HomeMy WebLinkAboutHeritage - 2011-06-07HERITAGE KITCHENER MINUTES
JUNE 7. 2011 CITY OF KITCHENER
The Heritage Kitchener Committee met this date, commencing at 4:04 p. m.
Present: Councillor Y. Fernandes -Acting Chair
Councillor F. Etherington, Ms. A. Oja, Ms. E. Young, and Messrs. S. Sindile, G. Thomas, S.
Thomson and G. Zeilstra.
Staff: R. Regier, Executive Director of Economic Development
L. Bensason, Coordinator of Cultural Heritage Resources
M. Wade, Heritage Planner
W. Sleeth, Landscape Architect
C. Goodeve. Committee Administrator
CSD-11-079 -HERITAGE PERMIT APPLICATION HPA 2011-V-004
- ALTERATIONS TO ROOS ISLAND BRIDGE IN VICTORIA PARK
The Committee considered Community Services Department report CSD-11-079, dated May
11, 2011 regarding Heritage Permit Application HPA 2011-V-004, requesting permission to
undertake alterations to the Roos Island Bridge in Victoria Park. Mr. L. Bensason summarized
the report, advising that the Committee reviewed this proposal at its March and May 2011
meetings. He stated that Option 4B, retain existing posts but replace the existing horizontal
rails with new horizontal rails to facilitate an increase from four to six rails in the same
alignment, was unanimously endorsed at last month's Heritage Kitchener meeting.
Messrs. Bob Muir, MuirTec Inc. and W. Sleeth were in attendance in support of the
recommendation contained in Report CSD-11-079.
On motion by Councillor F. Etherington -
it was resolved:
"That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA 2011-V-004 be approved to permit the alteration of the Roos Island Bridge located
off of Jubilee Drive in Victoria Park, in accordance with Option 4B as identified in the
plans and supporting information submitted with the application."
HERITAGE PERMIT APPLICATION HPA 2011-V-005
- 41 AHRENS STREET WEST
- PROPOSED ALTERATIONS TO FRONT PORCH
The Committee considered Heritage Permit Application HPA 2011-V-005, dated May 6, 2011
regarding proposed alterations to the second floor front porch of 41 Ahrens Street West, which
is located within the Civic Centre Heritage Conservation District (HCD). Ms. M. Wade
presented the application, advising that while this property is designated under both Part IV
and V of the Ontario Heritage Act, the proposed alterations would not impact the heritage
attributes identified in the Part IV Designating By-law.
Ms. Mary Luard, Applicant, was in attendance in support of HPA 2011-V-005. In response to
questions, she indicated that they would be open to using wood, as opposed to vinyl siding.
On motion by Ms. E. Young -
it was resolved:
"That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA 2011-V-005 be approved to permit the alteration to the second floor front porch
and the installation of a new door on the second floor of the front elevation of the
property municipally addressed as 41 Ahrens Street West in accordance with the plans
and supplementary information submitted with the application, subject to the following
conditions:
• That the final building permit drawings be reviewed and heritage clearance
issued by Heritage Planning staff prior to the issuance of a building permit; and
further,
• That final building materials be reviewed and heritage clearance be issued by
Heritage Planning staff prior to the issuance of a building permit."
HERITAGE KITCHENER MINUTES
JUNE 7. 2011 - 21 - CITY OF KITCHENER
3. HERITAGE PERMIT APPLICATION HPA 2011-V-006
- 51 AHRENS STREET WEST
- PROPOSED FRONT PORCH RECONSTRUCTION
Ms. M. Wade advised that as the applicant did not provide the necessary materials to allow
Heritage Permit Application HPA 2011-V-006 to be deemed complete, the application was not
considered to have been formally received by Heritage Planning staff. Accordingly, this matter
has been deferred to the September 6, 2011 Heritage Kitchener meeting.
