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HomeMy WebLinkAboutHeritage - 2008-10-07HERITAGE KITCHENER MINUTES OCTOBER 7, 200$ CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:03 p.m. Present: Mr. K. Kirby - Co-Chair Councillor J. Gazzola, Ms. E. Gallaher, Ms. E. Brown and Messrs. J. Ariens, T. Benedict and L. Robertson. Staff: R. Regier, Executive-Director, Economic Development J. Witmer, Director of Operations L. Bensason, Coordinator, Cultural Heritage Planning M. Wade, Heritage Planner K. Anderl, Senior Planner A. DeWitt, Landscape Architectural Intern C. Goodeve, Committee Administrator 1. DTS-0$-160 - HERITAGE PERMIT APPLICATION HPA 200$-V-016 - 93 JOSEPH STREET - PROPOSED NEW GARAGE The Committee considered Development and Technical Services Department report DTS-08- 160, dated September 16, 2008 regarding Heritage Permit Application HPA 2008-V-016 proposing the construction of a new garage at 93 Joseph Street, which is located within the Victoria Park Heritage Conservation District (HCD). Ms. M. Wade advised that the new garage will be 12 feet wide and 20 feet long, and will be constructed in the same location as the previous garage. She stated that although the proposed building materials do not reflect historic siding materials, the design of the garage is consistent with other garages approved for new construction since the adoption of the HCD Plan. Further, Heritage Planning staff recognize that the building is accessory to the main building and setback from the street. She added that the proposed garage would not detract from the heritage character of the Victoria Park HCD and accordingly, staff recommends approval of HPA 2008-V-016. Several members expressed concern regarding the use of vaulted windows for the proposed garage door and were advised that the intended purpose of those windows were to allow for a degree of natural light to enter the garage. Mr. J. Witmer advised that the design of the proposed garage door was modeled after other garages located within the Victoria Park HCD. 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-016, be approved to permit the construction of a new garage at 93 Joseph Street, 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; and further, That if feasible, squared windows be used in place of the proposed vaulted windows outlined in the plans submitted with the application." 2. DTS-0$-162 - HERITAGE PERMIT APPLICATION HPA 200$-IV-01$ - 70 KING STREET EAST - PROPOSED SIGNAGE AND PATIO Messrs. J. Ariens and L. Robertson declared pecuniary interests as the owners of the subject property are clients of their current employers and accordingly they did not participate in any voting or deliberations regarding this matter. The Committee considered Development and Technical Services Department report DTS-08- 162, dated September 23, 2008 regarding Heritage Permit Application HPA 2008-IV-018, proposing the installation of 2 projecting signs and the construction of a patio at 70 King Street East, which is designated under Part IV of the Ontario Heritage Act. Ms. M. Wade advised that as a result of discussions with Heritage Planning staff, the applicant HERITAGE KITCHENER OCTOBER 7, 200$ - 34 - CITY OF KITCHENER 2. DTS-0$-162 - HERITAGE PERMIT APPLICATION HPA 200$-IV-01$ - 70 KING STREET EAST - PROPOSED SIGNAGE AND PATIO tCONT'D) proposes to install one projecting sign on the Frederick Street elevation and another on the King Street elevation. The signs are to be internally illuminated and will project 8.83 feet with an approximate total area of 32.5 square feet. She noted that the applicant requires a variance to address the type of lighting and the sign projection. In addition, the sign projection also requires the applicant to enter into an Encroachment Agreement with the City. She further advised that the applicant has also proposed to construct a patio at the rear of the building along the Frederick Street elevation. She stated that the patio would be constructed at grade with metal posts and tempered glass and is proposed to be located adjacent to Goudies Lane. She noted that the applicant would require approval from the City's Site Plan Review Committee in order to construct the patio. Ms. Wade stated that the proposed signage and patio would not detract from the heritage character of the existing building and accordingly, staff are recommending approval of HPA 2008-IV-018. At the request of Ms. E. Gallaher, Mr. Dan Baker, Obsidian Group Inc. agreed to pursue the use of green tinted glass for the patio enclosure, subject to compliance with the City's visibility requirements. 