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HomeMy WebLinkAbout2012-04-03HERITAGE KITCHENER MINUTES APRIL 3. 2012 CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:00 p.m. Present: K. Kirby -Chair Councillors F. Etherington, Z. Janecki, J. Gazzola and Y. Fernandes, Ms. E. Young and Messrs. L. Robertson, S. Sindile, S. Thomson and G. Wolfe. Staff: L. Bensason, Co-ordinator, Cultural Heritage Planning M. Drake, Heritage Planner J. Billett, Committee Administrator CSD-12-048 -HERITAGE PERMIT APPLICATION HPA 2012-IV-005 - 25 JOSEPH STREET - PROPOSED ADDITION TO 35 DAVID STREET The Committee considered Community Services Department report CSD-12-048, dated March 13, 2012, recommending approval of Heritage Permit Application HPA-2012-IV-005 to permit the alteration of 25 Joseph Street as it relates to an addition to 35 David Street. It was noted that the Committee previously considered a Heritage Impact Assessment (HIA) related to the Site Plan Application for the proposed alteration. Mr. L. Bensason provided an overview of the proposal, advising that staff is in agreement with the findings of the HIA and are recommending approval of this application, subject to final building permit drawings being submitted and approved by Heritage Planning staff prior to issuance of a building permit. Mr. Laird Robertson disclosed a pecuniary interest and abstained from all discussion and voting concerning this matter as he is employed by the firm representing the HPA application. On motion by Councillor F. Etherington - itwas resolved: "That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2012-005 be approved, to permit the alteration of the property municipally addressed 25 Joseph Street (35 David Street), in accordance with the plans submitted with the application, subject to the following condition: 1. That the final building permit drawings be submitted and approved by Heritage Planning staff prior to the issuance of a building permit." CSD-12-053 -HERITAGE PERMIT APPLICATION HPA 2012-V-004 - 188 QUEEN STREET NORTH - PROPOSED DEMOLITION OF ACCESSORY BUILDING The Committee considered Community Services Department report CSD-12-053, dated March 19, 2012, recommending approval of Heritage Permit Application HPA-2012-V-004 to permit demolition of an accessory building at 188 Queen Street North, located within the Civic Centre Neighbourhood Heritage Conservation District (HCD). Ms. M. Drake provided an overview of the proposal, advising that the accessory building is not a heritage attribute and is in an unstable condition. Staff is of the opinion demolition of the accessory building will not detract from the character of the property or the HCD and is recommending approval of this application in accordance with the plans and supporting information submitted with the application. On motion by Councillor Y. Fernandes - itwas resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2012-V-004 be approved to permit the demolition of the accessory building at 188 Queen Street North in accordance with the plans and supporting information submitted with the application." HERITAGE KITCHENER MINUTES APRIL 3. 2012 - 17 - CITY OF KITCHENER 3. CSD-12-054 -HERITAGE PERMIT APPLICATION HPA 2012-IV-006 - 379 GLASGOW STREET - PROPOSED REPLACEMENT OF FASCIA BOARD The Committee considered Community Services Department report CSD-12-054, dated March 19, 2012, recommending approval of Heritage Permit Application HPA-2012-IV-006 to permit the alteration of 379 Glasgow Street related to replacement of fascia board. Ms. M. Drake provided an overview of the proposal, advising that the fascia board is rotting in certain areas and is proposed to be replaced where necessary, with matching materials and size of board. Staff is recommending approval of this application in accordance with the plans and supporting information submitted with the application. On motion by Councillor Z. Janecki - itwas resolved: "That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2012-IV-006 be approved to permit the replacement of fascia board at the property municipally addressed as 379 Glasgow Street in accordance with the supporting information submitted with the application." 4. CSD-12-044 -DESIGNATION UNDER PART IV OF THE ONTARIO HERITAGE ACT - 214 QUEEN STREET SOUTH (YORK APARTMENTS) The Committee considered Community Services Department report CSD-12-044, dated March 19, 2012, recommending designation of 214 Queen Street South (York Apartments) as being of cultural heritage value and interest. Ms. Drake presented highlights of the Statement of Significance related to this property, including the list of heritage attributes proposed for protection. It was noted that the property owner was notified of the proposal to designate the property under Part IV of the Ontario Heritage Act and had conveyed verbal objections to staff, primarily related to the impact designation may have to potential sale of the property. The