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HomeMy WebLinkAboutHeritage - 2008-11-04HERITAGE KITCHENER MINUTES NOVEMBER 4, 200$ CITY OF KITCHENER The Heritage Kitchener Committee met this date, commencing at 4:01 p.m. Present: Mr. K. Kirby - Co-Chair Councillor J. Gazzola, Ms. S. Lauber, Ms. L. Brohman, Ms. E. Gallaher, Ms. E. Brown and Messrs. J. Ariens, T. Benedict, G. Zeilstra and L. Robertson. Staff: R. Regier, Executive-Director, Economic Development S. Allen, Manager, Engineering Design & Approvals L. Bensason, Coordinator, Cultural Heritage Planning D. Schmitt, Urban Forest Project Manager D. Lupsa, Engineering Technologist M. Wade, Heritage Planner C. Goodeve, Committee Administrator 1. HERITAGE PERMIT APPLICATION HPA 200$-IV-019 - 300 JOSEPH SCHOERG CRESCENT - PROPOSED INSTALLATION OF AN ENTRANCE GATE AND MAILBOX Mr. J. Ariens declared a conflict of interest as he is related to the owner of the subject property and did not participate in any voting or deliberations regarding this matter. The Committee considered Development and Technical Services Department report DTS-08- 182, dated October 24, 2008 regarding Heritage Permit Application HPA 2008-IV-019 to permit the installation of a front gate and mail box at 300 Joseph Schoerg Crescent. Ms. M. Wade advised that the applicant has proposed two options for the mail box. The first option includes a stone base with wood beam while the second option only includes a wood beam. She added that the applicant has not confirmed the preferred option, but noted that there is a concern with the stone base because of the potential for damage from snow ploughs in the winter. She stated that the proposed introduction of a front gate and mail box should not detract from the cultural heritage landscape or the character of the property as a whole and staff are recommending approval of HPA 2008-IV-019. On motion by Mr. L. Robertson - it was resolved: "That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA 2008-IV-019 to permit the installation of a front gate and mail box at 300 Joseph Schoerg Crescent, in accordance with the plans submitted with the application, subject to satisfying all other municipal requirements and the final design of the front gate and mail box being reviewed and confirmed as acceptable by Heritage Planning staff prior to installation, be approved." 2. HERITAGE PERMIT APPLICATION HPA 200$-IV-020 - 70 KING STREET EAST - PROPOSED INSTALLATION OF ALTERNATE SIGNAGE 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. Ms. M. Wade advised that at the October 7, 2008 Heritage Kitchener meeting, the Committee recommended approval for the installation of two projecting signs at 70 King Street East. She stated that at that time it was noted that the applicant would require a variance to address the type of lighting and the sign projection. She added that Frederick Street is a Regional Road, and the Region of Waterloo has prohibited the use of projecting signs onto its right-of-way; which is located only a few inches from the Frederick Street elevation of 70 King Street East. Accordingly, a fascia sign has been proposed to be installed on the building's rear elevation to allow for some exposure on to Frederick Street in time for the opening of the restaurant. She noted that a fascia sign in that location was provided for in the previously submitted heritage permit application, adding that Heritage Planning staff are supportive of this proposal. HERITAGE KITCHENER NOVEMBER 4, 200$ - 41 - CITY OF KITCHENER 2. HERITAGE PERMIT APPLICATION HPA 200$-IV-020 - 70 KING STREET EAST - PROPOSED INSTALLATION OF ALTERNATE SIGNAGE tCONT'D) 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-020 to permit the installation of a fascia sign on the rear elevation of 70 King Street East, subject to the final sign permit drawings being reviewed and confirmed as acceptable by Heritage Planning staff prior to the issuance of sign permit, be approved." 3. HERITAGE IMPACT ASSESSMENT (HIA) - 30-40 MARGARET AVENUE tSITE PLAN APPLICATION) The Committee considered the Heritage Impact Assessment (HIA) for 30-40 Margaret Avenue prepared by the Landplan Collaborative Ltd. and dated October 16, 2008. Mr. L. Bensason advised that on October 30, 2006 Council formally accepted the recommendations and conclusions of the Civic Centre Heritage Conservation District (CCHCD) Study, and to pursue the designation of the Civic Centre Neighbourhood under Part V of the Ontario Heritage Act. He noted that the vacant parcel of land at 30-40 Margaret Avenue was recognized within the CCHCD Study as a candidate site for redevelopment. He outlined that prior to the passage of the CCHCD Plan and designating by-law, a site plan pre-application meeting was held to