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HomeMy WebLinkAboutHeritage Kitchener - 2005-10-04 HERITAGE KITCHENER MINUTES OCTOBER 4 2005 CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:00 p.m. Present: Councillor M. Galloway - Chair Ms. J. Armstrong, Ms. L. Harris, Ms. D. Kuehl, Ms. E. Gallaher and Messrs. K. Kirby, J. Countryman, Z. Janecki, M. Stranz and J. Law. Staff: C. Ladd, Chief Administrative Officer A. Pappert, General Manager of Community Services H. Gross, Director of Project Administration & Economic Investment L. Bensason, Heritage Planner S. Barber, Assistant Heritage Planner S. Rice, Zoning Officer C. Goodeve, Committee Administrator 1. DTS-05-163 - 45 WINDSOR CRESCENT - HERITAGE PERMIT APPLICATION HPA 2005-V-014 - PROPOSED 1 STOREY REAR ADDITION The Committee was in receipt of Development and Technical Services Department report DTS-05-163, dated September 19, 2005 regarding a proposed one-storey rear addition at 45 Windsor Crescent. Ms. S. Barber advised that the applicant is proposing to build the addition, with an area of 23.23 square metres, on to the rear of 45 Windsor Crescent; located within the St. Mary's Heritage Conservation District. She stated the roof will have a similar slope as the existing building and the asphalt shingles are similar to those found on other homes in the District. She commented that the application is in keeping with the policies of the St. Mary's Heritage Conservation District Plan. Ms. Barber noted that the addition will be visible from the street; however, it will not detract from the front fac;;ade of the existing structure or the heritage character of the district. Accordingly, staff recommends approval of HPA 2005-V-014. Ms. Brenda Bellam, Applicant, advised that to view the addition from the street a person would have to be standing in one of two spots. She noted that the vinyl siding proposed to be used will be in keeping with that of the existing house and will only be inset due to the rear doors. Mr. K. Kirby advised that he is in support of the application and that he spoke to the surrounding neighbours who voiced no objection to this proposal. Mr. Z. Janecki advised that while this will be a very large addition, it is evident that the home is in need of the expanded floor space. On motion by Mr. K. Kirby - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA 2005-V-014 (45 Windsor Crescent) be aooroved, to permit the construction of a one-storey rear addition, as shown on the plans submitted with the application attached to Development and Technical Services Department report DTS-05-163." 2. WORK PROGRAMS REVISITED The Committee was in receipt this date of minutes from the Heritage Kitchener Walking Tours Working Group, dated September 23, 2005, drafted by Ms. E. Gallaher. Mr. L. Bensason advised that he held a meeting with Ms. Gallaher and Ms. Kuehl to discuss the updating and completion of the Heritage Kitchener Walking Tour Guides. He reviewed the minutes for the Committee and requested that those members who have copies of the old tour guides to provide them to either Ms. Kuehl or Ms. Gallaher. He noted that this project is moving forward and members may be requested to provide assistance in the near future. HERITAGE KITCHENER OCTOBER 4 2005 - 44- CITY OF KITCHENER 3. HERITAGE INVENTORY REVIEW - UPDATE Mr. L. Bensason advised that the review of rural properties on the City's Heritage Inventory, as directed by Council, should be completed shortly. Ms. S. Barber advised that she has put together 7 packages for the members of the Heritage Inventory sub-committee and that her evaluation, thus far, has revealed 4 properties that in her opinion should be added to the Heritage Inventory. She stated that she will present statements of significance for those properties at the October 18, 2005 sub-committee meeting. Mr. Bensason advised that he is preparing a report to be presented to Council in the near future regarding the implementation of a new process for adding properties to the City's Heritage Inventory. He stated the new process will have the sub-committee short list properties. From there, the property owners will be advised that their properties are being proposed to be added to the Inventory and will be reviewed by Heritage Kitchener who will pass any recommendations onto Council for approval. He added that the newly revised Heritage Act provides a formal status to properties listed on a municipal Heritage Inventory; and as such, it is important to implement this new process so that all parties involved may be made aware of any additions to the Inventory. 4. VERBAL UPDATE - CIVIC CENTRE HERITAGE CONSERVATION DISTRICT Mr. L. Bensason provided an update as to the status of the Civic Centre Heritage Conservation District designation under Part V of the Ontario Heritage Act. He advised that at the first Steering Committee meeting, they reviewed the proposed District's Terms of Reference and the City's Purchasing Division are now preparing requests for proposals. He noted that hopefully all proposals will be reviewed by the end of 2005 and added that the goal is to have both the District study and plan completed by the end of 2006. 