HomeMy WebLinkAboutCSD-14-055 - HPA 2014-V-006 - 1122 Doon Village Rd Staff Report
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REPORT TO: Heritage Kitchener
DATE OF MEETING: June 3, 2014
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy
Planning
PREPARED BY: Leon Bensason, Coordinator Cultural Heritage Planning
519-741-2200 ext. 7306
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: May 7, 2014
REPORT NO.: CSD-14-055
SUBJECT: HERITAGE PERMIT APPLICATION HPA-2014-V-006
1122 DOON VILLAGE ROAD
DEMOLITION OF AN EXISTING SINGLE DETACHED
DWELLING AND ACCESSORY STRUCTURES, AND
CONSTRUCTION OF A NEW SINGLE DETACHED
DWELLING
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2014-V-006 be approved to permit the demolition of an existing single detached
dwelling and accessory structures, and the construction of a new single detached
dwelling on the property municipally addressed as 1122 Doon Village Road, in
accordance with the supporting information submitted with the application and subject
to the following condition:
1. That the final building permit drawings be reviewed and heritage clearance
provided by heritage planning staff prior to the issuance of a building permit.
BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2014-V-
006 which is seeking permission to demolish an existing single detached dwelling and
accessory structures, and to construct a new single detached dwelling on the property
municipally addressed as 1122 Doon Village Road.
REPORT:
The subject property is located on the north side of Doon Village Road opposite the intersection of
Doon Village Road and Oregon Drive, within the Upper Doon Heritage Conservation District.
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1122 OOOOViUagS Road is occupied with @ single detached dVVSUiOg built iOthe |@tS 1930S' an
accessory shed structure, and a detached garage built in the 1980s. The single detached
Uvve||in0 is a one storey elongated structure clad in a both vvhib* vinyl siding and wood board
and batten. It features a medium pitched gable roof with asphalt shingles. The building has been
the subject of numerous alterations and additions since its original construction. The accessory
shed is a small wood structure with gable roof. The detached garage is clad in vinyl siding and
has a gambrel style roof clad in asphalt shingles. An addition was added to the garage to
function as a photography studio. The structures on the subject property are setback a
significant distance from OoonVi||a0e Road in comparison to neighbouring properties, with the
house setback the furthest of the three structures at approximately 80 metres. The property is
not identified as a Group 'A' property within the Upper Doon Heritage Conservation District Plan,
and is therefore considered to be Non-Historic property.
Proposed Demolition
The applicant proposed todemolish all the structures on the subject property and build a new
single detached dwelling. The applicant provides the following reasons to support the request
for demolition:
• the house provides only 9OO square feet of living space and does not meet the needs of
his growing the family;
• the existing plumbing is5O+ years old and the pipes freeze in the winter;
• part of the roof was damaged ina recent ice storm; and,
• the existing house does not blend in with other houses in the District.
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View of subject property from Doon Village Road
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Location of existing structures on property.
The Upper Doon Heritage Heritage Conservation District Plan contains policies with regard to the
demolition of Non-Historic Buildings and for the construction of new buildings within the heritage
district, which includes:
"Where there are few or no complementary architectural or historical features there will
not be a presumption against demolition or building face lift. Where the building detracts
from the overall streetscape composition additional building will be encouraged to reflect
better the tone of the historic district."
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Photographs of existing structures
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The Upper Doon Heritage Conservation District Plan contains 8 policies that must be considered
when new construction is proposed. The 8 policies address the proposed height, form, roof,
windows, colours, materials, siting, and setback of new construction, as follows:
• height of new buildings shall be similar to the height of the historic building stock;
• form of new buildings shall be varied with consideration given to one and a half and two
storey heights, medium to steeply pitched roofs, dormer windows and rear additions and
add-ons;
• roof pattern shall complement the roof patterns of the historic building stock with an
emphasis on medium to steep pitches with dormer windows;
• windows shall complement the historic building stock with an emphasis on vertical sash
and casement windows;
• colours shall be of quiet, subtle, natural shades;
• materials shall have an emphasis on natural fabric such as brick, stone and wood as
opposed to metals and plastics;
• siting shall be in harmony with the physiography of the site; and
• a varied setback is encouraged to maintain the natural and organic form of the village.
The applicant is proposing to build a new 2 storey single detached dwelling on the subject
property. The new building would be setback 36.5 metres from Doon Village Road, which is
approximately where the detached garage proposed to be demolished is currently located. The
house generally features a rectangular plan having a dimension of 19.76m x 20.32m. The height
of the house would be 31.3m. The new building would be clad primarily in a natural stone on the
front elevation (Ivory White/Honey Brown/Laurier Dark Brown) and brick (Ivory White) on the
side and rear elevations. The hip roof would feature a medium pitch clad in asphalt shingles
(Driftwood colour). Windows are vinyl and either rectangular or semi-eliptical in shape and beige
in colour. The window openings will feature a stone sill and stone header with keystone detail.
