HomeMy WebLinkAboutHK - HPA Application HPA 201-V-022 - 215 Old Carriage Dr1
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I~[TCHEI~?ER. Comm~rnity Services Department www.krtther-er.ta
Date: January 26, 2011
To: Heritage Kitchener
From: Michelle Wade
cc:
Subject: HPA-2010-V-022
215 Old Carriage Drive
Proposed Duplex Dwelling
The Community Services Department (formerly known as Development and Technical Services
Department) received Heritage Permit Application HPA-2010-V-022 on September 30, 2010,
which proposed to construct a new duplex dwelling at 215 Old Carriage Drive located within the
Upper Doon Heritage Conservation District. On November 2, 2010 Heritage Kitchener
considered Development and Technical Services Report DTS-10-175, which recommended that
the HPA be approved subject to conditions relating to the submission of colours and final
building permit drawings. Heritage Kitchener expressed concern with the proposed duplex
dwelling and recommended refusal. On November 15, 2010 the applicant spoke before Council
and requested a deferral and extension of time in order to meet with Heritage Planning staff and
members of Heritage Kitchener to resolve the concerns. Council resolved to defer the decision
on the HPA to the February 14, 2011 Council meeting.
Heritage Planning staff have facilitated a meeting between the applicant and a member of the
Heritage Kitchener committee to discuss the proposed duplex dwelling. Discussions regarding
the comments and sketches that were provided are ongoing. Heritage Planning staff will provide
an update at the February 8, 2011 Heritage Kitchener Committee meeting and the February 14,
2011 Council meeting.
Additional background information is attached to the February 8, 2011 Heritage Kitchener
Committee agenda (Reports and Minutes).
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COUNCIL MINUTES
NOVEMBER 15, 2010
- 297 -
CITY OF KITCHENER
That the final design of the light post be submitted for review and heritage clearance by
'age Planning staff prior to installation; and,
ii. That the fin 'ding permit drawings identify how the interior of the drive shed will be
engineered to a odate two legal parking spaces and be stamped by a
professional engineer a miffed for review and heritage clearance by Heritage
Planning staff prior to the issua a building permit; and further,
iii. That approval of the second revised Heritag it Application HPA-2010-IV-019 not
be a waiver of any of the provisions of any by-law City of Kitchener or legislation
including, but not limited to, the regulations of the Building Fence By-law, Hedges
By-law, Zoning By-law or subsequent Heritage Permit Applica rovais required
under the Ontario Heritage Act."
Ms. Karen Spencer, property owner, attended in respect to Clause 2 of the Heritage Kitchener report
(November 2, 2010 meeting), concerning Heritage Permit Application HPA 2010-V-022 to permit
construction of a new duplex dwelling at 215 Old Carriage Drive. Ms. Spencer advised that she had
been unable to attend the Heritage Kitchener meeting but consideration of the HPA went forward in
her absence, and resulted in a recommendation to refuse the application. She advised that her
understanding of the reasons for refusal relate to the architectural design, height of the dwelling and
its proposed location. In response to these concerns, she advised that the height of the building
complies with zoning requirements and still allows views of the heritage vistas, notwithstanding the
view is best seen from Doon Village Road; the architectural plan has been approved by City staff and
complies with site plan guidelines; and the location of the dwelling is based on plans to decommission
an existing septic holding tank, as required under condition of approval from the Committee of
Adjustment. Ms. Spencer asked that Council not accept the recommendation of refusal from Heritage
Kitchener but grant an extension to the timelines under the approval process to allow further dialogue
with Heritage Planning staff and Heritage Kitchener.
Moved by Councillor J. Gazzola
Seconded by Councillor G. Lorentz
"That consideration of Clause 2 of the .Heritage Kitchener report (November 2, 2010 meeting)
be deferred to the February 14, 2011 Council meeting, to allow opportunity for the owners
of 215 Old Carriage Drive to have further discussions with Heritage Planning staff and Heritage
Kitchener to address concerns as raised by Heritage Kitchener."
Carried.
'deo projection advertising media onto the fagade of the Delta Hotel at 11 Benton Street. Ms.
Smith ised that the temporary permit expires on November 30, 2010, and while originally thought
to be suffic time to obtain necessary approvals to achieve a permanent arrangement more time is
needed. She s that LuminAD wishes to extend the temporary arrangement until approvals are in
place so that they continue the video feed through the Christmas season and add to the
excitement in the Downto rea.
Mr. Brian Page, Supervisor, Site opment, clarified that staff have prepared a positive report for
consideration of the Committee of Adjus nt at its November meeting; however, the decision of the
Committee will not be considered by Counci til its December 20, 2010 meeting. He advised that
staff would support an extension of the tempora it to December 31, 2010 pending the outcome
of consideration of the Committee of Adjustment applic '
Moved by Councillor G. Lorentz
Seconded by Councillor J. Gazzola
"That the request from LuminAD to extend the trial period for video 'ection advertising
media onto the fagade of the Delta Hotel at 11 Benton Street from Nove r 30, 2010 to
December 31, 2010, be approved."
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MITI E~
fJevePopment &
Technical Services
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-022 be 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.
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UPPER DOON HERITAGE CONSERVATION DISTRICT
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* =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 '/2 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
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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
atypical 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 '/2 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;
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^ 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
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CITY OF KITCHENER
HERITAGE PERMIT APPLICATION
Nature of Application
Exterior ^
Demolition [~
Subject Property
Interior ^
New Construction ^ Alteration ^
Application No.
HPAa~ICJ -1/' O`~-o`L
Relocation ^
Address or Legal Description: ~ 1 ~ ~ ~ Gt CC~I ~~~ r%IGI ~• ~~
Building/Structure Type: Residential ® Commercial ^ Industrial ^
Institutional ^ Other
Heritage Designation: Part IV ^ Part V
Owner
.Name:
Address: ~ ~ i C
Telephone: (Home) (Work)
Fax : E-Mail:
Agent (if applicable)
Name: / V ~ I~ Telephone:
Address:
Fax : E-Mail:
Builder(s)/Contractor(s)
1. Name: Telephone:
Address:
Fax : E-Mail:
2. Name: Telephone:
Fax
E-Mail:
(2007/heritage permit application)
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October 20th, 2010
Attention: Heritage Planning Committee
RE: 215 Old Carriage Drive (colour scheme)
Dear Committee Members:
As applicants for the building permit for the above named property we would like to outline in
general our intention with respect to colour of materials for the proposed new building at 215
Old Carriage Drive. Samples are not available yet as final colours have not been determined.
In general we intend to choose a light brown brick with a darker shade of brown on the shutters
that will also match the exterior doors. The shingles will be of a complimentary brown tone as
will the soffit and fascia . Window. casings will be white or beige in color.
In conclusion, it is the intension of the applicants to ensure that this new building is compatible
with the other homes in the Heritage District.
Sincerely,
John Czako and Karen Spencer
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