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HomeMy WebLinkAboutCSD-14-116 - HPA-2014-V-029 (1094 Doon Village Road) & HPA-2014-V-030 (1112 Doon Village Road)Staff Report ��c ti R Community Services Department wmkitchene►:ca REPORT TO: Committee of the Whole DATE OF MEETING: November 17, 2014 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 Christine Tarling, Director of Legislated Services & City Clerk PREPARED BY: Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839 Daphne Livingstone, Committee Administrator, 519-741-2200 ext. 7275 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: November 10, 2014 REPORT NO.: CSD -14-116 SUBJECT: Heritage Permit Application HPA-2014-V-029 Proposed Single Detached Dwelling at 1094 Doon Village Road Heritage Permit Application HPA-2014-V-030 Proposed Single Detached Dwelling at 1112 Doon Village Road RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-029 be 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. - and - That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-030 be to permit the construction of a new single detached dwelling at the property municipally addressed as 1112 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. BACKGROUND: Pursuant to Section 42(4) of the Ontario Heritage Act, Council must approve, refuse or approve with terms and conditions the heritage permit applications within 90 days after the notice of receipt is served on the applicants. If Council fails to make a decision within 90 days, than Council is deemed to have approved the heritage permit application. Section 42(4.1) of the Act stipulates that if the Council of a municipality has established a municipal heritage committee, Council shall consult with it with respect to an application to demolish or remove any building or structure on property in a heritage conservation district. REPORT: The Community Services Department is in receipt of two Heritage Permit Applications within the Upper Doon Heritage Conservation District. Application HPA-2014-V-029 is seeking permission to construct a new single detached dwelling at the property municipally addressed as 1094 Doon Village Road. Application HPA-2014-V-030 is seeking permission to construct a new single detached dwelling at the property municipally addressed as 1112 Doon Village Road. Attached for reference are Community Services Department reports CSD -14-111 (Appendix A) and CSD -14-112 (Appendix B); which outline the background, policies of the Upper Doon Heritage Conservation District Plan, the merits of the applications and the Heritage Planning staff recommendations to approve with conditions. At the November 4, 2014 Heritage Kitchener meeting, the Committee considered the two subject applications. At that time members expressed concerns regarding the size and suburban design of the proposed new buildings. It was suggested that the proposed 4700 sq. ft. dwellings are not compatible with the rural character of the Upper Doon Heritage Conservation District. The staff recommendations were voted on and were lost. Based on the concerns, staff believe that Heritage Kitchener intended to recommend refusal of the applications. However, no subsequent motions were put forward on these matters and as such; Heritage Kitchener has not put forward any recommendations for Council's consideration. Even though there is no recommendations arising from Heritage Kitchener, in accordance with Section 42(4) of the Act, Council is still required to render a decision on the subject applications prior to January 17, 2015. Accordingly, two motions are contained herein seeking Council's direction HPA-2014-V-029 (1094 Doon Village Road) and HPA-2014-V-030 (1112 Doon Village Road). 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 Council meeting. CONSULT — Heritage Kitchener was consulted regarding the subject Heritage Permit Application. REVIEWED BY: Colin Goodeve, Manager of Council / Committee Services & Deputy City Clerk, 519-741-2200 ext. 7278 Brandon Sloan, Manager of Long Range & Policy Planning, 519-741- 2200 ext. 7648 ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services) APPENDICES: Appendix A - CSD -14-111 Appendix B - CSD -14-112 Staff Report ��c tl R Community Services Department wmkitchene►:ca REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD(S) INVOLVED: DATE OF REPORT: REPORT NO.: SUBJECT: RECOMMENDATION: Heritage Kitchener November 4, 2014 Brandon Sloan, Manager of Long Range & Policy Planning, 519- 741-2200 ext. 7648 Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839 Ward 4 October 17, 2014 CSD -14-111 Heritage Permit Application HPA-2014-V-029 1094 Doon Village Road New Single Detached Dwelling That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-029 be 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. " � � d 'I I 4 I0u4 ... �.ux.�, .i' fa6d",�,,'iYGV�S0 ,...,..., .��"�� d iil ... III li� � �f�ffflJf%%-------------- 1111, NNW, °I0""� gdk," 1t&Vtt �'ITri f3', J' ,,, w• �� iJ� 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 Kitchener's recommendation will be considered by Council on November 17, 2014. 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 and 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 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 be 10.4 m (34 ft). The new single detached dwelling would be clad primarily in a field stone on 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 and specifications are included with the Heritage Permit Application attached as Appendix `A' to 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 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 construction in advance of the severance to facilitate the land conveyance is staff's preferred approach. 