HomeMy WebLinkAboutCSD-17-031 - HPA-2017-V-009 - 19 Roland Street
REPORT TO: Heritage Kitchener
DATE OF MEETING: April 4, 2017
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200, ext. 7648
PREPARED BY: Sandra Parks, Heritage Planner, 519-741-2200, ext. 7839
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: March 9, 2017
REPORT NO.: CSD-17-031
SUBJECT: Heritage Permit Application HPA-2017-V-009
19 Roland Street
Demolish shed, reconstruct front porch, construct additions
RECOMMENDATION:
THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-V-009 be approved to permit demolition of an accessory structure,
reconstruction of the front porch and construction of additions on the property
municipally addressed as 19 Roland Street, in accordance with the plans and
supplementary information submitted with the application and subject to the following
conditions:
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; and
2. That the salvaged and/or new brick for the additions match the original brick of
the building. Heritage Planning staff must approve the salvaged and/or new brick.
Location Map: 19 Roland Street
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2017-V-
009 which is seeking permission to demolish an accessory structure, reconstruct the front porch
similar to its original size and design, and construct two additions at the property municipally
addressed as 19 Roland Street.
Committee of Adjustment
This project was the subject of a February21, 2017, Committee of Adjustment application
requesting minor variances to allow increased ground floor area (see Figure 1) and reduction in
a side yard setback. Heritage Planning staff advised the Committee that there were no cultural
heritage concerns with the proposed variances. It was also noted that a Heritage Permit
Application would be required and the design of the additions would be evaluated through this
process, with the Heritage Permit Application reviewed by Heritage Kitchener who would make
a recommendation to City Council.
Figure 1: at left, existing footprint of all structures – at right, proposed footprint
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The Committee of Adjustment decision to approve the minor variances is tied to the Heritage
Permit Application process with the following conditions:
1. That the owner shall submit and obtain approval of a Heritage Permit which will be
reviewed by Heritage Kitchener and approved by Kitchener City Council; and
6. That approval of Minor Variance Application A 2017-016 is generally as per the elevation
drawings prepared by RS Architects Inc. dated January 18, 2017 circulated to the
Committee on this date, and subject to a Heritage Permit Application, which may result
in further refinements to the elevations.
REPORT:
The subject property is located on the south side of Roland Street between David Street and
Victoria Park, within the Victoria Park Area Heritage Conservation District (VPHCD), which is
designated under Part V of the Ontario Heritage Act. The subject property is not identified as a
Group ‘A’ building in the VPHCD.
The estimated construction value of the project is $200,000.
The District Study describes the building as a “charming 1&1/2 front and side gabled buff brick
circa 1900 residence in the Queen Anne style, with partial front verandah and balcony over, which
originally wrapped around the side of the house and had turned spindles and ball-topped posts.
There is a side bay window. Close to original in appearance, notably windows and woodwork, and
set off by attractive landscaping; an outstanding example of historic building conservation.” Built for
local developer Christian Asmussen, this house was purchased by David A. Bean and his wife,
Rose, who lived here from 1904 to 1964. Bean was publisher of the Berlin (Kitchener) Daily
Telegraph until its sale to the KW Record in 1922. He founded the D.A. Bean Insurance Agency,
was a chairman of the Parks Board and a member of the school board.
Figure 2: 1940s photo shows 19 Roland Street at far left
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Figure 3: front and side elevations, note existing front porch
The accessory structure is not mentioned in the District Study description. A Municipal Property
Assessment (MPAC) report describes the shed as a ‘detached garage’ built circa 1900.
Figure 4: accessory structure
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Victoria Park Area Heritage Conservation District Plan
For major work such as additions and demolitions in the VPHCD, the District Plan policies
require submission and approval of a Heritage Permit Application. Because of the size and
scope of the project, heritage planning staff determined that the Application should be reviewed
by Heritage Kitchener for recommendation to Council. Building Permits will be required for this
project.
