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HomeMy WebLinkAboutHK Minutes - 2017-12-05 HERITAGE KITCHENER MINUTES DECEMBER 5, 2017 CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:03 p.m. Present: A. Reid - Chair Councillors J. Gazzola and B. Ioannidis, Ms. K. Huxted, Ms. S. Hossack, and Messrs. P. Ciuciura, R. Parnell, S. Miladinovic, S. Thomson, S. Burrows and S. Strohack. Staff: D. Chapman, Chief Administrative Officer B. Sloan, Manager Long Range & Policy Planning L. Bensason, Coordinator of Cultural Heritage Resources M. Drake, Senior Heritage & Project Planner A. Best-Sararas, Planning Student D. Saunderson, Committee Administrator 1. FAREWELL - MS. A. BEST-SARARAS Ms. M. Drake advised the Committee that this meeting was Ms. A. Best-Sararas last meeting as she was at the end of her Co-op term with the City. On behalf of the Committee, Ms. Drake thanked Ms. Best-Sararas for all her hard work during her time at the City. 2. WELCOME AND COMMITTEE MEMBER INTRODUCTIONS Ms. A. Reid introduced Ms. S. Hossack who was newly appointed to the Committee as the Civic Centre Heritage representative. Each member was then requested to introduce themselves and state their interest in participating with the Committee. 3. CSD-17-098 - HERITAGE PERMIT APPLICATION - HPA-2017-V-035 - 51 DAVID STREET - CONSTRUCTION OF SIX-STOREY MULTI-RESIDENTIAL BUILDING The Committee considered Community Services Department report CSD-17-098, dated October 19, 2017 recommending approval of Heritage Permit Application HPA-2017-V-035 to permit construction of a six storey multi-residential building on the property municipally addressed as 51 David Street. Mr. L. Bensason presented the Report, advising staff are recommending approval of the Heritage Permit Application (HPA) with the condition that Heritage Planning staff would have an opportunity to review the building permit submission prior to the issuance of a building permit. He indicated the Committee previously considered a Heritage Impact Assessment (HIA) at the September 5, 2017 Heritage Committee meeting where generally the HIA was well received. He indicated the majority of the questions at that time were related to building materials. He further advised if the HPA received unanimous consent, it could be processed through the delegated authority process and would not require Council approval. Ms. Vanessa Hicks, MHBC Planning, Mr. Laird Robertson, NEO Architecture Inc., and Mr. Stephen Litt, applicant, were in attendance in support of the staff recommendation and to respond to questions from the Committee. In response to questions, Mr. Robertson advised there would be masonry materials on the main floor with corrugated metal and glazing materials in a neutral tone on the upper floors. He indicated the proposed colours are a neutral pallet tone having a more contemporary expression. He noted the proposed metal materials are painted and have horizontal striations that would be complementary to the existing buildings in its vicinity. The Committee was circulated samples of the building materials for their review. Mr. S. Miladinovic stated he was in support of the subject application, noting he resides in a dwelling adjacent to the subject property and he is of the opinion the proposed development has similarities to the residence that existed there previously. Mr. P. Ciuciura expressed some concerns with the proposed building materials. He stated in his opinion, there are a number of positive elements with the design of the proposed building; his only concern relates to the metal exterior. He indicated the majority of the properties fronting onto David Street are constructed of brick. He stated nowhere else in the Victoria Park HERITAGE KITCHENER MINUTES DECEMBER 5, 2017 - 40 - CITY OF KITCHENER 3. CSD-17-098 - HERITAGE PERMIT APPLICATION - HPA-2017-V-035 - 51 DAVID STREET - CONSTRUCTION OF SIX STOREY MULTI-RESIDENTIAL BUILDING Heritage Conservation District (VPHCD) is there a similar building material, which in his opinion would cause the building to stand out in the District. He further advised he would not be able to support the HPA. The following motion was then voted on and was Carried. It was noted due to the fact that the vote was not unanimous, the recommendation would be forwarded to Council for consideration at the December 11, 2017 Council meeting. On motion by Councillor B. Ioannidis - it was resolved: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-V-035 be approved to permit the construction of a six storey multiple residential building on the property municipally addressed as 51 David Street, as outlined in Community Services Department report CSD-17-098, in accordance with the plans and supplementary information submitted with the application and subject to the following condition: i. That the final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to issuance of a building permit 4. CSD-17-101 - HERITAGE PERMIT APPLICATION - HPA-2017-V-036 - 22 AHRENS STREET WEST - REPLACEMENT OF FRONT STOOP The Committee considered Community Services Department report CSD-17-101, dated November 8, 2017 recommending approval of Heritage Permit Application HPA-2017-V-036 to permit the proposed replacement of the front stoop of the building located on the property municipally addressed as 22 Ahrens Street West. Mr. L. Bensason presented the Report. Ms. Maaike Asselbergs and Mr. Allen Cameron were in attendance in support of the subject Heritage Permit Application (HPA) and the staff recommendation. Ms. Asselbergs provided a brief overview of the subject application and circulated sample building materials to the Committee for review. The following motion was voted on and Carried Unanimously. On motion by Councillor B. Ioannidis - it was resolved: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2017-V-036 be approved to permit the replacement of the existing front stoop with a new front stoop on the property