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HomeMy WebLinkAbout2014-11-04 HERITAGE KITCHENER MINUTES NOVEMBER 4. 2014 CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:03 p.m. Present: Present: Mr. G. Zeilstra-Chair Councillor F. Etherington, Ms. B. Glenn-Graham, Ms. A. Hooykaas, Ms. E. Rudland, and Messrs. S. Burrows, K. Kirby, J. Stevens, and S. Thomson. Staff: L. Bensason, Coordinator of Cultural Heritage Resources M. Drake, Heritage Planner D. Livingstone, Committee Administrator 1. CSD-14-109 - 189 JOSEPH STREET(LANG SITE B) - PROPOSED DEMOLITION UNDER PART IV OF THE ONTARIO HERITAGE ACT The Committee considered Community Services Department report CSD-14-109, dated October 15, 2014 recommending approval for the Clerk to be directed to publish a Notice of Intention to designate the property municipally addressed as 189 Joseph Street (Lang Site B), as being of cultural heritage value or interest. Ms. M. Drake presented the Report. Ms. Erika Tehrani, Allied Properties Reit, addressed the Committee in support of the recommendation. On motion by Mr. K. Kirby- it was resolved: "That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a Notice of Intention to designate the property municipally addressed as 189 Joseph Street(Lang Site B), as being of cultural heritage value or interest." 2. CSD-14-111 - HERITAGE PERMIT APPLICATION HPA 2014-V-029 - 1094 DOON VILLAGE ROAD - NEW SINGLE DETACHED DWELLING The Committee considered Community Services Department report CSD-14-111 dated October 17, 2014 recommending approval of HPA 2014-V-029 to permit the construction of a new single detached dwelling at the property municipally addressed as 1094 Doon Village Road. Ms. M. Drake presented the Report. Mr. Paul Bostajian, Applicant, addressed the Committee in support of the recommendation stating that the proposal meets the criteria for new construction within the Upper Doon Heritage Conservation District Plan (UDHCD). He stated that his original design was modified after consulting staff and that he intends to continue to work with staff to develop a proposal that is within the Plan guidelines. Mr. Richard Haalboom and Ms. Margaret Schnurr addressed the Committee in opposition to the proposed construction at 1094 Doon Village Road. Mr. Haalboom circulated photos of existing homes in the area of 1094 and 1112 Doon Village Road and stated that the proposed 4700 sq. ft. dwelling is not compatible with the rural character of the Village of Doon. He expressed concern that the pictures submitted with the application are of Oregon Drive, an area that was approved for construction before the establishment of the Upper Doon Heritage Conservation District Plan. He expressed further concern that neighbours were not circulated or notified of the proposal and indicated that the Applicants should have been encouraged to apply for the severance which would notify the neighbourhood of development prior to the demolition and construction. Ms. Drake responded to questions from the Committee advising that the UDHCD does not guide square footage. She stated that the policies guide form and height and that she had worked with the Applicant to reduce height to conform to the policies. She stated that the proposal is .5m higher; however, it would be set back approximately 100 feet from the roadway thereby reducing the perception of height. In addition she stated that she has compared the proposal with the last five approvals by the Committee for new construction and noted that this proposal is within range and is comparable in size. HERITAGE KICHENER NOVEMBER 4. 2014 -29 - CITY OF KITCHENER 2. CSD-14-111 - HERITAGE PERMIT APPLICATION HPA 2014-V-029 - 1094 DOON VILLAGE ROAD - NEW SINGLE DETACHED DWELLING (CONT'D) Committee members expressed concerns with the excessive size and suburban design of the home as it is not in keeping with the heritage characteristics and attributes of the UDHCD that the community appreciates. On motion by Ms. E. Rudland - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-029 be approved to permit the construction of a new single detached dwelling at the property municipally addressed as 1094 Doon Village Road, in accordance with the supporting information submitted with the application, subject to the following conditions: i) That the final colours, materials, siting and setback be reviewed and approved by heritage planning staff prior to the issuance of a building permit; and further, ii) That the final building permit drawings be reviewed and heritage clearance provided by heritage planning staff prior to issuance of a building permit." Lost. 3. CSD-14-112 - HERITAGE PERMIT APPLICATION HPA 2014-V-026 - 1112 DOON VILLAGE ROAD - BUILDING DEMOLITION -AND - - HERITAGE PERMIT APPLICATION HPA 2014-V-030 - 1112 DOON VILLAGE ROAD - NEW SINGLE DETACHED DWELLING The Committee considered Community Services Department report CSD-14-112 dated October 21, 2014 recommending approval of HPA 2014-V-026 to permit the demolition of buildings at the property municipally addressed as 1112 Doon