HomeMy WebLinkAboutCSD-14-046 - HPA 2014-IV-005 - Severed Lot at 1165 Doon Village Rd - Proposed New Address 1175 Doon Village Rd Staff Report
��c t R Community Services Department wmkitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: May 6, 2014
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy
Planning — 519-741-2200 ext. 7648
PREPARED BY: Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: April 24, 2014
REPORT NO.: CSD-14-046
SUBJECT: HERITAGE PERMIT APPLICATION HPA-2014-IV-005
SEVERED LOT AT 1165 DOON VILLAGE ROAD
(PROPOSED TO BE ADDRESSED AS 1175 DOON
VILLAGE ROAD)
NEW SINGLE DETACHED DWELLING
RECOMMENDATION:
That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application
HPA-2014-IV-005 be approved to permit the construction of a new single detached
dwelling with breezeway and attached garage at the severed lot of the property currently
municipally addressed as 1165 Doon Village Road and proposed to be addressed as 1175
Doon Village Road in accordance with the supporting information submitted with the
application subject to the following condition:
1. That tree protection fencing be in place and certified by a landscape architect
(or equivalent qualified consultant) prior to issuance of a building permit; and
2. That the final building permit drawings be reviewed and heritage clearance
provided by heritage planning staff prior to the issuance of a building permit;
That future heritage permit applications for the severed lot of the property currently
municipally addressed as 1165 Doon Village Road and proposed to be addressed as 1175
Doon Village Road that comply with the policies and guidelines of the Upper Doon
Heritage Conservation District Plan be processed in accordance with the City's by-law
that delegates certain authority of Council to consent to permits for the alteration of
property under Parts IV and V of the Ontario Heritage Act.
BACKGROUND:
The Community Services Department is now in receipt of Heritage Permit Application HPA-
2014-IV-005 which is seeking permission to construct a new single detached dwelling on a new
lot of a PART IV designated property.
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REPORT:
The subject property is located on the south side of Doon Village Road between Oregon Drive and
Wilfong Drive. The subject property is designated under Part IV of the Ontario Heritage Act and is
surrounded by the Upper Doon Heritage Conservation District (UDHCD). The designating by-law
for the property indicates that it was designated for historic and architectural value.
J�VCDC�R# � a �� ����u
Approximate Location of l%w����%����j ;,,,,,������������ Proposed Severed Lot to
Proposed New Lot Line " � be addressed as 1175
g
Doon Village Road
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Consent to Sever and HIA
A scoped Heritage Impact Assessment (HIA) to identify and mitigate the impacts resulting from
the consent to sever the property, was presented to Heritage Kitchener at the January 7, 2014
committee meeting. No major concerns were raised by the committee. Considering the Part IV
designation of the property and the Part V designation of the surrounding UDHCD, the HIA
concluded that, in addition to the design/physical value and the historic/associative value
identified in the designating by-law, the contextual value of the property also meets the criteria
for designation under the Ontario Heritage Act. The HIA also concluded that the proposed
severance and construction of one single detached dwelling will impact the subject property and
surrounding heritage district in terms of alteration to existing views and trees.
The HIA recommended that the heritage attributes of the property and the UDHCD be
conserved through mitigation of impacts. Mitigation techniques include: siting the front fagade of
the new home behind the front fagade of the existing house on the subject property;
preservation of trees at the front of the severed property (except those required to facilitate the
driveway access); new plantings that respect and enhance the property and the UDHCD;
construction of an un-pronounced or detached garage; construction of a functional front porch;
massing the proposed new dwelling near the severed property line; construction of a new single
detached dwelling in accordance with the policies and guidelines of the UDHCD Plan;
installation of tree protection fencing during construction; and, registering an agreement on title
requiring that new construction and alterations on the severed lot must comply with the policies
and guidelines of the UDHCD Plan.
A staff report regarding consent application B2014-010 was presented to the Committee of
Adjustment at the February 18, 2014 committee meeting. No major concerns were raised by the
committee. The committee granted the application subject to a number of conditions. Included in
the conditions is the requirement to implement the conclusions and recommendations of the HIA.
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Heritage Permit Application
The owner has submitted a heritage permit application to construct a new single detached
dwelling. Included with the application are photos of the surrounding homes and streetscape,
drawings of the proposed home, site plan and a copy of the HIA(see Appendix A).
The proposal complies with the following conclusions and recommendations of the HIA:
Tree Preservation: The single detached dwelling, breezeway and attached garage along with the
driveway access have been situated to preserve as many trees as possible. The proposed siting is
consistent with the HIA.
Construction of an Un-pronounced Garage: The single detached dwelling is separated from the
attached garage with a breezeway clad in an alternate material and colour. The single detached
dwelling is setback 17.5 metres from the front property line whereas the attached garage is setback
approximately 22 metres from the front property line.
Massing the Single Detached Dwelling near the New Western Property Line: The single detached
dwelling is setback 2.7 metres from the western property line whereas the attached garage is
setback 5.2 metres from the eastern property line.
Construction of a New Single Detached Dwelling in accordance with the Policies and Guidelines of
the UDHCD:
Height, Form & Roof: The single detached dwelling will be two-storeys while the breezeway
and attached garage will be one-storey. The building will feature a low-to-medium pitched roof
and add-ons in the form of a one-storey breezeway and a one-storey attached garage. The
proposed height, form and roof is compatible with the existing Part IV designated single
detached dwelling and other two-storey buildings within the UDHCD.
Windows: The windows will be double-hung and arranged symmetrically on the front fagade of
the single detached dwelling. The proposed windows complement the existing Part IV single
detached dwelling and many buildings within the UDHCD.
Colours & Materials: The primary building material for the single detached dwelling and
attached garage will be red brick. The breezeway will be clad with horizontal wood siding in a
neutral colour. The proposed colours and materials are typical of the UDHCD and emphasize
natural fabric such as brick and wood.
Siting & Setback: The front porch will be setback 16 metres and the front fagade will be setback
17.5 metres from the front property line. The existing Part IV designated single detached
dwelling is setback 16.5 metres from the front property line. The proposed siting and setbacks
have taken into consideration views to the existing Part IV designated single detached dwelling
as well as tree preservation opportunities.
To summarize, in reviewing the merits of the application Heritage Planning staff note:
• the proposal is consistent with the conclusions and recommendations of the HIA;
• the proposal is consistent with the policies and guidelines of the UDHCD Plan; and,
• the proposed single detached dwelling, breezeway and attached garage will not detract
from the character of the property.
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As a result, Heritage Planning staff are of the opinion that the construction of a new single
detached dwelling along with a breezeway and attached garage at the property municipally
addressed as 1165 Doon Village Road, will not impair or negatively impact the significance of the
property or the UDHCD.
Moving forward, Heritage Planning staff propose that notwithstanding the Part IV designation that
would continue to be applied to the severed parcel, future alterations to the new single detached
dwelling that comply with the policies and guidelines of the UDHCD Plan could be dealt with under
delegated authority and would not necessarily be circulated to Heritage Kitchener for consideration.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The processing of Heritage Permit Applications supports the `Quality of Life' Community Priority of
the City of Kitchener Strategic Plan by helping preserve the community's unique heritage and
promoting culture as both an economic driver and a central element of a healthy community.
Heritage Permit Applications also support the `Development' Community Priority to honour and
protect our heritage.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
Heritage Kitchener will be CONSULTED regarding the subject Heritage Permit Application.
Members of the community will be INFORMED via circulation of this staff report to Heritage
Kitchener and via formal consideration by City Council.
REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A:
Heritage Permit Application HPA-2014-IV-005
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VIA EMAIL AND HAND} DELIVERED
Friday,April 11, 2014
Michell per"a k , MA ES, MCIP, RPP
Heritage,ge Pla nner, Planning Division
City of Kitc°rcrrcr
ZOO in tr ectWest �
I(itclx rrer, ON N2G 4G7 APR
RE Heritage ge P rmit p pl'icati.on U j
LUr ry X117
Dear Ms. Di-al ,
I r)closcrl please find a corrlipl t d Ileritage Permit Application in respect of the lot to
bn severed fr oni 1465 Doon Village lid. in Kitchener. Enclosed With this applic blear
airs photos tos ofth surrounding hmiies and strectsca'Peand drawings ofthe proposed
loom arrcl site plea. We also enclose ar copy ofthe Iferitar c Irrrparc,t Assess tvie rrt
prepared by Kenneth I. floy)e in respect of 1165 loon Village Rd. darted January 10,
°14 l'crrµyo it ref r enc .
We ask that this IIerita.ge Permit A plir;artion, be considered. and,if"arccr�p`rtable,
approved subject to the severance conditions b inn satisfied.
Thank you For taking the tiara to review and consider this enclosed application.
Please let its know if you have any questions,
Best regards,
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HERITAGE PERMIT APPLICAl"JoN roRm
Application Nor.
City�f Kitchener
Community ervices Department Ott
_
Planning Division _�_..�
KIWI 200 King Street West
Kitchener, Ontario N2G 447
( 1 g) 741-2426
Nature of Application
Exterior El interior , 'igna e El
Demolition New Construction Alteration El Relocation 0
Subject Property
Municipal Address:
,riptuor (f �nwr�: � � �Legal Deea 1�S�ZA,
h1l()�w h4e
Bvilding/Structure Type' Re id ntialr Commercial � Industrial � Institutional El
Heritage Designation,nation, P wrt IV Fart V(IA N )
Is the 1 �rN t o rty subject to a He to rn Easement Or Agreement? Yes No Ell
Prop erty Owner 'e ra'A OAO�te&
Name, .
Address.
Telephone(Home): btephone (Work):
Fax; -MaiN: � .
Agent (if applicable)
Name-
Adrire �.
Telephone (Horne). w � Tele,p'hone tWork),
Fa P-Nwr'I i l:
Written Description
Please, provide e written description of the project, Proposal including any conservation methods you
plan to use, Provide such detail a s nraterieta to be used, itteasuroments., paint C01,0LArs, decor,l ive
details, whether any original building fabric is to be removed or replaced, etc. Use additional pages
as required. Please refer to the City of Kitchener Heritage P'errnit Application u7'mie inn Guidefines
fdr further guidenoe,.
-
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f ovievr of City of Kitc hener Merits a Permit Appi i catio n S ubmissIo :Gui del In
Describe why it is necessary'to undertake the proposed w orl.,
Describe how the proposal is consistent,with the 'mart IV individual designating by-law or the Fart'
Heritage Conservation District Flare.
Describe how the proposal is onsistent with the Parks Canada Standards and Guidelines for the
onservatinn of Hist'oriio Fla s.in Canada (available at www.po go,oa),.
Expected Start Dates, � .., �� Ca4�i Expected Completion late, (
(bay Montt War) (f a Mon Near)
Have you die ea ed this work with Heritage Fianning Staff" D<Yes No,
If yes, who?
Have you discussed this work with the Building Division? El Yes o
If yes, who?
Have you applied for a Building Permit for this ark" El Yea
Other Related Applications (Building/Planning). Application No
Acknowledgement
The undersigned acknowledges that all of the statements uontalned in documents filed In, support
of this application shall be deemed part of this application, The undersigned acknowledges that
re e%pt of this application by the City of Kitchener- Planning D[vi ion does not guarantee it to be a
9cornplete" application. Theo Undersigned a nowled es that Council of the City of Kitchener shall
determine whether the 'information submitted forms a cornplete application. Further reviews of the
application will be undertaken and the owner or went may be contacted to provide additional
Information andlor resolve any discrepancies or issu s with the application as submitted. Dace the
application is teemed to be fully complete, the -application will, he processed and, if necessary,
01[e'd fpt,th ,,o-0,
of this application cons itutes consent for authorized municipal staff to enter upon the subject
property for the purpose of conducting site visits, including photographs., which are necessary for
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the evaluation of this application. The undersigned acknowledges that where an agent has been
identified. the rnuinicipality is authorized but not required to contact this person in lieu of the owner
and this person is authorized to act on behalf of the owner for all matters respecting the
application. The undersigned agrees that the proposed work shaIf be done in accofdance with this
appllcation and understands that the approval of this application under the Ontario Heritage Act
shall not be a waiver of any of the provisions of any by-taw of the City of Kitoener or legislation
including but not limited to the rcquifaments of the Building Code and the Zoning By-law, The
undersigned acknowledges that in the event this application is approved, any departure from the
conditions imposed by the Counc[l of the City of Kitchener or from the plans or specifications
approved by the Council of the City of Kitchener is prohibited and could result In a fine being
imposed or imprisonment as provided for ur,'ar the Ontario Heritage Act.
Signature ofOwnerlAgenf
Signature of Owner)Agent; Data: T-'cti k tot 20
Authorization
If this application is being made by an agentfsolidtor on behalf of the property owner, the following
authorization must be completed:
I /We, s , owner of the [and that is subject of this application,
hereby aumonze. to act on my l our behalf in this regard.
Signature of owner: nafw
Signature of Owner;
The personal information err this farm is collected trader the ✓regal authority of Section 33(2),
Section 42(2), and Section, 42(2, ) of the Ontario Heritage Act. The inn rmation vVill be used for the
purposes of administering the hsritage permit application and 8ngv ag appropriate service of
notice of receipt under Section 33{3J ar;d Sectrorr 42(3) of tha Ontario Hedlage Act. ff you have
any questions abort this collection of personal Wbrxrmafi'on, please contact the Manager of
Corporate Records, i!egrsfafed Services Division, Cay of Kitchener(519-741-2769).
INTERNAL USE ONLY:
Appftcatton slumber:
Application Received,
Application Complete_
NotIm of Receipt,
Nofice of Decision: _ -
90 Day Expiry fate:
PROCESS.
❑ Heritaga PtannIng Staff
El Heritage Kitchener
0Council
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SCHEDULEA
Written Description
Please provide a, written description, ofthe project proposal including ally
conservation methods you plan. to use. Provide such detail as materials to be
used, measurements, paint colours, decorative details, whether any original
building fabric is to be removed ot, replaced, etc. Use additional pages as
required. Please refer to the City of Kitchener Ileritage Permit,Application
Submission Guidelines fdr further guidance.
We have worked with designers to create a custom home to complenwat and blenal
in with the Upper Boon area and to align with the Heritage Irnpact Assessment that
was created by Kenneth J. Hoyle as a requirement of the severance for the property
of 1165 Moore Village .Rd.
The 1wint is planned to be a 273.0 sq.m. two-storey home with a ful I Imsenient and a
breezmay connecting the .main house to the garage,The main floor (with
breezeway) is 144A sq.m. and the,second floor is 128.9 sq,nI.The:freight of the
proposed h 0111 e is 8.91 m from, the fou n da t i ol n,
The front ofthe Porch will be situated 16 ni back froin the front of the property, 23
in from the wrest sidle p rope r ty line, a n d 5 m 2 in fro in the east side of the property Piece.
ne.
We would like to ensure that the placement of the home in comparison to tile west
side of the property enables us to plant trees between the subject property and the
adjoining property and provide for a proper swale.
