HomeMy WebLinkAboutDSD-2023-189 - Heritage Permit Application HPA-2023-V-003 - 44 Theresa StreetStaff Report
Development Services Department www.kitchener.ca
REPORT TO: Heritage Kitchener
DATE OF MEETING: May 2, 2023
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 9
DATE OF REPORT: April 11, 2023
REPORT NO.: DSD -2023-189
SUBJECT: Heritage Permit Application HPA-2023-V-003
44 Theresa Street
Demolition and Reconstruction of Front Porch, Shed Dormer
Additions, Repair or Replacement of Windows and Doors, and
Demolition of Detached Garage
RECOMMENDATION:
That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2023-V-003 to permit:
a. The demolition and reconstruction of the front porch with minor design
changes;
b. The addition of two shed dormers on the roof of the dwelling;
c. The repair or replacement of multiple windows and doors on all fagades;
and
d. The demolition of the rear yard detached garage and creation of a rear
parking pad to accommodate additional parking spaces;
at the property municipally addressed as 44 Theresa Street, BE APPROVED in
accordance with the supplementary information submitted with the application and
subject to the following conditions:
1. That a material sample board be submitted to Heritage Planning staff for review
prior to the issuance of a building permit;
2. That the vegetation in the front yard be maintained as a visual buffer where
feasible; and
3. That final building permit drawings be reviewed, and heritage clearance
provided by Heritage Planning staff prior to the issuance of a building permit.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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REPORT HIGHLIGHTS:
The purpose of this report is to present a proposal for various external work at the property
municipally addressed as 44 Theresa Street, as detailed in Heritage Permit Application
HPA-2023-V-003 and in the documents that form Attachments B and C. The intent of this
work is to facilitate the conversion of the single -detached home into a duplex and improve
the functionality of the subject property.
• The key finding of this report is that the proposed work will not negatively impact the
cultural heritage value or interest of the property or surrounding area, as it is in keeping
with the architectural style and character of the subject property and complies with the
policies and guidelines of the Victoria Park Area Heritage Conservation District Plan as
well as other heritage best practices.
• 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:
Heritage Permit Application HPA-2023-V-003 proposes the demolition and reconstruction of
an existing porch, the addition of two shed dormers, the repair or replacement of windows
and doors on all fagades, and the demolition of a rear detached garage and creation of
additional parking spaces on the property municipally addressed as 44 Theresa Street. The
building has been designated under Part V of the Ontario Heritage Act and is located within
the Victoria Park Area Heritage Conservation District. In reviewing the merits of this
application, Heritage Planning Staff note that the proposed work meets the policies and
guidelines of the Victoria Park Area Heritage Conservation District Plan, specifically those
that relate to the building conversions and additions. Further, the proposed work maintains
and/or restores the character and overall appearance of the subject property and is not
anticipated to adversely impact the heritage attributes of the surrounding area. The
proposed work will turn a vacant and derelict single -detached home into a functional duplex.
BACKGROUND:
The Development Services Department is in receipt of Heritage Permit Application HPA-
2023-V-003, which seeks permission for various external projects at the property municipally
addressed as 44 Theresa Street, designated under Part V of the Ontario Heritage Act and
located within the Victoria Park Area Heritage Conservation District. The work proposed
includes the demolition and reconstruction of the front porch with some minor design
changes, the addition of two shed dormers on the roof of the dwelling, the repair or
replacement of doors and windows on the different elevations of the dwelling, and the
demolition of the detached garage in the rear yard and creation of a rear parking pad to
accommodate additional parking spaces. This work will help facilitate the conversion of the
existing single -detached home into a duplex.
Page 4 of 156
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Figure 1: Location Map of 44 Theresa Street, with Subject Property Outlined in Red
REPORT:
44 Theresa Street is designated under Part V of the Ontario Heritage Act and is located
within the Victoria Park Area Heritage Conservation District (VPNHCD). The subject
property is located on the northeast side of Theresa Street, between Victoria Street to the
northwest and Jubilee Drive to the southeast.
Figure 2: Front View of Subject Property
Page 5 of 156
The VPAHCD Study describes the subject property as being a red brick home one and a
half storeys in height, built c. 1920 in the Berlin Vernacular architectural style. It is near
original in appearance, with minor changes to the porch handrail and the removal of the front
balcony. The property has been vacant for some years, however, and has fallen into
disrepair.
The proposed work will facilitate the conversion of the existing single -detached home into a
duplex. This VPAHCD Plan supports this type of building conversion and minor
intensification if it is done in a manner that strengthens the character and continuity of the
historic area. Further assessment is provided under the section titled Heritage Planning
Comments.
Proposed Work
Demolition and Reconstruction of Existing Front Porch
The existing front porch and balcony are in poor condition, with broken floorboards, floor
joists, stair treads and handrails that pose safety risks. As such, it is proposed that the
entirety of the front porch be removed and replaced. The demolition policies in the VPAHCD
Plan presumes the demolition of entire structures, it does not reference the demolition of
removal of portions of buildings. As such the demolition policies are not applicable to this
section of the application.
The reconstructed porch will be similar in design and appearance, with minor changes
introduced to improve functionality. The footprint of the porch will remain the same, being
5.928 metres in length and 1.84 metres in width. The stairs to access the porch and front
door are currently located on the west side of the property, opposite the driveway. It is
proposed that they be moved to the front of the home to improve accessibility from vehicles.
The detailed elements of the porch, including the noted post and brackets, are to be
replicated though a new railing system is proposed, similar in design to other homes in the
area. Pressure treated wood is to be used-, this material matches the original wood material
of the porch and is appropriate for the character of the property and the surrounding area.