Village Road. In addition, the Committee considered approval of HPA 2014-V-030 recommending approval to permit the construction of a new single detached dwelling at the property municipally addressed as 1112 Doon Village Road. Ms. M. Drake presented the Report. Mr.Vincent Robitaille,Applicant, addressed the Committee in support of the application stating that he has endeavoured to work with staff to follow the heritage conservation guidelines within the UDHCD. He indicated that is trying to oblige the community and follow the advice of staff in order to develop 1112 Doon Village Road into a residence for his family. Mr. Richard Haalboom addressed the Committee in opposition to the proposed demolition and single detached dwelling. He reviewed sections of the UDHCD stating that the two proposed dwellings are mansions that are not in keeping with the intent of the District Plan, which he stated are: "...to conserve the intrinsic rural and historic character of the Village... and to ensure that new development, both within and outside the Village did not destroy this character". In addition, he noted that the architectural style of the proposed dwellings are flamboyant and not in keeping with the reserved quiet nature of the Village. Members of the Committee expressed concern that the character of the Village of Doon would be destroyed with the approval of the new construction as proposed due to the massing and height of the structure. The Chair then suggested that members provide feedback to the applicants regarding the new construction. Members suggested that the use of natural materials such as field stone would be within the guidelines, and further suggested reducing the appearance of an estate subdivision by considering separating the garage from the main building. HERITAGE KICHENER NOVEMBER 4. 2014 -30 - CITY OF KITCHENER 3. CSD-14-112 - HERITAGE PERMIT APPLICATION HPA 2014-V-026 - 1112 DOON VILLAGE ROAD - BUILDING DEMOLITION -AND - - HERITAGE PERMIT APPLICATION HPA 2014-V-030 - 1112 DOON VILLAGE ROAD - NEW SINGLE DETACHED DWELLING (CONT'D) On motion, the Committee agreed to give separate consideration to HPA 2014-V-026 for the building demolition and to HPA 2014-V-030 for the new single detached dwelling. On motion by Ms. E. Rudland - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-026 be approved to permit the demolition of buildings at the property municipally addressed as 1112 Doon Village Road, in accordance with the supporting information submitted with the application." Carried. On motion by Ms. E. Rudland - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-V-030 be approved to permit the construction of a new single detached dwelling at the property municipally addressed as 1112 Doon Village Road, in accordance with the supporting information submitted with the application, subject to the following conditions: i) That the final colours, materials, siting and setback be reviewed and approved by heritage planning staff prior to issuance of a building permit; and further, ii) That the final building permit drawings be reviewed and heritage clearance provided by heritage planning staff prior to issuance of a building permit." Lost. 4. CSD-14-110 - KITCHENER CULTURAL HERITAGE LANDSCAPE STUDY The Committee considered Community Services Department report CSD-14-109, dated October 15, 2014 recommending that the findings and conclusions of the Kitchener Cultural Heritage Landscape Study, dated October 2014 and prepared by The Landplan Collaborative Ltd., be endorsed by Heritage Kitchener. In addition, the Committee were in receipt this date of two packages of information including an excerpt from Study identifying the Cultural Heritage Landscape Study Inventory for the City of Kitchener and associated draft maps; the Evaluation Criteria as recommended by the Regional Municipality of Waterloo and the matrix used by the Steering Committee to evaluate the landscapes. The Committee was also in receipt of comments in objection to the identification of historic places received from the Westmount Golf and Country Club and the Doon Presbyterian Church, and related maps, as well as the responses from Heritage Planning Staff. Mr. L. Bensason introduced the Kitchener Cultural Landscape Study advising that the objective was to identify, evaluate and document cultural heritage landscapes within the City of Kitchener. He stated that cultural heritage landscapes are defined as "areas that reflect the interaction of people with the landscape over time and which may include groupings of built heritage, landscape features and archaeological sites that together comprise a significant heritage form". He highlighted associated legislation and policy stating that most recently the Region of Waterloo developed an Implementation Guideline for Cultural Heritage Landscape Conservation which is a guiding document for local municipalities for implementation of policies and identification of cultural heritage landscapes. He reviewed the public consultation process as well as the evaluation criteria for identifying 55 culturally significant landscapes including 23 locally significant and 22 regionally significant locations. He concluded with the HERITAGE KICHENER NOVEMBER 4. 