HomeMy WebLinkAboutCSD-14-062 - HPA 2014-V-009 - 51-53 David St Staff Report
��c ti R Community Services Department wwwkitchener.ca
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 14, 2014
REPORT NO.: CSD-14-062
SUBJECT: HERITAGE PERMIT APPLICATION HPA-2014-V-009
51-53 DAVID STREET
PROPOSED DEMOLITIONS
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2014-V-009 be approved to permit the demolition of all buildings at the property
municipally addressed as 51-53 David Street.
ictoria PAna:
9 ,.X,,
, ,
" N/
111N\ 310
6 - 1
BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2014-V-
009. The applicant is seeking permission to demolish all the buildings at the property
municipally addressed as 51-53 David Street.
REPORT:
The subject property is located on the south side of David Street between Courtland Avenue
West / Jubilee Drive and Joseph Street 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 demolitions. The building demolition policies discourage
demolition of original buildings and heritage attributes.
The applicant is proposing to demolish the 1.5 storey residential building (#51), the 2 storey
residential building (#53), the garage and the shed in order to comply with a property standards
order that directed the owner to repair the buildings. The property standards order identified a
number of items that required repair, replacement or removal, including: the roof and roof
shingles; wood surfaces; painted surfaces; soffits and fascia; eaves troughs and downpipes;
windows; and, stucco walls. A formal application to redevelop the property has not been
submitted at this time. As a result, the demolitions will result in a vacant lot. Future development
will require the submission of a Heritage Permit Application and Heritage Impact Assessment.
The requirement to submit a Heritage Impact Assessment (HIA) in support of the proposed
demolition was waived given the unique circumstances and recent history of the subject
property. Instead, a description of the condition along with a cost estimate to repair/replace
versus demolish the building prepared by a qualified individual was required. The applicant
submitted a very brief report describing the building condition along with estimated costs to
replace several components of the building. The report was prepared by a Certified Engineering
Technologist. At the request of staff, the applicant also provided the cost to demolish the
buildings on the subject property.
As noted above, the building demolition policies discourage demolition of original buildings and
their heritage attributes. With the exception of the shed (c. 1999), the existing buildings are
original and were constructed around 1890. Unlike more recent heritage conservation district
plans, the VPHCD Plan does not identify the value of each property in relation to other
properties within the district as well as the value of each property to the district as whole.
Cultural Heritage Value or Interest
In order to determine the cultural heritage value or interest of the subject property, staff have:
considered the value of the property in relation to the streetscape and district; reviewed the
provincial criteria for designation (design/physical, contextual, and historic/associative values); and,
researched the history of the property and buildings. Reference materials include the Victoria Park
Heritage Conservation District Study, Vernon's Directories, Waterloo County to 1972: an annotated
bibliography of regional history, ancestry websites, the Berliner Journal (1873-1903), various maps
(1879, 1881, 1913), fire insurance maps (1894, 1904, 1908, 1917, 1924, 1947) and available
building permits. The cultural heritage value or interest of the subject property is outlined below.
6 - 2
51 David Street
The building is not a notable, rare or unique example of a particular architectural style. In fact, the
VPHCD Study acknowledges that the building has undergone significant changes that detract from
the original architectural style, including painted brick and an enclosed front porch. In terms of
construction and design, the building does not represent a notable, rare, unique or early example
of a particular material or method of construction and the building is not particularly attractive or
unique in terms of its design, composition, craftsmanship or details. In addition, as will be described
in more detail later in this report, the building is in poor condition.
In terms of contextual value, the building has limited contributions to the continuity of the David
Street streetscape. Although the building features a similar setback and scale to adjacent new
developments, it is the only original 1.5 storey residential building along this section of David Street
and its poor condition detracts from the character of the district. The setting of the building is not
notable and the building is not a landmark.
A review of the Vernon's Directories confirms that the building was owned by multiple owners
(John Schrieber, Geo Lodge, FW Smith, JH Albrecht) between 1910 and 1951. The property
remained in the same ownership (Ernest Litschgy) from 1952 until 1989. These owner names were
not found in Waterloo County to 1972: an annotated bibliography of regional history, or on ancestry
websites. As a result, staff conclude that these owners do not have historic or associative value.
53 David Street
The building is not a notable, rare or unique example of a particular architectural style. In fact, the
VPHCD Study acknowledges that original architectural style has been lost. Changes to the building
include numerous additions, an enclosed front porch and application of a cement based stucco
over the original rough cast stucco. In terms of construction and design, the building does not
represent a notable, rare, unique or early example of a particular material or method of construction
and the building is not particularly attractive or unique in terms of its design, composition,
craftsmanship or details. In addition, as will be described in more detail later in this report, the
building is in poor condition.
