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HomeMy WebLinkAboutLACAC - 1993-04-02LACAC\1993-04-02 LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES APRIL 2, 1993 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: Mr. E. Bow, Ms. B. Buchanan, Mr. P. Bufe, Ms. S. Burke, Ms. J. Chivers-Wilson, Mr. R. Fuller, Ms. J. Kramer, Mr. D. Parrish, Mrs. P. Wagner and Ms. M. Welsh. Alderman T. Galloway and Mr. W. Ristau were in attendance for part of the meeting. Other present: Mr. L. Bensason, Mr. G. Kett, Ms. M. O'Brien and Mr. G. Sosnoski. 1. MINUTES On a motion by Alderman T. Galloway - It was resolved: "That the minutes of the regular meeting of the Local Architectural Conservation Advisory Committee, of March 5, 1993, as mailed to members, be adopted." 2. INTERIOR/EXTERIOR LOAN - 265 KING STREET EAST The Committee was in receipt of a letter from Ms. M. O'Brien dated March 17, 1993 requesting Committee comments on an application from the owners of 265 King Street East. Alderman M. Wagner drew the Committee's attention to the King Street Facade Plan prepared by Mr. N. Hill and dated June, 1987. Ms. O'Brien circulated a fact sheet and explained the nature and extent of the program whose service area includes the downtown core. She asked how she should proceed when processing an application for a building having heritage significance. It was generally agreed that all such applications would be directed to Mr. Bensason who will determine whether Committee involvement or a recommendation is required. Ms. Burke pointed out that some of the structures in the downtown such as the former Walper Hotel and the Public Utilities Commission Building have significant interior features which L.A.C.A.C. may wish to preserve. She asked that the Committee be notified of any such interior loans under consideration. Mr. Parrish questioned how Mr. Bensason would assess the design components of proposals in order to reconcile heritage significance with a larger urban design concept. In particular, he questioned whether the Loan Program has design quality standards. Ms. O'Brien replied that in most cases design standards are invoked, particularly if a building permit is required. Alderman Wagner pointed out that Heritage Canada has had a Main Street Program in the past for which design standards and guidelines were developed. He asked that Mr. Bensason make inquiries to obtain any relevant literature in this regard. 3. ALTERNATION REQUEST - 25 MAYNARD AVENUE Mr. Merrick Jarrett appeared on behalf of the owner to present her request for permission to construct off-street parking space in front of the property. The Committee was previously in receipt of an explanatory letter from Mr. Jarrett dated February 1, 1993 and the plan submitted to the Committee of Adjustment under submission A21/93 which illustrated the approximate size and location of the parking space. Alderman Wagner advised that consideration of the previous recommendation was deferred and referred back to L.A.C.A.C. by Council at its meeting of March 29, 1993. Mr. Jarrett advised that the house, which he indicated was legally duplexed, will either be sold or used by the family and under the circumstances it seemed appropriate to construct a parking space. He added that it was his understanding one space must be provided as at present there is none on the property. He explained that a minor variance has been approved by the Committee of Adjustment and that the area around the parking surface would be appropriately landscaped. He also noted objections to parking in front of the lot line and pointed out that this is commonly done LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES on Maynard Avenue. - 16- APRIL 2, 1993 3. ALTERNATION REQUEST - 25 MAYNARD AVENUE (cont.) Mr. P. Bufe entered the meeting at this time. Mr. Jarrett advised that in view of the favourable Committee of Adjustment decision he would have no alternative but to request repeal of the designating by-law in the event Council does not support the request. Alderman Wagner clarified that at this time L.A.C.A.C. has only indicated it feels the reasons for designation in the by-law are effected. He also noted that the Planning and Development Department had recommended approval of the Committee of Adjustment application. In addition, he noted that this area is being considered as a potential heritage conservation district. Ms. Welsh asked whether the owner was preparing a landscape plan and Mr. Jarrett replied that this was a condition of the Committee of Adjustment approval. The plan must be completed by May 1, 1993 and construction have taken place by June 1, 1993. A brief discussion took place concerning the location and construction of the proposed parking space. Concern was expressed over the type of paving material to be used and a mature tree located in the front yard. Mr. Jarrett indicated that he was considering the use of interlocking pavers. Mr. Parrish expressed the opinion that the addition of a parking space would not adversely impact the heritage value of the property, as homes in other cities have allowed this with no detrimental effect. Mr. Bufe disagreed indicating that a vehicle parked in front of the building facade would have a negative visual impact on the structure. He also noted that it may set an unfavourable precedent. Mrs. Wagner pointed out that parking already takes place on some front lawns along Maynard Avenue. Mr. Ristau asked that the owner give consideration to the use of an open paving stone which would allow water penetration and plant growth as well as reducing the visual impact of a parking surface. Mr. Jarrett replied that he was aware of this solution and would bring it to