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HomeMy WebLinkAboutHK Agenda - 2018-09-04Heritage Kitchener Agenda Tuesday,September 4, 2018 4:00p.m.-6:00p.m. Office of the City Clerk Conestoga Room Kitchener City Hall (Main Floor) nd 200 King St.W. -2Floor Kitchener ON N2G 4G7 Page 1Chair –Ms. A. ReidVice-Chair –Mr. S. Hamoen Delegations Pursuant to Council’s Procedural By-law, delegations are permitted to address the Committee for a maximumof 5 minutes. Item 1-Representative, MHBC Planning Item 2 -Robert Sajkunovic, JR Design and Consultants -Omar Ishidat Item 3-Paul Florica, Klondike Homes Discussion Items 1.DSD-18-107-Heritage Permit Applications HPA-2018-V-018, HPA-2018-V-019,(20min) HPA-2018-V-020 -242, 254, 262 QueenStreet South -Proposed Demolition 2.DSD-18-076-Heritage Permit Application HPA-2018-V-024(20min) - 1380 Doon Village Road -Proposed Partial Demolitions, Building Addition and Alterations 3.DSD-18-106-Heritage Permit ApplicationsHPA-2018-V-028& HPA-2018-V-029 (20 min) - 1094 Doon Village Road -Demolition and New Building Construction 4.DSD-18-105-Heritage Permit Application HPA-2018-IV-026(5 min) -1754 Old Mill Road, Homer Watson House & Gallery -Masonry Repairs 5.Urban Design Manual Update(15 min) 6.Status Updates -Sub-Committee Updates (10 min) -Open Forum/Heritage Best Practices -Heritage Impact Assessment Follow-ups Information Items Heritage Permit Application Tracking Sheet Dianna Saunderson Committee Administrator ** Accessible formats and communication supports are available upon request. If you require assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994 ** REPORT TO: Hertiage Kitchener DATE OF MEETING: September 4, 2018 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: 9 DATE OF REPORT:August 20, 2018 REPORT NO.: DSD-18-107 SUBJECT: Heritage Permit Applications HPA-2018-V-018 (242 Queen St. S.), HPA-2018-V-019 (254 Queen St. S.) and HPA-2018-V-020 (262 Queen St. S.) – Proposed Demolition ___________________________________________________________________________ RECOMMENDATIONS: 1.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA- 2018-V-018 to permit the demolition of the building located on the property municipally addressed as 242 Queen Street South be approved, subject to the following condition: That the owner obtain heritage approval under the Ontario Heritage Act and a Building Permit under the Building Code for a replacement building, prior to the issuance of a demolition permit. 2.THAT pursuant to Section 42 of the Ontario Heritage Act,Heritage Permit Application HPA- 2018-V-019 to permit the demolition of building located on the property municipally addressed as 254 Queen Street South be refused. 3.THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA- 2018-V-020 to permit the demolition of the building located on the property municipally addressed as 262 Queen Street South be refused. BACKGROUND: The DevelopmentServices Department is in receipt of Heritage Permit ApplicationsHPA-2018-V-018, HPA-2018-V-019 and HPA-2018-V-020requesting permission to demolish the youth shelter andservices building located at 242 Queen Street South, and twoformer single detached dwellings (now converted to office use) on properties municipally addressed as 254and 262Queen Street Southrespectively. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994for assistance. 1 - 1 Conestoga Towers Location Map: 242, 254, 262Queen Street South The three subject properties are located on the west side of Queen Street South between Courtland Avenue West and Joseph Street in the Victoria Park Area Heritage Conservation District (VPAHCD), and are designated under Part V of the Ontario Heritage Act. The properties form one of two areas of low- rise development located north of Courtland Avenue in the vicinity of the Conestoga Towers high-rise building. 242 Queen Street South (Front Elevation) 1 - 2 The property municipally addressed 242 Queen Street South (see image on previous page) is occupied with a purpose built youth shelter and services building. The 2½ storey structure was constructed in 2007 and features architectural detailing characteristic of traditional residential properties within the heritage district (e.g. full width front porch). The design of the building was approved by City Council through issuance of a heritage permit. The building replaced a previously converted single detached dwelling destroyed by fire in 2005. The properties municipally addressed as 254 and 262 Queen Street South are former single detached dwellings built in the 1880s. Both buildings were converted to office use before the establishment of the VPAHCD in 1996. 254 Queen Street South (Front Elevation) 262 Queen Street South (Front Elevation) 1 - 3 All three properties are currently occupied. A building condition assessment undertaken on behalf of the applicant advises that the buildings are structurally sound and that 254 Queen Street South is in fair condition and 262 Queen Street South is in good to fair condition. The condition of both buildings is considered commensurate with their age and in comparable standing with other buildings of similar age in the area. The Official Plan designation and zoning applied to the subject properties and surrounding area along Queen Street South, anticipates adaptive re-use of the existing buildings as well as redevelopment at a higher density than currently exists on the subject properties. The Medium Intensity Mixed Use Corridor (MU-2) zoning in place permits a range of commercial, office and residential uses. The applicant is proposing to demolishall the buildings on the subject properties in order to construct an eight storey multiple residential building. The consent of City Council is required to demolish buildings and structures located on property designated under Part V of the Ontario Heritage Act. This report and the discussion which follows, considers the merits of the subject applications from a cultural heritage planning perspective. REPORT: VPAHCD Study & Plan In August 1995, a heritage consultant was retained by the City to complete the two phases of work involved in establishing a heritage conservation district in the Victoria Park area. The first phase involved preparation of the VPAHCD Study, which analysed the physical, social and economic fabric of the study area in confirming cultural significance, defining boundaries, and establishing conservation goals and objectives. The second phase of work which was completed in 1996, involved preparation of the VPAHCD Planwhich provides policy direction and strategies aimed at conserving and enhancing the historic character of the District. A primary goal of the VPAHCD is to conserve buildings and structures that contribute to establishing the historic character of the area. Demolition is addressed in the VPAHCD Plan under policies for Building Demolitionand under policies for New Building. While there is a strong presumption against demolition within the heritage district;in the Queen Street South corridor, demolition is acknowledged as a possibility where zoning permits significantly higher density than presently exists. The VPAHCD Study encourages pursuing innovative infill and the conservation and integration of historic buildings into new development rather than demolition and removal. Where removal is contemplated, moving buildings onto a new site is to be considered. Where relocation is not feasible, the policies state that the salvage of historic fabric shall be undertaken and the inclusion of architectural features into new building is encouraged. Heritage Impact Assessment A Heritage Impact Assessment (HIA) has been prepared by MHBC Planning on behalf of the applicant, and has been submitted in support of the Heritage Permit applications for demolition and a Site Plan application for redevelopment. The HIAmakes the following observations and conclusions. In conducting its evaluation of the subject properties, the HIA appliedthe criteria in Ontario Regulation 9/06 which was developed by the Province for the purposes of identifying and evaluating the cultural 1 - 4 heritage value or interest of a property for protection through individual designation under the Ontario Heritage Act. The HIA concludes that while all threeproperties have modest contextual value due to their location within the VPAHCD, only 254 and 262 Queen Street South demonstrate cultural heritage value as authentic heritage resources. 254 Queen Street South satisfies the criteria under the category of design / physical value, as the building is a representative example of the Italianate architectural style. 