HomeMy WebLinkAboutCSD-14-054 - HPA 2014-V-008 - 4 Theresa St Staff Report
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REPORT TO: Heritage Kitchener
DATE OF MEETING: June 3, 2014
SUBMITTED BY: Brandon Sloan, Manager of Long Range and Policy
Planning, 519-741-2200 ext. 7648
PREPARED BY: Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: May 15, 2014
REPORT NO.: CSD-14-054
SUBJECT: HERITAGE PERMIT APPLICATION HPA-2014-V-008
4 THERESA STREET
PROPOSED ALTERATIONS AND ADDITIONS
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2014-V-008, to permit alterations and additions to the property municipally
addressed as 4 Theresa Street in accordance with the supporting information submitted
with the application, be refused.
BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2014-V-
008. The applicant is seeking permission for alterations and additions to the property
municipally addressed as 4 Theresa Street.
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REPORT:
The subject property is located on the corner of Theresa Street and Jubilee Drive within the Victoria
Park Heritage Conservation District (VPHCD), which is designated under Part V of the Ontario
Heritage Act. The VPHCD Plan provides policies and guidelines for alterations and additions.
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4 Theresa Street
With respect to the subject property, the Victoria Park Heritage Conservation District Study
prepared by Nicholas Hill, Architect — Planner, describes 4 Theresa Street as "a 1 & % storey red
brick, circa 1930 Berlin Vernacular style residence with full-width verandah and shed dormer, in
near original condition including the brick verandah handrail. Notable also are the diamond-paned
leaded glass windows."The VPHCD Study also explains that 4 Theresa Street is the twin of its
immediate neighbour at 2 Theresa Street. Today, 4 Theresa Street remains in near original
condition with only minor modifications to the cladding of the gable ends and shed dormer.
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4 Theresa Street— Example of diamond-paned leaded glass windows
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With respect to the streetscape, the study indicates that "The residences are predominantly circa
1920, 1 & % storey brick of solid character and substantial proportions, with front verandahs, roof
gables and decorative embellishments. All are in sound condition and, save for minor
modifications, are near original in their exterior architectural appearance. Garages and exterior car
parking are generally set back to the side or rear of the residences which, together with the
predominantly open front lawns, presents a uniform and uncluttered landscape quality to the
avenue. Overall, the streetscape has a high degree of architectural, landscape and visual unity,
climaxed by vistas of Victoria Park to the south."Today, the streetscape remains in near original
condition.
The VPHCD Plan indicates that heritage permits are required for major work and such work must
follow the building conservation policies. Major work can have a significant impact on the historic
character of the area. Work of a substantial scale on existing buildings that causes irreversible
changes to the building's historic fabric is considered to be major. The applicant is proposing major
alterations and additions to the existing single detached dwelling.
In general, the proposed alterations and additions include the following:
• Removal of the front porch;
• Construction of a new three-storey verandah;
• Changes to door and window profiles and sizes;
• Removal of the main gable roofline, shed dormer and chimney;
• A 1.5 storey addition on top of the existing building;
• An attached garage addition; and,
• A rear addition.
The building conservation policies outline specific building addition policies. It is important that
additions complement the architectural style of the building and the integrity of the streetscape.
Additions should blend in comfortably and inconspicuously with the existing building. The policies
provide guidance on the following: location, design, height, materials, roofs, chimneys, walls,
entrances, windows, verandahs, colours and the building conservation guidelines. The building
conservation guidelines provide advice on roofs, gables, eaves, chimneys, siding, masonry,
verandahs, windows, entrances, shutters, paint and colour. A description of each policy and
guideline along with a description of the applicant's compliance with each policy and guideline is
outlined below.
Building Conservation Policies for Building Additions Compliance
Location No
The applicant is proposing three major additions to the existing historic building.
The first addition is a new three-storey verandah on the front fagade. The second
addition is a new one-and-a-half storey addition on top of the existing historic
building. The third addition is a one-storey attached garage with upper level
verandah located on the west side of the existing historic building.
The additions do not comply with the location policy, which requires additions to be
located to the rear or side of the existing historic building so as to maintain the
original principle fagade as a visual entity. The additions also do not comply with the
location policy, which indicates additions on a principle fagade must not dominate
or overpower the existing historic building. The additions are being proposed in
front of and on top of the existing historic building and collectively they dominate
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Building Conservation Policies for Building Additions Compliance
and overpower the existing historic building by removing all evidence of the existing
historic architectural style and heritage attributes.
Design No
The applicant is proposing alterations and additions that are influenced by the
International and Modern architectural styles. International and Modern influences
include: asymmetrical fagade; varying window shapes and sizes, including floor to
ceiling windows and windows that wrap around the building corner; cantilevered
second storey enclosed verandah; plain round supports for verandah; front door
that is not accentuated but instead obscured; low-pitch, almost flat, roof; multiple
roof levels; overhanging eaves; and, materials such as brick and wood.
The alterations and additions do not comply with the design policy, which requires a
clear distinction between old and new building design. Although contemporary
designs for addtions are encouraged, such designs must not ignore the need to
distinguish between old and new. International, Federal, Provincial, and Municipal
policies recognize legibility, the distinction between old and new, as a primary
conservation standard. Contemporary designs for additions must apply all building
conservation policies and guidelines when designing building additions. The
alterations and additions will result in the total loss of the existing historic
architectural style and heritage attributes.
Height No
The applicant is proposing a new one-and-a-half storey addition on top of the
existing historic building resulting in a total height of three storeys.
The addition does not comply with the height policy, which requires the height of
additions to be complementary to the predominant height of the original building
and immediate streetscape. The original building is one-and-a-half storeys in
height. The existing historic buildings on Theresa Street which are located in close
proximity to the subject property are one-and-a-half storeys in height. The addition
is not complementary to the predominant height of the existing historic building as it
doubles the overall height of the building.
Materials Yes
The applicant is proposing to clad the additions in a combination of brick and wood.
The alterations and additions comply with the materials policy, which requires
additions to use materials typical of the area with an emphasis on brick, stone and
wood. The brick and wood cladding is typical of the area.