The primary building material will he brick (3 1/8" x 3 16" x 10 1/8'j, The brick to
be ased is named "Old Lockerby"and is a prodma produced by Paisley Brick Vrile
Ltd.,a company based out of Paisley, Ontario. 'The main colour oft >iis brick is red,
which follows suit With the SUggCSted brick colour (red or yellow), in tile if eritage
Inipact Assess tile n t,
.A. front porch will be placed at the center of the home. The colours of the pillars and
gable end of the porch will be a light neutral colour(cream, beige, or soft white). The
current paint colours we are considering are Dulux paints, "Desert Castle" or
"0 b e I i s V.The perch col it in n s gill b e a sq u a re d esign (10""gat th e in ai n b o dy) with
built-up trims at the top anal bottom.There will be a half column against the brick
rrh(,, -e valdt ceiling that will be made out of
wa.11 of the house. , porch will have a bar'r'el
vinyl beadboard. A hanging light will be hung flour the center of the porch ceifi ng.
......................................... ............... ............... --------- ............... .......... .. . ....................
The front door will be a solid 6-panel door with dimensions 36"x 96" and will be
wood (or material intended to took like wood) and, it will be dark brown or.
mallograny. Around the door will be half glass ,sidelights with traditional grilles
1 - 9
^s
pain ted ire to light neutral colour (crweiawam, beige, or soft white).Above the door will be
a saraalarrrst wioreiow with traditional grilles to add Borne detail to:► the front porch.
The Windows will be do ulmle-lmrrra "vin l windows as shown on the enclosed
drawings. " 'hey will be ra neutral l colour (either beige, taupe, soft white or browo).
flrr the front side of the bouse, there will be four 0"x 72" double-hung windows on
the 1."1 floor (2 err either side of the porch) and fora '""x 54"' double-hung windows
onr the 2nor floor. "flle,-e will also he a smaller window above the laoam cla°era the ,1,,e
floor.There will be lariokruaerld detail around all windows. Above the windows will' be
an 11.5" stone header extending 2"'p ast the brickimmolel'. Relow the windows will be a
4,25" lirrmestone sill that extends 2" past the bricknaold.
To acid detail to the exterior of the house, two rows of aligned horizontal brick will
be laid between the first and second stories. also,a chinmey is being gadded to the
west:side of the house. 1.1here will be a wood (or,material intended to loop like
woOld) deck at the back of the hoarse.
"The exterior of the breezeway bet-veers the house and the garage will be made with
horizontal wood siding produced by C' ailaee. The wood siding will he the [:owwe
profile and will he a neutral colour (beige, taupe, brown,or loll" white). The
lar"ee ewe,, niater'i l is different frworra the hou se and garage m teiri al in order-to give
the a ppea ra n e of tian add ition to the hoarse and xa detached gear°a, e.":rhe front door in,
the breezeway will lac' �a solid 6-panel door that is h" x 80",
The garage will be r a.de with brick,rasing the srarne brick as that of the l°rourse. The
garage doors will be a neutral colour (beige, house, or brown). We are currently
leaning toward a '"sandstone" slaraele.The garage doors Twill have glazing at the tole ire
the shape of a sunburst to complement the ,gloms:, sunburst wimrdow on top of the
rniain door entrance. Above the garage doors will he Farm 1 1,5" stone header that
matches the detailing above the windows. Tile grange is connected to the house by
the b re e zeway tiand is set hock from the* fro nt I ne of the house by 14'
.
The roofing i-miterial will lie<ashlakralt shingles. We intend to use {W armuadian
Driftwood shingles from GAF Thriberline. The roofwill be a low-to-medium slope
with a pitch of S 1 '..
Detkailed plans and site plan have been attached. Samples will be provided at the
hearing on may .
2
1 - 10
,
eva, of pity of Kitchener Heritage Permit:Application
Submission Guidelines
Describe why it is necessary to undertake the proposed work..
There is no existing he ine rarr the severed lot. old , rrrl(l like to join the
Upper I oon c rninunity by buj'kijn,g a new he n)e on the severed lr:rt
Describe how the proposal is consistent with the Paj-t:1 "indiv'idwal
designating by-law or the Part V Heritage crnsel•v tip n District Plan.
Under By-law 88x17 designati ng 111:per :I: oon, Heritage District under Part V oft he
Ontario 11 r-iii e Act), it is noted that new building is nc rar•a ed on existing vacant,
Sit:eS irr lfI '1 1)0011 as tlrc Can be an crlrµacrrlunity to enibellish the strMe t:scap
composition arid character of Uplvr Doon. It is also noted that it is not the interrcic cl
that new build ings should reproduce past build ing styles.
The new hcarra e inCen d ed to lae b(i ilt., as J)J.eVicruSly racrtcd is designed with arr.
intentiorr to cr rnlal rra nt the Upper Doonarea. The new building will be,a quiet,
reserved two-storey hcrrrrc witlr a low-to-inecliuni 1ritclied. roof 1"he nrain neat rials
used for file exterior will be brick and wood sklin .
The tipper 1 rron area has vai'ying,types of 1°1ouses built during different eras. This is
evident by the two lrorrr s that can be seem on either side ofthe new proposed
structure.
Oil one skis of the proposed home is a.large residential Italianate h+nie built in
approximately 1884 (1.16S Doon 'Village Rd),, On the other side of the proposed
home is an approximately 1960s lrr.rr g'al w (1 1,85 Boon Village Rd) cross the
street front' the laroposccl horse is a one and a liralf storey home (1174 loon Village
1''d.)..
lraclUrded with this application are photos of the horn es and stre tscape surrounding
the proposed dwelling (pages 5-7).
).
We have svarked to design the proposed 11 rrre to align with ttie encloqed. Heritage
Impact Assessinent, which discusses Proposals for a new structure irrr the context of
By-Law 88-17.
3
1 - 11
C
Describe hoa w the proposal is consistent with die Parks Canada Standards and
Guidelines for the on ervi"tinaa of Historic Places in Canada (available at
]ra reviewing the Parks Canada Standards and Giddelines for the onsery ation of
I listoric .places in Canada,we believe that the proposed home is consistent with this
rridelirre in three main ways.
l{"ir°st, in wor king with the d e s i g raers of the hrrnie eve trek con si d era t i on of the Iocal
community and setting. The design ofthe home is intended to complement a ail root
Compete with the Upper Doan, area.
Second, in respect of materials, we are using matrrr°al rnaterials as much gas possible..
Brick an(] wood siding will he used fa..)r the exterior oft the home. We also are ware
fand, are choosing colours that c rr plenient they area. Also, all colorars align with
the flerita e Impact Assessment.
Third,we have worked.with the designers of the bore to ensure that th is crr torn
build is unique and does not give the appearance of a mass-produced horse that
would be found in one of the newer sub(livisions of Kitchener. Our irate.nt with this
design was to ensure tla�at the unique,ness of the Upper loom area is maintained,that
the horaae aloes not present as a modern home,and that the home sloes not impose
on or detract i`'rorn the historic setting of Upper Doon.
4
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A
With Over 40 Year$of experfence in tirban
clesig�n,site planning and landscape
arch1tectore, Hoyle&Associates has gained
a solid reputation for buNt&natural
heritage conservation.
Ken Hoyle,owner of Hoye&Associates, Is
a me in be r of time Ontarioo&Canadian
Association of Heritage Professionals(OAHP
& CAHP). [°Je is past-president of CA11P. He
has been the Chainnati of the Markham
Village Conservancy,Co-,chair of the
Ca mbildge 1,1 eritap Advisory Com tti i tt ee
and a rnem�ber of the Waterloo Region
Heritage Foundation. Hey is also a rn,ember
of the Internatlanal Network for Traditional
Building,Architecture and Urbanism,the
Ont fo Urban Forest Council(past-
president)and the Canadian Urban
Institute. In 2001, Ken was awarded the
Certificate of Achievement by the Ontano
Heritage Foli,indation, now the Ontarfo
Heritage Trust, fol'preservIng, protecting
and PrO1110fing OUrTrovince's rich heritage.
V
Kenneth J. Hoyle, OALA, FCSIA, CAHP
President,
.............. ............................................................ ............... ...........
