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Home My WebLink AboutDSD-21-039 - Heritage Permit Application HPA-2021-V-010 - 8 Devon StreetREPORT TO:Heritage Kitchener DATE OF MEETING:March 2, 2021 SUBMITTED BY:Bustamante, Rosa, Director of Planning,519-741-2200ext. 7319 PREPARED BY:Grohn, Victoria, Heritage Planner,519-741-2200ext. 7041 WARD(S) INVOLVED:Ward 9 DATE OF REPORT:February 16, 2021 REPORT NO.:DSD-21-039 SUBJECT:Heritage Permit Application HPA-2021-V-010 8 Devon Street Alteration and conversion of a single detached dwelling into a duplex RECOMMENDATION: Thatpursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2021-V-010 be approvedto permit the alteration and conversion of a single detached dwelling located on the 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 condition: 1.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. REPORT HIGHLIGHTS: This report supports the delivery of core services. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2021-V-010 which is seeking permission to alter and convert an existing single detached dwelling into a duplex, located on the property municipally addressed as 8 Devon Street. The subject property is designated under Part V of the Ontario Heritage Act and located within the Victoria Park Area Heritage Conservation District (VPAHCD). *** 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: 8 Devon Street Heritage Kitchener Committee This project was previously before the Heritage Kitchener committee. In August and September 2019, the Heritage Kitchener committee reviewed preliminary design concepts and provided feedback. At its meeting held on November 5, 2019, the committee considered Heritage Permit Application HPA-2019-V-029. This application sought permissions to alter the single detached dwelling, including alterations to the ground floor to establish ground floor access through removal of a street facing retaining wall and installation of a new main entry and new two door garage; alterations to the second floor and roof level to accommodate a new covered verandah and replacement of roof dormer; and alterations to remove the original brick from the rear façade and use the salvaged brick to infill areas on the front façade. The Heritage Kitchener committee recommended approval of Heritage Permit Application HPA-2019-V-029.The applicant is now proposing a concept that is different than what was previously recommended for approval by Heritage Kitchener. Committee of Adjustment This project was before the Committee of Adjustment on November 19, 2019 and on November 17, 2020. In 2019, application A2019-118 was before the Committee of Adjustment to meet the requirements of Zoning By-law 85-1 as the lot area, front yard setback, side yard setback, rear yard setback, and lot coverage were not in conformity with the Zoning By-law. These variances were required prior to the issuance of a Building Permit for Phase 1 works on site. In 2020, application A2020-101 was before the Committee of Adjustment seeking relief from Zoning By-law 85-1 for a legal parking space and for a maximum building height of 11.0 metres rather than the permitted 10.5 metres. Approval of a Heritage Permit Application is a condition of Committee of Adjustment application A2020- 101. Property Context The subject property is located on the north 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. 4 - 2 Aerial image of the Devon Street streetscape (subject property denoted with star) While the Victoria Park Area Heritage Conservation District Study suggests that 8 Devon Street is a c.1920s residence building in the Berlin Vernacular tradition, the fire insurance atlas from 1925 does not show any residential development 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 previously occupied most of the frontage on Devon Street and has been removed. The residence, which had been previously altered and added onto, does not conform to any one architectural style, and forms part of a streetscape which, unlike most stable residential areas within the VPAHCD, lacks a degree of continuity. South elevation prior to renovations (8 Devon Street) 4 - 3 Existing south elevation (8 Devon Street) REPORT: The applicant proposes to alter the existing single detached dwelling to, in part, make the building more accessible for an aging family member. The 2019 concept is summarized as follows: Establish ground floor access by removing retaining wall and exposing the ground level foundation where a new primary entrance is to be located in place of the existing single garage; The new main entry to feature an eight-foot-high oak entry door and sidelights salvaged from another building; Two new garage doors located toward the east with 8x7 foot wood garage doors; New covered verandah on the second floor constructed of wood millwork painted beige with a flat roof; Replacement of windows; and Front façade to be re-clad in salvaged bricks taken from the rear façade. 