Month: December 2019

A hard stop to new development in heritage areas

Presented to:

Planning and Strategic Initiatives Meeting, City of Kitchener

December 9, 2019

by Adam Smit

Lonely Planet recommends to its readers to “just pass through (Kitchener) on your way to Elora and Fergus, St Jacobs or Stratford” (1). Why not visit Kitchener? What do people want to see? When we look at Paris, France, Lonely Planet first mentions “Paris’ monument-lined boulevards, museums, classical bistros and boutiques…” (2). Its heritage architecture and charm is how Paris has become the world’s second most visited city in the world (3). Of course, the city didn’t get there overnight. For one-and-a-half centuries, it has strictly regulated its Hausmanian architecture, requiring owners to keep up their buildings and to renovate them according to stringent guidelines. Likewise, if Kitchener wants to be recommended as more than a “pass through” for visitors, Kitchener should put a hard stop to new development in heritage areas — going so far as to require owners to keep up their houses and to even expand heritage areas.

Economically, heritage features are attractions for visitors, bringing in financial benefit to communities. According to U.S. News, 18 of the top 20 sights in Paris were historical sites. (4) Overall, in France, “9.7% of the GDP is contributed by the travel and tourism sector” (5). Here in Kitchener, we have a golden opportunity to develop these opportunities for our economic benefit. Our historic downtown and Victoria Park neighbourhoods are the milieu for the “best time to visit…festival time” (6) It is not just the festivals that can draw people here, but the historic character of our downtown neighbourhoods. But how do we maintain them?

In Paris, people fall in love with the Hausmanian architecture: 5-6 stories, limestone buildings, mansard roofs, period features, and consistency across the city. Considering these buildings were built from 1853 to 1870, we have to ask how the city has preserved these buildings so well as to attract so many visitors? The city has strict building codes requiring owners to keep up their buildings as well as renovate them according to heritage features and requirements.

Likewise, Kitchener should uphold strict preservation criteria for its heritage neighbourhoods and downtown districts. In contrast to current trends, where the city allows properties at the fringes of heritage areas to be torn down and rebuilt in whichever fashion, the city should be demanding that property owners rebuild to the standards of the era (where, of course, choice was and should continue to be allowed: queen anne, victorian, edwardian, berlin vernacular,…) Currently, properties at the edges of the Victoria Park heritage district are being torn down and modern developments are being allowed to be build, encroaching upon our historic neighbourhood. This is not preservation! This is not heritage! Rather, delinquent owners need to be required to rebuild  buildings in the style of the era…the two houses recently torn down on David St., Bara castle, the current proposal on Mill St. (the current houses should stay!), Joseph & Water. Modern developments should not be encroaching into our heritage areas, but instead have their place everywhere else in the city.

If we have the vision and the courage of our convictions, we can improve upon and even expand our heritage area by protecting our properties and enforcing historical architecture. Instead of our heritage areas getting squeezed by modern buildings, we could push to expand current heritage areas. At the very least, if we can’t save them because of their beauty or their defining contribution to our identity, we could at least save them for the economic benefits they will help attract to our city.

References:

(1) https://www.lonelyplanet.com/canada/kitchener-waterloo

(2) https://www.lonelyplanet.com/france/paris

(3) https://www.weforum.org/agenda/2019/09/these-are-the-worlds-top-5-most-visited-cities/

(4) https://travel.usnews.com/Paris_France/Things_To_Do/

(5) https://www.worldatlas.com/articles/10-most-visited-countries-in-the-world.html

(6) https://www.lonelyplanet.com/canada/kitchener-waterloo

Presentation to Planning and Strategic Initiatives Meeting, City of Kitchener by Gail Pool

The City of Kitchener is undertaking a review of the Secondary Plans for the Central Neighbourhoods:

    1. Cedar Hill and Schneider Creek
    2. Civic Centre
    3. King Street East
    4. K-W Hospital/Midtown
    5. Mill Courtland Woodside Park
    6. Rockway
    7. Victoria Park
    8. Victoria Street

The meeting on December 9th was to inform residents of changes to their zoning and to hear from residents about the changes.  Over 4,000 letters were sent to residents who were informed that they needed to provide written comments by December 9, 2019.

