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HomeMy WebLinkAboutHeritage Kitchener - 2007-11-06HERITAGE KITCHENER MINUTES NOVEMBER 6, 2007 CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:11 p.m. Present: Mr. K. Kirby - Co-Chair Councillor J. Gazzola, Ms. L. Brohman, Ms. S. Lauber, E. Gallaher, E. Brown and Messrs. G. Zeilstra, J. Ariens, T. Benedict, I. Mota, and L. Robertson. Staff: J. Witmer, Director of Building A. Pinard, Manager of Long Range Planning L. Bensason, Heritage Planner S. Rice, Development Administrator C. Goodeve, Committee Administrator 1. DTS-07-172 - HERITAGE PERMIT APPLICATION HPA 2007-IV-010 - 393 TILT DRIVE - PROPOSED MUD ROOM ADDITION The Committee considered Development and Technical Services Department report DTS-07- 172, dated October 22, 2007 regarding Heritage Permit Application HPA 2007-IV-010, which proposes the construction of a mud room addition at 393 Tilt Drive (Stauffer Log House). Mr. L. Bensason advised that the Stauffer Log House is designated under Part IV of the Ontario Heritage Act and is subject to a Heritage Conservation Easement Agreement. He stated that the heritage attributes identified in the designating by-law are limited to all exterior features of the original log house structure and does not include the board and batten addition attached to the east (rear) elevation. He outlined that the mud room would extend 12 feet outward, beyond the existing addition, into the rear yard, and extend the length of the existing addition for a distance of 14 feet. He stated that the applicant proposes to match the soffit height of the mud room with that of the existing addition, which would result in the mud room having less of a roof pitch than the existing addition on one side, from the ridge line of the addition to the south elevation of the mud room. He noted that since submitting their HPA the owners have proposed to face the exposed foundation with natural stone, and add a window to the west elevation of the proposed mud room. Mr. Bensason stated that the mud room would not be visible from Robert Ferrie Drive, and will have minimal visual impact when viewed from Tilt Drive or the Tilt Parkette. He added that the materials to be used in its construction will match those of the existing addition, or will otherwise blend in well with the heritage characteristics of the property. Accordingly, staff are recommending approval of this HPA. Mr. L. Robertson expressed concern regarding the roof of the mud room having less of a pitch than the existing addition. He stated that without cutting and counter flashing the roofs together, over time water could potentially penetrate the area where the various roofs meet, which would subsequently damage the log house. He suggested that the mud room be set back from its proposed location by approximately 3 feet, which would allow for its roofline to run flush with the existing addition. In response to questions, Mr. Terry Reynolds, Applicant, advised that the concrete foundation of the mud room would have an exposed height equal to that of the log house, and would be faced with natural stone to resemble fieldstone. He stated that the roof of the existing addition has been sealed and flashed to the log house and not cut and flashed. He noted that at no time has he considered cutting into the logs as a means of attaching the addition to the original house, adding that he has yet to experience any leaking where the two roofs currently meet. Mr. Reynolds expressed concern with moving the mud room 3 feet back to align with the existing addition and noted that doing so would create a sizable gap between the various roofs, which could collect a sizable amount of debris. On motion by Ms. L. Brohman - it was resolved: HERITAGE KITCHENER NOVEMBER 6, 2007 - 34 - CITY OF KITCHENER 1. DTS-07-172 - HERITAGE PERMIT APPLICATION HPA 2007-IV-010 - 393 TILT DRIVE - PROPOSED MUD ROOM ADDITION tCONT'D) "That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA 2007-IV-010 be approved, to permit the construction of a mud room addition to the existing board and batten addition on the east elevation of the log house located at 393 Tilt Drive, as shown on the plans prepared by Artech dated May 29, 2007 and submitted with the application; and further, That the owner be permitted to face the exposed foundation with natural stone, and add a window to the west elevation of the proposed mud room." 2. DTS-07-173 - HERITAGE PERMIT APPLICATION HPA 2007-V-011 - 93 JOSEPH STREET - PROPOSED DEMOLITION OF DETACHED GARAGE The Committee considered Development and Technical Services Department report DTS-07- 173, dated October 24, 2007 regarding Heritage Permit Application HPA 2007-V-011, which proposes the demolition of the existing single-car garage at 93 Joseph Street, which is located within the Victoria Park Heritage Conservation District (HCD). Ms. S. Rice advised that the demolition of the garage is required to facilitate the environmental remediation for the safe removal of contaminated soils on the adjacent property at 89 Joseph Street. She stated that the garage is not original to the house and does not possess sufficient merit as an individual heritage resource. She noted that upon completion of the remediation work, a separate HPA will be submitted for a replacement garage, which would be constructed in accordance with the guidelines established for the Victoria Park HCD. On motion by Mr. T. Benedict - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA 2007-V-011 (93 Joseph St) be approved, to permit the demolition of the existing detached garage, as outlined in Development and Technical Services Department report DTS-07-173." 