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HomeMy WebLinkAboutLACAC - 1993-12-10LACAC\1993-12-10 LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES DECEMBER 10, 1993 The Local Architectural Conservation Advisory Committee met this date, commencing at 12:05 p.m., with the following members present: Mr. E. Bow, Ms. B. Buchanan, Mr. P. Bufe, Mr. R. Coo, Ms. J. Kramer, Mr. D. Parrish, Mr. W. Ristau, Mrs. G. Stoner, Mr. V. Tarbutt, Mrs. P. Wagner and Ms. M. Welsh. Councillor M. Wagner, Ms. S. Burke and Ms. E. Esenbergs were in attendance for part of the meeting. Others present: Messrs. L. Bensason and Mrs. D.H. Gilchrist. 1. APPOINTMENT OF CHAIRMAN AND VICE-CHAIRMAN On a motion by Mr. E. Bow - It was resolved: "That Councillor M. Wagner be appointed Chairman of the Local Architectural Conservation Advisory Committee for a term expiring November 30, 1994. On a motion by Mr. E. Bow - It was resolved: "That Mr. Vern Tarbutt be appointed Vice-Chairman of the Local Architectural Conservation Advisory Committee for a term expiring November 30, 1994." 2. INTRODUCTION Councillor M. Wagner assumed the Chair at this time. He introduced Mr. Robert Coo, the newest member of LAC.AC., outlining some of his background and welcoming him to the Committee. Councillor Wagner also thanked those members who were involved in the designation ceremony for St. Jerome's, congratulating them on the success of the event. 3. MINUTES Mr. D. Parrish requested a clarification of the minutes of the L.A.C.A.C. meeting of November 19, 1993, Page 60, Item #9, with respect to reconsidering frontyard setbacks, that his statement was that neighbourhoods may go through a process of change. Mrs. P. Wagner requested a clarification with respect to the resolution for 2118 New Dundee Road which she intended that the owner permit LAC.AC. to be present on site when demolition occurs in order to document construction changes and that, if not re-used in the new home, the side porch and buff bricks be made available for sale. The revised wording is as follows: "That the Local Architectural Conservation Advisory Committee has no objection to the demolition of the property known as 2118 New Dundee Road; and That the owners be requested to allow members of the Local Architectural Conservation Advisory Committee on site when demolition takes place in order to document construction changes in the structure; and further That the owner be encouraged to preserve the side porch and buff bricks to be reused either in the new house or sold for reuse in other structures." On a motion by Mrs. G. Stoner - It was resolved: "That, subject to the clarifications noted above, the minutes of the Local Architectural Conservation Advisory Committee meeting of November 19, 1993, as mailed to members, be accepted." LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMM/TTEE M/NUTES - 64- DECEMBER 10, 1993 FRONTYARD SETBACKS Councillor M. Wagner advised the members that Planning staff are reviewing the Committee's concerns, as expressed at the November meeting, over the frontyard setbacks in the residential component of the new zoning by-law. There is still the possibility of making changes to the by-law if circumstances warrant. Mr. Bufe advised that in the staff report, staff had used three streets; Wood Street, Locust Street and Schneider Avenue, as examples and on those streets half of the homes are already closer to the street than the new by-law would permit. He was concerned that these streets were not good examples to use in preparing the report. He felt that staff had not paid enough attention to the impact that this new regulation will have on older residential neighbourhoods. Mr. D. Parrish stated that he feels that Planning staff have put lot of effort into this by-law and that this Committee would have to do some in depth research to provide evidence to show the need to change any aspect of the by-law. Councillor Wagner suggested that any further discussion on this matter should take place at a future meeting when there would be more time available. 248 AND 264 VICTORIA STREET NORTH Mr. W. Green, Planning Consulting was in attendance on behalf of the property owner. The Committee members were provided with copies of a report prepared by Mr. L. Bensason, Heritage Planner, dated December 8, 1993. Mr. Green addressed the Committee and presented a preliminary site plan of the property. He advised that it has always been the intention of the owner to demolish the building at #264. He stated that the principle problem of the development relates to the C-6 Service Commercial zoning. The historical uses, warehousing and industrial, can continue; however, as the old uses have abandoned the site a parking problem has arisen. The amount of building space exceeds the site's ability to provide parking. The site plan presented proposes 256 parking spaces while retaining three buildings which equals a parking deficiency of 95 spaces. Ms. E. Esenbergs entered the meeting at this time. Mr. Green went on to say that if #264 is retained, the additional building space reduces the parking available while increasing the parking requirement. He has discussed this problem with Planning staff, but there is no guarantee that the parking deficiency will be approved. He advised that the owner has gone through with the demolition permit for the one storey structure, which was discussed at the Committee's November meeting. The demolition permit for #264 is still on hold until the owner completes the Planning approval process and discussions of this Committee. Mr. Green advised that the owners have had a Structural Engineer inspect the building, who does not agree that the building is generally in good repair. He felt from reviewing Mr. Bensason's report, that the Committee's interest was more of an historic one rather than architectural. Mrs. P. Wagner advised that the description contained in the report is rather short, considering what is available and could have more architectural information if the sub-committee would revisit the building. Mr. Bensason advised that the statement in his report on the good condition of the building is based on discussions he had with Mr. W. Pearce, Building Inspector, who did an inspection of the property and was of the opinion that the building is structurally sound. There is 5. 