2014 -31 - CITY OF KITCHENER 4. CSD-14-110 - KITCHENER CULTURAL HERITAGE LANDSCAPE STUDY (CONT'D) Study's findings and recommendations stating that an outcome of the Study may include updating the City's inventory of cultural heritage resources; assistance in planning for infrastructure improvements and comprehensive land use studies (PARTS); in the longer-term, identification of the cultural heritage landscapes in the Official Plan, and listing on the Municipal Heritage Register. He indicated that the Study will be presented for Council consideration in spring 2015 with anticipation of direction on the next steps. Mr. Rod MacDonald, LandPlan Collaborative, and Mr. Chris Borgal, Goldsmith, Borgal & Company Architects Ltd., presented the Study advising the comprehensive process of identification and analysis undertaken to arrive at the findings. Mr. MacDonald indicated that the cultural heritage landscapes can be broken down into nine categories, and reviewed the cultural heritage significance of each: cemeteries, farms, institutions, industrial/commercial, The Grand River, neighbourhoods, estates, public open spaces, and transportation. Mr. Borgal reviewed the recommendations of the Study stating that 55 sites were identified as cultural heritage landscapes; however, there are four other areas which merit further examination and consideration. He stated that an on-going process for identification and documentation of heritage resources should be sustained and that information should be made available to the public online. He then reviewed further recommendations within the Study: continued management and conservation of the urban forest; further investment in telling Kitchener's heritage story; a more comprehensive analysis of the rural roads and their future incorporation into suburban areas; and, analysis of opportunities of assembling land to protect heritage and natural resources along the Grand River Corridor. Mr. Bensason summated the Study process advising that numerous public consultation efforts including advertisements, dedicated website, and public meetings were undertaken. He stated that approximately 63 individuals provided feedback with the majority of comments positive; however, 3 comments were received in opposition. He noted the nature of the concerns and indicated that they had been responded to in writing. He acknowledged that of the three, two were in attendance this date and would be addressing the Committee, with the exception of Doon Presbyterian Church regarding the cemetery, who have been assured that this exercise is not intended to encumber property rights. Mr. Greg Shepherd, President, Westmount Golf& Country Club addressed the Committee in opposition to the identification of the Westmount Golf Course as a cultural heritage landscape. He stated that the Club is privately owned and funded and should not be identified on the inventory of Kitchener Cultural Heritage Landscapes. He further stated that the Official Plan provides sufficient protection as the golf course is designated Open Space and is zoned for use as a golf course. He indicated that additional protection to ensure preservation is not warranted and requested that the Westmount Golf Course be removed from the identified historical places within the Kitchener Cultural Heritage Landscape Study. Mr. Bob Huck, Huck Glove, addressed the Committee in opposition to commercial/industrial/retail areas being identified as cultural heritage landscapes and the listing of the Warehouse District and downtown areas on the Municipal Heritage Register. Mr. Huck stated that his property, 120 Victoria Street South, is located in the Warehouse District as identified in the Study. He stated that in 2010 Council recommended the non-listing of his property on the Municipal Heritage Register and expressed concern that the inclusion of his property within the identified Warehouse District is contrary to the approved 4-Step listing process. He inquired as to the cost of the publication "Historic Places in Kitchener" as well as the cost to the taxpayer of the consultant to complete the Cultural Heritage Landscape Study, October 2014, by the LandPlan Collaborative. Mr. Bill Reitzel addressed the Committee on behalf of the Reitzel family, in opposition to the identification or inclusion of any property in the Study which is owned by the family. He stated that the identification of the downtown area as a cultural heritage landscape is a loophole in the process to register properties on the Municipal Heritage Register that have already been considered and refused by Council. Ms. Susan Mavor presented in support of the identification of the Warehouse District in the Cultural Heritage Landscape Study. She provided detailed historical references to the importance of the factories as historic places, stating that the Warehouse District HERITAGE KICHENER NOVEMBER 4. 