HomeMy WebLinkAboutCSD-17-098 - HPA-2017-V-035 - 51 David StreetREPORT TO:Heritage Kitchener
DATE OF MEETING: December 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:October 19, 2017
REPORT NO.:CSD-17-098
SUBJECT:Heritage Permit Application HPA-2017-V-035
51 David Street
New Construction (Six Storey Multiple Residential Building)
RECOMMENDATION:
THAT pursuant to Section 42of the Ontario Heritage Act, Heritage Permit Application
HPA-2017-V-035beapprovedto permit the construction of a sixstorey multiple
residential building on the property municipally addressed as 51 David Street, in
accordance with the plans and supplementary information submitted with the application
and subject to the following condition:
That the final building permitdrawings be reviewed and heritage clearance provided by
Heritage Planning staff prior to issuance of a building permit.
Location Map: 51 David Street
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2017-V-
035. The applicant is seeking permission to construct a new six storey multiple residential
building at the property municipally addressed as 51 David Street.
Vacant Property at 51 David Street
REPORT:
The subject property is currently vacant and located on the east side of David Street between
Courtland Avenue West / Jubilee Drive and Joseph Street within the Victoria Park Area Heritage
Conservation District(VPHCD). The property previously housed two single detached dwellings
which were approved for demolition in 2014 after having fallen in extreme disrepair and
declared unsafe for occupancy. Currently, thewest side of the David Street is characterized by
linear plantings of mature trees on a slight rise of land adjacent Victoria Park, while the east side
of the street where the subject property is located, is dominated by multi-unit residential
developments.
The applicant is proposing to construct a 6 storey 30unit stepped-back multiple residential
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building fronting David Street (being stepped back at the 4, 5and 6storeys). The building is
contemporary in design and uses a combination of metal and glazing materials of neutral tones.
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Proposed New 6 Storey Multiple Residential Building
The Victoria Park Area Heritage Conservation District Plan contains New Buildingpolicies in
establishing how development should conform to conservation principles and contribute to the
character of theVPHCD.
Public Realm:New buildings shall contribute to the public realm of Queen Street South, which
is perceived as an historic, gracious and tree-lined thoroughfare.
Pedestrian Scale:New building shall emphasize a human scale that creates a comfortable,
safe and livable streetscape. Ground floor uses which can animate and enliven the public street
are encouraged.
Design:Contemporary design of a high quality shall be achieved that iscomplementary to the
historic character of the area in terms of massing, materials and scale.
Location: New building shall be located to create streetscape continuity and pedestrian scale.
Density:Every effort shall be made to blend new high rise building with neighbouring low rise
residences. This could include varied building heights and elevations and the breaking up of the
building mass.
Height:Design treatments to lessen the perception of height in the new high rise development
shall be considered, such as façade setbacks, mansard roofs, gables and varying building
finishes and textures.
Materials:Materials typical of the historic area such as brick, shall be used.
Roofs:Roofs shall be designed to create an attractive skyline and screen roof equipment.
Windows:The appearance, placement and proportion of windows shall be complementary to
historic windows in the area, if possible.
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Verandahs:Verandahs shall be incorporated, wherever possible, to continue an historic
tradition in the area.
Colours:Colours of paint and materials shall be complementary to the historic character of the
area.
Conservation: Policy applies to the integration of on-site historic buildings and is not
applicable.
Landscaping:Landscaping should enhance new building and the Queen Street South
streetscape. Landscaping should create continuity in the streetscape between adjacent
properties where possible. Plant material, where appropriate, should be used to soften building
size, mass and edges to maintain a human scale for pedestrians. Landscaping should screen
and buffer services areas, parking, open storage and other unsightly areas where required.
Landscaping should buffer high density buildings from low density where required.
Demolition: Policy applies to the removal of on-site historic buildings and is not applicable.
Heritage Impact Assessment
A Heritage Impact Assessment (HIA) dated July 2017 and prepared by MHBC Planning
consultants was undertaken to provide input to the submission of theHeritage Permit
Application as well a Site Plan application made in regardsto the proposed development. The
HIA served to evaluate the proposed development in terms of potential impacts to cultural
heritage resources located on-site and adjacent to the subject property, and to determine
whether the proposed development conforms to the policies of the VPHCD Plan. In regard to
the Site Plan application, the HIA concludes that the proposed development will not result in
adverse impacts to adjacent cultural heritage resources including the David Street streetscape;
and in regard to the Heritage Permit Application, that the development conforms to the policies
of the VPHCD Plan regarding new development. The HIA cites the following in supportofthe
latter conclusion:
The proposed new building will not obstruct or interrupt the existing character of the
David Street streetscape, and will frame views along the north and south along David
Street, which is currently occupied by contemporary residential development along the
east side of David Street.
