HomeMy WebLinkAboutDSD-2022-442 - Heritage Permit Application HPA-2022-V-026 - 170 David StreetStaff Report
Development Services Department www.kitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: November 1, 2022
SUBMITTED BY: Garett Stevenson, Interim Planning Director, 519-741-2200 ext. 7070
PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7041
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: October 11, 2022
REPORT NO.: DSD -2022-442
SUBJECT: Heritage Permit Application HPA-2022-V-026
170 David Street
Demolition of rear addition, excavation for basement, construction
of new addition
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2022-V-026 requesting permission for:
1. The demolition of an existing, one -storey, rear yard addition;
2. The excavation of a crawl space to construct a full -height basement; and
3. The construction of a two-storey, rear yard addition;
On the property municipally addressed as 170 David Street, BE APPROVED in
accordance with the supplementary information submitted with the application and
subject to the following conditions:
a) That the buff brick of the existing addition be salvaged during demolition;
b) That the salvaged buff brick be re -used in the construction of the new addition
as per the architectural drawings submitted (Attachment B); and
c) That final building permit drawings be reviewed, and heritage clearance
provided by Heritage Planning staff prior to the issuance of a building permit.
REPORT HIGHLIGHTS:
The purpose of this report is to present the proposal of the construction of a new, two-
storey, rear yard addition on the property municipally addressed as 170 David Street.
To facilitate this new addition, the existing one -storey rear yard addition needs to be
demolished. Further, the crawl space under the existing one -storey addition is proposed
to be excavated to expand the full -height basement. Details of Heritage Permit
Application HPA-2022-V-026 can be found in Attachment A and B.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 204 of 225
• The key finding of this report is that the proposal will not negatively impact the cultural
heritage value or interest of the property as it maintains the original appearance of the
primary dwelling, salvages and reutilizes materials, and is otherwise in keeping with
local and provincial standards and guidelines.
• There are no financial implications associated with this report.
• Community engagement included posting this report and associated agenda in advance
of the meeting and consultation with the Heritage Kitchener Committee.
• This report supports the delivery of core services.
EXECUTIVE SUMMARY:
Heritage Permit Application HPA-2022-IV-026 proposes the demolition of an existing one -
storey rear addition, excavation of an existing crawl space to construct a full -height
basement, and construction of a new two-storey rear addition on the subject property
municipally addressed as 170 David Street. The building has been designated under Part V
of the Ontario Heritage Act and is located within the Victoria Park Area Heritage
Conservation District. In reviewing the merits of this application, Heritage Planning Staff note
that the proposed work meets the policies and guidelines of the Victoria Park Area Heritage
Conservation District Plan in that the addition is compatible with the original building in terms
of scale, material used, and design without replication. Further, it is not anticipated that the
proposed work will adversely impact the heritage attributes or character of the subject
property or surrounding area.
BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Application HPA-
2022-V-026, which seeks permission to demolish an existing one -storey rear addition,
excavate the crawl space under the existing addition to construct a full -height basement,
and construct a new two-storey rear addition. This work is occurring in tandem to interior
renovations, which do not require heritage approval. The subject property is municipally
addressed as 170 David Street and is located within the Victoria Park Area Heritage
Conservation District (Figure 1).
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Page 205 of 225
Figure 1: Location Map
REPORT:
The subject property is located on the west side of David Street, between the Schneider
Avenue intersection to the north and the Dill Street intersection to the south. The property is
located within the Victoria Park Area Heritage Conservation District (VPAHCD) and is
designated under Part V of the Ontario Heritage Act.
The VPAHCD Study describes the subject property as being a one and a half storey buff
brick dwelling, constructed in the Berlin Vernacular architectural style c. 1890. The building
has a full -width verandah and newer metal siding on the gable, soffits, and fascia's (Figure
2).
Figure 2: Front Fagade of Subject Property
Past work converted the single detached dwelling into a legal duplex. Neither of the two
dwelling units are currently occupied.
