HomeMy WebLinkAboutDSD-19-227 - Heritage Permit Application HPA-2019-V-026 & HPA-2019-V-027 (6 Ellen Street West)REPORT TO: Heritage Kitchener
DATE OF MEETING: October 1, 2019
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200 ext. 7684
PREPARED BY: Victoria Grohn, Heritage Planner, 519-741-2200 ext. 7839
WARD (S) INVOLVED: Ward10
DATE OF REPORT:September 17, 2019
REPORT NO.: DSD-19-227
SUBJECT: Heritage Permit Application HPA-2019-V-026
Heritage Permit Application HPA-2019-V-027
6 Ellen Street West
Demolition of an existing shed and construction of a new shed
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RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2019-V-
026be approvedto permit the demolition of an existing shed on the property municipally
addressed as 6 Ellen Street West, and, further,
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2019-V-
027be approvedto permit the construction of a shed on the property municipally addressed as
6 Ellen Street West, in accordance with the plans and supplementary information submitted with
the application.
Location Map: 6 Ellen Street West
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994for assistance.
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BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Applications HPA-2019-V-026
and HPA-2019-V-027 which are seeking permission to demolish an existing shed in order to facilitate the
construction of a new shed on the property municipally addressed as 6 Ellen Street West, located within
the Civic Centre Neighbourhood Heritage Conservation District.
REPORT:
The subject property is located on the north side of Ellen Street West between Queen Street North and
Hermie Place. The property is designated under Part V of the Ontario Heritage Act and is in theCivic
Centre Neighbourhood Heritage Conservation District (CCNHCD). The subject property is identified a
Group ‘C’ building in the CCNHCD Plan and Study.
The CCNHCD Plan describes the dwelling on the subject property as a1925, 2 storey dwelling
constructed in the Vernacular architectural style. The shed is not mentioned in the CCNHCD Plan
description.
6 Ellen Street West – Front elevation with shed
Proposed Demolition
In accordance with the Ontario Heritage Act, a heritage permit is required from the Council of a
municipality to demolish a building or structure on a designated heritage property. This includes the
demolition of an accessory structure, and Heritage Kitchener must be consulted.
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6 Ellen Street West – Existing shed
Generally, the CCNHCD Plan’s policies and guidelines pertain to residential dwellings, and give little
guidance on accessory structures. However, the CCNHCD Plan contains five policies relating to
demolition. In general, the policies indicate: demolition of buildings is strongly discouraged; demolition
requires a Heritage Permit Application; documentation outlining appropriate reasons for demolition is
required; approved demolitions may be conditional on the submission of written and/or photographic
documentation of notable architectural feature and construction techniques; and reclamation of building
materials for reuse on site or in the neighbourhood is strongly encouraged.
Application HPA-2019-V-026 seeks permission to demolish the existing shed. The exactconstruction
date of the shed is not known. The existing shed is 10 feet by 18 feet, has a wood frame and is clad in
artificial steel siding with a corrugated metal roof. The applicant advises that the wood frame is rotting,
the foundation is sinking, the doors are falling off and will not open, and the metal is peeling, warping and
rotting through. The applicant advises that several contractors and an engineer have assessed the
structureand have stated that repairs are likely impossible and would require a significant investment to
remedy.
Proposed New Construction
Section 3.3.3 of the CCNHCD Plan provides policy direction with respect to new construction within the
CCNHCD:
a)New buildings will respect and be compatible with the heritage character of the Civic Centre
Neighbourhood through attention to height, built form, setbacks, massing, material and other
architectural elements such as doors, windows, rooflines; and
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b)Design guidelines provided in section 6.6 of the CCNHCD Plan will be used to review and evaluate
proposals for new buildings to ensure that new development is compatible with the adjacent
context.
Generally the policies contained in section 3.3.3 of the CCNHCD Plan pertain to new residential and
commercial construction and provide little guidance on accessory structures. However, the guidelines
contained in section 6.6 of the CCNHCD can be used for the design of accessory structures within the
district.The following summarizes the relevant recommended practices and design guidelines for new
construction contained within section 6.6 of the CCNHCD Plan:
Match setback, footprint, size and massing patterns of the neighbourhood, particularly to the
immediately adjacent neighbours;
Use materials and colours that represent the texture and palette of the Civic Centre
Neighbourhood; and
Front drive garages are strongly discouraged. Garages should be located in the rear yard
whenever possible and will be subject to the design guidelines of the HCD Plan.
Application HPA-2019-V-027 seeks permission to construct a shed. The new shed is proposed to be 8
feet by 12 feet, constructed inpinewood, and clad in clap board or board and batten siding, both of which
are compatible with the CCNHCD Plan, with an asphalt shingle roof.
Heritage Planning Staff Comments
Heritage Planning staff are of the opinion that the design of the new shed, particularly relative to its height,
built form, setback and massing, is appropriate and compatible with the existing dwelling, neighbouring
properties, and streetscape.
In reviewing the merits of the applications, Heritage Planning staff note the following:
The existing dwelling is a Group ‘C’ property within the CCNHCD;
The applicant has demonstrated that the existing shed is in poor condition and would require a
significant investment to remedy;
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The demolition of the existing shed will not detract from the character of the CCNHCD or the
integrity of the Ellen Street West streetscape;
The proposed shed addresses the CCNHCD Plan guidelines for new construction as follows:
o Match setback, footprint, size and massing patterns of the neighbourhood,
particularly to the immediately adjacent neighbours:
The proposed shed has a similar footprint, size and massing pattern of the existing
shed and other garages and sheds within the neighbourhood;
o Use materials and colours that represent the texture and palette of the Civic Centre
Neighbourhood:
Theshed is proposed to be constructed in pine wood and clad in board and batten
or clapboard siding which are materials used elsewhere in the CCNHCD and
complement, while being subordinate to, the existing dwelling; and
o Front drive garages are strongly discouraged. Garages should be located in the rear
yard whenever possible and will besubject to the design guidelines of the HCD
Plan:
The proposed shed is located at the rear of the property and considers the design
guidelines contained within the CCNHCD Plan.
In accordance with the Heritage Permit Application form, the approval 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, staff confirm that a Building Permit is required to demolish the existing shed.
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
Kitchenercommittee meeting.
CONSULT – Heritage Kitchener has been consulted regarding the subject Heritage Permit Applications.
REVIEWED BY:Leon Bensason, Coordinator, Cultural Heritage Planning
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Heritage Permit Applications HPA-2019-V-026 & HPA-2019-V-027
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