The District Plan describes the Queen Anne architectural style as “a highly picturesque style,
usually two storeys high, with a variety of gables, towers, dormers, balconies, tall chimneys and
verandahs, of different materials and details. Queen Anne houses have a dramatic eye-catching
character.”
The Plan suggests the style and materials of VPHCD outbuildings “usually mirrored the principle
residence, with front folding doors with upper glazing and lower painted recessed panels.
Outbuildings such as garages should be conserved, in particular the original siding, front doors,
roof brackets and decoration.”
Regarding verandahs, the Plan recommends “if replacing, match the original.”
District Plan policies on building additions (see Appendix ‘D’) state that “it is important that
additions complement the architectural style of the building and the integrity of the streetscape.
Additions should blend in comfortably and inconspicuously and seem at one with the principle
building. This does not mean they should duplicate the original but that the proportions, height,
scale and materials fit well together. . . A contemporary style is encouraged, to express today’s
architectural heritage.” Specific policies provide reference to location, design, height, materials,
roof, chimneys, walls, entrances, windows, verandahs, and colours.
Regarding demolition in the VPHCD, the Plan indicates that “there shall be a presumption
against demolition. The conservation of historic buildings in the Area is a primary goal. Property
owners are encouraged to work with existing buildings, altering, adding to and integrating them
into new development rather than demolishing.”
The applicant advises that the proposals are required to create space for a growing family who
wishes to remain in the Victoria Park neighbourhood.
Demolish accessory structure
The applicant proposes to demolish a 3.18m deep by 3.88m wide (10’6”x12’9”) accessory
structure (see Figure 4) in order to make room for an attached one-story garage addition (see
Figure 5). The applicant advises that the previous owner of the property converted the
accessory structure from a garage to a garden house, adding doors and mullioned windows
from another property, as well as the front overhang. As additional rationale for its demolition,
he says the foundation and framing is not sufficient to continue to support the roof.
As noted above, the District Plan guidelines and policies suggest retaining outbuildings and
there is a presumption against demolition of historic buildings. In this case, the accessory
structure has been altered from its original form, is in poor condition, and is set back
approximately 27.5m (90’) from the front property line – it is not a prominent feature of the
property as viewed from the street. Visibility from the street is a component in the review of
proposed alterations to buildings within a Heritage Conservation District.
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Figure 5: conceptual drawing showing new front porch and garage addition
Reconstruct front porch
The existing two-level porch (see Figure 3) is not original but is in keeping with the architectural
style of the building and porches in the District. The District Study and a 1940s photo (see
Figures 2 & 6) suggest that the original porch wrapped around the side of the house and had
turned spindles and ball-topped posts. As well, staining on the brick at the side of the house
indicates where an upper balcony was once located.
Figure 6: detail from 1940s photo showing the original porch
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The applicant proposes to remove the front porch and construct a painted wooden two-level
front porch with a very similar footprint and style to the one shown in the historic photograph,
wrapped around the side of the house, with turned spindles (see Figures 5 & 7).
Figure 7: conceptual drawing showing new front porch and side/rear addition
Construct attached garage
The applicant proposes to construct an attached one-story 3.6m x 12.94m (11’10” x 42’6”)
garage addition (see Figure 5) on the west (right) side of the house, set back 7.6m (25’) from
the front façade of the house. The design of the proposed garage includes a half-hip roof, hip
dormers at front and back with windows providing light into the structure, brackets under the
front eaves, and garage doors at front and back (the rear doors are for access only, not
intended for vehicle use). It will be clad in reclaimed brick with painted wood detailing to match
the house.
The applicant advises that the overhead garage doors will appear as folding doors when
lowered, with the upper portion glazed and lower panels recessed and painted to match the rest
of the house, as recommended in the District Plan. The front dormer window will be similar to
the other addition windows.
A Heritage Permit was approved in 2000 for a very similar attached one-storey garage at 124
Water Street South, also located in the VPHCD.