Hoyle,
Strategic Planning &. Management
January 10, 2014
1 - 23
I
i
J'.t Development Proposal
1.2, Inventory of Heritage Resources
'.3 Da cription of'Subject Property
19.4 Context of Subject Property
1.5 Conclusions
2.1 Impact on Subject Property
2.2 Impact onSurrounding Area
2.3 Heritage Considerations
2.4 Conclu loo
�•���� � .�,"� 1� II:°iii"��'��1+���!��
.r Heritage Conservation
.2,Site Plan
3.3 Building Material's&Dc a n
,3,.4 Site Servicing
3.5 Tree Removal Jk Protection
3.6 Designation& L g'al Requirements
Appendix 'free Conservation Plan
KENNEM).HOY4„, 3, of x3
1 - 24
tm Badi,,ground
Lot severance and a new sin gfe detached dwelling are proposed,by the
property owner of 1165 boon 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 cuftural,heritage resources
wit h i n t li e pla nning application area, and � thorough de script lo n of the
proposed developme.nk, the subject property and the surrOLIndIfigs,
i,,-i Developrnerit F"vol"w""A
The owner of 116 5 Do o ri Village Road des]re s to sever the subje a property to
create one new lot and to build a single detached dwelling or)the severed lot.
All associated proposed bLIJIdfng works will occur on the proposed severed
Pint.
Figure i: Current survey and proposed severanco
.............
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4 U U r"PA V�J� E I P SKETCH SHOA%A'
PROMSE0 S11WEPAKE
PART OF LOI 3, (�,HWS TRACF
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AN ' PART CE LOT % REWE,REO PLA- j 5�4
011Y OF 101 EVER
REDTA VUIN10PALITY OF WAIERM
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KINNEM J.110A,� 4 -Of �3
1 - 25
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The existing residence on the subject property is designated under, Part IV of
the Ontario Heritage Act By-La - 7 .ThesL,,jrrounding nei h Ol.Nrhood i
designated as Upper Doon Heritage Conservation District tinder Fart V of the
Ontario Heritage Act( y-i,., 9-q), The Part IV designated home is not
designated under the Fart V heritage district bylaw. Schedule"C"of -p aw
.� t�. , �.. � reef r�cat .th -p.r ��c�e� ........_..
resideme,
1 - 26
By-Law 83-2o7 designates several interior and exterior heritage,attributes of
the structure at 1165, loon Village Road,The bylaw does not address the
attributes of the lot. No alteration is proposed to the existing designated
residence.The designated cornponents listed In By-Law 83-20,7 are:
Front and two side facades af the house
Bracketing
Windows
Doorway and chinineys
Flashed glass over the entrance door
Flashed glass,in the transom from the diming room to the porch
Art glass in the transom fron"i hall to living roorn
Art glass in the transom frorn living roorn to dining room
Col o u red glass In the stairwell (ro n del of painted birds a nd f I owe rs)
M8rbte fireplace
As the proposed developnient will not Impact the interior of the designated
residence, this report does nOt include Current floor,plans or historical photos
of the i nterlo r of the ex!st Ing horse on the subject;property.
I K5 1
1.3 E,e�scrlptlbri of SUbjtW(.A" i"01 Ciffy
The property at 1`165 loon Village Road is a large residential lot containing a
circa 1884, Italianato resfdenccs,a detached double bay garage and a I'leavily
vegetated side yard of mature coniferous and dedduous trees.
The residence has retained its original elegance; adorned withelaborate
eaves, trit'n of denticulate f rie z e and f teu r-de-lys brackets. C la Z ed acrd 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 sfngle Outbuilding,
a brown-painted,wood f rarn e and wood sided d o u bl e 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 collectlon of mature trees on the
east half of the subject property.These trees were planted'b 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 tinder Part IV of the Ontario Heritage Act.
.................... ......................................................................................................... ..............-I,,,--,,---"-,...............
KENNETHI HOYLE 6 of 23
1 - 27
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1 - 28
The subject property is of interest within the adjacent heritage district for
r several reasons. Primarily, the OxIsting residence was buillt by one of the
m.mccessfirl farnillies of the Village's ndu trial past.AddItionally, of key interest
to this impact assessment report, the grounds contafn rnany mature trees and
present an area of green open space within the neighbourhood.
Doan Villa, e has developed grad u,maIly over Zoo years, beginning as an
industrial centre on a nualn economic route and becottling a residential
nel h bourrhood gaff the beaten path,The area reflects many Oras of planning
and change, Schedule "C"of By-Law m17 comprises the kipper moon
heritage Conservation District Plan which details the l7lstorical evOIUtion and
the Unique and valuable heritage attribUtes of the area.A visual StUdy of the
area wvftlifn a 15o,metre rad[LIS from the subject property(Sage Fi,grrre today
reveals a diverse nai .of lot sizes, buJlldfn,g styles, materials arld r;mompositlor"r,
natural heritage features and landscape treatments,.
The overall atmosphere along this stretch of boon VOlage Road is
unpretentious, charrnfng, and convivial. Jo,,gers, pedestrians and cyclists
enjoy use of the road, rriatu.rre vegetation of°fers privacy and shale, building,
style diversity creates character, residents enjoy pnerousrymslW outdoor
spaces, and ne,fhlaa LWS converse over low picket fences.
I gW'cm 3: 150r71 r adlws frr)rn sm,rlject p ropei ty
h 1,65 Doon
Village Road
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1 - 29
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The following images depict the streetscape wkhin 15o metres of the subject
property.
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Ilhhiq��ulRliiill IllrlllI�'Jj
1174€700DV41lage Road 11$8 Daon ViIrage Road
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,ig3UaonVilrageRoad 11 goon Vil]ageRoad
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µ11a°:".=:sC?` ''L:]5:�.'_�3�`_Y3s===?.' `1`x�2. � '? • 1
12 pg Daon Viirage Road(Demolished) 1213,15&17 Doa n Village Road
j.
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7xx}Goon VdPag Road 12oa Door,VI Rage Road
Kk:Nfacf}{J.HOYLE 9 of
1 - 30
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1174 00011 V111ar,9 Read 1150 Doorr V ll�%e Road
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lu,l rJaxon Vilaap k)aC,
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1T51 O1'>#.7n Vidka c Road 113 D'ooaVillage Jkuad,
The residence existing on the subXxt property is of 1`oltural heritage valuie,as
is reflected in its legal,desi nat ori.The residence holds local significance
within the adjacent heritage, district as a vestige of IDoon Village's prosperous,
industrial past.
The subject property ground,;are also of cultural heritage interest; due to
01eir,aspens ac ,and treed
neighbourhood hbourhood acrd lierita, e district.
1 - 31
I
The following is our detailed assessment and evaluation of the proposed
l severance.
2.9 fi'l'yact Orr Subject Pr r')pej"t,
The proposed severance and new single det:achied dwelling with detached
garage will not directly, physically ftnpact the designated features of the
existing home. There will, however, be indirect ir"pacts on si htlines and
architectural composition that have been addressed through the proposed
site plan and suggested architectural detailing.The addition of a new single
detached dwellin g and garage on the severed lot will change the view as seen
con pn g from the east along Doon Village Road.Where there is currently a
deieply shaded grave of trees on the proposed severed lot, there will be a
dwelling and garage framed by the existing trees along the street and on the
retained lot, By maintaining all but one tree to acconrmodate 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 facade of the existing hone, views to the designated
front and east fa ade will not he obscured except by the existing vegetation
on the retain Lid lot,.
There will be no change to other existing structures(garage), landscaping or
driveway areas On the retained lot, but the proposal'wlll require necessary
topographical and vegetation changes to the existing landscape of the
proposed severed lot to accornm.odate the new structures and sewage
e
(septic)system,
The proposed severed lot slopes down to the east and south, It is desirable to
build the proposed new hone along the west side of the proposed lot,,in
order to keep out of the seasonally damp lower areas. This siting will require fill
(about 1 rnetre)to bring the lot elevation nip to approximately the centre line*
elevation of loon village Ind. It is anticipated the finished floor elevation of
the proposed horse wrwilI be app ro iniately 2 9 j. The grading of the site wviII be
rnininial,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 Tree Conservation Plan.
