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HomeMy WebLinkAboutCSD-17-073 - HPA-2017-V-024 - 393-411 Queen Street South (Barra Towers) REPORT TO:Heritage Kitchener DATE OF MEETING: September 5, 2017 SUBMITTED BY:Brandon Sloan, Manager of Long Range & Policy Planning, 519-741-2200, ext. 7648 PREPARED BY:Leon Bensason,Coordinator, Cultural Heritage Planning, 519-741-2200, ext. 7306 WARD(S) INVOLVED:Ward 9 DATE OF REPORT:August 11, 2017 REPORT NO.:CSD-17-073 SUBJECT:Heritage Permit Application HPA-2017-V-024 393-411 Queen Street South New Construction (Six Storey Multiple Residential Building) RECOMMENDATION: THAT pursuant to Section 42of the Ontario Heritage Act, Heritage Permit Application HPA-2017-V-024 beapprovedto permit the construction of a sixstorey multiple residential building on the property municipally addressed as 393-411 Queen Street South,in accordance with the plans and supplementary information submitted with the applicationand subject to the following condition: That the final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to issuance of a building permit. Location Map: 393 - 411 Queen Street South 3 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Application HPA-2017-V- 024 which is seeking permission to construct a new six storey multiple residential building at the property municipally addressed as 393-411 Queen Street South. REPORT: The subject property is located on the east side of Queen Street Southbetween Courtland Avenue East and Mitchell Street within the Victoria Park Area Heritage Conservation District. The property is currently vacant, andwas the site of a former multiple residential building known as the Barra Castle.The Barra Castle was a c.1930 multiple residential building exhibiting an uncommon and unique castle-like design. In 2010, approval was granted to demolish the Barra Castle after structural deficiencies were identified in an Engineer’s report which was peer reviewed. Certain attributes of heritage interest, including the gothic archway above the main entrance, and original Barra Castle signage and crests, were salvaged from the building when the demolition proceeded in 2011. Subject Vacant Property at 393-411 Queen Street South Proposed Six Storey Multiple Residential Building The applicant is proposing to construct asix storey 106-unit multiple residential building on land located within the Victoria Park Area Heritage Conservation District (393-411Queen Street South); as well as two semi-detached dwellings and a three-unit townhouse dwelling on Benton Street, on land immediately adjacent but outside the heritage district boundary. The proposed six storey multiple residential building is contemporary in style but features some design elements which pay homage to the former Barra Castle building, as well asmaterials and colours which are predominant in the immediate area. The exteriorof the proposed building will be clad primarily in red brick with yellow brick on the top storey of the front façade to help lower the visual mass of the building. The front façade will also include a bay window feature clad in a precast veneer whichextendsthe full height of the building. A similar full height bay was a character defining feature of the former Barra Castle.The building setback from Queen 3 - 2 Street South will transition between the adjacent buildings to the north and south, providingfor a landscaped area in the front yard and opportunity for historic interpretation and commemoration of the former Barra Castle (see Barra Castle Commemoration). Proposed Six Storey Multiple Residential Building Former Barra Castle Building in 2008 Heritage Impact Assessment In 2013, the City required the completion of a scoped Heritage Impact Assessment (HIA) as part of the processing of Zone Change applications to facilitate the development of a 5 storey multiple residential building on the subject property and two semi-detached buildings on Benton Street. The scoped HIA examined the potential impact of the proposed development (nearly identical in design to the current proposal) on the cultural value and integrity of the Victoria Park Area Heritage Conservation District and onthe character of the Queen Street South streetscape. The scoped HIA was originally drafted by The Landplan Collaborative Ltd. and later updated by CHC Limited. The report established that as a vacant parcel of land,the propertydid not contain any built or natural heritage features of interest, and that the mass and height of the proposed new building met the City’s urban design guidelines with the exception of the angular plane taken from the southerly Mitchell Street property line. In this regard, the scoped HIA notedthat the new zoning establishes a greater setback of 5.6m from the Mitchell street properties than previously required, and that the building will not cast a shadow on the Mitchell Street properties, which are also located within the heritage district. The development proposal and scopedHIA werepresented to members of Heritage Kitchener on January 7, 2014(meeting minutes are attached to this report as Appendix ‘C’). At that time, the applicant was proposing to construct a 5 storey multiple residential building