municipally addressed as 22 Ahrens Street West, as outlined in Community Services Department report CSD-17-101, in accordance with the plans and supplementary information submitted with the application and subject to the following condition: i. That the final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to issuance of a building permit 5. CSD-17-103 - NOTICE OF INTENTION TO DEMOLISH PORTIONS OF THE BUILDING - 1940 FISCHER HALLMAN ROAD The Committee considered Community Services Department report CSD-17-103, dated November 15, 2017 regarding the Notice of Intention to Demolish portions of the building located on the property municipally addressed as 1940 Fischer Hallman Road. Ms. M. Drake presented the Report, advising the property municipally addressed as 1940 HERITAGE KITCHENER MINUTES DECEMBER 5, 2017 - 41 - CITY OF KITCHENER 5. CSD-17-103 - NOTICE OF INTENTION TO DEMOLISH PORTIONS OF THE BUILDING - Fischer Hallman Road is located within a draft approved plan of subdivision, commonly referred to as Becker Estates. She indicated the Committee previously considered a Heritage Impact Assessment (HIA) for the subject property at the February 3, 2009 Heritage Kitchener meeting, noting the applicant was unable to proceed with development at that time as services were unavailable. She stated the applicant is now ready to proceed with development and has submitted a Conservation Plan and Notice of Intention to Demolish to conserve the farmhouse, and to determine future interim and permanent uses of the farmhouse. She provided a brief overview of the Conservation Plan, indicating the conservation works include the proposed demolition of the south porch, north addition, east porch and west cellar entrance. She stated these demolitions will help to facilitate the repair and replacement of the exterior masonry and related works with the frieze and replacement of the roof; and, repairs to the stone foundation. Ms. Drake indicated staff are of the opinion that no action to designate the property is warranted at this time, as there are a number of conditions outlined in the draft approved plan of subdivision related to the heritage conservation of the farmhouse. She further advised the applicant is in support of pursuing heritage designation of the farmhouse following the previous situations. In response to questions regarding vibrations and the impacts they may have on the structure, Ms. Drake advised the applicant would be required to obtain a building condition report, pre- construction and post-construction, to allow them to monitor the condition of the house through the development process. She further advised the applicant will also be required to install fencing around the farmhouse to establish a sufficient distance setback between the dwelling and construction work to help prevent any adverse impacts to the structure. Mr. V. Bender, RBJ Schlegel Inc., was in attendance to respond to questions from the Committee. In response to questions regarding their past heritage conservation projects, Mr. Bender advised their company previously developed the subdivision commonly known as the Eby Estates, which has a notable heritage stone house. He indicated as part of that development, they relocated the stone house to preserve it and even when it was subject to a fire, they rebuilt it using salvaged exterior stones. He stated similar to past situations, they have made commitments to the City to preserve heritage structures, noting he has made similar commitments with the subject property. He indicated it would be his preference to proceed with the preservation work of the dwelling prior to pursuing designation as it is a process that had worked well in the past. Mr. Bender further advised the proposed future use of the dwelling has yet to be determined, noting there are a number of permitted uses within the zoning on the subject property, including but not limited to: residential, office and daycare. It was noted any recommendation arising from this matter would be considered at the Council meeting on Monday, December 11, 2017. On motion by Councillor B. Ioannidis - it was resolved: That, in accordance with Section 27(3) of the Ontario Heritage Act, the written Notice of Intention to Demolish dated October 20, 2017 regarding the property municipally addressed as 1940 Fischer Hallman Road, as outlined in Community Services Department report CSD-17-103, be received for information and that the notice period run its course 6. HERITAGE IMPACT ASSESSMENT (HIA) - 114-120 VICTORIA STREET SOUTH - FORMER HUCK GLOVE FACTORY The Committee considered a memorandum dated November 28, 2017 and Heritage Impact Assessment (HIA) prepared for 114-120 Victoria Street South. Mr. L. Bensason stated staff were in receipt of an HIA in support of a Zone Change application and Site Plan application for the former Huck Glove factory municipally addressed as 114-120 Victoria Street South. He indicated planning applications have been submitted to redevelop the site with a mixed-use development that proposes to retain and adaptively re-use the former industrial HERITAGE KITCHENER MINUTES DECEMBER 5, 2017 - 42 - CITY OF KITCHENER 6. HERITAGE IMPACT ASSESSMENT (HIA) - 114-120 VICTORIA STREET SOUTH - FORMER HUCK GLOVE FACTORY building. He indicated the applicant intends to use heritage bonusing provisions in the Zoning By-law, which requires the property to be designated under the Ontario Heritage Act and that a heritage easement agreement be registered on title. He further advised Heritage Planning staff plications. Ms. Christina Karney and Mr. Drew Hauser, McCallum Sather Architects, Ms. Heather Price, GSP Group Inc., and Mr. Matt Bolen, EDGE Architects, were in support of the HIA and responded to questions from the Committee. Ms. Karney presented the HIA, noting the building is an Industrial Vernacular architectural style that was constructed in 1907. She stated it has historical significance