HomeMy WebLinkAboutDSD-2022-013 - Heritage Permit Application HPA-2022-013 - 53 Margaret AveStaffeeport
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Development Services Department www.kitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: January 4, 2022
SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Grohn, Victoria, Senior Planner (Heritage) 519-741-2200 ext. 7041
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: December 6, 2021
REPORT NO.: DSD -2022-013
SUBJECT: Heritage Permit Application HPA-2022-V-003 - 53 Margaret Avenue -
Proposed Third Storey Addition, Exterior Staircase and Window &
Cladding Repairs
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2022-V-003 be approved to permit the construction of a third storey addition, the
construction of an exterior staircase on the west fagade, and the repair and
replacement of worn windows and cladding on the property municipally addressed
as 53 Margaret Avenue, in accordance with the supplementary information submitted
with the application and subject to the following condition:
1. That final building permit drawings be reviewed and heritage clearance be
provided by Heritage Planning staff prior to the issuance of a building permit.
REPORT HIGHLIGHTS:
• The purpose of this report is to present the proposed alterations detailed in HPA-2022-
V-003.
• The key finding of this report is that the proposed alterations are in keeping with the
intent of the policies and guidelines of the Civic Centre Neighbourhood Heritage
Conservation District Plan and that these alterations will not detract from the character
of the district.
• There are no financial implications associated with this report.
• Community engagement included consultation with the Heritage Kitchener committee.
• This report supports the delivery of core services.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 33 of 71
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Location Map: 53 Margaret Avenue
BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Application HPA-
2022-V-003, which is seeking permission to construct a third storey addition, to construct an
exterior staircase, and to repair and replace worn windows and cladding on the property
municipally addressed as 53 Margaret Avenue and located within the Civic Centre
Neighbourhood Heritage Conservation District.
Committee of Adjustment
In addition to a Heritage Permit application, the proposal is also subject to a Minor Variance
application with the Committee of Adjustment. The building at 53 Margaret Avenue has been
used as a triplex for a number of years, but its use as a triplex has never been legalized by
the City. To facilitate the legalization of the triplex, minor variances are being sought to
legalize the existing lot area, legalize the existing Maynard Street setback, and legalize the
existing rear yard setback. In addition, a variance is also being sought to locate parking
between the dwelling and Maynard Street lot line. Three parking spaces proposed are
provided within the triple -wide driveway currently existing on site.
With respect to parking within the CCNHCD, the district plan indicates that parking should
be located in an unobtrusive location, preferably to the side or rear of the built form-, parking
should be encouraged to the side or rear lot areas rather than in the front yards or
boulevards-, and where parking in the front yard is unavoidable, parking areas should be
screened with low hedges or fences with hard surfaces being kept to a minimum. In this
regard, the parking proposed at 53 Margaret Avenue is located between the dwelling and
the Maynard Street lot line. To minimize impacts of this existing parking location, Heritage
Page 34 of 71
Planning staff will be requesting that the parking is screened with fencing or low hedges,
and that use of a permeable parking surface be employed to reduce hard surface area.
REPORT:
The property municipally addressed as 53 Margaret Avenue is located on the west side of
Margaret Avenue at the corner of Maynard Avenue and Margaret Avenue within the Civic
Centre Neighbourhood Heritage Conservation District (CCNHCD). The subject property is
designated under Part V of the Ontario Heritage Act and is identified as a Group `C' property
within the CCNHCD Plan.
The CCNHCD Plan describes the dwelling on the subject property as a c.1925, 2 '/2 storey
brick dwelling constructed in the Vernacular architectural style. As a Group `C' property, the
dwelling contributes value to the heritage environment of the district.
Front and side facades: 53 Margaret Avenue (photos provided by IBI Group)
The existing dwelling has been used as a triplex for decades but has never been legalized
by the City. To facilitate the legalization of this triplex, renovations are required to bring the
development into compliance with the Ontario Building Code and City development
standards. Renovations are required to provide safe access to the upper levels of the
dwelling as well as a secondary fire escape.
