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HomeMy WebLinkAboutHeritage - 2008-06-03HERITAGE KITCHENER MINUTES JUNE 3, 200$ CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:03 p.m. Present: Councillor J. Gazzola -Chair Ms. L. Brohman, Ms. E. Gallaher, Ms. E. Brown and Messrs. J. Ariens, T. Benedict G. Zeilstra and L. Robertson. Staff: J. Willmer, Director of Planning L. Bensason, Coordinator, Cultural Heritage Planning M. Wade, Heritage Planner C. Goodeve, Committee Administrator 1. DTS-0$-0$1 -HERITAGE PERMIT APPLICATION HPA 2007-IV-009 - 307 QUEEN STREET SOUTH - PROPOSED REPLACEMENT OF THE BUILDING'S WINDOW SYSTEMS The Committee considered Development and Technical Services Department report DTS-08- 081, dated May 21, 2008 regarding Heritage Permit Application HPA 2007-IV-009 concerning the proposed replacement of the window systems at 307 Queen Street South (Bread and Roses Cooperative Homes Inc.). Mr. L. Bensason advised that HPA 2007-IV-009, submitted in July 2007, originally proposed replacing the 107 existing wooden windows, including the original transoms and frames, with a new wooden window system. He stated that while most of the fixed wooden transoms and window frames are originals; the window sashes were replaced in 1989 with new wooden sashes, and the wooden sills were capped with prefinished sheet metal. He added that the 1989 wooden replacement windows were designed to match the historic fenestration of the building. He stated that while a wooden replacement window that matches the existing windows would be preferred from a cultural heritage perspective, staff understands that given the scope and scale of the rehabilitation project that would not be economically feasible. He added that while staff is not opposed to the principle of using aluminum or vinyl replacement windows in large scale projects, the degree to which the replacement window respects the integrity of the historic fenestration and architectural character of the building is a key consideration. In this regard, he expressed concern with the recommendation of the project consultant, Kleinfeldt Consultants Ltd., to use Regal Aluminum windows. He outlined that the Regal Aluminum window would feature a horizontal slider on the bottom sash, which would not match the style of the current windows that were designed to replicate the original windows of the building. He stated that consequently, staff are recommending refusal of the application in its current form. However, staff are aware that Kleinfeldt Consultants Ltd. have commissioned Merit Windows to manufacture a sample vinyl window to compare with the Regal Aluminum window; hung, with traditional vertical operation, rather than operated with a bottom horizontal slider. He suggest that subject obtaining additional information with respect to detail design and colour, the Merit window, while being slightly more expensive than the Regal window, would be a preferable alternative. Ms. Sabine Behnk, Bread and Roses Cooperative Homes Inc., advised that in recognition of those concerns, the Cooperative would be willing to use the Merit windows. In response to questions, she outlined that the Waterloo Region Heritage Foundation was approached for financial support to cover some of the project's costs; however, the Foundation only provides funding for authentic replacements. She noted that authentic replacement would cost $400,000. more than aluminum or vinyl windows and even with the Foundations' support it was not considered to be a viable option. She added that while the vinyl windows manufactured by Merit Windows would cost approximately 10% more than the originally proposed Regal Aluminum windows, the additional expenditure can be accommodated within their existing project budget. Mr. Ted Newman, Merit Windows, advised that by doing a colour scan, he would be able to match the colour of the existing windows. He estimated that it could take approximately 6 to 8 weeks to manufacture the replacement windows and then a similar amount of time to complete the installation. He noted that upon completion of the project, the Cooperative could apply to the Government of Ontario for an energy conservation grant, which could give them a possible rebate of up to $60. a window. Several members indicated that this project demonstrates a need to adjust the current heritage HERITAGE KITCHENER JUNE 3, 200$ - 24 - CITY OF KITCHENER 1. DTS-0$-0$1 -HERITAGE PERMIT APPLICATION HPA 2007-IV-009 - 307 QUEEN STREET SOUTH - PROPOSED REPLACEMENT OF THE BUILDING'S WINDOW SYSTEMS tCONT'D) property grant program to better assist property owners. In