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HomeMy WebLinkAboutCSD-17-085 - HPA-2017-V-029 - 119 Joseph Street REPORT TO: Heritage Kitchener DATE OF MEETING: October 3, 2017 SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519- 741-2200 ext. 7648 PREPARED BY: Michelle Drake, Senior Heritage & Policy Planner, 519-741-2200 ext. 7839 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: September 14, 2017 REPORT NO.: CSD-17-085 SUBJECT: Heritage Permit Application HPA-2017-V-029 119 Joseph Street Alterations to the front (Joseph Street) and side elevations RECOMMENDATIONS: THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-V-029 be approved to permit the alterations to the front (Joseph Street) and side elevations,including: enclosing the porch; replacing the windows and doors; removing the siding and shutters; installing signs; recladding the canopy; and adding a new roof and glazing to the attached garage, of the building located on the property municipally addressed as 119 Joseph Street, in accordance with the plans and supplementary information submitted with the application and subject to the following conditions: 1.That the final design of the frameless glass entrance door and the main door and door surround (including transom and sidelights) be provided to Heritage Planning staff for review and approval, in conjunction with the Victoria Park Area Heritage Conservation District representative, prior to issuance of a building permit; 2.That the final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to issuance of a building permit; and further, 3.That the final sign permit drawings be provided to Heritage Planning staff for review and approval, in conjunction with the Victoria Park Area Heritage Conservation District representative, prior to issuance of a sign permit; BACKGROUND: The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-V- 029 requesting permission to alter the front (Joseph Street) and side elevations of the building municipally addressed as 119 Joseph Street. 2 - 1 Location Map: 119 Joseph Street REPORT: The subject property is located on the south east corner of Joseph Street and Water Street South. The property is located in the Victoria Park Area Heritage Conservation District (VPAHCD) and designated under Part V of the Ontario Heritage Act. The Victoria Park Area Heritage Conservation District Study describes the property as follows -storey metal clad building at the corner of Water Street South has the earmarks of a once gracious residence, but has been much changed and added to, resulting in a mix of styles, materials, and colours. There is a spacious front A heritage permit is required to alter the front and side elevations. Front (Joseph Street) Elevation The applicant has advised that there primary goal is to build on the eclectic nature of the building that witnessed several alterations and additions. A committee of adjustment application requesting several variances to recognize the location of the building and parking was approved earlier this year. A site plan application has been submitted to formalize the proposed landscape plan and parking plan for the site. 2 - 2 With respect to the original footprint of the building, the applicant is proposing to: enclose the porch with glazing with dark brown frames, which match the existing openings; replace the 1/1 hung windows with double hung wood framed aluminum clad dark brown windows similar to the existing; replace the cladding and windows around the upper verandah with new floor to ceiling glazing with dark brown frames, which provides a similar fenestration to the existing windows; remove the small gable above the porch and main entrance; block the arched eyebrow openings in the porch with cement that matches the existing stair copings and window sills, and setback the cement 1 inch behind the face of the existing red brick; replace the entrance door with a new aluminum clad wood door in maroon with half-light, sidelights and transom similar to the existing; remove the wood/aluminum siding to reveal the original red brick cladding; and, remove the non-original window shutters. With respect to the attached concrete block garage, the applicant is proposing to: clad the building with maroon ship-lap cement siding that looks similar to wood siding on other buildings in the District; replace the roof with a new roof similar to the existing in terms of slope and material but with a higher ceiling to allow for new commercial uses in the converted space; add a shed dormer with maroon ship-lap cement siding to the front of the roof to allow natural light through a glazing pattern and colour similar to the new windows on the upper verandah; and, remove the garage door and replace with an entrance door and glazing pattern and colour similar to the new windows on the upper verandah. With respect to the retail store, the applicant is proposing to: repair the canopy; wrap the fascia and soffit of the repaired canopy with pre-finished dark brown or silver aluminum; and, replace the windows