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HomeMy WebLinkAboutDSD-18-076 - HPA-2018-V-024 - 1380 Doon Village RoadREPORT TO:Heritage Kitchener DATE OF MEETING: September 4, 2018 SUBMITTED BY:Brandon Sloan, Manager of Long Range & Policy Planning, 519- 741-2200 ext. 7648 PREPARED BY:Michelle Drake, Senior Heritage & Policy Planner, 519-741-2200 ext. 7839 WARD(S) INVOLVED:Ward 4 DATE OF REPORT:August 22, 2018 REPORT NO.:DSD-18-076 SUBJECT:Heritage Permit Application HPA-2018-V-024 1380 Doon Village Road Proposed partial demolitions, building addition and alterations RECOMMENDATION: THAT pursuant to Section 42of the Ontario Heritage Act, Heritage Permit Application HPA-2018-V-024be approvedto permit the demolition of the breezeway and attached garage, the construction of an addition and alterations to the existing single detached dwelling at theproperty municipally addressed as 1380 Doon Village Road, in accordance with the plans and supplementary information submitted with the application and subject to the following conditions: 1.That a sample of all proposed building materials and colours be submitted for approval by Heritage Planning staff prior to the issuance of a building permit; and 2.That the front porch design details be submitted for approval by Heritage Planning staff prior to the issuance of a building permit; and further, 3.That the final building permit drawings bereviewed and heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA-2018- V-024which is seeking permission to demolish the breezeway and attached garage, construct an addition and alter the existing single detached dwelling at the property municipally addressed as 1380 Doon Village Road. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 2 - 1 Location Map: 1380 Doon Village Road REPORT: The subject property is located near thenortheast intersection of Doon South Drive and Doon Village Road. The property is located in the Upper Doon Heritage Conservation District (UDHCD) and designated under Part V of the Ontario Heritage Act. The property contains a one- and-a-half-storey circa 1950 brick house, which is identified as a “non-historic building” in the UDHCD Plan. Photo of 1380 Doon Village Road (Google, 2009) 2 - 2 Building Permit (February 2018) The applicant applied for a building permit in February 2018 to permit the construction of an addition, rear yard deck and attached garage. The elevation drawings submitted with the building permit showed the demolition of the breezeway and attached garage in order to facilitate the construction of additions to the second floor and to the east side along with alterations to roofline, materials, and door and window openings of the existing single detached dwelling. An initial review of these drawings by Heritage Planning staff identified that the proposal did not comply with the policies and guidelines of the UDHCD Plan or the Zoning By-law. Revised Elevation Drawings(July 5, 2018) Revised elevation drawings were received on July 5, 2018 in response to feedback provided by Heritage Planinngstaff, the Upper Doon neighbourhood representatives who sit on Heritage Kitchener and the Ward Councillor. Generally, the neighbourhood representatives advised that they are okay with the revised elevation drawings. Heritage Planning staff werealso generally okay with the revised elevation drawings but offered two additional suggestions for the applicant to consider in order to better comply with the policies and guidelines of the UDHCD Plan. The first suggestion was to remove the hip roofline on the right addition and continue the side gable roofline. The second suggestion was to reduce the height of the entry feature by aligning the eave of the entry feature with the eave of the house. Revised Elevation Drawing (July 5, 2018) Heritage Permit Application A complete HPA was received on July 18, 2018 requesting permission to demolish the breezeway and attached garage, construct an addition and alter the existing single detached dwelling.The proposed partial demolitions will involve the removal of the existing breezeway and the existing attached garage. On July 23, 2018, the applicant submitted revised elevation drawings that incorporated an attached two car garage flush with the front of the dwelling. Unfortunately, the changes reflected in the revised elevations drawings did not comply with the Zoning By-law. Additional revised elevation drawings were submitted on July 25 and July 30. 2 - 3 In an effort to continue to provide the applicant with meaningful feedback as they finalized their thth drawings, the July 30 elevation drawings were presented at the August 14Heritage Kitchener committee meeting. Committee members shared the following comments: concerns with the materials (stone and EIFS); strong preference to reduce the height of the entry feature by aligning the eave of the entry feature with the eave ofthe house; and, preference to only see one set of stairs on the front elevation. In response to the Heritage Kitchener committee comments, the applicant submitted additional revised elevation drawings on August 20, 2018 showing a reduced height of the entry feature and only one set of stairs on the front elevation. Revised Elevation Drawing (August 20, 2018) Generally, the proposed addition will be: located east of the existing single detached dwelling; designed so that the first storey matchesthe height of the existing eave; designed so that the new hip roof matches the height of the existing side gable roof; designed with a new off-centre entrance door with portico; and, clad with stone and EIFS on the front elevation. Generally, theproposedalterations to the existing single detached dwelling include: replacement of the front shed roof dormer with a hip roof dormer featuring a similar window pattern; replacement of the front bay window with a large square picture window; replacement of the front door with a window; cladding the front with stone and EIFS; cladding the sides and rear with primarily EIFSand some stone; and, constructing a front porch. 2 - 4 In reviewing the merits of the application, Heritage Planning Staff note the following: the subject property is designated under Part V of the Ontario Heritage Act; however, it is identified as a “non-historic” building within the UDHCD Plan; the proposed 1 ½ storey height and form of the addition will be similar to the existing building and adjacent non-historic buildings; the proposed proportions of the addition will be similar to the existing building and adjacent non-historic buildings; the proposed roof pattern of the addition will be similar to the existing building and adjacent non-historic buildings; stoneis an example of a natural material permitted in the policies of the UDHCD Plan and therefore the proposed use of stone on the front elevation is appropriate and typical of the area; however, the type of stone is an important design consideration and therefore the final recommendation includes a condition that requires the applicant toprovide a sample of all proposed building materials for approval by Heritage Planning staff prior to the issuance of a building permit; the proposed use of EIFS is not preferred onthe front elevation but has been permitted with new construction elsewhere in the UDHCD; the proposed use of EIFS on the side and rear elevations will have limited, if any, visibility from the public realm and therefore will not detract from the character of the property or the UDHCD; the proposed placement and proportion of windows is complementary to the existing building and adjacent non-historic buildings; the proposed coloursare not yet known therefore the final recommendation includes a condition that requires requires the applicant toprovide asample of all proposed building colours for approval by Heritage Planning staff prior to the issuance of a building permit; the existing breezeway and attached garage may not be original, do not feature complementary architectural or historical features, and therefore there is not a presumption against demolition; the existing single detached dwelling is a “non-historic” building, hasfew complementary architectural features, has no historical features, and therefore there is not a presumption against building facelift; and, theproposed partial demolitions, addition and alterationswill not adversely affect the character of the property, the Doon Village Road streetscape, or the UDHCD. 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, Zoning By-lawand the Grand River Conservation Authority (GRCA). In this regard, staff confirm that a Building Permitfrom the City’s Building Divisionand a Fill, Construction and Alteration to Waterways Permit from the GRCA 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. 2 - 5 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 / committee meeting. CONSULT – Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. REVIEWED BY: Leon Bensason,Coordinator, Cultural Heritage Planning, 519-741-2200 ext. 7306 ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A: HPA-2018-V-024 2 - 6 2 - 7 2 - 8 2 - 9 2 - 10 2 - 11 2 - 12 2 - 13 2 - 14 2 - 15 2 - 16