A new railing system is to be instated on the balcony to make the space safe and usable.
Figure 3-5: Architectural Drawings of Front Porch, Floor Plan and Precedent Home with Similar Porch Design
Page 6 of 156
Addition of Two Shed Dormers
There is policy direction within the VPAHCD pertaining to the construction of additions on
properties within the HCD. These provisions recognize that additions may become
necessary to homes to provide more living space to accommodate growth but note that it is
important for such new construction to be complementary to the architectural style and
character of the existing dwelling. In this way a good fit between the old and the new is
ensured. New additions are encouraged to be constructed in a contemporary style to
express today's architectural heritage, rather than directly copy the existing historic style of
the property. There are more detailed policies that relate to the location, design, height,
materials, roofs, chimneys, walls, entrances, windows, verandahs, and colours of building
additions within the district. Building additions must adhere to these policies.
This heritage permit application proposed the addition of two shed dormers to the roof of the
dwelling. The shed dormers have been placed as far to the rear of the roof as feasible to
reduce both their visibility from the street line and the overall impact to the roofline and
principal facade of the dwelling. Each shed dormer is to be approximately 5.81 metres (19'
1 ") in length and 3.63 metres (11' 11 ") in width, adding a total of 507 usable square footage
to the home. This new space will contain the kitchen, living room, and a bathroom for the
second unit.
The new floor construction for the attic will be anchored above the existing attic floor
structure and vertically braced by the balloon framing that is extended from the original
exterior wall. This provides the least disruptive methodology to raise the roof structure for
more headroom clearance and minimizes impact to the existing dwelling.
Figure 6: Rendering of Home with Proposed Shed Dormers (Front and East Side View)
Page 7 of 156
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Repair or Replacement of Windows and Doors
Several windows and doors on the front, rear, and side facades of the dwelling are proposed
to be repaired or replaced where repair is not feasible, as determined by the professional
contractor hired. This work is required as the doors and windows have rotted, are broken,
or otherwise damaged and unsound. This interior of the home is exposed to the elements
in several placed and the integrity, longevity, and use of the dwelling is threatened.
The windows and doors on the front fagade of the home are proposed to be wood, in
accordance with the preferred materials of the VPAHCD Plan and in keeping with the
character of the dwelling and the area. The windows to be replaced on the rear and side
fagades of the building are proposed to use a composite material but otherwise maintain the
size, shape, style, and appearance of the existing original windows. The cost of replacing
all windows with custom -fit wood windows is exorbitant and not feasible. The windows to be
replaced with a composite material are not on a primary fagade and will not be readily visible
from the street.
Demolition of Rear Detached Garage
In accordance with the Ontario Heritage Act, a heritage permit is required to demolish a
building or structure on a designated heritage property. This includes the demolition of an
accessory structure such as a detached garage.
Figure 10: Rear Detached Garage
Page 9 of 156
The detached garage is in the rear side yard of the subject property. Though its exact
construction date is unknown, it does not appear to be original to the home nor built close
to the original construction date of the dwelling. The structure is in poor condition and not
functional, with the vehicle turning radii being insufficient to accommodate vehicle use.
Further, given both the narrow lot width and position of the dwelling on the lot and
considering the width required to open vehicle doors, the existing driveway on the east side
of the property cannot appropriately accommodate parking. It is proposed that the detached
garage be demolished, and the rear yard re -done to include a parking pad with two vehicle
spaces and professional landscaping. These parking spaces will not be visible from the
street line.
Figure 11: Existing Site Plan (Left) and Proposed Site Plan with Additional Parking (Right)
Page 10 of 156
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Figure 11: Existing Site Plan (Left) and Proposed Site Plan with Additional Parking (Right)
Page 10 of 156
Heritage Planning Comments
In reviewing the merits of the application, heritage planning staff note the following:
Area of Proposed
Work
Comment
Building Conversion
The proposed complies with the following VPAHCD Plan policies
(Duplexing)
as they relate to building conversion:
• Building - Conversions shall be achieved so as not to
disrupt or remove key features or introduce new features
not in keeping with the historic building style.
o No key features are proposed to be removed.
Where elements such as windows or doors are
being replaced, they match the originals in terms of
style, size, shape, and design. The dormers will not
be prominently visible from the street line and does
not deter from the style or character of the subject
building.
• Landscaping - Original front garden landscaping should
be conserved and enhanced. If it is a house conversion, a
domestic scale landscape shall be achieved with shrubs
and flower borders.
o The property owner had indicated that he intends
to retain the mature tree in the front yard.
Landscaping in the front is to be further improved
with the addition of a new walkway with permeable
pavers.
• Access The access driveway shall be kept single lane
where possible.
o There are no proposed changes to the access
driveway. The addition of the parking spaces will
have no impact.
• Parking Priority shall be given to locating car parking at
the rear of the building with the provision of a drop-off
space in front or to the side if required. Large areas of
asphalt in front of the building are strongly discouraged.
o The proposed two parking spaces are to be in the
rear. No additional asphalt or parking is proposed
for the front.
Porch
• The proposed demolition and reconstruction of the front
porch is necessary due to the deterioration and instability
of the existing porch.
Page 11 of 156
Area of Proposed
Comment
Work
Porch
The guidelines of the VPAHCD Plan that relate to
verandahs encourage replacement to match the original
design. The appearance of the original will be largely
maintained and replicated, including the detailed elements
like the notched posts and brackets which provide the
dwelling with its unique character. The changed location
of the stairs will improve functionality and accessibility and
is not anticipated to negatively impact the character or
heritage value of the property and surrounding area. Well
shingle handrails are a distinctive feature of the VPAHCD
and the guidelines encourage they be conserved rather
than replaced with an open spindle handrail, there is
precedent in the area for the new railing system that is
contemplated and its design is appropriate for the
character of the Berlin Vernacular style of the home.
