HomeMy WebLinkAboutHK Minutes - 2019-08-06HERITAGE KITCHENER MINUTES
AUGUST 6, 2019CITY OF KITCHENER
The Heritage Kitchener Committee met this date, commencing at 4:03p.m.
Present:S. Strohack–Vice-Chair
CouncillorsJ. Gazzola, C. Michaud and D. Chapman,and Ms. S. Hossack, Ms. K. Huxted,
Messrs. P. Ciuciura and J. Baker
Staff:L. Bensason, Coordinator, Cultural Heritage Planning
V. Grohn, Heritage Planner
D. Saunderson, Committee Administrator
1.INTRODUCTION NEW COMMITTEE MEMBER
On behalf of the members, Mr.S. Strohackwelcomed Mr. J. Bakerwho was recently appointed
totheHeritage KitchenerCommittee.
2.DSD-19-183-HERITAGE PERMIT APPLICATION HPA-2019-V-010
-30-40 MARGARET AVENUE
-CONSTRUCTION OF TWO 6-STOREY MULTIPLE RESIDENTIAL BUILDINGS
The Committee considered DevelopmentServices Department report DSD-19-183, dated July
18, 2019recommending approval of Heritage Permit Application(HPA)HPA-2019-V-010to
permit construction of two joined 6-storey multiple residential buildings on the property
municipally addressed as 30-40 Margaret Avenue, located within the Civic Centre
Neighbourhood Heritage Conservation District (CCNHCD).In addition, the Committee was in
receipt this date of a written submission prepared byMr. H. Jaeger dated July 28, 2019.
Mr. L. Bensasonpresented the report, noting staff are recommendingapproval of the subject
HPA.He statedsince the Committee considered the Draft Heritage Impact Assessment(HIA)at
the June HeritageKitchener meeting, the developer has made some adjustments to the
proposed design in response to the feedback received. He provided an overview of the changes,
including:in relation to 54 Margaret Avenue, increasing the setback between the dwelling and
the proposed development,providing an enhanced landscape buffer and a vibration monitoring
plan; in relation to 12 Margaret Avenue, completing a vibration monitoring plan; and, in relation
to the Margaret Avenue streetscape,including gates on ground level,creatingindividual
entrances reflectiveofthe single family dwellings and walkways,and designingof front yards in
reference to historic lot patterns.
Councillor C. Michaud and Ms. S. Hossack entered the meeting at this time.
Ms. K. Huxted declared apecuniary interest related to this matter as she is employed by an
interested party of the proposed development and did not participate in any voting or discussion
in the subject matter.
Messrs.P. Simmons, Martin Simmons Architects Inc.,G.McMurdo, Activa Group,and P.
ChauvinandD. Currie, MHBC Planning were in attendance in support of the recommendation
as outlined in ReportDSD-19-183.Mr. Currie provided an overview of the development and
responded to questions from the Committee.
Councillor J. Gazzola entered the meeting at this time.
In response to questions regarding trees and landscaping, Mr. Currie advised there will be a
considerable amount of landscaping installed as part of the development process, statinghe
was not sure this date of the exact number of trees that will be replaced on the property. Mr.
Bensason noted there are currently 11 street trees in front of the subject property,and it is
anticipated the final number of street trees will exceed that number.
Questions were raised regarding the grading on the subject property, specifically in relation to
the construction of the retaining wall. Mr. Simmonsadvised there is a 2’grade change sloping
from the rear to the front ofthe property.
Councillor D. Chapman questioned whether theupcomingminor variance requests related to
theincreased number of residential units being proposed, off-street parking and visitor parking
HERITAGE KITCHENER MINUTES
AUGUST 6, 2019-21-CITY OF KITCHENER
2.DSD-19-183-HERITAGE PERMIT APPLICATION HPA-2019-V-010
-30-40 MARGARET AVENUE
-CONSTRUCTION OF TWO 6-STOREY MULTIPLE RESIDENTIAL BUILDINGS
(CONT’D)
had any impacts from a heritage perspective on the proposed development. Mr. Bensason
advised those matters are associated with the Site Plan approval process, stating in his opinion,
those mattersare being adequately addressed,and in this instance do not have any heritage
impacts.