The house will be accessed via a driveway situated in the same location as the existing
driveway, leading to a single and double car garage located on the west (side) elevation.
Detailed elevations and specifications are included with the Heritage Permit Application
attached as Appendix `A' to this report.
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Front elevation of proposed house
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In reviewing the merits of the application, City staff note the following:
■ 1122 Doon Village Road is not a Group `A' property;
■ the existing house is not highly visible from Doon Village Road and does not contribute to
the historic streetscape;
■ the existing structures proposed to be demolished do not feature complimentary or
historical architectural details;
■ the generally rectangular visual form of the proposed new building complements the form of
building stock located within the district, which also features square and rectangular 2
storey buildings;
■ the proposed hip roof complements the medium and steeply pitched roof patterns of the
historic building stock;
■ the proportion and design of the majority of windows feature vertical sash, divided Iites and
stone sills and headers, and complement the windows of historic building stock;
■ the use of ivory and light beige colours in materials is sympathetic to the quiet and subtle
shades found elsewhere within the heritage district;
■ the use of stone on the front elevation is in keeping with the District Pan material guidelines;
■ the house is proposed to be setback further from Doon Village Road than other
neighbouring residential properties and conforms to establishing a varied setback within the
district;
■ the more contemporary shape of the proposed brick will not be a dominant visual feature
given it will be complementary in colour and limited to the side and rear elevations;
■ the significant setback of the house will assist to visually reduce the perception of building
height, which at 31.3m in height is within 1 and 2 metres of other historic and non-historic
structures within the district.
As a result, Heritage Planning staff are of the opinion that the demolition of the existing single
detached dwelling and accessory structures, and the construction of the proposed single
detached dwelling at 1122 Doon Village Road, will not impair or negatively impact the
significance of the Upper Doon Heritage Conservation District or the Doon Village Road
streetscape.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
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.
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ACKNOWLEDGED BY: Brandon Sloan, Acting Director of Planning
APPENDIX A:
Heritage Permit Application HPA-2014-V-006
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AIMOVIX 't A`
HERITAGE PERMIT APPLICATION FORM
City of Kitchener Rpplicafiori'IVo: ,
Community Services Department
L Planning Division
TTCH �rER. 200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
Nature of Application
Exterior ❑ Interior ❑ Signage ❑
Demolition ®'` New Construction Alteration ❑ Relocation ❑
Subject Property
Municipal Address: 1 1-2,;2_ `Zuo,\ V kta�W vw 2 A5
Legal Description (if known):
Building/Structure Type: Residential R` Commercial ❑ Industrial ❑ Institutional ❑
Heritage Designation: Part IV ❑ Part V(HCD) ® Uff p f- ptij-,14 e�D .
Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No ❑
Property Owner
Name:
Address:
Telephone (Home): Telep one(Work):
Fax: E-Mail:
Agent (if applicable)
Name: -
Address:
Telephone (Home): Telephone (Work):
Fax: E-Mail:
Written Description
Please provide a written description of the project proposal including any 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 or replaced, etc, Use additional pages
as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines
for further guidance.
0
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Review of City of Kitchener Heritage Permit Application Submission Guidelines
Describe why it is necessary to undertake the proposed work.
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V
Heritage Conservation District Plan.
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Describe how the proposal is consistent with the Parks Canada Standards and Guidelines for the
Conservation of Historic Places in Canada (available at www.pc.gc.ca).
Expected Start Date: 15 16YLOLY Expected Completion Date: 1,5 102-12-QLJ
(Day/ onth Year) (Day/Month/Year)
Have you discussed this work with Heritage Planning Staff? [ Yes ❑ No
If yes, who? Leon
Have you discussed this work with the Building Division? [0'.Yes ❑ No
If yes, who? 'f .4ndt ;S ►,ytiG�
Have you applied for a Building Permit for this work? ❑ Yes EZN0
Other Related Applications (Building/Planning): Application No.
Acknowledgement
The undersigned acknowledges that all of the statements contained in documents filed in support
of this application shall be deemed part of this application. The undersigned acknowledges that
receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a
'complete' application, The undersigned acknowledges that Council of the City of Kitchener shall
determine whether the information submitted forms a complete application. Further review of the
application will be undertaken and the owner or agent may be contacted to provide additional
inforrination and/or resolve any discrepancies or issues with the application as submitted. Once t'rre
application is deemed to be fully complete, the application will be processed and, if necessary,
scheduled for the next available Heritage Kitchener Committee and Council meeting. Submission
of this application constitutes 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 municipaNty 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 shall be done in accordance with this
application 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-law of the City of Kitchener or legislation
including but not limited to the requirements 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 Council 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 r 'ded far under the Ontario Heritage Act.
Signature of Owner/Agent: Date: r, ?o 4 C y
Signature of Owner/Agent: Date: 2.0 2 O1 'l
Authorization
If this application is being made by an agent/solicitor on behalf of the property owner, the following
authorization must be completed:
I 1 We, , owner of the land that is subject of this application,
hereby authorize to act on my 1 our behalf in this regard.