Roofs
The applicant is proposing a side gable roof with a low, almost flat, pitch. No
The alterations and additions do not comply with the roofs policy, which requires
original historic roof shapes, finishes, chimneys and details to be conserved. The
alterations and additions also do not comply with the roofs policy, which requires
the roof of additions to be similar or complementary to the existing historic building
or style in the area. The original roof shape, chimney and shed dormer will not be
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Building Conservation Policies for Building Additions Compliance
conserved because these features will be altered or removed. The original porch
roof will also be removed. The addition on top of the building will feature a side
gable roof with a low, almost flat, pitch whereas the existing historic building and the
majority of existing historic buildings on the street feature a front gable roof with a
moderate pitch. The attached garage addition will feature a flat roof whereas the
majority of existing garages in the area feature a gable or hip roof.
Chimneys No
The applicant is proposing to remove the existing chimney.
The alteration does not comply with the chimneys policy, which requires original
historic chimneys to be conserved. The chimney will not be conserved.
Walls No
The applicant is proposing a combination of brick, wood, and glazing for the wall
materials.
The alterations and additions do not comply with the walls policy, which requires
wall materials to continue and be typical of those found in the existing historic
building style or area. Brick and wood are typical of the area; however, varying
window shapes and sizes, including floor to ceiling windows and windows that wrap
around the building corner, are not typical of the existing historic building style or
area.
Entrances No
The applicant is proposing to remove the original entrance on the left side of the
front fagade and add a new main entrance on the right side of the front fagade.
The alteration does not comply with the entrances policy, which requires new
entrances to be located on secondary rather than principle facades. The new
entrance will be located on the principle fagade.
Windows No
The applicant is proposing to alter or remove all existing windows.
The alterations do not comply with the windows policy, which requires the
appearance, placement and proportion of height to width of windows to be similar
or complementary to the existing historic building style or area. Varying window
shapes and sizes, including floor to ceiling windows and windows that wrap around
the building corner, are not similar or complementary to the existing historic building
style or area.
Verandahs No
The applicant is proposing to remove the existing one-storey verandah and
construct a new three-storey verandah on the front fagade. The second storey
verandah will be enclosed.
The alterations and additions do not comply with the verandahs policy, which
requires that verandahs shall be incorporated to complement the existing historic
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Building Conservation Policies for Building Additions Compliance
building. The new three-storey verandah does not complement the existing historic
building but rather contributes to the loss of the existing historic architectural style.
Colours Yes
The applicant is proposing charcoal asphalt shingles, charcoal aluminium fascia,
wood siding, and bricks that match the existing historic building.
The alterations comply with the colours policy, which requires colours of paint and
materials to be appropriate to the existing historic building style and the area. Dark
colours along with natural shades are found in the area.
The building conservation guidelines provide advice on various features of a building including:
roofs, gables, eaves, chimneys, siding, masonry, verandahs, windows, entrances, shutters, paint
and colour. The advice encourages existing historic features to be conserved through repair,
replacement that matches the original, alterations that complement the existing historic
architectural style, and maintenance. The applicant is proposing alterations and additions that will
not conserve the original: roof shape, finishes or details; gables, eaves or chimney; siding in the
upper gable; verandahs; windows; and, entrances.
Staff understand that the applicant has not applied to demolish the existing historic building
because it is designated Open Space in the Victoria Park Secondary Plan of the Official Plan and
zoned Existing Use Zone (E-1) in the Zoning By-law. The Open Space designation applies to the
subject property because it is located within the floodway portion of the floodplain. The intent is to
recognize the danger associated with the floodway through prohibition of new urban development
while recognizing the presence of existing urban development. No new dwelling units are
permitted. As a result, the E-1 zone only permits existing buildings and uses. New buildings,
including new dwelling units, are not permitted.
City staff suspect the applicant has not applied to demolish the existing historic building because a
new building with a dwelling unit is not permitted. Instead, the applicant has applied to undertake
major alterations and additions that will in essence result in the total loss of the existing historic
fabric of the building (the equivalent of demolition). As a result, staff also reviewed the policies for
building demolition. The building demolition policies discourage demolition and note that the
conservation of historic buildings is the primary goal. Owners are encouraged to work with existing
historic buildings by altering or adding in conformity with the building conservation policies and
guidelines rather than demolishing. The applicant is proposing alterations and additions that do not
conform to the building conservation policies or guidelines and visually will result in the total loss of
the existing historic building, its architectural style and heritage attributes.
In addition to the VPHCD Plan policies and guidelines, staff have also reviewed the proposal
against the Parks Canada Standards and Guidelines for the Conservation of Historic Places in
Canada (Appendix `B'). Community Services Department report CSD-11-003 was adopted by
Council on January 24, 2011 and directed staff to apply the Standards and Guidelines in the review
and consideration of heritage permit applications. Staff have also reviewed the proposal against
the Ministry of Tourism, Culture and Sports' Eight Guiding Principles in the Conservation of Built
Heritage Properties (Appendix `C'). Staff note that the majority of the standards and principles are
consistent with the VPHCD Plan and each other.
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The Standards and Guidelines outline responsible conservation practices based on principles that
have been developed through practical and theoretical conservation work over time. The general
standards provide guidance for preservation, rehabilitation and restoration. The preservation and
rehabilitation standards apply to the subject property and proposed additions and alterations.
The preservation standards indicate that: heritage attributes should not be removed; interventions
should be minimized; the condition of heritage attributes should be evaluated and the gentlest
intervention applied; heritage attributes should be repaired; and, interventions should preserve the
heritage attributes by being physically and visually compatible and identifiable on close inspection.
The rehabilitation standards indicate that: heritage attributes should be repaired rather than
replaced; heritage attributes that are beyond repair should be replaced to match the original; the
heritage value and attributes should be conserved when adding additions or making alterations;
additions and alterations should be visually compatible with, subordinate to and distinguishable
from the historic place; and, additions and alterations should not impair the form and integrity if
removed in the future. The proposed additions and alterations will result in the following heritage
attributes being removed: the verandah, entrance door, diamond patterned leaded glass wood
windows, wood storm windows, gable roof, shed dormer and chimney. In addition, the proposed
additions and alterations will not be compatible or identifiable on close inspection (e.g.
distinguishable between old and new).
