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HomeMy WebLinkAboutHK - 2014-01-07 - HIA - 1165 Doon Village Rd Kenneth J. Hoyle,OALA, FCSLA,CAHP for Richard&Jean Haalboom richard@haalboom.ca (519)579-298o November 28,2013 draft Road,SCOPED HERITAGE IMPACT ASSESSMENT 1165 Doon Village Kitchener HOYLE �n H y � �rl �h �l� uw��r�i in�ir✓Ir r� � 'i �r�r� iii' I .i h�r� �� �7y✓t�� �r �/�yl�h������ �i,//,,. f�fiT�fj�(ifl���� ��� ��r���yf�ir 1r��P��'�� ;��'!�y��`. � '� , DIANE 30 Colborne Street,Cambridge Ontario, N7R 1 R (519)740-0229 www.hoyle.ca KENNETH J.HOYLE for RICHARD HAALBOOM 1 of 23 Abut the author With over 40 years of experience in urban design, site planning and landscape architecture, Hoyle &Associates has gained a solid reputation for built& natural heritage conservation. Ken Hoyle, owner of Hoyle &Associates, is a member of the Ontario&Canadian Association of Heritage Professionals (OAHP & CAHP). He is past-president of CAHP. He has been the Chairman of the Markham Village Conservancy, Co-chair of the Cambridge Heritage Advisory Committee and a member of the Waterloo Region Heritage Foundation. He is also a member of the International Network for Traditional Building,Architecture and Urbanism, the Ontario Urban Forest Council (past- president)and the Canadian Urban Institute. In 2001, Ken was awarded the Certificate of Achievement by the Ontario Heritage Foundation, now the Ontario Heritage Trust, for preserving, protecting and promoting our Province's rich heritage. Kenneth J. Hoyle, OALA, FCSLA, CAHP President, Kenneth J. Hoyle, Strategic Planning & Management November 28, 2013 draft KENNETH J.HOYLE for RICHARD HAALBOOM 2 of 23 Inside '.D BACKGROUND m Development Proposal 1.2 Inventory of Heritage Resources 1.3 Description of Subject Property 1.4 Context of Subject Property 1.5 Conclusions 2.o ASSESSMENT 2.1 Impact on Subject Property 2.2 Impact on Surrounding Area 2.3 Heritage Considerations 2.4 Conclusions RECOMMENDATIONS 3.1 Heritage Conservation 3.2 Site Plan 3.3 Building Materials& Design 3.4 Site Servicing 3.5 Tree Removal& Protection 3.6 Designation & Legal Requirements BIBLIOGRAPHY& REFERENCES Appendix A-Tree Conservation Plan KENNETH J.HOYLE for RICHARD HAALBOOM 3 of 23 to Background Lot severance and a new single-family dwelling are proposed by the property owner of 1165 Doon Village Road in Kitchener.The City of Kitchener has requested that a heritage impact assessment(HIA) be completed to determine development impacts to the designated built heritage resource on the subject property and the adjacent designated Heritage Conservation District. This HIA includes an inventory of the cultural heritage resources within the planning application area, and a thorough description of the proposed development, the subject property and the surroundings. i.i Development Proposal The owner of 1165 Doon Village Road desires to sever the subject property to create one new lot and to build a single-family home on the severed lot.All associated proposed building works will occur on the proposed severed lot. Figure tc Current survey and proposed severance I METRIC:DISTANCES AND ELEVATIONS SHOWN ON THIS PLAN ARE IN METRES SKETCH SHOWING AND CAN of CONVERTED TO ELEI DV DIVIDING BY 0.3048. PROPOSED SEVERANCE w F! ED PFIfRfTI ro croD,no nnruln PART OF LOT 3, BIEHNIS TRACT ANT eD FFI .vor u, fff , D - IF DI F=I I— AND PART OF LOT 9, REGISTERED PLAN 594 H E)RED D E NI NNE �N EH Au,al AT CITY OF KITCHENER I L U AT IkF F".G)15 C fYAT SE FOR I.AION REGIONAL MUNICIPALITY OF WATERLOO D 0 0 N V I L L A G E R 0 A D SCALE=1 :500 O[k TTAVI iL RPAZ TD IN( PA3T 01' It7' , HI I(N TRA^.T) MIAUL 1 I iA vc1 tr_a w r HIS All 71 EN I'LL METZ&I..ORENTZ LTD. 4101 _.... .-. a 11."1 . -...�.� _..... _ � )56 ZW NI 0 DO o IS) -� A, a m m I a ow I U L. p ti a I 2nasx s1.n�dven KEY PLAN „z urDf wrD 1dY5.lx sq_ O PNOI LIIr 8 f Al EF R 0 L11 A, O FN.'S rR CI E,RNED 9 L . w I+S na us v� D �I rA r( C aIH N 1 ar a, R NI 9 s 4 DO IRS. D 1 11 IN 1Cif- R MPILEb IYN �1' .-..._ I .....-. ...� }0.98 IM1� AND 4f�C I�AV'I'PL VI G.DID L F fY LfOR'S­N FI11F CNFLDn E IS CN -TE AFI"_H - } N9431 44 - ]316 -_ P N J t 2 2 7 3 4- O D 3 2 2 7 3 4-0 0 3'7 METZ & LORENTZ LTD. - AID IP, IL3 AI,1,I,Ll 1..E,c - fILL NUMBLK KI l!19 3F KENNETH J.HOYLE for RICHARD HAALBOOM 4 of 23 Figure z® Proposed Development CK 771 2' ¢. F , 1 F,, I s I I — � d------ ------- PORCII EXISTING PROPOSED Drcrvc°av s ss '—` RESIDENCD RESIDENCE ' I u 6, rys°9 t \ I 0 IRUPUSI.DI U[LRL `P S �gS ROPOSE SEN ERANCEBl)Uh DA2Y s°_ _�°�___ GARAGE I I — °UECK II EXIS N I� P 1R AiG be I ' ,des ahI a L] I etDs zvaer — ze J_�I RIA UI[DI'�C \\Il()PI AS PER 1 I-I 70NNv BYE aw -- _� .