Proposed Addition
Heritage Permit Application HPA-2022-V-003 proposes to add a 3.5m x 3.5m addition on
top of the existing second storey to provide a vestibule into the second and third floor units.
The addition is proposed to be located along the western (rear) fagade of the dwelling and
clad in a brown -grey aluminum siding.
Page 35 of 71
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Proposed Addition: 53 Margaret Avenue
Proposed Exterior Staircase
To accommodate a secondary fire escape, an exterior staircase is proposed on the west
and north facades to minimize visual impact on the street. The staircase is proposed to be
constructed in black metal.
Page 36 of 71
Proposed Staircase (53 Margaret Avenue)
Proposed Window and Cladding Replacement/Repairs
In addition to the construction of an addition and exterior staircase, Heritage Permit
Application HPA-2022-V-003 proposes exterior alterations to the windows and cladding on
the property. The dwelling currently exhibits wood windows and wood cladding in the gable
ends. Both the windows and the cladding are in poor condition and are proposed to be
replaced and repaired. The windows are proposed to be replaced with vinyl windows
designed to match the size, profile and detail of the existing and the wood siding in the
gables is proposed to be refinished.
Heritage Planning Comments
The CCNHCD Plan contains policies and guidelines for additions and alterations to existing
buildings and for building conversions within the district.
Section 3.3.2 of the CCNHCD Plan contains the following relevant policies regarding
additions and alterations to building conversions within the district:
a) Structural alterations to the exterior of buildings are not permitted in the event of
residential conversions. Any exterior stairs or fire escapes are to be enclosed and
kept away from the fagade of the structure.
b) Additions shall be subordinate to the original structure to allow the original heritage
features and built form to take visual precedence on the street.
c) Design guidelines provided in this Plan will be used to review and evaluate
applications for additions and alterations to ensure that the proposed changes are
compatible with the existing dwelling and do not result in the irreversible loss of
heritage attributes.
Page 37 of 71
With respect to 3.3.2.a) noted above, this policy is in keeping with policies contained within
the Civic Centre Secondary Plan, which predates the establishment of the CCNHCD. While
the policy speaks to structural alterations not being permitted and exterior stairs being
enclosed and kept away from the fagade of the structure, the CCNHCD Plan further
recognizes that there are buildings within the CCNHCD that have been converted and that
there is potential for more buildings to be converted in the future. As such, the relevant
recommended practices and design guidelines for building conversions noted within the
CCNHCD Plan include:
• Avoid altering the streetscape fagade of the building. Try to provide access to
individual apartments and offices from the interior of the building. If this is not
feasible, new entrances should be located to the side or rear of the dwelling.
• If exterior stairs are required for access or emergency exit purposes, they should be
situated at the rear or side of the dwelling away from view, using materials and
construction methods that are compatible with the original building design.
It is the opinion of Heritage Planning staff that the proposal outlined in HPA-2022-V-003 is
in keeping with the intent of the design guidelines contained in section 6.8.1 of the CCNHCD
Plan. The modest addition proposed is necessary to legalize the existing triplex and provide
functional access and safe fire escapes. The addition is not required to create an additional
dwelling unit. In this regard, it is the opinion of Heritage Planning staff that the proposal
outlined in HPA-2022-V-003 is in keeping with the intent of policy 3.3.2.a) of the CCNHCD
Plan.
In reviewing the merits of the application, Heritage Planning staff note the following:
• The property is a Group `C' property within the CCNHCD;
• The proposed addition will not detract from the character of the CCNHCD or the
integrity of the Margaret Avenue and Maynard Avenue streetscapes;
• The proposed addition addresses the relevant CCNHCD Plan guidelines as follows:
o Avoid altering the streetscape fagade of the building. Try to provide
access to individual apartments and offices from the interior of the
building. If this is not feasible, new entrances should be located to the
side or rear of the dwelling.
