HomeMy WebLinkAboutDTS-07-006 - HPA 2006-V-016 - 140 Water St SREPORT
Report To: Mayor Zehr and Members of Council
Date of Meeting: January 15, 2007
Submitted By: Jeff Willmer, Director of Planning X741-2325)
Prepared By: Leon Bensason, Heritage Planner (741-2306)
Ward(s~ Involved: Ward 6
Date of Report: January 4, 2007
Report No.: DTS 07-006
Subject: HPA 2006-V-016 (ATTIC ADDITION TO 140 WATER ST. S.)
VICTORIA PARK HERITAGE CONSERVATION DISTRICT
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA 2006-V-016 (140 Water Street South) be approved, to permit the construction of an
attic addition to the existing dwelling.
BACKGROUND:
The Development and Technical Services
Department is in receipt of Heritage
Permit Application HPA 2006-V-016. The
applicant is seeking Council's permission
to construct an attic addition to the
existing dwelling located at 140 Water
Street South within the Victoria Park
Heritage Conservation District (VPHCD).
REPORT:
The subject property is located mid-block
along the westerly leg of that part of
Water Street South previously known as
Frank's Lane. The property features a 1 1/2
storey red brick front gabled residence in
the Berlin Vernacular style. Previous
alterations include a newer shed dormer
at the attic level, extending approximately
.76 m (2.5 ft.} above the height of the
ridge line of the roof of the original house.
The Victoria Park Heritage Conservation District Plan
includes conservation policies to help guide the
design of building additions within the heritage
district. The following are some of the general
principles which apply:
• Additions should complement the
architectural style of the building and integrity
of the streetscape;
• Additions should blend in comfortably and
inconspicuously and seem at one with the
principal building;
• The design of additions requires an insightful
analysis of the predominant architectural
characteristics of the principal building
including its height, roof line, scale, window
proportions, materials, textures and colours.
The applicants wish to alter the existing residence by
constructing an addition that would accommodate
their plans to enlarge an existing master bedroom
and add an ensuite bathroom in the attic.
The Victoria Park Heritage Conservation District Plan states that additions shall be located to
the rear or rear side of the existing building. In this regard, a side yard addition cannot be
accommodated on the subject property given the size and location of the existing structure on
the lot. In addition, the Grand River Conservation Authority has advised that 140 Water Street
South is located entirely within the floodway of Victoria Park Lake and as a result no new
development is permitted to be located within the floodway, save for minor additions which are
less than 50% of the original ground floor area, and provided the addition is constructed slab on
grade with no basement and the elevation of the addition matches that of the existing building.
Given the limitations imposed by the location of the property and the floodway regulations, and
the applicants' desire to add additional living space above the ground floor; the applicants
commissioned Pioneer Craftsmen Ltd. to prepare plans for an attic addition.
The first plans prepared by Pioneer Craftsmen Ltd. (shown below) replace the existing attic
shed dormer with a large cross gabled attic addition. The design featured a side gable,
positioned .6m (2 ft.) from the front facade of the house, and a front gable facing the rear yard.
East (Front) ~
East (Front) Elevation South Elevations
South (Left Side) Elevation
Staff identified several concerns with the original plans including the size of the attic addition; its
location close to the front of the house; and its substantial height (1.52 m. or 5 ft.} above the
ridge line of the existing house. In commenting on the plans, staff also made note that the
unique angle of this leg of Water Street South provides significant views to and from Victoria
Park, and that given the houses are set oblique to the street line, each house presents both a
principal front) facade and significant exposure to a secondary south facing fagade. While staff
acknowledged the limitations imposed by the floodway regulations, staff also advised that the
location of the property and its exposure to Victoria Park reinforces the need for a design that
would complement the integrity of the building and the surrounding streetscape.
The applicant was advised that staff would be willing to consider recommending approval of an
attic addition subject to a redesign that would reduce the size of the addition; simplify the
roofline; and position the addition toward the rear of the building. This resulted in the submission
of revised plans shown below} that proposes a longer but more narrow addition that is side
gabled and pushed back 3.04 m. or 10 ft. further toward the rear of the house, and built in part
above an existing wing extension in the right side yard. Though the extent of the redesign may
appear subtle on paper, staff are of the opinion it will assist to mitigate the visual impact of the
proposed addition, particularly with regard to views to the more critical east (front} and south
facing Victoria Park} elevations.
East (Front) Elevation
Revised Plan
South (Left Side) Elevation
Revised Plan
Though still approximately 1.52m higher than the ridge line of the roof of the original house (in
order to accommodate an internal staircase}, in positioning the addition further to the rear, the
height of the addition when facing the front fagade, will appear to be lower in comparison to the
previous design. When viewed from the south, the redesigned side gabled addition will appear
to occupy less area on the existing roof, thereby mitigating the risk that the addition will visually
dominate or overpower the original building and historic streetscape.
Streetscape modeling of proposed
attic addition -revised plan
FINANCIAL IMPLICATIONS:
N/A
COMMUNICATIONS:
N/A
CONCLUSION:
Though an attic addition is not ideal from a heritage conservation perspective, given the
limitations and restrictions imposed on the subject property, staff are of the opinion that the
revised plans will result in a design that meets the needs of the applicants while not significantly
impairing the visual character or integrity of the Victoria Park Heritage Conservation District.
Accordingly, staff recommend approval of HPA 2006-V-016.
Jeff Willmer, MCIP, RPP
Director of Planning
Att~chment~
Leon Bensason MCIP, RPP, CAPHC
Heritage Planner
HPA 2006-V-016
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