consider a development application for the subject property. At that time staff advised the applicant that the development of the property was specifically identified as a matter that deserves particular attention if the visual and historic character of the District and Margaret Avenue streetscape are to be conserved. He added that they were further advised that an HIA was made a submission requirement for any development application made for that property. He noted that a few weeks after the pre-application meeting, the CCHCD Plan and designating by-law were formally adopted by Council. Mr. Bensason stated that the owner of the subject property appealed the designating by-law; however, since that time the owner indicated to staff that they would pursue the development of the subject HIA and amended the proposed site plan to meet the intention of the CCHCD Plan. Mr. Owen Scott, the Landplan Collaborative Ltd. reviewed the HIA for 30-40 Margaret Avenue and advised that the property was purchased by the current owners about five years ago. He noted that this property was home to a number of significant mansions, which were allowed by their property owners to go into serious disrepair and eventually were demolished in the 1980s and 1990s. The existing heritage elements of the property consist solely of a number of mature trees, many planted in the early part of the 20th century. He outlined that the impact on the surrounding area is expected to be minimal, given the measures that will be undertaken to provide a development that is sympathetic to the streetscape and the neighbourhood; thereby, fulfilling the objectives outlined in the CCHCD Plan. Those mitigating measures include: • scaling the building to be consistent with neighbouring structures on the street; • providing less than 10 metre front yard and 8.3 to 30 metre rear yard setbacks; • stepping back the buildings to reduce the streetscape scale and prevent shadowing issues; • providing a high degree of building articulation and architectural detail to provide interest and compatibility with existing neighbourhood buildings; • a varied setback resembling individual buildings, providing a transition from the scale of development on the other side of the street to the residences to the east; and, • limiting surface parking to the rear yard. In response to questions, Mr. O. Scott advised that a specific measure recommended in the CCHCD Plan, i.e. retention of the existing trees, cannot be accomplished. He added that new trees would be planted to replace those being removed. He stated that a landscaped buffer would be put in place to separate the proposed development from the 2 t/2 storey residence located on the northern boundary of the property. He pointed out that approximately 32 parking spaces will be provided at grade in the rear yard, with the remainder in a two level underground structure. HERITAGE KITCHENER NOVEMBER 4, 200$ - 42 - CITY OF KITCHENER 3. HERITAGE IMPACT ASSESSMENT (HIA) - 30-40 MARGARET AVENUE tSITE PLAN APPLICATION) tCONT'D) Several members expressed support for the proposed development of 30-40 Margaret Avenue. Members encouraged the applicant to work with the City to plant trees on both the subject property and the adjacent right-of-way. In addition, it was suggested that special consideration be given to adjusting the step-back of the side elevation which is adjacent to the single family dwelling. 4. CONSERVATION PLAN FOR 55 WOOLWICH STREET The Committee considered a Conservation Plan for 55 Woolwich Street, developed by James Fryett Architect, dated September 22, 2008. In addition, the Committee was in receipt this date of an addendum to Section 10.1 of the Conservation Plan regarding the heritage significance of the stone retaining wall. Mr. L. Bensason advised that the subject property is currently listed on Heritage Kitchener's Inventory. He stated that staff required the Conservation Plan as a condition of a Consent Application that would result in the severance of the property with anew townhouse development on the severed parcels; and, the structures of heritage interest being conserved on the retained parcel. He added that the primary purpose of a Conservation Plan is to ensure that measures associated with conservation objectives are identified, and the work that should be completed to protect the property and ensure proper maintenance, are undertaken. He noted that the house in many respects is structurally sound except for minor defects. Many of the problems observed are cosmetic concerns and extremely minor and mostly involve proper painting. However, several maintenance items have been left undone for too long and are in need of repair and refinishing soon, or delay may result in more serious problems. In response to questions, Mr. Hans Madan, Labreche Patterson & Associates confirmed that the various municipal services are still connected to the house. Representatives from James Fryett Architect outlined that they were recently informed that the chimney has been taken down to what was there originally. Several members noted that it was difficult to fully appreciate the objectives of the Conservation Plan without having greater detail regarding the context of the streetscape. 