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-018, be approved to permit the installation of two projecting signs and the construction of a patio at 70 King Street East, in accordance with the plans submitted with the application, subject to the final building permit and sign permit drawings being reviewed and confirmed as acceptable by Heritage Planning staff prior to issuance of building and sign permits; and further, That green tinted glass be used for the patio enclosure, subject to meeting the City's visibility requirements." 3. PROPOSAL TO INITIATE THE DESIGNATION PROCESS FOR 11 YOUNG STREET & 156- 15$ KING STREET WEST The Committee was in receipt of excerpts from the March 20, 2006 Council minutes and the February 5, 2008 Heritage Kitchener minutes. In addition, the Committee was in receipt of Heritage Property Reports for 11 Young Street (Mayfair Hotel) and 156-158 King Street West (P. Hymmen Hardware). Further, the Committee was in receipt this date of the Terms of Reference for the Centre Block Redevelopment, dated October 2006. Mr. R. Regier advised that staff continue to negotiate with representatives from Andrin Homes on the terms of the development and the new City-owned parking spaces. He added that while Andrin has been confirmed by Council as the developer for the site, Council approval of their proposal for Centre Block will only occur when a development agreement between Andrin and the City has been signed. He stated that prior to issuing the Request for Proposals (RFP) for redevelopment of the Centre Block, Council gave clear direction that the buildings listed on the Municipal Heritage Register are to be preserved in their entirety with an understanding that there be flexibility of use in the interior. Mr. Regier added that this direction was reinforced throughout the Centre Block's Terms of Reference. He outlined that Andrin proposes to renovate the Mayfair Hotel and 156-158 King Street West to create an upscale boutique hotel and spa, which is scheduled to take place during the third phase of the Centre Block's redevelopment. He noted that Andrin has an excellent working relationship with Heritage Kitchener from their experience with the Kaufman Lofts and is willing to work closely with the Committee to ensure the buildings are revitalized in a manner consistent with good heritage conservation practices. Several members expressed concern with the impact that the phased redevelopment could have on the heritage buildings, noting that any delay in the redevelopment could put those properties at risk of further deterioration. HERITAGE KITCHENER OCTOBER 7.200$ - 35 - CITY OF KITCHENER 3. PROPOSAL TO INITIATE THE DESIGNATION PROCESS FOR 11 YOUNG STREET & 156- 15$ KING STREET WEST tCONT'D) Mr. R. Regier advised that Andrin has always considered the redevelopment of the Mayfair Hotel as part of the third phase of the project. It is their belief that the value of the property is maximized following the construction of the two residential phases, courtyard and retail space. He noted that the timing of the phases are largely market orientated and are still being worked out as part of the development agreement. He stated that Andrin's proposal indicates that the company's goal is to pre-sell 70-75 per cent of the proposed condominium units prior to beginning construction. Andrin plans to begin its presales in the Fall of 2008 and construction could begin on the first phase of the Centre Block redevelopment project as early as Summer 2009. He added that ownership of the subject buildings would only be transferred to Andrin upon the issuing of the building permits for their adaptive reuse. In response to questions about the potential deterioration of the heritage buildings, He advised that when Council allocated funding for the roof replacements of the subject buildings in March 2006, it was assumed that the proposed replacements were immediately required; which proved to be inaccurate. He added that this funding remains in the Facilities Management budget and would be used should it become necessary to replace the roofs. He noted that the City is considering interim commercial uses for the ground floor units of these properties. In response to questions regarding the potential designation of the Mayfair Hotel and 156-158 King Street West under Part IV of the Ontario Heritage Act, Mr. R. Regier advised that the March 20, 2006 Council resolution states that the Mayfair Hotel is to be retained in its entirety, with an