Shed Dormer
The two shed dormers are proposed to create additional
Additions
livable space and better accommodate the second
dwelling unit within the home. With the addition of the
dormers, the attic space can contain the kitchen, living
area, and a bathroom for the second unit.
Shed Dormer
The new shed dormers will only be prominently visible
Additions
when travelling in a northwesterly direction down Theresa
Street (Figure 8). The mature tree located in the front yard,
short front -yard setback, and narrow street width means
that the dormers will not be easily visible when viewing the
home from the front. The presence of the mature tree and
the narrow distance between the subject dwelling and
adjacent home mean the dormers will not be easily visible
when travelling in a southeasterly direction down Theresa
Street.
Shed Dormer
The proposed shed dormers comply with the following VPAHCD
Additions
Plan policies as they relate to building additions:
• Location - Additions shall be located to the rear or rear
side of the existing historic building so as to maintain the
original principal fagade as a visual entity.
o The shed dormers have been located as far to the
rear of the roof as feasible to ensure they are as
unobtrusive as possible. They will not be easily
visible from the front or west -side.
• Design —A clear distinction between old and new building
design is encouraged. Contemporary design for additions
is encouraged that is complementary in terms of scale,
Page 12 of 156
Area of Proposed
Work
Comment
mass, and texture to the existing or neighboring historic
building.
o The shed dormers will be distinctive from the
original building as they are not a typical element
of the Berlin Vernacular architectural style. Further,
a more modern material will be used for cladding.
The proposed scale and massing of the shed
dormers respects the existing dwelling, being
significantly smaller.
• Roofs — the roof of the addition shall be similar or
complementary to the existing historic building or style in
the Area.
o The slope of the roof of the shed dormers is
complementary to the slope of the roof of the
dwelling. Further, the original roofline as seen from
the front of the property is maintained.
• Chimney - Original historic chimneys shall be conserved
or rebuilt to match the original where feasible. In additions,
masonry chimneys should be given priority over metal.
o The existing chimney will not be impacted as no
portions need to be removed to accommodate the
proposed change.
• Windows - The appearance, placement, and proportion
of height to width of windows shall be similar or
complementary to the existing historic building style or as
established in the vicinity.
o The windows of the proposed addition are in
keeping with the windows of the existing dwelling,
being of a similar design, size, and proportion.
• Colours - Colours of paint and materials shall be
appropriate to the historic style of the building or as
established in the Area.
o The colours on the proposed addition are in
keeping with the historic style of the building and
with other buildings within the Victoria Park Area
Heritage Conservation District.
Repair / Replacement
• The windows and doors are in extremely poor condition
of Windows/Doors
and exposing the interior to the elements, threatening the
integrity, longevity, and usability of the home. As such the
proposed repairs or replacements are necessary.
Page 13 of 156
Area of Proposed
Comment
Work
Repair / Replacement
The front windows and doors will be replaced with custom -
of Windows/Doors
fit wood replicas that match the original in terms of size,
shape, style, and material, per the guidelines of the
VPAHCD Plan. The windows on the other fagades will be
of a composite material as the cost of custom -fit wood
windows makes replacing all windows in such a manner
unfeasible. The appearance of these windows however
will be maintained.
Demolition of Garage
The proposed demolition of the detached garage and
and Construction of
construction of two additional parking spaces is required
Parking Pad
to accommodate functional and sufficient vehicle parking
on site.
Demolition of Garage
The detached garage does not appear to be an original
and Construction of
structure to the site nor built close to the construction date
Parking Pad
of the dwelling.
Demolition of Garage
. As the new parking spaces are located in the rear yard,
and Construction of
they will not be visible from the street and do not introduce
Parking Pad
any new large areas of asphalt in front of the building.
All Work
. The proposed work will allow a vacant and derelict single -
detached home to be used as a functional and maintained
duplex.
All Work
. The proposed work is not anticipated to adversely impact
the integrity or heritage character of either the property,
the Theresa Street streetscape, or the Victoria Park Area
Heritage Conservation District.
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.
Page 14 of 156
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
• Victoria Park Area Heritage Conservation District Plan
REVIEWED BY: Natalie Goss, Manager, Policy & Research
APPROVED BY: Justin Readman, General Manager, Development Services Department
ATTACHMENTS:
Attachment A — HPA-2023-V-003 Form
Attachment B — HPA-2023-V-003 Drawings
Attachment C — HPA-2023-V-003 Written Supporting Documents
Page 15 of 156
DocuSign Envelope ID: 2B59AF5B-9764-40D2-A6DC-992FBF57F451
2023
HERITAGE PERMIT APPLICATION &
SUBMISSION REQUIREMENTS
Planning Division — 200 King Street West, 6t" Floor
�`�'ITC1HFl�� P.O. Box 1118, Kitchener ON N2G 4G7
519-741-2426; planning@kitchener.ca
PART A: SUBMISSION REQUIREMENTS
Page 1 of 10
The following requirements are designed to assist applicants in submitting sufficient information in order thal
their Heritage Permit Application may be deemed complete and processed as quickly and efficiently as possible.
If further assistance or explanation is required please contact heritage planning staff at heritage(o-)kitchener.ca.
1. WHAT IS A HERITAGE PERMIT APPLICATION?
The Province of Ontario, through the Ontario Heritage Act, has enacted legislation to assist its citizens with
the protection and conservation of cultural heritage resources.