The Eight Guiding Principles are ministry statements in the conservation of built heritage properties
and are based on international charters which have been established over the century. The
principles provide the basis for all decisions concerning good practice in heritage conservation
around the world. The eight guiding principles include: respect for documentary evidence; respect
for the original location; respect for historic material; respect for original fabric; respect for the
building's history; reversibility; legibility; and, maintenance. The following principles apply to the
subject property and proposed additions and alterations: respect for historic material; respect for
original fabric; reversibility; and, legibility.
The principles indicate that: heritage attributes should be repaired rather than replaced; repairs
should match the original and not alter its integrity; additions and alterations should be reversible
and conserve the original architectural style, heritage attributes and building techniques; and,
additions and alterations should be distinguishable from old and not blur the distinction between old
and new. The proposed alterations and additions will result in the removal of heritage attributes. In
addition, the proposed alterations and additions will not be reversible or distinguishable between
old and new.
In accordance with the heritage permit application form, the approval an application under the
Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of
Kitchener or legislation including but not limited to the requirements of the Building Code and
Zoning By-law. In this regard, staff have completed a preliminary review of the proposal against the
regulations of the Zoning By-law. This review determined that the proposal is deficient with respect
to the following Zoning By-law regulations: front yard setback; side yard setbacks; maximum
additional building floor area; off-street parking setback; and, possibly the minimum parking space
size. Additional deficiencies may be identified once a complete Planning Act application is
submitted. Staff note that a Zone Change is required. Staff do not have sufficient information to
confirm whether a Zone Change could be supported. A description of the Zoning By-law
regulations and whether or not the proposal complies is outlined in the table below.
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Zoning By-law Regulation Proposed Compliance
(Yes/No)
Front Yard Setback 4.5 metres 4 metres No
Minimum Side Yard (Left) 6 metres 0.18 metres No
Minimum Side Yard (Right) 6 metres 3 metres No
Minimum Rear Yard 7.5 metres 20.71 metres Yes
Maximum Additional Building Floor Area 25% 133.56% No
Off-Street Parking Setback 6 metres 4 metres No
Minimum Parking Space Size 3.04 metres by Unknown Unknown
5.49 metres
Permit Requirements A Fill, Construction Not yet Not yet
and Alteration to submitted. submitted.
Waterways Permit
is required from
the GRCA.
In reviewing the merits of the application, City staff note the following:
■ the proposed alterations and additions do not meet the building conservation policies with
respect to location, design, height, roofs, chimneys, walls, entrances, windows and
verandahs;
■ the proposed alterations and additions do not meet the building conservation guidelines
with respect to roof shape, finishes or details, gables, eaves or chimney, siding in the upper
gable, verandahs, windows and entrances;
■ the proposed alterations and additions do not meet the Standards and Guidelines related to
conserving heritage attributes, minimizing interventions, repairing heritage attributes,
replacing heritage attributes to match the original, designing additions and alterations to be
visually compatible and distinguishable from the original and ensuring the additions and
alterations do not impair the form or integrity of the original if removed in the future;
■ the proposed alterations and additions do not meet the four of the Eight Guiding Principles
related to respect for historic material, respect for original fabric, reversibility and legibility;
■ the proposed alterations will result in the total loss of the existing architectural style;
■ the proposed alterations will orphan the twin building located at 2 Theresa Street; and,
■ the proposed alterations will detract from the heritage value of the property and the integrity
of the VPHCD.
As a result, Heritage Planning staff are of the opinion that the alterations and additions to the
property municipally addressed as 4 Theresa Street, will negatively impact the significance of the
property and the integrity of the VPHCD.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The processing of Heritage Permit Applications supports the Quality of Life Community Priority
of the City of Kitchener Strategic Plan by helping preserve the community's unique heritage and
promoting culture as both an economic driver and a central element of a healthy community.
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Heritage Permit Applications also support the Development Community Priority to honour and
protect our heritage.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
Heritage Kitchener will be CONSULTED regarding the subject Heritage Permit Application.
Members of the community will be INFORMED via circulation of this staff report to Heritage
Kitchener and via formal consideration by City Council.
REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX `A':
Heritage Permit Application HPA-2014-V-008
APPENDIX `B':
Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada
APPENDIX `C':
Ministry of Tourism, Sport and Cultures' Eight Guiding Principles in the Conservation of Built
Heritage Properties
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Heritage Permit Application HPA-2014-V-008 Appendix A
J HERITAGE PERMIT APPLICATION
SUBMISSION REQUIREMENTS
City of Kitchener
Community Services Department Ar
KlT(_,'HFNF1R 200 King Street West
Kitchener, Ontario N2G 4G7 CO"JIJI7y SERVICES DEPT.
(519) 741-2426 PLANNING DIVISION
The following requirements are designed to assist applicants in submitting sufficient information so
their Heritage Permit Application may be deemed complete and processed as quickly and
efficiently as possible. If further assistance or explanation is required, please contact Michelle
Drake, Heritage Planner (519-741.2200 ext. 7839 or michelle.drake @kitchener.ca).
What is a Heritage Permit Application?
The Province of Ontario, through the Ontario Heritage Act, has enacted legislation to assist its
citizens with the protection and conservation of cultural heritage resources.
Once properties are designated under the Ontario Heritage Act, the City is enabled to manage
physical change to the cultural heritage resources as a means of protection. The principal
mechanism of management is the Heritage Permit Application process, which allows the
municipality to review site-specific applications and determine if proposed changes will beneficially
or detrimentally affect the reasons for designation and heritage attributes.
As a general rule, the preferred alterations to heritage properties are those that repair rather than
replace original heritage attributes, and those that do not permanently damage cultural heritage
resources and their heritage attributes. Where replacement of materials or new construction is
necessary, these should be compatible with the original. Reversibility is also preferable as this
allows for the future reinstatement of heritage attributes.