4. HERITAGE PERMIT APPLICATION HPA 2011-V-008
- 72 LORNE CRESCENT
- PROPOSED DEMOLITION AND RECONSTRUCTION OF REAR ADDITION
The Committee was in receipt this date of Heritage Permit Application HPA 2011-V-008, dated
May 30, 2011 requesting permission to demolish and reconstruct the rear addition of 72 Lorne
Crescent, which is located with the St. Mary's Heritage Conservation District (HCD). Ms. M.
Wade presented the application.
Mr. Herb Preikschas, Applicant, was in attendance in support of HPA 2011-V-008 and advised
that the reconstruction is being proposed due to the structural instability of the existing
addition. In response to questions, he indicated that the portions of the proposed addition
visible to the public realm would be virtually identical to the existing rear addition.
On motion by Councillor F. Etherington -
itwas resolved:
"That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA 2011-V-008 be approved to permit the demolition of the existing rear addition at
the property municipally addressed as 72 Lorne Crescent in accordance with the plans
and supplementary information submitted with the application, subject to the following
condition:
• That the final building permit drawings be reviewed and heritage clearance
issued by Heritage Planning staff prior to the issuance of a building permit."
HERITAGE PERMIT APPLICATION HPA 2011-V-007
- 1392 DOON VILLAGE ROAD
- PROPOSED ALTERATIONS TO MATERIALS, WINDOWS, DOORS AND
PORCHES
The Committee considered Heritage Permit Application HPA 2011-V-007, dated May 24, 2011
regarding proposed alterations to the front fapade of 1392 Doon Village Road, which is located
within the Upper Doon Heritage Conservation District (HCD).
Ms. M. Wade reviewed the application, advising that HPA 2011-V-007 meets the established
criteria for processing under delegated approval authority, as it is anon-historic building and
the proposed alterations are consistent with the HCD Plan. She noted that the Committee
representative for the Upper Doon HCD and Ward Councillor requested that Heritage
Kitchener be provided an opportunity to make comments prior to the application being
processed by Heritage Planning staff.
Mr. Florin Micu, Applicant, was in attendance in support of HPA 2011-V-007.
On motion by Ms. A. Oja -
itwas resolved:
"That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA 2011-V-007 be approved to permit the alteration to materials, windows, doors and
porches at the property municipally addressed as 1392 Doon Village Road in
accordance with the plans and supplementary information submitted with the
application, subject to the following condition:
• That the final building permit drawings be reviewed and heritage clearance
issued by Heritage Planning staff prior to the issuance of a building permit."
HERITAGE KITCHENER MINUTES
JUNE 7. 2011 - 22 - CITY OF KITCHENER
6. CSD-11-080 -LISTING OF NON-DESIGNATED PROPERTIES OF CULTURAL HERITAGE
VALUE OR INTEREST ON THE MUNICIPAL HERITAGE REGISTRAR IMHR)
The Committee considered Community Services Department report CSD-11-080, dated May
18, 2011 recommending the listing of nine non-designated properties of cultural heritage value
or interest on the City's Municipal Heritage Register (MHR). Ms. M. Wade reviewed the report.
Councillor Y. Fernandes advised that a delegation was in attendance with respect to the
proposed listing of 47 Onward Avenue (Olivet United Church). Accordingly, it was agreed to
consider that property separately.
It was noted that any recommendation arising from the Committee regarding this matter would
be considered at the August 29, 2011 Council meeting.
On motion by Mr. G. Zeilstra -
it was resolved:
"That pursuant to Section 27 of the Ontario Heritage Act, the following properties be
listed on the Municipal Heritage Register as non-designated properties of cultural
heritage value or interest, in accordance with the Statements of Significance attached
as Appendix `A' to Community Services Department report CSD-11-080:
• 81 Moore Avenue
• 2091 Bleams Road;
• 1970 Fischer-Hallman Road;
• 236 Gehl Place;
• 1805 Huron Road;
• 1865 Huron Road;
• 1434 Trussler Road; and,
• 1478 Trussler Road."
