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HomeMy WebLinkAboutDSD-2022-396 - Heritage Permit Application HPA-2022-V-021 - 139 Queen St NStaff Report Development Services Department www.kitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: September 6, 2022 SUBMITTED BY: Garett Stevenson, Interim Planning Director, 519-741-2200 ext. 7070 PREPARED BY: Jessica Vieira, Heritage Planner, 519-741-2200 ext. 7041 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: August 12, 2022 REPORT NO.: DSD -2022-396 SUBJECT: Heritage Permit Application HPA-2022-V-021 139 Queen Street North Demolition and Replacement of Front Portico RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2022-V-021 to permit the demolition and replacement of the front portico on the property municipally addressed as 139 Queen Street North, BE APPROVED in accordance with the supplementary information submitted with the application and subject to the following conditions: 1. That final building permit drawings be reviewed and heritage clearance provided by Heritage Planning staff prior to the issuance of a building permit. REPORT HIGHLIGHTS: The purpose of this report is to present the proposal of the demolition and construction of a new front portico on the property municipally addressed as 139 Queen Street North, as detailed in Heritage Permit Application HPA-2022-V-021 and in Attachment A and Attachment B • The key finding of this report is that the proposed work will not negatively impact the cultural heritage value or interest of the property, as it is in keeping with the architectural style and character of the subject property and complies with the policies and guidelines of the Civic Centre Neighbourhood Heritage Conservation District Plan. • There are no financial implications associated with this report. • Community engagement included posting this report and associated agenda in advance of the meeting and consultation with the Heritage Kitchener Committee. • This report supports the delivery of core services. EXECUTIVE SUMMARY: *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 138 of 154 Heritage Permit Application HPA-2022-V-021 proposes the removal of an existing portico and construction of a new portico on the front elevation of the dwelling on the property municipally addressed as 139 Queen Street North. The building has been designated under Part V of the Ontario Heritage Act and is within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). It has been identified as being a District Significance A building. In reviewing the merits of this application, Heritage Planning Staff note that the proposed work meets the policies and guidelines of the Civic Centre Neighbourhood Heritage Conservation District Plan, reinstate a design more reflective of the originally constructed portico, and that it will not adversely impact the heritage attributes or character of the subject property or surrounding area. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2022-V-021, which seeks permission to demolish an existing front portico and construct a new front portico on the property municipally addresses as 139 Queen Street North, located within the Civic Centre Neighbourhood Heritage Conservation District. Fh'sr� REPORT: S_ t PtisT cm COMM ERCEL e Figure 1: Location Map of Subject Property The subject property is located on the northeast corner of the Queen Street North and Ellen Street East intersection. It is designated under Part V of the Ontario Heritage Act and is classified as a District Significance A building within the Civic Centre Neighbourhood Heritage Conservation District. The subject property is described within the Civic Centre Neighbourhood Heritage Conservation District Plan (CCNHCD) as being a two-storey Georgian cottage, built c. 1852. The original coral -coloured bricks may have been sourced from a yard behind 139 Queen Street. The home was constructed for Nicholas Zieger, who was the owner of a local brick yard. It was later owned by John Dauberger, who also built 132 Queen Street across the road in 1876. Page 139 of 154 Figure 2: Front Elevation of Subject Property Proposed Work Removal of Existing Portico There is an existing portico on the front of the subject dwelling which measures 1 foot by 4 feet in size (Figure 3). According to information provided by the property owners, the posts of the existing portico date back to approximately 1912, though the rest of the structure is not original, and its shape and size have been altered from this time -period. The demolition policies of the CCNHCD Plan mostly references the demolition of