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HERITAGE KITCHENER MINUTES
(LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES)
SEPTEMBER 5, 1997
CITY OF KITCHENER
Heritage Kitchener (L.A.C.A.C.) met this date, under the Chairmanship of Ms. S. Campbell, commencing
at 12:00 p.m. with the following members present: Councillor T. Galloway, Ms. P. Costigan, Ms. J.
Haalboom, Ms. E. Heinrichs, Ms. P. Wagner, Ms. E. Lord, Messrs. M. Badran, E. Bow, P. Bufe, R. Coo, E.
Lucy and D. Pullen.
OTHERS PRESENT:
Messrs. B. Stanley, L. Bensason and Ms. D. Gilchrist.
REGRETS:
Ms. C. Martindale
1. DELEGATIONS - 27 RICHMOND AVE. - ALTERATION APPLICATION
The Committee was in receipt of plans showing a proposed dormer addition to be located on the
east elevation of the property known municipally as 27 Richmond Avenue. Mr. G. Whiting, agent
for the owner, was in attendance to represent the request and answer any questions the
Committee might have.
Mr. L. Bensason introduced this application advising that the purpose of the dormer is to provide
additional bedroom and office space. Mr. Bensason then displayed a digitized photograph of the
subject property and was of the opinion that this is a major alteration to the structure.
Ms. J. Haalboom questioned whether the height of the roof would be the same as the main gable
on the roof of the house. Mr. Bensason advised that the dormer goes beyond the peak of the
gable roof and Mr. Whiting advised that it extends approximately 10" above the peak of the roof.
Mr. P. Bufe noted that the dormer would be wider than the existing one and was of the opinion that
the design will totally alter that frontage of the building. It was his opinion that the roof of the
proposed dormer addition should not extend above the existing roof line.
Councillor T. Galloway questioned what the District Plan says in this instance and Mr. Bensason
responded that the plan policies do not specifically deal with dormers. Mr. L. Bensason
questioned whether the Committee thought that the roof would be in keeping with the existing roof
or complimentary to the existing roof style. He questioned whether this dormer addition would
really be uncomplimentary to the building from street level. Councillor T. Galloway noted that a
District Plan has much less control than an individual designation.
Ms. P. Wagner questioned whether this building was used as a duplex and Mr. Whiting responded
that the dormer addition will not be a separate unit.
Mr. R. Coo questioned any other material could be used than board and batten Mr. Whiting
responded that brick could be used; however, there is other board and batten in the
neighbourhood.
Mr. P. Bufe again commented on the fact that the roof of the dormer would be above that of the
roof of the house. He questioned what the effect would be on inside space if the roof level of the
dormer was brought down to the existing roof level.
Mr. D. Pullen stated that this is not an unusually circumstance in the Victoria Park Area and it is
difficult to justify a debate over 10" above the roof line. He noted that this would fit in well with the
remaining houses in this area.
Ms. J. Haalboom questioned whether the buildings in this District Plan had been categorized as A,
B, & C buildings like they are in the Upper Doon Plan and Mr. Bensason responded that they had
not been categorized that way. Ms. Haalboom then questioned whether there was a
representative from the neighbourhood Committee to report to this Committee and Mr. Bensason
advised that Mr. D. Pullen is the representative. Ms. S. Campbell thanked Mr. Whiting for
appearing on behalf of the owner and thanked the owner for coming and applying for this
alteration application.
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1. DELEGATIONS - 27 RICHMOND AVE. - ALTERATION APPLICATION - CONT'D
Mr. P. Bufe advised that he would like to work with the owner on this project. Mr. Pullen suggested
that the Committee should indicate its concerns to the property owner and ask them to come back
with an alternative.
Mr. G. Whiting responded that the owner is willing to deal with the issues now but did not want a
month's delay. He advised that the owner would consider lowering the roof line and perhaps using
brick veneer.
Mr. E. Lucy stated that one way to preserve Heritage property is to have some flexibility when
alterations come forward.
Ms. S. Campbell questioned whether Mr. Whiting could take the Committee's concerns back to the
owner. Upon questioning by the Chair, Mr. R. Coo advised that if there are other board and batten
buildings in the neighbourhood then he was no longer concerned about the use of that building
fabric.
On motion by Mr. D. Pullen
it was resolved:
"That, pursuant to Section 43 of the Ontario Heritaqe Act, we approve the request of the
owner to alter the property municipally known as 27 Richmond Avenue, located in the
Victoria Park Area Heritage Conservation District, by constructing a dormer on the east
elevation of the building, as shown on the plans considered by Heritage Kitchener (LACAC)
on September 5, 1997 and further,
That the owner consider lowering the height of the dormer by 10" to match the height of the
existing gable roof."