addition, concerns were expressed regarding the amount of information received to date with respect to the reproduction design that would be used by Merit Windows to manufacture the vinyl replacement windows. Members stressed the need for a review of Merit Windows' `shop drawings' to ensure their consistency with the window design specifications prepared by Kleinfeldt Consultants Ltd. On motion by Mr. L. Robertson - it was resolved: "That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA 2007-IV-009 (307 Queen Street South), be approved to permit the replacement of the existing wooden windows with vinyl windows manufactured by Merit Windows, subject to the `shop drawings' of the manufactured windows being reviewed by Heritage Planning staff to ensure those drawings substantially comply with the window design specifications prepared by Kleinfeldt Consultants Limited dated May 2008." 2. DTS-0$-0$0 - HERITAGE PERMIT APPLICATION HPA 200$-V-00$ (60 HEWS AVENUE) - PROPOSED DEMOLITION OF SHARED GARAGE -and - DTS-0$-079 - HERITAGE PERMIT APPLICATION HPA 200$-V-007 (62 HEWS AVENUE) - PROPOSED DEMOLITION OF SHARED GARAGE & CONSTRUCTION OF A REPLACEMENT GARAGE The Committee considered Development and Technical Services Department report DTS-08- 080, dated May 20, 2008 regarding Heritage Permit Application HPA 2008-V-008 concerning the proposed demolition of a shared garage at 60 Heins Avenue. In addition, the Committee considered report DTS-08-079, dated May 20, 2008 regarding Heritage Permit Application HPA 2008-V-007 concerning the proposed demolition of a shared garage and the construction of a replacement garage at 62 Heins Avenue. Ms. M. Wade advised that staff have determined that the shared double bay garage at 60 and 62 Heins Avenue does not possess significant merit as an individual cultural heritage resource; and given its current poor condition its demolition would not have an adverse affect on the Victoria Park Heritage Conservation District. In addition, the proposed new garage would feature a roof style, cladding and architectural details that are complementary and generally in keeping with the design of the house, and would not impair or otherwise negatively affect the cultural heritage significance of the property. She noted that the proposed new garage would fit well within the context of the site and streetscape and accordingly, staff are recommending approval of HPA 2008-V-007 and HPA 2008-V-008. Messrs. John Leiher and Steve Montgomery, Applicants, were in attendance in support of their respective Heritage Permit Applications. On motion by Ms. L. Brohman - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA 2008-V-008 (60 Heins Avenue), be approved to permit the demolition of the shared garage." On motion by Ms. L. Brohman - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA 2008-V-007 (62 Heins Avenue), be approved, to permit the demolition of the shared garage and the construction of a new garage in accordance with the plans submitted with the application, subject to the final building permit drawings being reviewed by Heritage Planning staff prior to the issuance of a building permit." HERITAGE KITCHENER JUNE 3, 200$ - 25 - CITY OF KITCHENER 3. DTS-0$-0$2 - HERITAGE PERMIT APPLICATION HPA 200$-V-009 (20 MICHAEL STREET) - PROPOSED CONSTRUCTION OF A NEW ADDITION The Committee considered Development and Technical Services Department report DTS-08- 082, dated May 20, 2008 regarding Heritage Permit Application HPA 2008-V-009 concerning the proposed construction of a new addition at 20 Michael Street, which is located within the Victoria Park Heritage Conservation District (HCD). Ms. M. Wade advised that the applicant is seeking permission to demolish the existing rear- yard addition and construct a new addition for the purpose of converting the existing building into a duplex. She stated that the applicant has proposed a 117 square foot one-storey addition to be located directly behind the existing attached garage and a 300 sq. ft. one-and-a- half storey addition located behind the one-storey addition, to the rear of the existing building. She stated that the second floor of the one-and-one-half-storey addition would be visible from the street and would project 13 feet from the west side of the existing house; however, the projection is consistent with the existing attached garage. She outlined that staff have determined that the proposed addition and alterations would not detract from the heritage character of the existing house and are recommending approval of HPA 2008-V-009. Mr. Richard Gabinet, Applicant, was in attendance in support of his