■ New entrances are proposed to be located on the north side of the
building away from public view.
o If exterior stairs are required for access or emergency exit purposes,
they should be situated at the rear or side of the dwelling away from view,
using materials and construction methods that are compatible with the
original building design.
■ The exterior stairs are located on the west (rear) side of the building.
Given that the subject property is situated on a corner lot, the exterior
stairs will be partially visible from the Maynard Avenue right-of-way.
However, the stairs are situated away from the fagade of the dwelling
and constructed in metal which will not detract from the character of the
dwelling.
o Additions that are necessary should be sympathetic and
complementary in design and, if possible, clearly distinguishable from
the original construction by form or detail.
Page 38 of 71
■ The addition is proposed to be clad in aluminum siding in a grey -brown
colour that is complementary to, yet distinct, from the brick construction
of the existing dwelling.
o Additions should be located away from principal fagade(s) of heritage
properties, preferably at the rear of the building, to reduce the visual
impact on the street(s).
■ The proposed addition is located at the rear of the building. Given that
the subject property is situated on a corner lot, the addition will be
visible from the Maynard Avenue right-of-way. The proposed addition
is stepped back from the principal fagade along Maynard Avenue and
is proposed in the same location as an existing addition.
o The height of any addition should be similar to the existing building
and/or adjacent buildings to ensure that the addition does not dominate
the original building, neighbouring buildings or the streetscape.
■ The proposed addition is in-line with the roof ridge of the existing
dwelling.
o Additions should not negatively impact the symmetry and proportions
of the building or create a visually unbalanced fagade.
■ The proposed addition is located towards the rear of the existing
dwelling in the location of an already existing addition. The symmetry
and proportions of the existing building will not be negatively impacted
nor will the addition create a visually unbalanced fagade.
o New doors and windows should be of similar style, orientation and
proportion as on the existing building.
■ The windows and doors on the proposed addition are in keeping with
the windows and doors on the existing dwelling in terms of style,
orientation and proportion.
o The replacement of original wood framed windows by vinyl or aluminum
clad windows is discouraged. If this is the only reasonable option, the
replacement windows should mimic the original windows with respect
to style, size and proportion with a frame that is similar in colour, or can
be painted, to match other windows.
■ The windows are proposed to be replaced with vinyl windows that
mimic the original windows with respect to style, size and proportion.
The replacement window frames are proposed to be dark brown to
match the existing.
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 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 construct the proposed addition and that a Minor Variance is required to
facilitate the necessary changes to the property.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
Page 39 of 71
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
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 — The Heritage Kitchener committee will be consulted on the subject Heritage
Permit Application.
PREVIOUS REPORTS/AUTHORITIES:
• Ontario Heritage Act
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Attachment A — Heritage Permit Application HPA-2022-V-003
Page 40 of 71
1 HERITAGE PERMIT APPLICATION &
SUBMISSION REQUIREMENTS
Planning Division — 200 King Street West, 6t" Floor
I�IT[NE P.O. Box 1118, Kitchener ON N2G 4G7
519-741-2426; planningCu)-kitchener.ca
STAFF USE ONLY
Date Received:
Accepted By:
Application Number:
H PA -2021 -
PART B: HERITAGE PERMIT APPLICATION FORM
1. NATURE OF APPLICATION
® Exterior
❑ Demolition
❑ Interior
❑ New Construction
2. SUBJECT PROPERTY
Municipal Address: 53 Margaret Ave, Kitchener
❑ Signage
❑ Alteration
❑ Relocation
Legal Description (if know): PT LT 172 PL 374 KITCHENER AS IN 804373; CITY OF KITCHENER
Building/Structure Type: ® Residential ❑ Commercial ❑ Industrial ❑ Institutional
Heritage Designation: ❑ Part IV (Individual) x❑ Part V (Heritage Conservation District)
Is the property subject to a Heritage Easement or Agreement? ❑ Yes ® No
3. PROPERTY OWNER
Name:
Address:
City/Province/Postal Code:
Phone:
Email:
4. AGENT (if applicable)
Name: David Galbraith
Company: IBI Group
Address:
City/Province/Postal Code: Waterloo ON
Phone:
Email:
2021 City of Kitchener — Heritage Permit Application & Submission Requirements Page �agof ofI
5. WRITTEN DESCRIPTION
Provide a written description of the project including any conservation methods proposed. Provide such detail
as materials to be used, measurements, paint colours, decorative details, whether any original building fabric
is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener
Heritage Permit Application Submission Guidelines for further direction.
