HomeMy WebLinkAboutCSD-17-086 - HPA-2017-V-031 - 64 Margaret Avenue
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 10
DATE OF REPORT: September 19, 2017
REPORT NO.: CSD-17-086
SUBJECT: Heritage Permit Application HPA-2017-V-031
64 Margaret Avenue
Construction of two multi-residential buildings
RECOMMENDATIONS:
THAT pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-V-031 be approved to permit the construction of two multi-residential buildings
located on the property municipally addressed as 64 Margaret Avenue, in accordance
with the plans and supplementary information submitted with the application and subject
to the following conditions:
1.That final samples of the building materials and colours be submitted for review
and approval by Heritage Planning staff, in conjunction with Urban Design staff,
prior to issuance of a building permit; and further,
2.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: 64 Margaret Avenue
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Applications HPA-2017-V-
031 requesting permission to construct two multi-residential buildingsatthe propertymunicipally
addressed as 64 Margaret Avenue.
REPORT:
The subject property is located near the north east corner of Margaret Avenue and Victoria Street
North in the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD), which is
designated under Part V of the Ontario Heritage Act. The property once featured the home of
William H. Breithaupt. The building was constructed circa 1907 and demolished in 2003. Today,
the portion of the property located within the CCNHCD is vacant. As a result, a heritage permit is
required to construct two multi-residential buildings.
64 Margaret Avenue
Heritage Impact Assessment Update
As part of the development planning process, a heritage impact assessment (HIA) was required
with the submission of a completed site plan application. The draft HIA prepared by MHBC and
dated March 2017 was presented to Heritage Kitchener on April 4, 2017. Members raised
concerns with the minimum setback to parking and the amount of available parking. Staff advised
that these concerns would be considered.
Afull review of the site plan application is complete and has resulted in a number of changes.
These changes are reflected in the heritage permit application form and revised site plan and
building elevation drawings. The final HIA has been approved by the Director of Planning.
Proposal to construct a 2.5 storey multi-residential building fronting Margaret Avenue
The applicant is proposing to construct a 2.5 storey (17-unit) multi-residential building fronting
Margaret Avenue in the CCNHCD. The design of this building is inspired by the former Breithaupt
residence. In particular, the building features a hipped roof and massing similar to the former
Breithaupt residence. From the Margaret Avenue streetscape, the building complements the
original scale of the former Breithaupt residence and the existing adjacent single detached
dwellings. The proposed architectural details, fenestration and materials are contemporary. The
front yard setback ranges from 10.5 to 13 metres. A central building entrance is oriented to the
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street with contemporary sidelights and transom. Materials include dark asphalt shingles, yellow
brick veneer,grey vinyl clad casement windows,grey and charcoal horizontal siding and an
exposed sandblasted concrete foundation.Surface parking is setback 15 metres from Margaret
Avenue. Significant views looking east into the CCNHCD from the intersection of Margaret Avenue
and Victoria Street North will be maintained.
Front Elevation (64 Margaret Avenue)
Proposal to construct a 6 storey multi-residential building fronting Victoria Street North
The applicant is proposing to construct a 6 storey (94-unit) multi-residential building fronting
Victoria Street North. A small portion (approximately 2.6 metres) of the rear of the building is
located within the CCNHCD. The remainder of the building is located adjacent to the CCNHCD.
The design of this building is contemporary. Materials and colours are similar to those used on the
2.5 storey building. The 6 storey height is not anticipated to create shadows on the low rise (2 to
2.5 storey) buildings fronting Margaret Avenue and Ellen Street West within the CCNHCD. Parking
is located underground or to the rear of both the 2.5 and 6 storey buildings.
The applicant advises that the estimated value of construction for the new buildings is
approximately $9,000,000.
Civic Centre Neighbourhood Heritage Conservation District Plan
The CCNHCD Plan contains policies and guidelines that regulate the following:
the requirement for a HIA on adjacent lands to the District;
development patterns and land use (e.g. residential character, use, lot size and depth,
setbacks, parking);
new buildings (e.g. height, built form, setback, massing, materials, architectural elements);
practices and design guidelines for new residential buildings (e.g. match patterns,
consistent setbacks, street orientation, complementary roof shapes and design elements,
pattern and style of windows and doors, representative colours, height);
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setbacks to building and surface parking from Margaret Avenue; and,
significant views along Margaret Avenue into the District from the Victoria Street interface.
In reviewing the merits of the application, Heritage Planning staff note the following:
a HIA was required as part of a complete site plan application and the HIA has been
approved by the Director of Planning;
with respect to both buildings:
o the driveway access will be located in the approximate location of a former laneway;
o the proposed materials and colours are similar to those found in the District, and the
applicant is required to submit the final samples of the building materials and
colours for review and approval prior to issuance of a building permit;
with respect to the 2.5 storey building:
o the location, height and general design of the building maintains the residential
character of the District;
o the setback, height, built form, massing and some materials of the building are
similar to that of the former Breithaupt residence;
o the setback, size and massing when viewed from the street are similar to adjacent
buildings;
o surface parking is generally located to the side and rear of where the former
Breithaupt residence once stood and setback 15 metres from Margaret Avenue;
o the building is oriented to face Margaret Avenue with a central entrance;
o the building features a hip roof and window fenestration that are similar to former
and surrounding buildings;
o the building features contemporary details influenced by the former Breithaupt
residence; and,
o the building will not detract from the character of the property, the Margaret Avenue
streetscape or the District; and,
with respect to the 6 storey building:
o the higher intensity building is located at the perimeter of the District primarily within
the Victoria Street mixed use corridor;
o the building is primarily located outside of the District and oriented to face Victoria
Street North;
o the building is not anticipated to create shadows on the buildings along Margaret
Avenue and Ellen Street West; and,
o the building will not detract from the character of the District.
In accordance with the preceding comments, heritage planning staff support the application to
construct two multi-residential buildings 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 full site plan approval and a building permit are required.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
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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-031
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