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HomeMy WebLinkAboutHK - 2019-05-07 - Item 1 - Heritage Impact Assessment (HIA) Summary - 149-151 Ontario Street North, 21 Weber Street WestDate: April 18, 2019 To:Members of Heritage Kitchener From: Leon Bensason, Coordinator, Cultural Heritage Planning cc: Subject: 149-151 Ontario St. N. / 21 Weber St. W Draft Heritage Impact Assessment The Planning Division is in receipt of a draft Heritage Impact Assessment (HIA) dated February 2019 and revised March 18, 2019 prepared by Letourneau Heritage Consulting Inc., regarding a proposal to redevelop 149-151 Ontario Street North and 21 Weber Street West. The property municipally addressed 149-151 Ontario Street North contains a circa 1876 brick building originally the Municipal Heritage Register. 21 Weber Street West contains a commercial building built circa 1957. While 21 Weber Street West does not have heritage status, it is by definition located adjacent the Civic Centre Neighbourhood Heritage Conservation District (separated by a legal right of way). The applicant intends to demolish 21 Weber Street West and incorporate portions of 149-151 Ontario Street North within a proposed 21 storey high-rise th building. The applicant and their consultants will be in attendance at the May 7 meeting of Heritage Kitchener to present the draft HIA and answer questions. Heritage Planning staff will be seeki which will be taken into consideration as part of the processing of the associated planning application.A motion or recommendation to Council is not required. Relevant pages from the draft HIA are attached along with correspondence development proposal. The full draft HIA will be made available under separate ________________________________ Leon Bensason, MCIP, RPP, CAHP Coordinator, Cultural Heritage Planning Acknowledged By: Brandon Sloan, Manager of Long Range & Policy Planning 1 - 1 1 330-A1 Trillium Drive, Kitchener, Ontario N2E 3J2 Tel: 519-896-5955 Fax: 519-896-5355 VIA E-MAIL: leon.bensason@kitchener.ca Our File: P-1144-18 April 2, 2019 Mr. Leon Bensason, MCIP, RPP, CAHP Coordinator, Cultural Heritage Planning Planning Division City of Kitchener 200 King Street West Kitchener, ON N2G 4G7 Dear Mr. Bensason Re: 149-151 Ontario Street North / 21 Weber Street West City of Kitchener Heritage Impact Assessment Further to our recent meeting and discussions, our office is pleased to represent . with regard to their lands at 149-151 Ontario Street North and 21 Weber Street West in the residential purposes. A Pre-consultation meeting was held with City and agency staff on August 16, 2018. At that time, formal comments were provided that noted the subject property at 149-151 Ontario Street -designated property of cultural heritage value or interest. As the project also includes the lands at 21 Weber Street North it was noted that the proposed project was located adjacent to the Civic Centre Plan, adjacent properties include those separated by a municipal right-of-way. The boundary of the CCNHCD is the north side of Weber Street West. Properties within the CCNHCD are designated under Part V of the Ontario Heritage Act and are considered to be protected heritage properties. In response to those comments and with the goal of advancing the project, a Heritage Impact Assessment (HIA) was prepared by Letourneau Heritage Consultants. This HIA is dated March 18, 2019. t HIA be tabled for discussion at the upcoming Heritage Kitchener meeting on April 23, 2019. 1 - 2 2 You will note that the HIA contains an analysis of various options pertaining to the building located at 149-151 Ontario Street North. Option 3 would see the building at 149-151 Ontario Street North remain in situ as part of the redevelopment project. We continue to advance this option and our team (Planner, Architect and Heritage Consultant) as well as the owner are working to address city staff comments and look at options of how to effectively incorporate the existing building into the new project. That being said, we are confident that we will keep the bulk of the building in situ and refine a design around the structure that maintains the heritage resource to the greatest extent possible. Prior to the May 7, 2019 Heritage Kitchener meeting, we will have updated materials in hand, that we will present to staff and then to the committee at the meeting. At the meeting itself we intend to have our team in full attendance including the Heritage Consultant, Architect, landowner and myself to present the HIA findings, conclusions and recommendations. We understand the HIA will eventually need to be updated to accurately reflect the development concept that is being pursued through the Citys Site Plan Approval process. We thank you in advance for your attention to this matter and again request that the Draft HIA be tabled for the Heritage Kitchener meeting scheduled for May 7, 2019. Yours truly, Labreche Patterson & Associates Inc. Scott J. Patterson, BA, CPT, MCIP, RPP Principal/ Senior Planner SJP/s . 1 - 3 1 - 4 1 - 5 1 - 6 1 - 7 1 - 8 1 - 9 1 - 10 1 - 11 1 - 12 1 - 13 1 - 14 REPORT: HERITAGE IMPACT ASSESSMENT 149-151 Ontario Street North and 21 Weber Street West, Kitchener, Ontario Letourneau Heritage Consulting Inc. 837 Princess Street Suite 400 Kingston, ON K7L 1G8 Phone: 613-507-7817 Toll Free: 1-833-210-7817 E-mail: info@lhcheritage.com February 2019 revised March 18, 2019 Project # LHC0134 1 - 15 Project #LHC0134 1 STATEMENT OF PROJECT Letourneau Heritage Consulting Inc. (LHC) was retained by . in 2018 to complete a Heritage Impact Assessment (HIA) for 149-151 Ontario Street North and 21 Weber Street West, Kitchener, Ontario. The property located at 149-151 Ontario Street North is included on the City of Kitchener’s Municipal Heritage Register as a non- designated property of cultural heritage value or interest under Section 27 of the Ontario Heritage Act (OHA). 