^ Ip 'ell P A H 7 9 8 R—7 0 5 9 1 PROPOSED SITE PLAN 1165 D001]Valley Road,Kitchener l ' T 1 0 10 20 Y,in SC SAS 1 400 1.2 Inventory of L1 r, Heritage The existing residence on the subject property is designated under Part IV of the Ontario Heritage Act(By-Law 83-207). The surrounding neighbourhood is designated as Upper Doon Heritage Conservation District under Part V of the Ontario Heritage Act(By-Law 88-17). The Part IV designated home is not designated under the Part V heritage district bylaw. Schedule "C" of By-Law 88-17 does, however, briefly note the presence of the subject property and residence. KENNETH J.HOYLE for RICHARD HAALBOOM 5 of 23 By-Law 83-207 designates several interior and exterior heritage attributes of the structure at 1165 Doon Village Road. The bylaw does not address the attributes of the lot. No alteration is proposed to the existing designated residence. The designated components listed in By-Law 83-207 are: • Front and two side facades of the house • Bracketing • Windows • Doorway and chimneys • Flashed glass over the entrance door • Flashed glass in the transom from the dining room to the porch • Art glass in the transom from hall to living room • Art glass in the transom from living room to diming room • Coloured glass in the stairwell (rondel of painted birds and flowers) • Marble fireplace As the proposed development will not impact the interior of the designated residence, this report does not include current floor plans or historical photos of the interior of the existing home on the subject property. 1.3 Description of Subject Property The property at 1165 Doon Village Road is a large residential lot containing a circa 1884 Italianate residence, a detached double bay garage and a heavily vegetated side yard of mature coniferous and deciduous trees. The residence has retained its original elegance; adorned with elaborate eaves, trim of denticulate frieze and fleur delis brackets. Glazed and stained glass door transoms and windows add uniqueness and charm.The residence is built of yellow brick with a granite stone foundation.The windows and woodwork of the home are richly and brightly painted. The single outbuilding, a brown-painted,wood frame and wood-sided double bay garage, is located at the rear of the property.The landscape treatment is composed of mature trees, some foundation shrubs and periwinkle ground cover. The predominant natural heritage element is an impressive collection of mature trees on the east half of the subject property. These trees were planted by the present owners to fill in and add privacy to the sizeable area. The following photographs depict the exterior features of the existing residence that are designated under Part IV of the Ontario Heritage Act. KENNETH J.HOYLE for RICHARD HAALBOOM 6 of 23 l"- fir.. 1 �• ��` i }� I l� IV, North fa4ade West fa4ade I . 1 South fa4ade(not designated) East fa4ade , YI (C. I IIIIIIII �yil"" �f I1 11111111 +IY+IY 1 F illl Brackets Chimney ulq � i, I,tif i l Coloured glass in the stairwell Entrance door with transom KENNETH J.HOYLE for RICHARD HAALBOOM 7 of 23 1.4 Context of Subject Property The subject property is of interest within the adjacent heritage district for several reasons. Primarily, the existing residence was built by one of the successful families of the Village's industrial past.Additionally, of key interest to this impact assessment report, the grounds contain many mature trees and present an area of green open space within the neighbourhood. Doon Village has developed gradually over zoo years, beginning as an industrial centre on a main economic route and becoming a residential neighbourhood off the beaten path.The area reflects many eras of planning and change. Schedule "C" of By-Law 88-17 comprises the Upper Doon Heritage Conservation District Plan which details the historical evolution and the unique and valuable heritage attributes of the area.A visual study of the area within a 150 metre radius from the subject property(See Figure#3)today reveals a diverse mix of lot sizes, building styles, materials and composition, natural heritage features and landscape treatments. The overall atmosphere along this stretch of Doon Village Road is unpretentious, charming, and convivial.Joggers, pedestrians and cyclists enjoy use of the road, mature vegetation offers privacy and shade, building style diversity creates character, residents enjoy generously-sized outdoor spaces, and neighbours converse over low picket fences.' Figure 3: 15om radius property [ 1 165 Doon Village Road "0.'1 Urn M HN PARK � ARM > Land Use ` Institutional d Residential , . Community Trail Sidewalk AGi SCreet c7 M Building r� Park y` sCkY„ Surface Water � t l IkKINfIt.Ff( �,r NIMAVLN14A a wa.