262 Queen Street South also satisfies the criteria under design / physical value, as a building representative of the Queen Anne architectural style, though the HIA adds that the building has been the subject of considerable alterations resultingin the loss of significant heritage attributes onthe front elevation. The HIA establishes that 262 Queen Street South also meets the criteria under historical / associative value given the property has direct associations with C.A. Ahrens (both father and son of the same name),who were prominent businesspersons and who made significant contributions to the community. Alternative development scenarios are reviewed withinthe HIA, including a Do Nothing scenario; development scenarios ranging in density and that would see portions of 254 and 262 Queen Street South being retained and integrated into a new building; and finally a scenario addressing relocating the subject buildings. The HIA concludes that pursuing a Do Nothing approach and retaining all three buildings would leave little opportunity to intensify the site in accordance with the existing zoning. The HIA establishes that development scenarios integrating 254 and 262 Queen Street South would either exceed the height and density permitted in the zoning if yielding the same number of units proposed by the applicant (124 units); be in non-compliance with certain zoning regulations if constructingto the maximum allowable building height of 8 stories; or yield only half the number of units proposed by the applicant, if designed to be in compliance with the zoning. In regard to relocating the buildings to another site, the HIA advises that an appropriate lot for relocation has not been identified and that nostructural assessment has been undertaken to confirm feasibility in regards to relocation.The HIA states that relocation would result in adverse impacts, including the loss of their frontage and location insituon Queen Street South as part of the VPNHCD. Final recommendations are made under two scenarios. Under the scenario where all buildings are to be demolished, the HIA recommends that a cultural heritage documentation and salvage report be prepared for the existing buildings located at 254 and 262 Queen Street South. Under the scenario where 254 and 262 Queen Street South are to be partially retained and integrated into the development, the HIA recommends that a Conservation Plan be preparedto further examine the conservation and retention of the two historic buildings. The HIA concludes that the demolition of all three subject buildings will only have a minor adverse impact on the VPAHCD, and is an acceptable outcome given the buildings are: located in the Queen Street South corridor, isolated from the low density residential neighbourhood that forms the majority of the Heritage Conservation District, and are of an architectural style and age that is well represented in the HCD. Heritage Staff Comments Heritage Planning staff are not in agreement with the conclusion made in the HIA that the demolition of all three buildings will only have a minor adverse impact on the VPAHCD. 1 - 5 Importance of Queen St. S. and value of subject heritage properties cited in the VPAHCD Study Heritage staff are of the opinion that the importance of the Queen Street South corridor and value of 254 and 262 Queen Street South are well documented in the VPAHCD Study. In describing areas of existing development within the heritage district study area, the VPAHCD Study makes the following observations specific to the two pockets of low-rise development located opposite and south of the Conestoga Towers high rise building, which include the subject properties (boldfont added by author of this report for emphasis): These two areas contain a number of fine Queen Anne style residences, most of which have been converted into offices and businesses. Their historical authenticity and structural condition varies. All, however, can be restored practically and economically to create a distinctive historic group. A significant detraction is their context, being located between high-rise buildings. Municipal land use planning permits high density commercial residential development, similar to the 18-storey Conestoga Towers. Although this suggests redevelopment of the sites to the permitted higher density, this need not inevitably result in the removal of the historic buildings. Innovative infill and backyard development can achieve high densities together with conservation. This would result in a more varied, interesting and attractive streetscape. (VPAHCD Study, p.59-60) The VPHCD Study also references the challenge that lies ahead for this area of the heritage district in the following passage: ”The Queen Street South corridor, however, is designated for significant intensification through increased building density and height north of Courtland Avenue, and moderate intensification to the south. This threatens a number of fine Queen Anne style residences north or and opposite Conestoga Towers on Queen Street South and destabilizes the historic character of the streetscape south of Courtland Avenue. Without careful planning, visual evidence that this is one of the earliest andmost historic streets in the city could decline.Practical and effective conservation guidelines can avoid this and ensure a streetscape that is once beautiful, distinctive and historic”.(VPAHCD Study, p.17). thth In the 22 years since the approval of the VPAHCD in 1996, a number of late 19and early 20century buildings have been demolished on Queen Street South due to fire, structural instability given long term neglect, or redevelopment. There is fewer physical evidence that Queen Street South is one of the earliest and most historic streets in the City, than when the HCD was established. The HIA suggests that 262 Queen Street South no longer makes an important contribution to the historic character of the Victoria Park Area due tounsympathetic additions made to the front (south) elevation of the building. This does not align with statements made in the VPAHCD Study. The alterations made to 262 Queen St. S. including enclosure of the front porch, were already complete by the time the VPAHCD Study was underway, yet the Study speaks positively to the contribution both254 and 262 Queen Street South make to the character of the area. The VPAHCD Study describes 254 Queen Street South as “a 2 storey buff brick hipped roof Italianate style residence, circa 1890, with single storey side wing and front verandah. Attractively landscaped and excellently conserved”. 1 - 6 The VPAHCD Study describes 262Queen Street South as “a 2½ storey painted brick multi-gabled and dormered circa 1890 Queen Annestyle residence in near original condition but with modified closed-in front verandah. Many decorative details, with attractive landscaping and well maintained”. The Study goes so far as to include images of both 254 and 262 Queen St. S. in the Study document as examples of adaptive re-use and good conservation practice. Historic / Associative Value of 262 Queen St. S. characteristic of a local Berlintradition In addition to identifying 262 Queen St S as being of design/physical value, the property also has significant historic/associative value, having been the residence of C.A. Ahrens Senior and Junior. Both father and son built factories in close proximity of their place of residence on Queen Street South. C.A. Ahrens Senior built the Ahrens Shoe Company building at 45 Queen St. S. (now the Working Centre building); and C.A. Ahrens Junior built a factory within the VPAHCD on the corner of Linden and Michael Streets (now 5 Michael Street). The subject property at 262 Queen Street South contributes to a greater understanding of the local Berlin industrial era tradition of industrialists, workers and factories being in close proximity to each other. VPAHCD Study & Plan encouraging integration rather than demolitionon Queen St. S. As previously noted, the VPAHCD Study states that redevelopment along Queen Street South to permitted higher densitiesneed not inevitably result in the removal of historic buildings. The Study cites that innovative infill and backyard development can achieve high densities together with conservation, andresult in a more varied, interesting and attractive streetscape.The Study references the mid-rise building addition to the former Vogelsang Button Factory (now Bread & Roses Cooperative Homes) at 307 Queen Street South as a good example. Indeed, the retention of historic buildings along the street frontage with new development in the rear has been successfully undertaken on Queen Street South