Mr. H. Jaeger addressed the Committee in support of the proposed development and the
recommendation,as outlined in Report DSD-19-183.
It was noted,any recommendation arising from this matter would be consideredat the Council
meeting on Monday,August 26, 2019.
On motion byCouncillor D. Chapman-
it was resolved:
“That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2019-V-010, as outlined in Development Services Department report DSD-19-183,
be approved to permit the construction of two joined 6-storey multiple residential buildings
on the property municipally addressed as 30-40 Margaret Avenue, in accordance with the
plans and supplementary information submitted with the application and subject to the
following condition:
i.That the final building permit drawings be reviewed and heritage clearance
provided by Heritage Planning staff prior to the issuance of a building permit.”
3.DSD-19-156-HERITAGE PERMIT APPLICATION HPA-2019-IV-009
-920 ORR COURT
-CONSTRUCTION OF DETACHED GARAGE
The Committee considered Development Services Department report DSD-19-156, dated July
19, 2019 recommending approval of Heritage Permit Application(HPA)HPA-2019-IV-009to
permit construction of a detached garage on the propertymunicipally addressed as 920 Orr
Court. Ms. V. Grohn presented the report, noting staff are recommendingapproval of the subject
HPAas outlined in the Report.
In response to questions, Ms.Grohnadvised the conservation plan relatedtothe subject
property did not address the reasona two-car garage was contemplated. She indicated the
property ownerrequested to construct a three-car garage as a way of obtaining additional
storage space on the property and eliminating the need to construct additional structures,such
as a shed. She further advised the property owner intends to usethe loft space above the garage
for additional storage.
Questions were raised regarding the location of the archaeological site on the subject property.
Mr. L. Bensason advised staff were unable to share the exact location due to privacy concerns.
In response to further questions, Ms.Grohnadvised in speaking with the Ministry of Tourism,
Culture and Sport,they do not believe the construction of the garage in its proposed location
would impact the archaeological site on the subject property. She stated the property owner
intends to constructthe garage out of similar materials as the front porch, indicating it would not
be taller thanthe dwelling.
Mr. S. Strohack questioned the inclusion of Condition 2, as outlined in the staff report,regarding
the retainment ofa licensed consultant archaeologist, noting it was not a condition typically
imposed by the Committee. Mr. Bensason advised in consultation with the Ministry of Tourism,
Culture and Sport, staff receiveddirection that the Heritage Permit Application would be more
appropriate for the condition,as it could not be imposed through the Building Permit process.
The following motion was voted on and CarriedUnanimously.
HERITAGE KITCHENER MINUTES
AUGUST 6, 2019-22-CITY OF KITCHENER
3.DSD-19-156-HERITAGE PERMIT APPLICATION HPA-2019-IV-009
-920 ORR COURT
-CONSTRUCTION OF DETACHED GARAGE (CONT’D)
On motion by Councillor C. Michaud-
it was resolved:
“That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-
2019-IV-009, as outlined in Development Services Department report DSD-19-156, be
approved to permit the construction of a detached garage on the property municipally
addressed as 920 Orr Court, in accordance with the plans and supplementary
informationsubmitted with the application, and subject to the following conditions:
i.That the final building permit drawings be reviewed and heritage clearance provided
by Heritage Planning staff prior to the issuance of a building permit; and,
ii.That a licensed consultant archaeologist be retained to monitor excavation works
as it relates to the construction of the garage to the satisfaction of the Ministry of
Tourism, Culture and Sport.”
