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HomeMy WebLinkAboutLACAC - 1992-06-19LACAC\1992-06-19 LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES JUNE 19, 1992 The Local Architectural Conservation Advisory Committee met this date, commencing at 12:10 p.m., under the Chairmanship of Alderman M. Wagner, with the following members present: Alderman T. Galloway, Ms. B. Buchanan, Mr. P. Bufe, Ms. L. O'Krafka, Mrs. G. Stoner, Mrs. P. Wagner, Ms. S. Barber, Mr. V. Tarbutt, Ms. S. Cragg and Mr. E. Bow. Ms. S. Burke was in attendance for part of the meeting. Others Present: Messrs. J. Wallace, J. Witmer, J. Wilmer, L. Bensason and G. Sosnoski. Alderman M. Wagner introduced Ms. Martha Welsh and Mr. Richard Fuller, recommendation to appoint them to the Committee be considered later in the meeting. respective backgrounds relative to heritage conservation. and asked that a Both outlined their 1. MINUTES Ms. Cragg requested that Page 30 of the May 8, 1992 minutes be corrected to indicate that she is the Committee's representative concerning the Bridgeport Secondary and Community Plans. Mrs. P. Wagner asked that Page 29 of the May 8, 1992 minutes be corrected so as to indicate that 39 Doon Valley Drive was constructed in the 1840's rather than the 1830's. On a motion by Ms. S. Cragg - It was resolved: "That the minutes of the regular meeting of the Local Architectural Conservation Advisory Committee of May 8, 1992 be approved, as amended." 2. CONFLICTS OF INTEREST Ms. S. Cragg declared a conflict of interest and abstained from all voting and discussion concerning the designation of 1 Pequegnat Avenue, as she is a joint owner of the property. 3. 100 DUKE STREET WEST (FORMER ST. JEROME'S HIGH SCHOOL) The Committee was in receipt of a property description by Ms. P. Shea dated July 19, 1989 and a copy of the previous designation statement prepared by Mrs. J. Haalboom, dated November 7, 1989. Mr. P. Britton, MacNaughton Hermsen Britton and Clarkson, appeared on behalf of the Congregation of the Resurrection, the owners of 100 Duke Street W., as well as the owners of 410 King Street W. (Kaufman Footwear) concerning a proposed Official Plan Amendment and amending Zoning By-law relative to the downtown core. He advised that his clients have instructed that a pro-active approach be taken to defining the heritage elements of both buildings and to resolving the redevelopment potential for the balance of the lands. He asked that L.A.C.A.C. form sub-committees to work with each of the two planning teams. Mr. Britton advised that recommendations affecting these properties will be before the Planning and Economic Development Committee in August and expressed his concern that sufficient time be provided to receive input and complete the required planning studies. Ms. S. Burke entered the meeting at this time. Alderman Wagner asked that any members interested in serving on either of the two sub- committees should advise him and meetings will be set up as soon as possible. He also asked that the respective sub-committees be prepared to report at the July 3, 1992 meeting and provide specific designation requirements. LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 34 - JUNE19, 199E 4. REQUEST TO ALTER A DESIGNATED PROPERTY - 39 DOON VALLEY DRIVE The Committee was in receipt of an extract from the designating by-law and the reasons for designation. Mr. David Parrish, in-house Architect for Freure Homes Limited, appeared on behalf of Mr. John Vos concerning proposed alterations to 39 Doon Valley Drive. He advised that the owner is planning an addition to the existing structure which would be added to the undesignated south elevation. He reviewed the reasons for designation and advised the Committee of his restoration philosophy. Mr. Parrish circulated a series of photoreduced drawings and photographs dated June, 1992, specifically drawing sheets A01 to A08, inclusive. He noted that the trees which comprise part of the designation are to be retained, while the existing asphalt roof will be replaced with cedar shakes. He pointed out that the attic will be ventilated via a continuous roof vent and the woodwork of the soffits, fascia and frieze replicated in wood and stained. He added that the existing windows will be removed and replaced with Pela Hunt windows, of which he displayed a sample. He advised that he plans to replicate the existing wooden window frames where required and that