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HomeMy WebLinkAboutDSD-2024-088 - Heritage Permit Application - HPA 2024-IV-002 1385 Bleams RoadStaff Report I K Tc�i irrarR Development Services Department www.kitchener.co REPORT TO: Heritage Kitchener DATE OF MEETING: March 5, 2024 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-741-2200 ext. 7070 PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-741-2200 ext. 7602 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: February 12, 2024 REPORT NO.: DSD -2024-088 SUBJECT: Heritage Permit Application HPA-2024-IV-002 1385 Bleams Road Removal of Chimney and Fence RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2024-IV-002 be approved to permit the removal of chimney and the fence on the property municipally addressed as 1385 Bleams Road in accordance with the supplementary information submitted with this application. REPORT HIGHLIGHTS: • The purpose of this report is to present staff's recommendation for the removal of the chimney and the fence at the subject property municipally addressed as 1385 Bleams Road. • The key finding of this report is the removal of the chimney and the fence are necessary as they are in poor condition. The removal of the fence would impact the heritage attributes of the property since it has been identified in the designation by-law, however, it is beyond repair, cannot be salvaged and must be removed so that the Region's Road widening on Bleams Road can be accommodated. • There are no financial implications associated with this report. • Community engagement included consultation with the Heritage Kitchener committee. • This report supports the delivery of core services. EXECUTIVE SUMMARY: Heritage Permit Application HPA-2024-IV-002 proposes the removal of the chimney and the fence on the subject property municipally addressed as 1385 Bleams Road. The subject property is designated under Part IV of the Ontario Heritage Act. The chimney is in poor condition and deteriorating. It is not protected by the designating by-law but is on the rubble stone facade that is protected by the designating by-law. The chimney is proposed to be removed, with preservation and maintenance works to be implemented as required on the facade to preserve its cultural heritage value. The post and rail fence on the property is also *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 211 proposed to be removed as it is in very poor condition and beyond repair. The fence is protected by the designating by-law, however, it cannot be repaired or salvaged, and needs to be removed prior to the Region's acquisition of that portion of the property for a road widening. In reviewing the merits of this application, staff note that the removal of the fence and the chimney will not adversely impact the reasons for designation of the subject property. BACKGROUND: The Development Services Department is in receipt of Heritage Permit Application HPA- 2024-IV-002 seeking permission to remove the chimney and fence at the subject property municipally addressed as 1385 Bleams Road (Fig. 1). Figure 1. Location Map of subject property (highlighted in red box). This permit has been brought before the Heritage Kitchener Committee as the subject property is designated under Part IV of the Ontario Heritage Act through Designating By- law 1987-309. In accordance with By-law 2009-089, delegating Council's approval for certain classes of alterations to Staff, delegated authority is permitted for Part IV designated property after consultation with the Heritage Kitchener Committee. REPORT: The subject property is located on the southern side of Bleams Road and western side of Fischer Hallman Road, between Fischer Hallman Road and Abrams Clemens Street. Also known as the former `Williamsburg School' the subject property contains a 2 storey rubble stone construction house, which was originally constructed as a school for the former hamlet of Williamsburg in 1864 (Fig 2). Page 4of211 Figure 2. North and West elevation of the original Williamsburg Schoolhouse. Williamsburg Schoolhouse The Williamsburg Schoolhouse was originally built in 1864. It was a rectangular, gable - roofed structure constructed of granite fieldstone. A brick addition was constructed in 1874 to accommodate more students towards the rear. In 1966, the school was closed and the building was converted into a private residence. In 1987, a stone -faced, wood -framed addition was constructed at the front of the building (Fig. 3). Page 5 of 211 Figure 3. Phases of construction of the Williamsburg Schoolhouse. The blue arrow points to the original schoolhouse built in 1864, the red arrow points to the brick addition added in 1874, and the green arrow points to the stone -faced, wood frame addition added in 1987. The building has been recognized for its design/physical, and historical/associative value in the designating by-law. The building is one of the few remaining original buildings from the former Hamlet of Williamsburg, and the schoolhouse is a representative example of an early construction style i.e. rubble stone construction. The designating by-law identifies the following features of the property- - All rubble stone facades of the original schoolhouse; - The