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HomeMy WebLinkAboutDSD-2021-34 - Heritage Permit Application HPA-2021-V-011 - 1249 Doon Village RdREPORT TO:Heritage Kitchener DATE OF MEETING:April 6, 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 4 DATE OF REPORT:March 23, 2021 REPORT NO.:DSD-21-34 SUBJECT:Heritage PermitApplication HPA-2021-V-011 1249 Doon Village Road Construction of an addition and alterations RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2021-V-011 be approved to permit the construction of an addition and alterations to the single detached dwelling at the property municipally addressed as 1249 Doon Village Road, in accordance with the plans and supplementary information submitted with the application and subject to the following conditions: 1.That final building permit drawings be reviewedand heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. REPORT HIGHLIGHTS: The purpose of this report isto present the alterations detailed in HPA-2021-V-011. The key finding of this report is that the alterations proposed generally comply with the policies and guidelines contained within the Upper Doon Heritage Conservation District Plan. There are no financial implications associated with this report. Community engagement includedconsultation with the Heritage Kitchener committee. This report supports the delivery of core services. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2021-V-011 which is seeking permission to construct an addition and alter the existing single detached dwelling at the property municipally addressed as 1249 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. 3 - 1 Location Map: 1249 Doon Village Road REPORT: The subject property is located on the south side of Doon Village Road between Wilfong Drive and Doon South Drive. The property is located within the Upper Doon Heritage Conservation District (UDHCD) and designated under Part V of the Ontario Heritage Act. This property contains a one-and-a-half storey brick house which is identified as a “non- historic building” in the UDHCD Plan. Existing Front Elevation: 1249 Doon Village Road Existing Conditions The existing dwelling is likely of a 1940s construction given its size and architectural style. The dwelling is clad in yellow brick and has a small breezeway and attached garage clad in 3 - 2 siding with a hip roof.It is not known when this addition and garagewere constructed.Unlike the historic buildings flanking either side of the subject property, the dwelling at 1249 Doon Village Road is set back a distance from the front property line (approximately 23 metres). Proposed Building Addition The UDHCD Plan contains policy direction for building alterations and additions within the district. The intent of the building alteration and addition policies is to encourage retention of the compatibly designed new homes, and to guide building changes in a manner that strengthens the historic and rural character of the district. The UDHCD Plan contains policies related to the height, proportions, roof, windows, colours, and materials. Additions and alterations to non-historic buildings within the UDHCD Plan must adhere to these policies. Heritage Permit Application HPA-2021-V-011 is seeking permission to construct an addition, including an attached garage with a second storey. Thesubjectproperty is regulated by the Grand River Conservation Authority. The maximum allowable building area in this location is 500 square feet for an addition and 500 square feet for a garage. The proposed addition is 392 square feet and the garage is 484 square feet with a second storey. The total square footage is approximately 1,700 square feet plus the space of the second storey above the garage addition. The design of the proposed addition incorporates a gable roof, proportions, architectural details and materials that are found within the UDHCD and are similar to the surrounding historic buildings within the district. Rendering of Proposal: 1249 Doon Village Road 3 - 3 Proposed Front Elevation: 1249 Doon Village Road The addition is proposed to be clad in grey/beige stone and extend approximately 3 metres beyond the front of the existing dwelling to be in-line with the reconstructed front porch and to achieve varied setbacks and distinguish between existing and new construction. The garage addition with upper storey is proposed to be clad in brick painted Alabaster White and the gable portion is proposed to be clad in vertical wood siding. White vinyl windows similar to the existing dwelling are proposed and the garage door is proposed to be wood with a metal-clad canopy. Generally, the proposed addition will be: Located west of the existing single detached dwelling; Designed to continue the roofline of the existing dwelling and maintain the roof pitch; Designed to incorporate materials found within the district including brick, stone and wood, and natural and subtle colours; and Proportionate and details will be to a scale that are in keeping with other buildings within the UDHCD. Proposed Building Alterations Alterations to the existing dwelling are also proposed. These alterations include the replacement of windows and doors, the introduction of wood accents, reconstructing the front entry of the existing dwelling, and painting the existing brick Alabaster Whiteto match the proposed garage addition. Theapplicant proposesa masonry-specific paint product using conditioner and primer and then a breathable latex exterior paint. The reconstructed front entry will incorporate a front gable and introduce double wood doors. White, vinyl windows that are similar in size and proportion are also proposed. The wood accents above the windows are intended to create visual interest and complement the wood doors. Heritage Planning Comments Heritage Planning staff recognize that the proposed additions and alterations reflect a more contemporary building design within the UDHCD, and it is noted that the district plan guides 3 - 4 alterations to non-historic buildings within the districtto strengthen the historic and rural character of the area. It is of the opinion of Heritage Planning staff that these changes still respect the overall character and integrity of the UDHCDand are compatible with the district and the historic neighbouring properties, particularly with respect to built form, mass and height. The incorporation of a gable roof design, selection of materials characteristic of the district and proportions of architectural details such as window profiles reflect design elements found elsewhere in the district on both historic and non-historic buildings. 