HomeMy WebLinkAboutCSD-16-046 - HPA-2016-IV-011 (300 Joseph Schoerg Cres)
REPORT TO: Heritage Kitchener
DATE OF MEETING: August 2, 2016
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 3
DATE OF REPORT: June 16, 2016
REPORT NO.: CSD-16-046
SUBJECT: Heritage Permit Application HPA-2016-IV-011
300 Joseph Schoerg Crescent
Drive Shed Alterations
RECOMMENDATION:
THAT pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application
HPA-2016-IV-011be approved to permit alterations to the drive shed, including new and
enlarged window and door openings, on the property municipally addressed as 300
Joseph Schoerg Crescent, 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.
Drive Shed
Location Map: 300 Joseph Schoerg Crescent including drive shed
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2016-IV-
011 which is seeking permission to alterthe existing drive shed, including introducing new and
enlarged window and door openings, at the property municipally addressed as 300 Joseph
Schoerg Crescent, also known as the formerBetzner Farmstead.
The Application proposes some amendments to previously approved Heritage Permits, which
will be referenced in the body of the report, and some new items. Much of the work proposed in
these previously approved Heritage Permits has not been carried out.
REPORT:
The subject property is located on the south side of Joseph Schoerg Crescent between Joseph
Schoerg Place and Langton Drive, in the Pioneer Tower West community. The property is
designated under Part IV of the Ontario Heritage Act, and is also subject to a Heritage
Conservation Easement Agreement. Historically, it is associated with the earliest (Spring 1800)
inland non-native settlement in what would become Waterloo County. Architecturally, the Betzner
farmhouse and drive shed are significant features. The landscape, which includes unobstructed
views to the Grand River, is also significant.
The 1½-storey drive shed is a banked structure with a stone foundation, board and batten exterior,
front gable roof clad with asphalt shingles, rectangular 6/6 sash windows, round headed windows
in both gable ends and sliding double doors on the northandwest elevations.
Cultural Heritage Value or Interest
Designation By-law 2003-179 identifies the following external heritage attributes of the drive
shed as being of cultural heritage value or interest the Easement Agreement references the
same heritage attributes:
all exterior building elevations;
fieldstone foundation;
roof and rooflines;
window and door openings;
door hardware on the north and west elevations; and
all 6/6 windows.
As such, issuance of a Heritage Permit is required to carry out any alterations to the exterior of
the building, including repairs which may impact heritage attributes.
Alterations to the Drive Shed
maintenance. Transforming it from a utilitarian structure to a combined storage/dwelling unit will
and functionality of the building.
Previous Related Heritage PermitHPA-2008-IV-006 was reviewed by Heritage
Kitchener on June 3, 2008, and their recommendation was approved by Council on June
9, 2008, to permitalterations to facilitate the adaptive re-use of the drive shed from a
utilitarian accessory structure to a residential coach house(a permitted use). An
Occupancy Permit was issued on September 9, 2011, to allow this use.
The applicant proposes the following alterations which are amendments to previously approved
Heritage Permits:
1. Re-clad all elevations with locally sourced weathered boards and battens to replicate the
original, including the north (front) elevation large sliding double doors (see Figure 1),
which will be made permanently fixed in a closed position; and the west (right side)
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elevation small sliding double doors (see Figure 2), which will also be made permanently
fixed in an open position with the left door placed over the right door to allow for a new
window opening (see item #4 below), and fill in the grain chute.
Previous Related Heritage PermitHPA-2007-IV-015 was reviewed by Heritage
Kitchener on January 6, 2008, and their recommendation was approved by Council
on February 4, 2008, to permitrecladding all elevations of the drive shed with new
pine boards and battens,make the west elevationdrive shed doors permanently
fixed in a closed position, and fill in the grain chute.