It f5 anticipated the streetscape of the heritage district will be rninhr nallyr
irnpacted. The existing view of the subject property,as seen corning frorn the
wrest along Do on VII[age Road, 'is first of an e isting dedclu wus hedge, then the
1 - 32
existing designated home and then,Mature trees located slightly east oil the
retained lot.All trees on the retained lot:will be conserved."1 he proposed
dwelling and garage will alter the backdrop of this scene slightly by reducing
the density Of the canopy within the area of mature trees reconiniended for
removal on the severed lot.
The view as seen corning frorn the east along Doon Village Road is first of a
mature hedge,along th e property line and a dense col fec tion of coniferous
and deciduous trees,giving way to the existing borne at the top of a small rise
in the land, "'I'lie trees do not crowd the existing home,and the view of the
north faqade of the home is quite open from this direction.The existing home
is set back on the lot, cat,ising the cast facade 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 rnatUre trees and adding a
driveway entrance at the street. The proposed dweJ I Ing&garage by,virtue of
their,proposed locations,will not obstruct the view to the existing designated
horne.
The proposed severance and the constructfon'of the dwelling and garage will
have minimal negative impact on the SWOLIndirig properties of the Upper,
Doon, Heritage Conservation District.The proposal will, howeVerr,'have VisUa[
Impact within the immediate context of the heritage district in that it will
occupy space currently dorninated by mature trees. The open space at 1165
DoonVilage 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 thfs natural space,,
The existing designated dwelling is set back,further than the homes across the
street, and the subject property is larger and more densely treed than other's
in the immediate area.This diversity cr,eate.5 a balanced composition in terms
of massing and contrast. The tightly-painted, smaller scale and dosely-spaced
hornes on the north side of the road are modest in architecture and landscape
treatment, and hold aclustered sense of farnfliarity..'The deep, nattiral colours
of the open space an d the richly appointed resi denre at 1"165 Doon'Village
Road have a sense of opulence and singular privacy not found across the
street.The proposed devefopment will alter this sense of space by reducing
the privacy and forested fee I of the slu bj ect property. fl owever,the prop o sed
dwelling and garage will spread the convivial ati-nosphere of the community
to both sides of the road through intensification of buildings and the addition
of a fanilly home, new neighlbours and outdoor living spaces,
..............
KENNETH L OU)n E
1 - 33
f
m r si1ki",g , df°1°rlwiVlYr'i;
To assess the impacts,of the proposed development, we have used the
following national and pr~uvMndat criteria:
I rd,P, Al
St aarfarrrsand ufdeli�n sfcr,rthe
Ontario Ministry OfTouarism,Clirrtuar �� port
ConserwraVon of Hl trrrfc Pia:ces fn Eight Ewueleiing 1'rJnciples 1n The ronservation
Canaria,Sew Edltfcrn(Par'ks
Of 8u11t Heritage Propwertios
i Canada 201n) Ontario M111fstry Of Traurlsrn,Culture And
Sport's Oil tarfcw N erltra;ge Tool Kit.
'fable 1: Synir°ar°y of applicablo,��TCl.wt�1�"� On p1°l ciples
R i"",
PAP K,'S I DA S DA Io.Gh, DV '1.r, S d°OR tl 1F i"ra u 5 F 9sLIl"ULlrfl°?q("N'1-ftl'bR)R��°
U4 4 Ar w r"IC;;11h,
VEG T,A1"f0N lrUMO
Rci:serving that vrh 1ch rs frrwprrrrt,ant.fn laal trees on the severed prat ere rrut designated raw l3y.Laww
deflulln gthruoveraffhcritRjgo value of 83-2q,by the City(if' itchaener,nor are,they mentiorled
tlmerandscapeisreeom,nr ended specfflca llyiinBy.p,-a^rr8&q.Floweve;r,thelwritagedistri'a;pl'an
pranplwaee,s,greatvarueonlrap�,n space.New building and
^s wv�ge on the Severed lot wwifl redraae the number raf t^xmstrng
tr4ples and open spmce,Care has heeii tdakeaa to con5l(ller`
ppe?.searvaVon of the open spare Corat:ril7uptron to the hi.�rftage
districttryVie thrau hitfual'sitfnp,oftheproposedlr,cpuse.and
garage,
VIENYSt'APES VrL'WSCAh"E5,
Presemvin,gthar;,ose,suclrasw?i$tA5, 1rnprcti-tant for tilie rverallcharackero-f the 5treetscumpersfthe
Vewwrs,Ll$[Jeuts,V¢5Uar axes and sight trppaer Doors ItQrrttwapxt,,C nsemvation NslKct,exfsting Vk,rµ,5 to
Ifnes thaet nray or may not be framed the harrrie at rl05 Doan Villa ge RoW w iIf not be Impaort�led by
by w'r 0(al featuares to terms nate fra a construction of a new fuonrme tin the severed 10 t,<a re.has been
fr�ral point: are hnportant in taken tofirt,s rve existIng vrewvs to th,e Part lVdo,sif,n,ated East,
OR rihig the overalI b eritage yarlue of N rarth an;r+,i West facades oftthro exlstfnpg lwaanti e,
the landscape k recommmended-
a&ill ,lfrrw ;Glixf'u'd„'9m�f;@�CY'fwYN.
tri°ir°,✓”1RJR)Allm"wll.',p11Y" Oi F011di%Il CULIUF4,E,& i`famJVH"lPlRlINtl"MtlSN'THE
iudd,� , t VNdrl�lCWr11,H 'riiiRTI'PlG9. r'Niplriby1"p
1,irOWME ,TAfk"y'LVIDE;NEE DOCUMENlArlION
Cuwnservatioa wwrerrla shouald be based inforrnatilon p`athered lei gy-t,aw S&q has harper rased rn Ulm
o li historic drrcu n°la'tll such"is desf n a ratf s,iti ng;of the new dwellfng on the severed fort,,gun
Mterrfc phntaigr«afibs,drawings,8rid order to conserve Clue streaaatscape and taf ricultural compwo�sifloru
�Ihysrcalewrdence. end har�mct r° ftlr�eheritage&stflct.
Site is an intle rai r,onipaernent of a By-Law 83•207 doles not make r'rleratfcan of the lot,or landscape.
1)u P&M carsUu(Ju re,Ch angefmwOle II'lownreuer,%eve ranace and,(on structilonof:anewvdwrr'ellfngonthe
MINNEIM)-HM'aW'Y E 91 of ?J,
1,
1 - 34
i
1
diatin#slips cultudaR Irerkag..value subject pr'ore y rw&Ii irnfj'act,the h-mciscape i,n terms of altered
con Mer�abl"y, views and trees,Sewerarace of the lot vain riot dinrrnlsh the
chamactser ofthet°rerrta,gt„ddstrlctordesi aateddwvellrrrt4,a-s
tare has been takpfl to address rn°rltacts to the existisrl,
vegetation and Views,
.LL t Il.tt LEGIBILI'rY
Neu'Nv orkshou'Idrbedlisunl;utslWaltle Bylaw 88-tyinchudes gm I(]Oines for new huifdings In the
from rcahcl.riullh i'ng5 or structures, heritage distflet.t'fwese�uride#,nes have been&wvllf be
should be recognia edasprorfwt5of considered If,the, esiepi of the r'ww horne.Set, tables and 4
t:hei'rerwn ti'mo• below.
lrU i(a°,.l liu, »,Arf l,I rowlA,gr!r i,Vj
`bi#H" w#IIYd Iwd#Vw�l` �`Vh V p9� au,wA'l, r:�w.IV.wd�B f wr�DS nor"pRTISC"NIan"'.il9id RV"'A ,E hw�w�tY, fwhl.