—-—-—-w n pm , 9r6 , 0 40 80 120 180. KENNETH J.HOYLE for RICHARD HAALBOOM 8 of 23 The following images depict the streetscape within 150 metres of the subject property. / r' r ii / 1, �t,¢w�lllw VV�pgWiI�NNOr liMONIAYgII&dl����pIB�Ni01iN9�� '��w� �vbp / 117o Doon Village Road 1158 Doon Village Road i 1193 Doon Village Road 1185 Doon Village Road � r f w r I I% I r1 �I 1209 Doon Village Road(Demolished) 1213,15&17 Doon Village Road rr J fig rr 1222 Doon Village Road 120o Doon Village Road KENNETH J.HOYLE for RICHARD HAALBOOM 9 of 23 I r r r i�V,Y�V IU ��'iv�n IVY u� i 1174 Doon Village Road 115o Doon Village Road A 1121 Doon Village Road 1122 Doon Village Road V , 1151 Doon Village Road 1133 Doon Village Road Conclusion , The residence existing on the subject property is of cultural heritage value, as is reflected in its legal designation.The residence holds local significance within the adjacent heritage district as a vestige of Doon Village's prosperous industrial past. The subject property grounds are also of cultural heritage interest, due to their open space and treed streetscape contribution to the adjacent neighbourhood and heritage district. KENNETH J.HOYLE for RICHARD HAALBOOM 10 of 23 2.o Assessment The following is our detailed assessment and evaluation of the proposed severance. 2.1 Impact on Subject Property The proposed severance and new home and detached garage will not directly, physically impact the designated features of the existing home.There will, however, be indirect impacts on sightlines and architectural composition that have been addressed through the proposed site plan and suggested architectural detailing. The addition of a new home and garage on the severed lot will change the view as seen coming from the east along Doon Village Road.Where there is currently a deeply shaded grove of trees on the proposed severed lot, there will be a home and garage framed by the existing trees along the street and on the retained lot. By maintaining all but one tree to accommodate the proposed entrance to the driveway at the road of the proposed severed lot, the main sight along the road will remain as treed streetscape. By siting the proposed house behind the front fa4ade of the existing home, views to the designated front and east fa4ade will not be obscured except by the existing vegetation on the retained lot. There will be no change to other existing structures(garage), landscaping or driveway areas on the retained lot, but the proposal will require necessary topographical and vegetation changes to the existing landscape of the proposed severed lot to accommodate the new structures and sewage (septic)system. The proposed severed lot slopes down to the east and south. It is desirable to build the proposed new home along the west side of the proposed lot, in order to keep out of the seasonally damp low areas.This siting will require fill (about 1 metre)to bring the lot elevation up to approximately the centre line elevation of Doon Valley Rd. It is anticipated the finished floor elevation of the proposed house will be approximately 291. The grading of the site will be minimal, and in keeping with the smooth, rolling natural topography of the site as much as possible.Additionally,the required septic bed area must be free of trees, as will the area within the footprint of the proposed home, garage and driveway. Please see Appendix A-Tree Conservation Plan. Surrounding 2.2 Impact on It is anticipated the streetscape of the heritage district will be minimally impacted. The existing view of the subject property, as seen coming from the west along Doon Village Road, is first of an existing deciduous hedge,then the existing designated home and then mature trees located slightly east on the KENNETH J.HOYLE for RICHARD HAALBOOM 11 of 23 retained lot.All trees on the retained lot will be conserved. The proposed house and garage will alter the backdrop of this scene slightly by reducing the density of the canopy within the area of mature trees recommended for removal on the severed lot. The view as seen coming from the east along Doon Village Road is first of a mature hedge along the property line and a dense collection of coniferous and deciduous trees, giving way to the existing home at the top of a small rise in the land. The trees do not crowd the existing home, and the view of the north fa4ade of the home is quite open from this direction. The existing home is set back on the lot, causing the east fa4ade to be hidden from sight by the trees throughout the seasons.The proposed development will alter this viewscape by reducing the interior canopy of the mature trees and adding a driveway entrance at the street. The proposed house &garage by vertur of their proposed locations will not obstruct the view to the existing designated home. The proposed severance and the construction of the house and garage will have minimal negative impact on the surrounding properties of the Upper Doon Heritage Conservation District. The proposal will, however, have visual impact within the immediate context of the heritage district in that it will occupy space currently dominated by mature trees. The open space at 1165 