with new glazing with dark brown frames that fit within the existing mullion pattern but are similar to the glazing pattern on the new windows on the upper verandah. Proposed alterations to front (Joseph Street) facade (119 Joseph Street) 2 - 3 The applicant advises the estimated value to complete the alterations is approximately $100,000. In reviewing the merits of the application, Heritage Planning staff note the following: the subject property is located at the edge of the Victoria Park Area Heritage Conservation District and designated under Part V of the Ontario Heritage Act; the dark brown frames for new windows are consistent with the building conservation guidelines for paint and colour in the District Plan, and match the existing colours found on the building; the large glazing units used to enclose the porch will maintain the original openings; even though a heritage permit is not typically required to replace non-significant windows within their existing openings, Heritage Planning staff requested that the proposed new windows be described because they form part of major work occurring to the front and side elevations that are visible from the public realm; o the new windows are a similar double hung 1/1 design in wood clad with aluminum, which is found elsewhere in the District; a clear architectural style is no longer present, instead the building is eclectic based on alterations made over time, and the new upper verandah glazing add a modern addition to the eclectic style of the building; the new upper verandah glazing provides a similar fenestration to the existing windows; the small gable above the front porch and main entrance may not be original; blocking the arched eyebrow opening with cement that is inset by 1 inch will ensure that this decorative detail is still distinguishable and is not lost; a new frameless glass entrance door will be installed at the top of the stairs to fully enclose the porch while still providing visibility to the original building façade and its entrance door and door surround; the proposal to replace the existing entrance door and door surround (including sidelights and transom) with a new aluminum clad wood door with half-light, sidelights and transom similar to the existing within the existing opening is permitted under the building conservation guidelines for entrances in the District Plan; however, Heritage Planning staff encourage the applicant to retain and repair the door and door surround; o the applicant is encouraged to consider applying for a 2018 Designated Heritage Property Grant to assist with 50% of the cost of the repairs to the door and door surround up to a maximum of $3,000; o at the request of the applicant, a condition to review and approve the final design of new frameless glass entrance door and the entrance door and door surround prior to issuance of a building permit has been in case issues arise with Ontario Building Code requirements for exits; removing the siding will expose the original red brick; the shutters are not original; the existing attached garage is constructed with concrete blocks, which are not a historic building material in the District; the existing attached garage will be clad with maroon cement ship-lap siding, which provides a similar visual look to wood siding found in the District; although building additions are typically encouraged to the rear, the garage is existing and increasing its height to approximately 1.5 storeys with a similar side gable roof pitch is still subordinate to the original building; the addition of a shed dormer with modern glazing and signage is consistent the other modern changes being proposed that contribute to the continued eclectic style of the building; 2 - 4 the new entrance door and glazing will make use of the existing garage door opening, and their design is similar to the new upper verandah glazing thereby providing clarity that these alterations were undertaken at the same time; repairs to the canopy will be designed by a structural engineer and will be hidden behind the cladding; the fascia and soffit of the retail store canopy will be wrapped with a new dark brown or silver aluminum, Heritage Planning staff prefer silver because it maintains the 1950s style; the new window glazing on the retail store will be similar to the new upper verandah glazing thereby providing clarity that these alterations were undertaken at the same time, and Heritage Planning staff prefer silver window frames because they maintain the 1950s style; and, the alterations, subject to the conditions,will not impair or negatively impact the integrity of the property, the character of the Joseph Street and Water Street South streetscape, or the Victoria Park Area Heritage Conservation District. In accordance with the preceding comments, heritage planning staff support the application to alter the front (Joseph Street) and side elevations of the building municipally addressed as 119 Joseph Street subject to conditions as described above and provided in the report recommendation. Theapproval 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, the applicant is advised that asite plan, building permit and sign permit are required. