HomeMy WebLinkAboutCSD-15-090 - HPA-2015-V-022 - 48 Weber St W Staff Report
��c tl R Community Services Department wmkitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: December 1, 2015
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200, ext. 7648
PREPARED BY: Sandra Parks, Heritage Planner, 519-741-2200, ext. 7839
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: October 30, 2015
REPORT NO.: CSD-15-090
SUBJECT: Heritage Permit Application HPA-2015-V-022
48 Weber Street West
Install Balcony Railings; Convert a Window into a Door;
and Install Bathroom Exhaust Vents
RECOMMENDATION:
Pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-
2015-V-022 is approved to permit installation of balcony railings; conversion of a window
into a door; and installation of bathroom exhaust vents on the property municipally
addressed as 48 Weber Street West, in accordance with the plans and supplementary
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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Location Map: 48 Weber Street West
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2015-V-
022 which is seeking permission to install balcony railings; convert a window into a door; and
install bathroom exhaust vents at the property municipally addressed as 48 Weber Street West,
also known as the Windermere Court Apartments.
A previous Heritage Permit Application (HPA-2015-V-016), approved through delegated
authority, allows the reconstruction of balconies flush with the sides of the building, conditional
on the materials being approved through a future Heritage Permit Application.
REPORT:
The subject property is located on the north side of Weber Street West between Young Street and
Queen Street North, within the Civic Centre Neighbourhood Heritage Conservation District
(CCHCD), which is designated under Part V of the Ontario Heritage Act. The subject property is
identified as a Group `C' building in the CCHCD. Built circa 1930, this four-storey Tudor Revival
style U-shaped 40-unit building is clad in brick with stucco and faux half-timbering on parts of the
fourth storey and attic gables.
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Windermere Court Apartments -Weber Street West elevation
Civic Centre Neighbourhood Heritage Conservation District Plan
The CCHCD Plan advises that Group `C' buildings "have attributes that contribute value to the
heritage environment of the district." The Plan has area specific policies for Weber Street,
including, "The protection and retention of existing heritage buildings and their architectural
features is strongly encouraged." The work proposed falls under the category "Alterations to
Heritage Attributes Visible from Street or Public Space — Porch/verandah replacement, removal
or addition." As such, issuance of a Heritage Permit is required to carry out the work.
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The large number of new bathroom exhaust vents (40) proposed also requires issuance of a
Heritage Permit to carry out the work.
The District Plan has design guidelines for "Alterations to the facade of buildings visible from the
public realm (typically the front of the house or front and side of the house on corner lots),"
including, "In the absence of historical data, use forensic evidence available from the building
itself to suggest appropriate restoration or alteration." The conservation guidelines also state,
"Avoid "new" materials and methods of construction if the original is still available," and advises
that, "Where replacement of features (e.g. — doors, windows, trim) is unavoidable, the
replacement components should be of the same general style, size, proportions and material
whenever possible."
Install balcony railings
The application proposes to replace the existing non-original pressure treated balcony railings
with slender, black steel railings, which match the style, size, colour and material of the existing
original courtyard gates.
An investigation by the applicant deconstructed several of the existing balconies to determine if
any remnants of the original balconies could be found (see attached email and photos). It
seems to confirm the supposition of an earlier application that the original or earlier balconies
were either flush with the brick face of the building, or had a minimal projection from it. The
investigation also shows evidence of an earlier `slender picket', material unknown.
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existing original courtyard gates with new balcony railing materials for comparison,
'/2" slender black solid steel railings and 1'/2" black solid steel posts
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sample photo, above, showing similar balcony railing— proposed sketch, below
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Convert a Window into a Door and Install Bathroom
Exhaust Vents
The application proposes to convert a rear fagade „
window into a door to provide egress from the /
laundry room (see drawing A1.6).
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The application also proposes to install 40 black
bathroom exhaust vents, 6" by 6", in new openings
within the balcony recesses on the side and rear
fagades (see drawings A1.6 to A1.8, and photo at
right). The applicant advises this is required under
the Ontario Building Code in order to stop moisture %
build-up and mold.
at right, 6 x 6 black bathroom exhaust ventsjf ,,,/
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In reviewing the merits of the application, Heritage Planning staff note the following:
• subject property is identified as a Group `C' building in the CCHCD;
• building has fallen into disrepair due to lack of maintenance by the previous owner;
• replacement of the existing balcony railings with steel railings is supported by the
forensic evidence and will complement the existing original courtyard gates;
• proposed conversion of a rear fagade window into a door will be located on an elevation
away from the public realm;
• proposed installation of black bathroom exhaust vents will protect the building from
moisture build-up, will be less visible within the balcony recesses, and will be located on
elevations away from the public realm;
• proposed alterations will not be located on the significant Weber Street West elevation,
or the section of the courtyard which faces the street; and
• installation of balcony railings; conversion of a window into a door; and installation of
bathroom exhaust vents will not detract from the character of the Civic Centre
Neighbourhood Heritage Conservation District, the integrity of the Weber Street West
streetscape nor the character of the property.
