HomeMy WebLinkAboutCSD-14-101 - HPA 2014-V-026 - 1112 Doon Village Rd Staff Report
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REPORT TO: Heritage Kitchener
DATE OF MEETING: September 30, 2014
SUBMITTED BY: Brandon Sloan, Manager of Long Range and 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: September 15, 2014
REPORT NO.: CSD-14-101
SUBJECT: HERITAGE PERMIT APPLICATION HPA-2014-V-026
1112 DOON VILLAGE ROAD
BUILDING DEMOLITION
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2014-V-026 be approved to permit the demolition of the existing single detached
dwelling, attached garage and shed at the property municipally addressed as 1112 Doon
Village Road, in accordance with the supporting information submitted with the
application.
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2014-V-
026 which is seeking permission to demolish the existing single detached dwelling, attached
garage and shed at the property municipally addressed as 1112 Doon Village Road.
REPORT:
The subject property is located on the north side of Doon Village Road between Tilt Drive and
Oregon Drive within the Upper Doon Heritage Conservation District, which is designated under
Part V of the Ontario Heritage Act. The subject property contains non-historic buildings. The Upper
Doon Heritage Conservation District Plan contains policies for demolitions of non-historic buildings.
The applicant is proposing to demolish the existing single detached dwelling, attached garage and
two sheds. The single detached dwelling was built in 1952 and the attached garage was built in
1976. The construction date for the shed is unknown. The single detached dwelling is a one-and-a-
half storey building with a one storey addition and attached garage located on the back corner of
the east elevation. The single detached dwelling and attached garage are clad in both brown and
white aluminum siding and feature a steel front door, vinyl windows and an asphalt roof. The
design of the single detached dwelling is typical of post-war housing but not typical of Upper Doon.
The shed is a small structure with a gable roof.
The applicant intends to submit a heritage permit application for a new single detached dwelling in
the future. The applicant also intends to receive a lot addition from the adjacent property at 1094
Doon Village Road. The purpose of the lot addition is to increase the lot frontage of 1112 Doon
Village Road and at the same time reduce the lot frontage of 1094 Doon Village Road. Both lots
will meet the minimum lot frontage of 30.48 metres (100 feet) required in the Upper Doon Heritage
Conservation District Plan and Zoning By-law. Consideration of the heritage permit for demolition in
advance of the severance to facilitate the lot addition is Staff's preferred approach.
The applicant provided the following information to support the request for demolition:
• a new single detached dwelling will provide the opportunity to design a building that better
reflects the policies of the Upper Doon Heritage Conservation District Plan;
• the foundation of the existing single detached dwelling does not have weeping tile resulting
in basement flooding, which could lead to mould and potential health concerns for
inhabitants of the building;
• the existing single detached dwelling is cold and increasing the insulation is costly;
• the existing single detached dwelling requires costly repairs to the floors, walls and ceilings;
• the existing single detached dwelling requires updates to the kitchen, bathrooms and floors;
• the cost to fix the foundation, increase the insulation, repair and update the interior is not
feasible; and,
• the subject property contains non-historic buildings with poor design that detracts from the
character of Upper Doon and Doon Village Road.
As noted earlier, the Upper Doon Heritage Heritage Conservation District Plan contains policies
with regard to the demolition of non-historic buildings which indicate that:
"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
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from the overall streetscape composition additional building will be encouraged to reflect
better the tone of the historic district."
In reviewing the merits of the application, City staff note the following:
■ the subject property is a non-historic building in the Upper Doon Heritage Conservation
District;
■ the existing materials are not appropriate and are not typical of the Upper Doon Heritage
Conservation District;
■ the existing buildings do not have any complementary architectural or historical features;
and,
■ the existing single detached dwelling does not contribute to the historic streetscape.
As a result, Heritage Planning staff are of the opinion that the demolition of the existing single
detached dwelling, attached garage and shed 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:
INFORM
This report has been posted to the City's website with the agenda in advance of the Heritage
Kitchener committee meeting.
CONSULT
Heritage Kitchener has been consulted regarding the subject Heritage Permit Application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Heritage Permit Application HPA-2014-V-026
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HERITAGE PERMIT APPLICATION FORM
Application No.
City of Kitchener
Community Services Department HPA
Planning Division ---
�ITt;HE�1l}�.R 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: f f ff
Legal Description (if known): z ���JK
Building/Structure Type: Residential ® Commercial ❑ Industrial ❑ Institutional ❑ 43 ih a37L1�q.
Heritage Designation: Part IV ❑ Part V(HCD)
Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No
Property Owner
Name:
Address: r 1 r�s
Telephone (Home): Telepho ne(Work):
Fax: E-Mail:
Agent(if applicable)
Name:
Address:
Telephone (Home):
Fax: E-Mail: T
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. ll
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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.ge.ca).
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Expected Start Date: OI/Qlr dD"l Expected Completion Date:._ df
(Day/Month/Year) (Day/Month/Ye —
Have you discussed this work with Heritage Planning Staff? ® Yes ❑ No
Ifyes, who?1q,,AJ Dr4llo
Have you discussed this work with the Building Division? ❑ Yes ® No
If yes, who?
Have you applied for a Building Permit for this work? ❑ Yes No
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
information and/or resolve any discrepancies or issues with the application as submitted. Once the
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 municipality 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 provided for under the Ontario Heritage Act.
Signature of Owner/Agent: Date: r)o/tr) „1/tJ�
Signature of Owner/Agent: Date: - -{-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 /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: Q � )IL�
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(22) 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(599-741-2769).
INTERNAL USE ONLY:
Application Narrllber,
Ap�ltcation Re.c.eiv ti
A hoaon Complete
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Notice of..Recei'pt ..
Notice of IN cision
90 pay Expiry Daw.