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 buildings within 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. 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: 70D_1 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: Brandon Sloan on behalf of Alain Pinard, Director of Planning APPENDIX A: Heritage Permit Application HPA-2014-V-029 1 HERITAGE PERMIT APPLICATION FORM Application No. City of Kitchener Community Services Department HPA Planning Division KITCHENER. 200 King Street West Kitchener, Ontario N2G 4G7 (519) 741-2426 Nature of Application Exterior .. ❑ Interior ❑ Signage ❑ Demolition ❑ New Construction Alteration ❑ Relocation ❑ Subject Property J J Municipal Address: /0 Legal Description (if known): Building/Structure Type: Residential N Commercial ❑ Industrial ❑ Institutional ❑ Heritage Designation: Part IV ❑ Part V (HCD) Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No Property Owner Name: Address: Telephone (Home): Fax: Agent (if applicable) Name: Address: Telephone (Home): Fax: Written Description elepnone (Work): E -Mail: 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. C-, Review of City of Kitchener Heritage Permit Application Submission Guidelines Describe why it is neces ary to undertake the proposed work. t 5, e, G ���%[� F1C: .0a - Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation !fDistrict P;I� Describe how the proposal is consistent with the Parks Canada Standards and Guidelines for the Conservati n of Histo is Places in Canada (available at www.pc.gc.ca). tf_ Expected Start Date: Expected Completion Date: } fJ14, (Da Month/Year) (Da /Mon h/Year) Have you discussed this work with Her'tage Planning Staff? Utes E] No If yes, who? �] Have you discussed this work with the Building Division? If yes, who? Have you applied for a Building Permit for this work? Other Related Applications (Building/Planning): Acknowledgement ❑ Yes No ❑ Yes No Application No. 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 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: Signature of Owner/Agent: Date: /' ( f Authorization, If this application is being made by an agent/solicitor on behalf of the property owner, the following authorization must be completed: II / Vile,_ owner of the land that is subject of this application, hereby authorize ko r i z e w.to act on my I our behalf in this regard. Signature of Owner: Date: 01- L( 1,141 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). APPENDIX 1 We are proposing to build a new two story single family house on 1094 Doon Village Road. I will be attempting to hide the Garage from the street front by tunneled with another entry way(as per drawing #1). 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 15 metre wide strip off 1094 and add the 15 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 and a little stucco. 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. 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 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 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. 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. The features will also suite the neighbourhood; • The setback will be in the range from the neighbouring house and the exciting house that is there • Over size lot to suite the house • The street scape will approve as we are trying to remove a driveway from the street while maintain the large trees along the front of the property • Roof will be asphalt • Windows will be vinyl • Shutters on windows to suit PHOTO #1 • Height will Comply with the zoning requirements for the area • Dormer above driveway archway to be similar to size in PHOTO #2 above front door I have also attached 8 photos showing similar features to the house I am inquiring to build. 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. C4 0 I All Additional information Materials. • Field Stone will be the used through most of the front elevation of the house As per Drawing #1. See Appendix 7 for photo of Stone. • Natural Stone Sill will be used under windows where the stone applies. See Appendix 8. • Stucco will be used on the sides of the dormer that is in the front elevation. • Stone and Stucco will be used on the side and rear as shown in elevations. • Shingles will be asphalt with black tone colour. • Shutters to be a dark stained cherry cedar look. • Windows to be vinyl and to be dark tone to match stone. Tree Preservation • See Appendix 5 and 6 outlining trees that will be kept to not interfere with the streetscape. Driveway and Setback • Driveway to the house will be from the west side of property. See Appendix 9 • Existing driveway on the east side of property will be eliminated. See Appendix 6 • Set back will be a Minimum of 112' from road. Exact location is difficult to determine and soils test and engineering is require to determine Septic bed. r fUrya F 00 r Lo (6 y �f04 N � J / ! N / ado rn 00 ko 00 00 Q c6 0 0 C, . . . ....... _n i.... L r fUrya F 00 r Lo (6 y �f04 N � J / ! N / ado rn 00 ko 00 00 Q c6 0 0 3 _n L �h£ Q'i w I tM2'05'-W Z— N - --------- 0 CN O U-) (N I- I .. -------------- I C) L-------------- Q- LO — — MG 'X3 0 I..,j xwddy 0C, (10 LLJ !;j z 3z 0 L Fni N Lt 0 F < d o --i 0c) LLJ < n ("i Ln z u L'i ;o7 co of z A - u a- y L, 0 - -j L� < 0 z Q) 0 