Once properties are designated under the Ontario Heritage Act, the City is enabled to manage physical
change to the cultural heritage resources as a means of protection. The principal mechanism of management
is the Heritage Permit Application process, which allows the municipality to review site-specific applications
and determine if proposed changes will beneficially or detrimentally affect the reasons for designation and
heritage attributes.
As a general rule, the preferred alterations to heritage properties are those that repair rather than replace
original heritage attributes, and those that do not permanently damage cultural heritage resources and their
heritage attributes. Where replacement of materials or new construction is necessary, these should be
compatible with the original. Reversibility is also preferable as this allows for the future reinstatement of
heritage attributes.
According to the Ontario Heritage Act, no owner of designated property shall alter the property or permit the
alteration of the property if the alteration is likely to affect the property's heritage attributes, unless the owner
applies to the council of the municipality and receives written consent. This consent is obtained through the
approval of a Heritage Permit Application.
Heritage Permit Applications are applicable for all individually designated properties (under Part IV of the
Ontario Heritage Act) and all properties located within the boundaries of Heritage Conservation Districts
(designated under Part V of the Ontario Heritage Act).
2. WHEN IS A HERITAGE PERMIT APPLICATION REQUIRED?
Under the Ontario Heritage Act, R.S.O. 1990, any new construction or "alteration" to a property designated
under Part IV of the Act (individually designated property) or a property designated under Part V of the Act
(within a Heritage Conservation District) requires a Heritage Permit Application. "Alteration" is defined as: "to
change in any manner and includes to restore, renovate, repair or disturb." In addition, the approval of a
Heritage Permit Application is required for any demolition of a property designated under Part IV or V of the
Act. Please contact Heritage Planning staff directly to confirm if your specific project requires the
approval of a Heritage Permit Application.
Below are some examples of typical Part IV alterations that may require a Heritage Permit Application:
• Addition and/or alteration to an existing building or accessory building
• Replacement of windows or doors, or a change in window or door openings
• Change in siding, soffit, fascia or roofing material
• Removal and/or installation of porches, verandahs and canopies
• Removal and/or installation of cladding and chimneys
• Changes in trim, cladding, or the painting of masonry
• Repointing of brick
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Page 2 of 10
Note: Heritage Permit Application requirements differ between Part V designations depending on the policies
and guidelines of the respective Heritage Conservation District Plans. Please refer to the City of Kitchener's
website at www.kitchener.ca/heritage to download a copy of the relevant Heritage Conservation District Plan
(Civic Centre Neighbourhood, St. Mary's, Upper Doon, and Victoria Park Area).
3. WHAT INFORMATION IS REQUIRED WITH A HERITAGE PERMIT APPLICATION?
The information required varies with each application. The intent of the application is to ensure that Heritage
Planning staff and, where required, the Heritage Kitchener committee understand the specific details of any
proposed changes in order to be sufficiently informed so they may offer advice to the applicant and, where
required, to City Council. An incomplete application cannot be processed and the official notice of receipt (as
required under the Ontario Heritage Act) will not be issued until all of the documents have been submitted.
Failure to provide a complete application may result in deferral by Heritage Planning staff or the Heritage
Kitchener committee in order to secure additional information, which will delay final approval. At minimum,
the following information is required:
Heritage Permit Application Form
The applicant must provide a complete original copy, including signature of the owner, of the Heritage Permit
Application Form.
Written Description
The applicant must provide a complete written description of all proposed work. The description should
complement drawings, detailed construction plans, photos and any other sketches or supporting information
submitted with the application. The written description must include a list and the details of all proposed work
including, but not limited to, proposed colours, materials, sizes, etc.
Construction and Elevation Drawings
Along with construction elevation drawings (drawn to scale) the applicant may also, but not in lieu of, submit
a sketch of the proposed work made over a photograph.
Drawings must be drawn to scale and include:
a) Overall dimensions
b) Site plan depicting the location of existing buildings and the location of any proposed new building or
addition to a building
c) Elevation plan for each elevation of the building
d) Specific sizes of building elements of interest (signs, windows, awnings, etc.)
e) Detailed information including trim, siding, mouldings, etc., including sizes and profiles
f) Building materials to be used (must also be included in the written description)
g) Construction methods and means of attachment (must also be included in the written description)
Some of the above components may be scoped or waived at the discretion of Heritage Planning staff
following discussion with the applicant.
Photographs
Photographs of the building including general photos of the property, the streetscape in which the property
is located, facing streetscape and, if the property is located at an intersection, all four corners. Photos of the
specific areas that may be affected by the proposed alteration, new construction, or demolition must be
included.
Electronic copies of construction and elevation drawings, sketches, and photographs, along with
hard copies submitted with the application, are encouraged.
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Samples
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It is recommended that applicants bring samples of the materials to be used to the Heritage Kitchener
meeting when their application is to be considered. This may include a sample of the windows, brick, siding,
roofing material, as well as paint chips to identify proposed paint colours.
Other Required Information
In some circumstances Heritage Planning staff may require additional information, such as a Heritage Impact
Assessment or Conservation Plan, to support the Heritage Permit Application. The requirement for additional
information will be identified as early on in the Heritage Permit Application process as possible. Pre -
consultation with Heritage Planning staff before formal submission of a Heritage Permit Application is strongly
encouraged.
4. WHAT CAN I DO IF MY HERITAGE PERMIT APPLICATION IS DENIED?
City of Kitchener Heritage Planning staff and the Heritage Kitchener committee endeavour to come to
solutions for every Heritage Permit Application submitted. Discussions with the applicant and revisions
usually result in successful applications.
However, if the municipality refuses your application and you choose not to resolve the issue with a revised
application, you have the option of appealing the decision to the Conservation Review Board (for alterations
to designated properties under Part IV) or the Ontario Municipal Board (for demolition of property designated
under Part IV or for any work to designated property under Part V).