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 Ontario Building Code
and Zoning By-law. In this regard, staff confirm that a Building Permit is required to install new
balcony railings, and that the building permit drawings must match the approved heritage permit
drawings.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
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-022
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1 HERITAGE PERMIT APPLICATION FORM Application No.
City of Kitchener
Community Services Department HPA-%1s'—V- pzz-
Planning Division, 6'h Floor
ETC aR. 200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
Nature of Application
Exterior N Interior ❑ Signage ❑
Demolition ❑ New Construction ❑ Alteration ❑ Relocation ❑
Subject Property rr �
Municipal Address: YY VV-t lA ' 54.
Legal Description (if known): Pf L S 6v ` - t'j NCB Ki+C Ultr Af
q:J 5-1? a Ki Cti(ncr
Building/Structure Type: Residential Commercial ❑ Industrial ❑ Institutional ❑
Heritage Designation: Part IV ❑ Part V (HCD) ] C iOiL
Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No
Property Owner
Name: VJZJ. r_ 5v4mt/4. &P Too
Address: '35 LtS rh; !� R _ ( r Postal code: M36 2-r3
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. + ��ll
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Review of City of Kitchener Heritage Permit Application Submission Guidelines
Describe wh it is necessary to undertake the propos jd work. 1
Describe how the proposal is consistent with the Part IV individual designating by-idw or the Part V
Heritage Conservation District Plan.
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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: I�" l u I Expected Completion Date: 3 lU jS
(Day/Mon hNear) (Day/MonthNear)
Have you discussed this work with Heritage Planning Staff? 2/Yes ❑ No
If yes, who? 5unIr-CA �5 6, 1� G-'-n5--,:6r,
Have you discussed this k wi#h the Building ivision? O/Yes ❑ No
If yes, who?
Have you applied for a Building Permit for this work? 2es ❑ No
Other Related Applications (Building/Planning): Application 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
4 - 7
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 itchener is prohibited and could result in a fine being
imposed or imprisonment as provi r up r the_Ontario Heritage Act.
Signature of Owner/Agent: Date: W G 2,r- r
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 1 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).
INTERNAL USE ONLY:
Application Number:
Application Received: Oc*.?it
Application Complete:
Notice of.Receipt:
Notice of Decision:
90 Day Expiry.Date:
PROCESS:
❑ Heritage Planning Staff
❑ Heritage Kitchener
❑Council
4 - 8
1
From: Stephen Litt [mailto:stephen.litt @gmail.com]
Sent: Friday, October 09, 2015 8:54 AM
To: Sandra Parks
Subject: 48 Weber - Existing Balcony Deconstruction Photos - Email 1/2
Hi Sandra,
As per your direction, we carefully deconstructed a number of balconies and performed some
investigative work. We chose balconies that reflect a few different styles and varying state of
disrepair
In the photo of the guards leaning against the building (see photo 1), all lumber is painted
pressure treated implying that it was replaced in modern times
In the photo where the underside of the soffit was removed (see photo 2), you will see newer
joists and plywood(yellow/orange wood) that are beyond the face of the brick implying they
were extended in modern times
In the photo showing that board flush with the brick face (brown with curved top) (see photo
3) there is evidence of a previous slender picket was bolted to this wood. You can see this
through the paint lines and "shadow" that was never painted
In the 2 close-up photos showing the steel beam entering into the beam pocket (see photo 4),
you can see the notched pressure treated joist that is not original that supports the balcony
extension
The steel beam that mentioned above is original (the only way to install it was to build the brick
around it) is intended to support the flush balcony edge with the brick
In summary, it is clear that the balcony extensions are not original. There is also evidence of a
slender balcony railing which could only have been built in steel as it was the only available
material in the 1930's
Please confirm that we may remove the existing balcony extensions beyond the face of the brick
(I believe that this was approved as delegated authority)
Thank you
Stephen R. Litt
4 - 9
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Photo 1 - all lumber is painted pressure treated implying it was replaced in modern times
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Photo 2 - newer joists and plywood beyond brick face implying they were extended in modern
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Photo 3 - evidence of previous slender picket bolted to wood - see paint lines and "shadow"
that was never painted
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Photo 4 - notched pressure treated joist not original supports balcony extension
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