21 Weber Street West is not included on the Municipal Heritage Register but is adjacent to the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). Properties within the CCNHCD are designated under Part V of the OHA through By-Law 2008-39. The property owner is currently preparing to redevelop 149-151 Ontario Street North and 21 Weber Street West. The proposed development seeks to remove the building at 21 Weber Street West and portions of the rear additions and roof at 149-151 Ontario Street North. The proposed development seeks to retain the two-storey, semi-detached front portion of 149-151 Ontario Street North in situ and to construct a new 21-storey residential tower and three-storey parking garage. The purpose of this HIA is to determine the cultural heritage value or interest of 149-151 Ontario Street North and 21 Weber Street West and to identify any potential negative impacts of the proposed development on the subject properties and adjacent heritage resources. This HIA is being prepared as part of the Site Plan application. LHC prepared this HIA according to the City of Kitchener Heritage Impact Assessment- Terms of Reference (Appendix A). 1.1 Report Limitations The senior authors of this report are members in good standing with the Canadian Association of Heritage Professionals. The qualifications of the heritage consultants who authored this report are provided at the end of this report. All comments regarding the condition of any buildings on the property relate only to observed materials and structural components that are documented in photographs and other studies. The findings of this report do not address any structural or condition related issues associated with any buildings on the property and any potential heritage attributes. With respect to historical research, the purpose of this report is to evaluate the property. The authors are fully aware that there may possibly be additional historical information. Nevertheless, the consultants believe that the information collected, reviewed and analyzed is sufficient to conduct an evaluation using O. Reg. 9/06 criteria. This report reflects the professional opinion of the authors and the requirements of their membership in various professional and licensing bodies. 1 1 - 16 Project #LHC0134 3 INTRODUCTION TO THE PROPERTY 3.1 149-151 Ontario Street North The subject property, known municipally as 149-151 Ontario Street North, is located in Ward 10, in the City of Kitchener, in the Region of Waterloo, Ontario. The property is located on the east side of Ontario Street North, south of Weber Street West, east of Queen Street North, north of Duke Street West, and west of Young Street (Figure 1). This section of Ontario Street North is a two-way street which runs generally in a north-south direction. The property is in the Urban Growth Centre of the City of Kitchener. Within the Urban Growth Centre, the property has a specific land use designation in the City Centre District (Figure 2). 2 149-151 Ontario Street North generally follows a square plan and is approximately 597.7m(0.06ha /0.15 acres) in 3 There is a two-storey, semi-detached brick building which fronts Ontario Street North (Figure 4). The size (Figure 3). building has a one-storey rear wing and a one-and-a-half-storey rear wing. Overall, the building follows an L-shaped plan and is narrowly set back from Ontario Street North. There are two very small patches of landscaping along the façade and the remaining property is covered with paved gravel. The property is zoned D-4 Office District Zone (Figure 5). See Table 1 for the definition and permitted uses associated with D-4 Zoning. The legal description is Part Lot 11, Plan 401. The current owner is: . Figure 1: Location map for 149-151 Ontario Street North (blue dot) (Kitchener OnPoint Map, 2017). 3 Information taken from City of Kitchener Interactive Map, 2017. 9 1 - 17 Project #LHC0134 Figure 4: Façade of 149-151 Ontario Street North. Note the two small landscaped patches and the narrow set back. (AB, 2018) Figure 5: Zoning Map showing 149-151 Ontario Street listed as a D-4 Zoning (Kitchener OnPoint Map, 2017). 11 1 - 18 Project #LHC0134 3.2 21 Weber Street West The subject property, known municipally as 21 Weber Street West, is located in Ward 10, in the City of Kitchener, in the Region of Waterloo, Ontario. The property is located on the south side of Weber Street, east of Ontario Street North, north of Duke Street West and west of Young Street (Figure 6). This section of Weber Street consists of a four-lane road which runs generally in an east-west direction. The property is located in the Urban Growth Centre of the City of Kitchener. Within the Urban Growth Centre, the property has a specific land use designation in the City Centre District (Figure 2). 2 The subject property located at 21 Weber Street West follows a square plan and is approximately 300.78 m(.03 ha, 4 .07 acres) in size (Figure 7). The property is zoned D-4. See Table 1for the definition and permitted uses associated with D-4 Zoning. 