5. IMPORTANT NOTES
Professional Assistance
Although it is not a requirement to obtain professional assistance in the preparation of this information, the
applicant may wish to seek such assistance from an architect, architectural technologist, draftsperson or
others familiar with the assessment of buildings and the gathering together of building documents.
Building Codes and Other By-laws
It is the applicant's responsibility to ensure compliance with all other applicable legislation, regulations and
by-laws. These items include the Ontario Building and Fire Codes, and the City's zoning and property
standards by-laws.
2023 Heritage Permit Application
Submission Deadlines
2023 Heritage Kitchener Meeting Dates
November 25, 2022
January 3, 2023
December 30, 2022
February 7, 2023
January 27, 2023
March 7, 2023
February 24, 2023
April 4, 2023
March 24, 2023
May 2, 2023
April 28, 2023
June 6, 2023
-
No July Meeting
June 23, 2023
August 1, 2023
July 28, 2023
September 5, 2023
August 25, 2023
October 3, 2023
September 29, 2023
November 7, 2023
-
No December Meeting
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6. HOW DO I PROCEED WITH SUBMITTING MY HERITAGE PERMIT APPLICATION?
a) Heritage Planning Staff are available to meet with applicants and review all documentation prior to formal
submission. Often Heritage Planning staff can assist you with historical and architectural information that
might help with your proposed changes.
b) Formal submission of a Heritage Permit Application with all supporting documentation (written
description, construction drawings, sketch plans, scale drawing, photographs) to Heritage Planning staff
are due approximately five (5) weeks prior to a Heritage Kitchener meeting (see schedule for submission
deadlines and committee meeting dates).
c) Upon confirmation of the submission of a complete application, including the owner's signature and all
supporting documentation, Heritage Planning staff will issue a Notice of Receipt, as required by the
Ontario Heritage Act, to the Applicant.
d) Heritage Planning staff determine whether the Heritage Permit Application may be processed under
delegated authority approval without the need to go to Heritage Kitchener and/or Council. Where Heritage
Permit Applications can be processed under delegated authority approval without the need to go to
Heritage Kitchener and Council, Heritage Planning staff will endeavour to process the application within
10 business days.
e) Where Heritage Permit Applications are required to go to Heritage Kitchener, Heritage Planning staff
prepare a staff Report based on good conservation practice and the designating by-law, or the guidelines
and policies in the Heritage Conservation District Plan. Preparation of the staff Report may require a site
inspection.
f) Heritage Kitchener Meeting Agenda, including staff Report, circulated to Committee members prior to
Heritage Kitchener meeting. Staff Report circulated to applicant prior to meeting.
g) Heritage Permit Application is considered at Heritage Kitchener meeting. Heritage Planning staff present
staff Report and Recommendations to Heritage Kitchener. Applicants are encouraged to attend the
Heritage Kitchener meeting in order to provide clarification and answer questions as required. Failure to
attend the Heritage Kitchener meeting may result in a deferral in order to secure additional information,
which would delay consideration of the Heritage Permit Application. Where the applicant, Heritage
Planning staff, and Heritage Kitchener support the Heritage Permit Application, the application may be
processed under delegated authority and approved by the Coordinator, Cultural Heritage Planning.
Where the applicant, Heritage Planning staff and/or Heritage Kitchener do not support the Heritage
Permit Application, the staff report with recommendation and Heritage Kitchener recommendation will be
forwarded to Council for final decision.
h) Where the staff report with recommendation and Heritage Kitchener recommendation are forward to
Council for final decision, Council may:
1. Approve the Heritage Permit Application;
2. Approve the Heritage Permit Application on Terms and Conditions; or,
3. Refuse the Heritage Permit Application.
i) Within 30 days of receiving Notice of Council's Decision, the applicant may appeal the decision and/or
terms and conditions to the Conservation Review Board or Local Planning Appeal Tribunal (LPAT).
7. SPECIFIC REQUIREMENTS FOR NEW CONSTRUCTION, ALTERATIONS AND ADDITIONS TO
DESIGNATED PROPERTY
Information presented in the Heritage Permit Application should indicate an understanding of the reasons for
designation and heritage attributes of the designated property and, if applicable, the surrounding area,
including the following:
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Setting
1. Positioning of the heritage building or structure on the property
2. Lot size related to building size
3. Streetscape (relationship to other properties and structures on the street)
Building Details
1. Proportion and massing
2. Roof type and shape
3. Materials and detailing
4. Windows and doors:
• Style
• Proportions
• Frequency or placement
5. Relationship of the heritage building to other buildings on the lot and to the streetscape
Heritage Attributes
The following applies where a Heritage Permit Application includes work on heritage attributes:
Windows and Doors
The applicant should consider in order of priority:
Page 5 of 10
1. Repairing or retrofitting the existing units (information on how to make older windows more energy
efficient is available from Heritage Planning staff)
2. Replacing the units with new units matching the originals in material, design, proportion and colour
3. Replacing the units with new units that are generally in keeping with the original units
If historic window units are proposed to be replaced the application should include the following:
• Description of the condition of the existing units
• Reasons for replacing the units
• Description of the proposed new units
If approval to replace historic window units is given, the following action should be considered:
• A sample of a window removed should be stored on site in case a future owner wishes to construct
a replica of the original
• The masonry opening and/or door framing should not be disturbed
• Exterior trim should match the original
Roofing
The application should include:
• Description of proposed roofing material to be applied
• If there is a request to install a different roofing material, the applicant may wish to investigate what
the original material might have been
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Masonry Work
The application should include:
Page 6 of 10
A description of the proposed work, materials (type/style of brick, type of mortar mix, etc.) and
methods of repair and application
• Outline the reasons for the work
Signage
The application should include:
• A general written description of the proposed signage to be installed
A scale drawing of the signage with dimensions, materials
means of attachment (the means of attachment should be
historic masonry units or into wood building elements)
• Type of illumination, if applicable
Awnings
The application should include:
, methods of construction, colours and
arranged to anchor into joints between
• A sketch view of the proposed awning — perhaps over a photo
A scale drawing of the awning on the building with dimensions, materials, operating mechanism,
method of construction, colours and means of attachment (the means of attachment should be
arranged to anchor into joints between masonry units or into wooden building elements)
• Type of illumination, if applicable.
