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HomeMy WebLinkAboutHeritage Kitchener - 2002-02-05HERITAGE KITCHENER MINUTES February 5, 2002CITY OF KITCHENER Heritage Kitchener met this date, chaired by Ms. P. Wagner, commencing at 4:00 p.m., with the following members present: Ms. G. Engel, Ms. C. Martindale and Messrs. J. Clinkett, R. Green, Z. Janecki and W. Nixon. Messrs. B. Scott, E. Lucy and W. Stauch entered the meeting shortly after its commencement. Others Present:Ms. L. Marshall, Ms. D. Ross, Ms. D. Gilchrist and Messrs. B. Stanley, L. Bensason and S. Vipond. 1. INFORMATION ITEMS Ms. G. Engel advised that Regional Councillor J. Haalboom is arranging a Heritage Bus Tour of the Maryhill Area on Saturday March 2, 2002; the cost is $25.00 per person. An advertisement will be placed in The Record when tickets are available. 2. HERITAGE PERMIT APPLICATION 2002-V-04 -LOT 65, BUERKLE COURT, NEW CONSTRUCTION -UPPER DOON HERITAGE CONSERVATION DISTRICT The Chair advised that Heritage Permit Application 2002-V-04 has been withdrawn by the applicant. 3.HERITAGE PERMIT APPPLICATION 2002-V-02 -31-33 SCHNEIDER AVENUE – DEMOLITION - AND- HERITAGE PERMIT APPLICATION 2002-V-03 -530-540 QUEEN STREET SOUTH – NEW DEVELOPMENT -VICTORIA PARK AREA HERITAGE CONSERVATION DISTRICT The Committee was in receipt of Heritage Permit Applications: the first being HPA#2002-V-02, which applies for the demolition of a detached garage at 31-33 Schneider Avenue; the second, HPA#2002-V-03 proposes the development of a 17 storey apartment building at 530-540 Queen Street South. It was noted by staff that in fact only a small portion of the 17-storey apartment building will be located on this property, the bulk of the apartment building to be located on the abutting property at 560 Queen Street South. Attached to the application were a site plan and elevation drawings for the proposed apartment building, copies of photographs of the surrounding properties and an extract from the Victoria Park Area Heritage Conservation District Plan. Mr. L. Bensason advised that he has a conflict of interest with these applications, as he owns property on Schneider Avenue, and staff comments on and processing of these applications are now being handled by Mr. S. Vipond. Mr. Bensason stated that he will not be providing the Committee with any information or advice on these applications. Mr. Z. Janecki declared a pecuniary interest in these applications, as he is employed by a firm involved in the proposed development and did not participate in any discussion or voting with respect to these applications. Mr. B. Hermsen, MacNaughton, Hermsen, Britton, Clarkson Planning and Mr. R. Tome, R. Tome and Associates Inc. were in attendance to represent these applications on behalf of the owner, Drewlo Holdings Inc. Also in attendance were several residents from the Victoria Park neighbourhood. Mr. B. Stanley provided a brief history of the City’s development policies for this area, noting that previous zoning in this area allowed for buildings up to 10 storeys. Subsequently, a secondary plan for the Victoria Park Neighbourhood was adopted which removed the higher density zoning from the interior of the Victoria Park neighbourhood, and placed it on the collector roads such as Queen Street. Designation on the Queen Street property permits commercial development and high density residential development. Mr. Stanley then reviewed guidelines in the Victoria Park Area Heritage Conservation District Plan specifically addressing the Queen South corridor, which he read aloud. Mr. Stanley then advised that Council could require a Heritage Impact Assessment if it deems that it requires additional information as to how development will impact the Heritage Conservation District, and ways of mitigating the impact. 3.HERITAGE PERMIT APPPLICATION 2002-V-02 -31-33 SCHNEIDER AVENUE – DEMOLITION HERITAGE KITCHENER FEBRUARY 5, 2002- 6 -CITY OF KITCHENER - AND- HERITAGE PERMIT APPLICATION 2002-V-03 -530-540 QUEEN STREET SOUTH – NEW DEVELOPMENT -VICTORIA PARK AREA HERITAGE CONSERVATION DISTRICT (CONT’D) Mr. B. Hermsen addressed the Committee and reviewed the site plan for this project, noting that the property is zoned CR-3, which permits an apartment building having a floor area equal to four times the site area. With respect to parking, the by-law requires 1.25 spaces per unit with 20% of parking designated as visitor parking. He noted that based on the current site plan all of the visitor parking, totalling 59 spaces, will be surface parking. Mr. Hermsen also advised that the original site plan for the property had been changed at the direction of the Region of Waterloo, in order to have the access to and from this property