248 AND 264 VICTORIA STREET NORTH (cont.) LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 65 - DECEMBER 10, 1993 some water damage which is limited to one corner of the building. This is last building built by the Baetz family. It is part of Kitchener's industrial heritage and the last remaining building of that architectural style. Mr. D. Parrish questioned what sort of uses the building could be put to if it was to be retained. Mr. Green advised that that had not been considered. The property has not been considered as a typical commercial strip and it is recognized that it is not likely to attract as much retail type uses. It will be marketed for office uses and service businesses. The owner is looking for bigger space users. Mr. Parrish inquired as to whether there would be enough parking on site if all the buildings were retained and the parking reduction was approved. Notwithstanding an approval for the reduced parking, Mr. Green felt that there might not be enough parking to attract tenants to the site. Ms. Welsh questioned the possibility of obtaining additional parking off-site and Mr. Green responded that given the uses of surrounding properties it was not likely to be available. Mr. Ristau advised of the fascadism that has been taking place in Germany and suggested the possibility that the walls of the building be maintained and the area be used for a parking garage. Councillor M. Wagner left the meeting at this time and Mr. V. Tarbutt assumed the Chair. A discussion then took place as to whether or not the Committee should be considering things beyond historic and architectural matters. Mr. Green advised that the owners want to know where they stand with respect to this Committee's intention to designate. Does this Committee want to designate or is it just interested in having the buildings retained? Does this Committee have a legitimate interest in pursuing designation? Ms. S. Burke entered the meeting at this time. Mr. Bufe gave the opinion that the building is historically and architecturally representative of Berlin's turn of the century industrial architecture. Mr. Parrish stated that it is clear to him that the retention of this building will be a hinderance to the economics of this site. Further, the Committee can not just look at the architectural and historic significance in isolation but should be looking at the broader issues. Mrs. P. Wagner stated that it is L.A.C.A.C.'s job to advise Council on what is important historically and architecturally. Council has to consider all reports from the different aspects. Mr. Parrish stated that in his opinion the relative importance of this building, both historically and architecturally, is Iow on L.A.C.A.C.'s list. The Committee should weigh the relative importance of this building and put it in context. Ms. S. Burke suggested that L.A.C.A.C.'s mandate is to consider the historic and architectural significance of buildings and that economic development is not part of L.A.C.A.C.'s mandate. With regard to relative importance, Ms. Burke advised that L.A.C.A.C. is only now developing a scale to determine the relative importance of one building to another. She suggested that this building has importance relative to the Baetz family, its architecture and furniture manufacturing in this City. Mr. Ristau put forward a motion that L.A.C.A.C. consider designating this property; which after discussion was withdrawn in favour of the following motion. 5. 248 AND 264 VICTORIA STREET NORTH (cont.) On a motion by Mr. W. Ristau - It was resolved: "That we support the designation of the property known municipally as 264 Victoria Street North (Baetz Brothers Furniture Building) under the Ontario Heritaqe Act, with the reasons for designation and the specific features of the LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMMITTEE MINUTES - 66 - DECEMBER 10, 1993 designation to be prepared by the sub-committee consisting of Ms. B. Buchanan, Ms. S. Burke, Mr. R. Coo, Mr. V. Tarbutt and Ms. J. Kramer; to be presented to the Local Architectural Conservation Advisory Committee at its meeting of January 14, 1994." It was agreed that the sub-committee report would be submitted to the Clerk's Department in time to be included in the agenda package for the January meeting. 6. REQUEST TO ALTER - 191-197 KING STREET WEST (P.U.C. BUILDING) Mr. D. Parrish distributed copies of a plan showing proposed signage for the former P.U.C. Building, advising that the signage sub-committee met with the owners and requested that they consider signage which would be compatible with the building. He further advised that they want to give this building a corporate identity. The proposed sign will consist of white, backlit letters which will be approximately 2' high with a carrier system which is unobtrusive. On a motion by Mr. D. Parrish - It was resolved: "That pursuant to Section 33 of the Ontario Heritaqe Act, we approve the request of the owner to alter the designated property known municipally as 191-197 King Street West (P.U.C. Building) by erecting a roof sign, substantially of size and appearance as shown on the plan provided to the Local Architectural Conservation Advisory Committee on December 10, 1993; and further That this approval be conditional upon the owner submitting to and receiving approval from the City's Heritage Planner of measured drawings, including details of the letter construction, prior to the issuance of a sign permit." 7. 1890'S MAP Mr. V. Tarbutt displayed a copy of the map which had been discussed at the Committee's November meeting suggesting that the Committee proceed to have 500 copies made at a cost of $1,400.00. The size of the prints would be 40" x 28" which would include a 2" border all around. Ms. S. Burke suggested that notations be made on the bottom of the map with the date and that the map is reprinted by Kitchener L.A.C.A.C. On a motion by Mr. V. Tarbutt - It was resolved: "That the Local Architectural Conservation Advisory Committee be permitted an unbudgeted expenditure of the 1993 budget, in the amount of $1,400.00 to produce 500 copies of an 1890's map of Berlin, through Ainsworth Press, on a cost recovery basis; with the size of the print to be 40" by 28", including a 2" border; and further That the following inscription appear on the bottom of the map "Reprinted by Kitchener Local Architectural Conservation Advisory Committee - December 1993"." Mr. D. Parrish left the meeting at this time. 1890'S MAP (cont.) Ms. S. Burke reminded the Committee of her invitation to attend her Christmas Open House at her home at 150 Water Street South on Wednesday, December 15 at 5:00 p.m. NEXT MEETING The next regularly scheduled meeting of the Local Architectural Conservation Advisory Committee will be held on Friday, January 14, 1994. LOCAL ARCHITECTURAL CONSERVATION ADVISORY COMM/TTEE M/NUTES - 67- DECEMBER 10, 1993 9. ADJOURNMENT The formal portion of this meeting adjourned at 2:00 p.m.; after which the members were invited to stay and review the proposed evaluation criteria. Dianne H. Gilchrist Committee Secretary