entire structures, though it does make note that the demolition or replacement of heritage attributes or distinctive architectural features is not encouraged. Where demolition is proposed, supporting documentation demonstrating appropriate reasoning is required. Demolition of the portico is proposed as it is in disrepair and no longer structurally stable. The supporting posts are not properly attached to the main dwelling and have shifted from their resting place (Figure 4 and 5). The applicants propose to use a reciprocating saw with an appropriate blade to cut through the lag bolts that attach the portico to the existing dwelling in order to remove it. Page 140 of 154 W r --- Figure 3: Existing Portico Figure 4: Deterioration on Portico Construction of New Portico Figure 5: Deterioration on Portico There is policy direction within the CCNHCD Plan which pertains to alterations to homes, and specifically work to porches and verandahs. The CCNHCD Plan recognizes porches as being significant features to the appearance of the heritage district that possess both functional and decorative value. Application HPA-2022-V-021 seeks permission to construct a new portico in place of the old. The new portico is proposed to be 5 feet by 7 feet in size, with a roof that extends to 9 feet (Figure 6). As exhibited by Figure 8, this proposed increase Page 141 of 154 in size is reflective of the scale of the original portico. The base of the portico will consist of 2 6x6 posts, with 2x4 trusses attaching to the roof structure. The roof structure will have an underside composed of 3/4 inch beadboard, stained a natural walnut colour. Plywood will be attached to the top of the beadboard to provide a base for roof shingles, which will be GAF Timberline in a natural charcoal colour to match the existing roof of the house. The roof flashing will be standard coil in white and black. Though a flat roof is typical for porticos on Georgian Style homes the roof of the proposed portico will be peaked. There is precedent for this shape within the CCNHCD, as seen on 68 Queen Street North and 78 Weber Street West. Both aforementioned addresses are done in the Georgian architectural style and are classified as District Significance A. The posts of the structure will be capped with 8 -inch round tapered permacast columns, which will then be painted white. The existing porch light will be replaced with an ornamental lantern reflective of the heritage charact of the existing home and surrounding area. Though the existing posts date back to approximately 1912, the way they were retrofitted to the current portico has comprised their load-bearing capabilities. Further, they have in the past been cut and notched out in such a manner that they are now a shorter height than the existing doorway. As such they are unable to be reincorporated into the new proposed portico. The homeowners intend to preserve and store the existing posts, so that they may be reutilized for other decorative purposes. Figure 6: Architectural Drawings of New Portico Figure 7: Proposed Style of Light Figure 8: Photo of the Subject Property c. 1912 Figure 9: Proposed Style of Post Page 142 of 154 LEFT SIDE FRONT ELEVATION RIONT SLOE ELEVATION ELEVATION Figure 6: Architectural Drawings of New Portico Figure 7: Proposed Style of Light Figure 8: Photo of the Subject Property c. 1912 Figure 9: Proposed Style of Post Page 142 of 154 Heritage Planning Comments In reviewing the merits of the application, heritage planning staff note the following: • The subject property municipally addresses as 139 Queen Street North is designated under Part V of the Ontario Heritage Act, is located within the Civic Centre Neighbourhood Heritage Conservation District, and is classified as a District Significance A building; • The proposal is for the removal of an existing portico and construction of a new portico on the front of the subject dwelling; • The proposed work is in compliance with the following CCNHCD Plan policies; o Research the original style and appearance of the building to determine "authentic limits" of restoration or alteration so that the appropriate style is maintained. ■ Photographs in which the presumed original portico are visible were obtained by the property owners and provided as part of the submitted application, for heritage staff's review. The photograph demonstrates that the original portico was greater in size than what currently exists. o Retain and restore heritage attributes wherever possible rather than replacing them, particularly for features such as windows, doors, porches and decorative trim. ■ While