since the approval of the HCD, most notably at the Sandhills Retirement complex which preserved the former Schmalz house at the corner of Queen and St. George streets. Image showing Sandhills Retirement Complex at corner of Queen and St. George Streets 1 - 7 While the VPAHCD Plan acknowledges that demolition is a possibility along the Queen Street South corridor where zoning permits higher densities, the policies state that the conservation of historic buildings is a primary goal, and further, that property owners are encouraged to work with existing buildings, altering, adding to and integrating them into new development rather than demolishing. Current Medium Intensity Mixed Use Corridor (MU-2) zoning applied to the subject properties permit development having a building height of between 6m (2 storeys) and 24m (8 storeys), and a Floor Space Ratio (FSR) for new development of between 1.0 times lot coverage to a maximum 4.0 times lot coverage. The applicant’s proposal at 8 storeys and a FSR of 4.0 is at the highest end of what is permitted in the current zoning. In guiding efforts to mitigate impact on cultural heritage resources, the Province ofOntario establishes that alternative development approaches and reducing both density and height are appropriate measures to be applied in the context of addressing the Provincial Policy Statement, which states that built heritage resources shall be conserved. Development options presented in the HIA illustrate that redevelopment of the subject properties at higher densities while retaining both 254 and 262 Queen Street South is possible. Development Option 2 identified in the HIA (see Appendix ‘B’) illustrates that redevelopment at a height of 8 storeys and FSR of 4.0 with both 254 and 262 Queen Street South retained, would require relief of certain MU-2 zoning regulations, most notably requirements related to parking. Option 1 would result in a form of development that is in compliance with the zoning but at a height of 19.5m and FSR of 2.6 (slightly more than the midpoint between the minimum and maximum building height and density permitted). It is heritage staff’s position that redevelopment that retains both historic buildings while permitting a form of development well within the expected building height and density anticipated in the current zoning, is both feasible and reasonable. Review of Applications In reviewing the applications for demolition, Heritage Planning staff note the following: The subject properties are designated under Part V of the Ontario Heritage Act. 242 Queen Street South (youth shelter and services building) was constructedin 2007 and does not have the same cultural heritage value or significance as the other subject properties. Both 254 and 262 Queen Street South are structurally sound. 254 Queen Street South is in fair condition and 262 Queen Street South is in good to fair condition. The condition of both properties is considered commensurate with their age and in comparable standing with other buildings of similar age in the area. Both254 and 262 Queen Street South have design / physical value in accordance with the criteria in Ontario Reg. 9/06. 262 Queen Street South has historic / associative value in accordance with the criteria in Ontario Reg. 9/06 and is representative of Berlin industrial era traditions. The VPAHCD Study identifies the Queen Street South corridor as the earliest settlement area within the HCD and both 254 and 262 Queen Street South as good examples of adaptive re-use with features that contribute to the character of the HCD. The VPAHCD Study specifically identifies that fine examples of historic buildings on Queen Street South are under possible threat as a result of anticipated redevelopment to higher densities, and that 1 - 8 without careful planning visual evidence that this is one of the earliest and most historic streets in the city could decline. Since 1996 when the VPAHCD was established, most historic building loss within the HCD has been along the Queen Street South corridor. 254 and 262 Queen Street South are two surviving th examples of a declining number of late 19century buildings located on Queen Street South within the VPAHCD. The VPAHCD Study establishes that redevelopment to higher densities along Queen Street South need not result in demolition of historic buildings and can be achieved with innovative infill that retains and integrates historic buildings. The VPAHCD Plan policies for demolition state that the conservation of historic buildings in the Area is a primary goal. Further, that property owners are encouraged to work with existing buildings, altering, adding to and integrating them into new development rather than demolishing. The HIA prepared in support of the subject applications for demolition includes development options illustrating that redevelopment to higher densities in compliance with the existing zoning while retaining the significant portions of 254 and 262 Queen Street South is possible. Approval of the demolitions of 254 and 262 Queen Street Southmay set a precedent for further demolitionsalong the Queen Street South corridor in the VPAHCD. In accordance with the preceding comments, heritage planning staff do not support the applications to demolish 254 and 262 Queen Street South, but are in conditional support of the application to demolish 242 Queen Street South, subject to the owner obtaining heritage approval under the Ontario Heritage Act and a Building Permit under the Building Code for a replacement building, prior to the issuance of a demolition permit. Heritage staff are of the opinion that a balance of heritage and development interests can be achieved on the subject properties, and that redevelopment to a built form having a higher density can result in a manner that conserves and retains significant portions of 254 and 262 Queen Street South. Staff are prepared to work cooperatively with the applicant at further examining conservation options, including alternative development approaches that may necessitate making adjustments to the proposed built form, as well as give consideration to providing relief to certain zoning regulations. Staff are in agreement with the VPAHCD Study that such innovative approach would result in a more varied, interesting and attractive streetscape,that conserves rather than demolishes the historic fabric of the VPAHCD. Should Heritage Kitchener or Council wish to approve the demolition of either or both of 254 and 262 Queen Street South in addition to 242 Queen Street South, then Heritage Planning staff suggest that the applications be approved with the following condition, consistent with the recommendation made in the HIA: That a cultural heritage documentation and salvage report be prepared for the existing buildings located at 254 and 262 Queen Street South which includes: o Photograph documentation of the interior and exterior of the buildings; o Measured architectural drawings of the exterior of the buildings at all elevations; and o Recommendations for identifying and salvaging heritage fabric as opposed tobeing discarded as landfill; This includes recommendations regarding materials which may be considered for salvage and incorporation with the proposed building, andmaterials which may be made available to the public in order to supportthe conservation of other local heritage resources. 1 - 9 The approval 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 Kitchener’s Zoning By-law. Redevelopment of the subject properties will require the consent of Council under the Ontario Heritage Act, in accordance with the policies for New Building in the VPAHCD Plan. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendationsof 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 agendain 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 APPENDICES: Appendix A:Heritage Permit Applications HPA-2018-V-018 (242 Queen St. S.), HPA-2018-V-019 (254 Queen St. S.) and HPA-2018-V-020 (262 Queen St. S.) 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Bvhvtu!3129!!!!!!!NICD!}!:6!! 