HomeMy WebLinkAboutDSD-2021-002 - Heritage Permit Application HPA-2021-V-002 & 003 - 172 Queen Street NorthREPORT TO:Heritage Kitchener
DATE OF MEETING:January 5, 2021
SUBMITTED BY:Bustamante, Rosa - Director of Planning,519-741-2200ext. 7319
PREPARED BY:Grohn, Victoria – Heritage Planner, 519-741-2200 ext. 7041
WARD(S) INVOLVED:Ward10
DATE OF REPORT: December 22, 2020
REPORT NO.:DSD-21-002
SUBJECT:HPA-2021-V-002 & HPA-2021-V-003
172 Queen Street North
Demolition of detached garage and construction of detached
garage
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2021-V-002 be approved to permit the demolition of an existing detached
garage on the property municipally addressed as 172 Queen Street North; and
further,
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2021-V-003 be approved to permit the construction of a detached garage on the
property municipally addressed as 172 Queen Street North, in accordance with the
plans and supplementary information submitted with the application, and subject to
the following condition:
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hat final building permit drawings be reviewed and heritage clearance
provided by Heritage Planning staff prior to the issuance of a building permit.
REPORT HIGHLIGHTS:
This report supports the delivery of core services.
BACKGROUND:
T
he Development Services Department is in receipt of Heritage Permit Applications HPA-
2021-V-002 and HPA-2021-V-003 which are seeking permission to demolish an existing
detached garage and construct a detached garage on the property municipally addressed
as 172 Queen Street North, located within the Civic Centre Neighbourhood Heritage
Conservation District.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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REPORT:
The subject property is located on the west side of Queen Street North between Lancaster
Street East and St Leger Street in the Civic Centre Neighbourhood Heritage Conservation
District (CCNHCD). The subject property is designated under Part V of the Ontario Heritage
Act and identified as a Group ‘B’ property within the CCNHCD Plan.
Location Map: 172 Queen Street North
The CCNHCD Plan describes the dwelling on the subject property as a c. 1927, 2 storey
dwelling constructed in the Vernacular architectural style. The Plan also references this
property as part of the CCNHCD Walking Tour and notes that the dwelling was built for M.
H. Stroh, a contractor and real estate agent, and that the design employs some Tudor details
including a roof shape reminiscent of thatched roofs of Tudor England. The detached garage
is not mentioned in the CCNHCD Plan description.
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172 Queen Street North – Front Elevation & Detached Garage
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.
172 Queen Street North – Side elevation of existing detached garage
Generally, the CCNHCD Plan 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
strong 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 features and construction techniques; and reclamation of building materials for
reuse on site or in the neighbourhood is strongly encouraged.
Application HPA-2021-V-002 seeks permission to demolish the existing detached garage.
The exact construction date of the detached garage is unknown. Based on photographs and
a written description provided by the applicant, the soffitsand fascia are damaged, the
particle board is delaminating as a result of water damage, the holes in the structure have
been poorly patched, and thecladding is crumbling. In addition, the overhead door does not
fit properlyand does not lock, and the side door does not open, the framing has shifted, and
appears that the door has been sealed by boards nailed in place.
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Damage to soffits and fascia
Poorly patched hole
Crumbling interior and water damage
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Overhead and side doors
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
b)Designguidelines 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 Plan 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:
Match setback, footprint, size and massing patterns of the neighbourhood,
particularly to the immediately adjacent neighbours;
Use roof shapes and major design elements that are complementary to surrounding
buildings and heritage patterns;
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-2021-V-003 seeks permission to construct a detached garage. The
proposed detached garage is approximately 32 square metres, clad in dark wood siding to
complement the dark brick of the existing dwelling. The overhead door and window on the
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proposed detached garage are designed to incorporate features of the existing dwelling and
characteristics of the surrounding district.
Proposed detached garage
Heritage Planning Staff Comments
Heritage Planning staff are of the opinion that the design of the new detached garage,
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 property is a Group ‘B’ property within the CCNHCD;
The applicant has demonstrated that the existing detached garage is in poor
condition and would require significant investment to remedy;
The demolition of the existing detached garage will not detract from the character of
the CCNHCD or the integrity of the Queen Street North streetscape;
The proposed detached garage 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 detached garage will maintain the orientation and
setback of the existing detached garage and will be in line with the
neighbouring detached garage;
o Use roof shapes and major design elements that are complementary to
surrounding buildings and heritage patterns:
The roof shape proposed contains a shallow slope, not unlike the roof
over the porch on the principal dwelling, and is representative of the
mix of roof shapes present on accessory buildings within the CCNHCD;
the colour palette, materials, and fenestration proposed are
complementary to surrounding buildings and heritage patterns within
the district;
o Use materials and colours that represent the texture and palette of the
Civic Centre Neighbourhood:
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The proposed detached garage is proposed to be clad in dark wood
siding and will be compatible with, yet 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 be subject to the
design guidelines of the HCD Plan:
The proposed detached garage is located inthe rear yard and
considers the design guidelines contained within the CCNHCD Plan.
In accordance with the Heritage Permit Application form, the approval of any application
under the Ontario Heritage Act shall not be a waiver of any of the provisions ofany 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 detached garage and to construct a new detached
garage.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
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.
PREVIOUS REPORTS/AUTHORITIES:
Ontario Heritage Act
Civic Centre Neighbourhood Heritage Conservation District Plan
APPROVEDBY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Attachment A – Heritage Permit Application HPA-2021-V-002
Attachment B – Heritage Permit Application HPA-2021-V-003
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