HomeMy WebLinkAboutDSD-2025-075 - HPA-2024-V-001 - 21 St. Leger StreetStaff Report
Development Services Department www.kitchener.co
REPORT TO: Heritage Kitchener
DATE OF MEETING: March 4, 2025
SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
PREPARED BY: Deeksha Choudhry, Heritage Planner, 519-783-8906
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: February 5, 2025
REPORT NO.: DSD -2025-075
SUBJECT: Heritage Permit Application HPA-2025-V-001
21 St. Leger Street
Porch Reconstruction
RECOMMENDATION:
That further to Section 42 of the Ontario Heritage Act, Heritage Permit Application
HPA-2024-V-001 be approved to permit porch repairs and reconstruction at the
property municipally addressed as 21 St. Leger Street in accordance with the
supplementary information submitted with this application and subject to the
following condition:
1. That the final building permit be reviewed, and heritage clearance be provided
by heritage Planning Staff prior to the issuance of the building permit.
REPORT HIGHLIGHTS:
• The purpose of this report is to present Heritage Planning Staff's recommendation for
the proposed porch reconstruction at the subject property municipally addressed as 21
St. Leger Street.
• The key finding of this report is that the proposed porch reconstruction meets the
guidelines within the Civic Centre Neighborhood Heritage Conservation District
(CCNHCD) and would not have a negative impact on the integrity of the District.
• There are no financial implications are associated with this report.
• Community engagement included consultation with the City's Heritage Kitchener
Committee.
• This report supports the delivery of core services.
BACKGROUND:
The Development Services Department is in receipt of a Heritage Permit Application HPA-
2025-V-001 (Attachment A) seeking permission to reconstruct the front porch at the property
municipally addressed as 21 St. Leger Street (Fig. 1).
*** 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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Figure 1. Location Map of 21 St. Leger Street.
REPORT:
The subject property is located on the west side of St. Leger Street, between Queen Street
North and Victoria Street North. It is a two-storey Berlin Vernacular brick building built circa
1910. It is a district significance `C' building (Fig. 2). The subject property is located within
the Civic Centre Neighborhood Heritage Conservation District (CCNHCD) and is designated
under Part V of the Ontario Heritage Act.
Figure 2. Front Fagade of the subject property in 2023
Civic Centre Neighborhood Heritage Conservation District
The CCNHCD is an important historical residential neighborhood that can be linked to
several key periods in the development of the City of Kitchener. This neighborhood helps
tell the story of Kitchener's phenomenal growth at the turn of the 19th century and of the
development of its extensive industrial sector. Almost two-thirds of the existing houses
were built between 1880 and 1917 and in most cases were occupied by owners,
managers, or workers for some of the key industries that defined the community at the turn
of the century.
The heritage attributes of the CCNHCD include:
• Its association with important business and community leaders during a key era of
development in Kitchener;
• A wealth of well maintained, finely detailed buildings from the late 1800s and early
1900s that are largely intact;
• A number of unique buildings, including churches and commercial buildings, which
provide distinctive landmarks within and at the edges of the District;
• A significant range or recognizable architectural styles (Queen Anne, Berlin
Vernacular, Italianate, etc.) and features including attic gable roofs, decorative trim,
brick construction, porches, and other details, associated with the era in which they
were developed-,
• The presence of an attractive and consistent streetscape linked by mature trees,
grassed boulevards and Ianeways; and
• Hibner Park, Kitchener's second oldest city park, in the Centre of the District.
Proposed Porch Reconstruction
The proposed development includes the reconstruction of the front porch of the existing
building. The front porch had to be taken down as it had deteriorated significantly and posed
a safety risk as it could have collapsed. The proposed design is more in keeping with the
traditional porch design of Berlin Vernacular buildings found in Kitchener. The existing porch
is in poor condition and poses a risk of collapse. The existing porch is simple in design, with
two square columns and a basic railing design on the lower and upper levels (Fig. 3).
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Figure 3. Current Condition of the front porch.
The applicant is proposing to replace that porch with a new porch that will be wider than the
existing porch. There will be a faux gable covering the entrance of the house, and the new
porch covers almost two-thirds of the front fagade. The porch will also include tapered
columns with yellow brick pillars and upper wooden columns. The gable will also have
western cedar shingles skirting and glass railing on the upper floor balcony (Fig. 4).
Figure 4. Proposed porch design.
