HomeMy WebLinkAboutDSD-19-247 - Heritage Permit Application - HPA-2019-V-029 (8 Devon Street)REPORT TO: Heritage Kitchener
DATE OF MEETING: November 5, 2019
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200 ext. 7684
PREPARED BY: Leon Bensason,Coordinator, Cultural Heritage Planning
(519) 741-2200 x7306
WARD (S) INVOLVED: Ward 9
DATE OF REPORT:October 17, 2019
REPORT NO.: DSD-19-247
SUBJECT: Heritage Permit Application HPA-2019-V-029
8 Devon Street
Alteration and conversion of a single detached dwelling into a duplex
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RECOMMENDATION:
THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2019-
V-029be approved to permit the alteration and conversion of a single detached dwelling located
on property municipally addressed as 8 Devon Street into a duplex,in accordance with the plans
and supplementary information submitted with the application and subject to the following
conditions:
1.That a test panelof the proposed masonry work including brick infilling and repointing, be
undertaken to the satisfaction of Heritage Planning staff before proceeding with such work
on the entire building; and further,
2.That the final building permit drawings be reviewed and heritage clearance be provided by
Heritage Planning staff prior to the issuance of a building permit.
Location Map: 8 Devon Street
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994for assistance.
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BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Application HPA-2019-V-029
which is seeking permission to alter and convert an existing single detached dwelling into a duplex,
located on property municipally addressed as 8 Devon Street. The subject property is designatedunder
Part V of the Ontario Heritage Act by virtue of its location within the Victoria Park Area Heritage
Conservation District(VPAHCD).
Context
The subject property is located on thenorth side of Devon Street between Henry Street and Park Street.
It is one of only four residential properties making up the Devon Street streetscape. The south side of
Devon Street (opposite the subject property) is occupied with natural vegetation, screening a parking lot
serving Victoria Park.
Aerial image of the Devon Street Streetscape
While the Victoria Park Area Heritage Conservation District Study suggests that 8 Devon Street is a
c.1920s residence built in the Berlin Vernacular tradition; the fire insurance atlas from 1925 does not
show any residentialdevelopment on the north side of Devon Street. A review of the Vernon’s Directories
suggests the building likely dates to c.1932-33.
The two storey single detached dwelling occupies most of the .03 acre sized lot. The lot itself features a
significant change in grade with the low end at Devon Street and rising well over a metre toward the rear
yard. An approximately one metre high interlocking style concrete retaining wall occupies most of the
frontage on Devon Street.
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Existing south facing (front) elevation of 8 Devon Street
Theresidence is constructed of red-brown brick of slightly varying shades. The concrete foundation is
painted white and features aveneerlaid in a random ashlar pattern. Building elevations have concrete
sills and headers, hung wood windows of varying sizes and patterns, metal awnings above some
windows, white metal cladding on hipped roof dormers and on awesterlyaddition which includes a single
car garage with metal door. The front elevation also features a primary entry accessed through a central
covered enclave, and a secondary access door located off center flush with the façade. The residence,
which has been previously altered and added onto, does not conform to any onearchitectural style, and
forms part of a streetscape which, unlike most other stable residential areas within the HCD, lacks a
degree of continuity.
Part of the Devon Street streetscape
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REPORT:
The applicant proposesto alter the existing single detached dwelling to, in part, make the building more
accessible foran aging family member. Previous design concepts were presented to Heritage Kitchener
in August and September 2019, and have since been revised to address some of the comments made
by the committee. The complete scope of work proposed is outlined in the description and plans
submitted with the heritage permit application attached as Appendix ‘A’ to this report, and can be
summarized as follows:
Ground Floor
The applicant intends to establish ground floor access by removing most of the existing street facing
retaining wall and exposing the ground level foundation where a new primary entrance would be located
in place of the existing single garage. A new poured concrete retaining wall wouldsupport the east side
elevation and border a new stamped concrete drivewayleading to a new 2 doorgarage. The new main
entrywould feature an eight foot high oak entry door and sidelights salvaged from another building. The
width of the entry door at 42 inches, wouldaddress the accessibility needs of the tenant.
A new two doorgarage would be located toward the eastand feature 8x7 foot wood garage doors painted
a medium brown to match the brickfacade. The intent is to have the garage doors blend in with the brick
façade. The applicant advises that the positioningof the garage doors adjacent the new east elevation
retaining wall will create a visual blockwhen viewed from the east. In addition, it is suggested that the
positioning of a proposed verandah above the new garagewillcast a natural shadow that will help to
further minimize the visual impact of the garage doors.