In terms of contextual value, the building does not contribute to the continuity or character of the
David Street streetscape because it is setback approximately 25 metres from the sidewalk. The
setting of the building is not notable and the building is not a landmark.
A review of the Vernon's Directories confirms that the building was owned by C Van Buscurck
before 1910 and Ernest Litschgy between 1924 and 1958. These owner names were not found in
Waterloo County to 1972: an annotated bibliography of regional history, or on ancestry websites.
As a result, staff conclude that these owners do not have historic or associative value.
Garage
The garage does not possess design/physical value because it is not notable, rare or unique in
terms of its style, construction or design. The garage has extremely limited views from the public
realm and therefore does not have contextual value. No historic/associative value was found for
the property.
Shed
The shed was constructed in 1999, is clad in plywood and is not visible from the public realm. As a
result, the shed does not have design/physical, contextual or historic/associative value.
6 - 3
Current Condition of Buildings
As noted earlier in this report, the applicant submitted a report describing the building condition
along with estimated costs to replace several components of the building. The report indicates that
the following items would need to be repaired/replaced: roof shingles; exterior walls; soffits and
fascia; windows/doors; eaves troughs/roof gutters and downpipes; masonry; guards/railings on
porches; asphalt driveway; structural remediation; mould abatement; and, basement waterproofing.
The report does not indicate which items could be repaired versus those that must be replaced.
The report provides a cost estimate to replace the following items: exterior masonry; balconies; roof
covering; roof flashing; soffit/fascia; doors and windows; electrical; plumbing; HVAC; drywall; life
safety systems; paving; and, concrete work. In addition, the cost estimate references the need to
undertake structural work. The total cost estimate to repair/replace, including structural work, is
$1,190,000. The applicant also advised that the cost to demolish the building would be $55,000.
The report indicates that the cost to repair/replace exceeds the cost to demolish; however, a cost of
repair is not provided.
Staff have also completed their own visual assessment of the buildings. An exterior inspection of
the site was completed by Building, By-law and Heritage Planning staff on May 8, 2014. Interior
photos from 2011 were also reviewed during the inspection. The interior photos show extensive
mould and water damage throughout the buildings. By-law staff who took the photos in 2011 also
described the floors as buckled or spongy depending on the area of the building. It was determined
that the buildings are in poor condition. Significant deterioration, including wood rot, holes and
missing items, was seen. Items identified by staff as requiring repair or replacement include: roof
shingles and sheathing; all exposed wood; eaves troughs; paint; windows; doors; bricks and
mortar; stucco; porch railings; and, foundations. Based on the review of interior photos from 2011,
staff also believe that the interior likely requires a full gut to the exterior walls with all new interior
items including electrical, plumbing, HVAC, drywall, life safety systems and cosmetic upgrades.
Building staff have reviewed the cost estimate provided by the owner and advised that the costs
would likely fall closer to the range of $800,000 to $1,000,000. Building and By-law staff agreed
that a conservative estimate to demolish all buildings on the property would be $100,000. Building
staff have also advised that a conservative estimate for new construction could range from
$700,000 to $900,000. As a result, the proposed repairs and replacements required to conserve
the existing building could be anywhere from $100,000 to $300,000 more than the costs to
demolish and construct new buildings.
Based on the cultural heritage value of the buildings, their condition and the estimated cost to
repair/replace deteriorated items versus demolition and new construction, Heritage Planning staff
do not object to their demolition.
In reviewing the merits of this application, Heritage Planning staff note the following:
• a property standards order has been issued against the property requiring the owner to
repair the buildings;
• the buildings do not have design or physical value because they have undergone
significant changes that detract from the original architectural style;
• the buildings have limited or no contextual value;
• the buildings have no historic or associative value;
• the buildings are in poor condition with significant deterioration;
• the repairs and replacements required to conserve the existing buildings could range from
$100,000 to $300,000 more than the costs to demolish and construct new buildings; and,
• the primary interest with heritage district designation is the protection and enhancement of
the cultural heritage values of the district, including maintaining streetscape and
6 - 4
neighbourhood character as seen from the public realm. In this regard, the demolition of
this structure will not impair or negatively impact the significance of the Victoria Park
Heritage Conservation District.
As a result, Heritage Planning staff are of the opinion that the demolition of all buildings at the
property municipally addressed as 51-53 David Street, will not detract from the significance 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.
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: Brandon Sloan, Acting Director of Planning
APPENDIX `A':
Heritage Permit Application HPA-2014-V-009
6 - 5
Heritage Permit Application HPA-2014-V-009 Appendix A
nECENED
1 HERITAGE PERMIT APPLICATION APR 2 5 2014
SUBMISSION REQUIREMENTS
City of Kitchener COMMUNITY SERVICES Depl-.
