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HomeMy WebLinkAboutDSD-19-139 - Heritage Permit Applications HPA-2019-V-006 & HPA-2019-V-007 (33 Mansion St)REPORT TO:Heritage Kitchener DATE OF MEETING:June 4, 2019 SUBMITTED BY:Brandon Sloan, Manager of Long Range & Policy Planning, 519-741-2200 ext. 7684 PREPARED BY:Victoria Grohn, Heritage Planner, 519-741-2200 ext. 7839 WARD (S) INVOLVED:Ward10 DATE OF REPORT:May 6, 2019 REPORT NO.:DSD-19-139 SUBJECT:Heritage Permit Application HPA-2019-V-006 Heritage Permit Application HPA-2019-V-007 33 Mansion Street Demolition of an existing accessory structure and construction of an addition __________________________________________________________________________________________ RECOMMENDATION: THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2019- V-006be approved to permit demolition of an existing accessorystructurelocated on the property municipally addressed as 33 Mansion Street, and, further, THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2019- V-007be approvedto permit construction of an addition to the single detached dwelling municipally addressed as 33 Mansion Street, in accordance with the plans and supplementary information submitted with the application and subject to the following condition: 1.That the final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. Location Map: 33 Mansion Street ***This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994for assistance. 1 - 1 BACKGROUND: The Development Services Department is in receipt of Heritage Permit Applications HPA-2019-V-006 andHPA-2019-V-007which are seeking permission to demolish an existing accessory structurein order to facilitate the construction of an addition to the property municipally addressed as 33 Mansion Street located within the Civic Centre Neighbourhood HeritageConservation District. REPORT: The subject property is located on the east side of Mansion Street and is bounded by Lancaster Street East, Ellen Street East, and Queen Street North. The property is designated under Part V of the Ontario Heritage Act andforms part of the Civic Centre Neighbourhood Heritage Conservation District The CCNHCD Plan describes the building as a c. 1910, 2 storey brick dwelling constructed in the Attic Gable architecture style. The accessory structureis not mentioned in the CCNHCD Plan description. 33 Mansion Street Front elevation with accessory structure Proposed Demolition by Heritage Kitchener before issuance of a Heritage Permit to carry out the demolition. idential dwellings, and give little guidance on accessory structures. However, the CCNHCD Plan contains five policies relating to demolition. In general, the policies indicate: demolition of buildings is strongly discouraged; demolition 1 - 2 requires a HeritagePermit Application; documentation outlining appropriate reasons for demolition is required; approved demolitions may be conditional on the submission of written and/or photographic documentation of notable architectural features and construction techniques; and reclamation of building materials for reuse on site or in the neighbourhood is strongly encouraged. While the exact construction date of the accessory structure is not known, there is a structure shown on the 1925 Fire Insurance Plan in the approximate location of the existing accessory structure.The accessory structure isconstructed of steel and wood, and the structure is held in place by steel stakes in each of the four corners. An assessment of the accessory structure was undertaken by an architect/engineer and-clamps is preventing the structure from collapse.The assessment concludes that the structure must be removed.Portions of the structure are rusted and the owner has advised that attempts have been made to improve the aesthetic of the structure with rust paint, that only one set of doors is currently operational,and that the structure is tilting heavily to one side. 1 - 3 Proposed Addition to Existing Dwelling Application HPA-2019-V-007seeks permission to construct a 2 storey addition to the existing dwelling. Section 3.3.2 of the CCNHCD Plan provides policy direction with regard to additions and alterations to existing buildings within the district, particularly: d) Additions shall be subordinate to the original structure to allow the original heritage features and built form to take visual precedence on the street; and e) Design guidelines provided in Sections 6.4 and 6.5 of this Plan will be used to review and evaluate applications for additions and alterations to ensure that the proposed changes are compatible with the existing dwelling and do not result in the irreversible loss of heritage attributes. The following summarizes the recommended practices and design guidelines for additions contained within Section 6.5 of the CCNHCD Plan: Additions that are necessary should be sympathetic and complementary in design and, if possible, clearly distinguishable from the original construction by form or detail; Additions should be located away from the principal façade(s) of heritage properties, preferably at the rear of the building, to reduce the visual impact on the street(s); Form and details of the addition should be complementary to the original construction, with respect to style, scale, and materials but still distinguishable to reflect the historical construction