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HomeMy WebLinkAboutHeritage Kitchener - 1999-10-15H E RITAG E\1999-10-15 HERITAGE KITCHENER MINUTES OCTOBER 15, 1999 CITY OF KITCHENER Heritage Kitchener met this date, chaired by Councillor J. Haalboom, commencing at 10:15 a.m., with the following members present: Ms. G. Engel, Ms. P. Wagner, Mr. M. Badran and Mr. P. Bufe. Mr. B. Scott was in attendance for part of the meeting. Regrets: Ms. C. Martindale Others present: Messrs. L. Bensason, L. Masseo and Ms. D. Gilchrist. 1. ALTERATION APPLICATION - 209 VICTORIA STREET SOUTH - DREWLO HOLDINGS Mr. V. Labreche and Mr. S. Patterson of Planning and Engineering Initiatives, Mr. R. Tome, Architect and Mr. J. Sennema of Drewlo Holdings were in attendance with respect to their designated property alteration application for 209 Victoria Street South, which is located in the Victoria Park Area Heritage Conservation District. Mr. L. Masseo, Intermediate Planner, was in attendance to review, with the Committee, those planning applications received by the Department of Business and Planning Services for this property. Mr. Masseo noted that the proposal has change to allow for the construction of a seven- storey apartment building adjacent to Henry Street with a nine-storey tower adjacent to the railway lands. Mr. Masseo then explained the revisions to the Committee of Adjustment Application for Minor Variance. Concerning the requirement for floor space ratio, Mr. Masseo read the definition for floor space ratio from the Zoning By-law and explained the intent of floor space ratio. He advised that the department is of the opinion that approval of a minor variance for floor space ratio is not required; however, they still need approval of a minor variance for the building height. Mr. Masseo then noted that a community meeting was held several weeks ago, resulting in the change of the building height so there would be less of an impact on the Henry Street properties. Mr. Masseo then explained the three zoning categories affecting this property and what is permitted on the site. He noted that development is prohibited on the hazard lands zoned P-3. Mr. P. Bufe advised that he did not agree with Mr. Masseo's interpretation of floor space ratio. Mr. Masseo again read the definition of floor space ratio from the Zoning By-law and explained the Department's interpretation. Mr. V. Labreche addressed the Committee thanking them for holding this special meeting. He briefly reviewed the history of this application and proposed development and reviewed the Committee's concerns from the September meeting. He then noted that, on September 15, 1999, a subcommittee of Heritage Kitchener had met with him and indicated that they liked the second set of plans, as that set of plans included more architectural features in common with the District. He then reviewed the remaining issues. Mr. Labreche noted that, on September 23, 1999, an informal neighbourhood meeting had been held and he listed the main issues arising from that meeting, including, traffic on Victoria Street, water service, outdoor lighting and aesthetics. When the residents were questioned about a seven-storey building on the Henry side of the property and a nine-storey building adjacent to the railway, there was overall favour to this option. Mr. R. Tome, Architect, reviewed with the Committee the drawings dated October 5, 1999, which were displayed for the Committee's benefit. He pointed out the changes which had been made, including: a change in the roofline over the pool area, additional details around the brick wall, the two-storey mansard roof on the top two storeys of the building and the fact that the building had been stepped back, at the two top storeys of the building facing the park. Mr. V. Labreche then referred to the site plan noting the P-3 hazard lands, which directly abut Victoria Park. He noted that this site complies with the FSR-1.0 with the entire lands owned by Drewlo Holdings and that the Planning Department has reviewed this matter in great detail. He requested the Committee's recommendation for the approval of this application as it meets the requirements of the Heritage Conservation District Plan. Mr. Labreche also explained its compliance with the policies contained in the City's Official Plan and explained that the third set of drawings abides by the new building policies contained in the Heritage Conservation District Plan. Mr. B. Scott entered the meeting at this time. ALTERATION APPLICATION 209 VICTORIA STREET SOUTH - DREWLO HOLDINGS - CONT'D HERITAGE KITCHENER OCTOBER 157 1999 - 70 - CITY OF KITCHENER Councillor J. Haalboom questioned the roof on the middle section of the building and Mr. Tome responded that it was proposed to have metal cladding. Councillor Haalboom noted a specific type of fish scale cladding on mansard roofs and Mr. Tome advised that he could look into that