the original scale of the portico is being reinstated, the posts which date back to approximately 1912 can not be retained as they no longer have the appropriate load bearing capabilities to support the roof of the portico. o Incorporate similar building forms, materials, scale and design elements in the alteration that exist on the original building. ■ The proposed new portico will be of a similar scale to the original portico. Wood material is proposed to be used and is appropriate for the project and heritage property. The roof shingles will be the same as what presently exists on the house. o When restoring a porch that is either intact or completely demolished, some research should be undertaken to determine the original design which may have been much different from its current condition and decide whether to restore the original. ■ While this project proposes to reinstate the original scale of the portico, the existing posts are proposed to be replaced with a style more suitable for a Georgian architectural style home. The round shape of the posts is maintained, but there will be less decorative accents along its length. o For decorative elements such as gingerbread fretwork and other trim, wood is still the best choice to recreate the original appearance but using improved technology such as waterproof glues and biscuit joiners and liquid preservatives and best quality paints to protect the finished product. ■ Wood will be the primary material used in the construction of this proposed project. The base of the portico will be comprised of 2 6x6 posts, with 2x4 trusses attaching to the roof structure. The roof structure will have an underside composed of % inch beadboard. • The proposed work will not adversely impact the heritage attributes or character of either the subject property, adjacent properties, or surrounding area. Page 143 of 154 STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. CONSULT — The Heritage Kitchener Committee will be consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: • Ontario Heritage Act • Civic Centre Neighbourhood Heritage Conservation Plan APPROVED BY: Justin Readman, General Manager, Development Services Department ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2022-V-021 Form Attachment B — Heritage Permit Application HPA-2022-V-021 Supporting Documents Attachment C - Heritage Permit Application HPA-2022-V-021 Drawings Page 144 of 154 2022 HERITAGE E PERMIT APPLICATION SUBMISSION REQUIREMENTS UIREMENT Pla vi ng Division — 2 D King Street West. 61 Floor P.O. Box 1116, Kitchener ON N2G 4G7 519-741-2426; planning kitchener.ca STAFF USE ONLY Page 7 of 10 Gate Received': '.cce ted A. nation Nuuter HPA-2621- PART B: HERITAGE PERMIT APPLICATION FORM 1. PlA.TURE OF APPLIF-ATIO" ® Exterior ❑ Interior ❑ Signage ❑ Demolition ® Nevi Construction ❑ AIteri.tian ❑ Relocation 2. SUBJECT PROPERTY Mu n ici pal Address: 1 H Quern St N Ki—.chener ON "2H21HS Legal Description (if know"'.- Building;Structure Type: El Residlential ❑ Commercial ❑ Industrial ❑ Institutional Heritage wig nation'. ❑ Part IV (I ndiwidua I) ® Part V (Heritage Conservation Di:stdct) Is the prop" subject to a H eri#age Easement or Ag reement? El Yes 2 Pio 3, PROPERTY OWNER Name: A-,_1 ress: City,"Province?Postal Code: Kitchener ON N2H2H8 Phan Email: 4. AGENT (if applicable) Name: Corina ny: address: CitylProvinc +'Po!=1 C ode: Ptmne: Emil: Wurking L36cthq!r * Gruwin6 7,huug LFully + Bu ldr'ng crimmunity 21022 Page 0 of Ic 5. WRITTEN DESCRIPTION Provide a written description of the proj act including any conserviafiDn roethods proposed. Prowide such deWl as materials to be used, measurements. paint colours, decorative detaft, whether any original buildirig fabric is to, be ren °ed or replaced. etc. Use additional pages as required. Pkv refer to the City of Kites Heritage Permit Application Submission Guidelines for further direction. Please see attached EXHIBIT A under the file °139 ween Heritage application SUPPORTING DOCUMENTS7 6. REVIEW OF CITE' OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed -th-or k.- Please see attached EXH I BIT B under the fi le ° 139 Queen Heritage Appli cation S UP PG FTI N G DOCUMENTS' Describe how the proposal is consistent with the Part IV individual designating ley -favi or the Part V Heritage Conservation District Plan: Please see atta-c hed EXHIBIT ' Describe hg,ri :he proposal is consistent wrilh Parks Canada:s Sb.odar-dds and GukWines for b�e Conservan c.