5. DTS-0$-1$1 - 2009 ROAD RECONSTRUCTION (DILL, DAVID & SCHNEIDER STREETS) - DRAFT TREE MANAGEMENT PLAN - VICTORIA PARK HERITAGE CONSERVATION DISTRICT The Committee considered Development and Technical Services Department report DTS-08- 181, dated October 15, 2008 regarding a proposed reconstruction project to address infrastructure issues that currently exit on David Street, Schneider Avenue and Dill Street, which are located with the Victoria Park Heritage Conservation District (HCD). Ms. D. Lupsa and Messrs S. Allen and D. Schmitt presented the reconstruction project to the Committee and outlined the following as the specific improvements scheduled for those streets: • upgrade the existing storm sewer, sanitary sewer and water mains; • replace existing sanitary and water services from the new mains to the property line; • curb and gutter, and sidewalks will be installed; • upgrade the asphalt roadway mostly on the same location; and, • replace all driveway ramp entrances in concrete. Mr. S. Allen advised that the proposed work is being done to upgrade the existing deteriorated underground services and above-ground surface features, in order to prevent future system failure. He added that construction is scheduled to begin, on or about, mid April 2009, with an estimated completion date on or about mid November, 2009. He noted that currently, the project is at the early stage of the design phase and there is no definitive design available; however, the intent is to maintain the heritage nature of the streetscape. He stated that the existing cross section of the roads will be generally maintained, and overall, the existing sidewalks will be replaced in the same location. He commented that a geotechnical HERITAGE KITCHENER NOVEMBER 4, 200$ - 43 - CITY OF KITCHENER 5. DTS-0$-1$1 - 2009 ROAD RECONSTRUCTION (DILL, DAVID & SCHNEIDER STREETS) - DRAFT TREE MANAGEMENT PLAN - VICTORIA PARK HERITAGE CONSERVATION DISTRICT tCONT'D) investigation is currently being undertaken in Victoria Park to determine if the existing watermain connecting the end of Dill, Schneider and Roland, can be replaced using trenchless technology. He noted that if the investigation indicates that trenchless technology cannot be employed, there are no plans to use open cut or to remove the mature trees existing in that area. Mr. D. Schmitt advised that as part of all reconstruction projects, a tree management plan was developed to identify required maintenance and removals, and develop a long-term management /planting plan for the area. He noted that techniques used to protect trees during construction include hydrovacing and pipe bursting around trees, and tree watering during drought periods. Mr. Schmitt stated that as part of this project some of the smaller, non- native trees will be removed (e.g. crab apples), which will reduce construction costs, and allow for additional plantings of sugar maples. He noted that all trees removed will have a replacement where space permits, and additional opportunities for new plantings have been identified. He added that the tree management plan will provide short and long term control over all tree plantings on City property. In response to questions, Mr. D. Schmitt advised that in late summer 2008 staff inventoried 78 City trees along the subject streets, of which a total of 61 trees have been identified as being worthy of conservation. Mr. S. Allen stated that a new sidewalk was proposed to be installed on the west side of David Street between Schneider Avenue and Roland Street; and, to connect with the pedestrian pathway near the Victoria Lake outlet. He noted that Council has set out an objective that, were feasible, sidewalks be installed on both sides of a street. In response to a question regarding the possibility of burying the existing hydro lines, Mr. Allen advised that there is a significant cost involved in burying hydro lines, which is why it was not included in this project. 