A new pathway consisting of interlocking stone would span the area from the sidewalk to the new main
entry door. The space between the pathway and driveway at ground level would be landscaped.
Second Floor & RoofLevel
A new covered verandah is proposed to be constructed on the second floor. The verandah wouldbe
constructed of wood millwork painted beige and feature a flat roof. The verandah would be positioned to
frame the garage doors below and then step back slightly as it extends toward the west. The existing 3
part wood window on the second floor (behind the proposed verandah) would be replaced with a new
beige vinyl window in the same 3 part style. The existing entryenclave would be infilled with salvaged
brick and feature double wood doors with ¾ glazing, providing access to the new verandah. Further west
on the front façade, existing windows andthe secondary entry door would also be infilled with salvaged
brick. The front façade of the metal clad addition to the west is proposed tobe reclad in salvaged brick,
and a small existing window wouldbe replaced with a new beige 3 part vinyl window, matching the same
window proposed to be installed toward the east. The only change at roof level is the replacement of the
existing dormer windows with new beige vinyl windows in the same openings.
Masonry Considerations
The applicant advises that they have sought the advice of an experienced mason and propose to remove
original brick from the rear elevation of the building, and use the salvaged brick to infill areas on the front
façade. The front façade would then be repointed to achieve a uniform look and finish.A non-combustible
siding resembling wood would be used to re-clad areas where original brick has been removed from the
rear elevation.
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Proposed south elevation
Heritage Planning Staff Comments
The VPAHCD Plan contains Building Conversion PoliciesandBuilding Conservation Guidelinesto help
guide proposed conversions and alterations(see Appendix ‘B’ for Building Conversion Policies). The
policies were prepared in anticipation of such conversions occurring in areas of transition, such as on
Queen Street South. Policies reference that conversions should not remove key historic features; should
conserve or introduce domestic scale landscaping; and in the case of commercial conversions encourage
parking to be located to the rear, and introduce signage that is complementary in design and blends in
with the scale and proportions of the historic building.
In reviewing the merits of the subject application, heritage planning staff make the following comments
and observations:
Devon Street is a short one-way street. Only 4 properties occupy the entire street with either
frontage or flanking side yards. The streetscape lacks architectural continuity, and unlike most
other low rise residential areas within the VPAHCD, propertieson Devon Street already feature
street facing garages or carports.
While the HCD Plan conversion policies call for driveway access tobe kept to a single lane where
possible, the existing building at 8 Devon Street occupies a significant amount of lot area and
frontage on the lot, and there is a change in elevation from fronttorear yard. This limits the
opportunity to have a driveway that accommodates tandem (double length) parking.While a two
door garage is uncommon within the HCD (there are a few examples), the proposed design is not
out of proportion with the building given its width, and not out of place on Devon Street given other
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existing garages and a carport.As noted by the applicant,the new east elevation retaining wall
and verandah above may assist in minimizing overall visual impact.This, in combination with the
relative seclusion of Devon Street within the HCD,suggests the impact of the proposed 2 door
garage will be relatively muted and within acceptable range.
The existing detached dwelling has been previously altered and added onto and does not conform
to any particular architectural style. As such, staff do not believe the proposed alterations will
disrupt or remove key architectural features. The proposed removal of the retaining wall along the
street frontage; introduction of a second storey verandah; and installation of at grade landscaping,
are all positive contributions to both the property and streetscape.
Theproposal to remove original brick and reclad areas on the rear elevation with a non-
combustible wood-look siding will not impact views from the public realm. Use of the salvaged
brick to infillareas on the front façade provides the best opportunity to create a uniform
appearance, but requires great care in execution from an experienced brick mason.
In accordance with the Heritage Permit Application form, the approval of an application under the Ontario
Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or
legislation, including but not limited to, the requirements of the Ontario Building Code and Zoning By-law.
In this regard, staff confirm that a variance to zoning by-law regulations (to legalize yard setbacks and
parking) and a building permit, will be required.
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 postedto the City’s website with the agenda in advance of the Heritage
Kitchener committee meeting.
CONSULT – Heritage Kitchener has been consulted regarding the subject Heritage Permit application.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A:Heritage Permit Application HPA-2019-V-029
APPENDIXB:Victoria Park Area Heritage Conservation District Plan Building Conversion
Policies
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