belfry; - The fence; and - The wood shed. Associated Planning Applications 1385 Bleams Road was subject to a Zoning -By Law Amendment (ZBA) in 2023, which was approved by Council at it's April 24, 2023, meeting. The zoning amendment was sought to change the A-1 (agricultural) zoning to RES -6 (residential) to allow for a medium rise residential development. The applicant is proposing to build eight, three-storey townhomes towards the rear of the property. Page 6of211 As part of the ZBA application, a Heritage Impact Assessment (HIA) was submitted in support of the application. The draft HIA was circulated to Heritage Kitchener at it's March 7, 2023, meeting. The HIA has since been approved. Proposed Chimney Removal The chimney on the western facade of the house is in a state of disrepair (Fig. 4). There are pieces of bricks that are falling off, with the chimney separating from the rubble stone facade in some places (Fig. 5). It also appears that the chimney was altered as there are two different types of brick above and below the roof. The date of the chimney's construction is unknown, but it was most likely not part of the original construction of the structure. It should be noted that the chimney is not included in the designation by-law of the building, as the by-law only references the `rubble stone facades'. However, the removal of the chimney might have minimal to no impact on the rubble stone facade. Figure 4. Current condition of the chimney on west fagade. Page 7 of 211 Figure 5. Current condition of the chimney The owners will need to remove the chimney to assess the condition of that portion of the facade. They intend to repair, preserve and maintain the rubble stone facade, and will come in for an additional heritage permit, if required, for any additional restorative work. However, the extent of the work required can only be determined once the chimney has been removed. The removal of the chimney is not a part of the ZBA application. Proposed Fence Removal The post and rail fence that has been included in the designating by-law is the wooden fence that fronts onto Bleams Road, with a portion of it on the western end in the municipal right- of-way. The fence is comprised of round cedar posts with turned ball top and two horizontal pipe rails between the posts, with the installation of modern flanges in some places (Fig. 6- 8). The fence is also in very poor condition, with leaning posts, some missing tops, and rails missing in some places. The cedar posts are also rotting at the ground and it has been determined that they are beyond repair. Furthermore, the region is going to acquire the portion of the property along Bleams Road on which the fence is presently located to accommodate a road -widening which is going to include a multi -use trail. Due to this and Page 8 of 211 the deteriorating condition of the fence, it needs to be removed so that the road widening Figure 6. Current condition of the post and rail fence. Figure 7. Rotting cedar and missing pieces on the fence. Page 9 of 211 Figure 8. Missing tops on the fence. Staff have had additional engagement with the owner's heritage consultant regarding whether portions of the fence of the could be salvaged and installed elsewhere on the property, and were informed due to the fence's extremely poor condition, it cannot be salvaged as well. The proposed fence removal is part of the approved development concept considered with the ZBA application. The proposed alterations meet the "Eight Guiding Principles in the Conservation of Built Heritage Properties", especially: • Respect for historical material — repair or conserve rather than replace building materials and finishes, except where absolutely necessary. Minimal intervention maintains the historic content of the resource. • Maintenance — with continuous care, future restoration will not be necessary. With regular upkeep, major conservation projects and their high costs can be avoided. • Respect for the buildings history — do not restore at one period at the expense of another. The proposed alterations meet the "Standards and Guidelines for the Conservation of Historic Places in Canada", especially: Page 10 of 211 • Conserve the heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character -defining elements. Do not move a part of an historic place if its current location if a character -defining elements. • Conserve heritage value by adopting an approach calling for minimal intervention. • Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. • Maintain character -defining elements on an ongoing basis. Repair character -defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character -defining elements, where there are surviving prototypes. Heritage Planning Comments In reviewing the merits of this application, Heritage Planning Staff note the following: • The subject property municipally addressed as 1385 Bleams Road is designated under Part IV of the Ontario Heritage Act by way of designating by-law 1987-309. • The proposal is for the removal of the chimney and the fence on the subject property. • The chimney is not protected by the designating by-law, and is in poor condition. Part of brick are falling off and in some areas, the