moved as far as possible from the Iron Horse Trail. The driveway access will lead to the surface parking as well as to two layers of underground parking. The apartment building will have a 25 metre setback from the properties along Schneider Avenue. Referring to the guidelines in the Victoria Park Area Heritage Conservation District Plan, Mr. Hermsen pointed out features of the site and the proposed building which he believes meet the guidelines, such as proposed landscaping and red brick fence, and various treatments on the building such as balconies and bay windows, which he suggests break-up the mass of the building. Mr. R. Tome reviewed the building elevation displayed, noting specific features of the building which have been included in light of the Heritage Conservation District Plan Guidelines. Mr. S. Vipond, Planner, then gave a PowerPoint presentation showing a map of this property, 560 Queen Street South, and those immediately surrounding it. He noted that the property at 560 Queen Street South is not located within the Heritage Conservation District. With respect to HPA#2002-V-02, 31-33 Schneider Avenue, Mr. Vipond displayed an image of the accessory structure, noting that it is in a deteriorated condition. With respect to the property municipally known as 530-540 Queen Street South, which is also located in the Heritage Conservation District, Mr. Vipond noted that only the front face of the proposed apartment building and a driveway into and out of the property is located in the Heritage Conservation District. Comments were made by members of the Committee with respect to the current difficult traffic situation on Queen Street, including the current problems with turning left from Schneider Avenue onto Queen Street; noting how much more traffic there will be on Queen Street with the addition of an apartment building of this size. Mr. Vipond suggested that the key question the Committee should address is whether this proposal complies with the guidelines in the Victoria Park Area Heritage Conservation District Plan. Mr. Stanley reminded the Committee that it is up to the Council to determine whether a Heritage Impact Assessment is required, which is something this Committee can recommend to Council. A Heritage Impact Assessment is a tool to assist Council in making a decision or deciding on any conditions they may wish to add to a permit. He also noted that the Ontario Heritage Act requires Council to make a decision on these applications within 90 days of receipt. Mr. Stanley then advised that a Demolition Control Application for 560 Queen Street South will be considered by Council on February 25, 2002, and he will be asking Council to defer any recommendations from this Committee to that date, in order that all applications relative to this development are considered at the same time. The Committee directed staff not to forward their recommendations relative to this development, to Council until its meeting of February 25, 2002. 3.HERITAGE PERMIT APPPLICATION 2002-V-02 -31-33 SCHNEIDER AVENUE – DEMOLITION - AND- HERITAGE KITCHENER FEBRUARY 5, 2002- 7 -CITY OF KITCHENER HERITAGE PERMIT APPLICATION 2002-V-03 -530-540 QUEEN STREET SOUTH – NEW DEVELOPMENT -VICTORIA PARK AREA HERITAGE CONSERVATION DISTRICT (CONT’D) The Committee then considered Heritage Permit Application #2002-V-02 for the demolition of the attached garage at 31-33 Schneider Avenue. On motion by Mr. B. Scott – it was resolved: “That pursuant to Section 43 of the Ontario Heritage Act, Council approve the application of the owner (HPA #2002-V-02) to demolish the detached garaged on the designated property municipally known as 31-33 Schneider Avenue, located in the Victoria Park Area Heritage Conservation District.” The Committee then discussed Heritage Application #2002-V-03 for the development of the apartment building and driveway/parking lot and underground parking lot access structure at 530 Queen Street South; Mr. B. Scott suggested that a recommendation go forward from this Committee to Council that the application be refused, and staff be directed to enter into a Heritage Impact Assessment process with the developer. Mr. B. Stanley noted that under the Ontario Heritage Act, Council can require additional information, and could take the view that this application is premature until a Heritage Impact Assessment is undertaken. The Committee further discussed the application, the impact on the Heritage Conservation District, whether it meets the guidelines within the Heritage Conservation District Plan, and the value of a Heritage Impact Assessment. The Committee then heard from four delegations presenting the area residents in attendance: Ms. M Cadotte, 125 David