Addition of exterior stair and third floor addition to provide fire escape route for existing triplex. Owner
purchased building which has been used as a triplex for decades. Undertaking renovations to provide for
safe access and legalize building.
6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
Work being undertaken to legalize existing triplex. Exit stairs to provide fire escape route. Small third floor
addition to provide required vestibule. Exterior work to replace siding and windows as required.
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage
Conservation District Plan:
See attached cover letter.
Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the
Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx):
See attached cover letter.
7. PROPOSED WORKS
a) Expected start date: February 2022 Expected completion date: Summer 2022
b) Have you discussed this work with Heritage Planning Staff?
- If yes, who did you speak to? Victoria Grohn
® Yes ❑ No
c) Have you discussed this work with Building Division Staff? ❑ Yes ® No
- If yes, who did you speak to?
d) Have you applied for a Building Permit for this work? ❑ Yes ® No
e) Other related Building or Planning applications: Application number Pending outcome of heritage
application
5. ACKNOWLEDGEMENT
The undersigned acknowledges that all of the statements contained in documents filed in support of this
application shall be deemed part of this application. The undersigned acknowledges that receipt of this
application by the City of Kitchener - Planning Division does not guarantee it to be a `complete' application.
The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the
information submitted forms a complete application. Further review of the application will be undertaken and
the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or
issues with the application as submitted. Once the application is deemed to be fully complete, the application
will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and
Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter
upon the subject property for the purpose of conducting site visits, including taking photographs, which are
2021 City of Kitchener — Heritage Permit Application & Submission Requirements Page �aag O of
necessary for the evaluation of this application. The undersigned acknowledges that where an agent has
been identified, the municipality is authorized but not required to contact this person in lieu of the owner and
this person is authorized to act on behalf of the owner for all matters respecting the application. The
undersigned agrees that the proposed work shall be done in accordance with this application and
understands that the approval of this 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 Building Code and the Zoning By-law. The undersigned acknowledges that in the event
this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener
or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could
result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act.
Signature of Owner/Agent: Date: Nov 26th, 2021
Signature of Owner/Agent:
6. AUTHORIZATION
Date:
If this application is being made by an agent on behalf of the property owner, the following authorization must
be completed:
I / We, , owner of the land that is subject of this application,
hereby authorize
David Galbraith, IBI Group
Signature of Owner/Agent:
Signature of Owner/Agent:
to act on my / our behalf in this regard.
Date: Nov 26th, 2021
Date:
The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2),
and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of
administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under
Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection
of personal information, please contact the Manager of Corporate Records, Legislated Services Division,
City of Kitchener (519-741-2769).
STAFF USE ONLY
Application Number:
Application Received:
Application Complete:
Notice of Receipt:
Notice of Decision:
90 -Day Expiry Date:
PROCESS:
❑ Heritage Planning Staff:
❑ Heritage Kitchener:
❑ Council:
Page
2021 City of Kitchener — Heritage Permit Application & Submission Requirements �aag O of
IBI GROUP
101— 410 Albert Street
I I
Waterloo ON N21- 3V3 Canada
tel 519 585 2255
1 1 ibigroup.com
November 26, 2021
Ms. Victoria Grohn
Senior Heritage Planner
Planning Division
City of Kitchener
200 King Street West
Kitchener, ON
N2G 4R6
Dear Ms. Grohn:
53 MARGARET AVE., KITCHENER
HERITAGE PERMIT APPLICATION
On behalf of our client , please accept this letter, the attached
application form and drawing set prepared by LY Design, as the Heritage Permit Application for
the property municipally known as 53 Margaret Ave., Kitchener. The property is located within
the Civic Centre area of the City of Kitchener and subject to the Civic Centre Heritage
Conservation District Plan.