to local businesses such as Hagan Shirt and Collar Co., Lang Shirt Co., as well as the Huck Glove Company. She indicated the subject property also has contextual significance in its relationship to the Warehouse District. She stated as part of the HIA there is a review of the potential impacts of proposed development including: destruction; alterations; shadows; isolation; views/vistas; change of use; and, land alterations. Ms. Karney provided an overview of the proposed development, noting some demolition of the structure is being proposed; however, it will be limited to the non-original fabric of the building. She stated there is a proposed three-storey addition to the Huck Glove building with the original structure being highlighted and maintained. She indicated all exterior walls will be visible from the street with the rear wall becoming an interior feature wall. She further advised in total, the proposed development will consist of two new buildings on the site: a six-storey mixed-retail and office building located along Victoria Street South incorporating the existing original 1907 Huck Glove building; and, a 25-storey mixed-retail and residential tower behind the six-storey building toward the rear of the site. Ms. Karney advised the HIA determined the Huck Glove building can be maintained with all of its character-defining elements intact and the setbacks to other buildings in this development will help to distinguish old from new and provide opportunities for further connection and interaction public space with a new accessible entrance. She indicated a Conservation Plan has been recommended to help determine, in finer detail, requirements for adapting the office space and maintaining some of the original interior allurements. In addition, she stated a maintenance and monitoring plan should be completed as part of the Conservation Plan to ensure the long-term sustainability of this asset. In response to questions regarding heritage bonusing, Mr. Bensason advised the property owner, as a means to increase the density on the subject property, can apply for heritage bonusing. He stated the applicant, to achieve bonusing eligibility, would be required to designate the property and have a heritage easement registered on title. Ms. Price advised heritage bonusing is just one item in the larger proposal that would assist in achieving the proposed density. She indicated there are a number of community benefit items such as the proposed pedestrian-first roadway that would also help to achieve a higher density development. Questions were raised regarding the windows. Mr. Hauser advised the existing windows are not original to the building. He stated they will need to be replaced; however, the openings that are in existence this date will be maintained. Councillor J. Gazzola questioned whether the Huck Glove name would be reinstated on the building where it was previously painted. Mr. Hauser advised it is something they are considering for incorporation if possible. Mr. R. Parnell questioned whether consideration was given to building outside of the existing structure rather than through it. Mr. Bolen advised the goal is to preserve as much of the structure as possible, including the interior of the building. He stated the existing structure on Bramm Street is directly on the property line and following a Regional road widening on Victoria Street South, the exterior of that wall will also be on the property line. He indicated those property setbacks added challenges with regard to the proposed additions. Mr. Hauser stated the intention is to keep as much of the building fabric as possible. He indicated even the portions of the building that are due to demolition will be reused to repair the portions of the masonry that are currently in disrepair. HERITAGE KITCHENER MINUTES DECEMBER 5, 2017 - 43 - CITY OF KITCHENER 6. HERITAGE IMPACT ASSESSMENT (HIA) - 114-120 VICTORIA STREET SOUTH - FORMER HUCK GLOVE FACTORY In response to the historical significance of the building and paying homage to its heritage, Ms. Karney advised that has yet to be determined. She indicated there are a number of ways to incorporate the historical significance of a building; whether that will include repurposing materials from the development into other areas/features of the development or historical plaques, those items are yet to be decided. Questions were raised regarding the single-detached red brick dwelling also located on the subject property. Ms. Price advised the existing dwelling has not previously been included in heritage discussions, adding the dwelling is due to be demolished. Ms. A. Reid stated it would be interesting if there was some way to also incorporate that dwelling within the proposed development. 7. HERITAGE BEST PRACTICES OPEN FORUM & UPDATE Mr. L. Bensason provided an update with regard to the Notice of Intention to Demolish November, 2017 meeting. He stated for clarification the application is proposing a six-storey addition at the rear of 1 Queen Street South, formally known as the American Hotel. He stated at the November meeting, the presentation indicated the overall building height would be six storeys; and, that the hotel itself would be redeveloped with a three-storey addition. He indicated he wanted it to be clear to the Committee that the actual development would be at the rear of the structure, not physically on top of the Hotel. He further advised there was no change to the recommendation made by the Committee at the November meeting that was due to be considered by Council at the December 11, 2017 meeting; however, he wished to ensure it was noted for the record. In addition, he stated the property owner will be taking appropriate measures to reinforce the Queen Street elevation to ensure the structure is stabilized through the redevelopment. 8. ADJOURNMENT On motion, this meeting adjourned at 5:47 p.m. D. Saunderson Committee Administrator