understanding that there be flexibility of use in the interior of the building and the successful proponent be encouraged to use those interior features deemed significant by Heritage Kitchener in any development of that building. In addition, Council set out that the front fagade of 156-158 King Street West should be retained in its entirety and the successful proponent be encouraged to incorporate the remainder of the building in any development scheme, if structurally and financially feasible. He noted that those are fairly strong statements by Council that the buildings must be re-used as part of the Centre Block redevelopment. In response to questions regarding the protection currently afforded to these buildings, Mr. L. Bensason advised that listing a property of cultural heritage value or interest on the City's Municipal Heritage Register is generally the first step a municipality takes in the identification and evaluation of a property that may warrant some form of heritage conservation, recognition and/or long term protection. He stated that the Ontario Heritage Act affords no special protection to non-designated properties listed on the Register, other than extending the time period for municipalities to process demolition applications made for such properties from 10 days to 60 days. Members expressed concerns that due to the current economic uncertainty it could take substantially more time for Andrin to reach its pre-sale goal; thereby postponing the adaptive reuse of the Mayfair Hotel and 156-158 King Street West. Accordingly, the Committee requested that staff proceed with the initial steps in the process to designate 11 Young Street (Mayfair Hotel) and 156-158 King Street West (P. Hymmen Hardware) under Part IV of the Ontario Heritage Act and report back to the November 4, 2008 Heritage Kitchener meeting. 4. PRESENTATION -PLAINS ROAD CLASS ENVIRONMENTAL ASSESSMENT tEA) The Committee was in receipt of the Notice of Study Commencement Class Environmental Assessment (EA) regarding the closure of Plains Road between Huron Road and the limit of subdivision 30T-07205, known as the Becker Estates. Mr. L. Bensason advised that the Becker Estates Heritage Impact Assessment (HIA) submitted by Carson Woods Architects Limited identifying Plains Road as the primary heritage resource of the development site, was last discussed by Heritage Kitchener in December 2007. He stated that Planning staff have collectively concluded that the closure of Plains Road, from Huron Road to Fischer Hallman Road, could be supported, but that the commemoration of its historic diagonal alignment as documented at least since 1828, through the establishment of a series of parks and open space areas together with interpretive signage and features, would be required. Concerning the structure located 780 Huron Road, he outlined that the HIA states that evidence would suggest much of the log structure was likely removed and that what remains is in poor condition; however, these conclusions remain somewhat speculative until HERITAGE KITCHENER OCTOBER 7, 200$ - 36 - CITY OF KITCHENER 4. PRESENTATION - PLAINS ROAD CLASS ENVIRONMENTAL ASSESSMENT (EAZ tCONT'D) such time as the building is carefully demolished /disassembled and the conclusions of the HIA are confirmed. Mr. Bensason stated that should a more substantial log structure be discovered and should that structure in the opinion /assessment of the applicant's heritage consultant, be in a condition that could warrant its retention; then consideration should be given to identifying options that would achieve a more appropriate level of conservation. He noted that with regard to the structure at 163 Plains Road, staff are supportive of the HIA recommendation to document conditions, demolish dwelling and farmyard structures, and re- use materials from the barn. Mr. Bensason added that the HIA clearly established that the farmhouse located at 1940 Fischer Hallman Road is of significant cultural heritage value and worthy of being preserved. He outlined that Heritage Planning staff are of the opinion that the HIA needs to elaborate on how the farmhouse will be conserved within the context of the proposed development; and recommend specific mitigating, avoidance or site alteration measures required to ensure the heritage attributes of the property will be appropriately conserved. He noted that this includes assessing the appropriateness, impact and implications of the high to medium density residential land use proposed for the block on which the farmhouse is located. Messrs. Vaughn