As shown on the proposed architectural drawings, our client is proposing a number of exterior
alterations to legalize an existing triplex located on the property. These alterations include:
Addition of an exit stair on the west fagade of the dwelling to provide safe egress for
residents of the building;
• Small addition (3.5 x 3.5 m) on top of the existing second storey to provide a vestibule
into the second and third floor units;
• Exterior renovations to repair and replace worn windows and cladding:
o New vinyl windows that will mirror the existing style and colour;
o Removal of one window on the south facade (not street facing);
o Repair and repainting of existing wood siding;
o Replacement of existing garage door
Details of the proposed works are itemized on the architectural drawings included in this
submission.
Rationale for Addition
As highlighted previously, the applicant recently purchased the dwelling which has been used as
a triplex for decades, but has never been legalized by the City formally. In order to do so, a
number of renovations are required to bring the development into adherence with the Ontario
Building Code and City development standards. Specifically, renovations are required to provide
safe access to the upper levels and a secondary fire escape.
IBI Group Professional Services (Canada) Inc. is a member of the IBI Group of companies Page 44 of 71
IBI GROUP
Ms. Victoria Grohn — November 26, 2021
In response to this, and based on discussions with heritage and planning staff at the City, the
applicant is proposing the addition of an exit stair along the west facade of the building as well
as a small addition (3.5 x 3.5 m) to provide the required vestibule to the second and third floor
units. The stair and addition has been positioned on this side of the dwelling where it will be least
visible from the public realm / street.
Additional Details
Pursuant to the requirements laid out in the application form, the additional details are provided:
Setting
1. Positioning of the heritage building or structure on the property
No change to the location of the existing dwelling. The renovations have been proposed along
the western fagade so as to not detract from the street facing facades.
2. Lot size related to building size
The lot has an area of 431 sq. m. the existing building is setback 7.8 m from Margaret Ave and
4.3 m from Maynard Ave.
3. Streetscape (relationship to other properties and structures on the street)
The property is a corner lot. Existing dwellings are located to the north and west. East of the site
is a vacant property where a multi -phased apartment building has been proposed.
Buildina Details
The existing dwelling is a three storey residence which has been used as a duplex for decades.
The building contains a pitched roof with a third floor gable facing Margaret Ave. The building
has a prominent sunroom located in the southeast corner of the ground floor with extensive
glazing overlooking both streets. The southern, Maynard Ave, facing facade includes a recessed
garage, second storey terrace at the rear of the building and windows overlooking the street.
The existing building has wooden siding and windows on all facades. The existing siding and
windows are in a poor state of repair, and the applicant is proposing to refinish the wood siding,
and replace the windows with vinyl windows designed to match the style of the existing. A light
brown siding is proposed for the addition, to complement the existing fagade.
The images on the following page show the existing conditions of the building, which clearly
shows the damaged siding and windows which are proposed to be repaired/replaced.
Page 45 of 71
Tigure 1: Southern Fagade with Damaged Windows and Siding (Source: Google Earth)
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Ms. Victoria Grohn — November 26, 2021
Conclusion
We trust this letter and the supporting materials provide you with a detailed understanding of the
proposed works and rationale for the same. Should you have any questions about the proposed
development or should you wish to discuss the scheduling of the proposed neighbourhood
consultation, please do not hesitate to contact the undersigned.
Sincerely,
IBI GROUP
David Galbraith
Associate — Manager, Planning
Page 47 of 71
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