HomeMy WebLinkAboutCSD-15-007 - HPA 2015-V-001 - 71 Ahrens St W Staff Report
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REPORT TO: Heritage Kitchener
DATE OF MEETING: February 3, 2015
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519-
741-2200 ext. 7648
PREPARED BY: Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: January 7, 2015
REPORT NO.: CSD-15-007
SUBJECT: Heritage Permit Application HPA-2015-V-001
71 Ahrens Street West
Alterations to Front Facade
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2015-V-001 be approved to permit alterations to the front fagade, including: the
previously demolished front porch and upper balcony; the previously removed front door
and bay window; the previously enlarged bay window opening; the conversion of two
door openings to windows; the conversion of the bay window opening to a door; and, the
construction of a single storey porch with shed roof, at the property municipally
addressed as 71 Ahrens Street West, in accordance with the supporting information
submitted with the application and subject to the following condition:
1. That the final building permit drawings be reviewed and heritage clearance
provided by heritage planning staff prior to the issuance of a building permit.
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2015-V-
001 which is seeking permission to alter the front facade at the property municipally addressed
as 71 Ahrens Street West.
REPORT:
The subject property is located on the south side of Ahrens Street West between Young Street and
College Street within the Civic Centre Neighbourhood Heritage Conservation District, which is
designated under Part V of the Ontario Heritage Act. The existing single detached dwelling is
identified as a fine example (Group B) of the Berlin Vernacular architectural style in the Civic
Centre Heritage Conservation District (CCHCD) Plan. The dwelling was built circa 1895 of buff
brick and originally featured a full width porch with an upper balcony.
The owner altered the front facade at 71 Ahrens Street West in October 2014 without the required
heritage permit and building permit. The alterations included: the demolition of the front porch with
upper balcony; the removal of the front door and bay window; and, the enlargement of the bay
window opening. The owner was advised that a heritage permit and a building permit were
required and has now submitted a heritage permit application for the previously completed
alterations. The application also proposes to convert the two door openings to windows; convert
the bay window opening to a door; and, to construct a single storey porch with shed roof.
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2014 Photograph of 71 Ahrens Street West
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2014 Photograph of 71 Ahrens Street West
Demolition of Front Porch with Upper Balcony
The CCHCD Plan indicates that a heritage permit is required to demolish a portion of a building
that is visible from the street, including the removal of a porch. The porches and verandahs policies
and guidelines indicate that the removal of existing porches is strongly discouraged. Although the
dwelling originally featured a full width porch with an upper balcony, the front porch that was
demolished featured pressure treated wood and was not original. A photograph taken in 2006
confirms that the front porch was not original.
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2006 Photograph of 71 Ahrens Street West; Note front porch is not original
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Removal/Conversion of Doors and Windows
The CCHCD Plan indicates that a heritage permit is required for alterations to door and window
openings. The doors and windows policies and guidelines indicate the preservation of original
doors and windows is strongly encouraged wherever possible.
The owner is proposing to convert the existing door openings on the front elevation to window
openings and to convert the existing bay window opening on the front elevation to a door opening.
The centre window from the bay window will be reused as a picture window with transom in the
original main floor door opening. The main floor door will be reused in the new main floor door
opening. Salvaged buff brick will be used to complete both the door and window conversions.
Construction of New Single Storey Front Porch with Shed Roof
The CCHCD Plan indicates that a heritage permit is required for the construction of a new porch.
The porches and verandahs policies indicate that when constructing a new porch some research
should be undertaken to determine the original design which may have been much different from
its current condition and decide whether to restore the original. The 1924/25 Fire Insurance Plan
confirms that the dwelling originally featured a full width porch. A photograph circa 1921 shows the
dwelling in the background with a full width porch and upper balcony. The specific design details
are not visible. Although the dwelling originally featured a full width porch with an upper balcony,
smaller porches, either one or two storey, in front of the entrance are also present within the
district.
The owner is proposing a single storey porch with shed roof that will extend across approximately
one half of the width of the front fagade. The porch will feature: square posts; brackets; pickets
with minimal details between a top and bottom rail; and, stairs that project out the front towards the
sidewalk. The materials will be pressure treated wood and cedar.
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Conceptual Photograph of New Front Porch
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In accordance with the heritage permit application form, the approval of 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 confirm that a building permit is required to construct the new
front porch and that the building permit drawings must match the approved heritage permit
drawings. In addition, staff have completed a preliminary review of the proposal against the
regulations of the Zoning By-law. This review confirms that the subject property does not contain a
legal parking space and that there is insufficient land to create a legal parking space that complies
with the setback and parking space size regulations of the Zoning By-law.
In reviewing the merits of the application, City staff note the following:
■ the subject property is identified as a Group B property in the Civic Centre Neighbourhood
Heritage Conservation District;
■ the front porch with upper balcony featured pressure treated wood and was not original;
■ the centre window from the bay window will be reused as a picture window with transom in
the original main floor door opening;
■ the existing front door will be reused in the new main floor front door opening;
■ salvaged buff brick will be used to convert the door openings to window openings as well
as to convert the bay window opening to a door opening;
■ the design of the proposed front porch is compatible with the district; and,
■ the alterations will not detract from the character of the Civic Centre Neighbourhood
Heritage Conservation District or the integrity of the Ahrens Street streetscape.
As a result, Heritage Planning staff are of the opinion that the alterations will not impair or
negatively impact the value of the property or integrity of the district.
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 conserve 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:
INFORM - This report has been posted to the City's website with the agenda in advance of the
Heritage Kitchener committee meeting.
CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit
Application.
REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Heritage Permit Application HPA-2015-V-001
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HERITAGE PERMIT APPLICATION FORM
City of Kitchener
Community Services Department13aa
Planning Division
VITCHENER. 200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
Nature of Application AMENED
Exterior Interior Signage ❑ JAN 2095
Demolition ❑ New Construction ❑ Alteration Relocation
comMtiwy SENUES DVPT.
Subject Property PLANNING DIVISION
Municipal Address:
Legal Description (if known): !.
Building/Structure Type: Residential ] Commercial ❑ Industrial ❑ Institutional ❑
Heritage Designation: Part IV ❑ Part V (HCD) ❑
Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No ❑
Property Owner
Name:
Address: _
Telephone (Home): Telephone (Work):
Fax: E-Mail:
Agent (if applicable)
Name:
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. I
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Review of City of Kitchener Heritage Permit Application Submission Guidelines
Describe why it is necessary to undertake the proposed work. )
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Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V
Heritage Co servation District Plan. , f'
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).
Expected Start Date: D Ui�' Expected Completion Dater
(Day/ onth ear) ( ay/Mon (Year)
Have you discussed this work with Heritage Planning Staff? � Yes ❑ No
If yes, who?a(J;0 , XWJ
Have you discussed this work witp the Building Division? �Q Yes ❑ No
If yes, who? ;Sgi
Have you applied for a Building Permit for this work? Yes ❑ No
Other Related Applications (Building/Planning): TTApplication No.
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
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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 City of Kitchener or from the plans or specifications
approved by the Council of the City of Kitchener is prohibited and could result in a fine being
imposed or imprisonment as provided for under the Ontario Heritage Act.
Signature of Owner/Agent: Date:
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 1 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(519-741-2769).
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