on the subject property.Committee members were advised that the applicant’s proposal may be revised to add an additional storey to the proposed multiple building, givenadditional properties on Benton Street had been acquired and the submission of a site plan application was imminent. Committee members did not identify major issues or concerns with the proposal but did have 3 - 3 several questions which were forwarded to the heritage consultant who authored the scoped HIA. The committee sought clarification on the following: clarification regarding features salvaged from the former Barra Castle building and how they may be incorporated into the new development; elaboration on how the proposed development addresses the VPHCD Plan policies for New Building and complements the surrounding buildings and streetscape; elaboration on the choice of materials to be used in the construction; and elaboration on whether the development will feature interpretive signage. The heritage consultant addressed the questions posed by Heritage Kitchener in amending the scoped HIA (version dated January 16, 2014) which was subsequently forwarded to committee members by email. No follow-up issues or concerns were raised. The HIA waslast updated on March 14, 2017 to reflect changes made to the design of the development proposed on Benton Street outside of the Victoria Park Area Heritage Conservation District and not subject to this Heritage Permit Application. The HIA was subsequently approved by the Director of Planning on March 28, 2017. The approved HIA forms part of the subject Heritage Permit Application. An excerpt from the scoped HIA outlining how the proposed development addresses the New Building policies of the Victoria Park Area Heritage Conservation District Plan, is attached to this report as Appendix ‘B’. The complete scoped HIA will be posted to the City’s website together with this staff report and agenda for the September 5, 2017 meeting of Heritage Kitchener. Barra Castle Commemoration Several features of the exterior of the former Barra Castle were salvaged at the time of its demolition. These features, which include the stone engraved Barra Castle name; two crests; and pieces of the entranceway gothic stone arch, will be incorporated into the front yard landscaping along with an interpretive plaque commemorating the significance of the former Barra Castle. 1.Interpretive Plaque 2.Gothic archway pieces to be integrated into custom seating. 3.Original cast concrete Barra Castle sign to be incorporated into a wall feature. 4.Barra Castle crests to be incorporated into entrance gate feature. Front yard landscaping and salvaged features to commemorate theformer Barra Castle 3 - 4 Some of the commemorative features such as the interpretive plaque and original Barra Castle crests will be visually accessible by the public from Queen Street South. The details of the proposed commemoration and measures to ensure implementation will be addressed through the review and approval of a landscape plan as part the Site Plan Application process. Merits of the Application The Victoria Park Area Heritage Conservation District Plan contains policies for New Buildingin establishing how new development should conform to conservation principles and contribute to the character of the VPHCD. A contemporary design, that is complementary to the historic character of the area in terms of massing, materials and scale is encouraged. The six storeymultiple residential building proposed to be constructed at 393-411 Queen Street South features architectural details which both harmonize with the heritage district and pay homage to the castle design of the earlier building which preceded it. Specific features of note include: construction in mostly red brick, which is predominant in the heritage district and the immediate environs; cladding the top storey in a lighter buff brick and stucco to help “lower” the visual mass of the building; a large and continuous precast bay window treatment up along the front façade, reminiscent of the previous castle design; and asubstantial landscaping component along the Queen Street frontage, which will feature human scale amenities and include opportunities for historic interpretive and commemorative signage. In addition, it is noted that the approved scoped HIA concluded that no negative impacts on surrounding heritage properties should be expected as a result of the proposed development, and that no mitigating measures, alternative design treatments or site alterations were required. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Actshall 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. 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 inadvance of the Heritage Kitchener committee meeting. CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. 3 - 5 ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A:Heritage Permit Application HPA-2017-V-024. APPENDIX B:Excerpt from Approved Scoped Heritage Impact Assessment, prepared by CHC Limited and last updated on March 14, 2017. APPENDIX C:Minutes ofthe January7, 2014 meeting of Heritage Kitchener. 