Rationale for approval replacement of boards and battens is a maintenance issue;
as wood members are damaged or decay, they provide openings and gaps to allow
weather and pests to enter the structure, and must be replaced. The applicant has
chosen to replace with weathered material so as not to wait years for new boards to
develop the patina of age. Permanently fixing in a closed position the large sliding
double doors on the more significant front elevation will not affect the impression
from the street that this is still a utilitarian structure. Permitting the two sets of drive
shed doors to be made permanently fixed and/or open will allow for the successful
conversion and adaptive re-use of the structure as a dwelling unit. The original doors
will be replicated, including the reinstallation of existing roller door hardware.
Figure 1 - north elevation to be re-clad with weathered boards, replicating the large
double doors which will be made permanently fixed in a closed position
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Figure 2 - west elevation -to be re-clad with weathered boards, replicating the small
double doors which willbe made permanently fixed in an open position to allow for a
new window opening,
innote thedeteriorated boards and battens
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2.Replace the main floor south (rear) elevation(see Figure 3)with a glass curtain wall in
order to provide natural light to the interiorof the dwelling unit,with two sliding glass
patio doors and add a deck with anodized metal railings and glass panels (see Figure 4).
Removal of the boards and battens will expose the existing vertical structural members
which will be infilled with glazing, necessitating the removal of three of the 6/6 windows,
listed as heritage attributes in the designation by-lawand easement agreement.
Previous Related Heritage PermitHPA-2008-IV-008was reviewed by Heritage
Kitchener on June 3, 2008, and their recommendation was approved by Council on
June 9, 2008, to permit a new deck, windows and doors on the south elevation,
including the removal of two of the 6/6 windows(see Figure 5).
Figure3-existing south elevationFigure4-proposed new south elevation
drawing; the blue areas are to be glazed
Figure 5 - at left, HPA-
2008-IV-008 drawing of
south elevation shows
the permitted new deck
with exterior access to
the east, new windows
and doors, and the
removal of two of the
6/6 windows
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Rationale for approval as was stated in 2008, the greatest amount of alteration is
proposed to be made to the rear elevation, and will result in minimal impact on the
streetscape and cultural heritage landscape when viewed from the street. Views of
the rear elevation diminishquickly as the visitor walks along the public path to the
west, with vegetation hiding the back of the drive shed (see Figures 6 & 7).
vegetation beginning
to obstruct the view
Figure 6 viewof the drive shedfrom the public path to the west;little of the rear façade
can be seen from the path as vegetation begins to obstruct the view
approximate
location of drive
Figure7at left, viewof the drive shed
shed hidden by
from the public path to the west
vegetation
completely obstructed
vegetation completely
obstructs the view
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3. Enlarge the man door on the east (left side)elevation (see Figure 11) to become the
main entry door to the new dwelling unit (see Figure 12). Theexisting weathered wide
board door (see Figure 9) and it is
proposed to be replaced by a new charcoal grey painted wood Dutch door and frame
(see Figure 10), measuring 91he Ontario Building
Code (OBC) requires a minimum entry door size .
Figure 9 existing weathered wideFigure 10 proposed charcoal grey
board door, note damage at bottom paintedwood Dutch door and frame
Previous Related Heritage Permitas described in #2, HPA-2008-IV-008 was
approved to permit a new fully glazed man door at the rear of the east elevation,
resulting in two doors on this elevation (see Figure 8).
Rationale for approval rather than having two doors on the east elevation as HPA-
2008-IV-008permitted, the amendment proposes one modern door with only the
upper half glazed rather than the fully glazed door as previously permitted.
Figure 8 at left,
HPA-2008-IV-008
drawing of east
elevation shows the
permitted two entry
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As well, the applicant proposes the following new items:
4. In order to provide light and ventilation, enlarge one existing east elevation window
opening for a new kitchen window and create two new window openings, one on the
east elevation for a new bathroom window and one on the west elevation for a new
bedroom window in the location of the permanently open small double doors (see Figure
13). The existing east elevation opening (see Figure 11) contains a non-original awning-
style
replaced by a new charcoal grey aluminum clad wood double casement kitchen window
measuring (see Figure 12). The new west elevation
bedroom window will be the same size and style as the kitchen window (see Figure 14).
The new east elevation bathroom window will be the same style as the other windows,
(see Figure 12). The applicant designed
them to be the same height for consistency and scale. The OBC has certain
requirements for windows in kitchens and bedrooms.