The proposed design animates the streetscape at pedestrian level through a high quality
design which includes an emphasized stringcourse/horizontal canopy which separates
an entry door (to an interior amenity area / lounge) and garage door at street level from
the residential units above.
The design is complementary to the character of the streetscape as its scale and
massing is 6 storeys towards the interior of the lot, being stepped back after the third
storey. This is subordinate and complementary to the 4 storey multi-unit residential
building located to the north at 31-43 David Street and the 14 storey apartment building
located to the south (which provides an underground parking entrance fronting David
Street). The design of the proposed development effectively blends in the mixed
densities and building heights of the immediate area through the use of a stepped-back
roofline above the third storey and the use of various textures and fenestration, which
breaks up the vertical visual impact of the building.
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The proposed design of windows, doors, balconies and other elements are
contemporary and are complementary to the character of the immediate area, which is
dominated by other contemporary multi-unit residential buildings of various time periods
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of the 20
century.
The location of the subject property and its context adjacent other contemporary
buildings supports the use of contemporary building materialsincluding metalcladding,
steel and glazing and which will feature a neutral colour palette.
While the size of the lot restricts the space available for verandahs at street level, the
design incorporates 3 terraces / balconies above the third storey thereby animating the
David Street streetscape.
The new building proposes a 3 metrefront yard setback which is consistent with the
setbacks of the existing buildings located along the east side of David Street. The
property located at 31-43 David Street (north of the subject property) provides a setback
of 3.8 metres, while the underground parking entrance of the apartment building to the
south is setback 2.5 metres from David Street.
The proposed development includes a small low-lying landscaped area at the building’s
frontage, complementing the existing landscape along David Street.
The HIA was presented and discussed at the September 5, 2017 meeting of Heritage Kitchener.
While the HIA was generally favorably received, aconcern was expressed regarding the choice
of contemporary materials where the VPHCD Plan calls for more “traditional” materials such as
brick to be used in new construction.
The HIA was also submitted as supporting documentation to the Heritage Permit Application. An
excerpt from the HIA is attached to this reportwith the Heritage Permit Application, and the
complete HIA will be posted to the City’s website together with this staff report and agenda
ahead of the December 5, 2017 meeting of Heritage Kitchener.
Merits of the Application
In reviewing the VPHCD Plan, it is clear in the introduction to the New Buildingpolicies (see
Appendix ‘B’)that the Plan envisions that major new building may be expected along the Queen
Street South corridor. As such, the policies are weighted toward how new development shall
enhance the historic and civic character of Queen Street South, which is characterized by
examples of traditional historic development of varying type and density.
The subject property at 51 David Street and the east side of David Street between Courtland
Avenue West / Jubliee Drive and Joseph Street, do not share the same qualities and character
as the Queen Street South corridor within the heritage district. As has been noted, the subject
property is vacant, and the David Street streetscape in the area of the subject property is
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dominated by late 20century multi-unit residential development, most of which is
contemporary in design and construction. The subject property is immediately surrounded by
surface parking or driveways, and unlike the Queen Street South corridor and other areas of the
heritage district, there is a lack of“historic” buildings in the area from which to draw influence.
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Rendering of proposed development within context of the David Street streetscape.
In taking a strict interpretation of the VPHCD Plan, it could be statedthat the proposed
development meets most but not all of the New Buildingpolicies. One may argue that the
proposed building materials (metal and glazing rather than brick) and windows (contemporary
rather than historic in appearance) do not conform.Such view however, does notconsider the
perspective from which the New Building policies were written (focusedon Queen Street South)
and the context in which the new 6 storey building is proposed to be developed.
It is the opinion of staff that the siting, height, mass, scale, density and contemporary design of
the proposed 6 storey multiple building conform to the New Buildingpolicies of the District Plan.
Further, staff agree with the conclusions of the HIA that the subject property is locatedwithin a
context which supports the use of contemporary materials and window design, and a neutral
colour palette that complements the immediate streetscape. Specific features of note include:
The building height and mass will contribute to the public realm along David Street and
will not dominate the skyline when viewed from Victoria Park.
The stepback design and podium helps to achieve a pedestrian scale.
The setback and location creates streetscape continuity along DavidStreet.
The contemporary design and use of modern building materials is consistent with the
existing streetscape character.
The building design achieves a transition and gradual blending of building height and
density along the street.
The material colours are of a neutral and complementary tone.
It is staff’s conclusion that the proposed development conforms to the New Buildingpolicies of
the VPHCD Plan by contributing to the David Street context in a way which respects the
integrity of the VPHCD.
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.
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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.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A:Heritage Permit Application HPA-2017-V-035 with excerpt from HIA for 51 David
Street dated July 2017 and prepared by MHBC Planning Consultants.
APPENDIX B:New Building Policies from the VPHCD Plan
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