3 - 6 379 Queen Street South Kitchener, ON N2G 1W8 Tel. 519.745.3249 www.polocorpinc.com July 21, 2017 Planning Division City of Kitchener 200 King Street West City, ON A0A 0A0 Attention: Leon Bensason Coordinator, Cultural Heritage Planning Reference: Barra Condos Heritage Permit Application 393-411 Queen Street South Kitchener, ON N2G 1W6 Introduction Polocorp Inc. is pleased to submit a Heritage Permit Application for the above-noted lands to allow for the upcoming development of Barra Condos located at 393-411 Queen Street South, and 168, 170-172, 176, and 180 Benton Street. Throughout the past eight years, Polocorp Inc. has revised the proposed development and has concurrently consulted with both Heritage Planning staff at the City of Kitchener (Leon Bensason) as well as with Heritage Kitchener in September 2009 and August 2010. In conformity to Section 42 (1) of the Ontario Heritage Act and the Victoria Park Heritage Conservation District Plan, a Heritage Permit is required for the alteration of any property designated under Part V of the Ontario Heritage Act. As part of the previous and current planning applications, a Heritage Impact Assessment (HIA) has been prepared (December 17, 2013, amended January 16, 2014, June 26, 2014, September 22, 2015, November 23, 2016) and approved. The August 2010 Heritage Kitchener meeting resulted in the approval of the Heritage Impact Assessment (HIA) by City of Kitchener council in September 2010. Subject Lands The subject lands consist of a single parcel fronting onto Queen Street South, as well as four parcels that front onto Benton Street. The Queen Street South parcel is of heritage interest as it is located within the Victoria Park Heritage Conservation District, designated under Part V of the Ontario Heritage Act. The subject property is 0.555 hectares (1.37 acres) in area and is located on the east side of Queen Street South between Mitchell Street and Courtland Avenue, extending through to Benton Street. It is partially located within the Victoria Park Heritage Conservation District, 1 | Page 3 - 7 designated under Part V of the Ontario Heritage Act, and therefore, development/ redevelopment is subject to an Heritage Impact Assessment requirement. Written Description As the previous site of Barra Castle, the Queen Street South parcel is included within the Victoria Park Heritage Conservation District Plan (1996). As part of the planning process, Polocorp Inc. have acquired the services of Owen Scott, Heritage Planner, to undertake a Heritage Impact Assessment (HIA) of the proposed development, of which was approved in August 2010 by Heritage Kitchener and subsequently, City of Kitchener council in September 2010. The HIA was supportive of the proposed development and has received minor revisions since the initial approval to reflect changes of the site plan. As these amendments are minor in nature, further approvals have not been required. The HIA was written and revised in support of the following as part of the proposed development, A seven-storey, 113-unit apartment building fronting onto Queen Street South; Two semi-detached dwellings fronting onto Benton Street, and A three-unit townhouse dwelling fronting onto Benton Street. All of the buildings proposed for the site have been designed to be sympathetic to the surrounding Victoria Park Heritage Conservation District, while understanding that the Queen Street Corridor has been zoned for intensification as one of the primary routes leading to the downtown core of Kitchener. The architectural style of the proposed building is contemporary, with suggestions of the original castle. To harmonize with the surrounding heritage district, the exterior architectural design for Barra Castle includes the following: Red brick with buff brick as the predominate exterior materials and with simulated limestone (stucco) elements, including an iconic feature bay front; A continuous cornice line providing a strong top to the building maintained on the front elevation by extending the bay window up; Top storey is clad in a lighter buff colour stucco and provide a more distinct roof line; and Main entrance door centred on the walkway from the street, and on the projecting bay window above to announce the main arrival to the building. The proposal includes a substantial landscape component along the Queen Street South frontage, as well as landscaped terraces on the south, east, and north sides. The development contributes to the public realm of Queen Street South. Its setback is a transition from its southerly neighbours to its neighbours to the north, which are at a higher elevation, striking a balance between the two. The tree-lined street is enhanced with new street tree plantings on private property as the boulevard is too narrow. The visual mass of the building is lowered by cladding the upper storey in a lighter colour brick. The main entrance door is centred on the walkway from the street, and on the projecting bay s a landscaped garden provided with human scale amenities. 