Mr. Dave Potje, Council Chair, Olivet United Church addressed the Committee and requested
clarification regarding the implications of listing a property on the MHR. He advised that they
are a small congregation who struggle to maintain a balanced budget; as such, the Church
Council is concerned that listing may represent an additional financial burden. He added that
the Church was constructed circa 1935 and the structural condition of the rear-addition is such
that it may need to be replaced. He questioned if listing would prevent or delay future repairs
to the building. In addition, he questioned how soon after being listed can one expect their
property to be designated under the Ontario Heritage Act.
Ms. Wade advised that listing on the MHR does not impose restrictions or obligations with
regard to obtaining heritage approvals, meaning property owners do not require a heritage
permit or City approval to undertake basic repairs. She stated that listing does increase the
amount of time the City has to process demolition applications, up to 60 days, and has
implications in ensuring that the City is consistent with the Provincial Policy Statement when
processing Planning Act applications. For instance, if a site plan application proposes to
materially alter a building, the City could require the owner to complete a Heritage Impact
Assessment (HIA) to understand the impacts this might have on the identified heritage
attributes. She commented that this is similar to the City's ability to require other studies under
the Planning Act and does not apply to applications made under other Acts; such as building
permits. She noted that there are several other churches currently listed on the MHR.
Mr. L. Bensason stated that there is no set schedule or timing as to when a property might be
designated under the Ontario Heritage Act. He commented that typically designation occurs
when there is a foreseeable threat to a property's identified heritage attributes.
On motion by Mr. S. Thomson -
it was resolved:
"That pursuant to Section 27 of the Ontario Heritage Act, 47 Onward Avenue be listed
on the Municipal Heritage Register as non-designated properties of cultural heritage
value or interest, in accordance with the Statements of Significance attached as
Appendix `A' to Community Services Department report CSD-11-080."
HERITAGE KITCHENER MINUTES
JUNE 7. 2011 - 23 - CITY OF KITCHENER
7. HERITAGE IMPACT ASSESSMENT (HIA) -CITY CENTRE (FORMERLY KNOWN AS
CENTRE BLOCK)
- PROPOSED SITE RE-DEVELOPMENT
The Committee considered the draft Heritage Impact Assessment (HIA) for the proposed City
Centre (formerly known as Centre Block) Development, dated April 1, 2011 prepared by The
Landplan Collaborative Ltd., regarding the construction of: 397 residential units located in two
towers and three podium buildings fronting on King, Young and Duke Streets; 7,000 square
feet of new retail space along King Street, a publicly accessible courtyard in the centre of the
development located on top of the parking structure; and, an upscale boutique hotel and spa.
Mr. L. Bensason advised that the subject City Centre property encompasses lands municipally
addressed as 31 Young Street (the former site of the Forsyth Shirt Factory), 11 Young Street
(the former Mayfair Hotel), and 156-158 King Street West (the former Hymmen Hardware
Building). He noted that the City published Notices of Intent to Designate 11 Young Street and
156-158 King Street West, and staff intends to bring a report before Council in Fall of 2011
regarding the passage of the designating by-laws. He commented that the HIA was made a
requirement of any site plan application to development the subject property and its Terms of
Reference was prepared by City staff in response to a Site Plan Pre-Submission Consultation
meeting concerning the first of a proposed three phase development. He pointed out that the
subject HIA focuses on the broader impacts of the proposed development on the identified
cultural heritage resources. He added that the HIA appears to address all three phases,
including phase three, which impacts the former Mayfair and Hymmen Hardware buildings. He
reminded the Committee that a Heritage Permit Application would be required prior to any
changes being undertaken to the heritage attributes of those buildings. He noted that it is
anticipated that a formal Site Plan Application may be submitted over the next few weeks.
Mr. Owen Scott, The Landplan Collaborative Ltd., and Ms. Anne Marchildon, Andrin Homes
presented the draft HIA. Mr. Scott advised that the development would occupy the former
Forsyth Shirt Factory lands, with massing sensitive to the streetscapes of Young Street and
King Street West, placing three to four storey elements along the streets. He added that 14
and 17 storey towers are proposed to be set back from the street, with their scale being
visually reduced by the lower buildings along the street. He indicated that from street level, the
proposed development would be physically more akin to the landscape of the property prior to
the demolition of the designated shirt factory building complex. In addition, it would comply
with the direction given by City Council to honour the history of the former Forsyth Shirt
Factory and property by having the architecture of the Forsyth buildings reflected in the new
development through the use of salvaged and retained materials.