chimney has started separating from the rubble stone facade. • The chimney is proposed to be removed with minimal impact to the facade. The applicants intend to preserve and restore the facade, but in order to determine what works might be needed to do that, the chimney must be removed first. The applicants will be applying for another heritage permit for restoration work, if needed. • The fence is also in poor condition. There are tops missing, and the cedar has rotted beyond repair. Furthermore, the portion of the fence on which the fence is located will be acquired by the Region for road widening, so the fence must be removed in order to facilitate that. The fence is beyond repair and portions of it cannot be salvaged as well. • The proposed work is consistent with the Eight Guiding Principles in the Conservation of Built Heritage Properties and with Parks Canada's The Standards and Guidelines for the Conservation of Historic Places in Canada; and • The proposed work will not adversely impact the building nor it's reasons for designation. 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 11 of 211 COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT — Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. PREVIOUS REPORTS/AUTHORITIES: DSD -2023-080 — Draft Heritage Impact Assessment (HIA) — 1385 Bleams Road — Proposed Construction of 8 Three -Storey Townhomes. Ontario Heritage Act, 2022 Planning Act APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A — Heritage Permit Application HPA-2024-IV-002 Page 12 of 211 2024 HERITAGE PERMIT APPLICATION & SUBMISSION REQUIREMENTS Development & Housing Approvals �"-. 200 King Street West, 6t� Floor Kitchener ON N2G 4V6 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: 1385 Bleams Rd Kitchener On N2E3X7 Legal Description (if know): LT 5 RCP 1469 KITCHENER; KITCHENER Building/Structure Type: 0 Residential ❑ Commercial ❑ Industrial ❑ Institutional Heritage Designation: 0 Part IV (Individual) ❑ Part V (Heritage Conservation District) Is the property subject to a Heritage Easement or Agreement? ❑ Yes 0 No 3. PROPERTY OWNER Name: IOAN SOLOMES Address: 1385 BLEAMS RD City/Province/Postal Code: KITCHENER Phone: 2269882403 Email: isolomes@gmail.com 4. AGENT (if applicable) Name: ALINA SOLOMES spouse Company: Address: 1385 BLEAMS RD City/Province/Postal Code: KITCHENER Phone: 5196161010 Email: alinasolomes@yahoo.ca Working together • Growing thoughtfully • Building community rage 2024 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. We would like to request the demolition of the following three items: 1. double car detached garage located on the western side of the home (not part of the designation) ,2. the chimney which is in poor condition and is falling apart (not in use) and 3. the heritage fence located at the front of the property because it is rotten and missing many components. 6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES Describe why it is necessary to undertake the proposed work: we no longer need the garage, the chimney is at risk of falling apart and insurance company wants it gone, the fence is in an advanced state of decay and the region would appreciate it removed to accomodate the road reconstruction including multi use trail an regrading, scheduled to start this spring. Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage Conservation District Plan: except for the heritage fence, this proposal has no effect on the heritage attributes for this property. the fence is in very poor shape from it being rotten and beyond repair. Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the Conservation of Historic Places in Canada (www. h istoricplaces. ca/en/pages/standards-norm eseaspx): 7. PROPOSED WORKS a) Expected start date: March/Apri12024 Expected completion date: spring time 2024 b) Have you discussed this work with Heritage Planning Staff? ❑ Yes 1Z No - If yes, who did you speak to? c) Have you discussed this work with Building Division Staff? ❑ Yes [Z No - If yes, who did you speak to?. d) Have you applied for a Building Permit for this work? ❑ Yes 0 No e) Other related Building or Planning applications Application number. Working together • Growing thoughtfully • Building community rage 2024 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 or imprisonment as provided for under the Ontario Heritage Act. Signature of Owner/Agent: lov sOG0wes Date: January 12th 2024 Signature of Owner/Agent: Date: 9. AUTHORIZATION If this application is being made by an agent on behalf of the property owner, the following authorization must be completed: I/ We, loan Solomes owner of the land that is subject of this application, hereby authorize Alina Solomes to act on my / our behalf in this regard. Signature of Owner/Agent: 10ail Date: January 12th 2024 Signature of Owner/Agent: Date: 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). Working together • Growing thoughtfully • Building community rage 2024 Application Number: Application Received: Application Complete: Notice of Receipt: Notice of Decision: 90 -Day Expiry Date: PROCESS: ❑ Heritage Planning Staff: ❑ Heritage Kitchener: ❑ Council: Page 10 of 10 STAFF USE ONLY Working together • Growing thoughtfully • Building community rage