Community Services Department PLANNING DIVISION
KTC'�INNER. 200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
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).
0
The Province of Ontario, through the Ontario H e t 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).
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.
6 - 6
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 www.kitchener.ca to download a copy of the relevant Heritage
Conservation District Plan (Civic Centre, St. Mary's, Upper Doon, and Victoria Park).
Elmo= MW
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,
6 - 7
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.
NEENNEM MEMENEWE,
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).
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.
6 - 8
2014 Heritage Permit Application Submission 2013 Heritage Kitchener Meeting
Deadlines Dates
November 29, 2013 January 7, 2014
January 2, 2014 February 4, 2014
January 24, 2014 March 4, 2014
February 21, 2014 April 1, 2014
March 21, 2014 May 6, 2014
April 25, 2014 June 3, 2014
- No Meeting
- No Meeting
July 25, 2014 September 2, 2014
August 29, 2014 September 30, 2014
September 26, 2014 November 4, 2014
- No Meeting
6 - 9
i
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.
Formal 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
Heritage 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.
6 - 10
IN I
i
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:
Settinq
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.
6 - 11
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.
Singe
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.
MEEMEMOM
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.
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:
Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839, michelle.drake@kitchener.ca
6 - 12
i
� Y
r
n
HERITAGE PERMIT APPLICATION FORM
City of Kitchener
Community Services Department
Planning Division
IKi'TCTFNF; 200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
Nature of Application
Exterior El interior D Signage
Demolition New Construction R Alteration 0 Relocation El
Subject Property
Municipal Address: 51-53 David street, Kitchener _
Legal Description (if known): LOT 146 SUBDIVISION OF LOT 17 GERMAN COMPANY TRACT CITY OF KITCHENER
Building/Structure Type: Residential Fx1 Commercial ® Industrial ❑ Institutional El
Heritage Designation: Part IV ❑ Part V (HCD) fRI Victoria Park
Is the Subject Property subject to a Heritage Easement or Agreement? Yes El No FRI
Property Owner
Name: Precedent on the Parc Inc.
Address: 170-A Victoria Street South, Kitchener, Ontario
Telephone (Home): 519-498-2141 Telephone (Work): 519-208-1167
Fax: N/A E-Mail: stephennrevel.ca
Agent (if applicable)
Name: N/A
Address:
Telephone (Home): Telephone (Work):
Fax: 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.
Demolish existing buildings,
6 - 13
Review of City of Kitchener Heritage Permit Application Submission Guidelines
Describe why it is necessary to undertake the proposed work.
Structures are not repairable.
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V
Heritage Conservation District Plan.
Structures are not repairable.
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).
Structures are not repairable.
Expected Start Date: 01/09/2014 Expected Completion Date: 01/01/2015
(Day/MonthNear) (Day/MonthNear)
Have you discussed this work with Heritage Planning Staff? x❑ Yes ❑ No
If yes, who? Michelle Drake
Have you discussed this work with the Building Division? ❑ Yes No
If yes, who? NIA
Have you applied for a Building Permit for this work? ❑ Yes x❑ No
Other Related Applications (BuildinglPlanning): Application No. N/A
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
6 - 14
1
f
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 Cour rf Kitchener or from the plans or specifications
approved by the Council of the r is prohibited and could result in a fine being
imposed or imprisonment as provi Ontario Heritage Act.
Signature of Owner/Agent: Date: rk lq'
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:
t
I /We, �i owner of the land that is subject of t his application,
hereby authorize to act on my/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. !f you have
any questions about this collection of personal information, please contact the Manager of
Corporate Records, Legislated Services Division, City of Kitchener(519-741-2769).
6 - 15
i
AIIIR 2 5 20114
HERITAGE DEMOLITION APPLICATION ��w� ��`��� r:�"���r��`�,�� ��r
PLANN IN(;,z DIVISION
51-53 David Street,
Kitchener, ON.
"1h
IN
iar/f' /'��/l% � llf�� t �✓ r
M„
a w'
m
W� f
r
l
PREPARED 8Y: Revel Development Corporation
PREPARED FOR: Precedent on the Parc Inc.
ATTENTION: Michelle Drake
SITE REVIEW DATE: March 28, 2014
REPORT DATE: April 2, 2014
6 - 16
Heritage Demolition Application
51-53 David Street, Kitchener
Table of Contents
1) DESCRIPTION .............................................................................................................................3
2) BUILDING CONDITION..................................................................................................................3
3) SITE VISIT..................................................................................................................................4
4) BUILDING CHARACTERISTICS...........................................................................................................4
5) SITE OBSERVATIONS ....................................................................................................................4
6) REPAIR COST..............................................................................................................................4
7) IMPACT ON HERITAGE VALVE OF DISTRICT.........................................................................................4
APPENDIXA-BUILDING PHOTOS...............................................................................................................5
APPENDIXB..........................................................................................................................................8
2 Page
April 2014
6 - 17
Heritage Demolition Application
51-53 David Street, Kitchener
1) Description
51-53 David Street is located across from Victoria Park's open green space and is within the
Victoria Park Heritage Conservation District. The nearest intersection is David Street and
Jubilee Drive. There are two distressed homes and a derelict garage located on the property.