Construct two-storey rear addition
The applicant proposes to remove a rear 1998 one-storey four-season sunroom and construct
within the same footprint a two-storey addition which is not visible from the street (see Figure 1).
Construct two-storey side addition
The applicant proposes to remove a side two-storey porch, which has an enclosed second
storey, and a side/rear deck, and construct a two-storey 5.5m by 7.6m (18’1” x 25’) addition (see
Figure 7) on the east (left) side of the house, set back 8.3m (27’4”) from the front façade of the
house. The design of the proposed addition includes a half-hip roof, walls clad in reclaimed brick
with painted wood detailing to match the house and a small secondary entrance porch to match
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the detailing of the new front porch. Though it will not be functioning, a large, decorative
chimney is to be constructed on the east (left) side of the addition in keeping with the design of
chimneys in the District. The applicant advises that the “scale of the addition was designed to
look secondary to the original home. The soffit, window style, misc. trim will match in
dimensions. Windows shall appear as single hung units with the same aspect ratio as the
existing home.”
The proposed alteration meets these “Eight Guiding Principles in the Conservation of Built
Heritage Properties”:
respect for documentary evidence - do not base restoration on conjecture - conservation
work should be based on historic documentation, such as historic photographs, drawings
and physical evidence; and
legibility - new work should be distinguishable from old - buildings should be recognized
as products of their own time, and new additions should not blur the distinction between
old and new.
The proposed alteration meets these Parks Canada’s The Standards and Guidelines for the
Conservation of Historic Places in Canada:
conserve the heritage value and character-defining elements when creating any new
additions to an historic place or any related new construction - make the new work
physically and visually compatible with, subordinate to, and distinguishable from the
historic place; and
replace missing features from the restoration period with new features whose forms,
materials and detailing are based on sufficient physical, documentary and/or oral
evidence.
In reviewing the merits of the application, Heritage Planning staff note the following:
subject property is located in the VPHCD and is not identified as a Group ‘A’ building;
the project goals include creating space for a growing family who wishes to remain in the
Victoria Park neighbourhood;
demolition of the accessory structure may be approved based on the facts that it has
been altered from its original form, is in poor condition, and is set well back from the front
property line;
the proposal follows the District Plan guidelines regarding:
o outbuildings, in the design of the garage doors and use of roof brackets;
o verandahs, “if replacing, match the original;”
o additions, in respect to:
location – located to the rear or rear side of the original;
design – clear distinction between old and new, and complementary in terms of
scale, mass and texture - though reclaimed yellow brick is proposed to be used
on the additions, their design, while complementing the original house in term of
proportions, height and scale, will provide this distinction between old and new;
height – complements the height of the original;
materials – emphasis on brick and wood;
roof – similar to the existing;
chimneys – masonry chimneys given priority;
walls – typical of those found in the district;
entrances – while guidelines encourage entrances to be located on secondary
rather than principle façades, entry to side addition is via a small, subordinate
porch;
windows – appearance, placement and proportion of height to width is
complementary to the existing;
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verandahs – complement the original; and
colours – appropriate to the historic building style;
the proposal follows the “Eight Guiding Principles in the Conservation of Built Heritage
Properties” and Parks Canada’s The Standards and Guidelines for the Conservation of
Historic Places in Canada:
the proposal will not detract from the character of the property, the integrity of the Roland
Street streetscape nor the character of the Victoria Park Area Heritage Conservation
District.
In accordance with the Heritage Permit Application form, the approval of an 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 Ontario Building Code
and Zoning By-law. In this regard, staff confirm that a Building Permit is required to carry out this
work.
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 core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This report has been posted to the City’s website with the agenda in advance of the
Heritage Kitchener committee meeting.
CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit
Application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Heritage Permit Application HPA-2017-V-009
APPENDIX B: Conceptual Elevations
APPENDIX C: Site Plan & Drawings
APPENDIX D: Excerpt from the Victoria Park Area Heritage Conservation District Plan,
Additions, pages 60-62
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