HomeMy WebLinkAboutDTS-06-085 - Heritage Permit App 2006-V-007 - 1210 Doon Village Rd1
Kd LR
Development&
Technical Services
6 REPORT
Report To: Heritage Kitchener
Date of Meeting: June 6, 2006
Submitted By: Leon Bensason, Heritage Planner (741 -2306)
Prepared By: Stephanie Barber, Assistant Heritage Planner (741 -2839)
Ward(s) Involved: Ward 4
Date of Report: May 23, 2006
Report No.: DTS 06 -085
Subject: HERITAGE PERMIT APPLICATION 2006 -V -007
1210 DOON VILLAGE ROAD
PROPOSED CONSTRUCTION OF RESIDENCE
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA 2006 -V -007 (1210 Doon Village Road) be approved, to permit the construction of a
residence on the subject vacant property in compliance with the house design identified as
Option No. 2 in the plans attached to the application, and further that the choice of brick and
stucco (EIFS) be approved by the City's Heritage Planner or designate.
Subject property
BACKGROUND:
The Development and Technical Services Department is in receipt of Heritage Permit
Application HPA 2006 -V -007. The applicant is seeking Council's permission to construct a
residence on the vacant property at 1210 Doon Village Road.
The subject property was severed from a larger parcel with the condition that the severed lots
could accommodate a building and septic system. Since this property is within the
floodway /flood fringe of Schneider Creek, the applicants are required by the Grand River
Conservation Authority to create a fill slope as a buffer from the floodway. As part of the
approval to construct a residence, the applicants are also required to have a minimum setback
of 6 meters from Doon Village Road and the residence cannot have a basement. Approximately
6.8 meters of the east side of the property must be allocated for the installation of a septic
system. Together, this and other requirements will present special challenges to the
construction of the proposed residence.
REPORT:
The subject property is located on the north side of Doon Village Road in the Upper Doon
Heritage Conservation District designated under Part V of the Ontario Heritage Act. The
applicant wishes to construct a two- storey residence on the subject vacant property.
The applicant and their architect, staff and a member of Heritage Kitchener, representing the
Upper Doon Heritage Conservation District, met prior to receipt of the permit application to
review the preliminary plans and examine alternative design options. Concerns with the
preliminary plans were the use of smooth stucco on all elevations, window style and fenestration
and location of the double car garage. The applicants were asked to consider brick as a
preferred exterior cladding because it is the predominant historic building material in the area.
The applicant explained that use of brick would result in an additional 6 inches to the exterior
wall thickness which would, due to the restrictive lot and required setback, reduce the amount of
interior floor space. Staff recommended using brick only on the front with stucco on the side and
rear elevations.
The preliminary plans indicated the use of round - headed and rectangular windows. Some of the
paired windows would be joined together and the front entrance would feature a large two -
storey Palladian style window. Staff requested that the applicants consider replacing the
Palladian window with a rectangular or segmentally arched window in keeping with the Italianate
style. The applicants were also asked to consider separating the paired windows. The applicant
was asked to consider an alterative location or orientation for the double car garage in order to
lessen the visual impact on the main house. Given the restrictive size and shape of the lot, it is
necessary to keep the garage in its proposed location.
The applicants' architect submitted drawings depicting two options for exterior cladding. The
proposed two - storey dwelling will have atwo -car garage and be of a contemporary design
borrowing elements of the Italianate style with a rectangular plan, hipped roof, rectangular and
round - headed windows and decorative details such as eave brackets. One cladding option
(Option 1) comprises an earth tone colour EIFS (smooth stucco material) on all elevations of the
house. The second and preferred option (Option 2) consists of red brick on the front elevation
and earth tone colour EIFS (smooth stucco) on the side and rear elevations. The roofing will be
asphalt shingles.
Both options share the same plan, rooflines, decorative details, window styles and fenestration.
Option 1 is least preferred because the primary cladding material is EIFS (stucco) and is less
complimentary to the heritage character of the surrounding area. Option 2 is preferred because
the primary construction material of the front elevation is brick and is extended part way on the
side elevations.
FINANCIAL IMPLICATIONS:
None.
CONCLUSION:
The proposed new construction generally meets the intent of the Upper Doon Heritage
Conservation District Plan policies and guidelines. Staff is of the opinion that if built in
accordance with the design shown in Option No. 2, it will be sympathetically designed and will
not detract from the heritage character of the surrounding area. As of the date of this report, the
applicant has yet to specify a brick type or style or stucco colour. Staff recommend that the
approval be subject to a further condition requiring that the choice of brick and stucco (ElFS)
colour be approved by the City's Heritage Planner or designate. Accordingly, staff recommends
approval of HPA 2006 -V -007 subject to the above conditions.
Leon Bensason, MCIP, RPP Stephanie Barber, BES
Heritage Planner
AttanhmPnt
Heritage Permit Application 2006 -V -007
Assistant Heritage Planner