Bender, RBJ Schlegel Holdings Inc., and Chris Pidgeon, GSP Group, addressed that Committee regarding the proposed heritage preservation measures set out in the HIA for the Becker Estates Neighbourhood Plan. Mr. Pidgeon advised that the subject cultural heritage resource of interest in Plains Road, between Fischer-Hallman Road and Huron Road, is related to its scenic value, age, and geometric alignment, as one of the only roads in Kitchener arranged in a diagonal geometry. He stated that through backtracking early maps and land surveys, the existence of Plains Road can be traced back to as early as 1835; and as early as 1828 through an article titled "The Huron Road of the Canada Company" found in the Waterloo Historic Society, that documents the creation of Huron Road in 1828 and makes reference to `The Plains Road'. He added that a number of sound planning considerations argue for the closure of Plains Road; not least of these is consideration for traffic safety. Similarly, the inefficiency of land use created by the diagonal road and the ongoing costs to the municipality of delivering service to a less efficient layout are legitimate concerns. Mr. Pidgeon outlined that a walking trail along the route in place of a vehicular road is equally respectful of the heritage value and may even have a case for being more authentic, given the historic use of Plains Road. He then reviewed the 13 various ways that Plains Road would be commemorated. He noted that commemoration, by closure of the road and the establishment of parks and historic plaques periodically along its former route, moves the level of public appreciation of the heritage resource. In response to questions, Mr. C. Pidgeon advised that a "Tree of Peace" will be included at one of the commemorative sites along Plains Road in memory of the historical presence of aboriginals in this area. Mr. V. Bender added that they have an archaeologist on the development team with a significant knowledge of the local area. He noted that the exact content of each commemorative plaque has yet to be determined. Mr. Pidgeon commented that a Public Information Centre (PIC) on this matter is planned for October 28, 2008 at Huron Heights High School and invited the members to attend. 5. VICTORIA PARK LANDSCAPE AND RETAINING WALL UPDATE The Committee was in receipt of correspondence from Ms. A. DeWitt, dated September 12, 2008 regarding the construction of various landscaping features for Victoria Park. In addition, the Committee was in receipt of the Victoria Park Landscape Plans, dated July 2008. Ms. A. DeWitt advised that the current timber retaining walls located throughout Victoria Park will be replaced with natural stone retaining walls, as outlined in the Landscape Plans. She added that the natural stone will be more fitting with the historical precedence of the park, and is consistent with the guidelines set out in section 2.3 of the Victoria Park Heritage Conservation District Plan. She stated that some of the smaller vegetation directly behind the existing timber retaining walls will be removed and be replaced with new plant material; adding that the larger trees will be preserved and protected in these areas during construction. Ms. DeWitt outlined that new planting beds with incorporated natural stone will also be added to Roos Island by the band stand. She added that trash receptacle concrete pads, concrete bike HERITAGE KITCHENER OCTOBER 7, 200$ - 37 - CITY OF KITCHENER 5. VICTORIA PARK LANDSCAPE AND RETAINING WALL UPDATE tCONT'D) pads, bollards, and tree planting will also be installed throughout the park. In response to questions, Ms. A. DeWitt advised that it is anticipated that construction of the new landscaping features would commence in Fall 2008 and are estimated to be completed by December 19, 2008. She noted that the same trash receptacle will be used; however they will be affixed to concrete pads rather, than being chained to various trees throughout the Park. 6. PRESENTATION -VICTORIA PARK LAKE CLASS ENVIRONMENTAL ASSESSMENT tEA) The Committee was in receipt of correspondence from Mr. L. Bensason, dated September 23, 2008 regarding the Victoria Park Lake Class Environmental Assessment (EA). Mr. L. Bensason advised that the City is overseeing an EA to identify a preferred option to address the water quality in Victoria Park Lake. He stated that Heritage Planning staff have been appointed to the Steering Committee to address cultural heritage interests. He noted that water quality in the lake continues to be a concern, and the