HomeMy WebLinkAboutCSD-17-043 - HPA-2017-V-015 & 016 - 32 Ahrens Street West
REPORT TO: Heritage Kitchener
DATE OF MEETING: May 2, 2017
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 10
DATE OF REPORT: April 11, 2017
REPORT NO.: CSD-17-043
SUBJECT: Heritage Permit Application HPA-2017-V-015
Heritage Permit Application HPA-2017-V-016
32 Ahrens Street West
Demolition of an existing single detached dwelling and
construction of a new single detached dwelling and accessory
building
RECOMMENDATIONS:
THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-V-015 be approved to permit demolition of an existing single detached
dwelling located on the property municipally addressed as 32 Ahrens Street West, and,
further,
THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-V-016 be approved
to permit construction of a new single detached dwelling
and accessory building on the property municipally addressed as 32 Ahrens Street West,
in accordance with the plans and supplementary information submitted with the
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.
2.
BACKGROUND:
Location Map: 32 Ahrens St. W.
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The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-V-
015and HPA-2017-V-016which are seeking permission to demolish an existing single
detached dwelling andto construct a new single detached dwelling and accessory building, all
on the property municipally addressed as 32 Ahrens Street West located within the Civic Centre
Neighbourhood Heritage Conservation District.
REPORT:
The subject property is located on the north side of Ahrens Street West between Young Street and
Queen Street South. The property is designated under Part V of the Ontario Heritage Act by virtue
of its location within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD)
Theproperty contains a one-storey brick bungalow built c.1950. It is rated as a Group ‘D’property
within the CCNHCD Planand Study documents.According to the CCNHCD Study, properties are
ratedGroup ‘D’ if the original design, new or old, is lacking sufficient architectural character to
contribute to the area. Immediately to the westof the subject property is a 2½ storey Group B rated
single detached dwelling (36 Ahrens St. W.), and to the east is a Group D multi-unit residential
complex (28 Ahrens St W.) built in the 1980s.
Existing single detached dwelling at 32 Ahrens St.W.
Proposed Demolition
Section 3.3.4 of the CCNHCD Plan (Demolition) strongly discourages the demolition of heritage
buildings.In situations where demolition is approved by Council, the CCNHCD Plan policies speak
to documenting notable architectural features or to reclaim suitable building materials as
replacement components for other buildings within the district. Accordingly, thepolicies related to
the demolition of existing building stock within the heritage district are directed to historic rather
than non-historic buildings.In this case, the existing single detached dwelling, in being ratedGroup
‘D’, is regarded as not beingrepresentative of, or contributing to, the collective heritage of the area.
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The CCNHCD Study is perhaps even more direct in defining the status of Group D properties in
stating that Group D properties are of no heritage significance.
As noted in the supporting documentation submitted by the applicant, the existing property is
inconsistent with other properties on Ahrens Street West, which contribute more positively to the
historic streetscape.The massing, footprint and size of the existing building differs from all other
buildings on the street. The subject building at 1 storey and 809 square feetstands alonein its
modest size and scale, and is in contrast in architectural style and age comparedwith surrounding
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historicbuildings, which primarily consist of large 2½ storey residences dating to the late 19and
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early 20centuries.
Streetscape view of 32 Ahrens St. W. and neighbouring properties
While the policies of the CCNHCD Plan discouraging demolition arguably do not apply to Group D
buildings, it is reasonable to consider the net impact of the proposed demolition onthe integrity of
the heritage conservation district. In this case, the applicant is proposing to replace the existing
single detached dwelling with a new single detached dwellingand accessory building.
Proposed New Single Detached Dwellingand Accessory Building
Application HPA-2017-V-016 seeks permission to construct a 2½ storey single detached
dwelling on the subject property with a one storey detached garage in therear yard. The
submission made with the Heritage Permit Application advises that the design of the proposed
new building is referential to the Berlin Vernacular stylewhich is prevalent in the CCNHCD,
incorporating the profile, materials and key elements from such architectural style into a building
that is contemporary in design and of its own time.
Section 3.3.3 of the CCNHCD Plan provides policy direction with regard to the construction of
new buildings, as follows:
a) New buildings will respect and be compatible with the heritage character of the Civic Centre
Neighbourhood, through attention to height, built form, setback, massing, material and other
architectural elements such as doors, windows, roof lines; and,
b) Design guidelines provided in Section 6.6 of this Plan will be used to review and evaluate
proposals for new buildings to ensure that new development is compatible with the adjacent
context.