According to the Ontario Heritage Act, no owner of designated property shall alter the property or
permit the alteration of the property if the alteration is likely to affect the property's heritage
attributes, unless the owner applies to the council of the municipality and receives written consent.
This consent is obtained through the approval of a Heritage Permit Application.
Heritage Permit Applications are applicable for all individually designated properties (under Part IV
of the Ontario Heritage Act) and all properties located within the boundaries of Heritage
Conservation Districts (under Part V of the Ontario Heritage Act).
When is a Heritage Permit Application Required?
Under the Ontario Heritage Act, R.S.O. 1990, any new construction or "alteration" to a property
designated under Part IV of the Act (individually designated property) or a property designated
under Part V of the-Act (Heritage Conservation District) requires a Heritage Permit Application.
"Alteration" is defined as: "to change in any manner and includes to restore, renovate, repair or
disturb." In addition, the approval of a Heritage Permit Application is required for any demolition of
a property designated under Part IV or V of the Act.
Please contact Heritage Planning Staff directly to confirm if your specific project requires
the approval of a Heritage Permit Application.
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Below are some examples of typical Part IV alterations that may require a Heritage Permit
Application.
• Addition and/or alteration to an existing building or accessory building
• Replacement of windows or doors, or a change in window or door openings
• Change in siding, soffit, facia or roofing material
• Removal and/or installation of porches, verandahs and canopies
• Removal and/or installation of cladding and chimneys
• Removal and/or installation of decks, fences, gates, trellises, arbours and gazebos
• Change in trim, cladding, door or window colour(s) or painting of masonry
• Repointing of brick
Note: Heritage Permit Application requirements differ between Part V designations depending on
the policies and guidelines of the respective Heritage Conservation District Plan. Please refer to
the City of Kitchener's website at to download a copy of the relevant Heritage
Conservation District Plan (Civic Centre, St. Mary's, Upper Doon, and Victoria Park).
What Information is Required with a Heritage Permit Application?
The information required varies with each application. The intent of the application is to ensure that
Heritage Planning staff, and where required the Heritage Kitchener Committee, understand the
specific details of any proposed changes in order to be sufficiently informed so they can offer
advice to the applicant, and where required to City Council. An incomplete application cannot be
processed and the official notice of receipt (as required under the Ontario Heritage Act) will not be
issued until all of the documents have been submitted. Failure to provide a complete application
may result in deferral by Heritage Planning staff or the Heritage Kitchener Committee in order to
secure additional information, which will delay final approval. At a minimum the following
information is required:
Heritage Permit Application Form
The applicant must provide a complete original copy, including signature of the owner, of the
Heritage Permit Application Form.
Written Description
The applicant must provide a complete written description of all proposed work. The description
should complement drawings, detailed construction plans, photos and any other sketches or
supporting information submitted with the application. The written description must include a list of
all proposed work and the details of all proposed work including, but not limited to, proposed
colours, materials, sizes, etc.
Construction and Elevation Drawings
Along with construction elevation drawings (all drawn to scale), the applicant may also, but not in
lieu of, submit a sketch of the proposed work made over a photograph.
Drawings must be drawn to scale and include:
1. overall dimensions;
2. site plan depicting the location of existing buildings and the location of any proposed new
building or addition to a building;
3. elevation plan for each elevation of the building;
4. specific sizes of building elements of interest(signs, windows, awnings, etc.);
5. detailed information including trim, siding, mouldings, etc., including sizes and profiles;
6. building materials to be used (must also be included in the written description); and,
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7. construction methods and means of attachment (must also be included in the written
description).
Some of the above components may be scoped or waived at the discretion of Heritage Planning
Staff following discussion with the applicant.
Photographs
Photographs of the building including general photos of the property, the streetscape in which the
property is located, the facing streetscape, and, if the property is located at an intersection, all four
corners. Photos of the specific areas that may be affected by the proposed alteration, new
construction, or demolition must be included.
Electronic copies of construction and elevation drawings, sketches, and photographs,
along with hard copies submitted with the application, are encouraged,
Samples
It is recommended that applicants bring samples of the materials to be used to the Heritage
Kitchener meeting when their application is to be considered. This may include a sample of the
brick, siding, roofing material, as well as paint chips to identify proposed paint colours.
Other Required Information
In some circumstances, Heritage Planning staff may require additional information, such as a
Heritage Impact Assessment or Conservation Plan, to support the Heritage Permit Application. The
requirement for additional information will be identified as early on in the Heritage Permit
Application process as possible. Pre-consultation with Heritage Planning staff before formal
submission of a Heritage Permit Application is strongly encouraged.
What can I do if my Heritage Permit application is denied?
The City of Kitchener Heritage Planning staff and the Heritage Kitchener Committee endeavor to
come to solutions for every Heritage Permit Application submitted. Discussions with the applicant
and revisions usually result in successful applications.
However, if the municipality refuses your application and you choose not to resolve the issue with a
revised application, you have the option of appealing the decision to the Conservation Review
Board (for alterations to designated properties under Part IV) or the Ontario Municipal Board (for
demolition of property designated under Part IV or for any work to designated property under Part
V).
IMPORTANT NOTES
Professional Assistance
Although it is not a requirement to obtain professional assistance in the preparation of this
information, the applicant may wish to seek such assistance from an architect, architectural
technologist, draftsperson or others familiar with the assessment of building types and the
gathering together of building documents.
Building Codes and Other By-laws
It is the applicant's responsibility to ensure compliance with all other applicable legislation,
regulations and by-laws. These items include the Ontario Building and Fire Codes, and the City's
zoning and property standards by-laws.
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How do I Proceed with Submitting my Heritage Permit Application?
Heritage Planning Staff are available to meet with applicants and review all documentation prior to formal
submission. Often Heritage Planning Staff can assist you with historical and architectural information that
might help with your proposed changes.
Format submission of Heritage Permit Application with all supporting documentation (written description,
construction drawings, sketch plans, scale drawing, photographs) to Heritage Planning Staff. Applications
are due one month prior to Heritage Kitchener meeting (See schedule for submission deadlines and
committee meeting dates).