1 - 28 1JUL 26/18ISSUED FOR HIA PROJECT DATE 5500 7600 2600 5500 7200 2490 8065 tvr.2vegatireH_neeuQ 242 860-71\\sgniwarD\\lautpecnoC_2\\242 neeuQ 860-71\\stcejorP retsaM_1\\:N FILE PATH:MA 91:45:01 72-70-8102 PLOT DATE: 1 - 29 REPORT 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 REPORT 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:Leon Bensason, Coordinator, Cultural Heritage Planning, 519-741-2200 ext. 7306 WARD(S) INVOLVED: 4 DATE OF REPORT:August 20, 2018 REPORT NO.: DSD-18-106 SUBJECT:Heritage Permit Application HPA-2018-V-028 Heritage Permit Application HPA-2018-V-029 1094 Doon Village Road Demolition& New Building Construction RECOMMENDATIONS: 1.That pursuant to Section 42 of the OntarioHeritage Act, Heritage Permit Application HPA-2018-V-028be approvedto permit the demolition of the existing single detached dwellingand accessory structures located on the property municipally addressed as 1094 Doon Village Road, in accordance with thesupporting information submitted with the applicationand subject to the following condition: That the owner provide heritage planning staff the opportunity to enter the property to photograph and document the existing buildings before the issuance of a demolition permit. 2.That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2018-V-029be approvedto permit the construction of a new single detached dwelling on the property municipally addressed as 1094 Doon Village Road, in accordance with the supporting information submitted with the application and subject to the following conditions: That a landscape plan and building site planbe reviewed and heritage clearance be provided by heritage planning staff prior to issuance ofthe Heritage Permit; and That the final Building Permit drawingsbereviewed and heritage clearance be provided by heritage planning staff prior to issuance of a Building Permit. 3 - 1 Location Map: 1094 Doon Village Road BACKGROUND: The DevelopmentServices Department is in receipt of Heritage Permit ApplicationsHPA-2018- V-028and HPA-2018-V-029(attached as Appendix ‘A’) which are seeking permission to demolish the existing single detached dwellingand accessory structures and build a new single detached dwelling respectively, onthe property municipally addressed as 1094 Doon Village Road.In accordance with the Ontario Heritage Act, a property owner must receive the consent of Council before demolishing or building any building or structure on a designated property. The subject property is for sale. The property owner has previously accepted offers conditional on the prospective purchaser receiving heritage approval to demolish the existing single detached dwelling and build a new single detached dwelling on the property. Permit applications for demolition and new construction were previously made in 2014 and again in 2015. In 2014, the applications did not receive support at Heritage Kitchener and were withdrawn before a final decision could be made by City Council. Following the withdrawal of the application and upon the direction of Council, heritage staff created an information package to help guide subsequent applications for major new construction within the Upper Doon Heritage Conservation District (see Appendix ‘B’). In addition, a new protocol was put in place resultingin the establishment of a sub- committee to review proposals for major new construction in advance of consideration at Heritage Kitchener. The current make-up of the sub-committee includes the Ward Councillor; the member of Heritage Kitchener representing the Upper Doon Heritage Conservation District as appointed by Council; and one other member of Heritage Kitchener who lives within theUpper Doon Heritage Conservation District. In 2015, new applications for demolition and construction were received and followed the new protocol. The applicationswere not supported at Heritage Kitchener and were refused by Council. 3 - 2 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, and is designated under Part V of the Ontario Heritage Act. The property has a lot size of .75 ha (1.86 acres) with a frontage width of 49.1 m (161.1 ft).It is one of the larger properties within the heritage district. The Upper Doon Heritage Conservation District Plan identifies 18 historic or Group ‘A’ properties within the heritage district boundary and contains policies to conserve and enhance such properties. The subject property at 1094 Doon Village Road is notidentified as an historic Group ‘A’ property and is therefore considered to be a Non-Historic Group “B” building. HPA-2018-V-028 (Proposed Demolition) The applicant is proposing to demolish the existing single detached dwellingand accessory structures located on the property. The single detached dwelling is believed to have been builtcirca 1872 but has undergone a number of significant alterations. The original footprint of the single detached dwelling features a two storey building with several additions.The additions are located on the front, side and rear and range in height from one storey to one-and-a-half storeys. The dwelling and additions are clad with a combination of white aluminium siding, white brick and wood board and batten. The accessory structures are of more recent construction and include most prominently a large detached garage/shed built in 1984 with metal siding and gable roof.The existing structures are significantly setback from Doon Village Road and the property features evidence of activity related to the operation of a landscaping home business, in contrast to the neighbouring properties. View of subject property fromDoon Village Roadshowing garage/shed structure 3 - 3 Aerial image showing condition of subject property in contrast with neighbouring residential properties Existing single detached dwelling 3 - 4 The applicant provides the following information to support the request for demolition: the current structures proposed to be demolished hold no heritage value or significance, and lack the characteristics that are more common to those buildings considered to be historic; elements added to the single detached dwelling such as the deck are unsafe; the single detached dwelling contains mould; the buildings on the property are constructed of unflattering exterior materials and do not sit properly on the property; the existing buildings detract from the overall streetscape composition; and, 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; TheUpper Doon Heritage Heritage Conservation District Plan contains policies with regard to the demolition of non-historic buildings as follows: “Where there are few or no complementary architectural or historical features there will notbe 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.” In reviewing the merits of the applicationfor demolition, City staff note the following: the subject property is not identified as an historic Group ‘A’ building; the existing single detached dwelling has been subject to considerable alterations and does not contain features that are complementary or characteristic of the heritage district; the existing buildings on the property do not contribute positively to the historic streetscape; there is not a presumption against demolition in the Upper Doon Heritage Conservation District Plan for non-historic buildings which feature few or no complementary architectural or historic features; the buildings in view from Doon Village Road detract from the overall streetscape composition; the applicant has submitted a Heritage Permit application to constructa new single detached dwelling which addresses the policies in the Upper Doon Heritage Conservation District Plan for New Buildings, and provides opportunity to introduce features more complementary to the heritage district. HPA-2018-V-029 (Proposed New Single Detached Dwelling) The Upper Doon Heritage Conservation District Plan contains 8 policies that must be considered when new buildings areproposed. The 8 policies address the proposed height, form, roof, windows, colours, materials, siting, and setback of new buildings, as follows: heightof 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; 3 - 5 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 sitewith a preference for natural position rather than a standard subdivision approach; and variedsetbacks areencouraged to maintain the natural and organic form of the village. The applicant’s building designer has advised that they have consulted the policies of the Upper Doon HCD Plan and the information package that was prepared by heritage staff in 2015 to help guide proposals for new building in the Upper Doon HCD. Thesubject proposal for new construction features a new single detached dwelling with attached garage. From the front, the dwelling would appear as a one-and-one-half storeybuilding and would be 30 feet 11 inches in heightto top of roof. The main roof is of medium pitchand features multiple dormers. Construction would be primarily red brick (Rustic Hall) with limited stucco in small gablesand dormers only. The front elevation features a full width porch design with pillars. The attached garage (two bays in the front and two bays accessed from the rear) is set back and slightly lower in height than the main portion of the house. Windows would feature divisions and shutters. Roof shingle and accent colors would be black. More complete elevations and materials specifications are included in the application attached as Appendix ‘A’. Proposed Single Detached Dwelling (Front Elevation) The new 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 interior living space would be in the range of 4400 sq. ft.. The dwelling would be accessed via a driveway situated in the same location as the existing central driveway. Another driveway at the westerly limit of the property is proposed to be removed. .The current vegetation at the front of the property would partially obstruct the view of the proposed building. The applicant plans to retain theseplantings and has made provision for planting additional vegetation on the property to add to more privacy. 