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HomeMy WebLinkAboutHeritage Kitchener - 2003-10-07HERITAGE KITCHENER MINUTES OCTOBER 7~ 2003 CITY OF KITCHENER Heritage Kitchener met this date, chaired by Councillor M. Galloway, commencing at 4:05 p.m., with the following members present: Ms. J. Armstrong, Ms. D. Kuehl and Messrs. R. Dyck, Z. Janecki, K. Kirby, E. Lucy and M. Stranz. Others Present: Ms. D. Gilchrist and Messrs. R. Mounsey and L. Bensason 1. 381 PIONEER TOWER ROAD - PROPOSED HERITAGE DESIGNATION Mr. Z. Janecki declared a pecuniary interest in this matter as he represents the abutting property owner, and did not participate in any discussion or voting with respect to this matter. The Committee was in receipt of a Heritage Property Report for 381 Pioneer Tower Road. In addition, the members were provided this date with Development and Technical Services Department report DTS-03-142, dated July 23, 2003, and a "Land Use Schedule" for this area. Mr. Bensason provided some recent background on the report and the subdivision proposed for this area, noting that the City is proposing to take the barn site as parkland dedication, and a previously proposed park site will be developed with four residential lots. He suggested to the Committee it is now appropriate to move forward with the designation of this property. Mr. P. Britton was in attendance on behalf of the property owner, in support of the staff recommendation. He advised that additional measures to protect the house are included in the subdivision agreement. Mr. V. Sherk was in attendance and advised of the heritage significance of this property and of his support of the designation. On motion by Mr. K. Kirby it was resolved: "That the previous Notice of Intention to designate 381 Pioneer Tower Road as being of historic and architectural significance, approved July 2, 1996 be withdrawn; and further, That a new Notice of Intention be published to designate that portion of 381 Pioneer Tower Road legally described as Part 1, Reference Plan 58R-10533, as being of cultural heritage value or interest, pursuant to Section 29 of the Ontario Heritage Act, based on the Reasons for Designation contained in Appendix 'C' to Development and Technical Services Department report DTS-03-142." 2. 437 PIONEER TOWER ROAD - HERITAGE PERMIT APPLICATION HPA 2003-1V-22 Messrs. R. Dyck and Z. Janecki declared their pecuniary interests in this matter as both represent the abutting property owner, and did not participate in any discussion or voting with respect to this matter. The Committee was in receipt of Heritage Permit Application HPA 2003-1V-22, along with supporting material, requesting permission to undertake renovations/restorations to the property at 437 Pioneer Tower Road, designated pursuant to Part IV of the Ontario Heritage Act. The Committee was also in receipt of the memorandum from Mr. Bensason, dated September 25, 2003, in which he draws the Committee's attention to the three options, contained in the property owner's drawing, for the addition proposed to the rear of the existing house. He notes that there is a noticeable difference in the mass and scale of these three options, and suggested the Committee assess the impact of the three options on the existing farmhouse. In his memorandum, he also draws the Committee's attention to the proposed rear deck, and asks that the Committee have regard to what sort of impact this deck may have on the views of the cultural heritage landscape. Finally, with respect to the restoration of the farmhouse itself, Mr. Bensason suggests that wooden windows clad in aluminum may not be appropriate. HERITAGE KITCHENER OCTOBER 7~ 2003 - 24 - CITY OF KITCHENER 2. 437 PIONEER TOWER ROAD - HERITAGE PERMIT APPLICATION HPA 2003-1V-22 (CONT'D) Mr. J. Ariens, proposed purchaser of 437 Pioneer Tower Road, and representative of the owner, was in attendance as well as Ms. A. Jenkins, Robert Dyck Architect. It was explained to the Committee by the delegations that the existing house is to be restored and an addition to be constructed onto the rear. The cladding proposed for the rear addition will probably be vertical board and batton in a light neutral colour. A sample of the replacement window for the existing house was displayed, and the Committee was advised that the window will be painted wood. The windows proposed for the new addition will be aluminum covered wood windows. Further, cedar shingles are proposed for the roof of the house, and a galvanized metal roof is proposed for the drive shed. Ms. J. Armstrong questioned whether detailed drawings for the rear addition are available, and was advised that the size and height of the addition are still unavailable. She suggested that