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: through the delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - 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-2017-V-029 2 - 5 2 - 6 2 - 7 2 - 8 2 - 9 2 - 10 2 - 11 2 - 12 2 - 13 MasriOArchitects ЏЉВYǒƒƦŅ5ƩźǝĻͲ{ǒźƷĻЊЉЊͲ‘ğƷĻƩƌƚƚͲhbbЋЊYБ΋ЎЊВЎАВЉЉАЋ΋ƒğƭƩźƚźƓŅƚθƒğƭƩźƚ͵ĭğ΋ǞǞǞ͵ƒğƭƩźƚ͵ĭğ September 1, 2017 Ms. Michelle Drake Senior Heritage & Policy Planner City of Kitchener 200 King Street West Kitchener, ON N2G 4G7 Re: 119 Joseph St. Kitchener Ï Supporting Documentation for Heritage Permit Application Dear Ms. Drake, Further to our letter of August 14, 2017 and the associated submission to the Heritage Committee, the following provides further clarification in support of this submission for a Heritage permit application for the renovation of the property located at 119 Joseph St. Building Style: We are in agreement that this building appears to have been built over time with several additions and each with different details. Other buildings in the neighbourhood are a stronger representation of this style. The building at 119 Joseph Street is hard to identify as a clear Berlin Vernacular Style except perhaps for its simplicity. As we mentioned in our submission, the goal for the re-development and restoration is to build on the eclectic nature of the building that resulted through several additions over time. Single punched windows: these will be replaced with new energy efficient double hung windows to stay close to the original style. Enclosing the First Floor Verandah: The new glazing to be used for enclosing the veranda will have minimal aluminum framing with maximum glass to reduce the visual impact and preserve its character as a verandah. We have added a single horizontal molune to the fixed windows to act as a railing and to manage the size of the glass. There will be a glazed door at the top of the stairs to create a vestibule for weather protection. Similar to the windows, the glass area for the door to maximized to reduce its visual impact. Main Door: The existing doors will be replaced as the original is not in a good state and to allow installation of new door hardware. The new doors will be similar in style to the original. The sidelights may have not be replaced if two separate exits are required by the building code for safe exiting from the ground and second floors. Retail store: The existing manufactured stone will be maintained. It is in good condition. Garage: We are proposing to lift the garage roof to allow better ceiling height within the space and bring daylighting for the new use. purposes Currently, there is only a single window at the rear. New windows on the side elevation of the garage are problematic due to 2 - 14 fire protection requirements being on the lot line. Furthermore, the added height helps even- out the building façade in terms of the massing. We have prepared a side elevation that shows the relationship of the raised roof with the existing windows of the main building. As such, the roof line was dropped from what was originally proposed to prevent interference with windows. The new soffit is at 11Ô5Ò. This is within a 1 ½ storey height and works well with the front elevation of the building. Colours: We will restrict the accent colours to two. The beige gutters and rain water leaders will be painted a dark colour such as brown or black to match the window frames. As such maroon would colour for some elements would be an appropriate accent and will add a nice visual interest to the building in its new life and use. Swing Door Access to Garage: We have limited area for this door due to the garage door opening which is being maintained (door to be replaced with a glazed overhead door). Functionally a swing door is needed to allow normal access to this portion of the building. Since the floor plate is limited the building code allows this door to swing inward. This will ease the conflict with the parked cars. Main Door: Will be metal clad wood with accent colour such as maroon. Arched Eyebrow Opening: Will be filled with cement in natural colour which will match the stair copings and window sills. Retail Canopy: The repairs will be hidden (invisible) within the cladding and will be designed by a structural engineer during the permit stage. Retail Store Masonry: the original existing masonry will be maintained as it is in a good condition. We trust that the above provides clarification on the questions related to this application. We hope that this is satisfactory to grant approval of the work proposed as part of the restoration and adaptive re-use of this building. Regards, Reema Masri, Architect B.Sc. Arch. Eng., OAA, MRAIC Masri O Inc. Architects Attachments: Building Elevations Ï North & West as Revised Building Elevation - East cc: Scott Patterson, Labreche Patterson & Associates Paul Huck, Owner ЋƚŅЋ 2 - 15 2 - 16 2 - 17 2 - 18