Proposed Work
Demolition of Existing Rear Addition
The existing addition is in the rear of the subject property and is partially visible from the
street line. Though the exact construction date is unknown, the addition dates to at least
1908 as depicted on the 1908 Fire Insurance Map of Kitchener. It is estimated that the
addition was built close to the construction date of the original house. The same buff bricks
that clad the main dwelling are used in the addition and the brick soldier course over the
window and door openings are patterned the same. However, the presence of caulking on
the roof as well as a half -cut pipe on the rear fagade and contextual clues indicate that
addition was not a part of the original construction. It should also be noted that the addition
Page 206 of 225
is not typical of, nor does it form a part of the Berlin Vernacular style. Rather, such extensions
of homes were a practical response to the need for more space and the availability of brick
building materials. Attached to the addition is a covered side porch. The porch is in disrepair
(Figure 3-5).
The demolition policies in the VPAHCD Plan presumes the demolition of entire structures;
it does not reference the demolition of removal of portions of buildings. As such the
demolition policies are not applicable to this application.
The existing buff brick of the addition will be salvaged during the construction process and
reincorporated into the construction of the new addition.
Page 207 of 225
Figure 3: Side View of Addition
Figure 4: Porch in Disrepair
Figure 5: Addition Visible from Street
Excavation for Basement
The existing crawl space under the addition is proposed to be excavated to expand the full -
height basement. The new space in the basement will accommodate a second bedroom
and additional bathroom for the main -floor unit. Appropriate waterproofing will be applied.
There are no policies in the VPAHCD Plan which pertain to excavation. Further there are no
impacts anticipated as a result of the excavation, with most changes being interior.
Construction of New Rear Addition
Page 208 of 225
There is policy direction within the VPAHCD Plan pertaining to the construction of additions
on properties within the HCD. While these provisions recognize that additions may become
necessary to homes to provide more living space to accommodate growth, it notes that it is
important for such new construction to be complementary to the architectural style and
character of the existing dwelling. In this way a good fit between the old and the new is
ensured. New additions are encouraged to be constructed in a contemporary style to
express today's architectural heritage, rather than directly copy the existing historic style of
the property. There are more detailed policies that relate to the location, design, height,
materials, roofs, chimneys, walls, entrances, windows, verandahs, and colours of building
additions within the district. Building additions must adhere to these policies.
The application proposes the construction of a new, two-storey rear addition in place of the
old (Figure 6-9). The new addition would be approximately 22.7 square metres (244 square
feet) in size, with a height of approximately 6.7 metres, a width of 6.3 metres and a depth of
3.56 metres. Though the new addition is to be located in the rear, like the existing addition
a portion of the south side will be visible due to the orientation of the original dwelling to the
street. This visible portion will contain the original buff brick salvaged during the demolition.
The salvaged brick is to be incorporated in a vertical panel, so that the original masonry
arrangement of the addition is not replicated. Incorporating the brick in this manner helps
juxtapose the new addition in a complimentary fashion. The rest of the exterior treatment of
the walls will be Maibec pre -finished wood cladding, with fibre cement panels incorporated
between windows for further detailing. A flat roof is proposed for the addition, and the
casement windows will be vinyl and grey in colour.
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BUILDING TO BE DEMOLISHED— —
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SITE PLAN
Figure 7: Architectural Drawing South Side Elevation
Figure 6: Site Plan with Area to be Demolished in Red
Page 209 of 225
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Figure 8: Architectural Drawing Rear Elevation
Figure 9: Architectural Drawing North Side Elevation
Henrage running t;ommenrs
In reviewing the merits of the application, Heritage Planning Staff note the following:
• The subject property municipally addresses as 170 David Street is designated under
Part V of the Ontario Heritage Act and is located in within the Victoria Park Area
Heritage Conservation District;
• The proposal is for the demolition of an existing one -storey rear addition, excavation
of an existing crawl space to expand the full -height basement, and construction of a
new, two-storey rear addition;
• The proposed addition meets the following VPAHCD Plan policies for building
additions:
Page 210 of 225
o Location - Additions shall be located to the rear or rear side of the existing
historic building so as to maintain the original principal fagade as a visual
entity.