the application be amended to exclude the rear addition and deck, as detailed information on these aspects of the application have not been provided. Mr. J. Ariens advised he does not want to amend the application and requested approval in principle for the addition and rear deck, subject to providing detailed drawings at a later date. Mr. Bensason noted the significant difference between a one-story and a two-story addition. He recommended the Committee consider the requested restorations to the existing house and drive shed at this time, and consider the addition and rear deck once the exact design is known. Ms. Armstrong questioned how the wrap around front porch will be affected if the rear addition and deck are not approved at this time. Mr. Ariens advised that the wrap around porch will extend along the front and west elevations. On motion by Ms. J. Armstrong - it was resolved: "That Heritage Permit Application HPA 2003-1V-22 (437 Pioneer Tower Road) be approved, in part, to allow the following renovations and restorations to the original farm house and drive shed: (a) to replace all windows in the original house with painted wooden windows with no aluminium cladding, to match original windows in rhythm and proportion; and, (b) to clad the original house with 5" horizontal pre-finished wood siding of a light neutral colour; and, (c) to construct a new wrap-around porch along the front and west elevations of the original house, to have a railing on the west elevation and trim details on the porch similar to the Joseph Schneider Haus; and, (d) to install window, corner and kick plate trim in pre-finished wood similar to the proposed horizontal wood siding; and, (e) to replace the front door in the centre of the original house with a solid door surrounded by sidelights to suit the Mennonite Georgian style of the house; and, (f) to re-shingle the roof of the original house with cedar shingles (No. 1 Perfection); and, (g) to demolish the tack shop addition on the east elevation of the original house; and, (h) to re-roof the drive shed with Iow-profile agricultural galvanized metal roofing; and, HERITAGE KITCHENER OCTOBER 7~ 2003 - 25 - CITY OF KITCHENER 2. 437 PIONEER TOWER ROAD - HERITAGE PERMIT APPLICATION HPA 2003-1V-22 (CONT'D) That this approval be subject to the following condition: (a) That the owner shall provide the City's Heritage Planner with revised drawings for the front and west elevations to show how the wrap-around porch will cut into the back of the house; and further, That the request of the owner to demolish the existing rear addition and construct a new rear addition and deck not be considered until such time as the owner has decided on the exact size and design for the rear addition and deck." 3. 112 BENTON STREET (ARROW LOFTS) ADDENDUM TO HERITAGE IMPACT ASSESSMENT COMMENTS TO STAFF The Committee was in receipt of the Heritage and Development Assessment for The Arrow Lofts, 112 Benton Street, Kitchener, prepared by Green Scheels Pidgeon Planning Consultants and Snider Reichart March Architects, dated August 2003, and an addendum report to the Heritage and Development Assessment, dated September 2003. In addition, the Committee was in receipt of correspondence from Mr. M. Wasilka, dated August 29, 2003, requesting the support of Heritage Kitchener in for a balanced approach to the development of the Arrow Lofts site at 112 Benton Street. Mr. & Mrs. Wasilka were in attendance this date. Mr. Bensason informed the Committee that the property owner has applied for an official plan amendment and zone change for this property. Although the property in not part of the Victoria Park Area Heritage Conservation District, it is adjacent to the District, which is the reason a Heritage Impact Assessment has been required. He requested the Committee's comments on the Assessment. Mr. C. Pidgeon, Green Scheels Pidgeon Planning Consultants, was in attendance to review the Heritage and Development Assessment with the Committee, by way of a PowerPoint presentation. Mr. Pidgeon's presentation displayed images of the original development concept, along with two new development options. The Assessment states the proposed development option is Option #2, which includes an addition to the existing building, a separate 16 storey apartment building, and between these two buildings an above-parking structure. Of the three options presented by the owner, Option #2 provides for the greatest separation between the development on this site and the Nelson Terrace row houses. Mr. Pidgeon pointed out that if parking could be provided under the existing building, relief from the floor space ratio on the zoning by-law would not be required. Mr. & Mrs. Wasilka addressed the