The porch that had to be taken down was not original to the existing building. The original
porch was likely demolished prior to the establishment of this neighborhood as a Heritage
Conservation District. The proposed porch design will not alter any heritage attributes or the
structural integrity of the existing home. As mentioned above, the proposed porch design is
compatible with the existing architectural style of the building and will not negatively impact
the heritage value of the existing building.
The CCNHCD Plan contains policy direction which pertains to alterations to homes and
specifically work done 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. While the Plan includes guidelines that strongly
discourage the removal of existing porches, it should be noted that this porch was in an
advanced state of disrepair. If left unattended, it could have collapsed, posing a significant
safety risk. The proposed porch design uses appropriate design, materials, and massing
to ensure that the design is compatible with the existing home.
Section 8.5 The CCNHCD Plan contains guidelines regarding porches and verandahs:
Removal or substantial alteration to the size, shape and design of existing porches
is strongly discouraged.
o The existing porch is not original to the building and is basic in design. It
does not contribute to the cultural heritage value of the building.
Do not remove or cover original porches or porch details, except for the purpose of
quality restoration. Prior to executing any repairs or restoration, photograph the
existing conditions and research to determine whether the existing is original or an
appropriate model for restoration. Use annotated photographs or drawings or
sketches to represent the intended repairs.
o As mentioned above, the existing porch is not original.
For the structural elements of the porch, use the best of current technology
including secure footings extending below frost and pressure treated wood for wood
framing.
o The porch deck will be composite wood, which is an appropriate material for
porches within the District.
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.
o Most of the porch elements do include wood, including the tapered columns,
the deck, and the cedar shingles.
Fibreglass and plastic versions of decorative trims should be avoided. Poor
interpretation of the scale or design of applied decoration detract from the visual
appearance and architectural coherence of porches and verandahs.
o No fibreglass is being used in the proposed porch.
Where there are no other reasonable options, fiberglass and plastic versions of
these decorative trims may be considered if the appropriate shape and size is
available and they are kept in good condition with adequate maintenance of the
paint.
o N/A
Heritage Planning Comments
In reviewing the merits of the application, heritage planning staff note the following:
• The subject property is located within the CCNCHD, and is designated under Part V
of the Ontario Heritage Act.
• The subject property is classified as District Significance `C', meaning it is not a fine
or a very fine example of a distinctive architectural style but does have attributes
which contribute to the continuity and character of the streetscape and area.
• The existing porch was in an advanced state of disrepair and had to be taken down.
• The proposed work includes the porch reconstruction using a design and material
that is appropriate and compatible with the existing building, and generally within the
District.
• The proposed work is in compliance with the CCNHCD Plan guidelines porches and
verandahs.
• The proposed work will not have a negative impact on the integrity and the heritage
character of the building, the St. Leger Street streetscape, or the CCNCHD.
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 Neighborhood Heritage Conservation Plan
APPROVED BY: Justin Readman, General Manager, Development Services Department
ATTACHMENTS:
Attachment A — Heritage Permit Application HPA-2025-V-001
2024
STAFF USE ONLY
Date Received:
.7
HERITAGE PERMIT APPLICATION
SUBMISSION REQUIREMENTS
Development & Housing Approvals
200 King Street West, 6`h Floor
Kitchener ON N2G 4V6
519-741-2426; plan ning@}a kitchener.ca
Accented Bv:
PART B: HERITAGE PERMIT APPLICATION FORM
1. NATURE OF APPLICATION
Er Exterior ❑ Interior ❑ Signage
& Demolition JQ New Construction ❑ Alteration
Page 7 of 10
Application Number:
H PA -
❑ Relocation
2. SUBJECT PROPERTY
Municipal Address: 21 St Leger St
Legal Description (if know):
BuildinglStructure Type: 0 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. PROP
Name:
Address: 21 St Leger St
City/ProvincefPostal_(;ode: Kitchener, Ontario, N2H 41_8
Phone
Email:
4. AGENT (if applicable)
Name:
Company:
Address:
City/Province/Postal Code:
Phone:
Email: RECEIVED
NOV 0 7 2014
CITY of KITCHENER
Planning Division
Working together • Growing thoughtfully • Building community
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.
See Word doc attachment
6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
See Word doc attachment
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V Heritage
Conservation District Plan:
Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the
Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx):
7. PROPOSED WORKS
a) Expected start date: As soon as possible Expected completion date: As quickly as possible
b) Have you discussed this work with Heritage Planning Staff? ❑x Yes ❑ No
- :f yes, who did you speak to? Jessica I leira and Deeksha Choudhry
C) Have you discussed this work with Building Division Staff?
