HomeMy WebLinkAboutCSD-16-067 - HPA-2016-IV-006 - Amended (10 Sims Estate Place)Staff Report
CLR Community Services Department wmkifchener ca
REPORT TO:
Heritage Kitchener
DATE OF MEETING:
September 6, 2016
SUBMITTED BY:
Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200, ext. 7648
PREPARED BY:
Leon Bensason, Coordinator, Cultural Heritage Planning,
519-741-2200, ext. 7306
WARD(S) INVOLVED:
Ward 2
DATE OF REPORT:
August 31, 2016
REPORT NO.:
CSD -16-067
SUBJECT:
Heritage Permit Application HPA-2016-IV-006 (Amended)
10 Sims Estate Place
New detached single -car garage
RECOMMENDATION:
THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application
HPA-2016-IV-006 as amended to permit construction of a detached single -car garage on
the property municipally addressed as 10 Sims Estate Place, be approved in accordance
with the plans and supplementary information submitted with the amended application
and subject to the following condition:
1. That the final building permit drawings be reviewed and heritage clearance
provided by Heritage Planning staff prior to the issuance of a building permit.
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Location Map: 10 Sims Estate Place
BACKGROUND:
The Community Services Department is in receipt of an amendment made to Heritage Permit
Application HPA-2016-IV-006. The application originally sought Council's permission to build a
detached double -car garage in the westerly side yard of the property municipally addressed 10
Sims Estate Place. On August 2, 2016 Heritage Kitchener considered Staff Report CSD -16-029
and recommended that the application be refused. Following the Heritage Kitchener meeting,
the applicants revised their proposal and reduced the size of the garage from a double -car
garage to a single -car garage. On August 29, 2016 City Council deferred consideration of HPA-
2016-IV-006 to the Council meeting of September 26, 2016 and referred the Heritage Permit
Application back to Heritage Kitchener for reconsideration
REPORT:
Suggested location of garage within easterly side yard
Staff Report CSD -16-029, attached as Appendix `C' to this report recommended refusal of HPA-
2016-IV-006, given the application was originally seeking permission to build a new detached
double car garage in the westerly side yard of 10 Sims Estate Place. The recommendation of
refusal which was supported by Heritage Kitchener on August 2, 2016 cited the following concerns:
construction of a garage within the westerly side yard does not conform or appear to
meet the intent of Special Regulation 472 of the zoning by-law, which serves to preserve
the open setting and prevent new construction within the westerly side yard;
the proposed location of the double -car garage will impact views to the upland forest and
wooded valley of Chicopee Creek referenced in the designation by-law and will have an
impact on the context of setting at a critical public vantage point; and
the scale of the proposed double -car garage may compete with, and is not subordinate
to, the modest scale of the stone house, as viewed from Sims Estate Place.
In addition to the above, Planning staff suggested that a garage of similar scale could be
accommodated within the easterly side yard where its placement and scale would not visually
compete with the stone house. A preferred location for the garage, setback approximately 6 metres
from the road in an area currently occupied by a concrete parking pad was identified in the staff
report.
The applicants have advised and staff have confirmed that a connection to a sewage pump
chamber is located beneath the existing concrete parking pad. The connection directs sewage that
is pumped from the house to a City sanitary force main. In discussion with Building Division staff, it
is not advisable to construct a garage on top of the existing connection to the pump chamber, as
the required footings for the garage may interfere with the pump chamber. This would suggest that
if a garage is to be located within the easterly side yard, either the existing pump chamber and
connections should be removed and relocated, or the garage should be located away from the
existing pump chamber connection.
Locating the garage to avoid the existing pump chamber connection would result in the garage
being situated further east into a more dense area of the upland forest, or further south where the
structure would have to address more significant slopes and would impact views from the family
room, which the applicant has identified as a significant concern. While the pump chamber and
connections can be relocated, it would be done at a cost and with unknown complexities. A copy of
the servicing plan for 10 Sims Estate Place illustrating the location of the pump chamber
connection is attached as Appendix `B' to this report.
Scale of proposed garage in westerly side yard reduced
The 13 metre westerly side yard setback established in zoning special regulation 472 provides a
means for preserving the integrity of the Gardener's House, its context of setting, and of public
views to heritage attributes. The setback effectively serves to prevent the construction of a new
building or structure within that side yard so as to maintain open and unobstructed views to both
the historic house and the upland forest referenced in the designating bylaw.