PROCESS:
El HeritagePlanning Staff
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APPENDIX 1
We are proposing to build a new two story single family home on 1112 Doon Village Road.The existing
lot at 1112 is substandard in size and lot frontage compared to other lots that make up the character of
the Upper Doon Heritage community. Large lots are encouraged.Therefore the owner of 1094 is
prepared to sever an approximate 14 metre wide strip as a lot addition to 1112. Removal of this strip
will not detract from the lot size of 1094 as the lot is very large and will still be in excess of the minimum
frontage and size required for this area.With this new lot size it affords the opportunity to change the
existing house which is set quite close to the road and to the one side of the lot.The new house will be
set back as far from the road as possible to not impose itself on the street which is desirable for this
community. The new home will be approximately 4700sgft in size and will have a 4 car garage set to
side that will not be facing the streetscape of Doon Village Road. Therefore the garage wall will be
incorporated into the front elevation giving it the appearance that it is part of the livable portion of the
dwelling.The front elevation of the home will be mainly built out of stone(greyish colors will be used )
some stucco also greyish tones will be used to create some architectural moldings around windows that
should give the home some character that otherwise stone cannot do.The colors selected will uphold
the objective of maintaining the natural shades established. We are also implementing a front porch to
the home another feature to enhance the streetscape's historical charm. You will see with our elevation
drawings that we are trying to retain the look of the area with the height of our home with the roof
lines, the garage door not visible to the main road and even the use of materials and neutral colors
should complement the neighborhood. Not only will the architectural style proposed be of an attractive,
pleasing design, it will be compatible with the character and identity of the district.
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APPENDIX 2
I believe that it is necessary to demolish the property at 1112 Doon Village Road and rebuild a brand
new structure for two main reasons. The first is the opportunity to make a better contribution to the
principles and direction established for the Upper Doon Heritage community.With the lot addition of a
14 metre wide strip of land from the adjacent property, this lot can be improved to meet the objectives
of the heritage district plan.Through redesign and greater setback of the house together with
reconfiguration of the yard and landscaping/plantings improved architectural and natural environment
elements can be introduced. It would represent a vast improvement over what currently exists.
Secondly,the existing property was built around 1956 with a block foundation that has no weeping
system in place around the foundation wall.The current owner has gone as far as to install a sump
pump in the basement but says that it is still flooding.This water coming from the ground could
potential be a health risk, causing heavy moisture in a house hold as everyone knows is a likely cause of
mold.An investigation of a spore count would most likely show signs of mold in this house.The house
itself in the winter time is very cold according to the current owner.The insulation has not been
updated to code at a value today of R22.To bring the insulation value up to par with most houses would
require most of the plaster to be removed and put back and this cost would be in the tens of thousands
of dollars juts to have proper insulation in this home.The floors are slopping and the walls are not
straight and the ceiling is cracking most likely due to an improper foundation base. If we had to remove
and try to replace some of the existing work we would be looking at tens of thousands of dollars again
to have this corrected the way it should have been done years ago.There are smaller issues with this
house I tali this smaller because waterproofing the house, insulating the house and fixing the foundation
would be the most costly factors in trying to keep this existing house. Most of the interior of the existing
home would need to be updated,full kitchen update bathrooms,flooring and many other dated
features. Even having a gas line into this house is a must have if you want efficient furnaces and
currently it is running on propane.
The cost of salvaging the existing home on this property would really add up to a cost that you could
never recuperate.You can see that trying to fix up this existing property would not be financially feasible
for anyone to do and the property would simply continue to deteriorate. I am sure that most residence
that live on this street would appreciate that we are proposing to build a brand new structure that
conforms to the heritage guidelines.
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APPENDIX 3
The proposed project conforms to Part V of the Upper Doon Heritage Conservation District Plan
considering that the home is categorized under the plan as non—historic.This building is not categorized
as a historic building(Termed A building) that have importance to the district and have architectural
historical value.There are no elements of the existing house deemed to be worthy of preservation. We
are proposing to demolish a building that according to the plan would be considered as a poor design
and detracts from the heritage and streetscape composition.Therefore according to the district plan the
demolition can occur allowing new construction to happen to better reflect the tone established for the
area.The Doon Heritage Plan permits demolition if the property is deemed non historic and has no
architectural value. If this is the case then redesign is encouraged. In fact the Heritage Plan states,
"Where there are few or no complementary architectural or historical features there will not be a
presumption against demolition or building face lift".A number of new houses have been built in this
community over the past number of years that have fit quite nicely.This proposal will complement that
of the newer houses while maintaining the older rural identity.The change in lot size will also assist in
providing diversity in property values and family structure.
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APPENDIX 4
The proposed demolition and the addition of a new construction are consistent with the Parks Canada
Standards and Guidelines for Historic places. According to these Federal Standards and Guidelines,
Heritage Districts are governed by municipal by-laws complement by the guidelines to protect heritage
value. Again, under the Upper Doon Heritage Conservation District Plan the existing home is
categorized as non—historic and not part of the Termed A buildings that are of historical value.The
home would be considered of poor design and has no architectural relevance.A representative from the
City Heritage Division has also walked the site and looked over the home/site and confirmed this status.
Since the existing house has no heritage value then then Federal standards do not need to be applied
concerning its preservation or retention of any of its features. Federal standards will be observed
concerning land use and landscape. In conjunction with the municipal district plan a greater lot size is
being provided, a greater setback from the street will be implemented and the overall Upper Doon
landscape will be preserved. Therefore on that note what we are proposing demolition of the existing
home and replacing it with a newly constructed home that will follow the guidelines put in place for the
Upper Doon a Heritage Conservation District Plan, which is consistent with the Parks Canada Standards
and Guidelines for the Conservation of Historic places in Canada.
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