E o -0 IL U d LL k_) w I tM2'05'-W Z— N - --------- 0 CN O U-) (N I- I .. -------------- I C) L-------------- Q- LO — — MG 'X3 0 I..,j xwddy Staff Report ��c tl R Community Services Department wmkitchener.ca 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 21, 2014 REPORT NO.: CSD -14-112 SUBJECT: 1112 Doon Village Road Heritage Permit Application HPA-2014-V-026 (Building Demolition) & Heritage Permit Application HPA-2014-V-030 (New Single Detached Dwelling) 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 buildings at the property municipally addressed as 1112 Doon Village Road, in accordance with the supporting information submitted with the application; and further, That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-030 be approved to permit the construction of a new single detached dwelling at the property municipally addressed as 1112 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. BACKGROUND: Community Services Department report CSD -14-101 regarding Heritage Permit Application HPA-2014-V-026 which proposed to demolish the existing single detached dwelling at 1112 Doon Village Road was considered by Heritage Kitchener on September 30, 2014. Heritage Kitchener did not make a recommendation to Council. Instead the Committee indicated that more information was required for the proposed new single detached dwelling in order to assess the merits of the proposed demolition. Staff met with the applicant to review and provide comments on the draft elevation drawings for the proposed new single detached dwelling. 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 prior to submission of a Heritage Permit Application to construct a new single detached dwelling. The applicant accepted the majority of comments and accordingly made revisions to the application. 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 1112 Doon Village Road. 22 a r �r�i�m �'� �u d uN O „ n 01 a /G mm P � wY� LLAIb -------> --------------______________ ______ ------------------ %%%%///%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%//////////////////////////////// ,. ;/%%llllllll///////////////////////////DD//DODDD//ro ..._--------- ............. 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 and policies for the construction of new buildings. Proposed Demolition of Single Detached Dwelling, Attached Garage and Sheds The Upper Doon Heritage Conservation District Plan contains 1 policy that must be considered when the demolition of non -historic buildings is proposed. The policy indicates 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. " 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 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. Proposed Construction of New Single Detached Dwelling with Attached Garage 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 and 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 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. In place of the existing single detached dwelling, the applicant is proposing to build a new 2 storey single detached dwelling. 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 existing single detached dwelling at 1084 Doon Village Road and the rear building line of the existing single detached dwelling at 1118 Doon Village Road. The single detached dwelling generally features a square plan. The height of the single detached dwelling would be 10.5 m (34 ft). The new single detached dwelling would be clad primarily in a natural stone on the front elevation (neutral cream colour with light grey accent stones) and a combination of natural stone and stucco on the side and rear elevations. The stucco colour will match the neutral cream colour of the natural stone. 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 or dark grey in colour. The window openings on the front elevation will feature a stone surround with keystone detail. The window openings on the side and rear elevations will feature a combination of stone and stucco surrounds with keystone detail. The single detached dwelling will be accessed via a driveway situated in the same location as the existing driveway, leading to two double car garages located on the west (side) elevation. The length of the driveway will increase based on the setback of the house and the overall driveway width may increase. Detailed elevations and specifications are included with the Heritage Permit Application attached as Appendix `A' to this report. 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 and construction in advance of the severance to facilitate the lot addition is staff's preferred approach. 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; ■ the existing single detached dwelling does not contribute to the historic streetscape; ■ the design features a 2 -storey single detached dwelling with a 1.5 -storey side addition located on the east elevation; ■ the generally square visual form of the proposed new building complements the form of building stock located within the district, which also features square 2 storey buildings; ■ 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 natural stones and stucco (neutral cream colour) is sympathetic to the quiet and subtle shades found elsewhere within the district; ■ the use of natural 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 37.9 m (124.3 ft) from the paved surface of Doon Village Road, which is located entirely behind the 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 buildings within the district. As a result, staff are of the opinion that the demolition of the existing single detached dwelling and construction of a new single detached dwelling at 1112 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: 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: Brandon Sloan on behalf of Alain Pinard, Director of Planning APPENDIX A: Heritage Permit Application HPA-2014-V-026 Heritage Permit Application HPA-2014-V-030 % HERITAGE PERMIT APPLICATION FORM LHPA. No: City of Kitchener Community Services Department Planning Division KiTCHENER. 