4.DSD-19-180-HERITAGE PERMIT APPLICATIONS
-HPA-2019-V-011 & HPA-2019-V-012
-21 DILL STREET
-DEMOLITION OF AN EXISTING ACCESSORY STRUCTURE
-CONSTRUCTION OF A NEW ACCESSORY STRUCTURE
The Committee considered Development Services Department report DSD-19-180, dated July
3, 2019 recommending approval of Heritage Permit Applications HPA-2019-V-011 & HPA-2019-
V-012to permit demolition of an existing accessory structure and construction of a new
accessory structure on the property municipally addressed as 21 Dill Street, located within the
Victoria Park Area Heritage Conservation District (VPAHCD).Ms. V. Grohn presented the
Report, noting staff are recommendingapproval of the subject HPA’s,as outlined in the Report.
In response to questions, Ms. Grohnadvised the property owner intends to constructa new
accessory buildingwhich would bea shed/workshop, and notlarge enough to accommodate a
car. She further advised the applicant will be required to adhere to the Zoning regulationsand
required setbacksrelated to accessory buildings. She further advised she was not aware
whether the applicant intended to constructa driveway from the street to the front of the shed in
the rear of the dwelling.
In response to further questions, Mr. L. Bensason advised the VPAHCD does not regulate
driveway/landscaping requirements. He indicated the property owner will be subject to Zoning
By-law regulations related to the driveway, addingnothing would prohibit the property owner
from having a driveway from the front to the rear of their property.
It was noted,any recommendation arising from this matter would be consideredat the Council
meeting on Monday,August 26, 2019.
On motion by Ms. S. Hossack-
it was resolved:
“That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2019-V-011 be approved to permit the demolition of an existing accessory structure
located on the property municipally addressed as 21 Dill Street, as outlined in
Development Services Department report DSD-19-180.”
On motion by Ms. S. Hossack-
itwas resolved:
HERITAGE KITCHENER MINUTES
AUGUST 6, 2019-23-CITY OF KITCHENER
4.DSD-19-180-HERITAGE PERMIT APPLICATIONS
-HPA-2019-V-011 & HPA-2019-V-012
-21 DILL STREET
-DEMOLITION OF AN EXISTING ACCESSORY STRUCTURE
-CONSTRUCTION OF A NEW ACCESSORY STRUCTURE (CONT’D)
“That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2019-V-012, as outlined in Development Services Department report DSD-19-180,
be approved to permit the construction of an accessory structure on the property
municipally addressed as 21 Dill Street, in accordance with the plans and supplementary
information submitted with the application and subject to the following condition:
i.That the final building permit drawings be reviewed and heritage clearance provided
by Heritage Planning staff prior tothe issuance of a building permit.”
5.ANTICIPATED HERITAGE PERMIT APPLICATION
-8 DEVON STREET
-PROPOSED ALTERATIONS
The Committee considered an internal memo entitled “8 Devon Street -Anticipated Alteration”
dated July 24, 2019, regarding a proposal to alter the dwelling located at 8 Devon Street, which
is located in the Victoria Park Area Heritage Conservation District(VPAHCD).
Mr. L. Bensason provided opening remarks,stating the property owner is contemplating making
exterior alterations to an existing 2-storey single detached dwelling as part of its conversion into
a duplex dwelling. He indicated the alterations would include adding an additional storey above;
removing the existing single-car garage and replacing it with a new two-cargarage; and
completely re-facing the exterior elevations with a synthetic brick veneer cladding system. Mr.
Bensasonindicated the owner may require one or more variances to the existing zoning in order
to permit some of the alterations; and,Heritage staff have outlined initial challenges with the
proposal, including the potential impact of the increased height on the existing streetscape, and
the lack of information regarding the proposed cladding system.Mr.Bensason further advised
staff have recommended that the applicant attend the meeting this date to obtain initial feedback
on the proposal prior to submittingformal applications, particularly if the comments from the
Committeelead therevisions in theproposal.