5. UPPER DOON HERITAGE CONSERVATION DISTRICT - CITY PARK, CORNER OF TILT DRIVE AND DOON MILLS DRIVE The Committee was in receipt this date of a copy of e-mails sent between Mr. L. Bensason,Mr. T. O'Brien and Regional Councillor J. Haalboom, between September 8, and October 4, 2005, regarding a City park designated for the land at the corner of Tilt and Doon Mills Drive, Kitchener. Mr. L. Bensason advised that the City's park staff have been maintaining this area and were unaware that it is a part of the Upper Doon Heritage Conservation District. He stated that this land could potentially serve as a site for the Heritage Districts entrance signage, and added that he will arrange a site visit for the members to be held within the next few weeks. At the request of Mr. J. Law, Mr. Bensason agreed to schedule the site visit for some time after October 23, 2005. 6. DRAFT DESIGN BRIEF FOR ADAPTIVE REUSE PROJECTS The Committee was in receipt this date of a Draft Design Brief for Adaptive Reuse Projects, the intent of which is to provide guidance to encourage adaptive reuse of former industrial, institutional and municipal buildings. Mr. L. Bensason stated that the Design Brief is intended to be used by the City and/or developers looking at pursuing an adaptive reuse project. He added that the Design Brief outlines a manner of undertaking a reuse project that does not adversely affect a building and allows it to retain its heritage values. He requested that the members provide him with feedback on the Design Brief at the next meeting of Heritage Kitchener. 7. CENTRE BLOCK HERITAGE ANALYSIS - KPL/CENTRE BLOCK PROJECT COMMITTEE INFORMATION The Committee was in receipt of the following printed information: · Kitchener Public Library (KPL)/Centre Block Project Committee agenda, dated September 15, 2005; HERITAGE KITCHENER OCTOBER 4 2005 - 45- CITY OF KITCHENER 7. CENTRE BLOCK HERITAGE ANALYSIS - KPL/CENTRE BLOCK PROJECT COMMITTEE INFORMATION (CONT'D) · KPL/Centre Block Project Committee meeting minutes dated August 4, August 18, and September 1, 2005; · excerpts from the KPL website providing background information on the new Central Literary Project; · "Evaluation of 3 Development Scenarios" - The Forsyth Building, 31 Young Street, Kitchener, dated May 17, 2005; and, · correspondence from Mr. Dale Holland, Circa Development, dated September 30, 2005. The Committee was in receipt this date of site drawings circulated by Mr. D. Holland, dated January 24, 2001, regarding Circa Developments' proposed building plans for the Forsyth property. Mr. L. Bensason advised this issue was last dealt with at the September 6, 2005 meeting of Heritage Kitchener, stating since that time most members attended a site visit of the City owned buildings of heritage interest within the Centre Block, being: 31 Young Street (John Forsyth Co./Smyth Residence), 48 Ontario Street North (Bell Telephone Co./Canadian Legion), 156-158 King Street West (P. Hymmen Hardware) and 11 Young Street (Windsor House/Mayfair Hotel/Lippert Furniture). Mr. Bensason displayed photographs taken in the mid 1990's of the buildings that were the subject of the site visit on September 26, 2005. He noted that many of the details shown in the mid 1990's photographs have either deteriorated or no longer exist. Mr. Dale Holland, Circa Development, advised that in July of 2000 Circa Development purchased the Forsyth Factory, and at that time secured the property to prevent unauthorized access. He stated that his company assembled an expert design and development team and, noted that the design was based upon the existing conditions of the building. He added that an evaluation of the property found it to be suitable for conversion to a loft style residential condominium. He stated that his company prepared a detailed costing and developed a business plan, which after 8 months led to the construction of a model unit. The model unit tested the design and costs of their plan and in their opinion demonstrated the building as being suitable for this type of reuse. Mr. Holland estimated their average unit sale price to be $143,000. He noted that their estimated construction costs were $5,518,000. (after inflation to today's rates) and an overall capital cost of $7,396,000 (after inflation). He added that his company has done 3 other adaptive reuse projects, including the Bread and Roses Co-op at Courtland and Queen Streets. He stated that based on those past experiences the Forsyth property is suitable for adaptive redesign. Mr. Holland continued by stating that it was with great interest, that he reviewed the "Evaluation of 3 Development Scenarios", dated May 17, 2005 (Rev), prepared by the Walter Fedy Partnership, particularly the scenario involving upgrading the existing structure. He advised that his estimations of the costs related to the redesign of the Forsyth building do not coincide with those outlined in the Walter Fedy Report. He commented that in his opinion, his estimate of approximately $7M in costs is more accurate then the $27.3M put forward in the report. Mr. Holland advised that the building does suffer annually from water damage, noting that repairing the roof could address that issue. He added that when the Forsyth building was under his company's ownership they installed a fire alarm system, as the buildings survival depends upon the response time of the Fire Department. Mr. Holland suggested that the proposed library puts the Forsyth building and Mayfair Hotel at risk. He advised that the City has already invested $35.2M into the Library project and he estimated