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HomeMy WebLinkAboutCSD-11-114 - HPA 2011-V-013 - 215 Old Carriage Dr - Proposed New BuildingREPORT REPORT TO: Heritage Kitchener DATE OF MEETING: September 6, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Michelle Wade, Heritage Planner (519-741-2839) WARD(S) INVOLVED: Ward 4 DATE OF REPORT: August 15, 2011 REPORT NO.: CSD-11-114 SUBJECT: HERITAGE PERMIT APPLICATION HPA -2011-V-013 215 OLD CARRIAGE DRIVE PROPOSED NEW BUILDING RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2011-V-013be approved, to permit the construction of a new building 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 final building permit drawings be submitted and approved by Heritage Planning staff prior to the issuance of a building permit. BACKGROUND: The Community Services Department is in receipt of Heritage Permit Application HPA-2011-V- 013. The applicant is seeking permission to construct a new building at the property municipally addressed 215 Old Carriage Drive (formerly 1224 Doon Village Road). ë ó ï = Subject Property - - - = Heritage Conservation District Boundary OLDCARRIAGEDRIVE OLDCARRIAGEDRIVE 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 (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. In addition, a previous Heritage Permit Application (HPA-2010-V-022) that proposed a new building was considered by Heritage Kitchener Committee (DTS-10-175) and refused by Council on March 28, 2011. The applicant attended the June 7, 2011 Heritage Kitchener Committee meeting in order to obtain comments to move forward with a new building. Based on these comments, the applicant has submitted a new Heritage Permit Application requesting permission to construct a new building. Figure 1: Location of proposed new building ë ó î The proposed new building will be located in the same general location as the existing building; however, the building will be shifted slightly south from the rear yards on Old Carriage Drive in order to meet the required setback under the Zoning By-law (see Figure 1). Comments received from the Heritage Kitchener Committee related primarily to the height of a new building. It was suggested that the height of a new building should be similar to the existing building. The applicant has demonstrated that the height of the proposed new building is similar to the height of the existing building (see Figure 2). Heritage Planning staff note that the height of the proposed new building complies with the Zoning By-law. Figure 2: Height of existing building in relation to height of proposed new building The proposed new building features a design similar to an industrial building, such as an old mill, that could have been located in Upper Doon adjacent to Schneider’s Creek in the past but with a contemporary twist that is complementary to the UDHCD. The proposed new building features: a rectangular plan; flat roof; yellow brick; stucco; porch; first floor main entrance door with transom and sidelights flanked by windows; second and third floor porch doors flanked by large windows with transoms; and, first floor rear entrance door with sidelight. The Upper Doon Heritage Conservation District Plan (1988) states that: “It is not the intent or desire that new building should reproduce past building styles. It is vital that the historic character of the Village remain “honest” and not become a self- conscious historic pastiche. In this regard new building should be of good contemporary design and complementary to the height, proportion, scale and character of the district. The natural environment of Upper Doon is also a feature to which new building design should respond to with an emphasis on natural building form and materials (pg. 32).” The UDHCD Plan contains 8 policies that must be considered when a new building is proposed. Height – The height of new buildings shall be similar to the height of the historic building stock. Buildings within the UDHCD range from 1 storey to 2 ½ storeys in height. The proposed new building is 3 storeys in height. The overall height of the building is similar to the height of the ë ó í existing building (see Figure 2). As a result, the proposed new building height is compatible, complementary and similar to the height of existing buildings. – The visual form of new buildings shall complement the form of the historic vernacular Form building stock. Buildings within the UDHCD feature a variety of forms such as rectangular or square plans; 1 to 2 ½ storeys; gable or hip roofs; front porch or no front porch; and, brick, stone, stucco or wood construction. The proposed new building features: rectangular plan; flat roof; 3 storeys; yellow brick and stucco; and, symmetrical front façade with porches. As a result, the proposed new building complements the form of existing buildings. Roof – The roof pattern shall complement the roof patterns of the historic building stock with an emphasis on medium to steep pitches with dormer windows. Buildings within the UDHCD feature simple roof patterns such as gable and hip roofs as well as more complex examples with varying patterns and pitches. The proposed new building features a gently sloped flat roof. The use of a gable or hip roof that is medium or steeply pitched would result in an overall increase to the height of the building. In addition, the proposed new building is not located in close proximity to the historic building stock on Doon Village Road. As a result, the proposed gently sloped flat roof is complementary to the design of the building, ensures a compatible building height, and is therefore complementary to existing buildings. Windows – The placement and proportion of windows shall complement the historic building stock with an emphasis on vertical sash and casement windows. Buildings within the UDHCD feature casement windows as well as true divided light and simulated divided light vertical sash windows. The placement and proportion of the windows is dependant on the design of the building. The proposed new building features a rectangular