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Home My WebLink AboutDTS-10-175 - Heritage Permit Application HPA-2010-V-022 - 215 Old Carriage DrREPORT REPORT TO: Heritage Kitchener DATE OF MEETING: November 2, 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: October 21, 2010 REPORT NO.: DTS-10-175 SUBJECT: HERITAGE PERMIT APPLICATION HPA-2010-V-022 215 OLD CARRIAGE DRIVE PROPOSED NEW DUPLEX DWELLING RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2010-V-022be approved, to permit the construction of a new duplex dwelling 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 the details of the final colours be submitted and approved by Heritage Planning staff prior to issuance of a building permit; and, ii) That the final building permit drawings be submitted and approved by Heritage Planning staff prior to the issuance of a building permit. BACKGROUND: The Development and Technical Services Department is in receipt of Heritage Permit Application HPA-2010-V-022. The applicant is seeking permission to construct a duplex dwelling at the property municipally addressed 215 Old Carriage Drive. î ó ï OLDCARRIAGEDRIVE OLDCARRIAGEDRIVE UPPERDOONHERITAGECONSERVATIONDISTRICT = Subject Property = Heritage Conservation District Boundary = Existing Trail System 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 (UDHCD), and is subject to designation under Part V of the Ontario Heritage Act. A previous Heritage Permit Application (HPA-2010-V-007) that proposed to demolish a 1 ½ storey house was considered by the Heritage Kitchener Committee (DTS-10-104) and approved by Council on June 28, 2010. The applicant is now requesting permission to construct a new duplex dwelling. The proposed new duplex dwelling will be located near the north east corner of the property on a slope of land outside of the GRCA regulation limit. The proposed new duplex dwelling is a 2 storey building but will appear like a 3 storey building due to the grades on the property. The elevation that will appear like a 3 storey building is the front elevation, which will face south towards the existing trail system through the UDHCD. The front elevation of the proposed new duplex dwelling will feature: brick cladding; hip roof with asphalt shingles; three bays; paired 4/4 windows with header and shutters; full width porch with pediment over the main entrance; and, a double door main entrance. The east side elevation will feature: brick cladding on the basement and main level; horizontal vinyl siding on the second level; paired 4/4 windows with header and shutters; and, casement windows with divided lights. The west side elevation will feature: brick cladding on the basement and main level; horizontal vinyl siding on the second level; paired 4/4 windows with header and shutters; casement windows with divided î ó î lights; a single man door on the main level; a single man door on the second level; and, access stairs to the man doors on the main and second level. An elevation drawing was not submitted for the rear elevation. It is important to note that the design of the proposed new duplex dwelling has changed significantly since initial discussions with the applicant in response to concerns expressed by the Heritage Conservation District representative on the Heritage Kitchener Committee and Heritage Planning staff. The Upper Doon Heritage Conservation District Plan contains 8 policies that must be considered when new construction is proposed. The 8 policies address the proposed height, form, roof, windows, colours, materials, siting, and setback of new construction. The 2 – 3 storey height of the proposed new duplex dwelling is similar to the height of the historic building stock within the UDHCD, which ranges between 1 and 2.5 storey buildings. The proposed 2 – 3 storey square/rectangular form with hip roof is similar to the form and roof pattern of other historic buildings within the UDHCD, which feature square or rectangular plans, symmetrical facades, 1 – 2.5 storeys, and gable or hip roof patterns. The proposed front elevation features three bays with paired 4/4 windows topped with a key stone and voussoir and flanked by shutters. The placement and proportion of the windows on the front elevation is similar to the historic building stock within the UDHCD, which includes symmetrical paired hung windows with shutters. The proposed brown, beige, and white colours are natural shades that are similar to other colours within the UDHCD. The proposed front elevation features brick cladding, which is a typical building material found within the UDHCD. The proposed new duplex dwelling will be located in the north east corner of the property outside of the GRCA regulation limit. The proposed new duplex dwelling will be built into the slope of the land resulting in the appearance of a 3 storey building on the front elevation facing the existing trail system while the rear elevation facing Old Carriage Drive is 2 storeys. The front of the proposed new duplex dwelling faces the existing trail system within the UDHCD. Lastly, the front elevation of the proposed new duplex dwelling is setback approximately 14 metres from the property line facing the existing trail system while the side elevation is setback approximately 6 metres from the gravel right-of- way that leads to Old Carriage Drive. It is important to note that the property is not located adjacent or in close proximity to other historic buildings within the UDHCD. As a result, the height, form and setback are not critical because the proposed new duplex dwelling will not be compared to adjacent historic buildings. It is also important to note that portions of the proposed new duplex dwelling will have limited visibility 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 proposed new duplex dwelling 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. In reviewing the merits of the application, City staff note the following: HPA-2010-V-007 was approved to allow the demolition of a 1 ½ storey house; a duplex dwelling is a permitted use of the R-2 zoning; the applicant considered concerns raised by the Heritage Conservation District representative on the Heritage Kitchener Committee as well as Heritage Planning staff and submitted revised elevation drawings to address most of these concerns; the height of the proposed new duplex dwelling is similar to the height of the historic building stock within the UDHCD; î ó í the form and roof pattern of the proposed new duplex dwelling is similar to the form and roof pattern of other historic buildings within the UDHCD; the placement and proportion of the windows on the front elevation of the proposed new duplex dwelling are similar to the placement and proportion of the windows of the historic building stock within the UDHCD; the use of natural brown, beige and white colours is similar to colours of other historic buildings within the UDHCD; the brick cladding on the front elevation of the proposed new duplex dwelling is a typical building material found within the UDHCD; the proposed duplex dwelling will be setback approximately 6 – 14 metres from the existing trail system and the right-of-way that leads to Old Carriage Drive; the property is not located along Doon Village Road; and, the proposed duplex dwelling may be visible from Doon Village Road during certain seasons but will be approximately 165 metres away from Doon Village Road. As a result, Heritage Planning staff are of the opinion that the construction of a new duplex dwelling 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. FINANCIAL IMPLICATIONS: None. CONCLUSION: The proposed construction of a new duplex dwelling 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-022. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department List of Attachments Heritage Permit Application HPA-2010-V-022 î ó ì î ó ë î ó ê î ó é î ó è î ó ç î ó ïð î ó ïï