� of Historic Pfaces err G�2nada Lw ww.historicplaces.. calen gesJstanwdards-rwormes_aspx�: Please see attached EXHIBIT G' 7. PROPOSED 11 OP KS a) Expected start date: September or Oc ber 2022 Expected cmpletion date: b+ Deicemeber, 20 h) Have you discussed this work with Heritage Planning Staff's - If yes; who did you speak to? c) Have you discuses this work with Building Division Staff - If yam, who did you speak to? Unknow d) Have you applied for a Building Permit for this work? e) Other related Building or Planning applications: ❑ Yes 0 No 13 Yes ❑ No E] Yes 2 N o oication nurnber W-arkIrig together & Qrowing thoughtfuPly -D 5011-01 Ing commmnlity 202 8. ACKNOWLEDGEMENT Page 9 of N The undersigned acknowledges that all of the statements contained in document!:� filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Punning vision does not guarantee it tD be a 'complete' appli cation. The undersigned acknowledges that. the Council of the City of Kitchener shall determine whether the irrFormat on submitted forms a compilete application.. Further review of the application will be undertaken and the owner or agent may be contacted to provide add itional information artdfor resolve any discrepancies or issues with the application as submitted_ Once the application is deemed to be fully complete, the application will be processed .and, if necessary, scheduled for the next available Heriitage Kitchener committee and Council meeting_ Subrnission of this application constitutes consent for authcK¢ed mwriicipal staff to. eater upon the subject property for the purpose of conducting site visits, including taking photographs, which are necessary For the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to acct on behalf of tide owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and unde rst.ands that the approval of this appl ic,,3tion under the Ontario Herftage Act shall not be a waive of any of the provisions of any bye-Iaruw of the City of Kitchener or legislation) including but not limited to the requi reme nt.s of the Building Code and the Zoning By-law. The undersigned acknowledges ttrat in the event this application is approved, any deparbure from the conditions imposed by the Council of the C ity of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Herr€age Act - Date. rner� Date.O7f-77f 2022 M 28 2022 Signature of Owner Agent: .�: ; �:. Date: `� bl , 9. AUTHCIIFI: ZATION If this app4cation is being made by an agent on behalf of the propeti owner, the following authonize ion must be completed: I d we, , owner of the land that is subject of this application, hereby authorize Signature of c7wnerdAgent: Daae: Sigrk"ftre of OwnerdAgerrt: Date: to act on my f our behalf in this regard. The personal intom6bn on this forme is caHecte d under Me Lagal ar rity o.f Section 33(2), Section 42(2), arra! See 42(2.2) of No Ontario Herflage Act. The JnNnwateon wN bxe used for purposes of adminesteang tine Heritage Pernnit Appixabura and ergs .apprganate sendbe of rxrbce of receipt urder ,Sects 33(3) aruf Section 42(3) of b�e Ont.araca Heritage Act tf you have any questions aboLd ftus coftectun of personal inforrrr A n, please contacl fly Manager of Corporate Reds, Legisiaterd SeMces Division, Cit} of rherfr (519-74 1-2 769). Warkins tagelhe-r + Growing lth-oughttully + Building earn munity 2022 Application N umber: AppVcation Received: Application Complete:. Flake of Receipt: Nc4ice of Decision: 904D ay Expiry Cate: PROCESS: ❑ Heritage Winning staff ❑ Heritage Ffrtener; ❑ Council: STAFF USE ONLY Worklms togoh-tr +Growing thoughtfully o ls1pil,ding community pa,:;=_ 10 Y. 10 139 Queen St N Kitchener ON Heritage Permit Application SUPPORT MATERIALS EXHIBIT A Written Description of Project We aim to demolish the existing portico (measuring 1' x 4') and replace it with a new portico measuring 5' x 7. The demolition of the existing structure will be fairly simple, as most of the posts supporting the structure are not properly attached to the main building at the moment (see Fig. 1 for image of existing portico). We are fairly confident that with careful support of the structure we can use a reciprocating saw with the appropriate blade to cut through any lag bolts attaching the portico to the structure. psrw Fig. 1 Existing Portico George, my co -applicant and co-owner of the property is a skilled tradesman, who will be completing both the demolition and construction himself, with the help of Matt Schoenemann, Page 149 of 154 a contractor and carpenter with Schoe Contracting. Additionally, we enlisted the services of Orchard Design Studio Inc., who worked with us to develop construction & elevation plans that convey our vision, while keeping us in line with the responsibility we have to