3 - 6 Aerial image showing proposed building footprint and new driveway alignment Rendering of proposed new dwelling 3 - 7 Previous Proposalsand ConcernsExpressed As referenced in Background, previous applications for demolition and new construction were submittedfor the subject property in 2014 and 2015 respectively. Proposal made in 2014 Proposal madein 2015 Main concerns expressed at Heritage Kitchener with these previous proposals cited building height,2 storey design, incompatible style, square footage, and use of stone rather than brick. While the current proposal is slightly lower in height and only slightly less in square footagethan earlier proposals,heritage staff are of the opinion that the new proposed design (including 1-½ storey design, more modest style, full width porch, use of brick, and building setback) should address some of the concerns expressed with previous proposals. 3 - 8 In reviewing the merits of the applicationof new construction,Heritage Planning staff note the following: the proposal features aone-and-a half storey building design set well back from the road; while the square footageof the building is at the high end of houses within the heritage district,the proposed size of the house could be considered reasonable relative to the very large lot size, the modest design as viewed from the street, and the significant setback, further, the District Plan and zoning on the property do not contain policies that specifically regulatesquare footage; the height of the dwelling at 30’ 11”, though slightly higher than two nearbybuildings at Nos. 1087 and 1121 (28 ft.) is still withinthe range of a number of existing buildings in the District; as well, the roof pitch and increased setback of the dwelling will assist to visually reduce the perception of building heightcompared to the adjacent buildings; the buildingdesign including modest style, use of rustic brick, pitch of roof, inclusion of a front porch, vertical windows and choice of colours, are consistent with the policies for New Building in the Upper Doon HCD Plan,and generally inkeeping with the examples of appropriate design included in the 2015 information package prepared by staff. 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 the City’s 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. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM – This report will be 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. In addition, before bringing this matter to Heritage Kitchener, heritage staff consulted with the sub- committee established to consider significant applications made for property located within the Upper Doon Heritage ConservationDistrict. ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDICES: Appendix A:HPA-2018-V-028& HPA-2018-V-029 Appendix B:Upper Doon HCD Information Package 3 - 9 W.139 3 - 10 3 - 11 3 - 12 W.13: 3 - 13 3 - 14 3 - 15 SCHEDULE A: NATURE OF APPLICATION - NEW CONSTRUCTION. 1.WRITTEN DESCRIPTION This is a proposal to replace a historically irrelevant structure with a residential home incorporating materials and accents that will contribute to the existing heritage district. The front of the home will be combining historical elements that can be found among the heritage homes in the area. Features such as a large front porch complete with pillars and a solid oak door complement the classic exterior shutters and carriage house style garage doors. The materials we are proposing to use are with the neighbourhood in mind. The rustic style of red brick and taupe accents will pair well with the surrounding homes. See descriptions and examples attached in Exhibit A and B. 1 3 - 16 EXHIBIT A: EXTERIOR MATERIALS TO BE USED A: BRICK - RUSTIC VILLAGE - PINE HALL B: FRONT DOOR SOLID WHITE OAK C: WINDOWS ESSPRESSO WITH GEORGIAN GRILLS D: GARAGE DOOR TAUPE/SANDSTONE CARRIAGE HOUSE STYLE E: ROOF ASPHALT SHINGLES CHARCOAL F: ALUMINUM SOFFIT FASCIA EAVESTROUGH GENTEK IRON ORE G: EXTERIOR SHUTTERS MATCH GENTEK IRON ORE H: STUCCO GABLES & PILLARS MATCH TAUPE/SANDSTONE COLOUR OF GARAGE DOOR 2 3 - 17 EXHIBIT B: EXAMPLES OF SIMILAR MATERIALS AND COLOURS USED IN THE NEIGHBOURHOOD Red brick with taupe accents and large front porches Stucco pillars & exterior shutters Nearby homes with complementing colours 3 3 - 18 CONTINUED SCHEDULE A: NATURE OF APPLICATION -NEW CONSTRUCTION. 2.WHY IT IS NECESSARY TO UNDERTAKE THE PROPOSED WORK. The current structures on the property hold no heritage value or significance relative to the nearby homes or the area. It does not have any historically relevant colours, no signature archways or shutters; there is also a lack of classic chimneys, pillars or front porch areas. In addition to its lack of cultural importance, it is as an unsafe and unseemly property compared to those around it and sits poorly on the lot, incredibly close to the property line. Starting at the front of the lot, the hydro wires are carelessly ran through multiple trees to the center of the home with wires running to multiple locations freely. In the front yard, the old pond area is overgrown and therefore unsafe. The home itself contains mould as a result of it being poorly maintained. The ground erosion displays the grading of the lot is not sustainable for the current home that is on it, along with the deteriorating shed and fences. It is likely the attached deck would be deemed unsafe, as it is missing railing adjacent to quite a significant drop. Overall, a property with an abundance of potential not only holds unsafe and historically irrelevant structures it is also overgrown with weeds and where upkeep has clearly been neglected. Please see Exhibit C for examples. EXHIBIT C: EXAMPLES OF CURRENT STATE OF PROPERTY Overgrown weeds and unsafe deck Aesthetically unpleasing items on the property No historical references in colour or design 4 3 - 19 CONTINUED EXHIBIT C: EXAMPLES OF CURRENT STATE OF PROPERTY in SCHEDULE A: NATURE OF APPLICATION - NEW CONSTRUCTION. Deteriorating structures Completely overgrown Improperly maintained structures 5 3 - 20 CONTINUED SCHEDULE A: NATURE OF APPLICATION -NEW CONSTRUCTION. 3.HOW PROPOSAL IS CONSISTENT WITH THEPART IV INDIVIDUAL DESIGNATING BY-LAW OR THE PART V HERITAGE CONSERVATION DISTRICT PLAN. This proposal is consistent with Part V of the Village of Upper Doon Heritage Conservation District Plan as it takes the It is known that it is important to the plan to conserve the visible history, maintain low density residential, retain open space, encourage gardening and uphold treescape, limit non-residential use and enhance the local sense of a small village and community. The structure that currently sits on the property is one of the noted poorly designed homes. It is made of unflattering exterior materials, has uncared for landscaping and does not sit on the property properly. This building detracts from the overall streetscape composition. In the proposed, we plan to remove the house, along with all existing non-residential structures, further helping the property to abide by the heritage objectives. This proposed building will reflect better on the tone of the historic district. The proposal includes a complete clean up to the property, which that alone will better complement the small village aesthetics. Next, a new build will be placed to abide by the varied set backs of the area and will be landscaped to encourage gardening with the local shrubs, grasses and wildflowers in mind, while maintaining the large historical trees. This will create a safer environment not only for the residents of the Village, but also the native animals such as the chickadee, cardinal, deer and butterflies. The new building will be a single-family residential, one and a half storey home with the majority of the second floor living area focused at the rear to maintain the minimalist look of the neighbourhood. Features include a medium to steeply pitched roof, vertical slash and casement windows, brick and stucco will be used (opposed to the metal and plastic that is currently there). The future colours are quiet, natural shades as seen in Exhibit A that complement to surrounding homes found in Exhibit B. The appearance will conserve the rural and historical character while retaining the feel of open space and sole residential use the Village prefers. By referring to colours and designs of the surrounding homes, the home is designed with a porch complementing 1174 Doon Village, windows suiting 1170 Doon Village, columns similar to 1121 Doon Village and a set back garage such as 1175 Doon Village. By cleaning up the existing property and putting a thoughtfully designed home on it, we hope to strengthen the historic importance and beauty of the Village. 