6. DTS-0$-179 - MUNICIPAL HERITAGE REGISTER - LISTING OF NON-DESIGNATED PROPERTIES OF CULTURAL HERITAGE OR SIGNIFICANCE The Committee considered Development and Technical Services Department report DTS-08- 179, dated October 21, 2008 regarding the proposed addition of 13 properties to the Municipal Heritage Register. On invitation by Mr. K. Kirby, no member of the public came forward to speak to this matter. In response to questions, Ms. M. Wade advised that listing anon-designated property on the Municipal Heritage Register does not impose restrictions or obligations with regard to obtaining heritage approvals; meaning property owners are not required to apply for a heritage permit to make alterations. She stated that listing increases the amount of time the City has to process demolition applications, from 10 to 60 days; and, has some implications in ensuring that the City is consistent with the Provincial Policy Statement when processing Planning Act applications. She added that an information package was mailed to all affected property owners inviting them to address the Committee this date. She requested that any recommendation arising from Heritage Kitchener regarding this matter be forwarded for consideration to the January 12, 2009 Council meeting, to allow time for staff to contact the affected property owners. On motion by Ms. E. Gallaher - it was resolved: "That pursuant to Section 27 of the Ontario Heritage Act, the following properties be listed on the Municipal Heritage Register as non-designated properties of cultural heritage value or interest, in accordance with the Statements of Significance attached as Appendix 'A' to Development and Technical Services Department report DTS-08-179: • 2 Carisbrook Drive; • 518 Bridgeport Road; HERITAGE KITCHENER NOVEMBER 4, 200$ - 44 - CITY OF KITCHENER 6. DTS-0$-179 - MUNICIPAL HERITAGE REGISTER - LISTING OF NON-DESIGNATED PROPERTIES OF CULTURAL HERITAGE OR SIGNIFICANCE tCONT'D) • 1925 Huron Road; • 54-68 King Street West; • 72-74 King Street West; • 82-86 King Street West; • 90 King Street West; • 144-150 King Street West; • 18-24 Ontario Street North; • 44-54 Queen Street South; • 45 Queen Street South; • 271 Reidel Drive; and, • 115 Water Street North." 7. PROPOSED DESIGNATION OF 11 YOUNG STREET AND 156-15$ KING STREET WEST The Committee considered a memorandum from Mr. L. Bensason, dated October 20, 2008 regarding the proposed designation of 11 Young Street (former Mayfair Hotel) and 156-158 King Street West (former Hymmen Hardware building) under Section 29 (Part IV) of the Ontario Heritage Act. Mr. L. Bensason advised that at the October 7, 2008 meeting of Heritage Kitchener, the Committee requested that staff prepare the necessary documentation to enable it to make a recommendation to Council regarding the designation of the subject properties. He stated that both properties are owned by the City of Kitchener, and are proposed to be rehabilitated into a boutique hotel, as part of the third and final phase of the Centre Block development to be undertaken by Andrin Homes Ltd. He added that the properties are currently listed on the City's Municipal Heritage Register as non-designated properties of cultural heritage value or interest. He noted that Statements of Significance and descriptions of cultural heritage attributes have been prepared for both 11 Young Street and 156-158 King Street West, and are included in the agenda package for this item as Appendix `C'. Mr. Bensason further advised that in the event 11 Young Street and 156-158 King Street West are recommended for designation, all exterior elevations should be included in the description of heritage attributes. He added that Appendix `D' identifies select attributes located within the interior of each building as being of cultural heritage interest when the heritage property reports were prepared in 2006. He suggested that the inclusion of the identified interior attributes as part of the description of heritage attributes should be discussed in more detail with City officials. He stated that discussion regarding the description of heritage attributes need not delay consideration of the heritage designation, noting that finalization of the description of heritage attributes may occur between publication of the Notice of Intent to designate and passage of the designating by-law. Mr. R. Regier advised that it is his understanding that the heritage attributes, such as the main staircase, could be easily re-used, adding that major reconstruction would be required internally to facilitate any adaptive re-use of the buildings. He requested that the Committee consider that if the buildings are to be re-used, they would need to be brought up to modern standards and accordingly, a certain degree of flexibility would be needed to pursue such work. Several members acknowledged that major reconstruction of the interior of the buildings would be required to accommodate any adaptive re-use. In addition, questions were raised regarding the significance of various interior attributes, particularly