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The following summarizes the recommended practices and design guidelines for new buildings
contained in Section 6.6 of the CCNHCD Plan:
match setback, footprint, size and massing patterns of the neighbourhood, particularly to
the immediate adjacent neighbours;
setbacks should be aligned with the building that is most similar to the predominant
setback on the street;
buildings and entrances should be oriented to the street and have architectural interest
to contribute to the visual appeal of the neighbourhood;
respond to unique conditions or location, by providing architectural interest and details
onstreet facing facades;
use roof shapes and major design elements that are complementary to surrounding
buildings and heritage patterns;
size, shape proportion, number and placement of windows and doors should reflect
common building patterns and styles ofother buildings in the immediate area;
use materials and colours that represent the texture and palette of the neighbourhood;
incorporate in a contemporary way some of the traditional details that are standard
elements in the principal facades of properties in the neighbourhood; and,
garages should be located in the rear yard whenever possible and will be subject to the
design guidelines of the HCD Plan.
The applicant advises that upon examination of the historic building stock with the CCNHCD,
the following key design elements were noted:
street-facing entry, generally located on the left or right of the front façade;
2 or 2½ storey design;
gable roof with 34-45 degree pitch;
overhanging roof detail providing depth to flat front facades;
side dormers on some buildings;
variety of materials including brick, stucco and wood cladding;
generally rectangular window profiles, often asymmetrical;
dark shingled roofs; and,
covered entrance.
Plan showing placement of proposed single detached dwelling
and detached garageon the subject property
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Proposed 2½ storey single detached dwelling front(south) elevation
The applicant is proposing to replace the existing 1 storey 809 sq ft. brick bungalow with a 2½
storey front gabled single detached dwelling. The new building would feature a rectangular plan;
be approximately 2200 sq. ft.in area; and proposes to maintaina similar front yard building
setback as the existing bungalow.
The new building would have a height of 34’-4”, which is permitted in the existing zoning and
which the applicant maintainsisapproximately 6 feetlower than the two 2½ storey Group B
buildings located immediately to the west.The new building would be clad in natural wood
slatting over stuccoin various shades of grey ranging from unstained to light and dark grey
stain; and would feature ablack metal panel roof.Wood is being used in part as the primary
exterior cladding material as theapplicant has a design objective of using sustainable and
energy-efficient building practices and materials.The majority of the exterior wood slatting will
be installed in a vertical pattern and left unstained to weather grey. Smaller areas of the façade
will feature the same wood installed horizontally and stained in a darkergrey colour to add
architectural interest and relief to the façades.
Proposed west elevationProposed east elevation
Elevationswithin public view include the front (south), left side (west), and right side (east).
The front elevation features a covered front entry with wood door on the left of the façade;
asymmetrical linear floor to ceiling fenestration on the first two floors; and an upper balcony with
glass railing and glazing occupying half the width of the façade at the attic level. The left (west)
elevation features a secondary entry wood door and floor to ceiling height fenestration on the
first floor. The upper floor/attic level features more windows/glazing and an upper balcony with
glass rail which wraps around from the front. There are three flat panel skylights on the black
metal panel roof. The roof is partially opento accommodate the upper balcony. The right or east
elevation features asymmetrical fenestration on the first two floors and a single dormer on the
upper/attic level.
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Perspective rendering of front and west elevations showing detached garage in rear yard
The applicant proposes to construct a one storey detached garage in the rear yard at the end of
the existing driveway. The garage would be 18’(W) x 24’(D) x 11’6’’(H), clad in either a solid
panel system in dark grey or a weathering steel panel in rust, and have a flat roof. The garage
door would be clad in natural wood (wood strip). The garage would have limited visibility from
the street given it will be located partially behind the single detached dwelling and given the
proximity of the adjacent buildingto the west.
Current street view of existing driveway leading to rear yard location of proposed garage
The applicant advises that the estimated value of construction of the single detached dwelling
and garage is approximately $500,000.
Heritage Planning Staff Comments
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As noted in Section 1.4 of the CCNHCD Plan (Implications of Heritage Conservation District
Designation); when an area is designated as a heritage conservation district, it means that its
essential elements are protected,but it does not mean that an area is ‘frozen’ in time or
intended to be restored to some historical period or style.As such, new building construction,
when and where appropriate,maybe permitted. Further, such new construction can be
contemporary in design.Indeed, the guidelines for New Buildings contained in Section 6.6 of the
CCNHCD Plan reference the objective of incorporatingin a contemporary way some of the
traditional details that are standard elements in the principal facades of properties in the
neighbourhood. The challengeis to ensure such designrespects and is compatible with the
heritage characteristics of the district. In this regard,the applicant, in Section 2.8 of theHeritage
Permit Application submission (see Appendix ‘A’), dutifully outlines how the design of the
proposed single detached dwelling addresses each of the HCD Plan guidelines for New
Buildings.