3. GENERAL DISCUSSION -HERITAGE IMPACT ASSESSMENT (HIA) - FREEPORT HEALTH CENTRE EXPANSION Councillor J. Gazzola declared a conflict of interest as he is a member of the Grand River Hospital Board of Directors and accordingly did not participate in any discussion or voting regarding this matter. The Committee was in receipt of the Heritage Impact Assessment (HIA) for the Freeport Sanatorium site (3570 King Street East), dated October 23, 2007, undertaken as part of the building program for the Freeport Health Centre expansion. Mr. L. Bensason advised that in August 2007, Grand River Hospital asked Messrs. Peter Stewart and Paul Dilse to assess the impacts of its planned expansion on three buildings at the Freeport Health Centre, originally the Freeport Sanatorium. He stated that as part of the site plan approval process, an HIA was required focussing on two buildings; however, Parkin Architects, who are designing the expansion for Grand River Hospital, felt a third building also affected by the expansion should be included in the HIA. He noted that while the Committee would not typically review these site plan approval matters, comments and feedback are being requested to assist staff in facilitating its recommendation regarding the HIA. Messrs. P. Dilse, Heritage Planning Consultant and P. Stewart, Principal Architect, George Robb Architect, as well as Mr. Robin Snell, Parkin Architects addressed the Committee and advised that the Freeport Sanatorium site, is of cultural heritage value to Waterloo Region, as it contains nine early and mid-twentieth century buildings erected when the site served as one of only fourteen sanatoria ever constructed in Ontario. The three buildings directly affected by the provincially funded expansion are: the old nurses' residence built in stages between 1926 and 1953, the old doctor's residence of 1953 and the old medical superintendent's residence HERITAGE KITCHENER NOVEMBER 6, 2007 - 35 - CITY OF KITCHENER 3. GENERAL DISCUSSION -HERITAGE IMPACT ASSESSMENT (HIA) - FREEPORT HEALTH CENTRE EXPANSION tCONT'D) built 1938-39. Mr. Dilse stated that the building program as proposed by Parkin Architects on January 30, 2007, and for the purposes of the HIA referred to as Option 1, involved: the demolition of both the old doctor's residence and old medical superintendent's residence; construction of athree-storey addition beside the health centre complex; erection of a link between the health centre and the three-bay rear facade of the old nurses' residence; window replacement and blocking up of doors in the exterior walls of the old nurses' residence; and, reconfiguration of the interior layout of the old nurses' residence. He outlined that Option 2, developed through the HIA process, proposes: that the fire route be diverted away from the old medical superintendent's residence; the old doctor's residence be demolished but commemorated in the addition; and, the exterior treatment of the old nurses' residence and its interface with the health centre be improved. He noted that Grand River Hospital and Parkin Architects agree that Option 2 is a viable alternative to Option 1. Further, Option 2 saves two of the three buildings affected by the planned expansion, symbolically conserves the old doctor's residence, and maintains the exterior character of the old nurses' residence which is given a new use. He then outlined the following as the recommendations of the HIA: • that Grand River Hospital and Parkin Architects develop and implement a conservation plan for the old nurses' residence, old doctor's residence and old medical superintendent's residence as outlined in Option 2 and circulate a draft of the plan to City of Kitchener Heritage Planning staff for comment; and, • that Grand River Hospital undertake an HIA in future when a new use is proposed for the old medical superintendent's residence and interventions to the building are planned; and, • that Grand River Hospital seek a partnership with the City of Kitchener, Waterloo Regional Heritage Foundation and Ontario Heritage Trust to develop and carry out a program of plaques and displays to interpret the history of the Freeport Sanatorium site on its grounds and in its buildings; and further, • that the City of Kitchener enter the Freeport Sanatorium property on its Municipal Heritage Register. Questions and comments arose from the Committee regarding: the addition of the site to the Municipal Heritage Register; the Sanatorium being considered a significant provincial site; why the HIA was only recently required when the building program has been ongoing for over past 7 years; the development of heritage signage in partnership between the City, Region and Province; the importance of the historic views being preserved as they were a significant contributing factor into why this site was selected; the proposed elevator being re-designed so that it blends more naturally with the site; and, the potential designation of this site as a Cultural Heritage Landscape. Mr. L. Bensason inquired as to why the HIA only recommends that this site be added to the Municipal Heritage Register and was advised that it would be premature at this time to pursue designation of this site under Part IV of the Ontario Heritage Act. Mr. P. Dilse added that only three of the nine buildings on the site have been evaluated and as a designation would be applicable to the entire property, all buildings should be evaluated before designation is pursued. Mr. R. Snell also noted that the continued maintenance of the buildings would be undertaken in accordance with the provisions set out in the conservation plan. Mr. Bensason outlined the importance of the conservation plan being applicable to all structures on the site to ensure that all buildings are maintained and preserved. 