both the front door and the thick door frame will be of solid wood and stained appropriately. Mr. Parrish noted that he is proposing a front "stoop" or porch to address the owner's practical needs since no aluminum eavestroughing is proposed for the building proper. It was noted that the drawings indicate the use of cedar shakes and that cedar shingles would be more appropriate. In response to a question of clarification, Mr. Parrish advised that the trim colour planned is a red/burgundy colour manufactured by Para Paint (Canadian Heritage Collection) and referred to as No. CH-200 (Fort Vermillian). Ms. L. O'Krafka referred to the light sizes proposed and Mr. Parrish indicated that he is open to redesigning the upper windows to correspond to the lower pane sizes. Ms. S. Burke indicated this may not be suitable. He advised that he is willing to use either a 7" x 9" or an 8" x 10" standard module and would adjust the window dimensions accordingly. In response to a question from Mr. P. Bufe as to why sash windows are not being used, Mr. Parrish clarified that the new windows are configured to resemble double hung windows and are constructed on two planes. Mrs. Wagner noted that the second chimney on the end of the original building had been eliminated and Mr. Parrish replied that removal is planned at this time noting that a reproduction would be at considerable expense. A brief discussion took place concerning the precedent for a flat as opposed to a sloped porch roof as well as the design of the supporting posts. It was generally agreed that no changes to either the roofline or the design of the posts would be recommended. Ms. O'Krafka expressed concern over the extent of the polimar (plastic) applications planned as these are intended to replace existing, original, designated material. Mr. Parrish replied that the profile and design of the replacements would be identical to the existing wood features and that plastic would have a greater life span. He noted that at present many of these wooden features are in poor condition and would likely require removal and replacement in any case as they cannot be repaired. On a motion by Mrs. G. Stoner - It was resolved: "That pursuant to Section 33 of the Ontario Heritaqe Act and subject to the following conditions, Council grant the owner's request to alter the designated property known municipally as 39 Doon Valley Drive as outlined in drawings A01 to A08 inclusive (Vos House - Renovation and Addition) as submitted to L.A.C.A.C. on June 19, 1992 by the owner's Architect, Mr. David Parrish and dated June, 1992: LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 35- JUNE 19, 199~ REQUEST TO ALTER A DESIGNATED PROPERTY - 39 DOON VALLEY DRIVE (cont.) a) replacement of all references to "cedar shakes" with "cedar shingles", b) substitution of either a 7" x 9" or an 8" x 10" windowpane module." Alderman Wagner indicated that in response to a request from Mr. Parrish, the above recommendation would be dealt with by Council on June 22, 1992. RECOMMENDATION TO DESIGNATE - 314 OLD CHICOPEE ROAD (THE MILLAR HOUSE) The Committee was in receipt of a report from Mr. E. Bow dated May 31, 1992 recommending designation of the property. Alderman Wagner noted that at the request of the owner's representative consideration of the above property is being deferred and Mr. Bow's report will be considered at the August 7, 1992 meeting. BUILDING DEMOLITION - 1070 HIGHLAND ROAD W. (BRUBACHER HOUSE) The Committee was in receipt this date of a report from Mr. J. Witmer dated June 18, 1992 concerning a fire which substantially destroyed the premises on the morning of June 14, 1992. Mr. Witmer reviewed the contents of his report and recommended that in order to prevent any loss of life the remainder of the building should be demolished. Mr. Wallace advised that the fire occurred under "suspicious circumstances" and pointed out those portions of the Heritage Act which apply under the circumstances. Ms. O'Krafka noted that Mr. M. Schwartz of the City's Fire Department had advised that the untenanted building was not properly secured as per the Building Code requirements and was easily accessible. She noted that two other Building Inspectors had made similar comments. Mrs. Wagner suggested that the City Solicitor should further investigate the circumstances surrounding the fire. Mr. Wallace advised that the City would likely be required to establish intent