Committee, commenting that the highest density in the area is CR-2 under the zoning by-law, and the density proposed for this property is excessive in comparison. They noted that property owners are working hard to restore the Nelson Terraces to bring back the stability of this area. They felt the proposed development for 112 Benton Street will hinder the returning stability in this area. Included in the Committee's comments on this proposal are: · support for the 4 storey addition on the existing building; · the rear yards of the Nelson Terraces would be screened by landscaping; · the Nelson Terraces would be separated by approximately 150' from the back wall of the proposed new apartment building on 112 Benton Street if development Option #2 is chosen; · the proposed 16 storey apartment building is 4-6 storeys higher than it should be; · the proposed density will negatively impact the Nelson Terraces; 3. 112 BENTON STREET (ARROW LOFTS) HERITAGE KITCHENER OCTOBER 7~ 2003 - 26 - CITY OF KITCHENER ADDENDUM TO HERITAGE IMPACT ASSESSMENT - COMMENTS TO STAFF (CONT'D) · development Option #2 does not provide a good pedestrian scale, the trees and parking lot are overscaled and should have more detail; · take a different approach to addition on existing building so original building stands out; as land in downtown area becomes more valuable, and is redeveloped, how does the City protect structures, such as the Nelson Terraces, so they are preserved and not demolished and redeveloped; · concern about proximity of new development to Bread and Roses Housing Co-op on Queen Street. 787-811 MORRISON ROAD (SIMS ESTATE) HERITAGE IMPACT ASSESSMENT - COMMENTS TO STAFF The Committee was in receipt of a Heritage Impact Assessment prepared by Mayer Heritage Consultants Inc., dated July 2003, submitted by the property owner, for the property municipally known as 787-811 Morrison Road. The Committee was also in receipt of a report titled "Chicopee, Former Sims Estate, Kitchener, Ontario, Conservation Works Report", dated November 20, 2002, prepared by Chapple Heritage Services through the Architectural Conservancy of Ontario, which was commissioned by Heritage Kitchener. Mr. Bensason advised City staff are seeking Heritage Kitchener's comments on the Heritage Impact Assessment, which will then be considered in processing the planning applications. He advised the Committee that the Region of Waterloo has identified this property as a possible Cultural Heritage Landscape. Mr. B. Hermsen was in attendance on behalf of the property owner. Mr. Bensason advised the Committee is being requested to review the reports, and be prepared to make their comments to staff at the December meeting. He agreed to arrange a tour of the property for Heritage Kitchener members, and the Committee agreed to meet as a working group to review these reports sometime after touring the property, in order to be prepared with their comments for the December meeting. HERITAGE PERMIT APPLICATION HPA 2003-V-23 - LOT 4 PLAN 58 M-230 - OREGON COURT The Committee was provided this date with copies of Heritage Permit Application HPA 2003-V- 23 for Lot 4, Plan 58M-230, Oregon Court, located in the Upper Doon Heritage Conservation District. Mr. Bensason advised the required landscape buffer has been installed in this area, and he requested that should the Committee recommend approval of this application, it be conditional on the owner advising the proposed purchasers of the their obligations contained in the Landscape Easement Agreement. On motion by Mr. Z. Janecki it was resolved: "That Heritage Permit Application HPA 2003-V-23 (Lot 4, Registered Plan 58M-230, Oregon Court) be approved to construct a new single family dwelling and garage, subject to the following conditions: (a) That the new dwelling and garage shall be constructed as detailed in the plans submitted with this application, and, (b) That the developer shall advise the prospective purchasers of this lot of their obligations contained in the landscape easement agreement registered on title." 6. OREGON DRIVE (FISCHER FARMSTEAD) - ADDENDUM TO HERITAGE RESTORATION HERITAGE KITCHENER OCTOBER 7~ 2003 FEASIBILITY - 27 - CITY OF KITCHENER STUDY Mr. Bensason referred to an addendum report submitted with respect to the Fischer Farmstead, 1 Oregon Drive, which advises that the original smokehouse will not be reconstructed on the property, but the original material will be used as a cladding on a new building. MIKE WAGNER HERITAGE AWARDS Mr. Bensason distributed nomination forms for the 2004 Mike Wagner Heritage Awards, noting the submission deadline is November 20, 2003. ADJOURNMENT On motion, the meeting adjourned at 6:30 p.m. Dianne H. Gilchrist Committee Administrator