HomeMy WebLinkAboutCSD-17-099 - Notice of Intention to Demolish (1 Queen St N)REPORT TO: Heritage Kitchener
DATE OF MEETING: November 7, 2017
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning
519-741-2200, ext. 7648
PREPARED BY: LeonBensason,Coordinator, Cultural Heritage Planning
519-741-2200, ext. 7306
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: October 19, 2017
REPORT NO.: CSD-17-099
SUBJECT: Notice of Intention to Demolish Portions of the Building
1 Queen Street North
RECOMMENDATION:
That, in accordance with Section 27(3) of the Ontario Heritage Act, the written Notice of
Intention to Demolish dated October 5, 2017 regarding the property municipally
addressed as 1 Queen Street North, be received for information and that the notice
period run its course.
Location Map: 1 Queen Street North
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BACKGROUND:
The Community Services Department is in receipt of aNotice of Intention to Demolishportions
of the building municipally addressed as 1 Queen Street North, which together with 4 King
Street East has-designated
property of cultural heritage value or interest. Both 1 Queen Street North and 4 King Street East
form part of the former American Hotel which was originally constructed in 1862 by Louis
Breithaupt.
4 King Street East & 1 Queen Street North
A Site Plan application has been received for 1 Queen Street North and 4 King Street East,
proposing to rehabilitate the existing building to include new commercial storefronts,residential
units, and a 3 storey rooftop addition. A Heritage Impact Assessment (HIA) and Conservation
Plan (CP) have been submitted and are currently under review. The HIA was discussed and
was generally favourably received at the October 3, 2017 meeting of Heritage Kitchener. While
the HIA identifies that the proposed development will result in some adverse, neutral, as well as
beneficial impacts, it concludes that any adverse impacts can be appropriately mitigated, and
that significant exterior heritage attributes within public view will be retained and conserved. In
order to proceed with the proposed rehabilitation, certain structures and portions of buildings
located on 1 Queen Street North require demolition. In accordance with the Ontario Heritage
Act, the owner has submitted a formal notice of the intention to demolish these structures and
portions of buildings.
Ontario Heritage Act Provisions
Part IV, Section 27(3), of the Ontario Heritage Actprovides certain protections to properties
Listed as non-
emphasis):
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Restriction on demolition, etc.
(3) If property included in the register under subsection (1.2) has not been designated under
section 29, the owner of the property shall not demolish or remove a building or
structure on the property or permit the demolition or removal of the building or structure
unless the owner gives the council of the municipality at least 60 days notice in writing
or remove the building or structure or to permit the
demolition or removal of the building or structure.
In accordance with the Act, Council has 60 days from October 5, 2017 (date of receipt of the
Notice of Intention to Demolish), to act, if it so chooses, on this Notice of Intention to Demolish.
The 60 days provides Council with the time it requires to issue a Notice of Intention to Designate
the property as a means of preventing the demolitions.
REPORT
The former American Hotel has been expanded-upon with several additions, some of which are
illustrated below.
(4 King St. E.) forms the westerly half of the original hotel built in 1862.
(1 Queen St. N.) is an addition constructed c.1875.
t. N.) is a second addition to the former hotel, also constructed c.1875.
th
e 20C.
- west half only), was used by the former hotel for storage and as a
kitchen and was constructed sometime between 1879 and 1894. It features a 50 foot brick
chimney from the era.
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The Notice of Intention to demolish letter dated October 5, 2017 and prepared by MHBC
Planning consultants on behalf of the property owner , outlines the following
specific structures and portions of buildings as proposed to be demolished:
is described in the HIA as a cinder block addition
constructed post 1950 and not of cultural heritage value or interest;
th
, which is a late 19 century ancillary building of
modest cultural heritage value and not visible from the public realm;
Demolish the existing 50 foot chimney at the interior of the lot, which has been identified
by CAHP (Canadian Association of Heritage Professionals) Engineers as being a safety
risk due to its poor structural condition;
Demolish the east elevations of Bare not visible from the
public realm and do not include any significant heritage attributes; and
Demolish the north elevation of Bandwhich
does not include any significant heritage attributes.
East elevations of B
in the background.
foreground (far right)
andbrick chimney in the foreground (far
left).
East elevations of B
and brick chimney.
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North elevationsof BuildingsE.
Under the Ontario Heritage ActNotice of
Intention to Demolish. Rather, the following
1. request further information;
2.receive the Notice of Intention to Demolish, allowing the notice period to run its
course, at the end of which the Building Division may issue a demolition permit as
early as December 12, 2017; or
3. Council may issue a Notice of Intention to Designate, at which point Council would have
the authority to deny demolition.
In this case, City staff recommend Option #2 above as the appropriate course of action (i.e.
receive for information the Notice of Intention to Demolish and allow the notice period to run its
course).
City staff is of the opinion that no action to designate the property is warranted at this time. The
purpose of any heritage designation in this context would be to prevent the demolition of the
structures and portions of buildings noted above,which would frustrate the proposed
rehabilitation of the former hotel, which has in part been vacant for years and falling into
disrepair. The draft Heritage Impact Assessment has established that the heritage fabric
impacted by the proposed demolitions is neither highly significant nor visible from the public
realm. Mitigation through photographic documentation has been addressed through completion
of the Heritage Impact Assessment.
The significant heritage attributes of the former American Hotel visible from the public realm are
being retained and conserved. Conservation measures will be identified through the planning
and development review process to ensure provincial, regional and municipal heritage policy
and objectives are addressed. Implementation of such conservation measures will be achieved
through conditions of planning and development approval. Addressing conservation objectives
through the planning and development review process and deferring a heritage designation to a
time following completion of the rehabilitation and development
approach for other large scale development projects.
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This report has been posted to the Ci
Heritage Kitchener committee meeting.
CONSULT - Heritage Kitchener has been consulted regarding the subject Notice of Intention to
Demolish.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Notice of Intention to Demolish, dated October 5, 2017
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