2 | Page 3 - 8 The contemporary design features an iconic bay window, providing a subtle, modern accent. The continuous cornice line provides a strong top to the building. The building is founded on a podium or terrace, with the mass of the building set back from it. The building mass is further broken with a large bay window treatment and a rhythmic fenestration in materials and colours similar to those in the area. Red and buff brick, both predominant in the area and the immediate environs are proposed. Brick colour and style for all four buildings will be similar to that of the Mosaic building across the street. A continuous cornice line provides a strong top to the building. Rooftop equipment is not visible from the ground. to the street. Deciduous shade trees reinforce the existing trees on the neighbouring property to the north. Private, landscaped terraces are located on the south, east, and north sides and screen planting and fencing is provided on both the south and east sides. Service areas and waste containers are screened from the neighbours and the street. Parking is situated in the building, with some visitor parking spaces at the front and more at the rear accessed from Benton Street. Heritage Features to be Incorporated In addition to the sympathetic design of the building, several additional features have been incorporated into the site to commemorate the historical significance of the site. As per the 2016 Heritage Impact Assessment, several actions have been suggested to adequately reflect the cultural heritage value of the site. Measured drawings of the original Barra Castle crests and names were prepared prior to the demolition of the Castle and plans are to incorporate these in the interior of the new building Commemorative, interpretive signage is planned for the landscape. The owners will work ng coordinator to choose a prominent location and suitable type of signage to that effect. A commemorative plaque will be designed to be incorporated into the landscaping of the site, in a location that is accessible by both the occupants of the building and the general public, as illustrated within the Landscaping Plan submitted for both the Heritage Permit and Site Plan application. This plaque will be designed in collaboration with Owen Scott, Heritage Planner, and Leon Bensason, Heritage Planner at City of Kitchener, to ensure that the content accurately reflects the significant cultural heritage attributes and the significance of the building to the community and within the Victoria Park Heritage Conservation District. A summary of the plaques contents have been attached in a separate cover. In addition to the contents within the summary, images and context of the features within the landscaping will be included. Original pieces of Barra Castle were retained during demolition of the building to be incorporated into the Barra Condos development. These features include the stone engraved , (2) crests (Figures 1 and 2), and pieces of the entranceway gothic arch stone pieces as shown (Figure 3). 3 | Page 3 - 9 Figure 2: Figure 1: Archway, sign, and crests from Barra Castle Figure 3: Segments of the Barra Castle arch retained during demolition 4 | Page 3 - 10 The proponent is working in collaboration with a Landscape Architectto incorporate these features into the front yard landscaping. The features will incorporated as follows, 1.A commemorative, interpretative plaque will be installed within the site to allow the public realm to have access to the content and images; 2.The archway pieces will be integrated into a custom bench that will be within sight distance of the plaque to allow those reading the plaque to have a visual of the original archway, and its contemporary use within the landscaping; 3.all within the front landscaping; and 4.The crests will be incorporated into the entrance gate off Queen Street South. Figure 4: Front yard landscaping and features to commemorate the heritage attributes of Barra Castle 5 | Page 3 - 11 Figure 5: Proposed entrance gate adjacent to the Queen Street entrance that includes the crests from Barra Castle Figure 6: Preliminary bench design within the front yard that includes segments of the Barra Castle archway 6 | Page 3 - 12 Application Components As part of this application, the following documentation and reports have been provided for review. (1) completed application form signed by the owner of the property; Site plan of the proposed development; Building elevations for the seven-storey apartment buildling along Queen Street South; Building elevations for the semi-detached and townhouse dwellings along Benton Street; and Landscape Plans and details. In addition to the documents provided, Polocorp Inc. is able to provide Heritage Planning staff and the Heritage Kitchener committee with some exterior samples of the proposed buildings at the Heritage Kitchener meeting. Respectfully Submitted, Mike Puopolo, COO Amanda Stellings, Junior Planner 7 | Page 3 - 13 APPENDIX Figure 7: Site Plan of development on 393-411 Queen Street South, 168, 170-172, 176, and 178 Benton Street 8 | Page 3 - 14 Figure 8: Perspective of apartment building from Queen Street South Figure 9: North and west elevations of the apartment building from Queen Street South Figure 10: Perspective of townhouse and semi-detached dwellings from Benton Street 9 | Page 3 - 15 3 - 16 3 - 17 3 - 18 3 - 19 3 - 20 3 - 21 3 - 22 3 - 23 3 - 24 3 - 25 3 - 26 3 - 27 3 - 28