■ The proposed addition is located to the rear of the existing historic
dwelling. Due to the orientation of the property and house relative to the
street, a small portion is visible to the rear -side. The original principal
fagade is maintained.
o Design — A clear distinction between old and new building design is
encouraged. Contemporary design for additions is encouraged that is
complementary in terms of scale, mass, and texture to the existing or
neighboring historic building.
■ The proposed addition is distinct from the original historic building and
contemporary in design. Though original brick from the existing addition
is to be salvaged, it is being reincorporated into the addition in a non-
traditional form. Compatible and appropriate materials are being used
for the rest of the cladding, and the materials will be in complementary
colours. The proposed scale and massing respects the existing
dwelling, as the roofline of the addition does not surpass the original
roofline of the home and the proposed footprint is smaller than the
footprint of the original addition and porch (Figure 10-11).
Figure 10: Rendering of South Elevation Figure 11: Rendering of South and Front Elevation
o Materials — For additions, materials typical of the Area shall be used, with an
emphasis on brick, stone, and wood.
■ Maibec pre -finished wood cladding is the primary treatment for the
exterior walls, with the brick salvaged from the demolition being
reincorporated into the south corner. Brick and wood material are
appropriate for and in keeping with the historic character of the area.
While the fiber cement panels are not a traditional material used in this
historic conservation district, the additional architectural detail they
provide is compatible with the primary traditional materials used,
contributes to the contemporary design of the addition, and further
distinguishes the new development from the original.
Page 211 of 225
o Roofs — the roof of the addition shall be similar or complementary to the
existing historic building or style in the Area
■ The roofline of the proposed addition is lower than the existing roofline
and will not impact the original roof shape as seen from the street line.
o Chimney - Original historic chimneys shall be conserved or rebuilt to match
the original where feasible. In additions, masonry chimneys should be given
priority over metal.
■ While a portion of the original brick chimney on the dwelling must be
removed to accommodate the second storey of the new addition, the
majority is to remain. The portion to be removed is not visible from the
street line.
o Entrances — New entrances to additions are encouraged to be located on
secondary rather than principal facades
■ There are no new exterior entrances being added in this proposal.
o Windows - The appearance, placement, and proportion of height to width of
windows shall be similar or complementary to the existing historic building
style or as established in the vicinity.
■ The windows of the proposed addition are in keeping with the windows
on the existing dwelling, being of a similar design, size, and proportion.
o Colours - Colours of paint and materials shall be appropriate to the historic
style of the building or as established in the Area.
■ The colours on the proposed addition are in keeping with the historic
style of the building and with other buildings within the Victoria Park
Area Heritage Conservation District.
• The proposed work will not adversely impact the heritage attributes or character of
either the subject property, adjacent properties, or surrounding area.
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.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the Council / Committee meeting.
Page 212 of 225
CONSULT — The Heritage Kitchener Committee will be consulted regarding the subject
Heritage Permit Application.
PREVIOUS REPORTS/AUTHORITIES:
• Ontario Heritage Act
• Victoria Park Area Heritage Conservation Plan
APPROVED BY: Justin Readman, General Manager, Development Services Department
ATTACHMENTS:
Attachment A — Heritage Permit Application
Attachment B — Heritage Permit Application
HPA-2022-V-026 Form
HPA-2022-V-026 Supporting Material
Page 213 of 225
2022
HERITAGE PERMIT APPLICATION &
SUBMISSION REQUIREMENTS
Planning Division — 200 King Street West, 6' Floor
Ki P.O. Box 1118, Kitchener ON N2G 4G7
519-741-2426; pianning(c-lutcnener_ca
Page 7 of 10
Date Received:
Accepted By:
Application Number:
H PA -
PART B: HERITAGE PERMIT APPLICATION FORM
1. NATURE OF APPLICATION
Exterior Interior ❑ Signage
Demolition ❑ New Construction ! Alteration ❑ Relocation
2. SUBJECT PROPERTY
Municipal Address: 170 David Street
Legal Description (if know):
Building/Structure Type: E Residential ❑ Commercial ❑ Industrial ❑ Institutional
Heritage Designation: ❑ Part IV (Individual) N Part V (Heritage Conservation District)
Is the property subject to a Heritage Easement or Agreement? ❑ Yes ❑ No
3. PROPERTY OWNER
Name:
Addre:
City/PI
Phone
Email:
4. AGENT (if applicable)
Name: Ben Eby
Company: NEO Developments Inc.