the attention of the Landscape Architect. He assured the Committee that asphalt would not be used and stated that he would be willing to make this commitment in writing. Ms. Chivers-Wilson asked whether the owner would entertain alternate parking arrangements in the event the area was designated as a conservation district and Mr. Jarrett replied in the affirmative. Mrs. Wagner expressed concern over the potential loss of the mature tree on the front lawn and the obscuring of ground floor windows by a parked car. Ms. Burke noted that L.A.C.A.C. is committed to preserving the built heritage in its context irrespective of the owner and questioned the future impact on the building of allowing front yard parking. Ms. Buchanan advised that she is a neighbour of the owner and stated that L.A.C.A.C. has a responsibility to protect the area in light of the proposed conservation district. Alderman Wagner asked whether Ms. Buchanan wished to declare a conflict of interest in this regard but no declaration was forthcoming. She pointed out that she was speaking on behalf of neighbours who wished to appear this date but were not in attendance. She expressed concern that if this parking arrangement is allowed, other properties will follow the example to the detriment of the streetscape. A brief discussion took place concerning whether or not the property is legally duplexed. It was noted that at one point 25 Maynard Avenue was considered legal non-conforming but has since lost this status. Mr. Bensason advised that variance approval would be required were the property to be used as a duplex in future. 3. ALTERNATION REQUEST - 25 MAYNARD AVENUE (cont.) LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES On a motion by Mr. D. Parrish - It was resolved: - 17- APRIL 2, 1993 "That L.A.C.A.C. rescind its previous recommendation of March 5, 1993 which indicated that the reasons for designation are affected relative to the property at 25 Maynard Avenue." Alderman Wagner reminded the delegate that he has agreed to show sensitivity as regards the surface treatment of the proposed parking space and in the event the property is included in a future heritage conservation district has agreed to reconsider the parking arrangement at that time. Mr. Jarrett indicated his agreement on both points. On a motion by Mr. D. Parrish - It was resolved: "That pursuant to Section 33 of the Ontario Heritaqe Act, Council grant the owner's request to construct one off-street parking space in front of the property known municipally as 25 Maynard Avenue as outlined in the letter of Mr. Merrick Jarrett dated February 1, 1993 and Committee of Adjustment Submission A21/93." Alderman Wagner asked whether it would be advisable to move the proposed conservation district in this area forward in the implementation schedule. Mr. Bensason clarified that the first district to be examined would be Pioneer Tower since staff have already received Official Plan Amendment applications. The second is presently in the Victoria Park area and Ms. Welsh advised that the process has already begun relative to this area. The Committee generally agreed that the process of investigating a possible district in the Ahrens Street area should be accelerated. 4. ALTERATION REQUEST - PROTESTANT MAUSOLEUM (WOODLAND CEMETERY) Consideration of this item was previously deferred to the April meeting pending further clarification of the specifications submitted relative to the repointing of the building fabric, minor stone repairs and resetting. Mr. G. Kett was in attendance and advised that he had spoken with Mr. Sosnoski concerning the appropriate mortar mix and was advised of the ratio in the Provincial specification. He noted that the Building Division has agreed to inspect raking of the mortar joints and a test patch. Mr. Bufe questioned the use of stainless steel pins and epoxy to repair hairline cracks as outlined in the specification previously submitted to the Committee. Mr. Kett replied that he had spoken with the restoration consultant responsible for the specification and was advised that this technique was meant to apply to one particular sill which will require a stainless steel rod. He added that to the best of his knowledge the building is structurally sound. On a motion by Mr. P. Bufe - It was resolved: "That pursuant to Section 33 of the Ontario Heritaqe Act, Council grant the owner's request to spot repoint the building fabric and carry out minor stone repairs and resetting to the property known municipally as 110 Arlington Blvd. - Woodland Cemetery (Protestant Mausoleum) as outlined in the memorandum of Mr. G. Kett dated February 5, 1993 and the project specification appended thereto, and further, ALTERATION REQUEST - PROTESTANT MAUSOLEUM (WOODLAND CEMETERY) (cont.) That the above approval be conditional upon use of the mortar mix recommended in the Ministry of Culture and Communications' specification for the repointing of historic masonry, and the satisfactory completion of a test patch to be inspected and approved by a representative of the City's Building LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES Division." - 18- APRIL 2, 1993 5. SUB-COMMITTEE REPORT - PIONEER TOWER WEST HERITAGE CONSERVATION DISTRICT Ms. Burke gave a verbal report and summarized the discussions to date. She asked for input and direction from the Committee concerning the proposed conservation district. Alderman Galloway referred to 1990 aerial photographs (13Q and 13R) of the area. He noted a concern over density as the developer is planning to increase this from 6 units per hectare to 12 units per hectare in part due to constraints on planning approvals for private services. A second concern relative