Rerns 144&7.4, may be degoated fire srrlaiect proprprty is designated under curt IV of the ontark)
u nder Pa rt V of th e O
IA.Ifthe Heritage Act,b.u:t the de5ienatioa not acidn-„ss the.lands a4
peo rapfhical areas that lnvc"Ne a the subject property.The surrounding ne ghbourbood'I's
grouping offeatuures sulcli as cfesi naLed tinder Part V as a heritaf;e dlstn.0lit order to
bulUng;s,s,haces,artha e01,0jqC al site 5 preserv(,!t[jectlitural9jeulta 'echaracteroft1iearea,rl°r
eras]nat:urah ererrmeats collectivery subs"t property Is noted in the Part Vroji,art and cc)rttritnxtes
form a,sigralfhcan type o-fcarltural poMtivehy'to tim ltedtage district in terms of hlstorrcal
h eritage re source, sign!R cance,ambitodure and strieet.wape,N10thout itse If b6ng
cksignate-d Und'Or the Pa It V a e5^,;rratio n.
We hawse used local guidelines in the preparation of this report, as fund in the
Upper Do on Heritage District Conservation Plan(Schedawle `” :kr, By,la 88-17).
entral tenent of the plait is the conservation and enhancement of the rural
atmosphere and composition of the Village. By-Law -ay suggests that the
atmosphere and COMPOSIGOrl in lude:s informal groupings of residences,a
mature streetscape,country esque ardens and erl(1054ig fences around
yards. Our recornrtiendations reflect these guldelirws.The objectives of the
plan are aesthetic,social and eccrnOnlic»The policies within the plan, as they
relate to this heritage impact assessment, are listed n Table .
"cable ?, Polk..!es Of'the Lllo,por Boon llerita, e District Conservatfon Mari
„ itl'4 kAl l ,rr.mu,u'flk rr au °tl� l, l;rIa ,I " f,F) p
5,?.3 Villa e truaracter A srgilificant quality to The sub es;t;property C ri#ribUtes slgrldItarrt!ly to the
hecons�er°vedandrenhanced Village 6huaractertlarougharchrtectur°eandtrees,New
budding s on the subjeu;.t property vdl W,designed to
conserve the existing characteristi softh,eretalned
lot,and of 010 Ckis Wctas march as possible,
3.3 Laird rise-Maintain and stregtfien gwet A two storey singJe family horne(approx.2,5o m12)is
faIrurr slc]ctiahtc Yr
m_..,_ .m_ ., y a�nrrrr ruk'edal ,, vforga ,,..w rrr rtirt416' cahaoti f �
� �] , �r -pr 60416'
� r �' errt�d�f"i�5��ron oh tics Sur a ecf
Y proposed Nrrt °ill be of cocci arable srze
Varlet ofnrediunratolar e,sirrghefarr'iily tootbersin the swjrrolundangcorn,rnarraity(se eFigure
is sirlenstiah lot sizes,encourage cr nserwatlora I Trees Ml he conserved as Winch as possil;thw while
scrrne will be rennoved to accommodate time
1 - 35
of natu rar onviron crient co rtstru(tio ri of the proposed buHd lngs a n 0 sewage
'YOUIL 50er,AppcfldixA-The Tree Coiiwrvatibrt Km
5.4.,3 Watercourses-auil&rg SWU be rivilited Dory a small'polti'ort of the NE cottior of the subfect
wfthin the!watercourse floo4ptain hi property is%vrflijjj the SchneMer Creek 11`004plairl.Tile
accord'Arxie with Crand Rive�r(onwrvation nla�orlty Of the property K(ongidered,"SpFlh-way".
AuthDrity regulations G RCA regkpratfojn s jvflj be f'ol'lowed„
5.5.3 Treesc,,Ipe-A sig
�nlflcant;8nd contritputing 'the exa sVng streetscrape of the skvbect property,
feature to the rural character of the Vilfmgrg, 05"We along D600 Village Road,will be ni afntatn ed
sho u ld be roafnka lned and expanded to WRII the exception of the r"P noyal of onus trv4i to
con'We"TiOnt objWiv e Of the he vita gre plan acco rnmi'lodate the coil str uWo n o4 tree.prop o5 ed
and NOWFal Envirojiment Managenment Plan driveway,
5,6m Natural P.nviro ri me ii t-Should be The Sftrfflg Of new b uikf Ings are se nsivvo to t'he
conservQ(J,rnafnta[nad,enhaacedainril existing natuiral envIronilichrit,of the property anA that
exParlded to comprerrent the obI!e0jves of ofthicheritage dfstl'rct,(,Dplsk,.ryfn amlonhandng
the 4critag 9
,e plan eximing vegetation and mafntainlng exi%t;ng grades
VvItere possible
54.3 Fl0Qdj,)rain-Develoinnent and acwty Oty Plantrvrs and conswvaVon author[Ly staff Piave
wRW,n the,floodway m floodfrimgg of tile b ecri co ris i,f Ited'irt the develop rn Lq nt pi!a ri s for time
floodlala frt shall be in accordanto withf vi e subjvct Property.
POHO 0 5 of Elie Qpper goon Secondary Plan,
the Kftcherter Official Main,an,d the poiikie5 of
the Grand River Conserv,,itibn Au tho iity
5.8.3 Icipography-Me rich and natural Proposed inm buflding works on the subject
toga graph Ica r compositfon of the viliage property will strike i bafano2 between the natural
should be con s,e rved and eri'll 0 nced,Ell e toll)09F,10Y Of the!Site a rid t1le 6 R(,A regu lait,10 1,15 for
a55oda ted Ila Wra I e nmrori inent of the buircUng irl a spHrwayredu-cing aftoration to existing
topograpily should Ue e oba nced,raod5capfng grades as n i uch as possible,
treaunent should v"appropriately%,viEh tlje
variety of I a n,df omi
5.9.3 New bul I'difng-Enco u raged on vaca nt The prolliosal encouiagfes light[nitensiftation within
lots,opportunity to,embeflish the,stmLLits(,ap,e the conini urifty.Rem It,fng lot si1z as will be In keepIng
((Jn1PDsiV0f1 and,Ch araCter`of U'pperr Doon, with the slm5 ofstirroun&ng;lots(see f fgure 3),The
appropria to a:nd cornpli ril e nita ry dwsir if t
pi,�n icompositioil of the PFOPOSIed Fetalmed an sev�red
temi's of height,propi)rVon,scale and Village lots aRows opportunity fororchitectural 316,51 r
S fl,In
chara�,,tor,built fn riesponse to theilatural keeping%with the comP05 iffon of'Otil erb u ildi'ngs In
c4iviroriment In regArd to natural builMig fiXop, the liv ritage district.'I kw Proposed dove top ment
and mate6als introth if e s;an opportunfty to erne'el ksh the
streetscape,forexampre with a pfeet fen<c
flie design and rnaterials selection Rpr the proposed
new building MAI be sensitive to the character,
fielght,prolm,rfion and scale of suffoun-LtilIg bon,,c
s,
based mt the gUdel In(,5,,proOded 10 the,H DC pla n arikf
regardless of trends fri modern home laycm.ot,
New build lnl;works X11 be sited,as rrii,gh as Possi3,11e,
-11,1after"A tkm to"exrsligig,tc�gographfaflid,
.............. .......... ............. .............. ..................... ...... with m1nlrnz
natural environnleot on the sobject property.