8. SPECIFIC REQUIREMENTS FOR DEMOLITION
Information presented in the Heritage Permit Application should describe the existing conditions, including
the existing setting and existing heritage attributes, of the designated property and the surrounding area,
specifically as they relate to the building proposed for demolition. The Heritage Permit Application should
provide a detailed rationale for the demolition, including an assessment of the current condition of the
building, and a cost comparison identifying the difference in cost to repair and restore the building versus
cost to demolish and construct a new building.
9. HERITAGE CONSERVATION PRINCIPLES
The Heritage Permit Application must demonstrate how the proposed work (e.g., alteration, new construction
or demolition) is consistent with the designating by-law for individual properties (Part IV) or the Heritage
Conservation District Plan for properties within a Heritage Conservation District (Part V designation). In
addition, the Heritage Permit Application must demonstrate how the proposed work is consistent with the
Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (available at
www.historicplaces.ca/en/pages/standards-normes.aspx).
For more information on Heritage Planning in the City of Kitchener please contact our heritage planning
staff at heritageakitchener.ca.
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J HERITAGE PERMIT APPLICATION &
SUBMISSION REQUIREMENTS
Planning Division — 200 King Street West, 6th Floor
KITC;HENER P.O. Box 1118, Kitchener ON N2G 4G7
519-741-2426; planning@kitchener.ca
STAFF USE ONLY
Page 7 of 10
Date Received:
Accepted By:
Application Number:
H PA -
PART B: HERITAGE PERMIT APPLICATION FORM
1. NATURE OF APPLICATION
® Exterior ® Interior ❑ Signage
❑ Demolition ® New Construction ❑ Alteration ❑ Relocation
2. SUBJECT PROPERTY
Municipal Address: 44 Theresa Street, Kitchener, ON N2G 1M1
Legal Description (if know): PT LT 20-21 PL 49 KITCHENER AS IN 574852; KITCHENER
Building/Structure Type: ® Residential ❑ Commercial ❑ Industrial ❑ Institutional
Heritage Designation: ❑ Part IV (Individual) ® Part V (Heritage Conservation District)
Is the property subject to a Heritage Easement or Agreement? ® Yes ❑ No
3. PROPERTY OWNER
Name: Adam Bendig
Address: 58 Randerson Ave
City/Province/Postal Code: Kitchener
Phone: 519-766-3370
Email: adambendigrealestate@gmail.com
4. AGENT (if applicable)
Name: Simone Panziera
Company: thinkform architecture + interiors inc.
Address: 881 Queen's Boulevard
City/Province/Postal Code: Kitchener, ON N2M lA8
Phone: 226-476-1428
Email: simon
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Page 8 of 10
5. WRITTEN DESCRIPTION
Provide a written description of the project including any conservation methods proposed. Provide such detail
as materials to be used, measurements, paint colours, decorative details, whether any original building fabric
is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener
Heritage Permit Application Submission Guidelines for further direction.
This project includes the interior and exterior renovation of an existing home to restore the functional
requirements for the owners. The original building features that are deteriorated are to be repaired in an ap-
propriate manner according to the age and style of the original building.
6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
The building can not be used to its full capacity safely in its current state. For example, the attic doesn't
meet minimum code requirements. ®he restoration of the interior will allow for the tenants to use the space
safely and effectively. To accommodate additional dwelling units & required parking spaces.
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage
Conservation District Plan:
®he proposal is consistent with Part V by maintaining the appropriate style of the home, avoiding new
mate -rials and methods, retaining and restoring heritage attributes (keeeping exist. windows and doors),
incorpo-rating similar building forms, etc., avoiding concealing original attributes, and keeping accurate
W6Ae how the proposal is consistent with Parks Canada's Standards and Guidelines for the
Conservation of Historic Places in Canada (www. h istoricp laces. ca/en/pag es/stan d a rd s -n o rmes. aspx):
®he proposal is consistent through the understanding of the built features, assessing the overall condition
of built features, protecting and maintaining the built features using non-destructive methods, retaining
sound built features, repairing a deteriorated building feature, and proper documentation of interventions.
7. PROPOSED WORKS
a) Expected start date: May 10, 2023 Expected completion date: Tune 10, 2023
b) Have you discussed this work with Heritage Planning Staff? M Yes ❑ No
- If yes, who did you speak to? Jessica Vieira
c) Have you discussed this work with Building Division Staff? ❑ Yes M No
- If yes, who did you speak to?
d) Have you applied for a Building Permit for this work? ❑ Yes M No
e) Other related Building or Planning applications: Application number
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8. ACKNOWLEDGEMENT
Page 9 of 10
The undersigned acknowledges that all of the statements contained in documents 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 - Planning Division does not guarantee it to be a `complete' application.