before seeking Ministerial approval to prosecute under the Ontario Heritaqe Act. Alderman Wagner expressed concern that steps be taken to prevent a recurrence of this situation and asked that Mr. Bensason arrange a meeting with appropriate staff to address the problems inherent where a designated property is affected by development. He asked that this be done as soon as possible and in conjunction with L.A.C.A.C. Mr. Wallace suggested that an option be examined whereby a condition is imposed in a subdivision agreement relative to the preservation of designated properties. He noted that Council could ask to review the subdivision plan to determine whether it is appropriate to impose such conditions relative to grading, lotting and other planning concerns. In addition, this would test City, Regional and Provincial policy. Mr. Wallace asked that the sub-committee to be formed by Mr. Bensason consider this suggestion. Alderman Galloway offered the opinion that L.A.C.A.C. should make a strong statement to this particular developer regarding the fact that the Brubacher House was poorly secured and that they feel negligence is involved. Alderman Wagner asked whether it would be reasonable to delay demolition until the issue of negligence had been addressed by Legal staff. Mr. Witmer replied that he is not prepared to delay demolition in light of safety concerns. It was generally agreed that in the interest of public safety the remainder of the building at 1070 Highland Road W. should be demolished. Ms. O'Krafka questioned whether any of the exterior building fabric could be salvaged and Alderman Wagner replied that the owner's representative, Mr. David Smith, had indicated he would salvage the date stones and any unpainted brick. Alderman Wagner asked that Mr. Witmer speak to Mr. Smith in this regard on his behalf. 6. BUILDING DEMOLITION - 1070 HIGHLAND ROAD W. (BRUBACHER HOUSE) (cont.) LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 36- JUNE 19, 199~ On a motion by Ms. S. Burke - It was resolved: "That with regard to the recent fire at '1070 Highland Road W. (Brubacher House) the Local Architectural Conservation Advisory Committee make available to the Press a statement deploring both the loss of the designated building and the circumstances surrounding its destruction." On a motion by Ms. S. Burke - It was resolved: "That with regard to the designated structure at '1070 Highland Road W., Mr. J. Wallace be directed to further investigate the circumstances surrounding the fire which recently destroyed the building as well as any deficiencies in securing the building as they relate to Building Code requirements, and, That Mr. T.B. Stanley be directed to examine and report concerning the use of conditions in subdivision agreements relative to grading, lotting and other planning issues designed to further protect from demolition properties designated under the Ontario Heritaqe Act which are located on lands scheduled for development, and further, That the above reports be submitted to the Local Architectural Conservation Advisory Committee for consideration at its meeting of August 7, 1992." 7. HERITAGE RESEARCHER - FINAL REPORT Mr. R. Rowell submitted his completed report for acceptance by the Committee and in fulfilment of a condition in his contract dated March 2, 1992. Mrs. Wagner asked whether Mr. Rowell had identified any buildings which he felt were in jeopardy or should be researched further. He replied that the building at 86 Louisa Street had impressed him as there are few houses of this vintage and of particular Italianate style constructed of wood. On a motion by Mrs. P. Wagner - It was resolved: "That the Local Architectural Conservation Advisory Committee accept as complete the final report of Mr. R. Rowell." Ms. O'Krafka asked that a copy of the report be given to her for presentation to the Waterloo Regional Heritage Foundation which granted 100% funding for the project. She also asked that an additional copy be forwarded to the Kitchener Public Library, Grace Schmidt Local History Room. 8. 601 GLASGOW LANE - DEMOLITION PERMIT The Committee was in receipt of a report from Ms. B. Buchanan concluding that the subject property has no architectural value and does not merit preservation. She noted that the site of the former sawmill has been identified but not inspected in detail. Mr. John Kaufman, Kenmore Construction, was in attendance on behalf of the owner but did not address the Committee. Ms. Buchanan thanked Mr. Kaufman for his assistance and co-operation in researching the property. It was generally agreed that the Committee has neither comment nor concern regarding the proposed demolition and asked that the appropriate staff be notified in this regard. 