to traffic access and signalization was also discussed. In response to a question from Ms. Burke, Alderman Galloway explained the proposed road alignment. Ms. Burke described the heritage features of the area noting that the major issues involve servicing and its impact on the heritage elements, the proposed storm drainage catchment areas and fire service. With regard to specific heritage issues, she noted the visual impact of the catchment area, the historic Huron Road, the alignment of the retained rural road, the Grand River, Pioneer Tower and an early cemetery. She also indicated that the area may have archaeological significance but at present no specific sites have been identified. Ms. Burke pointed out that the heritage buildings along the ridge to the south are of interest and may be adversely impacted due to the desirability of this location for new housing. She asked for direction as to where the Committee should concentrate its efforts, noting that the heritage issues must be addressed by April 20, 1993. Mr. Parrish suggested that the Committee meet on site to view the area and it was generally agreed to meet at Pioneer Tower at 5:00 p.m. on April 6, 1993. 6. SIGNAGE REQUEST - IMPERIAL DINING LOUNGE Ms. Burke gave a verbal report on behalf of the sub-committee which previously met with the owner and his contractor. She referred to issues involving the shape and colour of the awning, sign lettering and lighting. She also expressed concern over the proliferation of awnings along the streetscape. Ms. Burke displayed a mockup of the proposed sign and building facade and commented on changes proposed by the sub-committee which were agreed to by the owner. She also advised that due to time constraints the sub-committee had met on March 15, 1993 and endorsed the agreed to concept on behalf of the Committee proper. On a motion by Ms. S. Burke - It was resolved: "That pursuant to Section 33 of the Ontario Heritaqe Act, Council grant the owner's request to install signage and awnings for the Imperial Dining Lounge on the King Street elevation of the property known municipally as 1- 11 King Street West (Walper Hotel), in accordance with the amended drawing approved by the L.A.C.A.C. sub-committee and presented to the Committee proper on April 2, 1993." PAINT AND COLOUR SCHEME - FORMER VICTORIA PUBLIC SCHOOL Ms. S. Burke gave a verbal report in response to the Committee request of February 12, 1993. She noted that colour samples had been taken from the building and the windows. In addition, she had spoken with Mrs. Grace Schmidt, a local historian, who indicated that in her recollection the building has never been green in colour but was probably grey. LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 19 - APRIL 2, 1993 Ms. Burke advised that Ms. S. Frenette and Mr. Colin Gage both visited the site at the time the paint scrape was taken and it was found that the concrete building fabric had been coarsed and textured to resemble stone prior to its being painted. She noted that in the case of all paint scrapes the original colour was found to be a shade of grey. She suggested that two options would be to remove paint from all of the areas which were not originally painted, recoarse and seal the surface or over paint in a colour similar to that of the original textured surface. With regard to the window sash, she pointed out that the paint samples used to determine the building's present colour were taken from the inside of the sash, and since these units were painted at the factory it is impractical to repaint them at this time. She also added that in her opinion the architect commissioned to do the paint scrape had done so in good faith. Ms. Burke suggested that at this time L.A.C.A.C. specify the appropriate colour scheme for the sash and they be painted this colour in future since it is not economically feasible to do so at this time. She added that the concrete areas in question should be painted the original colour in the Spring. Following a brief discussion, it was generally agreed that Ms. Burke would prepare a written recommendation for consideration by the Committee at the May 7, 1993 meeting along with sample paint chips of the colours proposed. In addition, Kitchener Housing Inc. would be notified of the recommendations. 8. MUNICIPAL OFFICIAL PLAN - HERITAGE POLICIES Alderman Wagner asked that this item be listed first on the May 7, 1993 agenda in order to allow Mr. L. Bensason to answer any questions the Committee may have concerning the heritage policies previously circulated. Mr. Bensason pointed out that the Heritage Focus Group minutes have been circulated and Committee members should be prepared to discuss the scenic roads and heritage policies at the May meeting. Mrs. Wagner advised that the Region of Waterloo has two files on scenic roads and that it may be appropriate for Mr. Bensason to consult these in order to obtain a suitable definition. 9. 133 GRABER PLACE - CONSERVATION REVIEW BOARD REPORT Alderman Wagner advised that both Kitchener Housing Inc. and the Parks and Recreation Department have been advised of the possible availability of this site for development. Ms. Kramer spoke on behalf of Mrs. Stoner who was unable to attend this date and requested that consideration of this item be deferred to the May 7, 1993 meeting. The Committee generally agreed to refer this item to the May agenda. 10. ARCHITECTURAL CONSERVANCY OF ONTARIO CONFERENCE It was generally agreed that Ms. M. Welsh and Mr. E. Bow would represent L.A.C.A.C. at the upcoming conference. 