Mr. Scott further advised that Andrin proposes to renovate the existing Mayfair Hotel (11
Young Street) and the adjacent Hymmen Hardware building (156-158 King Street West) to
create an upscale boutique hotel and spa. He stated that like the 1929 three storey addition to
the top of the Mayfair Hotel, which was contemporary at the time, another contemporary
addition to the top of the building is planned. Similarly, an addition is also planned for the top
of the former Hymmen Hardware Building, bringing the new hotel to a total of nine storeys. Mr.
Scott indicated that the addition to 11 Young Street would be set back from the street line and
seen from King Street West only in the longer oblique view. He added that both additions are
proposed as contemporary pieces, not to be confused with the heritage architecture upon
which they rest. He noted that the interiors of the buildings would be completely reconstructed;
however, impacts on the heritage character resources are expected to be minimal.
In response to questions, Ms. Marchildon advised that originally the conversion of the Mayfair
Hotel and Hymmen Hardware building was anticipated to take place during the third phase of
development; however, there is a group interested in proceeding with that aspect of the
development as soon as possible. She added that it could potentially go forward as part of
Phase One or early in Phase Two. She noted that proceeding with the boutique hotel and spa
is completely separate from the sale of the residential units. She stated that the next step will
be to develop detailed design drawings; and, they are seeking the Committee's feedback as to
whether the proposal is heading in the right direction.
Several members spoke in support of the proposed City Centre Development, particularly the
design concepts for the Mayfair Hotel and Hymmen Hardware building.
HERITAGE KITCHENER MINUTES
JUNE 7. 2011 - 24 - CITY OF KITCHENER
7. HERITAGE IMPACT ASSESSMENT (HIA) -CITY CENTRE (FORMERLY KNOWN AS
CENTRE BLOCK)
- PROPOSED SITE RE-DEVELOPMENT
(CONT'D)
In response to questions, Mr. Bensason advised that his initial reaction to the proposal was
favourable, and expressed support for the suggested proportions and massing. He noted that
he has some concerns related to sight lines, commemoration of the Forsyth buildings, concept
and conservation plan that require further clarification. He suggested that if members had
additional comments those could be forwarded to him at leon.bensason(a~kitchener.ca and
would be taken into consideration when developing his recommendation to the Director of
Planning on the subject HIA.
8. PRESENTATION - 215 OLD CARRIAGE DRIVE
- REVIEW OF PROPOSED ALTERNATIVE DESIGNS
Ms. M. Wade provided an overview of the Committee's involvement with 215 Old Carriage
Drive, advising that the subject property is located on the south side of Old Carriage Drive
within and at the northern boundary of the Upper Doon Heritage Conservation District (HCD);
accordingly, it is designated under Part V of the Ontario Heritage Act. She added that a
Heritage Permit Application to demolish a 1'/2 storey house on the subject property was
considered by Heritage Kitchener and approved by Council on June 28, 2010. She stated that
at the November 2, 2010 Heritage Kitchener meeting, Heritage Permit Application HPA 2010-
V-022 was considered, which proposed a new duplex dwelling located near the northeast
corner of the property. She indicated that the new dwelling was proposed as a two storey
building; however, the south elevation facing the community trail in the Upper Doon HCD
would have appeared to be a three storey building due to the grade of the property. She
commented that Heritage Planning staff were of the opinion that the proposed new dwelling
would not have negatively impacted the Upper Doon HCD, or the Doon Village Road
streetscape.