Heritage Planning staff are of the opinion that the design of the proposed new construction
particularly relative to its height, built form, setback and massing is appropriate and very much
compatible with its historic neighbours and streetscape. While other elements and details are
clearly contemporary expressions, they are nonetheless rooted in the patterns found in many of
the historic buildings located within the heritage district, and in particular those which are
consistent with the Berlin Vernacular style. This includes the choice to feature afront gable with
overhang; steeply pitched roof; off centre frontentrance;primarily vertical fenestration; and a
second storey balconyfacing the street.The choice of wood as the primary cladding material
reflectsthe use of wood elsewhere in the heritage district, and in particular thehistoric wood
clad building located at 51 Ahrens St. W., opposite the subject property.
Staff are of the opinion that while very much a contemporary building, the proposednew single
detached dwelling respectsthe overall character and integrity of the CCNHCD.The construction
of a new building on the subject property should not appear completelyout of context given the
manner in which it incorporates recognizable elementsof the Berlin Vernacular, and given its
locationsituated between an historic building of similar scale to the west andanon-historic
multi-unit developmentof more recent vintage to the east.The result is abuilding that is an
expression of its own time, yet respectful and complementary to its surroundings.
In reviewing the merits of the application, HeritagePlanning staff note the following:
the subject property is currently occupied with a Group ‘D’ rated building and is not
considered to be historic or representative of the heritage character of the district;
the demolition of the existing building will not impair or negatively impact the integrity of
the CCNHCD or Ahrens Street West streetscape;
the proposed new building addresses the CCNHCD Plan guidelines for New Building, as
follows:
o match setback, footprint, size and massing patterns of the neighbourhood,
particularly to the immediate adjacent neighbours:
the proposed design closely resemblesthe setback, footprint, height and
mass of the neighbouring historic properties to the west;
o setbacks should be aligned with the building that is most similar to the
predominant setback on the street:
the setback is aligned with the house to the west which is the
predominant setback on the north sideof Ahrens St.W.;
o buildings and entrances should be oriented to the street and have
architectural interest to contribute to the visual appeal of the
neighbourhood:
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the covered entrance is located on the front façade, on the left, similar to
Berlin Vernacular designs found in the district, and features a second
colour and pattern of wood cladding to create architectural interest;
o respond to unique conditions or location, by providing architectural
interest and details on street facing facades:
the deep setback of the multi-unit non-historic development to the east,
exposesthe east elevation, which features asymmetricalfenestration to
add visual interest to the façade and a dormer on the upper level;
o use roof shapes and major design elements that are complementary to
surrounding buildings and heritage patterns:
the roof shape proposed is a traditional peaked gable roof with dormer on
the right side, consistent with the Berlin Vernacular style; additional
complementary elements common within the heritage district include a
covered entrance and upper balcony facing the street;
o size, shape proportion, number and placement of windows and doors
should reflect common building patterns and styles of other buildings in
the immediate area:
window placement on the front façade (linear and paired) is reminiscent
of the Berlin Vernacular style, and the front door is placed to the left side
of the façade consistent with the neighbourhood;
o use materials and colours that represent the texture and palette of the
neighbourhood:
the colour and cladding of the natural wood exterior is complementary
both to the material of 51 Ahrens St. W. (opposite) and to the colour of
the buff brick neighbouring 36 Ahrens St. W.;
o incorporate in a contemporary way some of the traditional details that are
standard elements in the principal facades of properties in the
neighbourhood:
the proposal incorporates major design elements found on other houses
on the street including an upper front balcony overlooking the
streetscape;
o garages should be located in the rear yard whenever possible and will be
subject to the design guidelines of the HCD Plan:
the proposed garage is located in the rear yard and will have limited
visibility to the street and will not impact the streetscape.
Staff note that the subject proposal is also in compliance with and illustrates many of the principles
recommended in the recently completed Residential Intensification in Established Neighbourhoods
(RIEN) Study. This includes establishing a design for infill development that is consistent in building
setback and height as the predominant development on the street; and constructing a detached
garage in the rear yard. In accordance with the preceding comments, Heritage Planning staff are in
support of the proposed demolition of the existing single detached dwelling and the construction of
the new single detached dwelling and detached garage. Theapproval of an application under the
Ontario Heritage Actshall 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.
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.
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FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This report has been posted to the City’s website with the agenda inadvance 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 ApplicationsHPA-2017-V-015&HPA-2017-V-016
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