4. PROPOSED DEMOLITION APPLICATION - 3$1 PIONEER TOWER ROAD The Committee was in receipt this date of correspondence from Mr. L. Bensason to Mr. Tony Bocchino, dated November 5, 2007 regarding a request by the owners (JHS Properties Inc.) to demolish the 2 story rear annex of 381 Pioneer Tower Road. In addition the Committee was in receipt of a memorandum from Mr. J. Sajkunovic, dated October 30, 2007 regarding a site inspection and subsequent recommendation that the rear structure of 381 Pioneer Tower Road be demolished. HERITAGE KITCHENER NOVEMBER 6.2007 - 36 - CITY OF KITCHENER 4. PROPOSED DEMOLITION APPLICATION - 3$1 PIONEER TOWER ROAD tCONT'D) Mr. L. Bensason advised that in accordance with the Ontario Municipal Board (OMB) settlement, the owners of 381 Pioneer Tower Road are required to complete repairs to the farmhouse by November 16, 2007 to the City's satisfaction and as described in the memorandum dated May 27, 2005 (J. Sajkunovic and G. Good), which includes: • installing new shingles to the roof to prevent further water penetration into the rear portion of the building; • installing new facia board on the front of the farmhouse to accommodate the installation of new eavestrough; and, • either enclosing the rear 2 story annex or installing a weatherproof membrane on top of the rear annex in order to stop water penetration into the basement ceiling. Mr. J. Ariens advised that his wife is the property owner of the property adjacent to 381 Pioneer Tower Road and was party to an appeal to the OMB of JHS Properties Inc. plan of subdivision. Mr. Bensason advised that as this item directly relates to the terms and conditions of the OMB settlement Mr. Ariens may wish to consider that information in determining whether he wishes to declare a conflict of interest. Mr Ariens stated that as that matter has since been settled he is of the opinion that he does not have a conflict of interest with regard to this matter, noting that as the discussion progresses and if he determines it to be necessary, he would declare a conflict of interest. Mr. L. Bensason further advised that last week JHS Properties Inc. informed him that the existing facia board on the front of the farmhouse was of insufficient size/design to properly accommodate an eavestrough. As a result, JHS Properties Inc. requested permission to alter the design of the eave to provide for the installation of a new larger facia to which an eavestrough can be properly and securely installed. He stated that they also requested that a decision be made as expeditiously as possible given the roofing work already commenced and a delay would further expose the building to the elements and could possibly impede their ability to meet the OMB's deadline. He noted that staff considered the request and advised that in the interest of time and given the roof of the building was exposed, the alteration to the eave was acceptable, subject to design conditions as expressed in his circulated correspondence. Mr. Bensason added that at the same time, JHS Properties Inc. advised of their concern regarding the structural condition of the rear annex or addition to the farmhouse, and requested the opinion of a City Building Inspector. He stated that Mr. J. Sajkunovic inspected the addition on October 30, 2007 and concluded that it would require $235,000. in repairs and recommended that it be demolished as it represents a safety hazard. Mr. Bensason outlined that JHS Properties Inc. informed him that they wished to complete the roofing work on the house and not make the repairs to the addition, but rather demolish the rear annex and proceed to install eavestrough on the rear portion of the brick farmhouse in the same manner as they had done on the front. He stated that he advised the owners that as the rear addition is an identified heritage attribute in the designating by-law, the demolition would require Council approval, and the Ontario Heritage Act requires Council to seek the advice of its heritage committee. He noted that while typically heritage permit applications are required to be submitted one month prior to the Heritage Kitchener meeting date, staff recognized that keeping such a timeline could impede the owners ability to meet the November 16, 2007 OMB deadline; as a result, staff have agreed to bring the owners' request to demolish the addition to this meeting of Heritage Kitchener. In response to questions, Mr. L. Bensason advised that staff have not been afforded enough time to prepare a full report for the Committee regarding this matter and pointed out that the questions he posed in the circulated correspondence have yet to be answered. He added that accordingly, staff are not prepared to make a recommendation to the Committee regarding this matter. He