Ms. Wade further advised that at November 2, 2010 meeting, the Committee expressed
concerns regarding the design and height of the proposed dwelling and recommended refusal
of HPA 2010-V-022. She stated that this recommendation was deferred by Council to allow
the Applicants time to meet with Heritage Planning staff and a member of Heritage Kitchener,
who assisted them in developing a revised design; however, this new design would have
required the submission of another HPA. Accordingly, the Applicants decided to proceed with
their original application, which was refused by Council on March 28, 2011. She noted that at
that time, Council offered the Applicants an opportunity to amend the application in order to
comply with the policies of the Upper Doon Heritage Conservation District Plan and submit a
revised application for consideration.
Ms. Karen Spencer and Mr. John Czako, Applicants, were in attendance to receive feedback
as to what would be acceptable design features for a new dwelling in the Upper Doon HCD.
Ms. Spencer advised that 215 Old Carriage Drive backs onto a community trail, with semi-
detached dwellings fronting onto Old Carriage Drive located on the opposite side of the
property. She indicated that the previous proposal was granted a minor variance and
approved by the Grand River Conservation Authority (GRCA). She then reviewed the revised
plan that was developed following the November 2, 2010 Heritage Kitchener meeting. She
stated that they anticipate submitting a new HPA in time for the September 6, 2011 Heritage
Kitchener meeting.
Ms. A. Oja expressed concerns regarding the height of the revised building, noting that it would
block the view of the creek for the neighbouring properties. She added that, in her opinion, the
proposed building materials were not in keeping with the heritage character of the Upper Doon
HCD. She indicated that it would be her preference if the building materials were more old
fashioned and in harmony with the area. She stated that given the higher elevation of the
property, any building larger than what is already there would dominate the landscape. Ms.
Oja suggested that a large bungalow design would be preferable to what has been put forward
to date. She commented that the other building in the District that is of a similar design to what
has been proposed, was originally an old mill that was converted into a residential dwelling; as
such, it blends in with its surroundings.
HERITAGE KITCHENER MINUTES
JUNE 7. 2011 - 25 - CITY OF KITCHENER
8. PRESENTATION - 215 OLD CARRIAGE DRIVE
- REVIEW OF PROPOSED ALTERNATIVE DESIGNS ICONT'D)
Mr. Czako clarified that the subject property is approximately ten feet lower than the adjacent
semi-detached buildings on Old Carriage Drive. He added that as it has a sloped lot, the
suggested design would only appear to be 2 storeys when viewed from the street. Ms.
Spencer stated that the view from the street would be similar to what is there now. She
displayed photographs of 215 Old Carriage Drive as seen from Doon Village Road, noting that
a majority of the property is not visible to the rest of the Upper Doon HCD.
Ms. Wade clarified that the adjacent semi-detached buildings on Old Carriage Drive are not
located within the Upper Doon HCD; and accordingly, the Committee should not consider the
impact that the proposed design could have on the views from those properties.
Mr. G. Zeilstra questioned if a maximum height was prescribed by the Upper Doon HCD Plan.
Ms. Wade advised that zoning typically dictates what would be acceptable from a size
perspective, noting that what was originally proposed did comply with the property's zoning.
Mr. Zeilstra stated that based on the current design, a person walking along the community
trail would see a large brick fapade. He suggested that landscaping and possibly rotating the
building could lessen its impact. Mr. Czako commented that the GRCA set out that the
driveway and entrance to the dwelling are to be located in the proposed configuration.
Councillor Y. Fernandes indicated that part of the concern with the proposed building relates to
massing. She suggested that the Applicants review what is permitted in the Upper Doon HCD
Plan, noting that whatever is put forward needs to be in keeping with the heritage character of
the District.
9. 2011 MIKE WAGNER HERITAGE AWARDS -REVIEW OF NOMINATED PROPERTIES
The Committee was in receipt of the 2011 Mike Wagner Heritage Award applications for the
following properties and individuals: 151 & 121 Charles Street West (The Lang Tannery); 397
Gravel Ridge Trail (Donnenworth Heritage House); and, Mr. Nyle Eby and Ms. Audrey Becker.