Street; Mr. R. Dyck, 71 Schneider Avenue; Mr. P. Seliske, 11 Dill Street, and another resident of Dill Street. The main objections of these delegations were as follows: the fact that the 17 storey apartment building would over shadow the adjacent properties blocking their light, how this development will contribute to and enhance the already existing traffic problems and suggestions on Queen Street South; sustaining the unique character of the Victoria Park Area Heritage Conservation District; suggesting that current planning policies in this area of Queen Street are out of date, having been established prior to Council’s approval of the Heritage Conservation District Plan: suggesting that the proposed development is not in keeping with the guidelines in the Heritage Conservation District Plan: raising concerns that this proposal is moving ahead too quickly without adequate public input. Ms. P. Wagner advised those in attendance that there will be a public meeting of the Development and Technical Services Committee on Monday February 18, 2002, in the Council Chamber, City Hall, at 7:00 p.m., where residents can make their concerns known. Mr. B. Stanley advised those in attendance that there will be a public open house on February 12, 2002, 7:00 p.m., at the Victoria School Centre. He advised the Ward Councillor will be in attendance, and the neighbours can ask questions and obtain information with respect to the proposed development. Mr. Stanley also advised that the City’s Official Plan will be reviewed this year and residents can immediately become involved in this review process. The Committee then raised concerns with respect to the distance between the northerly limit of the underground parking garage and the properties on Schneider Avenue; being advised by Mr. Tome that the distance is 3 metres. They had concerns respecting vibration and its effect on the neighbouring properties on Schneider Avenue. In discussing Mr. Scott’s earlier proposal to recommend refusal of this application, the Committee chose to attach reasons to their recommendation. 3.HERITAGE PERMIT APPPLICATION 2002-V-02 -31-33 SCHNEIDER AVENUE – DEMOLITION - AND- HERITAGE KITCHENER FEBRUARY 5, 2002- 8 -CITY OF KITCHENER HERITAGE PERMIT APPLICATION 2002-V-03 -530-540 QUEEN STREET SOUTH – NEW DEVELOPMENT -VICTORIA PARK AREA HERITAGE CONSERVATION DISTRICT (CONT’D) On motion by Mr. B. Scott – it was resolved: “That pursuant to Section 43 of the Ontario Heritage Act, Council refuse the application of the owner (HPA #2002-V-03) to alter the designated property municipally known as 530- 540 Queen Street South, located in the Victoria park Area Heritage Conservation District, by construction a 17 story apartment building and parking lot, for the following reasons: a) lack of a Heritage Impact Assessment which would identify any potential impact on the Heritage Conservation District, and ways of mitigating the impact; and, b) the proposed development is inconsistent with the guidelines in the Victoria Park Area Heritage Conservation District Plan, and inconsistent with efforts to maintain the heritage of the Victoria Park Neighbourhood.” 4.HERITAGE PERMIT APPLICATION 2002-V-05 -184 DAVID STREET – ADDITION -VICTORIA PARK AREA HERITAGE CONSERVATION DISTRICT The Committee was in receipt of Heritage Permit Application #2002-V-05, dated January 20, 2002, with respect to the property at 184 David Street, located in the Victoria Park Area Heritage Conservation District. The purpose of the application is to demolish the existing rear kitchen and construct a 3-storey addition onto the rear of the house. Ms. S. Langdon, Mr. P. Carette, property owners, along with Ms. D. Westman were in attendance to represent the application and to answer any questions the Committee might have in this regard. Ms. C. Galinski, resident at 176 David Street, was in attendance to offer her support to the application. Mr. L. Bensason explained the application and showed images of the subject property and the surrounding area. The Committee questioned the ability to reduce the height of the addition; the owners advising that to do so would render the third floor unusable. Mr. Z. Janecki advised that he had viewed the property and was satisfied that the proposal is in keeping with the guidelines of the Heritage Conservation District Plan, and recommended approval of the application. On motion by Mr. Z. Janecki – it was resolved: “That pursuant to Section 43 of the Ontario Heritage Act, Council approve the application of the owner (HPA #2002-V-05) to alter the designated property municipally known as 184 David Street, located in the Victoria Park Area Heritage Conservation District, by demolishing the rear kitchen and constructing a new rear addition, as outlined in correspondence from Deborah Westman, dated January 22, 2002, and the elevation drawings attached to the application.” 