5-10.3 Carydens,Shallj)o planted!to strengthen Care i0l be taken to-echo the flavour of locat garderis
the irl U fil Srk na tural 0 od rura I q u ality Of the when ifltroilkgcfng new landscape treatment to the
of 23,
1 - 36
Village subject property.For example,by arkVng a context,
.se iisitIve pl(ket fe nce®
5-12-3 OP en spare III(*sp?a6ous ru ra I Tile propowd 5evered Wt Is at lent a x,acre In s.i7e,
dvaracter of th(*Mskr!r,t shall be conserved by Ore will b e ta ken to flte tfi e p roposed inew bui Vag
tKe establishniOnt of a 111n aunt not size of Yj svith space enough for adequate sfiekev.ng of private
acre and th o 0,n 4a nc(!,m e n t of private landscapes(Ix)th of the subject Propprty a,nd of
harm c,�p es acIPcolt properties).
I h e proposed severance and construction of one 51ngte detached dwelling
and detached garage will,impact the subject property and surrounding
heritage distrfa in terms of alteratfon to existing views and trees.The
proposed development will contribute, to the existing fabric of the heritage
d[stilict by introducing,a historically and contextually-se nsiuve site plan and
new dwellfrig,to the residlential corm illunity, The proposal will contribute to
the ProvNicial Smart Crowth directives of intensification while respecting local
heritage thmigh appropriate setbacks and tree conservation.
... ............ ............... ............... .............................. ................. ......
16 Of 23
1 - 37
The results of our assesstrient and evaklatfOn demonstrate that there will be
minirnatnegatfve impacts to tj,je streetscape and the perception,of open
space within the heritage district as well as impacts on the views to the
desi hated'residence on the subject p rop e rt .As reco rnmend ed i ri item 2 k.2
of the Provincial Policy Staten°ient(2005), heritage attributes of the protected
heritage property and heritage district will be conserved thlOUgh mitigation of
the impacts of the proposed development. Below is a detailed report of our
,recommendations in achieving impact mitigatfori.
P.1 Vie W5(-,a1)e
The North, East and West fa tides of the existing horne are protected under
By-1 aw,83,-207.1 he siting and landscape treatment of the new dwelling on the
proposed severed lot will mitigate negative visual impacts to the designated
f0atUres.We recommend maintaining sightlInes from the road to the existing
d e sfgna ted home by siting the f ro nt f zi+ a de of the new ho rne behind the front
f'acad'e of the existing.
7"Ireed stn eetscape
We recommend the preservation of treesat the front of the severed lot a,$
much as pos5lble, so as to maintain the existing treed streotscape. Where
trees rilus t come down,for construction,we recorn rne,n d that the pla n ti ng of
any new trees take place in such a manner that their placement respect the
existing views to acrd from the exist Ing residence whil e also enhanc,fng,the
tree ca n opy at st reet level,
3.1,3 Opt"m space
There will be tree removal to accommodate the sewage system, driveway and
inewbullcifngs. The arboretum feel and open space that the proposed severed
lot currently adds to the sobject property and heritage district will be partially
lost.We recommend the design of outdoor living spaces as part of the
landscape treatmelnt on the proposed severed lot promote interior-exterior
connections,in the conylvial spirit of the Village character.
............... ............... ..................................
K&"auo Y,vionE
1 - 38
ii
1
wt l�cl�i� mt�t�rr�9�wmcarrrr°rf�casit;iorr
I here is opportunity for archit cturaI c omp o sit[on het eePi the new Douse
and the existing home, prornoting a respectful relationship between n the two.
Architectural cornpositioan is a key concern in By-La -17. ror e alylpl ,the
plan reconirnends the rebuilding of the barn on,the subject ct 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 tl'le suggestion of the owner
propose a link;or breezeway between the proposed dwelling and garage.
e.
j
��..,A nraonber of features aznhince(the ir'nportance of the
district's historic l'Uildings)', M o5t importantly is their,natural anon
unaffected Presence. Their wearied size,,appearance and position
on leas of differing size and share and suarroundtad by a natural
setting of trees,watercourses and vegetation n complerne nts the
rural character of the Vi [age."w(P9 117,Sc hedwrle"C".Byn Law 8 8-1 )
Our r cor'rwrmerided site plan combines heritage considerations and City of
Kitchener zonin b l'aw ."The planning;r- Iti aat s,irnpa(ts to valuabfe heritage-
resources and encourages context-sensitivity in the placerne[it of the
proposed new building 5.
.i able a Zoning by1mv r°equirernrrent,s
01° aii" "� �ry V"H
lUat
Zoning fta with Special Use Provfmr,"ar"for lot size
,and fro nt:a e
Frontage _ ( rrecmel Use Provl'srrira)30A8 rn 3048111
MiOniurn lot size (S5Peclarr Use Pro v,Wi n)m,'4rrr'
(=root yard 5x0—ack{resfder*c) 4-5r'l I In'
Front yard setboc%(gara,e
6r°rr 6.5mn74n.
Roe yard setback 7.5nt 35.3 r11, 0.
Side yard serl',rti(�:,k(resid ence�) t„IM t.in7
5rde yard set6aO,(trriveway,) 3M 3rn
Ala Xinvoi`ro lot coyerag'e 55%(1142,ff") tot
Mann'Iu m gross floor iii-ea(res+dence�
�,...�........... . ._�.,��, ....
Maximum gross floor area(Varayae� 15A (317m). 3,2%(68rrr')
w.axln°ruinbulld kip,heigfrt 1o.�j rli above WmlghestgrauJeatper il,neter 10.5r IlTax.
r g
trt Free cr e�bull�r��, �.
ru,rUNET'YA.dlr]YLE ra of u3
1 - 39
If
&Vhr rmotrr7w fill ls`rr elevaUon a r�. rww 290,&n
Wnhiurrn finished r oor,devakiop( FE):) :rot tower t1timi ex:h,,0 rerades s4)1
Mlnlrrioni flood.pro,ofingnicasure s ro�111
Septic requ�rerri nts r11a 5eo LVN Sewage
S,e,r"wmC ng
reasibiIfty tita,ullr
C RC r sluil�err°�u,rwr r urlatr urs G RCA perniIt Isrequ fred,for aflbLAl7dtrJgr !K,RCA pen rnkW11
works beapplrermfor
a2.1 WIUl'ihw set h8ck iaararn ter,.s,
The zonIng bylaws permits a 4.5 rt°netre minimuni setback from the street. ]''he
propose(] residence which includes a sug ested,a 3 rnetre wide front porch is
set back 1 rn from the front property line,with the builclIng itself being 1 m
set hack. I his is a deeper sets beck than the existing residence on the subject
property, maintaining the sl, htlirres to the existing home.,"'I'°he su, ��ested front
porch will contribute to the convivial atraaosphere of the community, though
the proposed home will be set back too far from the street to contrihmate
si nificantly'to the streetscape,.
Witlw rw CCwVeJ�a e I am rsnnaotrwrs;
The m1ninium footprint of the proposed dwelling and,garage is 193 square
naetres or 9.2%lot coverage,which is well within the zoning permit of 5 5%.
.2,W garage,drIve,w ay anad landscaping
We recornrxwend that the dwelling be designed with ail urn-pronounced or
detached garage, allowing the front door to be predor,, ninant, as Is typical of
other residences in the rm i hbourhood,We,suggest the front porch be deep,
allowing ftinctional'space for outdoor living at the front:of the home although
the final details of the porch w il'i 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 i s also suggested along the
front;property line to rnirn1cr the styling of other landscapes along that portion
of D on Village Road, and contribute to the convivial nature of the
neighbourhood.