and see if there is material available, which will simulate that look. Councillor Haalboom then noted that the mechanical equipment on the top of the roof is visible and Mr. Tome responded that it would be visible but it will be covered and you would not be able to see the equipment. A brief discussion then took place as to whether the roof top equipment is included in the permitted height of the building. Mr. L. Bensason referred to materials in the building and there was a brief discussion concerning the amount of each type of material to be used in the building. Mr. R. Dyck, resident of the Victoria Park Area Heritage Conservation District addressed the Committee. The Committee members had been provided with copies of a letter from Mr. Dyck to Mr. Bensason concerning this proposed development. Mr. Dyck addressed the Committee advising that he was concerned about what would actually be seen. He felt that the west elevation would be monotonous. He also stated that the development seems massive for that site and recommended keeping it lower and doing some further treatment on the west elevation. He suggested using more brick for a warmer feel. He continued to review some of his concerns with the proposed development. Ms. P. Wagner questioned Mr. L. Masseo concerning the elevator shafts and mechanical rooms on the roof noting that they will be seen from the park. Mr. Masseo agreed that they would be seen but that they would be housed to improve their appearance. Mr. Bensason then again commented on the materials proposed for the building including the stucco, the metal cladding and the drop cornice. Mr. Bufe suggested that if the Committee was to get involved in the materials and details it would need to see samples of the material. Councillor J. Haalboom questioned Mr. Bensason as to how the Committee would comment to the Committee of Adjustment. Mr. Bensason advised that there is no longer a minor variance for floor space ratio and that the height variance included such a small area of the building. Mr. Masseo reviewed the height of the buildings and why the department could support the approval of a minor variance for the height at the Committee of Adjustment. Mr. V. Labreche asked for an opportunity to respond to Mr. Dyck's comments. He noted that the Drewlo building located at Queen and Courtland is not in the Heritage Conservation District. He noted that this particular building is dense and high because the zoning by-law allows it. With respect to the site at 209 Victoria Street South, Mr. Labreche stated that the floor space ratio is 1 and there are also hazard lands included and the regulations are quite different from the Queen/Courtland site. He commented that he was very concerned about Mr. Dyck's comments because Mr. Dyck has not been a party to this and has not seen the detailed plans. Mr. Bensason then explained the options open to the Committee with respect to recommending a decision to Council: approval, approval in principle or refusal with reasons. He noted that it was unlikely to ever get 100% compliance with all the policies. He reviewed the policies and questioned the Committee as to whether enough has been done and whether or not there is a balance. Mr. P. Bufe stated that he felt that it was still not possible to judge this application in relation to the Heritage Conservation District Plan. In visualizing the whole, especially the mass of the building, he did not think it complied with those policies. Mr. Bufe then referred to the materials to be used, and the impact of the utility buildings on the roof, stating that he felt that they were inappropriate in relation to the Heritage Conservation District Plan. He felt the human scale was lacking. With respect to the floor space ration, Mr. Bufe felt that it was excessive when looking at the area the building is located on and, with respect to impact, he felt the proposed development was not much different that the development at Queen Street and Courtland Avenue. ALTERATION APPLICATION 209 VICTORIA STREET SOUTH - DREWLO HOLDINGS - CONT'D HERITAGE KITCHENER OCTOBER 157 1999 -71 - CITY OF KITCHENER Ms. P. Wagner questioned whether there was a need to make a decision at this meeting. Mr. Masseo noted that this application will go to the Committee of Adjustment on October 26, 1999 and the site plan approval is pending the Committee of Adjustment decision and the Heritage Act decision. Mr. Bensason questioned whether the Committee felt the intent of the Heritage Conservation District Plan policies have been met. Mr. M. Badran suggested that a final decision be held until the Committee's next meeting. With respect to comments to the Committee of Adjustment, Mr. Bensason noted that this Committee makes comments to staff. Mr. L. Masseo again reviewed the floor space ratio interpretation and noted that the building height is a problem because there is a sanitary sewer easement