Upon confirmation of the submission of a complete application, including the owner's signature and all
supporting documentation, Heritage Planning Staff will issue a Notice of Receipt, as required by the
Ontario Heritage Act, to the Applicant.
Heritage Planning staff determine whether the Heritage Permit Application can be processed under
delegated approval without the need to go to Heritage Kitchener and/or Council. Where Heritage Permit
Applications can be processed under delegated approval without the need to go to Heritage Kitchener and
Council, Heritage Planning staff will endeavour to process the application within 10 business days.
Where Heritage Permit Applications are required to go to Heritage Kitchener, Heritage Planning Staff
prepare a Staff Report based on good conservation practice and the designating by-law, or, the guidelines
and policies in the Heritage Conservation District Plan. Preparation of the Staff Report may require a site
inspection.
Heritage Kitchener Meeting Agenda, including Staff Report, circulated to Committee members prior to
Heritage Kitchener meeting. Staff Report circulated to applicant prior to meeting.
Heritage Permit Application is considered at Heritage Kitchener meeting. Heritage Planning Staff present
Staff Report and Recommendations to Heritage Kitchener. Applicants are encouraged to attend the
HefitagW Kitchener meeting in order to provide clarification and answer questions as required. Failure to
attend the Heritage Kitchener meeting may result in a deferral in order to secure additional information,
which would delay consideration of the Heritage Permit Application. Where the applicant, Heritage
Planning staff, and Heritage Kitchener support the Heritage Permit Application, the application can be
processed under delegated approval and approved by the Coordinator, Cultural Heritage Planning.Where
the applicant, Heritage Planning staff and/or Heritage Kitchener do not support the Heritage Permit
Application, the staff report with recommendation and Heritage Kitchener recommendation will be
forwarded to Council for final decision.
Where the staff report with recommendation and Heritage Kitchener recommendation are forward to
Council for final decision, Council may:
1) Approve the Heritage Permit Application;
2) Approve the Heritage Permit Application on Terms and Conditions; or,
3) Refuse the Heritage Permit Application.
Applicant may within 30 Days of Receiving Notice of Council's Decision:
• Appeal the decision and/or terms and conditions to the Conservation Review Board or Ontario
Municipal Board.
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Specific Requirements for New Construction, Alterations and Additions to Designated
Property
Information presented in the Heritage Permit Application should indicate an understanding of the
reasons for designation and heritage attributes of the designated property and, if applicable, the
surrounding area, including the following:
Setting
1. positioning of the heritage building or structure on the property;
2. lot size related to building size; and,
3. streetscape (relationship to other properties and structures on the street).
Building Details
1. proportion and massing;
2, roof type and shape;
3. materials and detailing;
4. windows and doors:
- style;
- proportions;
- frequency or placement; and,
5. relationship of the heritage building to other buildings on the lot and to the streetscape.
Heritage Attributes
The following applies where a Heritage Permit Application includes work on heritage attributes:
Windows and Doors
The applicant should consider in order of priority:
1. repairing or retrofitting the existing units (information on how to make older windows more
energy efficient is available from Heritage Planning Staff);
2, replacing the units with new units matching the originals in material, design, proportion and
colour; and,
3. replacing the units with new units that are generally in keeping with the original units.
If historic window units are proposed to be replaced, the application should include the following:
• description of the condition of the existing units;
• reasons for replacing the units; and,
• description of the proposed new units.
If approval to replace historic window units is given, the following action should be considered:
• a sample of a window removed should be stored on site in case a future owner wishes to
construct a replica of the original;
• the masonry opening and/or door framing should not be disturbed; and,
• exterior trim should match the original.
Roofing
The application should include:
• description of proposed roofing material to be applied; and,
• if there is a request to install a different roofing material the applicant may wish to
investigate what the original material might have been.
5 - 14
Masonry Work
The application should include:
• a description of the proposed work, materials (type/style of brick, type of mortar mix, etc.)
and methods of repair and application; and,
• outline the reasons for the work.
Signage
The application should include:
• a general written description of the proposed signage to be installed;
• a scale drawing of the signage with dimensions, materials, methods of construction, colours
and means of attachment (the means of attachment should be arranged to anchor into
joints between historic masonry units or into wood building elements); and,
• type of illumination, if applicable.
Awnings
The application should include:
• a sketch view of the proposed awning -- perhaps over a photo;
• a scale drawing of the awning on the building with dimensions, materials, operating
mechanism, method of construction, colours and means of attachment (the means of
attachment should be arranged to anchor into joints between masonry units or perhaps into
wooden building elements); and,
• type of illumination, if applicable.
Specific Requirements for Demolition
Information presented in the Heritage Permit Application should describe the existing conditions,
including the existing setting and existing heritage attributes, of the designated property and the
surrounding area, specifically as they relate to the building proposed for demolition. The Heritage
Permit Application should provide a detailed rationale for the demolition, including an assessment
of the current condition of the building, and a cost comparison identifying the difference in cost to
repair and restore the building versus cost to demolish and construct a new building.
Heritage Conservation Principles
The Heritage Permit Application must demonstrate how the proposed work (e.g. alteration, new
construction or demolition) is consistent with the designating by-law for individual properties (Part
IV) or the Heritage Conservation District Plan for properties within a Heritage Conservation District
(Part V). In addition, the Heritage Permit Application must demonstrate how the proposed work is
consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic
Places in Canada (available at www.pc.gc.ca).
For more information on Heritage Planning in the City of Kitchener please contact:
Micheffe Drake, Heritage Planner, 519-741-2200 ext. 7839,
5 - 15
HERITAGE PERMIT APPLICATION FORM Application No.
City of Kitchener
Community Services Department HPA OPJ d t1-
Planning Division
KID{..�H}{NF.R. 200 King Street West
Kitchener, Ontario N2G 4G7
(51 S) 741-2426
Nature of Application
Exterior 191 Interior Signage ❑
Demolition ❑ New Construction ❑ Alteration Relocation ❑
Subject Property
Municipal Address:
Legal Description (if known): r, Car
Building/Structure Type: Residential ( Commercial ❑ Industrial ❑ Institutional ❑
Heritage Designation: Part IV ❑ Part V (HCD) C/�cfdri-, P'-k.
Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No
Property Owner
Name: _
Address: S•,_ X
Telephone (Horne): _ Telephone (Work):
Fax: E-Mail:
Agent (if applicable)
Name: La,J A . �� +� `�0 Rcb�7�r► 5i�8��3 �rd���c�3 ia�C.
Address: Sw*k 146 1` e 0
Telephone (Home): Telephone (Work): 5(cr -7#5 - 75Y
Fax: Sta S ` E-Mail:
Written Description
Please provide a written description of the project proposal including any conservation methods you
plan to use. Provide such detail as materials to be used, measurements, paint colours, decorative
details, whether any original building fabric is to be removed or replaced, etc. Use additional pages
as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines
for further guidance.
-f�►s r! )41 iS fr-HI-e VqJ4;J ac Mr 1i4,A . 4 a f;a +e, -�'&;I 16*, c. A, AC Ad a)
bs�j�A �dZ P*d P�a v �yIe b �.%J Iy4ai �oi� ae W d+dsiy a,fpr d
C 41 '-7_' rc A
�� 'Gl'!•G CJ" d � -� �£ spa �`� °��� A.&,,u y a ra 7 a �'
Review of City of Kitchener Heritage Permit Application Submission Guidelines
Describe why it is necessary to undertake the proposed work.
A 00110 MOM
—ice '0 1. � n -L4r J Adcl,' u► cUrrec-��an . 11__
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V
Heritage Conservation District Plan.
fko �� o f� �' ci C�✓+sN-Ve 3 oil- A.A �
Wer OML VUWC. MoWN i e 1� t[ea;.M
Describe how the proposal is consistent with the Parks Canada Standards and Guidelines for the
Conservation of Historic Places in Canada (available at www.pc.gc.ca).
-►is ro &tai iAAA+1flLS COUk `;M 6� Ucffi, FAA d(r
Moir i� �er n. ��idn C1�tf�rtAn Lin .t,-r,.rr4 a,1 [wv�N* a[ i�ivn
v)i 04tres A 0 e 4Lal c,. -4ildt , t s
GLI�''q lai L1i_A&.4r 1 exi W i� uc4vrt 4.4t iiC
Expected Start Date: ��""� ( I�' Expected Completion Date: A1wt't""
(Day/Month/Year) (Day/Month/Year)
Have you discussed this work with Heritage Planning Staff? EYes ❑ No
If yes, who? M+L." L Drg Le
Have you discussed this work with the Building Division? ❑ Yes PN o
If yes, who?
Have you applied for a Building Permit for this work? ❑ Yes 2/N0
Other Related Applications (Building/Planning): 1 Application No.
4T 4 Jw` cv'
Acknowledgement
The undersigned acknowledges that all of the statements contained in documents filed in support
of this application shall be deemed part of this application. The undersigned acknowledges that
receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a
'complete' application. The undersigned acknowledges that Council of the City of Kitchener shall
determine whether the information submitted forms a complete application. Further review of the
application will be undertaken and the owner or agent may be contacted to provide additional
information and/or resolve any discrepancies or issues with the application as submitted. Once the
application is deemed to be fully complete, the application will be processed and, if necessary,
scheduled for the next available Heritage Kitchener Committee and Council meeting. Submission
of this application constitutes consent for authorized municipal staff to enter upon the subject
property for the purpose of conducting site visits, including photographs, which are necessary for
5 - 17
the evaluation of this application. The undersigned acknowledges that where an agent has been
identified, the municipality is authorized but not required to contact this person in lieu of the owner
and this person is authorized to act on behalf of the owner for all matters respecting the
application. The undersigned agrees that the proposed work shall be done in accordance with this
application and understands that the approval of this application under the Ontario Heritage Act
shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation
including but not limited to the requirements of the Building Code and the Zoning By-law. The
undersigned acknowledges that in the event this application is approved, any departure from the
conditions imposed by the Council of the ('It, "",hener or from the plans or specifications
approved by the Council of "" °intoited and could result in a fine being
imposed or imprisonment as prc o Heritage Act.
Signature of Owner/Agent:— — Date: IN
a
Signature of Owner/Agent: — Date:
Authorization
If this application is being made by an agent/solicitor on behalf of the property owner, the following
authorization must be completed:
I /We, , owner of the land that is subject of this application,
hereby authorize to act on my i our behalf in this regard.
Signature of Owner: Date: � ��
Signature of Owner: Date:
The personal information on this form is collected under the legal authority of Section 33(2),
Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the
purposes of administering the heritage permit application and ensuring appropriate service of
notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act if you have
any questions about this collection of personal information, please contact the Manager of
Corporate Records, Legislated Services Division, City of Kitchener(599-749-2769).
INTERNAL USE ONLY:
Application Number:
Application Received:
Application Complete:
Notice of Receipt:
Notice of Decision:
90 Day Expiry Date:
PROCESS:
❑ Heritage Planning Staff
❑ Heritage Kitchener
❑Council
5 - 18
I
Michelle Drake
From:
Sent: Thursday, May 15, 2014 10:39 AM
To: Michelle Drake
Cc:
Subject: RE:4 Theresa Street, Kitchener(Heritage Permit Application)
See below:
Please submit the following details ASAP today.
• Proposed height of front porch (e.g. distance from grade to the first-storey porch floor) 510mm (1'-8")
• Proposed height of building with the 3`d storey addition 11.25m (36-11") Grade to peak of roof
• Proposed height of the attached garage 3.9m (12'-10") Grade to tlo floor of patio on garage roof
• Proposed height of the rear deck (e.g. distance from grade to deck floor) 510mm (1'-8")
• Proposed size in square metres of the attached garage 23.9m2 (257.3sf)
• Proposed size in square metres of the third storey addition 73.9m2 (795.4sf)
From: michelle.drake(@kitchener.ca [mailto:michelle.drake @kitchener.ca]
Sent: May 15, 2014 9:23 AM
Subject: RE: 4 Theresa Street, Kitchener (Heritage Permit Application)
Digitals are sufficient. I really just need the heights and sizes (not new drawings).