- If yes, who did you speak to? Lucas Machado
d) Have you applied for a Building Permit for this work?
❑x Yes '__1 N,:-)
x❑ Yes ❑ No
e) Other related Building or Planning applications: Application number 24126585 for plumbing
Working together • Growing thoughtfully • Building community
.7
2024
B. ACKNOWLEDGEMENT
Page 9 of 10
The undersigned acknowledges that all of the statements contained in docurnents filed in suppQr[ of this
application shall be deemed part of this application. The undersigned aoknuWledges that receipt of this
application by the City of Kitchener - Manning Division rhes r'oi guarantee it to be a `complete" application -
The undersigned aaknowledges lhat the Councii of the City of Kitchener shall determine whether the
Information submitted forms a complete appfication. Further review of the application will be undertaken and
the owner or agent may be contacted to provide additional information and/or resolve any discrapar-cies or
issues with the application as submitted. Once tho application Is deemed to be fully onrrlplete, the application
will be processed and, if necessary, scheduled for the next available Heritage Kitchener committee and
Council rneeting. Submission of this application constitutes consent for authorized municipal staff to enter
upon the subject property for the purpose of cunducting sits: 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 ac rdance with this application and
understands that the approval of this application under the Ontario Heritage Act shall not he a waiver of any
of the provisions of any by -lawn of the City of Kitchener or legislation including but not Ilmiled to the
requirements of the Building Code and the Zonings 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 !n a fine being imposed or imDrisenm l ass nrovidPrf for under the Ontario ,Heritage Act_
Signature of Owner{Age
Signature of DwrieriAge
9. AUTHORIZATION
Date: November 7, 2024
Date: November 7, 2024
If this application is being made by an agent on behalf of the property owner, the following authorization must
be completed:
1 We,
hereby authorize
Signature of Owner/Agent:
, owner of the land that is subject of this application,
Date:
Signature of Owner/Agent. Date.
to act on my I our behalf in this regard.
Tha personal information era this forme is collecfed Under the legal aulhority of Section 33(2}, Section 42(2),
and Section 42(2.2) of the Ontario Heritage Act. The information wid be used for the purposes of
administering the Heritage Permit Application and ensuring appropriate service of police of receipt under
SecVan 33(3) and Section 42(3) of the Ontario ,Heritage Acl if your frame airy questions about this collection
of personal information, please contact lhr; Manager of Corporate Records, Legislated Services Division,
Cily of Kitchener (519-741-2769).
Working together • Growing thoughtfully * Building community
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
To remove an existing replacement porch structure that was added after the original home construction
circa 1900 and to replace the porch with a heritage -conforming structure.
There is no original building material to be removed, because it is a non -original structure (the porch has
been replaced several times since 1900).
Our proposed replacement structures include a front entrance porch replacement and a kitchen
entrance with mud room. This structure allows for the door to be at ground level, and the stairs to be
enclosed for added safety
Our proposed replacement plans conform to other existing front porches in our heritage district and the
side/ secondary entrances of neighbouring homes on St Leger St. (see plan attachment for further
design details).and photos of existing examples.
Materials
• New Ontario -sized yellow bricks for porch columns.
a Western Cedar shingles for porch features, this will be left to weather naturally (e.g. gable
features over doors, privacy railing, etc.)
Glass railing on upper floor balcony
■ Porch Deck material will be composite, dark grey
Painted wood clad material on column tops will be painted in light yellow to match the bricks
Siding to clad the propose mudroom extension: cedar shake shingle to cover entire extension or
Hardie board cove profile siding.
6. REVIEW OF CITY OF KITCHENER HERITAGE PERMIT APPLICATION SUBMISSION GUIDELINES
Describe why it is necessary to undertake the proposed work:
The current structures are dilapidated and pose risk of collapse and injury.
Describe how the proposal is consistent with the Part IV individual designating by-law or the Part V
Heritage Conservation District Plan:
Our design is consistent with other existing heritage porches and side extensions in the heritage district.
Describe how the proposal is consistent with Parks Canada's Standards and Guidelines for the
Conservation of Historic Places in Canada (www.historicplaces.ca/en/pages/standards-normes.aspx):
Both porch structures are not original and were demolished prior to this neighbourhood's heritage
designation; therefore, there is nothing original to restore or conserve. Furthermore, replacing the
structures with heritage conforming replacements with modern durable materials would allow for the
conservation and beautification of this heritage home, and stand as the single example of heritage
conforming work completed on an exterior on St. Leger Street since this street was designated.
Building permit # for plumbing: 24126585