4. CONSERVATION OF HISTORIC PLACES IN CANADA. The heritage value of this property lies only with the area it is in and the property it is on. The home and other structures on the property are deteriorating, do not hold any historical value and could be deemed as unsafe. epair and The lot will be preserved and consciously cleaned for an overall more aesthetically pleasing area and in turn creating a safer environment for the community in general. The new home will be placed back on the property to please the overall aesthetics of the street, as well as re-establish the natural grade of the property. Refer to Exhibit D. The new construction will maintain the integrity of the historic area. Features to be included in this home will be elements found within that same neighbourhood. From the earthy colours chosen to the architectural details, this home will add value to the historical street without standing out for the wrong reasons. Accents such as exterior shutters, archways and front porch pillars are all examples of features already in the neighbourhood. Refer to Exhibit A and E. The proposed will be maintained while representing it as cohesive with the heritage district. The new home will be giving the lot a sustainable use upgraded to current codes. The current state of the property takes away from the historic area, it is missing key features that surrounding homes display. The new home will be recreating these missing features through the colours chosen and architectural details such as; a large front porch complete with pillars and 6 3 - 21 exterior shutters and a solid oak door, comparable window styles to the surrounding homes, strategically placed gables as well as a set back garage. In the end, it will be a better use of space, as the current house sits on the property line, and it will be both physically and visually compatible with the heritage district. Refer to Exhibit B and C. EXHIBIT D: AERIAL VIEW OF CURRENT STATE OF PROPERTY, WITH PROPOSED SET BACK OF NEW BUILD EXHIBIT E: STRUCTURAL FEATURES OF HOME DESIGNED TO COMPLEMENT THE VILLAGE FRONT 7 3 - 22 CONTINUED EXHIBIT E: STRUCTURAL FEATURES OF HOME DESIGNED TO COMPLEMENT THE VILLAGE in SCHEDULE A: NATURE OF APPLICATION - NEW CONSTRUCTION. LEFT RIGHT REAR 8 3 - 23 The following information is provided for information purposes only. Please review the relevant permits, by-laws, plans and policies in their entirety and contact relevant City staff or agency staff with questions. Information Package - 1094 Doon Village Road & 1112 Doon Village Road Building Permit A building permit may be required for exterior alterations. A building permit is required for demolition and new construction. http://www.kitchener.ca/en/livinginkitchener/BuildingPermits.asp Contact: o Christine Wagner, Municipal Building Official, 519-741-2200 ext. 7813 o Derek Taylor, Municipal Building Official, 519-741-2200 ext. 7841 Grand River Conservation Authority A GRCA permit may be required. http://www.grandriver.ca/index/document.cfm?Sec=17&Sub1=0&sub2=0 Contact: o Kaitlyn Smith, Resource Planner Central, 519-621-2763ext. 2292 Tree Conservation By-law A tree conservation permit is required for all properties 0.405 hectares (1.0 acre) or greater. http://www.kitchener.ca/en/livinginkitchener/TreeConservation.asp Contact: o Carrie Musselman, Senior Environmental Planner, 519-741-2200 ext. 7068 o Barbara Steiner, Senior Environmental Planner, 519-741-2200 ext. 7293 Upper Doon Heritage Conservation District Plan A heritage permit is required for exterior alterations, demolition and new construction. http://www.kitchener.ca/en/businessinkitchener/HeritagePermit.asp Contact: o Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839 o Leon Bensason, Coordinator, Cultural Heritage Planning, 519-741-2200 ext. 7306 Zoning By-law Regulates a variety of things such as land use, height and location of structures, lot size, density, parking, etc. Residential Two Zone (R-2) Special Use Provision 187 (187U) Existing Use Zone (E-1) Other application sections may include, but are not limited to, definitions, general regulations and off-street parking http://app.kitchener.ca/zonebylaw/es_zonemain.aspx Contact: o Andrew Pinnell, Planner, 519-741-2200 ext. 7668 3 - 24 Neighbourhood Comments Strong preference for existing historic and non-historic buildings to be retained and rehabilitated (rather than demolished) o Sympathetic additions may be accommodated subject to comments noted below regarding scale, architecture, material, location and size of garage, and driveway and landscaping Concern that new buildings will be out of character in terms of: o scale suggest that new buildings respect the scale/mass/proportion/height/width of existing buildings located directly adjacent to the property, across the street from the property and within close proximity to the property suggest simple rectangular or square building plans with gable or hip roofs; additional square footage should be accommodated in simple building plans off the back of the main building; new buildings may visually appear as a main building with additions (even though everything is built at the same time) see example building plan with main building and addition below Addition Main Building o architecture suggest that new buildings respect the Vernacular Architectural style of existing buildings located directly adjacent to the property, across the street from the property and within close proximity to the property suggest plain, simple, and unadorned style and design o material suggest that new buildings respect the main building materials found on existing buildings located directly adjacent to the property, across the street from the property and within close proximity to the property suggest the use of brick for the main building material o location and size of garage suggest that a detached garage be constructed in the rear side or rear yard with emphasis on massing and style/design that are compatible to the new building, existing buildings 3 - 25 suggest that new buildings be designed to emphasize the presence and massing of the habitable portions of house, the front porch and the entrance while deemphasizing the visual presence of the attached garage suggest that the massing of an attached garage be architecturally integrated into the massing of the house and be compatible with existing buildings located directly adjacent to the property, across the street from the property and within close proximity to the property suggest that the attached garage not project closer to the street line than the front porch with preference for a setback behind the front face of the habitable portion of the building suggest that a double car garage (whether detached or attached) be designed with two separate garage door panels suggest that a triple (or more) garage be avoided o driveway and landscaping (soft and hard) suggest retention of existing driveway connections suggest minimizing paved areas suggest retaining all healthy mature trees in the front yard, particularly those trees along the frontage of Doon Village Road suggest incorporating new trees, gardens and other landscape features Note that residential garden design should enhance the prevailing naturalness of the village. This naturalness is maintained by gentle informal groundings of indigenous plant materials. The use of highly ornamental foundation plantings and suburban neatness should be avoided. (excerpt from Upper Doon Heritage Conservation District Plan) o Grading Suggest careful consideration be given to the design and placement of any new buildings in order to avoid or minimize the need for fill, which would raise the elevation of the house compared to