4 - 4 Approved south elevation (2019) 2021 Concept The applicant is proposing several alterations to the concept that was approved as part of HPA-2019-V-029. These changes are outlined below. Proposed south elevation (2021) Upper Floors & Roof Level The applicant is proposing to raise the roofline to accommodate a finished attic spaceand incorporate an additional verandah on the third floor. The third storey verandah is proposed to be constructed to match the second storey verandah that was approved as part of the first phase of the project.The proposed verandahs are of wood construction andto be 4 - 5 painted beige. The windows and doors on the upper levels are proposed to be consistent with the windows and doors approved as part of the first phase of the project. The roof profile has been altered from the first phase proposal and accommodates two gabled ends to achieve greater uniformity. A larger dormer is proposed to be centrally located on the roof, and the roof line has been altered to minimize overall perceived height. Non-combustible cement-basedshake siding is proposed on the dormer and gable ends. The height of the dwelling is proposed to be greater than what presently exists, however the proposed height of 11.0 metres is in keeping with the direction of the City’s new Zoning By- law 2019-051. A variance to permit a height of 11.0 metres instead of 10.5 metres was approved by the Committee of Adjustment, conditional on approval of a Heritage Permit Application. There is a significant grade change on site which also affects the surrounding properties. The front façadeof the subject property, which faces open park space, is proposed to be 11.0 metres in height while the rear of the dwelling is approximately 8.5 metres in height. The dwelling would continue to maintainthe low-rise form characterized throughout the VPAHCD. Ground Floor The ground floor alterations remain the same as the 2019 proposal. A new primary entrance is located in place of the existing single car garage. A new poured concrete retaining wall supports the east side elevation and borders a new stamped concrete driveway leading to a new two-door garage. Masonry The original brick from the rear elevation of the building has been removed for salvaged use to infill areas on the front façade. Thefront façade would then be repointed to achieve a uniform look. A non-combustible cement-based lap siding is proposed for use to re-clad areas where original brick has been removed from the rear elevation. Rendering of proposed alterations 4 - 6 Heritage Planning Staff Comments The VPAHCD Plan contains Building Conversion Policies and Building Conservation Guidelines to help guide proposed conversions and alterations. 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 featuresand there should be a clear distinction between old and new; Conversions 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 application, Heritage Planning staff note the following: The property municipally addressed as 8 Devon Street is designated under Part V of the Ontario Heritage Act and located within the VPAHCD. Devon Street is a short one-way street. Only four properties occupy the entire street with either frontage or flanking side yards, and the streetscape lacks architectural continuity. The existing detached dwelling has been previously altered and added onto and does not conform to any particular architectural style. As such, staff is of the opinion that the proposed alterations will not disrupt or remove key architectural features. The removal of the retaining wall along the street frontage, introduction of verandahs, and installation of at grade landscaping are all positive contributions to both the property and the streetscape. The proposal creates a greater height differentiation between the neighbouring dwelling to the west but is complementary in height to the neighbouring dwelling to the east. It is staff’s opinion that the architectural details incorporated into the front façade and the design of the roof assist with minimizing overall perceived impacts and that height impacts are lessened given the dwelling fronts onto open space. 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-laws 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 Building Permit will be required. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget – The recommendation has no impact on the Capital Budget. Operating Budget – The recommendation has no impact on the Operating Budget. 4 - 7 COMMUNITY ENGAGEMENT: INFORM – This report has been posted to the City’s website with the agenda in advance of the Heritage Kitchenercommittee meeting. CONSULT – Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: DSD-19-247 – HPA-2019-V-029 DSD-19-264– A2019-118 DSD-20-195 – A2020-101 Ontario Heritage Act APPROVEDBY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A – Heritage Permit Application HPA-2021-V-010 4 - 8 IFSJUBHF!QFSNJU!BQQMJDBUJPO!'! TVCNJTTJPO!SFRVJSFNFOUT! ui Qmboojoh!Ejwjtjpo!Ä!311!Ljoh!Tusffu!Xftu-!7Gmpps Q/P/!Cpy!2229-!Ljudifofs!PO!!O3H!5H8! 62:.852.3537<!qmboojohAljudifofs/db TUBGG!VTF!POMZ! Ebuf!Sfdfjwfe;!Bddfqufe!Cz;Bqqmjdbujpo!Ovncfs; IQB.3132. QBSU!C;!IFSJUBHF!QFSNJU!BQQMJDBUJPO!GPSN 2/OBUVSF!PG!BQQMJDBUJPO !Fyufsjps!!Joufsjps!Tjhobhf! Efnpmjujpo!!Ofx!Dpotusvdujpo!Bmufsbujpo!!Sfmpdbujpo! 3/TVCKFDU!QSPQFSUZ Nvojdjqbm!Beesftt;!9!Efwpo!Tu/ Mfhbm!Eftdsjqujpo!)jg!lopx*;! 9!Efwpo!QJO3353:.1262)MU* Cvjmejoh0Tusvduvsf!Uzqf;!!Sftjefoujbm!!Dpnnfsdjbm!Joevtusjbm!!Jotujuvujpobm! Ifsjubhf!Eftjhobujpo;!!Qbsu!JW!)Joejwjevbm*!!Qbsu!W!)Ifsjubhf!Dpotfswbujpo!Ejtusjdu*! 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