9. REQUEST TO DESIGNATE - 1 PEQUEGNAT AVENUE The Committee was in receipt of a report from Ms. Buchanan and Ms. O'Krafka dated May 2, 1992 recommending designation, on historic and architectural grounds, of all elevations and the roof of the subject property. It was noted that the owner endorses the proposed designation. On a motion by Mr. V. Tarbutt - LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 37- JUNE 19, 199~ It was resolved: "That pursuant to Section 29 of the Ontario Heritaqe Act the Clerk be authorized to publish a Notice of Intention to designate the property known municipally as 1 Pequegnat Avenue as being of historic and architectural significance, and further, That the specific reasons for designation be those outlined in the report of Ms. B. Buchanan and Ms. L. O'Krafka dated May 2, 1992." 10. ARCHAEOLOGICAL ASSESSMENT - WILFONG DRIVE The Committee was in receipt of a report and recommendations from the Regional Archaeologist dated May 26, 1992 relative to a visual archaeological assessment involving Part 3, Reference Plan 58R-7059, Wilfong Drive. Mrs. Wagner added that at present approximately 4 feet of fill covers what is believed to be the location of the former Blacksmith Shop. On a motion by Mr. P. Bufe - It was resolved: "That the report of the Regional Archaeologist dated May 26, 1992 concerning a visual archaeological assessment of Part 3, Reference Plan 58R-7059, Wilfong Drive, be accepted as information with no further action at this time concerning the recommendations therein." 11. KITCHENER RAILWAY STATION Mr. Sosnoski gave a verbal report regarding designation of the subject property under the Heritaqe Railway Protection Act. It was noted that the Station would be automatically designated as a result of initiatives undertaken by the Federal government. He indicated that unlike the Ontario Heritaqe Act a designation is only binding on the present owner and in the event the property is sold the Committee may wish to designate under the Ontario Heritaqe Act. A detailed building report will be forwarded by the Federal Sites and Monuments Board when available for public release. 12. REQUEST TO ALTER A DESIGNATED PROPERTY - 1101 DOON VALLEY ROAD Mrs. Wagner circulated an undated report this date concerning a site meeting between the L.A.C.A.C. sub-committee and the property owner. The subject property is located within the Upper Doon Heritage Conservation District. She explained that the owner is asking for approval to install dormers on the east and west sides of the building and is planning to create a duplex which will require a door on the rear elevation. She stated that the sub-committee felt the addition of dormers would be ill advised and adversely impact the appearance of the house in general and the roofline in particular. Ms. O'Krafka noted that she had sought a professional opinion and was told it would be better to install all of the dormers on the south elevation. Mrs. Wagner added that skylights and a belvedere had both been proposed as alternatives and were opposed by the owner. She suggested that a title search be done to verify the date of construction and advised that the Society for the Preservation of Upper Doon (SPUD) is aware of and in agreement with the sub-committee's comments. She also referred to a concern raised by SPUD regarding zoning of the property. 12. REQUEST TO ALTER A DESIGNATED PROPERTY - 1101 DOON VALLEY ROAD (cont.) 13. There was general agreement among Committee members that the dormers as proposed are unsuitable and direction was given to the sub-committee to continue working with the owner to rework the design. OTHER BUSINESS It was agreed that the demolition permit applications relative to 25 St. Leger Street and 390 Prospect Avenue would be referred to Mr. Bensason and Mr. Stanley for consideration. It was LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 38- JUNE19, 1992 indicated that in future all such applications will be first considered by Mr. Stanley and Mr. Bensason and if they have doubts as to the significance of the property or the proposed work, they are to contact either the Chairman or the Vice-Chairman. If serious doubts arise, the entire issue would be referred to the Committee proper. It was generally agreed to defer Items 11 through 14, inclusive, as well as Item No. 16 to the July 3, 1992 meeting. On a motion by Mrs. G. Stoner - It was resolved: "That Council accept the resignation of Ms. Cathy Williams from the Local Architectural Conservation Advisory Committee." On a motion by Mrs. G. Stoner - It was resolved: "That effective immediately Council appoint Ms. Martha Welsh and Mr. Richard Fuller to the Local Architectural Conservation Advisory Committee." These appointements expire on November 30, 1992. 