Address: 152 Dawson St.
City/Province/Postal Code: waterloo, On, N2L 1S1
Phone- 1-519-591-8546
Email: ben@neodevelopments.ca
Working together • Growing thoughtfully • Building community Page 214 of 225
2022
5. WRITTEN DESCRIPTION
Page 8 of 10
Provide a written description of the project including any conservation methods proposed. Provide such detail
as materials to be used, measurements, paint colours, decorative details, whether any original building fabric
is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener
Heritage Permit Application Submission Guidelines for further direction.
Project includes modernizing the building interior, including reconstruction of an existing addition at the rear (appears to be addition), which will also provide
a more functional basement space, safer entrances, stairs, floor separation and utiliies.
6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
Building requires these repairs, and the owner is looking to attract families as tennants.
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage
Conservation District Plan:
Building exterior to be respect original form (porch, brick, overall form and aestetics)
Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the
Conservation of Historic Places in Canada (www_historic)laces.ca/ens/i)ages/standards-no(mes.ast�x):
Building will be conserved and enhanced, while maintaining is original use and purpose.
7. PROPOSED WORKS
a) Expected start date: Fall 2022 Expected completion date: spring i summer 2023
b) Have you discussed this work with Heritage Planning Staff? ❑ Yes No
- If yes, who did you speak to?
c) Have you discussed this work with Building Division Staff?
- If yes, who did you speak to?
M Yes ❑ No
Dwayne Hordyk
d) Have you applied for a Building Permit for this work? E Yes
e) Other related Building or Planning applications: Application number_
❑ No
22 116638
Working together • Growing thoughtfully • Building community Page 215 of 225
2022
8. ACKNOWLEDGEMENT
Page 9 of 10
The undersigned acknowledges that all of the statements contained in documents filed in support of this
application shall be deemed part of this application. The undersigned acknowledges that receipt of this
application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application.
The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the
information submitted forms a complete application. Further review of the application will be undertaken and
the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or
issues with the application as submitted. Once the application is deemed to be fully complete, the application
will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and
Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter
upon the subject property for the purpose of conducting site visits, including taking photographs, which are
necessary for the evaluation of this application. The undersigned acknowledges that where an agent has
been identified, the municipality is authorized but not required to contact this person in lieu of the owner and
this person is authorized to act on behalf of the owner for all matters respecting the application. The
undersigned agrees that the proposed work shall be done in accordance with this application and
understands that the approval of this 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 Building Code and the Zoning By-law. The undersigned acknowledges that in the event
this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener
or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could
result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act.
Signature of Owner/Agent: Ben Eby Date: 08-20-22
Signature of Owner/Age
9. AUTHORIZATION
Date:
If this application is being made by an agent on behalf of the property owner, the following authorization must
be completed:
/ We, owner of the land that is subject of this application,
hereby authorizee-0 h to act on my / our behalf in this regard.
Signature of Owner/Agent Date:
J1
Signature of Owner/Agent Date:
The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2),
and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of
administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under
Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection
of personal information, please contact the Manager of Corporate Records, Legislated Services Division,
City of Kitchener (519-741-2769).
Working together • Growing thoughtfully • Building community Page 216 of 225
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