed at the time of demolition can be appropriately documented and conserved. Lastly and as noted earlier, it is the intent of the applicant to replace the existing single detached dwelling with a 2-unit dwelling. Heritage Planning staff note that given the location of the subject property, any new construction must be the subject of a Heritage Permit Application and must have regard to the policies and guidelines of the Upper Doon Heritage Conservation District Plan. This includes consistency with the policies relating to new building construction, and in particular, consideration for the site context relative to the natural setting of the Schneider Creek valley. FINANCIAL IMPLICATIONS: None. CONCLUSION: The proposed demolition will not impair or negatively impact the heritage character and significance of the Upper Doon Heritage Conservation District. Accordingly, Heritage Planning staff recommend approval of HPA-2010-V-007. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning Brandon Sloan, Interim Manager of Long Range and Policy Planning ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department List of Attachments Heritage Permit Application HPA-2010-V-007 î ó ì î ó ë î ó ê î ó é î ó è î ó ç î ó ïð î ó ïï î ó ïî î ó ïí î ó ïì