periods of the building; The height of any additionshould be similar to the existing building and/or adjacent buildings to ensure that the addition does not dominate the original building, neighbouring buildings or the streetscape; Additions should not obscure or remove important architectural features of the existing building; Additions should not negatively impact the symmetry and proportions of the building or create a visually unbalanced façade; New doors and windows should be of similar style, orientation and proportion as on the existing building;and New construction should avoid irreversible changes to original construction. The applicant is proposing to construct a 2 storey addition to the existing dwelling to accommodate additional living space by way of a secondary suite. The proposed addition is 678.42 sq. ft. in area and is set back from the existing front façadein the location of the existing accessory structure.The addition is proposed to be clad in a grey cement based lap siding, with white and green accents, to complement the cladding and architectural details of the existing dwelling. 1 - 4 Proposed Front Elevation Proposed Right Side Elevation Elevations within public view include the front (west) and right (south). The upper storey of the proposed addition incorporates a windowdesignthat is in keeping with the windows found on the front elevation of the existing dwelling. The faux louvre doors on the first storeyof the proposed addition provide access to a storage area that has been incorporated into the design. Heritage Planning Staff Comments Heritage Planning staff are of the opinion that the design of the proposed addition, particularly relative to its height, built form, setback and massing is appropriate and compatible with the existing dwelling, neighbouring properties, and streetscape. In reviewing the merits of the applications, Heritage Planning staff note the following: 1 - 5 The applicant has demonstrated that the garage has structural instability and would require an investment to remedy; The demolition of the accessory structure will not detract from the character of the CCNHCDor the integrity of the Mansion Street streetscape; The proposed addition addresses the CCNHCD Plan guidelines for Additions as follows: o Additions that are necessary should be sympathetic and complementary in design and, if possible, clearly distinguishable from the original construction by form or detail: The proposed addition design takes visual cues from the existing and neighbouring dwellings, but is distinguishable from the principal dwelling; o Additions should be located away from the principal façade(s) of heritage properties, preferably at therear of the building to reduce visual impact on the street(s): While the proposed addition is visible from Mansion Street, the addition is not flush with the front façade and is set back to be flush with the rear elevation of the existing dwelling; o Form and details of the addition should be complementary to the original construction, with respect to style, scale, and materials but still distinguishable to reflect the historical construction periods of the building: The proposed addition incorporates architectural features that are similar to that of the existing dwelling, including window design and roof pitch, but incorporates complementary materials so as to be distinguishable from the existing dwelling; o The height of any addition should be similar to the existing building and/or adjacent buildings to ensure that the addition does not dominate the original building, neighbouring buildings, or the streetscape: The height of the proposed addition is similar tothe existing and neighbouring dwellings. o Additions should not negatively impact the symmetry and proportions of the building or create a visually unbalanced façade: The location of the proposed addition relative to the existing dwelling will not impact the symmetry and proportions of the building orcreate a visually unbalanced façade; o Additions should not remove or obscure important architectural features of the existing building: The proposed addition does not contemplate the removal or covering up of existing architectural features; o New doors and windows should be of similar style, orientation and proportion as on the existing building: The proposed addition incorporates windows similar to existing; and o New construction should avoid irreversible changes to the original construction: The proposed addition does not contemplate irreversibly altering theoriginal construction of theexisting dwelling. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation, including but not limited to, the requirements of the Ontario Building Code and Zoning By-law. 1 - 6 In this regard, staff confirm that a Building Permit is required to demolish the accessory structure and construct the addition. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM Heritage Kitchener committee meeting. CONSULT Heritage Kitchener has been consulted regarding the subject Heritage Permit Applications. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A: Heritage Permit ApplicationsHPA-2019-V-006& HPA-2019-V-007 1 - 7 1 - 8 1 - 9 1 - 10 1 - 11 1 - 12 1 - 13 1 - 14 1 - 15 1 - 16 1 - 17 1 - 18 1 - 19 1 - 20 1 - 21 1 - 22 1 - 23 1 - 24 1 - 25 1 - 26 1 - 27 1 - 28 1 - 29 1 - 30 1 - 31 1 - 32 1 - 33