City is now exploring alternatives to address both the accumulation of sediment and the quality of water. He outlined that improving conditions in the lake will depend on both upstream and in-lake factors and the technical approach to the study will consist of both watershed and in-lake analysis. He then reviewed the following alternatives that will be considered for Victoria Park Lake and the upstream watershed: Victoria Lake Options 1. Do Nothing; 2. Remove Sediment 3. Reconfigure Lake and Improve Function; 4. Take Lake Offline and Build Bypass; and, 5. Remove Lake and Reconfigure channel. Mr. L. Bensason advised that options 1, 2 and 5 are not consistent with the Victoria Park Heritage Conservation District Plan and noted that at the Public Information Centre (PIC) held on September 25, 2008 numerous comments were made in opposition to those options. He outlined that another PIC is anticipated for either December 2008 or January 2009. 7. HERITAGE PERMIT APPLICATION HPA 200$-V-017 - 24 DILL STREET - ADDITIONS AND ALTERATIONS TO FRONT PORCH AND EXTERIOR FACADES The Committee considered Heritage Permit Application HPA 2008-V-017, dated September 19, 2008 regarding proposed additions and alterations to the front porch and exterior fagades of 24 Dill Street, which is located within the Victoria Park Heritage Conservation District (HCD). In addition, the Committee was in receipt this date of Development and Technical Services Department report DTS-08-161, dated October 2, 2008 regarding HPA 2008-V-017. Ms. M. Wade advised that in the Fall of 2007 Heritage Permit Application HPA 2007-V-007 was approved to permit the demolition of an existing addition and construction of a new rear addition at 24 Dill Street; subject to the exterior design details being considered and approved by Heritage Planning staff. During this process, Heritage Planning staff were informed of the applicant's intent to replace the windows on the front (south) elevation of the house with windows of a different size and style. Staff advised the applicant that such work would require the submission of a new HPA. Though no application was submitted, the applicant attended the December 4, 2007 Heritage Kitchener meeting to request approval for the installation of new windows on the front (south) and side (east and west) elevations of the house. The applicant advised the Committee that ordering the windows for both the rear addition and the original house would enable him to save some money. At that time, Committee members agreed that they were unable to properly evaluate the request without elevation drawings depicting the dimension, location and materials to be used in the proposed work. Accordingly, the Committee agreed to refer consideration of the applicant's request to the January 8, 2008 Heritage Kitchener meeting. She noted that the applicant did not submit the required information for consideration at the January 8th meeting; however, he did meet with Heritage HERITAGE KITCHENER OCTOBER 7, 200$ - 3$ - CITY OF KITCHENER 7. HERITAGE PERMIT APPLICATION HPA 200$-V-017 - 24 DILL STREET - ADDITIONS AND ALTERATIONS TO FRONT PORCH AND EXTERIOR FACADES tCONT'D) Planning staff to discuss the proposed alterations. Ms. Wade advised that between January and August 2008, Heritage Planning staff corresponded with the applicant several times by e- mail to confirm HPA requirements and deadlines. Ms. M. Wade further advised that on September 5, 2008, the applicant submitted an incomplete HPA and Heritage Planning staff advised that a written description and elevations that accurately reflect the proposed work would be required to process the application. She noted that at the request of the applicant and in an effort to move forward and reduce a delay in construction, Heritage Planning staff agreed to accept the additional information to complete the HPA two weeks after the application deadline. She stated that the applicant is seeking permission to demolish the front porch and construct a new front porch; alter the roofline on the side (west) elevation dormer; install EIFS cladding; install a new door on the front (south) elevation; and, install new windows and window openings on the front and side (south, east and west) elevations of 24 Dill Street. She outlined that upon reviewing HPA 2008-V-017 and the additional information staff are of the opinion that: • the size, style, materials and colours of the proposed front porch are appropriate for the house; • the gable dormer on the side (west) elevation will not detract from the character of