application and proposed two changes to the original design of the addition to include a balcony on the rear elevation and air vents on the roof. Ms. M. Wade commented that based on the revised design drawings staff would be supportive of the proposed changes. Several members expressed concern with the design of the proposed addition and were advised that the application meets the minimum requirements as prescribed by the Victoria Park HCD Plan. Members commented that the scale of the proposed addition appears to be proportionally too large in comparison to the original building and estimated that it would have a negative impact the historic streetscape. Councillor J. Gazzola advised that any recommendation arising from the Committee this date would be considered by at June 9, 2008 Council meeting. On motion by Mr. L. Robertson - it was resolved: "That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA 2008-V-009 (20 Michael Street), be refused as the scale of the proposed addition appears to be proportionally too large in comparison to the original building an would therefore negatively impact the historic streetscape of the Victoria Park Heritage Conservation District." 4. HERITAGE IMPACT ASSESSMENT (HIA) FOR 234 TILT DRIVE (PROPOSED PLAN OF SUBDIVISION) At the request of staff consideration of this matter was deferred to a future meeting of Heritage Kitchener. 5. PROGRESS REPORT ON THE DONNENWORTH tEBY) HOUSE Mr. Vaughn Bender, RBJ Schlegel Holdings Inc., gave a presentation on the status of the of the Donnenworth (Eby) House. He stated that the preservation and restoration of the house, built circa 1856 by Michael and Elizabeth Donnenworth, was a priority as RBJ Schlegel moved forward with the development of the Eby Estates Heritage Community. He outlined that as a result of previous gravel extraction on the 90 acre farm site and the need to significantly grade the property to rehabilitate the lands to accommodate the development proposal, in November 2006 the 400 ton house was lifted and relocated. However, following the relocation, vandals set fire to the house destroying the roof and all of the interior wood structure. He stated that the house is currently being fully restored based on the design approved by Heritage Kitchener in the Eby Estates Plan of Subdivision, which proposed the house as being the centre piece of the Eby Estates Heritage Community. He noted that a high level of design and architecture has been set for the homes to be constructed in the Eby Estates Heritage Community to assist in the integration of the refurbished Donnenworth House. HERITAGE KITCHENER JUNE 3, 200$ - 26 - CITY OF KITCHENER 5. PROGRESS REPORT ON THE DONNENWORTH tEBY) HOUSE tCONT'D) On behalf of the City and Heritage Kitchener, Mr. J. Willmer thanked RBJ Schlegel for their dedication to the preservation and restoration of the Donnenworth (Eby) House, as well as their foresight in the design of the Eby Estates Plan of Subdivision. Councillor J. Gazzola requested that staff arrange for this presentation to be given at future Council meeting. 6. DTS-0$-07$ - HERITAGE PERMIT APPLICATION HPA 200$-IV-006 - 300 JOSEPH SCHOERG CRESCENT - PROPOSED ADAPTIVE REUSE OF THE DRIVE SHED'S REAR ELEVATION Mr. J. Ariens declared a conflict of interest as his wife owns the subject property and advised that while he would be addressing the Committee as an agent for the applicant, he would refrain from any voting or deliberations regarding this matter. Mr. L. Robertson also declared a conflict of interest as he was retained as the architect for this project by the property owners and refrained from any voting or deliberations regarding this matter. The Committee considered Development and Technical Services Department report DTS-08- 078, dated May 20, 2008 regarding Heritage Permit Application 2008-IV-006 concerning the proposed adaptive reuse of the drive shed at 300 Joseph Schoerg Crescent. Ms. M. Wade advised that the applicant is seeking permission to: lower and convert the undercroft area of the drive shed to accommodate vehicular parking; add two garage doors to the south elevation; revise the deck, window, and door design; add two walkways; and, add an asphalt driveway with a soldier course of paving stone. She noted that staff believe the proposed alterations are within an acceptable range and would maintain the rural character of the structure. Accordingly, staff are recommending approval of HPA 2008-IV-006. In response to questions, Ms. M. Wade advised that the greatest amount of alteration is proposed to be made to the rear elevation and would result in minimal impact on the