the main staircase with terrazzo treads and metal balustrade. Members concluded that these elements could be removed and incorporated in any future adaptive re-use of the buildings. On motion by Mr. J. Ariens - it was resolved: "That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a Notice of Intention to designate the property municipally known as 11 Young Street, Kitchener (Former Mayfair Hotel) as being of cultural heritage value or interest, with the following heritage attributes: HERITAGE KITCHENER NOVEMBER 4, 200$ - 45 - CITY OF KITCHENER 7. PROPOSED DESIGNATION OF 11 YOUNG STREET AND 156-15$ KING STREET WEST tCONT'D) The cultural heritage significance of the former Mayfair Hotel building relates to its historic association with Edward Lippert, a prominent Kitchener businessman; its architectural style; and the contribution the building makes to the streetscape of the Downtown. Edward Lippert was a prominent Manufacturer, Merchant, Hotelman and City Builder. In 1905, he built a three storey building at the northeast corner of King and Young Streets (then addressed 164 King Street West), where he operated a retail furniture and undertaking business. Edward Lippert was elected to City Council in the 1930s and through his efforts to lower taxes in Kitchener, the Kitchener Taxpayers' Association was organized; and, Architecturally, the original three storey 1905 brown brick building features elements of the Renaissance Revival Style; a style that was revived in commercial buildings, banks, and offices in many urban centres from c.1870 to 1910. Features on the former Mayfair Hotel which are characteristic of the columnar variety of the Renaissance Revival style include the arched window openings with elaborate voussoirs, brick pilasters, and detailed corbelling atop the third storey. The 1929 three storey upper addition built by Ball Brothers Ltd., is similarly formal in balance and harmonious in composition. It is constructed of yellow brick and features design elements consistent with the Art Deco style, including most notably cast concrete cartouche pilaster capitals and window corner blocks; and, Contextually, the former Mayfair Hotel makes an important contribution to the Downtown streetscape. Apart from the replacement of windows and minor alterations to the facade at street level, the building appears much as it did in 1929, and adds to the visual and architectural continuity of the historic main street. It was the tallest building (at six stories) in the Downtown following construction of the 1929 addition, and continues to occupy a prominent location on King Street; and further, That the designation makes reference to the following specific features of 11 Young Street, being: All exterior elevations including: • Brown and yellow brick walls, pilasters and corbelling • All window openings with rusticated brick voussoirs and stone sills • All exterior door openings • Roof and roofline • Wood cornice and brackets • Cast concrete pilaster capitals and window corner blocks Interior Features limited to: • Terrazzo floors and wood paneling in lobby • Main staircase with terrazzo treads and metal balustrade • Pressed tin ceiling in the second floor lounge." -and- "That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a Notice of Intention to designate the property municipally known as 156-158 King Street West, Kitchener (P. Hymmen Hardware) as being of cultural heritage value or interest, with the following heritage attributes: The cultural heritage significance of the former Hymmen Hardware building relates to its historic association with the Hymmen Hardware business; the architectural style of the building; and the contribution the building makes to the streetscape of the Downtown. Peter Hymmen was a tinsmith who opened a tinware shop in Berlin in the 1850s. The business was passed on to his sons Peter II and Henry, who establish Hymmen Bros. In 1892, Peter Hymmen II bought out his brother's share and added hardware and plumbing to the business line; and in 1906 opened P. Hymmen Hardware at 158 King Street West. Peter Hymmen II directed the business until shortly before his death in 1930. His sons, H.L. Hymmen and Homer Hymmen continued the business, and HERITAGE KITCHENER NOVEMBER 4, 200$ - 46 - CITY OF KITCHENER 7. PROPOSED DESIGNATION OF 11 YOUNG STREET AND 156-15$ KING STREET WEST tCONT'D) Hymmen Hardware became Berlin / Kitchener's longest operating business, closing its doors at the 158 King Street West location in 1960; and, Architecturally, the three storey brown brick building was built c.1905-06 by Edward Lippert or Peter Hymmen II and features elements of the Renaissance Revival Style; a style that was revived in commercial buildings, banks, and offices in