and they are not able to move the building farther back on the site. Mr. Labreche questioned protocol with respect to Heritage Kitchener being a Committee of Council and whether they had the right to comment to the Committee of Adjustment. Mr. Masseo explained that Heritage Kitchener comments are usually outlined in the Planning Department's comments to the Committee of Adjustment. He also noted that, although the Heritage Kitchener comments are relayed to the Committee of Adjustment, the Department's position will not necessarily agree with Heritage Kitchener's position. There was a discussion following Mr. Masseo's explanation by some of the members of the Committee as to whether they should submit their own comments to the Committee of Adjustment. Mr. P. Bufe suggested recommending to the Committee of Adjustment or staff they consider the floor space ratio. He felt that this was a major variance and could require a zone change. Mr. P. Bufe felt this was important to the district because it allows for the mass of the building and should be looked at because it impacts on the Heritage District. Councillor Haalboom questioned the height variance to go to the Committee of Adjustment and Ms. P. Wagner suggested that the height impacts on the district. Mr. L. Bensason then explained the procedure to get comments to the Committee of Adjustment. He also noted that 90% of the building mass complies with the by-law requirements and it would take very little to change the building to avoid a Committee of Adjustment application altogether. Mr. Bufe then stated that he had objections to the floor space ratio. Mr. B. Scott suggested that the floor space ratio is the key issue to the neighbourhood. There followed a further discussion on the interpretation of the Zoning By-law and the Heritage Conservation District Plan. Mr. Scott spoke of the mass of the building and the neighbourhood's concern with the mass of the building. With respect to the Alteration Application, Mr. P. Bufe suggested deferral because the Committee has not seen the samples of the materials to be used in the building; because of the wall/fence along the whole stretch of Victoria Street and along the park, which makes this a walled compound. Ms. P. Wagner noted that the plan has been altered to Heritage Kitchener's suggestions. She advised that she would like to see samples of the building materials. She made suggestions with respect to the cornice and questioned whether the colours were suitable. Councillor Haalboom questioned the Committee with respect to its comments regarding the equipment on the roof. Mr. Scott noted that the Heritage Conservation District says that the roofing materials shall be screened. He stated that the mechanical structures should be screened. He noted also that he felt there was not enough brick and he would like to see two thirds of the building in brick. Councillor Haalboom questioned whether the proponents were willing to come back to the Committee's next meeting with this further information and clarified the requested information as follows: samples of the building materials, screening the equipment on the roof, alternate kinds of metal cladding and determining whether there could be more use of brick on the west elevation. Mr. M. Badran left the meeting at this time. Councillor J. Haalboom questioned Mr. Scott with respect to his concern of mass and density. Mr. Scott responded that the residents in the area are concerned about the size of the development, overall. He questioned how those elements could be mitigated and how to break ALTERATION APPLICATION 209 VICTORIA STREET SOUTH - DREWLO HOLDINGS - CONT'D up the building mass. Mr. Labreche responded that the size of the project is not going to change, as the Zoning By-law and Official Plan permit this size of building. He stated that if the Committee is going to go back and talk about building mass again then he wanted a decision from the Committee this date. Mr. Bensason questioned whether there was a commitment on the part of HERITAGE KITCHENER OCTOBER 157 1999 - 72 - CITY OF KITCHENER this Committee to make a decision on this application at the November meeting. Mr. Scott stated that his concern was the ability to use materials to diminish the mass of the building. ALTERATION APPLICATIONS - 122 FREDERICK STREET - REGISTRY BUILDING Mr. B. Scott declared a conflict of interest in this application as his employer owns the building and did not participate in any discussion or voting with respect to this matter. Councillor J. Haalboom referred to the material attached to the agenda and the draft recommendation circulated to the Committee this date along with a letter from Ms. C. Martindale expressing her concern that the proposed concept is not acceptable. Her letter indicated that she felt that the architecture of this special building should be preserved intact and she would cast her vote against