,2 4 TOpograprhicaI cons iel ration
The proposed severed lot Is lower in elevation, being in the flood fringe of
_--near y ra re . w th, t my fix , In ,i .ti r^ o ,i tirnn top e� raphay
.. .,, .
for the new sewage,(septic)system.We recommend massing the proposed
new dwelling near the severed property line to allow less alteration of grades
1 - 40
acr s,s the site as well as a continuation of architectural Composition a rriss
the retained and pr posed severed properties,
3.3 l`3)cdI(,Jnl'i g Ila"lia't'p Pot"'ials i'"l;S V,o„�i
°I`he building design options will help to rnIti ate the impact of the proposed
development can thTe heritage attributes,of the subject property and
surrounding Part v protected properties through contextual sensltivit; .we
recor"rarnend that the proposed home be designed with character, in view of
the eclectic stature of the surrounding heritage district„the nei hb urhood
historical aesthetic, and as suggested in ,-Law 88,17 guidelines(see Table 4),
t°a"l b I 4; I I)per°i n I jer it age Coriser ltlon DIsthrlct new buildIng, uldeHnes
4i_ pWd c;Vi V"J,r J V, °�,.ro+i�u�'rN r,�"a;,�U� �� s,a"u !•,U��, �i�„�li�.ns. ,u FOµu,i°"r ; tNi � r;;Y'�
Height.,,.Helghtof new dauildfngssl'r-a9hlaesirindar'tothe The newwresiafene;eshaIIhea modest 2
height of the historic bul @Eng wtaock- storeyMddnk,not exceeding the statuirkl,
of the exlstlra rPeasi noted horne.
Form -Thevrsuaalformofnewsbuilding shall complement A furl-length front.paarehrswuf%esrtedand'a
the form of the 11lstorFc vernacular,budding stock..hn th N de tac hed p ra Q a noarine as.a later
reeprd,tlaefuar`a°raOmll>'bevy-aruedw ithtr'answder fon given, additiomWe also s gge5tthatan
to one and a h a[f and two stuoreyhef hts,medlu m to archa'Aectuaral Ifnk between the two lad
steel)[ypRched roof s,dora'nerv4ndowws and,rear add ltfons consh'r eied.
;<auld add,ons
Roof.„The roof fpottcm shawlI,compleraiernt the roof fhe roof shall be inetdhiro-pitched and
patterns of the historic burfldlar9 sterns with emp ask,on surb ested% thwraut idu,rmcrs,rnalnt,alnl'n,
medfu:rnl'tosteeppltches with(former wwfridowtirs. sirnpl'lertyoofarchitecturaldetaifir ig,Soas
not to visually ulistract the vle+%iri,g eye
fron°r the desi rtatead haarase on the retained
Pot..
s'4indowsrs ahe placenaent and propuortrran of windows The win doww°s w IN he hititorlr.ally accuarate
shall Corrr,laliownt the fr'istork budding stock%yrtha eniplimsk to the archkettuwrai style chosen for the
on w'ei kal,sash and caseirwvnt w ind`owvs. holne.
frpPraurrs Colours usrod'tftroud,h paint and'na.gatrh4al5 shal'I The emarte+Wnor codouars of the raamwr hranrea�re
be historically syrnl^r,athetic colours being of xtwoWet,subtle, suhges;taed to be in the same(ol ouar palette
natuaraf,shades. as the hlstcorfcal lion'es wvlthdn a 15 o
ruedivs;.Cen era Ilysofth,e Ige,brown or
white.
M,akt,, lads-MaterGalsapprtopr late:andtypka'I of the 'r tie new dw,woOn is suggested tobe^trtie
Heritage Ustrfct sh all be used with eiarph,asis on natural to lt$own ari:Wtectuamal style ro terms of
fabrlc such asbriere,$torbe^and wood asraPalrosedt:ometals Qx teriormaterial.pref are aat'eforsmooth
and plastics. yO,row orred brEck ear wide horizontal
sicd 1119 is sus,+ est er In ruder to blend with
ekistingvaagehotries. ,.,,,,,,;,. ,,,.,,
'i0fl -Neww[mousesshallliesitedfnhrarmrionywwlththe The new' sdwvellfrm, wwrfllYoeorkuit(ultw)wvard
physiography of thghr site.A natue sl position-in is Ch rend,,,as is consNtent with other home s
a long the street,"Mae Owe ldirogwwfld be
NUYNd.rt(A HOW.E' 2f) Of 23
1 - 41
1 rrrarretrQd to a starldord subdivisi'on apjo°oxb� massed tom rid the severed property line,
keepBng in the area of h%hest etewatro,n on
the rot,above the grade of sornethnes•
damp lower site,erewatiOns„
5etbark-Ywiod wtba(ks ary afiacouxrapM t o rm1aftmtain the The Pem;dwell og, wil,be set back be, nd
natar,ra%and aarganaa,farm(if time Vilrat;e_rfrra set�rar.k the frontage of the e xtsdng horne at 1165
5110 uWId be determarmtned by the natumra15 Wng of the hoarse to IDoon Village Road and,dose to the
the Iaindform of the si`te�a and in co nifrliance w+,rith tfiC severed property rrn„Consitlerations
20111rr bybW. rr,ducto nlaWa,rning sightlines to the
des gnated horriu,massed ardAectural
composition,
1
The site Mil be serviced by a septic system. See Sew a ervjcing Feasibility
Study by LVM Engineers darted October 4.2013—
During the construction period,we r corr°u n nd that pr tectivn snow fencing
be placed at the drip 11n of the trees recommended for conservation.. See
Appendix A-Tree Conservation Plan prepared by Hoyie 8,Associates dated!
Nove in b r° 2o, 2o1 .we r corgi mend that this,fencin s reirn A ni in an upright
position during construction only to be r rnoved for brief periods of time to
acc n-irpodate hand work In the r cit zone area. Roots damaged are
t° conirner decd to be n,eatly prop d and covered with sail Immediately tely fter
!pruning.
Yimf rw p; rr i[r rr qtr Legal fit°r;lrrlrm �ri't�, rri�'
While the Part IV designation of the subject property currently encompasses
the area proposed for severance and development, the grounds are not listed
in the d0si,gn tionr ""I'hefr con te u al values do however meet the criteria for
Part IV de sign at10n as set nut.in 0 nt ario Regu lation 9106. We reco mmend
therefore that the proposed severed lot: amain designated under Part IV.
And due to its central proximity within the O"pp r Doon Heritage Conservation
District Flan we r conim nd registering an agreement on title requiring that
any new building or future alterations on the severed Pot be subject to the
sane policies and guidelines found in the plan®
rKENOYEI'HJ'.HGA.t=', 21 n1 23
1 - 42
t
i
�i r:i1)11 y rx 1-3,c!"f e iwe pic.,e u
1hris Maahraod lleri:taagc l'tangler, Ill aaaaira °1)ivisian, CRY of Kitchener
N- cacle Drikc,Planner, Planning
Division,City of Kitcherier
Lisa Beth 13u.lford, Resource Piaaolcr° Grand River d.oras.cnavat on,Aau horit
baariaata Steiner.,B. c., Senior Erau,vironruaentaul Planner, (Aty ot" itcluencr
fil O,i'aa a r rrra'aa;Nnd lee in the C'n-rerawfion oj'& It J.-f ailage P(opey-&s. Ontario
M ill r,stry of T oaarisrr),cu.1ture & Sport
10. 'trand aalr rweI Gaaalefioter for°/Ar(�'vritSe7v afiall vJ I�.,U,r&r°fr. /m,-c I in-Ce 711r2 e/"cr,S Lr c o II
Edition. Parks Canada
0 5. aatxar ar mii)d'ad Pal"r Stcrlerrr nt. Nhnigrry of Munic'up al Affair and 1-lousing
1988, (.11 a°a-Oearaa:a Ff a*aage '�mrejwwhm ip istrid P/an. ("ity of ritclicna°a., BY-Laa r
lotaa'lacr -17
1983. City of Mtchener By,1..sew Numtxr 83-207
k;FNNT r)I).WYJ 1. 22 of 23
1 - 43
............
KENNE W fj(�yj F 2.� of �.5
1 - 44