the surrounding neighbourhood o Examples of Appropriate Historic and Non-Historic Buildings in Upper Doon Recent New Construction Non-Historic Buildings 1175 Doon Village Road 3 - 26 1209 Doon Village Road Bungalows Non-Historic Buildings 1150 Doon Village Road (also example of house that has been retained and rehabilitated) 1118 Doon Village Road 1052 Doon Village Road 3 - 27 Other Non-Historic Buildings 25 Mitierra Drive (habitable portion of the house shown in this photo only; projecting garage is not acceptable on Doon Village Road) 24 Wilfong Drive (habitable portion of the house shown in this photo only; garage to the side that is in line with front porch is strongly discouraged onDoon Village Road) Historic Buildings 1021 Doon Village Road (example of house that was retained and rehabilitated) 3 - 28 1174 Doon Village Road 1170 Doon Village Road 1165 Doon Village Road 3 - 29 1158 Doon Village Road 1151 Doon Village Road (excluding garage) 1133 Doon Village Road 1121 Doon Village Road 3 - 30 1115 Doon Village Road 1101Doon Village Road 1087 Doon Village Road 3 - 31 REPORT TO:Heritage Kitchener DATE OF MEETING: September 4, 2018 SUBMITTED BY:Brandon Sloan, Manager of Long Range and Policy Planning, 519-741- 2200 ext. 7648 PREPARED BY:Alison Bucking, Student Planner, 519-741-2200 ext. 7074 WARD(S) INVOLVED:Ward 4 DATE OF REPORT:August 21, 2018 REPORT NO.:DSD-18-105 SUBJECT:Heritage Permit Application HPA-2018-IV-026 1754 Old Mill Road (Homer Watson House) Repair of Clay Brick Veneer, Chimneysand Rubble Foundation RECOMMENDATION: THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2018- IV-026 be approved to permit the repair of the clay brick veneer, stone window sill, chimneys and rubble foundation on the property municipally addressed as 1754 Old Mill Road, 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 issuance of a building permit. 2.That an approximate one foot square test panel in Type Kand Type Nmortar be prepared for review and approval by Heritage Planning staff prior to proceeding with the work. 3.That an appropriate 24”x 24”test panelfor the proposed chimney repair be prepared for Heritage Planning staff review and approval. 4.That a sample of the new brick veneer be provided to Heritage Planning staff for review and approval. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 4 - 1 Location Map: 1754 Old Mill Road BACKGROUND: The Development Service Department is in receipt of Heritage Permit Application HPA-2018-IV-026 requesting permission to repair the clay brick veneer walls, chimneys, stone window sill and rubble foundation at the building municipally addressed as 1754 Old Mill Road. REPORT: The subject property is locatedon the northof Old Mill Road and east of Mill Park Drive. The property th commonly known as the Homer Watson House contains a one and a half storey brick house, a 19 th century brick coach house, three mid 20century artist cabins, a 1965 art studio, gardens, and a number of mature plantings and trees.The Homer Watson house was built around 1850 in a vernacular style with Gothic Revival details. The propertyis designated under Part IV of the Ontario Heritage Actand is subject to a conservation easement agreement with the Ontario Heritage Trust.Designating By-law 80-197 identifies that the property is historically and architecturally significant as itwas built by Adam Ferrie, a founding industrialistof the Village of Doon and later purchased by Homer Watson, a famous artist, who resided there for a number of years and later added a studio and art gallery to the property. Architecturally, the dwelling is a fine example of the early Scottish Gothic Style. The conservation easement identifies the following characterdefining heritage features which include but are not limited to: the windows and window openings, brick chimneys, brick window surrounds, brick quoins, high rubble foundation, the gothic revival details, the gallery, the studio, the artists’cabins and coach house. As a result, a heritage permit is required to alter and repair the clay brick veneer walls, window sill and rubble foundation. The Ontario Heritage Trust has a separate procedurefor the approval of any modificationsor repairs to a property subject to their conservation easements. The applicant was required to submit their plans to the Ontario Heritage Trust prior to applying for a heritage permit with the City. The Ontario Heritage Trust approved the proposed repairs on May 28, 2018 subject to several conditions (Appendix ‘B’). The proposal identifiesthe need to repoint and repair the existing mortar joints and brick veneer. While mortar joints are an important part of the buildings historical fabric, they are meant to deteriorate overtime. Therefore it is understood that historical buildings will require repointing periodically to ensure that they 4 - 2 continue to be protected against the elements. Therefore this repair is essential to the continued preservation and protection of the Homer Watson House. Proposal to Repair the Brick Veneer Mortar Joint Cracking, Stone Window Sill and Deterioration Below Existing Downspout: The applicant has advised thatrepairs to the brick veneer mortar jointing, stone window sill and mortar below the existing downspout are required as they have begun to deteriorate and arenecessary to protect the building from the elements. To begin the repairs, the contractor willfirsthand chip and remove all loose mortar and clean the dust and debris from the cracked joints. The contractor will then repoint the existing clay brick veneer with type N mortarfor brick materials and type K mortarfor stone materials. The new mortar will be tinted to match the existing weather mortar and a sample will be provided for approval prior to use. The joints will then either be tooled with a slight rake or tooled flush to match the existing joints. Brick Veneer Mortar Joint Cracking CrackedMortar Joint on Stone Window Sill Deterioration Below Existing Downspout 4 - 3 Proposal to Repair the Stone Foundation Separation The applicant has advised that replacement of themortar joint on the stone rubble foundation is required as it has begun to separate. The contractor willfollow the same procedure as stated above to remove the mortarby hand chipping the existing mortar and removing all loose mortar and dust. Next the contractor willimplement a closed cell back rod and fill the joint with tremco spectrum 2 sealant to the manufacturer’sinstructions. The colour will be tinted to match the existing weathering mortar joints and submitted for approval prior to installation. Stone Foundation Separation Proposal to Repair the Brick Veneer on the Chimney The existing chimney has experienced significant weathering as seen on its brick veneer and repairs are requiredtoensure the building continues to be protected and preserved.The contractor will begin by removing the chimney coping unit and setting it aside for reuse. Next they will dismantle the clay brick veneer down the chimney to the point where all masonry units and joints are solid. The contractor will then review the condition of the existing clay bricks and remove all deteriorating bricks. All bricks that are in good condition will be reused and the new bricks will be evenly distributed throughout the chimney. Once the chimney interior is exposed, the contactor will contact the consultant to review the existing condition of any interior wythes and flue. Next the contractor will prepare a 24’x 24’ mock – up for review and approvalprior to installation. Existing Chimney with Deteriorating Brick Veneer In reviewing the merits of the application, Heritage Planning staff note the following: The windows and window openings, brick chimneys, brick window surrounds, brick quoins and high rubble foundation are all identified as heritage attributes; The mortar and brick on these attributes have begun todeteriorate and are necessary to protect the building from the elements; Mortar joints are an important part of the buildings historical fabric and are meant to deteriorate overtime; The new mortar will be type N for brick mortar joints and type Kfor stone mortar jointsand will be tinted to match the existing weathering mortar; The repairs to the chimney will make use of the existing brick and the new brick will match the existing and be evenly distributedthroughout the chimney; The repairs ensure that the property will continue to be preserved and protected and diminishes the chance for larger and more costly conservation projects in the future; The alterations and repairs will not detract from the character of the property. The method of repair has received approval from the Ontario Heritage Trust. In accordance with the preceding comments, heritage planning staff support the application torepair the clay brick veneer walls, chimneys, stone window sill, downspout and rubble foundation subject to the conditions as described above and provided in the report recommendation. 