Thank you.
Michelle
From:
Sent: Wednesday, May 14, zua.4 1:.31 Pm
To: Michelle Drake
Subject: RE: 4 Theresa Street, Kitchener (Heritage Permit Application)
Hi Michelle- Do you need hard copies or can we do digital?
From:
Sent: May 14, 2014 10:31 AM
To:
Cc: Laird Robertson; Gabriel Guy
Subject: Fw: 4 Theresa Street, Kitchener (Heritage Permit Application)
Importance: High
Chris- pls send this info to Michelle by day's end Thurs
Thx 1
1
5 - 19
Sent from my BlackBerry 10 smartphone on the Rogers network.
From: michelle.drakeCbkitchener.ca
Sent: Wednesday, May 14, 2014 10:27 AM
To:
Cc: lrobertson @rsarchitects.ca
Subject: RE: 4 Theresa Street, Kitchener (Heritage Permit Application)
Hi
A few details are still missing.
Please submit the following details ASAP today.
* Proposed height of front porch (e.g. distance from grade to the first-storey porch floor)
* Proposed height of building with the 3`d storey addition
® Proposed height of the attached garage
0 Proposed height of the rear deck (e.g. distance from grade to deck floor)
* Proposed size in square metres of the attached garage
* Proposed size in square metres of the third storey addition
Michelle
-. ..._... .__._.._. .. ........ .... . ._.._. __._._ _
From: Michelle Drake
Sent: Monday, May 05, 2014 4:04 PM
To:
Cc: 'I robe rtso n@ rsa rch itects.ca'
Subject. 4 Theresa Street, Kitchener(Heritage Permit Application)
Importance: High
Hi
You submitted a site plan with your heritage permit application but did not provide any zoning details. The
zoning details are required for my staff report.
Please submit the following information by Wednesday, May 7th at 5:00 m.
* Existing and proposed front yard setback, including setback to attached garage
® Existing and proposed left (west) side yard setback
* Existing and proposed right (east) side yard setback
® Existing and proposed rear yard setback
Proposed height of front porch, 3`d storey addition/building, attached garage and rear addition
* Size of all proposed additions, including front porch, 3`d storey, attached garage and rear addition
* Total ground floor area of the existing single detached dwelling
Kind Regards,
Michelle Drake, MASS, MCIP, RPP
Heritage Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7839 1 TTY 1-866-969-9994 1 michelle.drake@kitchener.ca
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5 - 33
Appendix B
Parks Canada Standards and Guidelines
for the Conservation of Historic Places in Canada
Standards THE
STAN PARD.S..
The t General Standards for Preservation, Rehabilitation
presented in a hierarchical and Restoration
order.All standards for
. , 1. Conserve the heritage value of an historic place.Do not remove,
replace or substantially alter its intact or repairable character-
, deflning elements.Do not move a part of an historic place if its
current location is a character-defining element.
2. Conserve changes to an historic place that,over time,have become
character-deflning elements in their own right.
3. Conserve heritage value by adopting an approach calling for
minimal intervention.
4. Recognize each historic place as a physical record of its time,place
and use. Do not create a false sense of historical development by
adding elements from other historic places or other properties,or
by combining features of the same property that never coexisted.
5. Find a use for an historic place that requires minimal or no change
to its character-deflning elements.
G. Protect and,if necessary,stabilize an historic place until any
subsequent intervention is undertaken. Protect and preserve
archaeological resources in place.Where there is potential for
disturbing archaeological resources,take mitigation measures
to limit damage and loss of information.
7. Evaluate the existing condition of character-def2ning elements to
determine the appropriate intervention needed. Use the gentlest
means possible for any intervention.Respect heritage value when
undertaking an intervention.
8. Maintain character-defning elements on an ongoing basis. Repair
character-defining elements by reinforcing their materials using
recognized conservation methods. Replace in kind any extensively
deteriorated or missing parts of character-defining elements,where
there are surviving prototypes.
9. Make any intervention needed to preserve character-defining elements
physically and visually compatible with the historic place and
identifiable on close inspection.Document any intervention for
future reference.
22 THE STANDARDS
5 - 34
Additional Standards Relating to Rehabilitation
10. Repair rather than replace character-defining elements.Where
character defining elements are too severely deteriorated to repair,
and where sufficient physical evidence exists,replace them with
new elements that match the forms,materials and detailing of sound
versions of the same elements.Where there is insufficient physical
evidence,make the form,material and detailing of the new elements
compatible with the character of the historic place.
11. Conserve the heritage value and character-defining elements when
creating any new additions to an historic place or any related new
construction. Make the new work physically and visually compatible
with,subordinate to and distinguishable from the historic place.
12. Create any new additions or related new construction so that the
essential form and integrity of an historic place will not be impaired
if the new work is removed in the future.
Additional Standards Relating to Restoration
13. Repair rather than replace character-defining elements from the
restoration period.Where character-defining elements are too severely
deteriorated to repair and where sufficient physical evidence exists,
replace them with new elements that match the forms,materials and
detailing of sound versions of the same elements.
14. Replace missing features from the restoration period with new
features whose forms,materials and detailing are based on sufficient
physical,documentary and/or oral evidence.
STANDARDS AND GUIDELINES FOR THE CONSERVATION Of HISTORIC PLACES IN CANADA 2
5 - 35
4 Appendix C I
r
-- r
1. RESPECT FOR DOCUMENTARY EVIDENCE:
Eight Guiding Do not base restoration on conjecture.
Principles in. the Conservation work should be based on historic documentation such as historic
photographs, drawings and physical evidence.
Conservation of Built
Heritage Properties 2. RESPECT FOR THE ORIGINAL LOCATION:
Do not move buildings unless there is no other means to save them.