owner was advised of studies that have shown heritage designation does not negatively impact property values and was invited to participate in the public meeting process. The owner was unable to attend this meeting and staff did offer to delay Committee consideration to a subsequent meeting date; however, staff was advised by the property owner that the owner's position would not change and the owner did not plan to attend any meetings. Ms. Drake advised that staff is of the opinion the property merits designation and is recommending that a request be made to Council to direct staff to proceed with publishing a Notice of Intent to Designate. Questions were raised in regard to whether there is any interior features that should be considered for preservation. Ms. Drake advised that staff was not permitted by the property owner to access the inside of the building but noted that typically, primary focus is on exterior features of a property. She added that staff would not be comfortable adding interior attributes to the proposed designation without having properly documented such features and it is unlikely that access would be permitted by the property owner given the owner's position in respect to designation of the property. On motion by Councillor F. Etherington - itwas resolved: "That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a Notice of Intention to designate the property known as 214 Queen Street South (York Apartments), as being of cultural heritage value and interest, in accordance with the Statement of Significance attached to Community Services Department report CSD-12-044." 5. CSD-12-055 -DESIGNATION UNDER PART IV OF THE ONTARIO HERITAGE ACT - 324 OLD HURON ROAD The Committee considered Community Services Department report CSD-12-055, dated March 19, 2012, recommending designation of 324 Old Huron Road as being of cultural heritage value and interest. Ms. Drake presented highlights of the Statement of Significance related to this property, including the list of heritage attributes proposed for protection. It was noted that HERITAGE KITCHENER MINUTES APRIL 3. 2012 - 18 - CITY OF KITCHENER 5. CSD-12-055 -DESIGNATION UNDER PART IV OF THE ONTARIO HERITAGE ACT - 324 OLD HURON ROAD (CONT'D) the property is the subject of a Draft Plan of Subdivision application and the proposed designation is intended to apply only to a portion of the property identified as Lot 7 on the Draft Plan of Subdivision (30T-11202). Staff is recommending designation subject to clarifying the boundaries of the lands to be protected. Ms. Drake also advised that it is intended that Heritage Kitchener's recommendation this date will not be considered by Council until such time as the Draft Plan of Subdivision is complete so that these matters can be considered simultaneously. Mr. Ian Rawlings, IBI Group and Ms. Anna Boehnke were in attendance concerning the proposed designation. Councillor Y. Fernandes raised concerns that proposed Lot 8 of the Draft Plan of Subdivision will detract from the visual appearance of the stone cottage and its setting, suggesting that the aspect of a cultural heritage landscape should be considered; and expressing a preference for Lot 8 to be removed from the subdivision plan. Ms. M. Drake advised that the Committee had been given opportunity to comment previously on the Heritage Impact Assessment (HIA) and those comments have been taken into consideration by staff in consultation with the applicant concerning the Plan of Subdivision. She stated that the property as a whole is not considered to have a cultural heritage landscape and the only cultural heritage aspect that remains with the property is the stone cottage itself, which is original to the era. All other buildings are of a different, more recent era, including the laneway and trees. Ms. Drake suggested that removing Lot 8 would not make a difference, adding that staff is still working through the planning process with the applicant to determine design guidelines, keeping in mind heritage features within context of changes occurring with the new development. Councillor Z. Janecki referred to stone remnants of a former spring house behind the cottage, questioning the merit of including any remnants in consideration of the designation. Ms. Drake advised that there is minimal stone remnants, if in fact any are left and the spring house itself was demolished. Ms. Anna Boehnke added that the spring house partially collapsed several years ago and was removed except for a token smoke stack minimal in size. Ms. Boehnke did raise similar concerns related to Lot 8, noting that the majority of outdoor space is to the rear of the property and because the cottage is at an angle the lot would be facing into the side of the property. Councillor Fernandes commented that if remnants are in tact they should be kept as part of the setting for the house and it would be a small concession for the developer to