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HomeMy WebLinkAboutDTS-06-071 - Heritage Permit App 2006-V-004, 80 Lorne Cres1 Kd LR Development& Technical Services 6 REPORT Report To: Heritage Kitchener Committee Date of Meeting: May 2, 2006 Submitted By: Leon Bensason, Heritage Planner (741 -2306) Prepared By: Leon Bensason, Heritage Planner (741 -2306) Ward(s) Involved: Ward 5 Date of Report: April 18, 2006 Report No.: DTS 06 -071 Subject: HPA 2006 -V -004 80 LORNE CRESCENT DEMOLITION OF EXISTING GARAGE CONSTRUCTION OF NEW GARAGE RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA 2006 -V -004 (80 Lorne Crescent) be approved to permit the demolition of an existing single car garage, and the construction of a new garage as shown on the plans submitted in support of the Heritage Permit Application; with the condition that the roof be u constructed with a 7/12 pitch; that the exterior cladding be horizontal vinyl siding (white or light blue in colour); and that the garage be screened from view from the street with the installation of an arbor and privacy fencing in the westerly side yard, and the installation of fencing and /or hedges in the easterly side yard. BACKGROUND The City of Kitchener is in receipt of Heritage Permit Application HPA 2006 -V -004 dated April 11, 2006. The application seeks Council's approval to demolish an existing single car garage and construct a new 26 x 30 foot garage in the rear yard of 80 Lorne Crescent, located within the St. Mary's (Wartime Housing) Heritage Conservation District. REPORT: The subject property is located at 80 Lorne Crescent immediately adjacent an open space block. The lot features a 11/2 storey concrete block wartime house with steep side gabled roof and a 10 x 20 foot wooden clad front gabled single car garage. Though the existing single car garage appears to be original or is near original to the era of the development the wartime housing neighbourhood, it is generally in poor condition. View of 80 Lorne Crescent from the street View of existing garage from adjacent open space block The applicant wishes to replace this existing garage with a new garage to be used as a storage and workshop area, and to house two vehicles. The garage would be situated in the rear yard, with the front fagade located approximately 10 feet further back in the rear yard than the location of the existing garage. In addressing Garages and Ancillary Structures, the St. Mary's Heritage Conservation District Plan makes the following statement; Garages and ancillary structures are best located behind the main fagade and should be located in traditional areas for these functions, usually towards the rear of the lot. Garages, in particular, should not form part of the front fagade of the main building. New garages and parking spaces should be located in unobtrusive areas, normally to the rear and side yards. The proposed new garage at 26' in width and 30' in length would be approximately 3 times the area of the existing single car garage and significantly larger than most garages located within the heritage district. The front fagade would feature one 9'x8' garage door at the end of the driveway as well as a man door and window. Building permit plans show a proposed 8/12 roof pitch which would result in a roof height of 18'. The plans also reference exterior cladding in vertical board and batten wood siding. City staff have identified some concern with regard to the design of the proposed garage, including the proposed use of vertical board and batten cladding, as well as the size and height of the garage. In response to an on site meeting with staff and the Heritage Kitchener Committee St. Mary's HCD representative, the owner has agreed to revise the plans for the new garage to replace the vertical board and batten cladding with horizontal vinyl siding (white or light blue in colour) and lower the pitch of the roof from an 8/12 to a 7/12 pitch, resulting in a garage height of 16'.5 rather than 18'. City Council has approved the construction of several new garages since the inception of the St. Mary's HCD. To date, of the double car sized garages approved for construction, the largest was 20'x20' in area and was designed to be 14' in height (though it would appear was actually constructed to be higher). The owner of 80 Lorne Crescent has expressed that he is unwilling to reduce the size of the proposed garage, citing specific needs for storage space. Though the size of the proposed garage is significant, it is designed within the maximum zoning regulations relative to the size of the lot (maximum 15% lot coverage) and height (maximum 5.5m). View of 80 Lorne Crescent as seen from open space block frontage. Staff continue to have general concerns with regard to the proposed size of the garage, noting that with the adjacent open space block views to the garage could be more accessible to the public. However, staff acknowledge that the owner is willing to screen the garage with the installation of an arbor and fencing facing the street to the west side of the house, and a natural hedge or fencing facing the open space block on the east side of the garage wall; and further, that the location of the house and existing vegetation establishes an existing buffer when the property is viewed from the street. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with the approval of the recommendation made in this report. CONCLUSION: City staff are of the opinion that subject to the above mentioned changes being made to the design of the garage (i.e. roof pitch and cladding) and to the conditions relative to screening; the garage proposed to be constructed at 80 Lorne Crescent will be designed to a maximum acceptable size and height for the subject property. Consequently, Staff recommend that the subject heritage permit application be conditionally approved. Leon Bensason, MCIP, RPP Heritage Planner ATTACHMENTS: ■ H PA 2006 -V -004 ■ E -Mail from property owner dated April 17, 2006.