The Council Chamber was packed to overflowing and about 30 delegations presented their views.

Below are the slides and speaking notes presented by Gail Pool

SLIDE 1

I am a resident of Victoria Park inside the Heritage Conservation District

SLIDE 2: Covers of Design for Central Neighbourhoods

The document presented in February for a design charette was entitled: Design for Central Neighbourhoods (dated February 14, 2019)

A revised title appeared a few days later: Design for Residential Infill in Central Neighbourhoods

 The word “infill” was added by Planning Staff, suggesting a direction for our neighbourhood.

We in Victoria Park worry that infill and high rise developments surrounding us will have very negative impacts.

SLIDE 3: Image of Central Park

The re-named document states that we will have “pockets of low-rise, historical residential neighbourhoods” around the city centre.

(Design for Residential Infill in Central Neighbourhoods, p. 1)

SLIDE 4: Map of Central Kitchener (Urban Design Manual, Downtown, p. 10)

I am concerned with the phrase “pockets of low-rise… neighbourhoods.”

The core is surrounded by low-rise neighbourhoods dating back to the 19th century — everywhere on this map in light green.

If there is a pocket, it is the downtown core.

It is essential to have buffers to protect the low-rise historic districts.

Two houses were demolished next to Schneider Haus and six houses on Mill Street have no protection despite meeting criteria for heritage status under Reg. 09/06 of the Heritage Act.

Low rise, historic districts near downtown Kitchener are valuable because they give a sense of who we are and our history.

And our history attracts tourists from all over.

 Following discussions with residents of Victoria Park, we need:

  1. Protection within and adjacent to the Victoria Park Heritage Conservation District
  2. Transitions between the high and low density areas
  3.  Adequate park and open space

SLIDE 5: Image of area at David and Joseph

Specifically, the area at David and Joseph is at risk. Proposed zoning is MIX 2, allowing a 6 storey building.

Currently, there are low-rise homes and a parking lot owned by the city. Here is an opportunity to downgrade the area to Low Rise Residential Limited, in accordance with Section 16 of the Draft Secondary Plan Land Use Policies.

Alternatively, it could be zoned OR-1, or park space, which we need more of in light of the many new condos being built nearby.

SLIDE 6 View from Park with high rises

Do we want the park to look like this?

SLIDE 7: High rises at Charles/Gaukel/Joseph and Ontario

Page 11 of the Urban Design Manual, Downtown, shows five high-rise buildings in the Charles and Gaukel area.

We need to protect zones close to the park, not build on them.

The former bus terminal could be turned into a plaza or an extension of the park.

Another example is on Michael Street.

SLIDE 8: Image of Ukrainian Catholic Church and Centre

Here, the Ukrainian Church and Catholic Centre are at risk.

Currently zoned I-1, Neighbourhood Institutional, it is proposed to be MIX 3, allowing an 8 storey high-rise.

This is inside the Victoria Park Heritage Conservation District!

High-rises should not be built in heritage districts.

Rather, this could be a parkette for the three high-rises built or under construction right across the street.

SLIDE 9: Image of Homewood/Iron Horse Trail

Another area of concern is Homewood street, which currently has no protection because it is outside the Heritage District.

Some homes here have 300-foot lot depths.

A few houses could be bought and a high rise put there….

As is proposed on Mill Street.

We need to be very cautious planning within and around old neighbourhood districts.

SLIDE 10: List of Victoria Park Issues

Finally, Victoria Park residents engaged in a design charette in February organized by the City of Kitchener.

Here are some of their ideas.

Summary

  1. What I am suggesting is a plan that better protects low-rise established neighbourhoods and provides essential park and open space for all residents.
  2. In short, only four storey building should be allowed in established neighbourhoods.