honour the original home. You will find their construction drawings under the file labelled "Construction & Elevation Plans". It is worth noting that the roof will extend to 9', but support posts will be set at 7' apart. As far as materials for construction go, the base of the structure will consist of 2 6 x 6 posts, with 2 x 4 trusses attaching to the roof structure, whose underside will consist of W bead board, which I would love to stain a natural walnut colour. On the top side of the beadboard, we will attach sheets of plywood which will provide the base for our roof shingles. We will be using GAF Timberline charcoal coloured roofing shingles to match the existing roof on the main house. Roof will be flashed using a standard flashing coil in white/black. We will cap the posts with 8' Round tapered permacast columns. The columns will be white in colour (see Fig. 2 for reference). Fig.2 8" Round tapered columns We will replace the existing porch light with an ornamental lantern light, which ties in nicely to the heritage attributes of the home, see Fig. 3 for an example. Fig. 3. Ornamental Porch Lantern Light Otherwise, we would like to keep the project fairly simple. The house itself is a simple Georgian Style cottage, and we are aiming to keep it that way. EXHIBIT B Why is it necessary to undertake the proposed work, and how is it consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada: Page 150 of 154 We believe it's necessary to remove and replace the existing portico for several reasons. Firstly, and most importantly, it is in disrepair. Most of the columns have been shifted from their resting place and they are no longer structurally sound. Secondly, we find the portico to be lacking in true representation of what a Georgian Style portico would look like. That is a major factor in why we'd like to replace it, rather than repair it. Unfortunately, the most important heritage elements of this home were not cared for, let alone reserved. However, we are committed to the beautification of the property to honour its heritage and allow our community to enjoy its unique beauty for generations to come. There is an incredible amount of potential for this home to have a great impact on the Civic Centre heritage district- the very image of the home emerging through the street lined trees as you approach Queen St from Ellen St gives a sense of stateliness, even for a modest Georgian Cottage. It's central placement within the district is appropriate for its contribution to this city's heritage, and we would like to make simple but effective improvements to outdoor elements that serve to enhance the profile of the home, rather than take away or lessen its beauty (as the current broken portico does). EXHIBIT C: How is this consistent with Part V Heritage Conservation District Plan: We are passionate about going beyond the call of returning our property to its "former glory" - and rather bringing the building into a new season of glory altogether, while respecting and paying tribute to the characteristics of bygone years. You can see from the attached photo Fig.4, that once upon a time a portico of our proposed size and structure existed with the home. This photo dates back to 1912 (approx.), so it is likely not an original porch, but we do think that a structure like the one pictured is far more consistent with the heritage conservation than the one that currently exists. Page 151 of 154 Fig. 4 139 Queen St N. in 1912 with portico in the background We find it compelling, and worth noting, that the posts for the above pictured porch are in tact today, though the standing structure is quite different (see Fig. 1). Though most porticos associated with Georgian Style homes are flat roofed, we would like to break up the lines of architecture by building a portico with a peak. We would like to reinstate the dimensions of the portico from 1912 (spanning from window to window), while introducing elements that integrate well with Georgian Style architecture (such as rounded, more robust columns in the below photo (Fig. 5) : Fig 5. Example of rounded columns We will take it upon ourselves to preserve and store the existing columns, so that any future owners of the home may have access to them if they wish to undertake the reconstruction of the structure seen in the 1912 photo. Furthermore, I think our commitment to honouring the buildings specific history, whilst also drawing attention to its Georgian Architectural elements, show a great respect for the Guidelines for Conserving a Historic Place in Canada. 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