Doon Village Road currently contributes to the character of the heritage district in a strictly visual manner i.e. the property is not a publicly owned but does currently provide passers-by the visual, environmental and psychological benefits this natural space. The existing designated home is set back further than the homes across the street, and the subject property is larger and more densely treed than others in the immediate area.This diversity creates a balanced composition in terms of massing and contrast.The lightly-painted, smaller scale and closely-spaced homes on the north side of the road are modest in architecture and landscape treatment, and hold a clustered sense of familiarity.The deep, natural colours of the open space and the richly appointed residence at 1165 Doon Village Road have a sense of opulence and singular privacy not found across the street. The proposed development will alter this sense of space by reducing the privacy and forested feel of the subject property. However, house and garage will spread the convivial atmosphere of the community to both sides of the road through intensification of buildings and the addition of a family home, new neighbours and outdoor living spaces. 2.3 Heritage Considerations To assess the impacts of the proposed development,we have used the following national and provincial criteria: KENNETH J.HOYLE for RICHARD HAALBOOM 12 of 23 NATIONAL PROVINCIAL Standards and Guidelines for the Ontario Ministry Of Tourism,Culture&Sport Conservation of Historic Places in Eight Guiding Principles In The Conservation Canada,Second Edition(Parks Of Built Heritage Properties Canada zolo) Ontario Ministry Of Tourism,Culture And Sport's Ontario Heritage Tool Kit Table t® Summary of applicable i principles CRITERIA OUR EVALUATION PARKS CANADA—STANDARDS&GUIDELINES FOR THE CONSERVATION OF HISTORIC PLACES IN CANADA VEGETATION VEGETATION Preserving that which is important in Mature trees on the severed lot are not designated in By-Law defining the overall heritage value of 83-2o7,by the City of Kitchener,nor are they mentioned the landscape is recommended specifically in By Law 88-17.However,the heritage district plan plan places great value on open space.New building and sewage on the severed lot will reduce the number of existing trees and open space.Care has been taken to consider preservation of the open space contribution to the heritage district by the thoughtful siting of the proposed house and garage. VIEWSCAPES VIEWSCAPES Preserving those such as vistas, Important for the overall character of the streetscape of the views,aspects,visual axes and sight Upper Doon Heritage Conservation District,existing views to lines that may or may not be framed the home at 1165 Doon Village Road will not be impacted by by vertical features to terminate in a construction of a new home on the severed lot.Care has been focal point—that are important in taken to preserve existing views to the Part IV designated East, defining the overall heritage value of North and West facades of the existing home. the landscape is recommended. CRITERIA OUR EVALUATION ONTARIO MINISTRY OF TOURISM,CULTURE&SPORT EIGHT GUIDING PRINCIPLES IN THE CONSERVATION OF BUILT HERITAGE PROPERTIES 1.DOCUMENTARY EVIDENCE DOCUMENTATION Conservation work should be based Information gathered in By-Law 88-17 has been used in the on historic documentation such as design and siting of the new home on the severed lot,in order historic photographs,drawings and to conserve the streetscape and agricultural composition and physical evidence. character of the heritage district. z.ORIGINAL LOCATION LOCATION Site is an integral component of a By-Law 83-207 does not make mention of the lot or landscape. building or structure.Change in site However,severance and construction of a new home on the diminishes cultural heritage value subject property will impact the landscape in terms of altered considerably. views and trees.Severance of the lot will not diminish the character of the heritage district or designated home,as care has been taken to address impacts to the existing vegetation KENNETH J.HOYLE for RICHARD HAALBOOM 13 of 23 and views. 