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HomeMy WebLinkAboutCSD-14-111 - Heritage Permit Application HPA-2014-V-029 (1094 Doon Village Road) REPORT TO: Heritage Kitchener DATE OF MEETING: November 4, 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: October 17, 2014 REPORT NO.: CSD-14-111 SUBJECT: Heritage Permit Application HPA-2014-V-029 1094 Doon Village Road New Single Detached Dwelling _____________________________________________________________________________ RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-029be approved to permit the construction of a new single detached dwelling at the property municipally addressed as 1094 Doon Village Road, in accordance with the supporting information submitted with the application, subject to the following conditions: i) That the final colours, materials, siting and setback be reviewed and approved by heritage planning staff prior to issuance of a building permit; and further, ii) That the final building permit drawings be reviewed and heritage clearance provided by heritage planning staff prior to issuance of a building permit. 2 - 1 BACKGROUND: Community Services Department report CSD-14-106 regarding Heritage Permit Application HPA-2014-V-027 which proposed to demolish the existing single detached dwelling at 1094 Doon Village Road was considered by Heritage Kitchener on September 30, 2014. Heritage Kitchener concurred with the staff recommendation to approve the building demolition. Heritage The Community Services Department is now in receipt of Heritage Permit Application HPA- 2014-V-029 which is seeking permission to construct a new single detached dwelling 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 Upper Doon Heritage Conservation District Plan contains policies for new buildings. The Upper Doon Heritage Conservation District Plan contains 8 policies that must be considered when new buildings are proposed. The 8 policies address the proposed height, form, roof, windows, colours, materials, siting, and setback of new buildings, as follows: height of new buildings shall be similar to the height of the historic building stock; form of new buildings shall complement the form of the historic vernacular building stock andbe 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 appropriate and typical of the district shall be used with 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 with a preference for natural position rather than a standard subdivision approach; and varied setbacks are encouraged to maintain the natural and organic form of the village. Heritage Planning staff met with the applicant to review and provide comments on the draft elevation drawings for the proposed new single detached dwelling. Heritage Planning staff also met with the neighbourhood representative to review and receive comments on the draft elevation drawings. Comments from staff and the neighbourhood representative were shared with the applicant. The applicant accepted the majority of comments and accordingly made revisions to the application. The applicant is proposing to build a new 2 storey single detached dwelling on the subject property. The new single detached dwelling would be setback a minimum of 34 metres (112 feet) from Doon Village Road, which is approximately the midpoint of the adjacent single detached dwelling at 1084 Doon Village Road. The height of the single detached dwelling would be10.4 m (34 ft).The new single detached dwelling would be clad primarily in a field stone on 2 - 2 the front elevation and a combination of field stone and stucco on the side and rear elevations. The roof would feature a steep pitch clad in asphalt shingles (black tone colour). Windows are vinyl and either rectangular, segmental or semi-circular in shape and black tone in colour. The window openings will feature a stone sill and stone header with keystone detail. The window openings will also feature shutters with a dark cherry stain. The single detached dwelling will be accessed via a driveway situated in the same location as the existing driveway on the far west side of the property, leading to attached garages located on the east (side) of the house. The existing driveway situated in the middle of the property will be removed. Two of the attached garages are located towards the rear west corner of the house and will be screened by one attached garage located adjacent to the west side of the house slightly setback from the front building line and separated by an archway with an overhead breezeway. Detailed elevations this report. As previously outlined in CSD-14-106, 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 1094Doon 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 construction in advance of the severance to facilitate the land conveyance is s In reviewing the merits of the application, City staff note the following: the design features a 2-storey single detached dwelling with a 1.5-storey side addition that is setback from the front building line of the single detached dwelling; the 2-storey building form complements the form of the historic building stock and other new buildings within the district; the roof patterns feature both hip and gable rooflines, which complement the steeply pitched roof patterns of the historic building stock and other new buildings within the district; the placement, proportion and design (casement windows with divided lights, stone sills and headers) of the majority of windows complements the historic building stock and other new buildings within the district; the use of field and natural stones as materials is sympathetic to the quiet and subtle shades found elsewhere within the district; the use of field stone on the front elevation is in keeping with the District Plan guideline for materials on new buildings; the house is proposed to be setback 34 m (112 ft) from the paved surface of Doon Village Road, which is about halfway between the front and back wall of the house located at 1084 Doon Village Road; and, the significant setback of the single detached dwelling will assist to visually reduce the perception of building height, which at 10.5 m (34 ft)in height is within 1 and 2 metres of other historic and non-historic buildingswithin the district. As a result, Heritage Planning staff are of the opinion that the construction of a new single detached dwelling at 1094 Doon Village Road, will not impair or negatively impact the significance of the Upper Doon Heritage Conservation District or the Doon Village Road streetscape. 2 - 3 ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The processing of Heritage Permit Applications supports the Quality of Life Community Priority 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 th the agenda in advance of the Heritage Kitchener committee meeting. CONSULT Heritage Kitchener will be consulted regarding the subject Heritage Permit Application. ACKNOWLEDGED BY: Brandon Sloan on behalf of Alain Pinard, Director of Planning APPENDIX A: Heritage Permit Application HPA-2014-V-029 2 - 4 2 - 5 2 - 6 2 - 7 2 - 8 2 - 9 2 - 10 2 - 11 2 - 12 2 - 13 2 - 14 2 - 15 2 - 16 2 - 17 2 - 18 2 - 19 2 - 20 2 - 21 2 - 22 2 - 23 2 - 24 2 - 25 2 - 26 2 - 27 2 - 28 2 - 29