14. PROVINCIAL L.A.C.A.C. CONFERENCE Alderman Wagner reported that he has taken steps to confer with other L.A.C.A.C.'s in the Region concerning a regionally hosted conference in 1994. 15. DOWNTOWN OFFICIAL PLAN POLICY - HERITAGE ELEMENTS The Committee was in receipt of the proposed Downtown and Bonusing Policies prepared by the Planning and Development Department. Mr. J. Wilier referred to the draft policies and advised that he is requesting general support for the direction of the policies as they relate to heritage conservation. He also advised the Committee that other owners and developers will be approaching L.A.C.A.C. in future as a direct result of these initiatives. He explained that the Downtown and Bonusing Policies offer two incentives to the owners of property having heritage significance, namely, a broader range of land uses than might be normally permitted as well as the granting of additional density (bonuses) where buildings have been designated under the Ontario Heritaqe Act and a heritage easement registered on title. Mr. Wilier explained that increased density would be allowed on either the subject site or another site and that density bonuses could either be used by an owner or sold to another developer. It was also pointed out that no height exemptions would apply in this regard. Mr. Wilier referred to a map of heritage properties in the downtown core and suggested that properties on the Heritage Inventory will have a greater significance than in the past. Mr. Bufe expressed concern regarding the extent to which bonusing may conflict with heritage conservation and a general discussion took place as to the proposed policies, their applicability and impact on conservation. 15. DOWNTOWN OFFICIAL PLAN POLICY - HERITAGE ELEMENTS (cont.) Alderman Wagner inquired as to the impact of the proposal on the former St. Jerome's High School site. Mr. Wilier replied that in this case the density bonus could be used on site due to the relatively large area which is presently undeveloped. In the event the building is designated, the site would receive the same density as properties in the adjacent office use area. Mr. Wilier added that with regard to the Kaufman property, bonuses would be saleable due to the relatively high density already allowed. More importantly, a wide arrange of land uses and an incentive in the form of reduced parking requirements would apply. Mr. Wilier explained that the report and LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 39- JUNE19, 1992 recommendations concerning the Downtown and Bonusing Policies would be addressed at a special Planning and Economic Development Committee meeting on August 12, 1992. Alderman Wagner indicated that he would present any of the Committee's concerns at that meeting. On a motion by Mr. P. Bufe - It was resolved: "That the municipal properties researched by Mr. Rowell and contained in the report accepted this date be added to the Inventory of Heritage Buildings." Alderman Wagner asked that Mr. Wilier take these into consideration when compiling any further maps of heritage properties in the downtown core. 16. REVISED ONTARIO HERITAGE ACT Alderman Wagner explained that the meeting proposed for June 23 would not be held since the new legislation is not available. He suggested that a meeting be convened as early as feasible after the new legislation is issued. In closing, he reminded Committee members wishing to serve on either the St. Jerome's High School or Kaufman Footwear sub-committees to submit their names to him as soon as possible. 17. NEXT MEETING The next regularly scheduled meeting of the Local Architectural Conservation Advisory Committee will be held on Friday, July 3, 1992. 18. ADJOURNMENT On motion, the meeting adjourned at 4:20 p.m. G. Sosnoski Assistant City Clerk