7.LEGIBILITY LEGIBILITY New work should be distinguishable By-Law 88-17 includes guidelines for new buildings in the from old.Buildings or structures heritage district.These guidelines have been&will be should be recognized as products of considered in the design of the new home.See Tables z and 4 their own time. below. CRITERIA OUR EVALUATION ONTARIO MINISTRY OF TOURISM,CULTURE AND SPORT'S ONTARIO HERITAGE TOOL KIT Items 7.4.1&7.4.2 may be designated The subject property is designated under Part IV of the Ontario under Part V of the OHA if the Heritage Act,but the designation does not address the lands of geographical areas that involve a the subject property.The surrounding neighbourhood is grouping of features such as designated under Part V as a heritage district in order to buildings,spaces,archaeological sites preserve the cultural heritage character of the area.The and natural elements collectively subject property is noted in the Part V report and contributes form a significant type of cultural positively to the heritage district in terms of historical heritage resource. significance,architecture and streetscape,without itself being designated under the Part V designation. We have used local guidelines in the preparation of this report, as found in the Upper Doon Heritage District Conservation Plan (Schedule "C", By-Law 88-17). A central tenant of the plan is the conservation and enhancement of the rural atmosphere and composition of the Village. By-Law 88-17 suggests that the atmosphere and composition includes informal groupings of residences, a mature streetscape, country-esque gardens and enclosing fences around yards. Our recommendations reflect these guidelines. The objectives of the plan are aesthetic, social and economic. The policies within the plan, as they relate to this heritage impact assessment, are listed in Table z. Table 2: Policies of the Upper Doon Heritage District Conservation Plan By-Law -17 Schedule"C"Policy OUR EVALUATION 5.2.3 Village character-A significant quality to The subject property contributes significantly to the be conserved and enhanced Village character through architecture and trees.New building s on the subject property will be designed to conserve the existing characteristics of the retained lot and of the District as much as possible. 5.3.3 Land use-Maintain and strengthen quiet A two storey single family home(approx.250 m2)is and rural character,developed as a single- proposed for the severed portion of the subject family residential community,allow for a property.The proposed lot will be of comparable size variety of medium to large single family to others in the surrounding community(see Figure residential lot sizes,encourage conservation 3).Trees will be conserved as much as possible while of natural environment some will be removed to accommodate the construction of the proposed buildings and sewage system. See Appendix A-The Tree Conservation Plan KENNETH J.HOYLE for RICHARD HAALBOOM 14 of 23 5.4.3 Watercourses-Building shall be limited Only a small portion of the NE corner of the subject within the watercourse floodplain in property is within the Schneider Creek floodplain.The accordance with Grand River Conservation majority of the property is considered"spillway". Authority regulations GRCA regulations will be followed. 5.5.3 Treescape-A significant and contributing The existing streetscape of the subject property, feature to the rural character of the Village, visible along Doon Village Road,will be maintained should be maintained and expanded to with the exception of the removal of one tree to complement objectives of the heritage plan accommodate the construction of the proposed and Natural Environment Management Plan driveway. 5.6.3 Natural environment-Should be The siting of new buildings are sensitive to the conserved,maintained,enhanced and existing natural environment of the property and that expanded to complement the objectives of of the heritage district,conserving and enhancing the heritage plan existing vegetation and maintaining existing grades where possible. By-Law -17 Schedule"C"Policy OUR EVALUATION 5.7.3 Floodplain-Development and activity City planners and conservation authority staff have within the floodway and flood fringe of the been consulted in the development plans for the floodplain shall be in accordance with the subject property. policies of the Upper Doon Secondary Plan, the Kitchener Official Plan,and the policies of the Grand River Conservation Authority 5.8.3 Topography-The rich and natural Proposed new building works on the subject topographical composition of the Village property will strike a balance between the natural should be conserved and enhanced,the topography of the site and the GRCA regulations for associated natural environment of the building in a spillway reducing alteration to existing topography should be enhanced,landscaping grades as much as possible. treatment should vary appropriately,with the variety of landform 5.9.3 New building-Encouraged on vacant The proposal encourages light intensification within lots,opportunity to embellish the streetscape the community.Resulting lot sizes will be in keeping composition and character of Upper Doon, with the sizes of surrounding lots(see Figure 3).The appropriate and complimentary design in composition of the proposed retained and severed terms of height,proportion,scale and Village lots allows opportunity for architectural massing,in character,built in response to the natural keeping with the composition of other buildings in environment in regard to natural building form the heritage district.The proposed development and materials introduces an opportunity to embellish the streetscape,for example with a picket fence. The design and materials selection for the proposed new building will be sensitive to the character, height,proportion and scale of surrounding homes, based on the guidelines provided in the HDC plan and regardless of trends in modern home layout. New building works will be sited,as much as possible, with minimal alteration to existing topography and natural environment on the subject property. 