DELEGATIONS KAUFMAN FOOTWEAR - 410 KING STREET WEST ALTERATION
APPLICATION
The Committee was in receipt of a letter, dated August 27, 1997, from The Walter Fedy
Partnership and three floor plans, one showing the existing entry way and two proposals to alter
the entry way. Ms. M. Huissoon, of The Walter Fedy Partnership was in attendance to represent
the owner's request. She advised that the existing exterior doors are relatively new. The interior
doors swing in both directions and are the original doors. Further, she advised that the vestibule is
12 ft. high and of wood construction.
Ms. Huissoon explained that Proposal No. 1 would involve new wooden glazed doors on the
outside and require the original inside doors to be moved 5 ft. further into the building. Proposal
No. 2 would require the removal of the interior and exterior doors to be replaced by revolving
doors. These are two ways of abating the wind, which is a big problem at the intersection of King
Street and Francis Street. She advised that the owner would like the Committee's opinion on
these proposals.
Mr. E. Lucy questioned the material of the revolving doors and whether it would be compatible with
the existing wood. Ms. Huissoon displayed a picture of the revolving doors advising that they can
be wooden or made of whatever material is chosen.
Councillor T. Galloway questioned whether, in option 1, it would be possible to reuse the existing
interior doors and Ms. Huissoon responded that they can be reused in their entirety. After a brief
discussion is was generally agreed that Ms. Huissoon would come back to this Committee with
more detailed drawings.
3. ONTARIO PROFESSIONAL PLANNERS CONFERENCE
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Ms. P. Wagner advised that she and Councillor Wagner had attended the closing banquet of the
Ontario Professional Planners Conference in Windsor, Ontario, where an award had been
presented for Mr. P. Britton's paper on Kaufman Footwear. Ms. Wagner displayed the award.
She
advised that MacNaughton, Hermsen, Britton, Clarkson had a full display there on Kaufman
Footwear and also a display on the Pioneer Tower.
MINUTES
Ms. P. Wagner requested that the minutes of the July meeting be amended, on page 36, to show
that the tree is at Bleams and Trillium and not Bleams and William.
On motion by Ms. P. Wagner
it was resolved:
"That the minutes of the regular meeting of Heritage Kitchener of July 4, 1997, as mailed to
the members and amended this date, be accepted."
79JOSEPH STREET
The Committee was in receipt of information from Mr. L. Bensason concerning Council's approval
of the temporary location of a portable building at the Korova Cafe, 79 Joseph Street, which
property is located in the Victoria Park Area Heritage Conservation District.
Mr. Bensason advised that the portable is to be used for a student program which will run for 8 - 16
month period. Once the work program is completed, the portable is to be removed. If it is to
remain after that time, then they will have to submit an alteration application.
Mr. D. Pullen noted that this is a good building as representative of hydro buildings and alterations
to this building should be seriously considered. Councillor T. Galloway noted that the K-W Hydro
is abandoning these transformer buildings and there is likely to be future opportunities for
designation.
1226 DOON VILLAGE ROAD -CONSENT APPLICATION
The Committee was in receipt of a sketch showing the severance of the property municipally
known as 1226 Doon Village Road. The Committee was also in receipt of a letter from Ms. J.
Haalboom, dated August 7, 1997, in which she identified the lack of a 100 ft. frontage as the main
concern; however, since the lot appears to be appropriate in acreage and the streetscape will
remain as is now, it should represent the intent of the Heritage Conservation District.
Mr. L. Bensason advised that, about 1-1/2 years ago, this Committee considered a proposal for
three lots to be severed on this property; however, this application is to sever one new lot. The lot
falls short of the 100 ft. frontage in the Conservation District Plan. Further, the driveway, which
now serves the house and the church, will remain the driveway for both but will be owned by the
church. Mr. Bensason advised that the Department of Planning & Development is proposing to
support the application, subject to the following: that no new driveway be approved for the house
and that, in order not to accentuate the narrowness of the lot, no fences be permitted in the
frontyard within 15 m of the streetline.
Ms. J. Haalboom noted that this in an existing situation and the width of the lot, at the rear, is
closer to 100 ft. She advised that the history of the property is significant and she briefly provided
historic information about this site.