2014 -32 - CITY OF KITCHENER 4. CSD-14-110 - KITCHENER CULTURAL HERITAGE LANDSCAPE STUDY (CONT'D) is particularly significant because of the establishment of the rubber factories and their economic importance throughout Kitchener's history. She stated that it is important to conserve this aspect of cultural heritage for the benefit of current citizens and future generations. She noted that it was the entrepreneurs connected to this industry that helped create the innovative and forward thinking philosophy that has made Kitchener a leader across the country. Ms. Kae Elgie, North Waterloo Branch Architectural Conservancy Ontario, addressed the Committee in support of the findings and conclusions of the Study. She commended the process and the completion of the Study in identifying cultural heritage landscapes but questioned why the Trussler Farm was not identified. She applauded the inclusion of the Warehouse District and downtown areas which are anticipated to ensure innovative economic development initiatives will continue. She expressed further support for the identification of Westmount Golf Course in the Study as it will ascertain preservation beyond the lifetime of the present owners. In response to questions from the Committee, Mr. Bensason stated that individual buildings are not identified in the Study. He explained that the example of the Warehouse District, the Study identifies boundaries and notes key cultural heritage attributes specific to an industry. With regard to Huck Glove, Mr. Bensason acknowledged that 120 Victoria Street is not a heritage resource and elaborated that the Study identifies an area boundary. Mr. Boral provided clarification to the Committee advising that the Study is an academic exercise which identifies but does not list or designate cultural heritage landscapes. He stated that they were asking the Committee to endorse the Study as a tool for use by the City to identify cultural heritage landscapes. On motion the Committee agreed to endorse the findings and conclusions of the Kitchener Cultural Heritage Landscape Study. 5. DRAFT HERITAGE IMPACT ASSESSMENT AND CONSERVATION PLAN FOR 710 HURON ROAD The Committee considered the Draft Heritage Impact Assessment and Conservation Plan for 710 Huron Road, dated October 2014 and prepared by MHBC Planning. Mr. L. Bensason introduced the item advising that Ms. Lashia Jones and Mr. David Currie from MHBC Planning would be presenting the findings of the HIA in order to gain feedback from the Committee. Ms. Jones presented the HIA advising that the property at 710 Huron Road contains a mid-19th century fieldstone residence with 20th century additions. She stated that the property is not listed on the Municipal Heritage Register; however, has been identified on the heritage inventory. She reviewed the heritage value and attributes of the dwelling as the following: original stone construction; centre wall dormer and gable on the north elevation; shaped stone courses and lintels above the windows; rectangular window openings; a round arched window in the centre gable; and the orientation on Huron Road. She indicated that the owners of the property are in the process of submitting a draft plan of subdivision and zoning by-law amendment application to permit 51 single detached dwellings and multi-residential block. Mr. Currie continued the presentation by reviewing the draft plan of subdivision and the conservation plan for the residence. He stated that the HIA recommends relocating the residence to Lot 18 within the proposed draft plan which would allow for conservation of the 19th century portion of the building. He concluded that the property does satisfy some criteria for listing and designation; however, as the building is proposed to be conserved and relocation would retain its heritage attributes, inclusion on the Municipal Heritage Register and designation is not required. In response to questions from the Committee, Mr. Currie advised that relocation of the dwelling is being recommended as the existing location does not make efficient use of the land for redevelopment. He further responded that the cul-de-sac design is proposed due to the location on Huron Road, and clarified that a drive would create a thoroughfare to a main arterial road which would cause traffic concerns. HERITAGE KICHENER NOVEMBER 4. 2014 -33 - CITY OF KITCHENER 5. DRAFT HERITAGE IMPACT ASSESSMENT AND CONSERVATION PLAN FOR 710 HURON ROAD (CONT'D) Mr. Bensason commented that staff will likely review the proposed relocation and make suggestions regarding the risks associated with relocation of the dwelling. In addition, he stated that listing or designation may be considered as the home does meet the criteria. He reiterated that at this time the HIA is before the Committee for comments and feedback that would be considered during the planning approval process. He encouraged members to email any additional comments to his attention. 6. ADJOURNMENT On motion, this meeting adjourned at 6:34 p.m. Daphne Livingstone Committee Administrator