make. Mr. I. Rawlings stated that he and his client have been forthcoming in moving forward with designation and it was his opinion the proposed Draft Plan of Subdivision has identified an appropriate piece of land to accommodate preservation of the stone cottage. He further expressed the view that it was not appropriate to now revisit the HIA and if that was the intent, he was not prepared to have that discussion until Mr. Owen Scott, The Landplan Collaborative Ltd., author of the HIA, could be present to speak to the matter. Mr. L. Robertson commented that while he also shared the same concerns related to Lot 8, he agreed it was not an issue to be considered by Heritage Kitchener at this time as they had already provided comments previously on the HIA. Mr. K. Kirby questioned the feasibility of recommending to Council that the property be listed on the Municipal Heritage Registry as a safeguard pending the Committee's recommendation on designation going forward for consideration with the Draft Plan of Subdivision. Mr. Ian Rawlings advised that he would have no objection provided that it would not result in any further delays in the planning process. Ms. Drake advised that listing of a property provides protection from immediate demolition to allow the City additional time to evaluate the merits of designation and listing of the property would only serve to delay if demolition was proposed. On motion by Councillor Y. Fernandes - itwas resolved: HERITAGE KITCHENER MINUTES APRIL 3. 2012 - 19 - CITY OF KITCHENER 5. CSD-12-055 -DESIGNATION UNDER PART IV OF THE ONTARIO HERITAGE ACT - 324 OLD HURON ROAD (CONT'D) "That pursuant to Section 27 of the Ontario Heritage Act, part of the property municipally addressed as 324 Old Huron Road, being Lot 7, Draft Plan of Subdivision 30T-11202, be listed on the Municipal Heritage Register as anon-designated property of cultural heritage value or interest in accordance with the Statement of Significance attached as Appendix "A" to Community Services Department report CSD-12-055." On motion by Councillor Z. Janecki - itwas resolved: "That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a Notice of Intention to designate the property known as 324 Old Huron Road, as being of cultural heritage value and interest, in accordance with the Statement of Significance attached as Appendix "A" to Community Services Department report CSD- 12-055." 6. HERITAGE IMPACT ASSESSMENT (HIA) - 1683 HURON ROAD (PLAN OF SUBDIVISION) The Committee was in receipt this date of a Heritage Impact Assessment (HIA) for 1683 Huron Road, originally dated September 26, 2007 and updated to March 28, 2012, as prepared by Robinson Heritage Consulting for Mattamy Development Limited. Mr. Brad Trussler, Mattamy Homes Development Limited; Mr. Stephen Robinson and Ms. Tracie Seedhouse, Robinson Heritage Consulting; and Ms. Ute Maya-Giambattista, Sorensen Gravely Lowes Planning Associates Inc., attended in support of the HIA. Mr. L. Bensason advised that the HIA was originally drafted in 2007 for a Plan of Subdivision (30T-08201 -Trillium Community) submitted by Mattamy Homes. The subdivision application was delayed by appeals to the Ontario Municipal Board (OMB) to address a number of planning issues related to development in Southwest Kitchener. The appeal process led to completion of the Rosenberg Secondary Plan and in moving forward with the Mattamy applications there is need to revisit an updated version of the 2007 HIA. Mr. Bensason advised that this review is time sensitive as it is intended to have matters resolved for a subsequent OMB hearing date in May 2012. Mr. Brad Trussler advised that land features and uses have now been determined and the development is moving forward with design specifics. He pointed out that the development is embracing incorporation of the farmstead home into design of the Trillium Community, together with a landscape area around the house to maintain the cultural /heritage integrity of the structure in its current location. Mr. Stephen Robinson presented an overview of the additional information now included in the updated HIA, including: new images of the views of the property from Huron Road and the treed laneway, which are to be protected; evaluation of the garage (outdoor shed) deemed to have no cultural heritage value to the farmstead; and evaluation of remnant stones /well covers which may indicate location of a previous house but no concrete evidence has been found to support this. Ms. Ute Maya-Giambattista reviewed urban design guidelines proposed for the farmstead home and adjacent lands intended to recognize the farmstead as an important asset and to guide future development around the farmstead as a focal point. It was noted that Huron Road is a designated heritage scenic road and the farmstead, together with 4 other historic properties will contribute to maintaining the scenic heritage quality of the road. Councillor Z. Janecki questioned if the proposed design guidelines are those of the developer or the City. Mr. Trussler advised that overall design guidelines of the City will apply to the Plan of Subdivision; however, this plan proposes to create a heritage landscape area which includes the farmstead and they are creating design guidelines specifically for that area. Councillor Janecki requested clarification of tree preservation along the easterly boundary. Mr. Trussler pointed out that the intent is to retain the trees, however, the challenge lies in the fact that most of the trees are not on their property and they do not own the adjacent property. He suggested HERITAGE KITCHENER MINUTES APRIL 3. 