The undersigned acknowledges that the Council of the City of Kitchener shall determine whether the
information submitted forms a complete application. Further review of the application will be undertaken and
the owner or agent may be contacted to provide additional information and/or 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 Heritage Kitchener committee and
Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter
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 act on behalf of the owner for all matters respecting the application. The
undersigned agrees that the proposed work shall be done in accordance with this application and
understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any
of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the
requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event
this application is approved, any departure from the conditions imposed by the Council of the City 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.
as provided for under the Ontario Heritage Act.
��
Signature of Owner/Agent: Qd.auMDate: 3/23/2023
Signature of Owner/Ag
9. AUTHORIZATION
Simone Panziera (
Date: March 24, 2023
If this application is being made by an agent on behalf of the property owner, the following authorization must
be completed:
Adam Bendig
I /We, owner of the land that is subject of this application,
hereby authorize Simone Panziera/ thinkform architecture to act on my / our behalf in this regard.
Signature of Owner/Agen Date: UF37
3/23/2023
_K51B1461 ...
Signature of Owner/Agent: Simone Panziera 1 Date: March 24, 2023
The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2),
and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of
administering the Heritage Permit Application and ensuring appropriate service of notice of receipt under
Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection
of personal information, please contact the Manager of Corporate Records, Legislated Services Division,
City of Kitchener (519-741-2769).
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Application Number:
Application Received:
Application Complete:
Notice of Receipt:
Notice of Decision:
90 -Day Expiry Date:
PROCESS:
❑ Heritage Planning Staff:
❑ Heritage Kitchener:
❑ Council:
STAFF USE ONLY
Page 10 of 10
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'1�1_ architecture + interiors inc
Planning Division
200 King Street West, 6th Floor
P.O.Box 1118, Kitchener ON N2G 4G7
Attention: Heritage Planning
April 6th, 2023
Dear Heritage Planning,
Re: Renovations to Duplex 44 Theresa St. (Kitchener)
written proposal
Thank you kindly for reviewing the renovations to Duplex 44 Theresa St, Kitchener ON.
As requested by the Heritage Planning staff, we are providing a written description of all proposed work.
The description is in conjunction with the submitted architectural drawings and includes photo
documentation of all existing and proposed areas of work, supporting documents, a list of proposed
materials, and a cost estimation for review.
Proposed Work: The scope of work consists of minor interior and major exterior renovations of the existing
home (44 Theresa St, Kitchener) to restore the functional requirements for the owners. This includes
renovating the roof to incorporate two shed dormers, changing and replacing the existing porch and
balcony, demolishing the existing car garage, minor landscaping to perform with the newly proposed porch,
front yard, and rear yard and minor interior restoration and repairs to accommodate an additional parking
space to comply to the minimum parking spaces per dwelling unit by-law in the region of Kitchener.
Due to faulty floor construction and limited headroom clearance, the existing attic space does not provide
use. Based on our site review, there is only 76 usable square -footage in the attic space with the required 7 -
feet headroom clearance (Fig.01). The newly proposed dormers that comply with the Standards and
Guidelines for the Conservation of Historic Places in Canada, introduce a new space with 507 usable
square -footage. The new space will be utilized as a living and gathering space for family activities and
hobbies. The existing porch and balcony propose a safety risk because of the broken floorboards, floor
joist, stair treads, and handrail (Fig.02)
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Fig. 01 Photograph of the existing attic.
written proposal
Fig. 02 Photograph of the existing balcony.
Fig. 03 Precedence. Photograph of neighbour's porch.
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written proposal
The proposed changes are to remove and replace the existing porch with a new of similar materials as the
existing elements. The current balcony off the second floor does not have handrails and proposes a fall risk
for users. In addition, the demolition of the car garage will be necessary as it currently does not serve as
shelter for the owner's vehicle. The vehicle turning radii to exit from the car garage to the Ianeway is not
sufficient, thus preventing its use (Refer to drawing A-101). Presently, the owners park their vehicles at the
front of the Ianeway, which inconveniences the neighbour. The neighbour and owner are unable to utilize
the Ianeway at the same time as it does not meet the minimum requirements to have side-by-side parking.
It is proposed that the existing car garage be demolished, and the rear yard will be professionally
landscaped to include two parking spots and new vegetation. The inadequate number of parking spaces
has led to additional parking spots being introduced at the rear of the building. To increase the usable
space of the existing building for potential dwelling units, it was proposed to have the new addition be
expanded from the attic and not at the rear of the building.
The minor interior renovation is to repair the existing conditions and replace any components that are no
longer operable or safe for use. Such as, but not limited to, replacing broken windows, replacing all the
existing narrow stairs, replacing damaged interior and exterior doors, replacing damaged electrical and
mechanical systems, restoring the use of the attic space for the new owners, and restructuring the attic
floor joist. By completing the proposed work, the new owners will be able to live in their homes safely and
effectively. (Fig.03)(Fig.04)(Fig.05)(Fig.06)(Fig.07)
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Fig. 03 Photograph of the existing closet in the bedroom.
Fig. 05 Photograph of existing mechanical systems.
written proposal
Fig. 04 Photograph of existing stairs to attic.
Fig. 06 Photograph of existing basement conditions.
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Fig. 07 Photograph of narrow exit stairs.
Methodology: To provide the most effective and least disruptive solution to the listed issues above, we
reviewed and cross-referenced each necessary change with the Standards and Guidelines for the
Conservation of Historic Places in Canada. To continue the design language of the existing heritage
building, the proposed work will carry on the same or similar visual elements and structural build of the
existing home.