5.10.3 Gardens-Shall be planted to strengthen Care will be taken to echo the flavour of local gardens the intrinsic natural and rural quality of the when introducing new landscape treatment to the Village subject property.For example,by adding a context- sensitive picket fence. KENNETH J.HOYLE for RICHARD HAALBOOM 15 of 23 5.12.3 Open space-The spacious rural The proposed severed lot is at least a'/acre in size. character of the District shall be conserved by Care will be taken to site the proposed new building the establishment of a minimum lot size of'/ with space enough for adequate sheltering of private acre and the enhancement of private landscapes(both of the subject property and of landscapes adjacent properties). Conclusion The proposed severance and construction of one single family home and detached garage will impact the subject property and surrounding heritage district in terms of alteration to existing views and trees. The proposed development will contribute to the existing fabric of the heritage district by introducing a historically and contextually-sensitive site plan and new dwelling to the residential community.The proposal will contribute to the Provincial Smart Growth directives of intensification while respecting local heritage through appropriate setbacks and tree conservation. KENNETH J.HOYLE for RICHARD HAALBOOM 16 of 23 3.o Recommendations The results of our assessment and evaluation demonstrate that there will be minimal negative impacts to the streetscape and the perception of open space within the heritage district as well as impacts on the views to the designated residence on the subject property.As recommended in item 2.6.2 of the Provincial Policy Statement(2005), heritage attributes of the protected heritage property and heritage district will be conserved through mitigation of the impacts of the proposed development. Below is a detailed report of our recommendations in achieving impact mitigation. 3.1 Heritage Conservation 3.1.1 Viewscape The North, East and West fa4ades of the existing home are protected under By-Law 83-207. The siting and landscape treatment of the new home on the proposed severed lot will mitigate negative visual impacts to the designated features.We recommend maintaining sightlines from the road to the existing designated home by siting the front fa4ade of the new home behind the front fa4ade of the existing. 3.1.2 Treed streetscape We recommend the preservation of trees at the front of the severed lot as much as possible, so as to maintain the existing treed streetscape.Where trees must come down for construction, we recommend that the planting of any new trees take place in such a manner that their placement respect the existing views to and from the existing residence while also enhancing the tree canopy at street level 3.1.3 Open space There will be tree removal to accommodate the sewage system, driveway and new buildings.The arboretum feel and open space that the proposed severed lot currently adds to the subject property and heritage district will be partially lost.We recommend the design of outdoor living spaces as part of the landscape treatment on the proposed severed lot promote interior-exterior connections in the convivial spirit of the Village character. KENNETH J.HOYLE for RICHARD HAALBOOM 17 of 23 3.1.4 Architectural i i There is opportunity for architectural composition between the new house and the existing home, promoting a respectful relationship between the two. Architectural composition is a key concern in By-Law 88-17. For example,the plan recommends the rebuilding of the barn on the subject property in order to enhance the architectural composition of the property.We have proposed a detached garage which in our view could also be a two Storey structure on the severed lot to address this concern and at the suggestion of the owner propose a link or breezeway between the proposed house and garage. Site Plan "...A number of features enhance [the importance of the district's historic buildings]. Most importantly is their natural and unaffected presence.Their varied size, appearance and position on lots of differing size and shape and surrounded by a natural setting of trees,watercourses and vegetation complements the rural character of the Village."