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: _91d, form Y, lla6e, U a �fT1_he-, r . 04 Iva F IHS. Legal Description (if known): . Pr Avter Building/Structure Type: Residential Commercial ❑ Industrial ❑ Institutional ❑ Heritage Designation: Part IV ❑ Part V (HCD) [� Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No ❑ Property Owner Name: Address: Telephone (Home): Fax: E -Mail: Agent (if applicable) I !! II Name: n e.P4 ILe U& I' l [e Address: Telephone (Home): Teleplione (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. n 1 I „ A 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 1V individual designating by-law or the Part V Heritage Conservation District Plan. vRAd 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: 61 Z6$1daLs Expected Completion Date: _0,11 iCI /c)6& (Day/MonthNear) (Day/MonthNear) Have you discussed this work with Heritage Planning Staff? X Yes ❑ No If yes, who? M4 6 //0aAlev, Have you discussed this work with the Building Division? If yes, who? Have you applied for a Building Permit for this work? Other Related Applications (Building/Planning): Acknowledgement ❑ Yes No ❑ Yes No Application No. 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 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: Signature of Owner/Agent: • a, Authorization Date: 1 i Date: � _/ /V /..Ob1�1 If this application is being made by an agent/solicitor on behalf of the property owner, the following authorization must be completed: I /We, I )wner of the land that is subject of this application, hereby authorize _ �I�„p,,+ Qn�,fjL. to act on my I our behalf in this regard. Signature of Owner: Date: / / /Q1/ ,fin/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 (519-741-2769). INTERNAL USE ONLY: Application Numbers Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 Day EXpiry Date: `. 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 15 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 guideline for the set back that we are utilizing for our house will be no closer than the existing house to the left of 1094, which is 1084 Doon Village and will be no further than the existing home at 1094 Doon village. We are also planning on maintaining the location of the driveway for 1112 Doon village, the only change will be that we will probably extend the length of the driveway to accommodate the set back that we would like. 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. We added to the garage area a larger window size and added a pitch roof to show that this building could have been an addition to the building, keeping in mind the historical area where they added more structure to increase the size of their homes. I believe that by hiding the garage doors that we are following the guidelines put out in the Doon heritage district, and here are some examples of house in the district with the same concept, pictures (2,7, 9). The front elevation of the home will be built out of stone, neutral tones will be used. Architectural moldings around the windows will give the home some character. 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 with the height of our home with the roof lines. Examples in the area, pictures (1, 3, 6) The house will comply to the zoning height of no more than 34.04 feet in height, and with the setbacks that we are proposing the house will seem much smaller in height than they will actually be. The single story entry way has been designed with the community in mind. Examples in the area of single entry way, pictures (1,2,3) 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. APPENDIX 2 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 15 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 call 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. 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. Here are a few features of our home that conforms to Part V of the Upper Doon Heritage Plan: • The lot of 1112 Doon is substandard in size it is around 21.5 meter in frontage and most of the lots around examples are (please see Appendix A,1074, 1062 1122, 1101 and 1121 and there several more) have the minimum lot frontage of 30.48 meters. What we are proposing to sever some of 1094 Doon and adding to 1112 Doon Village, gives the community what they should have in the first place. 