Ms. M. Wade advised that the Mike Wagner Heritage Awards are given every two years in
conjunction with the Urban Design Awards and noted that nominations are put forward under
one of the following three categories:
1. Preservation /Restoration of Cultural Heritage Resources
Preservation projects involve protecting, maintaining and stabilizing the existing
form, material, and integrity of a cultural heritage resource while protecting its
heritage attributes and values. Preservation projects generally relate to cultural
heritage resources that are intact and do not require extensive repair, extensive
replacement, alterations or additions.
Restoration projects involve revealing, recovering or representing the state of a
cultural heritage resource or of an individual heritage attribute as it appeared at a
particular period in its history, as accurately as possible, while protecting its heritage
value. Restoration projects are based on physical and documentary or oral
evidence.
2. Rehabilitation /Adaptive Reuse of Cultural Heritage Resources
Rehabilitation and Adaptive Reuse projects involve the sensitive adaptation of a
cultural heritage resource or of an individual heritage attribute for a continuing or
compatible contemporary use, while protecting its heritage value. This may be
achieved through repairs, replacements, alterations, and/or additions.
3. Individual Contributions to the Field of Heritage Conservation
Awarded to individuals, businesses, organizations, or institutions who have made
exceptional and/or long lasting contributions to the conservation of cultural heritage
resources.
Ms. Wade then presented each application and reviewed the materials submitted in support of
those properties and individuals nominated for the 2011 Awards.
HERITAGE KITCHENER MINUTES
2011 MIKE WAGNER HERITAGE AWARDS -REVIEW OF NOMINATED PROPERTIES
ICONT'D)
The Committee members reviewed each nomination and came to the following decision:
"That the following properties and individuals receive 2011 Mike Wagner Heritage
Awards:
Rehabilitation /Adaptive Reuse Awards:
151 & 121 Charles Street West (The Lang Tannery)
Nominated by: Ian Carter, Cadan Inc.
397 Gravel Ridge Trail (Donnenworth Heritage House)
Nominated by: Vaughn Bender, Schlegel Urban Development
Individual Contributions to the Field of Heritage Conservation:
Mr. Nyle Eby and Ms. Audrey Becker
Nominated by: Vaughn Bender, Schlegel Urban Development."
10. HERITAGE GRANT PROGRAM REVIEW
The Committee was in receipt this date of a presentation entitled "Designated Heritage
Property Grant Program" regarding changes proposed for the existing Grant Program based
on feedback received from property owners and a comparison of similar programs operated by
other municipalities. Ms. M. Wade reviewed the presentation and noted that it is staff's intent
to bring forward a report on the proposed administrative and operational changes to the Grant
Program as well as a budget paper requesting a funding increase in the Fall of 2011.
Due to time constraints, members were encouraged to forward their comments directly to Ms.
Wade at: michelle.wade(a~kitchener.ca
11. ESTABLISHMENT -HERITAGE IMPACT ASSESSMENT (HIA) REVIEW SUBCOMMITTEE
Mr. L. Bensason advised that Heritage Kitchener is not scheduled meet until September 2011;
however, City staff continues to process Planning Act applications, including those which may
require the submission and consideration of a Heritage Impact Assessment (HIA) and/or
Conservation Plan. He stated that should an HIA be received for processing during the
Committee's summer recess, a digital copy of the HIA would be circulated to members, who
would be asked to provide comments back to staff by a specified date. He suggested that in
certain instances and particularly where an application may be highly complex, controversial or
where comments from Committee members raise significant concern; there may be merit in
having asub-committee of Heritage Kitchener meet to review and discuss the HIA with staff,
the applicant, and the consultant who prepared the report. He added that in this regard, staff
will be seeking two or three members of Heritage Kitchener who would be willing to be part of
a Heritage Impact Assessment Sub-Committee and could be called upon to meet during the
summer recess. Mr. Bensason indicated that due to time constraints, an e-mail would be sent
to request volunteers for the Sub-Committee.
12. ADJOURNMENT
On motion, this meeting adjourned at 6:56 p. m.
~~~~~~
Colin Goddeve
Committee Administrator