Site is an integral component of a building or structure. Change in site
The following guiding diminishes cultural heritage value considerably.
principles are ministry
statements in the conservation 3• RESPECT FOR HISTORIC MATERIAL:
of built heritage properties wind Repairiconserve - rather than replace building materials and finishes,
except where absolutely necessary.
are based on international Minimal intervention maintains the heritage content of the built resource.
charters which have been
established over the century: 4. RESPECT FOR ORIGINAL FABRIC:
These principles provide the Repair with like materials.
basis for all decisions Repair to return the resource to its prior condition, without altering its integrity.
concerning good practice in 5. RESPECT FOR THE BUILDING'S HISTORY:
heritage conservation around Do not restore to one period at the expense of another period.
the world. Principles explain . Do not destroy later additions to a building or structure solely to restore to a
the "why" of every single time period.
conservation activity and apply s. REVERSIBILITY:
to all heritage properties and Alterations should be able to be returned to original conditions. This
their surroundings conserves earlier building design and technique.
e.g. When a new door opening is put into a stone wall, the original stones are
numbered, removed and stored, allowing for future restoration.
7. LEGIBILITY;
New work should be distinguishable from old.
Buildings or structures should be recognized as products of their own time,
and new additions should not blur the distinction between old and new.
8. MAINTENANCE:
With continuous care, future restoration will not be necessary.
With regular upkeep, major conservation projects and their high costs can be
avoided.
For more information, please call the
Ministry of Culture at (416).212.-0644
or Toll Free at 1-856=454-0049 or
refer to the vvebslte at The information contained in this Infosheet should not.be.relied upon.as substitute .,,
vuww.culture:gov.on.ca. for specialized legal.or professional advice in connection with any particular matter.
Spring 2007 Queen's Printer for Ontario, 2007.
If credit is given and Crown copyright is acknowledged, this material may be
Disponible en frangais reproduced for non-commercial purposes. 5 — 36
r rrrr�rrr�
Heritage Perm �t Application
HPA=2014=V=008
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4 Theresa Street
° 4 Theresa Street
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ASCII
Background
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—
Designated under Part V of the
Ontario Heritage Act
• Victoria Park Heritage Conservation
District
— "A 1. 5 storey red brick, circa 1930 Berlin
Vernacular style residence with full-width
verandah and shed dormer, in near original
condition including the brick verandah
handrail. Notable also are the diamond-
paned leaded glass windows. " (VPHCD
Study)
— 4 Theresa Street is the twin of its immediate
neighbour at 2 Theresa Street
PA-2014-V-008
Background
ai ,yt
Designated under Part V of the Ontario
%u yivy iii
Heritage Act
• Victoria Park Heritage Conservation District
— "The residences are predominantly circa 1920, 1.5
storey brick of solid character and substantial
proportions, with front verandahs, roof gables and
decorative embellishments. All are in sound condition
and, save for minor modifications, are near original in
their exterior architectural appearance. Garages and
exterior car parking are generally set back to the side or
rear of the residences which, together with the
predominantly open front lawns, presents a uniform and
uncluttered landscape quality to the avenue. Overall, the
streetscape has a high degree of architectural,
landscape and visual unity, climaxed by vistas of Victoria
Park to the south. "
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PA-2014-V-008
ASCII
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Background
% of ,Yll'J/
ss�/rJ
— Scoped Heritage Impact Assessment
presented to Heritage Kitchener on
January 7 , 2014
• Proposal to sever the lot and construct
one new single detached dwelling
• No major concerns raised by HK
PA-2014- IV-005
Background
HIA concluded impacts can be mitigated
,%eu yivy iii
by:
— Siting the front fagade of the new home behind the front
fagade of the existing house on the subject property
— Preserving trees at the front of the severed property
(except those required to facilitate the driveway access)
— Constructing an un-pronounced garage
— Massing the new house near the severed property line
— Designing and constructing the new house in accordance
with the policies and guidelines of the Upper Doon
Heritage Conservation District Plan
— Installation of tree protection fencing during construction
— Registering an agreement on title requiring that new
construction and alterations on the severed lot must
comply with the policies and guidelines of the UDHCD
Plan
PA-2014- IV-005
Background
Consent application B2014-010 was
,%eu yivy iii
presented to the Committee of Adjustment
on February 18 , 2014
• No major concerns were raised by the CofA
• The severance was approved subject to a
number of conditions
— Including the requirement to implement the
conclusions and recommendations of the HIA
PA-2014- IV-005
IR
%%_% �1J/o%
Approximate Location of
Proposed Severed Lot, to
Proposed NIA Lot i
a, e addressed as 175
;%
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J
115
Ward,
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110111 o
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PA-2014- IV-005
Proposal
— Construct a new single detached
dwelling , reezeway and attached
garage
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PA-2014- IV-005
Merits of Application
The proposal is consistent with the
conclusions and recommendations of
the HIA
• Siting of building ; tree preservation ; un-
pronounced garage; massing near the
property line; guidelines and policies of
the UDHCD
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PA-2014- IV-005
Merits of Application
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— The proposal is consistent with the
guidelines and policies of the
UDHCD Plan
• Height, form , roof, windows, colours,
materials, siting , setback
— The proposed sin le detached
g
dwelling , and attached
garage will not detract from the
character of the property
RECOMMENDATION
That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit
Application HPA-2014-IV-005 be approved to permit the construction of a
new single detached dwelling with breezeway and attached garage at the
severed lot of the property currently municipally addressed as 1165 Doon
Village Road and proposed to be addressed as 1175 Doon Village Road in
accordance with the supporting information submitted with the
application subject to the following condition:
• That tree protection fencing be in place and certified by a landscape
architect (or equivalent qualified consultant) prior to issuance of a
building permit; and
• That the final building permit drawings be reviewed and heritage
clearance provided by heritage planning staff prior to the issuance of a
building permit;
That future heritage permit applications for the severed lot of the property
currently municipally addressed as 1165 Doon Village Road and proposed
to be addressed as 1175 Doon Village Road that comply with the policies
and guidelines of the Upper Doon Heritage Conservation District Plan be
processed in accordance with the City's by-law that delegates certain
authority of Council to consent to permits for the alteration of property
under Parts IV and V of the Ontario Heritage Act.