1112 Doon will have at least the minimum requirement of 30.48 meter in frontage and 1094 will also at least have the minimum frontage of 30.48 meters. • By us severing the lots you will not also follow what the community already has in place but we are also going to reduce one lane in and out from 1094. You have two driveways going in and out on 1094 Doon village and the one will be illuminated and this will also follow what the community has in place for the lots around. Now the driveway forZ112 Doon village will remain at the same location that it is currently in, they only change will be the length of the driveway will mostly likely be increase to accommodate the setbacks that we are proposing. • The setbacks that we are proposing are what is encouraged in the Doon district and we are proposing to be no closer than 1084 Doon Village road and no further than 1094 Doon village. • The lots themselves will be oversized compare to some of the lots around meaning we have more than the required lot frontage once we sever 1094 and add to 1112. What this means is the house size are proportional to the lot size that we are working with. With these oversize lots you can build a slightly larger home. • The house heights are going to conform to the zoning requirements for the area. We are proposing what is already in the community a two story home. The roof peaks mimic other properties also found in the Doon village pictures 1, 3, 5 and especially 6. We also need to keep in mind that with our houses potentially set back further than most houses on the street, they will seem much smaller in height than they actually will be when standing at the street. • The material of the home will follow suite of what is already in the Doon village community such a stone. The front of the house will be built all out of stone and the colors will be neutral and samples will be provided to the city beforehand. Pictures 2, 4 of other homes with stone fronts. The casing around the windows will provide some architectural detail that is also seen in the community. Picture #1 • The single story entry way follows what is already in place in the community. Pictures 2, 5, 7 • The garage placement was based on what I had seen in multiple examples in the Doon Village area. Pictures showing examples of garages on the side 2, 7, 9 and 10. 1 also followed the example in picture 7 where the garage is on the side and they used a different window to show that it is different from the main house and also the pitch roof above. It is all very similar to what I am proposing and have done on our elevations. I am including several pictures(please look on both sides since I have pictures on both sides of the paper) of homes in the community so that you can see where we have followed what the area has and have conformed to what the Doon Heritage community would like to see in their district. 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. f M•rci �x f sa Lr: r r T 66 ry c w C1 N � XPi c F r - { Al G It) _Lu �tF -_ Ea -•.1 b ,-.. - I E e E 0. i o �• V C u A i It 91 PPC G u L 96 v u '-2 E'- -2 O __ Jr ��`����'�\/ � 2 �y\2 At m m Additional Information Materials: The materials list that we are providing will be a guideline that we are willing to follow. The colour shades might be slightly darker or lighter depending on what products can be sourced out. • Natural stone will be used throughout the front elevation and where ever we indicated on the four sided elevation stone. The stone colour is a neutral cream colour with some light grey accent stones. Please refer to Appendix D • A neutral Stone color same as in Appendix D will be used to case the window surrounds. These will only be in stone where I have a stone wall, everywhere else if the wall is stucco the window casing will be in stucco. Colours will all have to match the stone. • The sides of the house have a mix of stone and stucco. The stucco colour will be matching the stone colour as best as possible. • The shingles used will be an asphalt shingle in a black tone for colour. • Windows will be in vinyl and will be in a black tone to dark grey tone in color. Example again is Appendix D. Tree preservation • See Appendix B and 131 outlining trees that will be kept to not interfere with the streetscape. Driveway and Setbacks: • The driveway to the house will remain at its existing location but will probably extend through the property according to the house set back. It might also slight increase in width. See Appendix C. • Setback will be a minimum of 112' from the road. Exact location will be determined once the soils test and the engineering are completed to determine Septic bed location. 0 all HOW I -t m c lz� C3 R Owl I Parisian Chic - transitional - Exterior - Toronto - The Design Co Page I of I O' O'hou 11 0 L D ppen t - http://i.,vww.houzz.com/photos/I2426604IParisian-Chic-transitional-exterior-toronto 20/10/2014 ui of I�r� _ roi _ �o•,i U............... 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Heritage Designation: Part IV ❑ Part V (HCD) Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No Property Owner Name: Address: q�sn_ r 1 r �s Telephone (Home): Telephohie (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. ,](_� .�jj.+ //� �J L. elm rig T-," I„ r .nom A-., 1 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.pc.ge.ca). ttu re g R Expected Start Date: CJI/Qlr aD"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,,AJDr4llo 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 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 /rr) „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 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 Num. ber _ Ap�ltcatioe Repeived ApplIcaflon Complete Notice of on nom,, M PROCESS. [j Heritage Plarr Q Heri#age Kltch OCour;icil 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 calors 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. 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 pian. 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. 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 pian 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. 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.