the total cost of the project at $50M. He stated one way to cover the shortfall in financing is through the profits that would be gained by the demolition of the Forsyth and Mayfair buildings. Mr. Holland concluded by offering to provide the City with information on the Forsyth building based on his experience of ownership. In response to questions, Mr. Holland advised that it took 7 months of negotiations for them to take ownership and finally it was agreed that the Forsyth Company would hold the mortgage HERITAGE KITCHENER OCTOBER 4 2005 - 46- CITY OF KITCHENER 7. CENTRE BLOCK HERITAGE ANALYSIS - KPL/CENTRE BLOCK PROJECT COMMITTEE INFORMATION (CONT'D) with the City acting as the guarantor; however, after 10 months of this arrangement the City took over the ownership of the building. He stated that the Walter Fedy Report overstated the floor area by 12 percent and the number of units that the existing buildings can accommodate by 80 percent. He added that based on the arithmetic of one of the KPL/Centre Block Project Committee members, factoring in additional costs for marketing and a 10 percent profit margin inflates the projected cost of a residential redevelopment by $9,321,000. to $350. per square foot or $27,300,000. He noted that this would render a marketing budget of $7,139,574. Mr. Holland stated that in his opinion the costs estimated by the Walter Fedy Report are not credible. He stated that his company was prepared to move forward with their redesign 4 years ago and their assessment at that time was that there was a good market for condominium lofts. Mr. Holland stated that technical experts have advised him that the structure of the Forsyth building is sound, so in his opinion the building is capable of being reused. Mr. K. Kirby stated that 4 years ago members of Heritage Kitchener toured the Forsyth building, and requested at that time that all of the windows be boarded up. He inquired as to why that has not happened. Councillor M. Galloway advised that when this matter was previously considered the main concern was windows being broken due to vandalism and those issues were addressed. Ms. E. Gallaher requested further details as to the discrepancy between the information in the Walter Fedy Report and that put forward by Mr. Holland. Mr. Holland advised that the Walter Fedy Report relied on Kitchener Housing drawings that show an inflated estimate of available square footage. Mr. J. Law stated that he is personally appalled at the condition of the Forsyth building, adding that this is a City-owned heritage building and he is in disbelief that it was allowed to deteriorate to its current condition. He noted that when the members toured the building water was pouring in from numerous places causing further damage. He stated that in his opinion the City is the worst landlord that this Committee has dealt with and wondered if there are any other City-owned buildings that are being kept in similar condition. Councillor M. Galloway questioned Mr. Holland regarding the ownership agreement that was in place between Circa Development and the City, to which Mr. Holland confirmed that when his company took over the ownership of the Forsyth Building it agreed to meet certain financial obligations and these were not met. Ms. D. Kuehl inquired as to who is responsible for maintaining these buildings and complying with property standards, and was advised that Facilities Management staff would create a budget to identify what work needs to be done to City properties and from that buildings are maintained. Ms. C. Ladd added that issues are dealt with as they come up, noting that their has been some discussions regarding replacing the roof of the Forsyth building. She stated that questions were then raised regarding the level of investment that should be put into the building at this time, when in the near future it might be going through redesign and reuse. She noted that to the best of her knowledge the City has not received any property standards complaints relative to this building, which would have initiated an investigation. Mr. Z. Janecki stated that in light of todays comments and the site visit, the most appropriate action that this Committee should take is to recommend that Council consider implementing interim measures to control and prevent further water damage to the Forsyth building. He added that some action needs to be taken so that rainwater is collected and drained properly. Mr. Janecki noted that when the members toured the building there did not seem to be any power which should be investigated to ensure that the fire alarm system is operational. Mr. H. Gross stated that when he toured the Forsyth building with staff it was pointed out to him that power to the lighting was not turned on due to liability issues. Mr. Holland advised that when his company installed the fire alarm system it was set up on a separate electrical circuit from the rest of the building and he is willing to provide the City with information regarding its setup. HERITAGE KITCHENER OCTOBER 4 2005 - 47- CITY OF KITCHENER 7. CENTRE BLOCK HERITAGE ANALYSIS - KPL/CENTRE BLOCK PROJECT COMMITTEE INFORMATION (CONT'D) Mr. K. Kirby agreed with Mr. Janecki that action needs to be taken, but noted that in his opinion it does not matter what this Committee puts forward, because it is ultimately up to Council to determine what