The major renovation of the project is the introduction of two shed dormers on the existing roof, which will
be carefully executed to inhabit the appropriate style by avoiding new materials and construction during the
restoration. For the construction of the dormers, the largest side elevation will be extended from the existing
exterior walls to replicate traditional balloon framing (Fig.09). This will provide a seamless extension from
the existing. The front and rear fagade of the building envelope will be kept intact to protect its historical
value and integrity. The intentions are to clean, repair and protect the existing roof fagade and seamlessly
incorporate two dormer additions. To reduce the amount of disruption upon the existing build, the new floor
construction for the attic will be anchored above the existing attic floor structure and vertically braced by the
balloon framing that is extended from the original exterior wall. The reason for constructing the new attic
floor above the existing one is to retain the original attributes of the angled ceiling to the floor below
(Fig.10)(Fig.11). Traditional balloon framing is the least disruptive methodology to raise the roof structure
for more headroom clearance. The proposed extension of the exterior wall will be reinforced between the
existing exterior walls and the existing roof structure.
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written proposal
The minor interior renovations will be surface -level restoration with cleaning and repairing of the existing
attributes as the main tool of execution. Substitution of materials will be explored only after all other options
for repair and replacement have been ruled out. A majority of the existing first and second floors will remain
intact, with a focus on repurposing the attic space to allow safe use. The main objective is consistent
through the understanding of the build features, assessing the overall condition of built features, protecting,
and maintaining the built features using non-destructive methods, retaining sound features, repairing
deteriorated building features, and providing thorough documentation. The proposed exterior and interior
renovation materials will visually and physically reflect and complement the existing heritage attributes.
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written proposal
Fig. 10 Photograph of the existing bathroom with an angled ceiling.
Fig. 11 Photograph of the existing bedroom with an angled ceiling.
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4—PLY
2RX12" LVL.
RIDGE BEAM
MIAIOLiUIi F�]piT
PROPOSED TOP OF ROOF
�r-8-11 �12
2710'
RAFTERS
TOP OF EAS7ING ROOF
676 POST
2x10 WALL
WDDD STUD
30
C 3-
SPRAY—FOAM
ATTIC
INSULATION do
EXISTING
5.5" BATT
CHIMNEY
INSULATION
12" TGI
6F�1
ATTIC FLOOR
DOUBLE TOP
PLATE a I'
rr UBLE P1 OTE n MINNE
'-9-3/4'
SECOND FLOOR
EXISTING WALL
TYPE (HATCHED
TO REMAIN)
Fig. 09 Wall section of proposed balloon framing.
02
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Photo Documentation of Existing & Proposed Area of Work:
written proposal
Existing Front Elevation
Partial Existing Rear Elevation
Partial Existing Rear Elevation
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Existing West—Side Elevation
written proposal
Existing East—Side Elevation
Existing Detached Car Garage
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Existing Detached Car Garage — Side Profile
Existing Landscaping in Rear -Yard
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Existing windows & trims.
Existing chimney — Interior.
881 Queen's Blvd Kitchener ON N2M 1A8
Existing chimney— Exterior.
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Interior — Relocation & repair of existing stairs to attic
Interior — Repair exit stairs.
881 Queen's Blvd Kitchener ON N2M 1A8
written proposal
J
,I a
Interior - Remove the closet door to the existing stairs to the attic.
Interior— Propose new headroom clearance. (Exist= 65)
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Existing Precedence on Theresa Street:
Shed Dormer Addition.
Black Accent Colour on Property.
881 Queen's Blvd Kitchener ON N2M 1A8
written proposal
Black Accent Colour on Property.
Siding on Building Facade.
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Siding on Dormer.
Shed Dormer Addition.
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Proposed Materials:
PRODUCT TYPE
APPLICATION
BRAND
SHINGLES
Entrance & Exit Doors
Proposed Dormer Roof
GAF
CLADDING
n/a
Proposed Dormer—Wall
GENTEK
n/a
LUMBER
Cladding
n/a
SHAKE SIDING
Front Elevation Fagade
n/a
FLASHING
Fascia, Soffit, Eaves, Troughs
KAYCAN
TRIM
Window & Door Trims
n/a
EXTERIOR DOOR
Entrance & Exit Doors
n/a
WINDOW
Dormer Windows
n/a
RAILING
Porch & Balcony Railing
n/a
LUMBER
Proposed Porch
n/a
written proposal
SPECIFICATION (COLOUR, TYPE, ETC.)
Type: Slateline
Colour: Antique Slate
URL: hftps://www.gaf.com/en-us/products/slateline
Type: Align Cladding
Colour: Iron Ore
URL: hftps://www.gentek.ca/product-
catalog/siding/align-composite-exterior-siding/
Type: Cementitious — Rough Sawn Shake Siding
Colour: Iron Grey
Type: Aluminum
Colour: Choc (37)
URL:
hftps:Hkaycan.com/product/aluminum/aluminum-
soffit/
Type: Composite Exterior Trim
Colour: Iron Ore
Type: n/a
Colour: Cedar -Stain Solid Wood Door
Type: Double -Pane Awning
Glazing: Standard Clear
Type: Pressure Treated Lumber
Stain: Cedar
Type: Pressure Treated Lumber
Stain: Cedar
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Cost Estimate:
ITEM TYPE
LABOUR (DEMOLITION & CONSTRUCTION)
WINDOWS
DOORS
SHINGLES
ALUMINUM RAILING
DRYWALL
FLOORING
SIDING
BATHROOMS
KITCHENS
HEATING/ AIR CONDITIONING
INTERIOR DOORS & TRIMS
FRAMING/ STAIRS
PLUMBING
LANDSCAPING
TOTAL COST
881 Queen's Blvd Kitchener ON N2M 1A8 1 226 476 1428
written proposal
COST
$17000
$16000
$5000
$7500
$4500
$26000
$8000
$7000
$36000
$30000
$28000
$9000
$40000
$6000
$14000
$245000
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3D Render:
written proposal
South -East Perspective
South-West Perspective
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