4 - 4 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 Kitchener’sZoning 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. 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. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning, 519-741-2200 ext. 7306 ACKNOWLEDGED BY: Alain Pinard, Director of Planning 4 - 5 4 - 6 4 - 7 4 - 8 E S1 S N www.witzeldyce.com Waterloo, Ontario, N2J 4G8 W 826 King Street North, Unit 15 REPAIR DETAILS GALLERY BRICK REPAIRS HOMER WATSON HOUSE AND IMAGE #9 IMAGE #2IMAGE #4IMAGE #6 IMAGE #8 IMAGE #1IMAGE #3IMAGE #5IMAGE #7 SOUTH ELEVATIONNORTH ELEVATION (PARTIAL) 4 - 9 E S2 S N www.witzeldyce.com Waterloo, Ontario, N2J 4G8 W 826 King Street North, Unit 15 REPAIR DETAILS GALLERY BRICK REPAIRS HOMER WATSON HOUSE AND IMAGE #11 IMAGE #13 IMAGE #10IMAGE #12 EAST ELEVATIONWEST ELEVATION 4 - 10 10 Adelaide Street East Toronto, Ontario M5C 1J3 Telephone : 416-325-5000 Fax : 416-325-5071 www.heritagetrust.on.ca SENT BY MAIL AND EMAIL May 28, 2018 Lynda Stewart, Manager Facilities Management Corporation of the City of Kitchener Kitchener Operations Facility 131 Goodrich Drive Kitchener, ON N2C 2E8 Re: Homer Watson House 1754 Old Mill Road, Kitchener Heritage Conservation Easement Agreement Approval for Masonry Repairs Dear Ms. Stewart: On May 22, 2018 the Ontario Heritage Trust (Trust) received and alteration request to undertake masonry repairs to the Homer Watson House. As you are aware the property known as Homer Watson House is protected by a heritage conservation easement agreement (HCEA) held by the Trust and registered February 1, 1991 as Instrument No. 1067748. As such all proposed alterations to the heritage features must be approved in writing by the Trust before they are undertaken by the property owner. The current proposal involves repairs to masonry walls, stone window sills and chimneys at the Homer Watson House. The work will include repointing as well as replacement of damaged masonry units. In support of the current application the Trust received the following items in addition to the alteration request form: Drawings and specifications prepared by Witzel Dyce Engineering Inc. dated August 2017 (received May 22, 2018 by the Trust). After reviewing the previously referenced documentation, Trust staff feel the proposal is in keeping with the terms of the HCEA. The Trust therefore approves the work subject to the following conditions: Mortar used for repointing must match the original in composition, colour, texture and profile; Mortar profile should be matched to the original as established on site by the consultant; Cutting out must not damage masonry widen joints, etc. in any way; Colour should be obtained from the aggregate. If pigments are required to achieve a satisfactory colour match the proportion should not exceed 5% of the mix as this will weaken the mortar and cause shrinkage cracks. Page | 1 4 - 11 Air entrainment (agents used to help mortar resist freeze-thaw damage) can be added to the mortar but it should be within 8-10% ideally and should not exceed 12% or it will reduce bond strength and porosity. Never apply mortars in temperatures near or below freezing or in hot, direct sunlight. Repointing must not be done at temperatures above 27ºC unless shading and water-misted burlap over new work are provided. Repointing should never be done when the temperature is below 5 ºC. Newly repointed joints should be kept in a damp environment to promote curing, they should be misted and covered with damp burlap and polythene sheets for a period of no less than 3 days and as long as possible. Replacement bricks should match the existing in terms of compressive strength, absorption, colour, size and texture. An alteration completion form is submitted to the Trust once the work has been completed. An information sheet prepared by the Trust on repointing historic masonry structures is attached to this letter. It is expected that the guidelines outlined in this material will be followed for any repointing work to Cartwright House. Should you have any questions regarding this approval or the scope of work changes please contact me by telephone at 416-314-1751 or email at kiki.aravopoulos@heritagetrust.on.ca. Sincerely yours, Kiki Aravopoulos Easements Program Coordinator Email copy: Leon Bensason, Coordinator, Cultural Heritage Planning, City of Kitchener Enclosure: TCS-001 Repointing Historic Masonry Structures Page | 2 4 - 12 Date: August 10, 2018 To: Heritage Kitchener Committee From: Dayna Edwards, Senior Planner (Urban Design), 519-741-2200, ext. 7324 cc: Subject: Urban Design Manual Update –Project Update & Priorities for 2018-2019 It has been 8 years since the previous update to the Urban Design Manual and nearly 20 years since the manual’s approval. City staff has identified areas within the Manual where more current best practices could be reflected, and areas where there is duplication or efficiencies that could be gained.An updated Urban Design Manual also provides greater certainty to what is expected from the development industry which can result in a more efficient design review. The manual will help achieve a level of urban design that is appropriate for the different locations within the city, in alignment with the vision for Kitchener and consistent with standards found in other Ontario cities. Over the past few years the planning framework in Kitchener has changed. Council recently adopted a new Official Plan, three station area plans (PARTS Central, Midtown and Rockway), and the Residential Intensification in Established Neighbourhoods Study (RIENS). A final draft of the Zoning By-law (CRoZBy) has been tabled before Council; therefore the timing is right to bring forward a first draft of the new Urban Design Manual. The manual is an important implementation tool for the new Official Plan and other recently approved policy documents, including the PARTS plans and RIENS. th At the September 4meeting of Heritage Kitchener, staff will provide the committee with a project overview of the Urban Design Manualupdate. 5 - 1 25-Jun-18 Approved by Council To be reviewed at the Sept 4th HK meetingTo be reviewed at the Sept 4th HK meetingTo be reviewed at the Sept 4th HK meetingTo be reviewed at the Sept 4th HK meetingTo be reviewed at the Sept 4th HK meetingTo be reviewed at the Sept 4th HK meetingTo be reviewed at the Sept 4th HK meeting Dealt with under delegated approval authority Dealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authority Dealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authority Dealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authorityDealt with under delegated approval authority 5-Jun-185-Jun-185-Jun-185-Jun-185-Jun-18 6-Mar-184-Sep-184-Sep-184-Sep-184-Sep-184-Sep-184-Sep-184-Sep-18 Considered by Heritage Kitchener Unanimous Recommendation for Approval Staff Report # CSD-18-048DSD-18-037DSD-18-038DSD-18-034DSD-18-041DSD-18-107DSD-18-107DSD-18-107DSD-18-076DSD-18-078DSD-18-105DSD-18-106DSD-18-106 Date 5-Jul-18 Mar 5/18 7-Jun-18 1-Aug-188-Aug-18 8-May-1817-Jul-1818-Jul-1826-Jul-1826-Jul-18 Apr 11/18 Jan 18/18 11-Apr-1817-Apr-1825-Apr-1830-Apr-1826-Apr-18 Feb 13/18Feb 23/18Mar 15/18Mar 20/1827-Jun-1821-Jun-18 21-Aug-18 Received 10-May-1812-May-1823-May-18 2018 HERITAGE PERMIT APPLICATIONS 17 Dill St 11 Hilda Pl 920 Orr Crt 37 Seneca Dr 710 Huron Rd 43 Theresa St 24 Lorne Cres 110 Water St S 48 Ontario St N28 Weber St W 9 Windsor Cres 45 Norfolk Cres 242 Queen St S254 Queen St S262 Queen St S33 Ahrens St W 136 Queen St N 1754 Old Mill Rd 39 Windsor Cres 35 Schneider Ave 82 Lancaster St E15 Richmond Ave 128 Spadina Rd E 137-147 King St W 21 Courtland Ave W Property Address 1133 Doon Village Rd1380 Doon Village Rd 300 Joseph Schoerg Cres 1094 Doon Village Rd (Demo) 1094 Doon Village Rd (New SDD) Number Application HPA-2018-V-001HPA-2018-IV-002HPA-2018-V-003HPA-2018-V-004HPA-2018-V-005HPA-2018-V-006HPA-2018-V-007HPA-2018-V-008HPA-2018-V-009HPA-2018-IV-010HPA-2018-IV-011HPA-2018-IV-012HPA-2018-V-013HPA-2018-V-01 4HPA-2018-V-015HPA-2018-IV-016HPA-2018-V-017HPA-2018-V-018HPA-2018-V-019HPA-2018-V-020HPA-2018-V-021HPA-2018-V-022HPA-2018-V-023HPA-2018-V-024HPA-2018-V-025HPA-2018-IV-026HPA-2018-V-027HPA-2018-V-028 HPA-2018-V-029HPA-2018-V-030 123456789 # 101112131415161718192021222324252627282930313233343536373839 IF1 - 1