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 proposedaddition addressed the UDHCD Plan policies for non-historic buildings as follows: o The height of buildings shall be similar to surrounding historic buildings. The height of the proposed addition is in keeping with the existing dwelling and with surrounding historic dwellings. o Proportions of alterations to buildings shall complement the proportions of surrounding historic buildings. The proportionsincorporated into the addition and the alterations to the existing dwelling are in keeping with proportions found elsewhere in the district, including the nearby historic buildings. o The roof pattern shall be similar to or complementary to the established roof pattern of the historic street. The roof pattern of the existing dwelling will continue to the proposed addition and attached garage. The incorporation of gables is more in keeping with the roof patterns found within the district than the hip roof on the existing attached garage. The pitch of the roof is complementary to other buildings found within the UDHCD. o The placement and proportion of height to width windows shall complement those of surrounding historic buildings. The placement and proportion of windows is in keeping with the existing dwelling and other dwellings found within the UDHCD. o Colours used through paint and materials shall be historically sympathetic colours being of quiet, subtle, natural shades. The proposed colours are alabaster white and grey/beige which are quietand subtle shades, and the wood accents are a natural shade. The roof will be either grey or black asphalt which is in keeping with roof colours found within the UDHCD. o Materials appropriate and typical of the Heritage District shall be used with an emphasis on natural fabric such as brick, stone and wood as opposed to metals and plastics. The materials proposed for the addition include stone, brick and wood which are all appropriate for the UDHCD. The majorityof the addition will be clad in brick with vertical wood siding used sparingly in the front gable and on portions of the side and rear of the dwelling that are limited in visibility from the public realm. o Where there are few or no complementary architectural or historical features there will not be a presumption against demolition or building face lift. 3 - 5 The existing single detached dwelling is a “non-historic” building, has few complementaryarchitectural features and has no historical features. As such, there is not a presumption against building face lift. The proposed alterations and addition will not adversely affect the character of the property, the Doon Village Road streetscape, or the UDHCD as a whole. STRATEGIC PLAN ALIGNMENT: This reportsupports 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. 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: Ontario Heritage Act APPROVEDBY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A – HPA-2021-V-011 3 - 6 3 - 7 3 - 8 3 - 9 PROPOSED ADDITION 1249 DOON VILLAGE ROAD, KITCHENER CURRENT: The property municipally addressed as 1249 Doon Village Road is designated under Part V of the Ontario Heritage Act and located within the Upper Doon Heritage Conservation District (UDHCD). The dwelling on this property is not identified as a historic building within the district, and as such, the policies contained in section 5.9.3.ii starting on page 31 of the UDHCD Plan have been considered carefully and applied. The current property does not accomodate for a family due to the current size. We propose an expansion of home on the west side of the property to compliment the needs of a growing family. The current home is in disrepair, so allowing for an additon and cosmetic update of the exterior, willl be an oppurtunity to embelish the streetscape composition and add character to the upper doon. The proposed addition is a contemporary design that compliments the height, proportion, scale and character of the district with emphasize on natural building form and materials. PROPOSED: 3 - 10 SETTING: 1. Positioning - continue west 2. the Lot size is justs under 1 acre, and current home is 29’x29’. The GRCA allows us to build an addition of max 500sqft and garage size of up to 500sqft of main floor living space. We propsose a main floor addition of 392sq ft and a garage of 484sqft + a second floor addition on top. BUILDING DETAILS 1. Proportion and Massing Addition will continue with same roof height/pitch of the current building which is consistent within the area. 2. Roof Type and Shape Continue same roof type and extend with ashphalt shingles to match existing product. Preference Black or Light grey in color. Eavestrough color: White 3. Materials and Detailing Adding wood accents beams over windows (6” width)for a natural wood detail Vertical wood siding for visual interest on second story above garage (keep brick below) Boards will be 8” wide. 3 - 11 4. Windows and Doors White vinyl windows, similar size and proportions as existing building Doors will be wood to compliment the white visaud and balance the wood beams. Front door double 34”each. 5. Materials Majority of home will be brick vaneer as existing, with stone accent on addition and wood board and batten siding over garage. Brick + Siding will be painted in Sherwin williams Alabaster white. If concerns with painting brick, a limewash detailing can be added to brick instead. 6. Colors Canopy over garage: Metal siding matching in roof color. Paint: Sherwin Williams Alabaster SW 7008 Wood: Medium-Light Wood color accents Windows and Eavestrough: White Roof: Black or Light Grey Stone Veneer on addition - Warm beige and grey mix for soft subtle compliment colors 3 - 12 K spc`tbklvopwjdAipunbjm/dpn K spc`tbklvopwjdAipunbjm/dpn 3 - 13 3 - 14 3 - 15 CSJDL!QBJOUFE DBOPQZ!PWFS!HBSBHF CPBSE!BOE CBUUFO!TJEJOH XPPE!HBSBHF!EPPST XPPE!CFBN!BDDFOUT! XBSN!HSFZ!NJY!.! TUPOF!.!CFJHF!BOE! XPPE! GSPOU!EPPS QBJOUFE CMBDL!PS!MJHIU!HSFZ!BTIQIBMU!TIJOHMF!SPPG FYJTUJOH!CSJDL! XIJUF!XJOEPXT 3 - 16