The Committee generally supported the position of the Department of Planning & Development on
this application, including the conditions that no new driveway be permitted to the house and the
prohibition of fences in the frontyard within 15 m of the streetline.
7. 1310 DOON VILLAGE ROAD - CONSENT APPLICATION
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The Committee was in receipt of a site plan showing the proposed severance of 1310 Doon
Village Road for the creation of two new lots for residential use. The Committee was in receipt of a
letter from Ms. J. Haalboom, dated August 7, 1997 identifying the neighbourhood's
concerns with the frontage of the lot, being less than 100 ft., outlined in the Upper Doon Heritage
Conservation District Plan. It also suggested that the owner maintain the mature trees in the
foreground of the property which would preserve the streetscape. Mr. L. Bensason advised that
this is a through lot with more than 100 ft. of frontage on Homer Watson Blvd.; although the
Heritage Conservation District Plan intends the frontage on Doon Village Road. They are
proposing a mutual driveway to deal with the small frontage on Doon Village Road.
Mr. E. Lucy stated that this application is more consequential than other and the lots will be
substantially smaller than the Heritage Conservation District Plan requires.
Mr. L. Bensason stated that they are dealing with this one on a visual basis. There will be one
driveway and the houses will be well back from Doon Village Road, so it will look like one lot. The
Heritage Conservation District plans calls for 100 ft. frontage but it does not specifically say on
Doon Village Road.
Councillor T. Galloway noted that the existing house was built in the 1920's or 30's and questioned
whether it could have ever had access to the old road. Ms. J. Haalboom stated that Doon Village
Road is the old road because Homer Watson Blvd. was the railway track.
Ms. S. Campbell stated that, as Heritage Kitchener, we should be interpreting the Heritage
Conservation District Plan. Councillor T. Galloway advised that he agreed with Ms. Campbell. He
suggests taking a one foot reserve. Mr. L. Bensason explained other possibilities where the owner
could propose a larger number of lots and meet the 100 ft. frontage criteria. He also noted that
this property has been identified in the plan for possible infill.
Mr. B. Stanley advised that staff could recommend a condition that each the severances on this
site not be entertained. He thought this would be a better idea than a one foot reserve.
Mr. P. Bufe put forward a motion that the severance be accepted provided that a legally binding
commitment be made that no further severances be sought.
Councillor T. Galloway questioned why the Committee was abandoning its recommendation to
refuse its application. He advised that he preferred a 1 ft. reserve. He suggested that a
recommendation be made to the Committee of Adjustment that the application be refused but if the
Committee approves it, that a 1 ft. reserve be granted or an agreement that no further severances
be applied for.
On motion by Mr. P. Bufe
it was resolved:
"That the Committee of Adjustment be advised that Heritage Kitchener (LAC.AC.) is
opposed to the severance proposed in Submission No. B 60/97 - 1310 Doon Village Road,
as it is contrary to the policies contained in the Upper Doon Heritage Conservation District
Plan, and further,
That should the Committee of Adjustment grant this application, it be conditional upon the
City of Kitchener being granted a 1 ft. reserve along the Homer Watson Blvd. property line
or the owner agreeing not to apply for further severances on this property."
It was agreed that this resolution be forwarded directly to the Committee of Adjustment. Ms. S.
Campbell agreed to represent Heritage Kitchener's position at the Committee of Adjustment
meeting.
8. REGIONAL HERITAGE INVENTORY TASK FORCE
The Committee was in receipt of the Waterloo Regional Heritage Inventory Task Force report,
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dated August 1997. Mr. L. Bensason reviewed the recommendations contained in the report. He
then suggested the wording for the Committee's recommendation. Ms. J. Haalboom questioned
whether Cambridge had received a grant from the Waterloo Regional Heritage
Foundation to develop the software. She asked that this be checked.
A brief discussion took place concerning the privacy of personal information and on certain
technical aspects of the software.
On motion by Ms. P. Costigan
it was resolved:
"That, subject to the comments of the Department of Planning & Development and the
Information Services Division of the City of Kitchener, Heritage Kitchener accepts the
recommendations of the Waterloo Regional Heritage Inventory Task Report for a Regional
Heritage Inventory Database, dated August 19, 1997; and further,
That Heritage Kitchener recommends that the City of Kitchener work with the Township of
Wilmot through a buddy system, which would allow for the inputting of data into the
Heritage Software; and further,
That Heritage Kitchener expresses it gratitude to the people who have worked on this
project."