is to be done with the building. He suggested that if the Forsyth building is demolished then perhaps the City should investigate the relevance of having a Heritage Committee. Mr. Kirby directed staff to draft a strongly worded letter to Council advising them that the building should be preserved. Councillor M. Galloway advised that the way this Committee speaks to Council is through recommendations, and that the best way to inform them of the Committee's position is by putting forward Mr. Janecki's recommendation that Council direct staff to take interim measures to preserve the Forsyth building. Mr. Janecki added that he wants to ensure that the recommendation includes the need to prevent any further water damage by installing a proper drainage system. Ms. Kuehl stated that with the onset of winter something should be done regarding the roof and windows to prevent further building deterioration. Mr. M. Stranz questioned if the recommendation should contain a provision to direct the Centre Block Project Committee to incorporate the Forsyth Building and the Mayfair Hotel into their future development plans. He was advised that they have already committed to incorporate those buildings where it is feasible. On motion by Mr. Z. Janecki - it was resolved: "That staff be directed to put interim measures in place at the Forsyth Building (31 Young Street) to prevent further deterioration and water damage, through the redirection of water into a proper drainage system, and re-activate the fire alarm system, if not operational, and report back to Heritage Kitchener on their proposed measures." Mr. K. Kirby advised that he would still like a strongly worded letter to go to Council advising them of Heritage Kitchener's position regarding this matter and staff were directed to draft a strongly worded letter requesting the preservation of the Heritage Buildings located within the Centre Block. Mr. J. Law questioned if the Region of Waterloo's Heritage Committee can supersede a decision of City Council regarding these buildings. Mr. Bensason advised that the Region has no jurisdiction with regard to the City's handling of Heritage properties and noted that the Province is the only other body that can designate properties that they feel to be of heritage significance. Ms. E. Gallaher questioned the cost figures relating to the 3 scenarios outlined in the Walter Fedy Report and stated that with the new development occurring in the City's Downtown there will be a need to increase the available number of residential units. Ms. J. Armstrong noted that the cheapest option outlined in the Walter Fedy Report is the preservation of the existing buildings. Ms. Kuehl requested further information on any regulations that might be in place that would limit construction along King Street. Mr. K. Kirby suggested adding the Centre Block buildings that are of heritage significance to the City's Heritage Inventory. Ms. Armstrong noted that the whole block seems to be at risk and it would be appropriate to add to the Heritage Inventory all properties in that block that may be of heritage significance. She further suggested that the Heritage Inventory sub-committee commence a review of these properties so that they can be designated under Part IV of the Ontario Heritage Act at a future Heritage Kitchener meeting. Mr. Bensason advised that at the previous meeting of Heritage Kitchener he circulated a report entitled Centre Block Heritage Analysis, which contains preliminary evaluations of the heritage significance of the properties located within the Centre Block. Mr. Bensason advised that traditionally members would pass a motion requesting that a property be added to the Inventory and that motion would be reflected in the minutes. He stated a recent Provincial Policy Statement now provides expanded status to properties on a City's Heritage Inventory. He noted that while there is not an official policy in place to add a property to Kitchener's Heritage Inventory, he is currently preparing a report to Council proposing that in the HERITAGE KITCHENER OCTOBER 4 2005 - 48- CITY OF KITCHENER 7. CENTRE BLOCK HERITAGE ANALYSIS - KPL/CENTRE BLOCK PROJECT COMMITTEE INFORMATION (CONT'D) future any properties to be added to the Heritage Inventory require a formal motion by Heritage Kitchener for Council's approval, and the involvement of the property owner. Mr. K. Kirby put forward a motion to add all properties indicated as being of heritage significance in the "Centre Block Heritage Analysis", dated September 2005, to the City's Heritage Inventory. He noted that once the properties are added to the Heritage Inventory the Committee can proceed with designating the properties under Part IV of the Ontario Heritage Act. Staff were directed to prepare statements of significance for the properties considered to be of heritage significance within the Centre Block. On motion by Mr. K. Kirby - it was resolved: "That the following properties located on the Centre Block in Downtown Kitchener be added to the City's Heritage Inventory: 11 Young Street (Windsor House/Mayfair Hotel/Lippert Furniture), 18-24 Ontario Street North, 72-78 King Street West (Canadian Block), 82-86 King Street West, 140 King Street West, 96-98 King Street West, 30-34 Ontario Street North." 6. ADJOURNMENT On motion, the meeting adjourned at 5:45 p.m. Colin Goodeve Committee Administrator