5.ST. GEORGE STREET WATER TOWER The Committee was in receipt this date of correspondence from Ms. L. Bisch, Director of Community Services, Region of Waterloo, dated February 4, 2002, regarding the Region’s intent to decommission the St. George Elevated Water Tower, located at 100 St. George Street, Kitchener. Attached to this correspondence is an estimate of cost and a maintenance/repair ST. GEORGE STREET WATER TOWER (CONT’D) schedule, over a 25-year period, should remedial work on the water tower be undertaken. HERITAGE KITCHENER FEBRUARY 5, 2002- 9 -CITY OF KITCHENER Ms. P. Wagner advised that she would recommend to the Region that they advise the neighbourhood the structures available for sale for $1.00, if they wish to preserve it. 6. HERITAGE KITCHENER MANDATE The Committee was in receipt of a proposed mandate, taken from existing documentation, for their consideration. They were reminded by staff that Council will be considering and adopting mandates for all Council’s Advisory Committees in the near future. Mr. J. Clinkett recommended that an additional responsibility: to assist and lend advice to owners of heritage properties with respect to good conservation practices; which is something Heritage Kitchener is regularly called upon to do. Upon questioning by the Committee, Mr. Bensason noted that Part V of the Ontario Heritage Act does not require Council to consult with LACAC on alteration/demolition application for properties within Heritage Conservation Districts. It was generally agreed by the Committee that the following be their mandate: “1.To advise Council on the following matters pursuant to the Ontario Heritage Act: (a)all matters under Part IV of the Ontario Heritage Act (individual property designation); and, (b) passing of a by-law to define the municipality or one or more areas thereof as an area to be examined for future designation as a heritage conservation district; and, (c) passing of a by-law to designate heritage conservation districts, to adopt heritage conservation district plans which will constitute Council’s intent with respect to conservation of the heritage conservation district. 2.To examine, research develop and prepare a detailed inventory of: (a) those properties within in the municipality it feels should be designated as being of historic and/or architectural interest pursuant to Part IV of the Ontario Heritage Act; and, (b) those areas within the municipality that it feels should be defined as areas to be examined for future designation as heritage conservation districts pursuant to Part V of the Ontario Heritage Act. 3. To recommend to Council approval of grants pursuant to the Municipal Designated Heritage Property Grant Program. 4. To recommend properties for Mike Wagner Heritage Awards. 5. To promote greater public awareness of our built heritage and heritage conservation issues through exhibits and openings, posters, the plaquing program, guides, and special events such as the annual Heritage Showcase display and the Mike Wagner Heritage Awards. 6.To assist and lend advice to owners of heritage properties in terms of good conservation practice.” 7.PROPERTY TAX INCENTIVE FOR HERITAGE CONSERVATION It was generally agreed that this matter be deferred to the Committee’s March meeting. HERITAGE KITCHENER FEBRUARY 5, 2002- 10 -CITY OF KITCHENER 8.NEXT HERITAGE CONSERVATION DISTRICT Mr. L. Bensason reviewed the process to date with respect to deciding which area, Lower Doon or Civic Centre, ought to be recommended to Council as the next area to study for a Heritage Conservation District. The Committee reviewed the merits of each area and decided on the Civic Centre Area; noting that a favourable response has been received from the area residents, and the area meets the criteria in the Official Plan for a Heritage Conservation District. On motion by Mr. R. Green – it was resolved: “That Legal Services be directed to prepare a by-law to define an area, generally bounded by Victoria, Lancaster, Ellen, Queen and Weber Streets, in the ‘Civic Centre’, as an area to be examined for future designated as a Heritage Conservation District.” 9. 55 JOSEPH STREET – FUTURE DEMOLITION APPLICATION Mr. Bensason advised that he expects to receive a Heritage Permit Application for 55 Joseph Street, for permission to demolish the building, to be considered by Heritage Kitchener in March. He requested that the Committee members view this property prior to the next meeting. 11.ADJOURNMENT On a motion, the meeting adjourned at 6:35 p.m. Dianne H. Gilchrist Committee Administrator