11. FORMER KAUFMAN FOOTWEAR BUILDING Alderman Wagner indicated that he has been approached by the owner's representative, who has agreed to consult with L.A.C.A.C. on all aspects of the building's alteration or restoration. He referred to a consultant's report which indicates the industrial smokestack is unsound and that at minimum between 12 and 30 feet must be removed. Given the 11. FORMER KAUFMAN FOOTWEAR BUILDING (cont.) condition of the structure it may not be possible to rebuild to the existing height. Alderman Wagner pointed out that the owner's representative advised that they did not want, nor were they necessarily able, to rebuild the chimney for structural reasons. Mr. Bow reported that he had spoken with a structural engineer who pointed out that a smaller stack would be required to eliminate water condensation problems. Ms. Burke noted that the Committee has not at present judged the heritage value of the entire industrial complex and should do so before dealing with the disposition of individual components. LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 20 - APRIL 2, 1993 Alderman Wagner referred to the safety issue and Mr. Parrish expressed the opinion that L.A.C.A.C. is not qualified to judge on a question of safety and if a consultant has recommended removal for this reason such a recommendation cannot be ignored. On this basis, he suggested that L.A.C.A.C. defer to the consultant's recommendation. He indicated that he would be personally unwilling to disagree without a second expert opinion in the form of a structural engineer's report. Ms. Burke cautioned that this issue would likely arise in future involving other parts of the City. Ms. Buchanan asked whether the smokestack in question is original and Mrs. Wagner replied in the negative. Ms. Burke noted that this complex illustrates the evolution of this particular industry and more research in this regard is required. Mr. Parrish suggested that at minimum L.A.C.A.C. could document the chimney design, dimensions and material. It was generally agreed that the sub-committee consisting of Mr. Bow, Ms. Burke, Mr. Tarbutt and Mrs. Wagner would meet with the owner's representative, express the Committee's concern and report back to the May 7, 1993 meeting. With regard to the research suggested by Ms. Burke, it was generally agreed that a report in this regard would be brought forward for discussion at the June 11, 1993 meeting. Ms. Burke asked Alderman Wagner to obtain the owner's permission to conduct research on site. 12. OTHER BUSINESS Ms. Welsh advised of a public open house relative to collector roads in the Doon area planned for the Doon Valley Golf Club on April 27, 1993. Mrs. Wagner advised of an upcoming workshop sponsored by the Waterloo Regional Heritage Foundation and scheduled for May 1, 1993 at the University of Waterloo concerning heritage information in the computer age. Mr. Bow agreed to attend on behalf of L.A.C.A.C. Mr. Bensason informed the Committee of two recent Committee of Adjustment applications involving designated properties, being, the former Victoria Public School and 39 Doon Valley Drive. He indicated that there are no heritage concerns relative to the former since the sign proposed on site is in the daylight triangle. Mr. Bensason reported that with respect to 39 Doon Valley Drive he has not received all of the information necessary to determine if the involvement of L.A.C.A.C. is required. Mr. Bensason noted that the Committee had previously directed that he request deferral of any Committee of Adjustment application affecting a designated property until such time as L.A.C.A.C. has had an opportunity to consider the matter. Mr. Bensason referred to the plan submitted with the application and noted that at the time the by- law was enacted it was understood that the entire site would be developed for housing, however, the size and orientation of that portion of the property on which the heritage structure would be situated was not known and as a result the designating by-law was registered against a much larger parcel. Mr. Bensason questioned whether Freure Homes intends to return to the City and request building permits for the proposed development. 12. OTHER BUSINESS (cont.) Mr. Parrish indicated that the project has been shelved due to the recession, and advised that Plan 58R-7954 submitted to the Committee of Adjustment may differ from the legal description in the designating by-law. He expressed the opinion that the intent of the by-law was to include the house, its immediate context and vegetative features as well as the road alignment. He also expressed concern over the likely loss of the treeline in view of the overly vigourous pruning by Hydro. Mr. Bensason agreed to identify for the Committee of Adjustment that portion of the property which is designated and to specify the designated features. Mr. Parrish indicated that this would be acceptable to Freure Homes. Mr. Bufe raised a question as to the amount and configuration of land intended as part of the LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 21 - APRIL 2, 1993 designation. Mr. Bensason replied that he was unsure as to the location of the 18 foot right-of-way referred to in the by-law as it relates to the plan submitted. Mrs. Wagner stated that a site plan was circulated previously showing the location of the house on Part #1. She added that as an original member of the sub-committee a principle area of concern involved the views over the site and in her opinion it appears that this intent has been honoured in the proposed plan. 13. NEXT MEETING The next regularly scheduled meeting of the Local Architectural Conservation Advisory Committee will be held on Friday, May 7, 1993. 14. ADJOURNMENT On motion, the meeting adjourned at 3:10 p.m. G. Sosnoski Manager of Corporate Records/Assistant City Clerk