many urban centres from c.1870 to 1910. Features on the former Hymmen Hardware building which are characteristic of the columnar variety of the Renaissance Revival style include the arched window openings with elaborate voussoirs, and detailed corbelling atop the third storey; and, Contextually, the former Hymmen Hardware building makes an important contribution to the Downtown streetscape. Apart from the replacement of windows and minor alterations to the facade at street level, the building appears much as it did in 1906, and adds to the visual and architectural continuity of the historic main street. Of particular interest, is that the fagade shares the same construction and architectural detailing as the original three storeys of the former Mayfair Hotel building located immediately to the west; and further, That the designation makes reference to the following specific features of 156-158 King Street West, being: All exterior elevations including: • Brown brick walls • All window openings with rusticated brick voussoirs and stone sills • All exterior door openings • Roof and roofline • Brick corbelling • Brick parapet • Wood cornice and brackets Interior features limited to: • Vault with vault door and hinges on first floor • Arched brick alcove in basement." 8. BECKER ESTATES HERITAGE IMPACT ASSESSMENT (HIA) - CONSERVATION OF 1940 FISCHER HALLMAN ROAD The Committee was in receipt this date of an addendum report to the Becker Estates Heritage Impact Assessment (HIA), addressing the conservation of 1940 Fischer Hallman Road within the proposed Becker Estates Subdivision, dated October 24, 2008. Messrs. Chris Pidgeon, GSP Group, Vaughan Bender, RBJ Schlegel Holdings Inc. and Rob Anderson, Carson Woods Architects Ltd. addressed the Committee with regard to the addendum report, which sets out recommendations for short, medium and long term stability of 1940 Fischer Hallman Road. Mr. Pidgeon advised that the addendum report recommends that the best means of providing an appropriate level of protection is two-fold. The first being through the approval of the HIA and implementation through the City's Subdivision Agreement; and the second, through amending the area's zoning to incorporate the land use regulations set-out in the summary of conservation recommendations, outlined in Section 9 of the addendum report. He stated that those recommendations relate to setbacks, height of buildings, and incorporation of a 45 degree angular plane to ensure that this heritage resource is prominently integrated into the future urban landscape. In response to questions, Mr. L. Bensason advised that the farmhouse has significant local heritage value. He added that both in appearance and workmanship it is a quality example of a Victorian Gothic style farmhouse of the late 19th century. Mr. R. Anderson stated that it was determined that it would not be technically feasible to move the farmhouse from its current location, especially given its size. He noted that the concept design that is before the Committee is meant only to provide some context for the future of the farmhouse and is not HERITAGE KITCHENER NOVEMBER 4, 200$ - 47 - CITY OF KITCHENER 8. BECKER ESTATES HERITAGE IMPACT ASSESSMENT (HIA) - CONSERVATION OF 1940 FISCHER HALLMAN ROAD tCONT'D) intended to represent a final development design proposal. He noted that in addition to the proposed easement agreement, it is their intention that the farmhouse would also be designated under Part IV of the Ontario Heritage Act. Members expressed concerns regarding the proximity of the proposed development to the farmhouse. Further, that the proposed angle of 45 degrees is an urban site angle and consideration should be given to using a residential site angle of 10 degrees. It was suggested that a green wall could be utilized as a landscape buffer between the farmhouse and Fischer Hallman Road. It was noted that in addition to reducing the impact of the road, a landscape buffer would also set a defined barrier, which would encourage the Region of Waterloo to use the lands to the west when they undertake the future widening of Fischer Hallman Road. Some members noted that the HIA serves to preserve the historic structure, while having a minimal impact on the natural environment and assists the City in meeting provincial intensification targets. At the invitation of Mr. C. Pidgeon, the Committee agreed that it would be interested in undertaking a site visit of 1940 Fischer Hallman Road. 9. COMMITTEE FAREWELL As this was the last meeting of the Committee's current term, Mr. K. Kirby thanked the members and staff for all of their hard work over the past two years. 10. ADJOURNMENT On motion, this meeting adjourned at 6:32 p.m. Colin Goodeve Committee Administrator