Rationale for approvalthis property has evolved from being an active farm to a
suburban residence; Heritage Planning staff believethe rural character of the
structure will be maintained and that the proposed alterations are within an
acceptable range.
Figure 11 - existing east elevationFigure 12 -proposed new east elevation drawing,
with a new door, a larger window replacing an
existing window, and a new window
Figure 13 - existing west elevationFigure 14 -proposed new west elevation
drawing, with a new window
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5. Install an air conditioning unit on the west elevation (see Figure 13) on a poured
concrete pad and camouflaged by weathered barn board screening (see Figure 14).
Rationale for approvalexisting hydro and gas utilities are situated in this location;
screening with weathered barn board will provide concealmentof thisitems.
Other Items
The applicant mentions several other items in the application, attached photos or drawings that
are explained here for the information of the Committee members.
6. Replace existing asphalt roof with new asphalt 30-year shingles in charcoal grey
replacing an existing asphalt roof with new asphalt shingles does not require a Heritage
Permit.
7. 6/6 rounded headed window and frame in front elevation gable will be repaired and
painted charcoal grey to match other trim elements; drawing incorrectly indicates wood
frame will be covered in aluminum. Minor repairs and painting do not require a Heritage
Permit.
8. Convert the undercroft for storage of lawn and tractor equipment with the removal of the
existing doors and the installation of double carriage style swinging wood doors with an
, thus ensuring the continued utilitarian use of the
structure. The new proposal varies little from the original previously issued Heritage
Permits, which are still valid.
Previous Heritage Permitsas described in #2, HPA-2008-IV-006 was approved to
permit alterations to convert the undercroft area of the drive shed to accommodate
vehicular parking (see Figure 5); Subsequently, HPA-2012-IV-001 was reviewed by
Heritage Kitchener on February 7, 2012, and their recommendation was approved by
Council on March 5, 2012, to permit the removal of the existing doors and the
race design.
In reviewing the merits of the application, Heritage Planning staff note the following:
subject property is designated under Part IV of the Ontario Heritage Act, with all
elevationsof the drive shedidentified as heritage elements;
drive shed is in a state of disrepair and transforming it into a combined storage/dwelling
unit will ensure itscontinued viability and functionality;
many of the proposed alterations are amendments to previously approved Heritage
Permits;
the proposal follows the Eight Guiding Principles in the Conservation of
Historic PropertiesforRespect for original fabric(repair with like materials);Reversibility
(alterations should be able to be returned to original conditions); and Legibility (newwork
should be distinguishable from old);
some proposed alterations are maintenance issues, such as replacement of boards and
battens andthe reinstallation of existing roller door hardware;
some proposed alterations will allow for the successful conversion and adaptive re-use
of the structure as a dwelling unit, such as permitting the drive shed doors to be made
permanently fixed;andnew and enlarged window and door openings;
some proposed alterations are minor in nature, such as the location and screening of
utilities;
permanently fixing in a closed position the large sliding double doors on the more
significant front elevation will not affect the impression from the street that this is still a
utilitarian structure;
the greatest amount of alteration is proposed to be made to the rear elevation, and will
result in minimal impact on the streetscape and cultural heritage landscape when viewed
from the street; the view from the public path to the west is negligible;
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this property has evolved from being an active farm to a suburban residence; Heritage
Planning staff continue to believe the rural character of the structure will be maintained
and that the proposed alterations are within an acceptable range; and
construction of alterations to the drive shed, including new and enlarged window and
door openings, will not adversely affect thethe character of the propertynor the façade of
the building.
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 carry out
alterations to the drive shed for occupancy, including new and enlarged window and door
openings.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM - This report has been posted to
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-2016-IV-011
APPENDIX B:
Hanson Barn Drawing A2 and A3
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33'-8"
3'-5"23'-2"7'-1"6'-0"
3'-0" x 6'-0"5'-6" x 6'-0"
5'-6" x 6'-0"
33'-8"
EXISTING WINDOW
10'-0"6'-0"7'-0"8'-0"
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