One house is located at the front, the other near the middle, with the garage at the rear. The
oldest of the buildings is approximately ninety years old with many additions over the decades
to accommodate a rooming house occupancy.
The existing structures are generally wood framed construction (floor joists and stud walls)
throughout the property. The basement is concrete slab-on-grade floor and rubble stone
foundation walls. The exterior facade has brick veneer and stucco finish.
There will be no impact on the community when all three buildings are demolished. The
proposed eight to twelve storey terraced condominium will fit into the neighborhood with
adjacent high rises. Several surrounding properties on David Street, have buildings greater than
12 stories in building height.
It does not make economic sense to repair the buildings since the previous owners neglected
and did not maintain the buildings for many decades. See Appendix B for detailed analysis of
"Estimated Cost to Renovate".
Building photographs are provided in Appendix A.
2) Building Condition
In order to restore the buildings to proper livable condition, the following items would need to
be repaired / replaced:
• roof shingles
• exterior walls
• all soffits and fascia
• windows/ doors
• eaves trough / roof gutters and downpipes
• re-point masonry
• guards/ railings on porches
• asphalt driveway
• structural remediation
0 mould abatement
• removal of crack cocaine needles
• basement waterproofing
31Page
April 2014
6 - 18
Heritage Demolition Application
51-53 David Street, Kitchener
3) Site Visit
A site visit was completed by Chris I_ewandowski, of Revel Development Corporation, on
March 27, 2014.
4) Building Characteristics
Each building is a 1.5 storey with a full basement and is approximately ninety years old. The
existing building structure is generally wood frame construction and rubble stone
foundation. The floor below grade level is concrete slab-on-grade.
5) Site Observations
Most of the windows were boarded up during the visit. The exterior of each building is far
beyond repairable condition.
6) Repair Cost
As mentioned previously, the cost to repair the structures to habitable condition far
exceeds the demolition cost of approximately $1,190,000.00. Please refer to Appendix B
for a cost estimate to repair the buildings.
7) Impact on Heritage Valve of District
This address has been a blight of the Victoria Park community for decades. It presented a
safety concern to human health and welfare for many years. Victoria Park is ready for the
new heritage. Good designs today are the heritage of tomorrow and will serve our
community generations to come.
41 Page
April 2014
6 - 19
Heritage Demolition Application
51-53 David Street, Kitchener
Appendix A— Building Photos
fr
Photo 1 -Exterior photo of Building facing—South Elevation
f
Photo 2 -Exterior photo of Building facing David Street--North Elevation
SNPag
April 2014
6 - 20
Heritage Demolition Application
51-53 David Street, Kitchener
Photo 3 -Exterior photo of Building facing David Street—West Elevation
Photo 4 -Exterior photo of Building facing David Street-- East Elevation
k.
r
Photo 5 -Exterior photo of Rear Building#2—West Elevation
6 Page
April 2014
6 - 21
Heritage Demolition Application
51-53 David Street, Kitchener
Photo 6-exterior photo of Rear Building#2—South Elevation
i
...........'�°
Photo 7 -Exterior photo of Rear Building #2— Borth Elevation
K
ill II
r
7 Ptog e
April 2014
6 - 22
Heritage Demolition Application
51-53 David Street, Kitchener
Photo 8-Exterior photo of Garage - West Elevation
Appendix B
Estimate Cost to Renovate
Item Description of Elements 2014 Current Estimated
No. Replacement Cost Life Span
1 Building Structural Components
2 Exterior Masonry $25,000 25
3 Balconies $32,000 15
4 Roof Covering $120,000 15
5 Roof Flashing $15,000 30
6 Soffit/ Fascia $55,000 30
7 Structural $265,000 100
9 Building Ext Components
10 Doors and Windows $66,000 20
11
12 Building Int Components
13 Electrical $152,000 50
14 Plumbing $95,000 50
15 HVAC $54,000 50
8 Page
April 2014
6 - 23
Heritage Demolition Application
51-53 David Street, Kitchener
16 Drywall $233,000
17
18 Safety
19 Life Safety Systems $7,000 25
20
21 Site Elements
22 Paving $48,000 20
23 Flat Concrete Works $23,000 20
Totals $1,190,000
9 { Page
April 2014
6 - 24