the house or surrounding area; • the use of EIFS is a recognized and acceptable alternative to stucco; • the proposed windows with transoms are contemporary in design and thus are only suitable for use on secondary elevations of the building (e.g. east and west); and, • the proposal to install a new door and new windows with transoms on the front (south) elevation would detract from the character of the house and surrounding area, and does not comply with the Building Conservation Guidelines found within the Victoria Park Heritage Conservation District Plan. In response to questions, Ms. M. Wade advised that staff are willing to continue to offer advice and guidance to the applicant regarding appropriate alternatives for a new door and windows on the front (south) elevation. She stated that Heritage Planning staff conducted a site visit following the submission of the HPA and note that the front porch has already been partially demolished and that a new door with sidelights and a triangular transom have been installed. Mr. Dan Howard, Applicant, addressed the Committee in support of the alterations in accordance with the plans submitted with HPA 2008-V-017. He stated that he would like to proceed with the alteration prior to the up-coming winter season and indicated a willingness to work with Heritage Planning staff with respect to the front elevation. Several members expressed concern that the applicant had proceeded with some of the proposed alterations prior to receiving approval of HPA 2008-V-017. In addition, concerns were expressed regarding the door and windows installed on the front facade of 24 Dill Street being contemporary in design and detracting from the heritage character of the house and the Victoria Park HCD. Members inquired in the possible recourse that a homeowner may face by undertaking alterations without prior approval and were advised that in extreme cases an owner could be prosecuted and required to reverse the alterations. 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-017, be approved to permit alterations to 24 Dill Street, subject to the following terms and conditions: i. the final building permit drawings being reviewed and confirmed as acceptable by Heritage Planning staff prior to the issuance of a building permit for the following work, as outlined in the plans submitted with the application: HERITAGE KITCHENER OCTOBER 7, 200$ - 39 - CITY OF KITCHENER 7. HERITAGE PERMIT APPLICATION HPA 200$-V-017 - 24 DILL STREET - ADDITIONS AND ALTERATIONS TO FRONT PORCH AND EXTERIOR FACADES tCONT'D) • demolition of the front porch and construction of a new front porch; • alteration of the roofline on the side (west) elevation dormer; • the installation of EIFS cladding; and, • the installation of new windows and window openings on the side (east and west) elevations; and further, ii. the installation of a new door and windows on the south (front) elevation of 24 Dill Street, as proposed in Heritage Permit Application HPA 2008-V-017, not proceed until plans are submitted that comply with the Building Conservation Guidelines of the Victoria Park Heritage Conservation District Plan." 8. 2009 ADVISORY COMMITTEE APPLICATIONS The Committee was in receipt of the 2009 Application for Appointment to Advisory Committees and Boards and all members were encouraged to submit their applications prior to the October 17, 2008 deadline. 9. MUNICIPAL HERITAGE REGISTER SUB-COMMITTEE Ms. M. Wade requested two volunteers to attend a Municipal Heritage Register Sub-committee meeting scheduled for October 14, 2008 and another meeting to be scheduled sometime in November 2008. Ms. E. Brown and Ms. E. Gallaher volunteered to participate on the Municipal Heritage Register Sub-committee. 10. 200$ DOORS OPEN WATERLOO REGION Mr. L. Bensason advised that Doors Open Waterloo Region was held on September 20, 2008, noting that Heritage Planning staff led tours of the Downtown. He estimated that 50 people took part in the morning tour, with another 50 participants in the afternoon. He noted that given this response it is anticipated that the City will be doing this again next year. 11. 200$ MIKE WAGNER HERITAGE AWARDS Ms. M. Wade advised that she and Mr. Bensason presented the 2008 Mike Wagner Heritage Awards at the October 6, 2008 Council meeting. She suggested that the video presentation that was given at the Council meeting could be added as an item on the November 4, 2008 Heritage Kitchener agenda. 12. ADJOURNMENT On motion, this meeting adjourned at 6:28 p.m. Colin Goodeve Committee Administrator