any motion that would allow cutting into the front facade, marble foyer, ceiling and floor or removing the pillars in the main room. Councillor Haalboom noted that this project is contingent on an application for Millennium funding. Mr. L. Bensason reviewed the draft resolution noting that the first three clauses deal with items included in the reason for designation. He noted that approval under the Ontario Heritage Act is not required for alteration of the other features. A discussion took place with respect to the removal of the columns and alternative supports and what could be required and how that may affect the designated features. Ms. P. Wagner suggested a motion not to approve the application. She explained her concerns about each of the alterations as they affect the specific features of the designation. She also questioned what would happen if the theatre did not last and who would return the building to its original state. Mr. P. Bufe expressed his concerns about the barrier free access and how it would affect the designated elevations. Councillor Haalboom noted that, regardless of who goes in the building, there will have to be a barrier free access. Ms. P. Wagner stated her opinion that this is not an appropriate use for this building and she felt it was necessary to stop the concept of a theatre. She noted that she felt very strongly about the building. Ms. Wagner then read out her proposed resolution. Mr. Bufe suggested having Council allow Heritage Kitchener to approve the details of the renovation. He noted that he had grave concerns about the ceiling if the columns are taken out. He felt that the proposal would do too much damage to the designated features. Mr. L. Bensason noted that the draft resolution was based on the discussions at the Committee's last meeting. He questioned whether approval in principle would be too much. Mr. Bufe briefly discussed the alterations proposed for the lobby and questioned how the materials would be re- used. Mr. Bensason noted that, if the proposed resolution no longer represents the opinion of the Committee, then they should say so. He questioned whether there was anything that JM Drama could do to make this into a theatre. He noted that there is an application and it requires a decision. He noted that the applicant still needed the ability to respond. Councillor Haalboom stated that the proponents wanted to save the building but this Committee does not agree with the way they think they are going to save it. She noted that her main concern is that the whole building will collapse if the columns are removed. She also expressed her concerns with respect to the plaster ceilings and whether they would be destroyed. Mr. Bensason stated that any resolution should indicate what this Committee still needs. The Committee then reviewed the proposed resolution and made amendments to it. ALTERATION APPLICATIONS - 122 FREDERICK STREET - REGISTRY BUILDING - CONT'D On a motion by Mr. P. Bufe - it was resolved: "That Heritage Kitchener agrees, in principle, to the concept proposed by J. M. Drama, to alter the Registry Building, 122 Frederick Street, for a community arts centre, substantially as shown on the concept plans prepared by The Walter Fedy Partnership, HERITAGE KITCHENER OCTOBER 157 1999 - 73 - CITY OF KITCHENER dated Sep. 20/90 and numbered #18-99-19, subject to the following: a) That the barrier free access not be located on the Frederick Street elevation, with the details of the final location for the barrier free access to be reviewed by Heritage Kitchener b) That Item 2, 3, 4, 5 & 6 on the concept plans be designed in such a way that no portion exceeds the height of the window sills, so as not to impact any existing window openings, with the final details to be reviewed by Heritage Kitchener. c) That there be no removal of any of the grey and green marble walls or the terrazzo floors in the lobby. d) That the proponents submit detailed drawings for all proposed renovations, with special emphasis on the proposed alterations to the columns and ceiling in the main hall with those drawings to be stamped by a professional engineer. e) That the proponents provide assurances to Heritage Kitchener, through the City's Chief Building Official, that no alterations will affect the structural integrity of the building. f) That the proponents receive approval, pursuant to the Ontario Heritage Act, from City Council, of the final plans for the proposed alterations to the Registry Building, 122 Frederick Street." 125TH ANNIVERSARY OF WILLIAM LYON MACKENZIE KING Councillor Haalboom noted that on December 17th and 18th, there will be various events taking place in association with the 125th Anniversary of William Lyon MacKenzie King. She noted that there would be a requiem for William Lyon MacKenzie King. ADJOURNMENT On a motion the meeting adjourned at 1:20 p.m. Dianne H. Gilchrist Committee Administrator