Signature of Owner: Date:
Signature of Owner: Date:
The personal information on this form is collected under the legal authority of Section 33(2),
Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the
purposes of administering the heritage permit application and ensuring appropriate service of
notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act if you have
any questions about this collection of personal information, please contact the Manager of
Corporate Records, Legislated Services Division, City of Kitchener(519-741-2769).
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Please provide a written description of the project proposal including any
conservation methods you plan to use. Provide such detail as materials to be
used, measurements, gaint colours, decorative details, whether any original
buildina fabric is to be removed or replaced, etc. Use additional pages as
required. Please refer to the City of Kitchener Heritage Permit Application
Submission Guidelines for further guidance.
For a clear understanding of the above descriptions, please refer to the site plan and
the front elevation for a detail of all the materials used (they are labeled for you and
sample photo of the brick, stone, and roof colour is also attached).
Describe why it is necessary to undertake the proposed work.
There are many reasons why we intend on demolishing the existing building and
replacing it with a new one. We have outlined these reasons here for your
consideration:
• The existing structure does not meet the needs of our growing family. We are a
family of five people. The present structure is very small with under 900 sq. feet
of living space. It has two very small bedrooms and one small bathroom.
• The existing building has plumbing that is about 50+ years old and the water
freezes in the winter season. This makes it very difficult to meet our daily needs
such as using the toilets, showers and water in the kitchen.
• The structure itself, being old, is needing a lot of maintenance on an ongoing
basis, such as leaking water pipes.
• Recently this year, during Feb. 2014's ice storm, a part of roof on the main house
was damaged, due to which there was a big leakage through the ceiling. A part
of the ceiling has fallen.
• Also, the present structure does not merge in with the heritage houses on this
street as this structure looks more like a little house. Please refer to the pictures
of the house and the adjacent garage.
• The garage, which is not attached to the house, is a stand-alone structure in
itself. The previous owner had made an extension to the garage and a major part
of it was used as photography studio, as he was a professional photographer.
We do not need that garage and the studio for our family.
• We intend on building a new structure that would merge with the existing
structures on this heritage street and would complement the structures in the
neighborhood as the present structure does not meet the criteria outlined in the
heritage district requirements, such as the exterior of the structures is vinyl
siding.
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• An ongoing issue with the septic tank is one of our concerns as well. It needs
regular maintenance.
• The existing structure lacks functionality of a house and it is not safe to live there
in its present condition with our young family.
Describe how the proposal is consistent with the Part IV individual designating
by-law or Part V Heritage Conservation District Plan.
We intend on putting up a new building that would embellish the character of Upper
Doon as the existing building does not fit into the character of many other houses on the
street. We have considered the following criteria as outlined in the Part V Heritage
Conservation District Plan:
Height The total height of the building is 31'.3". The setback of the building is 120
feet from the street.
Form It is a two-storey building with medium pitched roof, with rectangular
double-hung beige vinyl windows. Please refer to the site plan for visuals.
Roof The proposed medium pitched roof shall complement the roof patterns of
many other historic buildings on the street. The material used is IKO
Asphalt Shingle. The colour is "Driftwood". Please refer to the photo/image
provided.
Windows Please refer to the site plan for the design of the windows. The windows
will be vinly and rectangular double-hung style with beige colour.
Colours We intend on using subtle, natural tan shades as suggested in the
guideline, The colour of the exterior stone is "Ivory White" and for the brick
on the sides is also "Ivory White" from Arriscraft. Please refer to the
photos/images provided.
Materials Refer to the Site Plan for a completer overview of the materials used.
Siting and The proposed new building is about 120 feet setback from the road.
Setback
Describe how the proposal is consistent with the Parks Canada Standards and
Guidelines for the Conservation of Historic Places in Canada.
We are following the guidelines in the Upper Doon Heritage Conservation District Plan
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Leon Bensason
Wsa From:
Se ntr a 4prAl 23, 201=47:14 PM
To: Leon Bensason
Subject: 11.22 Coon Village Pd.
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Leon Bensason
From:
Sent: We naesday, April 23.2014 7:12 PM
To: Leon Bensason
Subject: 1122 Croon Village Dr.
Hello [.eon,
As per our discussion on Tuesday, please find attached doCLUInCrItS to complete the application.
I will also drop offsome, hard copies for you tomorrow( Thursday
Two ernails to follow this due to number of"photographs.
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Life is a dream for the wise, a game for the fool, a comedy for the rich, a tragedy far the poor.
Sholom Aleichem
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4 - 31
Levan Bensason
From:
Sent; Wednesday,April 23, 2014 7:34 R
To: Leon Bensason
Subject: 1122 [boon Village R .
Antique Ivory color alunaillUr a FASCIA, EAVESTROUGHS, and aklniinUni FRIEZE
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