HomeMy WebLinkAboutCSD-14-106 - HPA 2014-V-027 - 1094 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-14-106
SUBJECT: HERITAGE PERMIT APPLICATION HPA-2014-V-027
1094 DOON VILLAGE ROAD
BUILDING DEMOLITION
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2014-V-027 be approved to permit the demolition of the existing single detached
dwelling, attached garage and shed at the property municipally addressed as 1094 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-
027 which is seeking permission to demolish the existing single detached dwelling, attached
garage and shed at the property municipally addressed as 1094 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
shed. The single detached dwelling was built circa 1872 but has undergone significant alterations.
The construction date for the attached garage is unknown. The shed was built in 1984. The original
footprint of the single detached dwelling features a two storey building with several additions. The
additions are located on the front, side and rear and range in height from one storey to one-and-a-
half storeys. The existing single detached dwelling, additions and attached garage are clad with a
combination of white aluminum siding, white brick and wood board and batten. The design of the
original single detached dwelling has been lost. The shed is a large structure with metal siding and
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 apply for a severance through the Committee of
Adjustment to convey a portion of the lands to the adjacent property at 1112 Doon Village Road.
The purpose of the land conveyance is to reduce the lot frontage of 1094 Doon Village Road and at
the same time increase the lot frontage of 1112 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 land conveyance is Staff's preferred approach.
The applicant provided the following information to support the request for demolition:
• the current lot frontage is larger than the minimum requirement and demolition will assist to
facilitate a lot addition of approximately 14 metres to the adjacent property (1112 Doon
Village Road) in order to provide two lots lot that are consistent with the character of Upper
Doon;
• 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 has a strong mildew odour;
• 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.
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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
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 will be consulted regarding the subject Heritage Permit
Application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Heritage Permit Application HPA-2014-V-027
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E
1 HERITAGE PERMIT APPLICATION FORM Application No.
City of Kitchener .
Community Services Department HPA
D Planning Division
K!T(;Hr VER 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: Cl "VA ', A-,.,' �, c . nor . 89-
Legal Description (if known): r rA r" ;k. +,,-• j L fE y Jai S
Building/Structure Type: Residential U Commercial ❑ Industrial 6 Institutional ❑
Heritage Designation: Part IV ❑ Part V(HCD)
Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No ❑
Property Owner
Name: y {� }� // j �1
Address: Ir� r! t o'r F n — Y.�1lr.a. - R 1 i t lr r r I[! /
Telephone (Home): ep�e (Work):
Fax: E-Mail:
Agent(if applicable)
Name:
Address:
Telephone (Home)- _
Fax: E-Mail.,
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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. J f
2 d .
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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.
Describe how the proposal is consistent with the Parks Canada Standards and Guidelines for the
Conservation of Historic Places in Canada (available at www.pe.gc.ca).
Expected Start Date: Expected Completion Date: 61 f f I dQI4
(Day/MonthNear) (Day/MonthNear)
Have you discussed this ork�eri age Planning Staff? WYes ❑ No
If yes, who. ,rr_
Have you discussed this work with the Building Division? ❑ Yes XNo
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 or 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: Ll
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Signature of Owner/Agent: Date:
Authorization f
If this application is being made by an agent/solicitor on behalf of the property owner, the following
authorization must be completed:
, r
/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: L/
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(599-749-2769).
INTERNAL USE ONLY_ <i
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APPENDIX 1
We are proposing to build a new two story single family house on 1094 Doon Village Road. The
new house will be 4,500 sq. ft. plus in size and will have at least a 4 car garage. I will be attempting to
hide the Garage from the street front by either turning the garage sideways or hiding it with another
entry way.Therefore the garage will be incorporated into the front elevation giving it the appearance
that it is part of the livable portion of the dwelling.
There has been an agreement put in place to sub-divide the property with 1112 Doon Village Rd
as it does not currently comply with the regulation of lot frontage of the Upper Doon Heritage
community.The Agreement is to sever an approximate 14 metre wide strip off 1094 and add the 14
meters 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.The front elevation of the
home will be mainly built out of stone, stucco and brick. The colors selected will uphold the objective of
maintaining the natural shades established.You will see with our elevation drawings that we are trying
to retain the look of the area. 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 1094 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 to 1112 Doon Village Rd, the lot can be improved to meet the objectives of
the heritage district plan. It would also represent a vast improvement over what currently exists.
Secondly,the existing property was built around 1872 with a stone 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 corning 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 moisture
can also rot the cement placed in the foundation to hold the stones together causing structural
deficiencies to the foundation.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 just 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.Also when walking into the house, there is a very strong odor of mildew most likely caused by
the moister in the basement. To repair this, everything in the house would have to be completely ripped
out to the skeleton and dry the house out along with bring mould killing company after water proofing
the entire outside of the house.The existing siding and plywood may also need to be removed and
wrapped replaced and then cover with a proper building wrap before replacing the siding.The cost for
this can will over fifty thousand.There are smaller issues with this house I call this smaller because
waterproofing the house, insulating, and smell of 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 IV 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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