(pg 27, Schedule "C", By-Law 88-17) Our recommended site plan combines heritage considerations and City of Kitchener zoning bylaw. The planning mitigates impacts to valuable heritage resources and encourages context-sensitivity in the placement of the proposed new buildings. Table 3: Zoning bylaw requirements ITEM ZONING BYLAW REQUIREMENTS PROPOSED Severed Lot Zoning R2 with Special Use Provision for lot size and frontage Frontage (Special Use Provision)30.48m 30.48m Minimum lot size (Special Use Provision)zoz3mz 2113.2 M2 Front yard setback(residence) 4.5m 19m min. Front yard setback(garage) 6m 26.5m min. Rear yard setback 7.5m 35.3 max. Side yard setback(residence) t.zm t.zm Side yard setback(driveway) 3m 3m Maximum lot coverage 55%(1162 M2) to% Maximum gross floor area(residence) 45%(951 M2) 6%(125 M2) Maximum gross floor area(garage) 15% (317 M2) 3.2%(68 M2) Maximum building height 10.5m above highest grade at perimeter 10.5m of proposed building KENNETH J.HOYLE for RICHARD HAALBOOM 18 of 23 Floodplain elevation 29o.8m-288.7m Minimum fill line elevation 29o.8m 29o.8m Minimum finished floor elevation(FFE) Not lower than existing grades 291 Minimum flood proofing measures n/a Septic requirements n/a See LVN Sewage Servicing Feasibility Study GRCA requirements/regulations GRCA permit is required for all building GRCA permit will works on this property be applied for 3.2.1 Within set back parameters The zoning bylaw permits a 4.5 metre minimum setback from the street.The proposed residence which includes a suggested a 3 metre wide front porch is set back 16m from the front property line,with the building itself being 19m set back. This is a deeper set back than the existing residence on the subject property, maintaining the sightlines to the existing home.The suggested front porch will contribute to the convivial atmosphere of the community, though the proposed home will be set back too far from the street to contribute significantly to the streetscape. 3.2.2 Within coverage parameters The minimum footprint of the proposed home is 193 square metres, including garage, or 9.2% lot coverage,which is well within the zoning permit of 55%. 3.2.3 Garage, driveway and landscaping We recommend that the home be designed with an un-pronounced or detached garage, allowing the front door to be predominant, as is typical of other residences in the neighbourhood.We suggest the front porch be deep, allowing functional space for outdoor living at the front of the home although the final details of the porch will be subject to the wishes of the new owner. The driveway surfacing will be suitable as asphalt, concrete, precast concrete paving stones or gravel (preferred) .A picket fence is also suggested along the front property line to mimic the styling of other landscapes along that portion of Doon Village Road, and contribute to the convivial nature of the neighbourhood. 3.2.4 Topographical i i The proposed severed lot is low in elevation, being in the flood fringe of nearby Schneider Creek, and there may be changes to the existing topography for the new sewage (septic)system.We recommend massing the proposed new house near the severed property line to allow less alteration of grades KENNETH J.HOYLE for RICHARD HAALBOOM 19 of 23 across the site as well as a continuation of architectural composition across the retained and proposed severed properties. 3.3 Building Materials & Design The building design options will help to mitigate the impact of the proposed development on the heritage attributes of the subject property and surrounding Part v protected properties through contextual sensitivity.We recommend that the proposed home be designed with character, in view of the eclectic nature of the surrounding heritage district,the neighbourhood historical aesthetic, and as suggested in By-Law 88-17 guidelines (see Table 4). Heritage Table 4: Upper Doon i District building i i Guideline(139 32,Schedule"C",By-law -17) OUR RECOMMENDATION Height—Height of new buildings shall be similar to the The new residence shall be a_modest z height of the historic building stock storey;building,not exceeding the stature of the existing designated home. Form—The visual form of new buildings shall complement A full-length front porch is suggested and a the form of the historic vernacular building stock.In this detached garage appearing as a later regard,the form shall be varied with consideration given addition. to one and a half and two storey heights,medium to steeply pitched roofs,dormer windows and rear additions and add-ons Roof—The roof pattern shall complement the roof The roof shall be medium-pitched and patterns of the historic building stock with emphasis on suggested without dormers,maintaining medium to steep pitches with dormer windows. simplicity of architectural detailing,so as not