stated that Heritage Kitchener has the option of making a recommendation to Council or deferring the matter, as Council has up to 90 days to make a decision on the application. He added that the owners could approach Council at its November 13, 2007 meeting and request that Council render a decision if Heritage Kitchener makes no recommendation. He noted that if Council defers making a decision, then staff should be requested to approach the OMB on behalf of Council and ask for an extension to the November 16, 2007 deadline to meet the settlement conditions. He stated that if Council were HERITAGE KITCHENER NOVEMBER 6.2007 - 37 - CITY OF KITCHENER 4. PROPOSED DEMOLITION APPLICATION - 3$1 PIONEER TOWER ROAD tCONT'D) to refuse the application for demolition, then JHS Properties Inc. would be faced with either making the necessary repairs to the addition to the satisfaction of the City, or appeal the refusal of the demolition application to the OMB. Mr. J. Sajkunovic advised that the rear annex of 381 Pioneer Tower Road was in a considerably more stable condition when he inspected it on May 27, 2005 as compared to its current state. Mr. Sajkunovic then circulated photographs, which he stated depict the rotting timbers in the basement, the condition of the rear annex and the building's front elevation. He added that the removal of the 2 story rear annex should not negatively impact the main building, stating that his concern relates to the actual structure of the annex being in a potentially unsafe condition. He noted that there is not a feasible means of undertaking the repairs to the building's roof without demolishing the rear annex. Mr. J. Witmer suggested that if an extension were pursued the owner could secure and waterproof the roof to allow time for a proper heritage assessment of the building to take place. Mr. Pat George, JHS Properties Inc. advised that if the conditions of the OMB settlement are not met, then the land exchange and subdivision agreements would fall through. He noted that this process has been ongoing over the past six years. He stated that a portion of the roof was constructed with material that trapped water and over time damaged the roof, adding that they are unable to finish the necessary repairs to the roof until the issue regarding the rear annex has been resolved. He outlined that in 2005 a firm was hired to undertake an evaluation of the building and at that time estimated the necessary renovations cost between $450,000. to $600,000. He noted that if they are permitted to undertake the demolition, they would report back to a future Heritage Kitchener meeting with a proposal for a replacement addition. In response to questions, Mr. P. George confirmed that it is the intent of the owners to pursue the demolition of the rear 2 story annex at 381 Pioneer Tower Road. Mr. L. Bensason requested that as the owners have yet to formally apply for a demolition application, they do so between now and the November 13, 2007 Council meeting. Mr. J. Ariens stated that he is supportive of the proposed improvements to the farmhouse and suggested that the Committee should defer consideration of this matter to allow time for a proper assessment and request that Council ask the OMB to extend its November 16, 2007 deadline. Several members expressed frustration that the owners had not previously undertaken the necessary repairs, especially given the importance of this building to the history of Waterloo Region. Additional concerns were expressed regarding the owners having permitted this significant heritage resource to deteriorate to its current condition and several members outlined a desire to have the owners undertake the required repairs. Ms. E. Gallaher expressed concern with the Committee not pursuing an extension to the OMB deadline to allow time for an updated heritage assessment to be undertaken. She stated that in her opinion the Committee was acting without having all of the information necessary to render a decision. On motion by Mr. L. Robertson - it was resolved: "That the request of the owner (JHS Properties Inc.) to demolish the rear 2 story annex of 381 Pioneer Tower Road, as outlined at the November 6, 2007 Heritage Kitchener meeting, be refused; and further, That pursuant to the October 26, 2007 Ontario Municipal Board (OMB) decision, the owner continue to undertake the repairs to stabilize the structure and prevent further deterioration of 381 Pioneer Tower Road, as provided for in the memorandum dated May 27, 2005 (J. Sajkunovic and G. Good), attached thereto as Schedule `B'." HERITAGE KITCHENER NOVEMBER 6, 2007 - 3$ - CITY OF KITCHENER 5. SITE VISIT OF 300 JOSEPH SCHOERG CRESCENT In anticipation of considering a Heritage Permit Application regarding the construction of a fieldstone fence; a flagstone walkway; additional parking spaces in the vicinity of the drive shed; and, the re-cladding and construction of a rear deck on the drive shed, the Committee agreed to the following dates for a site visit of 300 Joseph Schoerg Crescent: • Tuesday, November 20, 2007 at 3:00 p.m.; and, • Saturday, November 24, 2007 at 10:00 a.m. GENERAL DISCUSSION -DELEGATION OF HERITAGE PERMIT APPLICATION APPROVAL AUTHORITY Due to time constraints this item was deferred and referred to the December 4, 2007 Heritage Kitchener meeting. 7. ADJOURNMENT On motion, this meeting adjourned at 6:49 p.m. Colin Goodeve Committee Administrator