plan with three bays along the front elevation and four bays along the side elevations. Each floor on the front elevation features a central door flanked by casement windows whose placement are similar to existing buildings. Each floor on the side elevations features casement windows whose placement and proportion are similar to existing buildings. As a result, the proposed windows are complementary to existing buildings. Colours – Colours used through paint and materials shall be historically sympathetic colours being of quiet, subtle, natural shades. Buildings within the UDHCD feature brown, red or yellow brick; or, beige, cream, white or yellow horizontal siding. The proposed new building features shades of beige, light brown, or taupe. As a result, the proposed colours are compatible and complementary to existing buildings. Materials – Materials appropriate and typical of the Heritage District shall be used with an emphasis on natural fabric such as brick, stone and wood as opposed to metals and plastics. Buildings within the UDHCD feature brick, horizontal siding (aluminum and wood), and stucco. The proposed new building will feature brick on the front elevation and stucco on the side and rear elevations. As a result, the proposed materials are appropriate and typical of the UDHCD. ë ó ì Siting – New houses shall be sited in harmony with the physiography of their site. The proposed new building will be located in the same general location as the existing building. The proposed new building will be built in to the low lying area of land located in the middle of the property outside of the GRCA regulation limit. As a result, the location is in harmony with the physiography of the site. Setback – Varied setbacks are encouraged to maintain the natural and organic form of the Village. Buildings within the UDHCD are primarily located on Doon Village Road and feature varied setbacks ranging from approximately 0 metres to 90 metres. The proposed new building is not located on Doon Village Road. The proposed new building will be setback approximately 24 metres from the access right-of-way off of Old Carriage Drive (east property line); approximately 9 metres from the trail that parallels Schneider’s Creek (south property line); approximately 34 metres from the west property line; and, 7.5 metres from the rear yard (north property line). The setbacks encourage the siting of the proposed new building within the physiography of the site. The property is not located adjacent or in close proximity to other historic buildings within the UDHCD. In addition, it is important to note that the proposed new building will have limited visibility from Doon Village Road between the properties municipally addressed 1200 Doon Village Road and 1218-1222 Doon Village Road. The proposed new building will be approximately 165 metres away from Doon Village Road. It is reasonable to expect that visibility to the proposed new building from Doon Village Road may increase in the late fall, winter and early spring when the surrounding vegetation has no foliage, and conversely decrease in the summer months. Figure 3 depicts summer time views of the existing building and Figure 4 depicts winter time views of the existing buildings. Figure 3 and 4 were provided by the applicant. 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; The proposed new building features a design similar to an industrial building but with a contemporary twist that is complementary to the UDHCD; The proposed new building height is compatible, complementary and similar to the height of existing buildings; The proposed new building complements the form of existing buildings; The proposed gently sloped flat roof is complementary to the design of the building, ensures a compatible building height, and is therefore complementary to existing buildings; The proposed windows are complementary to existing buildings; The proposed colours are compatible and complementary to existing buildings; The proposed materials are appropriate and typical of the UDHCD; The location is in harmony with the physiography of the site; The setbacks encourage the siting of the proposed new building within the physiography of the site; The property is not located along Doon Village Road or in close proximity to a Type ‘A’ historic building; and, The proposed new building may have limited visibility from the trail and Doon Village Road during certain seasons but will be approximately 165 metres away from Doon Village Road. ë ó ë Figure 3. Views from trail during the summer Figure 4. Views from Doon Village Road during the winter ë ó ê Heritage Planning staff are of the opinion that the construction of the proposed new building 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. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: Community Priority – Quality of Life Quality of Life The review and approval of Heritage Permit Applications supports the Community Priority of the City of Kitchener Strategic Plan. An approved Heritage Permit Application is required for proposed alterations to properties that are designated under the Ontario Heritage Act. The review and approval of Heritage Permit Applications ensures that the cultural heritage resource and its heritage attributes are conserved in accordance with the designating by-law and good conservation practice. FINANCIAL IMPLICATIONS: None. COMMUNITY ENGAGEMENT: Section 33(4) of the Ontario Heritage Act requires Council to consult with the Municipal Heritage Committee (Heritage Kitchener) beforeconsenting to a Heritage Permit Application, consenting to a Heritage Permit Application on terms and conditions, or refusing a Heritage Permit Application. Members of the community will be informed via circulation of the report to Heritage Kitchener and via formal consideration by Council. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department List of Attachments Heritage Permit Application HPA - 2011-V-013 ë ó é ë ó è ë ó ç ë ó ïð ë ó ïï ë ó ïî ë ó ïí ë ó ïì ë ó ïë ë ó ïê ë ó ïé ë ó ïè ë ó ïç ë ó îð ë ó îï