2012 - 20 - CITY OF KITCHENER 6. HERITAGE IMPACT ASSESSMENT (HIA) - 1683 HURON ROAD (PLAN OF SUBDIVISION) (CONT'D) that the City would have control over this aspect through any planning applications associated with the adjacent property. Councillor Janecki questioned that given the orientation of the farmstead home having its entranceway from the proposed cul-de-sac, if there is potential for the inhabitants to undertake future modifications to the rear of the home to create a front entrance. Mr. Trussler stated that any renovations undertaken to the home would be prescribed by requirements of the Conservation Plan. Mr. S. Robinson added that alterations to the kitchen tail may be feasible within the requirements of the Conservation Plan to create a doorway to facilitate changes to the context of entry to the house. Councillor Janecki questioned if it is intended to sell the home in its current state or renovate to enhance sale of the property. Mr. Trussler stated that if the developer undertakes to complete the work it would be to have control over the renovations and in the event the developer does not, funds would be secured to the City for others to do the work; ie. Letter of Credit. Mr. L. Robertson raised concerns that the outline of the property line shown between the farmstead and the future condominium development does not serve to preserve the vista from Huron Road and should be adjusted to create a larger green space. Mr. Trussler pointed out that the section referred to is not intended to be a park but rather may form outdoor space for use by the future condominium development. He added that design of the block will be controlled through the site plan process to ensure preservation of significant views from Huron Road to the farmstead. Mr. L. Bensason commented that it is evident more discussion is needed with the developer on the issue of views /cultural landscapes from Huron Road in the immediate term, as well as in long term site planning for development. He suggested that it would be prudent to ask the heritage consultant to delineate priorities in respect to what features are of significance that need to be preserved for flow through in the design of the development and in future designation of the property. Mr. S. Robinson agreed that the view from Huron Road is a key heritage attribute to the front facade of the farmstead and an important element to preserve. He stated that it needs to be described in more detail through the Conservation Plan and considered in context of urban design guidelines. In respect to protection to be considered through design, first and foremost is the farmstead home itself. He added that the view between the house and Huron Road also needs to be protected; however, he did not see the area being expanded from what is proposed as it is considered sufficient for protection of the vista. Mr. Bensason commented that clear direction should be provided in the guidelines of the Conservation Plan so that it is known at time of approval of the draft plan of subdivision and can be included in the Notice of Intent to Designate. In response to Councillor Y. Fernandes, Mr. Trussler advised that in the event the home is vacant for a period of time the Conservation Plan will address short term protection to ensure it is secured. Councillor Fernandes questioned the potential for the views from Huron Road to be obliterated by future development on adjacent lands. Mr. Trussler stated that the same process they have undergone would apply to the developer of those lands, which includes giving consideration to the impact to surrounding heritage features. Mr. Trussler spoke to the issue of timing, advising that it is intended the May OMB hearing date would be used for purposes of consent rather than a full hearing, with conditions and a plan agreed to by all parties completed in advance. Concerns were raised by the Committee in respect to the tight timeline which does not provide additional opportunity for further consultation. Staff was requested to ensure the Committee's comments are taken into consideration and addressed where feasible, as this matter moves forward. 7. ADJOURNMENT On motion, this meeting adjourned at 6:15 p.m. Janet Billett, AMCT Committee Administrator