to visually distract the viewing eye from the designated house on the retained lot. Windows The placement and proportion of windows The windows will be historically accurate shall compliment the historic building stock with emphasis to the architectural style chosen for the on vertical sash and casement windows. home. Colours—Colours used through paint and materials shall The exterior colours of the new home are be historically sympathetic colours being of quiet,subtle, suggested to be in the same colour palette natural shades. as the historical homes within a 150m radius.Generally soft beige,brown or white. Materials—Materials appropriate and typical of the The new home is suggested to be true to Heritage District shall be used with emphasis on natural its own architectural style in terms of fabric such as brick,stone and wood as opposed to metals exterior material.Preference for smooth and plastics. yellow or red brick or wide horizontal siding is suggested in order to blend with existing Village homes. Siting—New houses shall be sited in harmony with the The new home will be oriented toward the physiography of their site.A natural positioning is road,as is consistent with other homes along the street.The home will be massed KENNETH J.HOYLE for RICHARD HAALBOOM 20 of 23 preferred to a standard subdivision approach. toward the severed property line,keeping in the area of highest elevation on the lot, above the grade of sometimes-damp lower site elevations. Setback—Varied setbacks are encouraged to maintain the The new home will be set back behind the natural and organic form of the Village.The setback frontage of the existing home at 1165 Doon should be determined by the natural siting of the house in Village Road and close to the severed the landform of the site,and in compliance with the property line.Considerations include zoning by-law. maintaining sightlines to the designated home,massed architectural composition, 3.4 Site Servicing The site will be serviced by a septic system. See Sewage Servicing Feasibility Study by LVM Engineers dated Oct. 4. 2013. Protection 3.5 Tree Removal & During the construction period, we recommend that protective snow fencing be placed at the drip line of the trees recommended for conservation. See Appendix A-Tree Conservation Plan prepared by Hoyle &Associates dated November zo, 2013.We recommend that this fencing remain in an upright position during construction only to be removed for brief periods of time to accommodate hand work in the root zone area. Roots damaged are recommended to be neatly pruned and covered with soil immediately after pruning. 3.6 Designation & Legal Requirements We recommend that the proposed severed lot and new home are not worthy of designation under Part IV of the Ontario Heritage Act.While the Part IV designation of the subject property currently encompasses the area proposed for severance and development, no aspect of the grounds are listed in the designation,the grounds hold no intrinsic heritage value and no significant heritage features are located there.The proposed new home will also have no intrinsic heritage value. Due to its central proximity within the existing heritage district,we recommend registering an agreement on title requiring that any new building or future alterations on the severed lot be subject to the same policies and guidelines found in the Upper Doon Heritage Conservation District Plan, and/or the proposed new lot and home be included in the Upper Doon Heritage Conservation District. KENNETH J.HOYLE for RICHARD HAALBOOM 21 of 23 4.o Bibliography & References Chris Mahood, Heritage Planner, Planning Division, City of Kitchener Michelle Drake, Planner,Planning Division, City of Kitchener Lisa Beth Bulford, Resource Planner, Grand River Conservation Authority Barbara Steiner,B.Sc. Senior Environmental Planner, City of Kitchener 2010. Eight Guidz'ng Principles in the Conservation of Built Heritage Properties. Ontario Ministry of Tourism, Culture & Sport 2010. Standards and Guidelines for the Conservation of Historic Places in Canada, Second Edition. Parks Canada 2005. Ontario Provincial Policy Statement. Ministry of Municipal Affairs and Housing 1988. Upper Doon: a Heritage Conservation District Plan. City of Kitchener By-Law Number 88-17 1983. City of Kitchener By-Law Number 83-207 KENNETH J.HOYLE for RICHARD HAALBOOM 22 of 23 Appendix v i Please see attached KENNETH J.HOYLE for RICHARD HAALBOOM 23 of 23 ID out"�a q'�FW ¢>•'� p ° Whit ij zOO p z Von law; Cl'z Lu z ozxwg�,°�w¢¢ o� �Hx qww� Von law; ��'� 1-zrc w w W q w ��° OH Oxca Haw z..H o o xgHr a �Qzo z O o O ro �Z ¢Egy w��000z ¢q°oW L 3 qz x x Q a>Exwh3o¢wO°a¢oH qoo ¢ � a as xEHx:o qa H ¢w ¢o� xx 5° ¢ Nei °� z Q z z miss; ro H�, w � z W � � o q °'�zw 'tea 3°xw ¢¢oa�gWO�Z ,o-,a - O WW t. a t.Ww t. 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