Mr. R. Dyck,Robert J Dyck Architect & Engineering Inc.,provided an overview of the proposed
development, stating the subject property is located in the VPAHCD and is currently a 2-storey
dwelling consisting of a number of different construction materials,including: siding; brick; and
parging. He indicated there is currentlyno rhythm to its existing design. He stated the property
owner is interested in adding an additional storey to duplex the property, which would include a
number of exterior renovations. He commentedthe grading change in the front yard would be
removed to facilitate moving the garage from the left to the right of the property. He further
advised,to minimize the aesthetics of the garagein relation to the sidewalk,garage panels are
being proposed rather than a standard garage door.Mr. Dyckindicated the property owner is
also proposing to alter the exterior with eves,a synthetic brick veneer cladding that can be
applied to the exterior of the home, would match the existing brickandgive the exterior a
consistent material finish. He stated the property owner is also proposing to install a front porch,
which would mimic other homes within the District. Finally, he commented all of the colours and
proposed materials are intended to be complementary to the District and homes within the
vicinity.
In response to questions, Mr. Dyckadvised the cladding can be installed directly on top of
parging. He indicated the product has been available for some time,but could not confirm for
how long.He added he was unsure this date of any dwellings in the area where the product had
been used to date.
Mr. P. Ciuciura expressed concerns with the life cycle of the product, stating there are different
qualities in masonry, questioning the durability of the product over 25/30 years. He also
expressed concerns with the aesthetics of the design,stating the building is lacking articulations
and in his opinion,resembles a multi-residential dwelling rather than a single detached dwelling.
HERITAGE KITCHENER MINUTES
AUGUST 6, 2019-24-CITY OF KITCHENER
5.ANTICIPATED HERITAGE PERMIT APPLICATION
-8 DEVON STREET
-PROPOSED ALTERATIONS (CONT’D)
Mr. D. Jackson, property owner, advised his intention is to duplex the property so his
grandmother could continue living independently at the property,and he could move into the
upper unit.
Ms. S. Hossack advised in her opinion,there were a number of proposed design elements that
reflect the VPAHCD. She expressedconcerns with the synthetic material selections, as well as
the proposed height of the dwelling. She stated,in comparison to the other houses on the street,
it would be considerably higher than thosecurrently existing.
In response to questions, Mr. Dyckstatedthe building height at the front of the property is
approximately 14m. He statedat the rear of the property,the height is approximately 10.5m. He
noted he was unsure this date if a variance for the height would be required, as per the Zoning
By-law,the height of the building is measured at the highest grade point. He stated in relation to
the building on the left,the dwelling was much taller, howeverthe building on the right was
comparable. He further advised a streetscape view may be helpful to demonstrate the existing
dwelling heights on the street.
Questions were raised related to public engagement on the proposed development. Mr.
Bensason advised the only circulation the neighbourhood would receive regarding the proposed
alterations would bethrough the Committee of Adjustment process. He stated if the applicant
was required to pursue a minor variancefor the alterations, the neighbourhood would be notified.
In response to further questions, Mr. Bensason advised for Planning staff to be able to review
the merits of a Heritage Permit Application,they may require a scoped Heritage Impact
Assessment(HIA)before a formal opinion can be made.
In response to questions, Mr. Dyckadvised the building footprint would match what is currently
existing this date. He advisedminimal landscaping is proposed for the front yard.He commented
the setback from the sidewalk would be approximately 14’. He stated the balcony in the front
yard was proposed to be 5’wide and the balcony in the side yard is proposed to be 3’wide.
Several members expressed additional concerns with the following: synthetic materials;the
proposed height of the dwelling in comparisonto the neighbouring properties;lack of building
articulations; and, continuity with the neighbourhood.
6.STATUS UPDATES -HERITAGE BEST PRACTICES UPDATE AND 2019 PRIORITIES
-HERITAGE IMPACT ASSESSMENT FOLLOW-UPS
Mr. L. Bensasonadvised staff anticipate bringing forward a report regarding Delegated Authority
prior to the end of 2019 for the Committee’s consideration.
7.ADJOURNMENT
On motion, this meeting adjourned at 5:44p.m.
D. Saunderson
Committee Administrator