streetscape and cultural heritage landscape of the property when viewed from the street. She noted that it is staff's understanding that subject to the approval of the proposed alterations, the owner would no longer require an additional garage structure on the site. Messrs J. Ariens and L. Robertson gave a presentation and advised that the proposed alterations include a deck, which would be located along the south elevation and wrap around the east elevation with a set of stairs to extending to grade. Mr. Robertson outlined that the deck would be fastened to the fieldstone foundation in order to provide adequate access to the two new garage doors located directly below. He noted that the design would be similar to the deck located on the south elevation of the farmhouse with the use of glass panels and cedar deck boards. In addition a new fully glazed man door would be installed on the east elevation to provide access to the deck. Mr. Ariens stated the proposed work would facilitate the adaptive reuse of the drive shed from utilitarian accessory structure to residential coach use. On motion by Ms. E. Gallaher - it was resolved: "That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA 2008-IV-006 (300 Joseph Schoerg Crescent), be approved, to permit the following alterations in accordance with the plans submitted with the application, subject to the final building permit drawings being reviewed by Heritage Planning staff prior to the issuance of a building permit: • the conversion of the undercroft area of the drive shed to accommodate vehicular parking; and, • the addition of two garage doors on the south elevation; and, • the revised deck, window and door design; and, • the addition of two walkways; and further, • the addition of an asphalt driveway with a soldier course of paving stone." HERITAGE KITCHENER JUNE 3, 200$ - 27 - CITY OF KITCHENER 7. PROPOSED AMENDMENTS TO KITCHENER MUNICIPAL CODE 665 (PROPERTY STANDARDS FOR MAINTENANCE & OCCUPANCY) TO INCORPORATE MINIMUM MAINTENANCE STANDARDS FOR HERITAGE PROPERTIES The Committee was in receipt of Development and Technical Services Department report DTS-08-096, dated May 28, 2008 regarding amendments to Kitchener Municipal Code Chapter 665 (Property Standards for Maintenance and Occupancy). Ms. M. Wade advised that staff have considered the comments made by designated property owners and have responded by making several changes to the proposed by-law to amend Chapter 665. She stated that it is now recommended that the by-law would apply minimum standards for the repair and maintenance of the heritage attributes of vacant properties designated under the Ontario Heritage Act. In addition, it is also recommended that staff undertake a review the City's heritage incentive and assistance programs to examine opportunities to provide financial assistance and support to property owners with respect to their conservation efforts. She noted that staff anticipate presenting report DTS-08-096 at the June 16, 2008 Development and Technical Services Committee meeting. 8. SELECTION OF THE 200$ MIKE WAGNER HERITAGE AWARDS The Committee was in receipt of the 2008 Mike Wagner Heritage Award applications for the following properties: 1021 Doon Village Road (Birth Place of Homer Watson); 31 Margaret Avenue (David Forsyth Home); 541 Queen Street South; 300 Joseph Schoerg Crescent (Betzner Farmhouse); 787-811 Morrison Road (former Sims Estate, Chicopee); and, 561 Queen Street South. Ms. M. Wade advised that the Mike Wagner Heritage Awards are given every two years in conjunction with the Urban Design Awards to honour property owners who have undertaken extraordinary measures in the pursuit of heritage preservation. She then presented each application and displayed photographs of those properties nominated for the 2008 Awards. She noted that any recommendation arising from the Committee this date would be forwarded to the June 23, 2008 Council meeting to allow time for her to notify all applicants personally. The Committee members reviewed each nominated property and came to the following decision: "That the following properties receive 2008 Mike Wagner Heritage Awards: Outstanding Achievement Awards 31 Margaret Avenue (David Forsyth Home) Nominated by: Mr. Jonathan Cunningham 300 Joseph Schoerg Crescent (Betzner Farmhouse) Nominated by: Mr. Zyg Janecki Awards of Merit 787-811 Morrison Road (former Sims Estate, Chicopee) Nominated by: Tanem Developments 1021 Doon Village Road (Birth Place of Homer Watson) Nominated by: Ms. Endla Loney" 9. ADJOURNMENT On motion, this meeting adjourned at 7:07 p.m. Colin Goodeve Committee Administrator