As noted in Staff Report CSD -16-029, Planning staff expressed concern with the size of the
detached double -car garage originally proposed in the heritage permit application. It was staff's
opinion that at 7.11 m wide (23'- 4") by 7.7m long (24'- 8") and 4.6m high (15'- 2") the garage
would not be subordinate to the stone house, would be a dominant feature within the westerly
side yard, and would impact views to the upland forest.
Rendering of double -car garage as per original proposal
The applicants have now submitted a revised proposal that would continue to locate the garage
within the westerly side yard, but would see the scale of the detached garage reduced from a
double -car garage down to a single car garage. The amendment to the Heritage Permit
Application and revised elevations and plans are attached as Appendix `A' to this report. More
specifically, the garage would be 4.87 m wide (16`) by 9.14 m. long (30') and 4.42 m high (14'-
6"). While the single -car garage would be 54" longer than the previous proposal, it would be
about 1/3 narrower and slightly shorter at its peak than the double car garage. The single -car
garage would also feature one 12' garage door rather than two 9' doors. Exterior material and
colours specifications would be the same as originally proposed.
City staff are of the opinion that the reduction in the size of the garage establishes a structure
that is of a more appropriate scale with the stone house. A proposed 8.73m setback from the
road will ensure that views to the stone house will remain unobstructed as one approaches the
property from Sims Estate Place. While the single -car garage will partially obstruct views to the
upland forest, the extent to which views are impaired is reduced when compared with the
double -car garage. The reduced width of the single -car garage also provides an opportunity to
shift the easterly wall of the garage further west, thereby increasing the separation distance
between the two structures and giving the house more "breathing room".
Rendering of single -car garage as per amended proposal
While the applicants will require a variance to the zoning by-law to construct a garage within the
westerly side yard, staff are of the opinion that the amendment made to HPA-2016-IV-006 to
reduce the scale of the garage is an acceptable compromise which balances conservation
objectives with the limitations of the property and the needs of the property owner. Accordingly,
should Council approve the amended Heritage Permit Application, Heritage Planning staff would
support the required zoning variance.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of a core service.
FINANCIAL IMPLICATIONS:
NE,
COMMUNITY ENGAGEMENT:
CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit
Application.
PREVIOUS CONSIDERATION OF THIS MATTER:
On August 2, 2016 Heritage Kitchener considered Staff Report CSD -16-029 and recommended
that HPA-2016-IV-006 be refused. Following the Heritage Kitchener meeting, the applicants
revised their application to reduce the size of a proposed garage from a double -car garage to a
single -car garage. On August 29, 2016 City Council deferred consideration of HPA-2016-IV-006
to the Council meeting of September 26, 2016 and referred the amended Heritage Permit
Application to the September 6, 2016 meeting of Heritage Kitchener for reconsideration.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Amendment to HPA-2016-IV-006
APPENDIX B: Servicing Plan for 10 Sims Estate Place
APPENDIX C: Previous Report CSD -16-029
APPENDIX 'A'
Amendment Request for 10 Sims Estate PI. Garage Proposal - August 24, 2016
We are asking for an amendment to our original proposal to build a two -car garage at 10
Sims Estate Place. Leon Bensason spoke with us on August. He felt that, after viewing our
power point that we prepared for the August 29 City Council meeting, Heritage Staff would
support building a one -car garage on the west side of our property.
Our original proposal was for a two -car garage on the west side; an open lot of weeds,
scrub grass and stones that slopes towards our home from the 3- story townhouse unit next door.
We are willing to decrease the footprint of the building to allow a much greater view of the upland
forest and ravine and in keeping with the size of our heritage home.
In speaking with Leon we discussed the need for a single -car garage that would allow both
cars doors to be opened inside the garage (this accessibility is important to us as we are seniors
and are hoping to live here another 20 years) and the ability to store and access necessities like a
snow blower; recycling bins and containers; bicycles; lawnmower; etc. Our design requires some
steps to access the side door due to the incline of our property.
We are keeping the original exterior board and batten style, Hematite in colour,
complimentary with the heritage home; the trim, man door, and garage door in Royal Clay; the
shingles weathered wood; and the garage door roll -up style made to look like it its on hinges.
We do not want to build on the east side of our home because it would: 1) require taking
down 4-5 mature and shade providing trees; prior to buying our home, Heritage staff asked that
we not remove too many trees 2) obstruct the public's and our view of the Heritage smoke house
and the established woodland views of the original stone cottage, the protected brick chimney, and
the upland forest behind; and 3) severely jeopardize the integrity of our sewage and septic
pump -out systems.
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