9. LIAISON WITH REGIONAL HERITAGE PLANNING ADVISORY COMMITTEE
The Committee was in receipt of letter from Mr. R. Shipley, member, Heritage Planning Advisory
Committee, dated June 23, 1997, concerning liaison between that Committee and Heritage
Kitchener. It was noted that Ms. P. Wagner sits on the Regional Committee as an individual and it
was suggested that she be the Heritage Kitchener representative on the Regional Committee.
On motion by Ms. P. Costigan
it was resolved:
"That Ms. P. Wagner be appointed the Heritage Kitchener representative on the Regional
Heritage Advisory Committee."
10. UPDATES
Mr. L. Bensason advised that City Council will consider the closure of Doon Village Road at its
meeting of September 29, 1997. This will be a temporary closure in accordance with the Heritage
Conservation District Plan.
Mr. Bensason advised that a sample luminaire has been installed on Doon Village Road at
Oregon Drive. Mr. D. Snow would like Committee members to take a look at it and report at the
next meeting.
Mr. Bensason then referred to the old Elm tree on Trillium Drive and the request of Mr. T. Clancy
that it be named. He advised that the tree is located on City property but the canopy spreads over
privately owned lands. It may be possible to take a two per cent parkland dedication of the land
under the canopy. The City is still pursuing options and discussions are still taking place with the
property owner.
Concerning the designation of trees, Mr. Bensason advised that he has been in contact with the
Ministry who advised that trees can be designated based on their historic significance; so, if the
tree is historically significant, it can be designated.
10. UPDATES - CONT'D
Mr. L. Bensason showed some slides at the excavation of the Mill Race in Upper Doon and
advised that a report from the archaeologist will soon be available.
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Mr. Bensason reported that he is preparing the draft of the study for the Pioneer Tower Heritage
Conservation District, which should be ready late in September. The study will be presented to the
Heritage Conservation District Committee and then to this Committee.
Concerning the blackboard signs at the Walper Hotel, Mr. Bensason replied that only one has
been removed. He advised that he will contact the owner again and give them the new deadline.
Mr. L. Bensason advised that Ms. S. Barber prepared the designation reports attached to the
agenda. He questioned whether he could mail them to the owners. Ms. P. Wagner congratulated
Ms. Barber on a fine job. She questioned whether they could go out as draft reports, as she has
more historic information available on the property at 518 Bridgeport Road.
Ms. E. Lord gave a brief verbal report on the visit to Markham. She spoke about the Markham
Heritage Estate subdivision, a seven hectare housing estate purchased by the Town of Markham,
as a place to relocate Heritage homes slated for demolition. She also spoke about "New
Urbanism" a development in the Neo-Classical style. Ms. Lord stated that Markham has a very
pro active attitude when dealing with planning and they treat all houses like they are designated
even if they are only on the inventory.
Mr. J. Haalboom gave a brief update on the 1998 CHO Conference advising the call for
presentations is now ready. She also advised that Mr. R. Coo has prepared a display to take to
Midland at the end of September.
Mr. Bensason gave a overview of the reorganization which recently took place in the Department
of Planning and Development.
Mr. J. Haalboom advised that there is a wealth of information available on Shanley Street. She
suggested that an oral history be undertaken either by this Committee or the KPL.
11. BUILDING EVALUATION
12.
Ms. S. Campbell advised that the Building Evaluation would be deferred to the next meeting.
STUDENT WORK TERM
Ms. S. Barber was in attendance to give a brief report on her summer work term. Mr. L. Bensason
spoke very highly of Ms. Barber's work. He stated that Ms. Barber's work term lasted twelve
weeks and she contributed an exceptional amount of work. She has also volunteered to do further
work.
Ms. Barber advised that she enjoyed her work term which included: assisting with the preparation
of evidence on the OMB hearing for the Victoria Park Heritage Conservation District; taking slides
and photographs, filing and adding one hundred properties to the inventory. She also did a new
write up for Heritage Kitchener on the Home Page.
13. RESIGNATION
The Committee then dealt with the resignation of Ms. B. Buchannan from Heritage Kitchener.
On a motion by Mr. E. Bow
it was resolved:
"That we accept, with regret, the resignation of Ms. Buchanan from Heritage Kitchener
(LACAC)."
14. NEXT MEETING
The next regular of Heritage Kitchener is scheduled for Friday, October 3, 1997 at 11:45 a.m.
15. ADJOURNMENT
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On motion the meeting adjourned at 3:05 p.m.
Dianne H. Gilchrist
Committee Secretary