21 Weber Street West has a one-storey rectangular building built with brick, concrete and glass (Figure 8). There is a large, open porch located on the west elevation; the upper level is used as a porch and underneath is used for parking. The property is narrowly set back from Weber Street and a paved parking area is located to the west of the building. There is no vegetation on the property. The property is zoned D-4 Office District Zone. See Table 1 for the definition and permitted uses associated with D-4 Zoning. The legal description is PLAN 401 PT LOT 11 W/WEBER E/ONTARIO RP 58R-8619 PT 1. The current owner is: Figure 6: Location of 21 Weber Street West (noted with blue dot) and surrounding area. (Kitchener OnPoint Map, 2017). 4 Information taken from City of Kitchener Interactive Map, 2017. 13 1 - 19 Project #LHC0134 Figure 7: Aerial view of 21 Weber Street West (red) and surrounding block (Kitchener OnPoint Maps, 2017). Figure 8: Façade and north elevation of 21 Weber Street West (AB, 2018). 14 1 - 20 Project #LHC0134 added to the Municipal Heritage Register. This SOS includesa Cultural Heritage Resource Evaluation form whichis largely based on the criteria in O. Reg. 9/06. The subject property located at 21 Weber Street West is not considered a Section 27 OHA listed property. The subject property located at 149-151 Ontario Street North is considered a Section 27 OHA listed property and underwent the listing process noted above. A SOS was prepared and included in the staff report and considered by Council. Council added 149-151 Ontario Street North to the Municipal Heritage Register in 2009. Part of the Council resolution reads “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-09-053.” Therefore, the SOS prepared by the City will be considered as part of the evaluation. 149-151 Ontario Street North 149-151 Ontario Street is listed as a non-designated property of cultural heritage value or interest on the Municipal 7 Heritage Register; the property was added 27 April 2009. A SOS was created for 149-151 Ontario Street North at the time. The full SOS document can be found as Appendix B. The document notes that the building was built c. 1876 and originally used as a residential property. The document titled Statement of Significance 149-151 Ontario Street North includes a description of the property, a statement of heritage value or interest, heritage attributes, photographs, and the City of Kitchener Cultural Heritage Evaluation Form. The statement of heritage value or interest and heritage attributes states: Heritage Value or Interest 149-151 Ontario Street North is recognized for its design, physical, and historical value. The building is a hybrid architectural styles with influences from Georgian and Italianate architecture. The building is in good condition with many intact original elements including: buff brick; a symmetrical plan with two bay windows; side gable roof; brackets; brick quoining; 1/1 and 2/2 windows with dripstones; window sills; front doors with transoms; and two end chimneys. Although the building is presently used for commercial uses its original use was residential in the form of a semi-detached building. The building is the last remaining example of a residential building on Ontario Street and is a unique example of a working class residence. Heritage Attributes: The heritage value of 149-151 Ontario Street North resides in the following heritage attributes: All elements related to the construction architectural style, including: Buff brick construction; Symmetrical plan with two bay windows; Roof and roofline; 7 The City of Kitchener Municipal Heritage Register was last updated 24 October 2017. 16 1 - 21 Project #LHC0134 Side gable roof; Wood brackets Brick quoining; Window and window openings; 1/1 and 2/2 windows with dripstones; Door and door openings; Front doors with transoms; and Brick chimney 21 Weber Street West The property located at 21 Weber Street West is not listed pursuant to Section 27 of the OHA or designated pursuant to Section 29 of the OHA. 21 Weber Street West is adjacent to the CCNHCD, which is located along the north side of Weber Street West (Figure 10). Figure 10: The CCNHCD boundary with the subject properties noted in red (CCNHCD Plan, 2007). Civic Centre Neighbourhood Heritage Conservation District The CCNHCD Plan identifies and outlines the cultural heritage value or interest assign to the landscape within the HCD boundary. The CCNHCD Heritage Character Statement has been considered as part of this HIA. Applicable policies found with the Plan have also been considered as part of this HIA and are identified in Section 5.4 of this HIA. Discussion on the general architectural design guidelines outlined with the CCNHCD Plan were reviewed in detail and considered as part of the impact assessment (Section 10.4 of this HIA). The CCNHCD Heritage Character Statement follows: Heritage Character Statement 17 1 - 22 Project #LHC0134 8 EVALUATIONS 8.1 149-151 Ontario Street Ontario Regulation 9/06 A SOS \[SCHVI\] was prepared for this property in 2007. In discussion with City of Kitchener Staff it was recommended that this report consider the SOS \[SCHVI\] and carry out an independent evaluation as needed. As such, the property was evaluated against the criteria outlined in O. Reg. 9/06. A “property may be designated under section 29 of the Act if it meets one or more of the following criteria for determining whether it is of cultural heritage value or interest”. Table 4: Evaluation against O. Reg. 9/06 O. Reg. 9/06 Criteria Y/N Summary 1. The property has design value or physical value because it, i. is a rare, unique, Yes The semi-detached buff brick building was built c. 1876 and representative or early is an early example of a vernacular building showing example of a style, type, Italianate and Georgian influences. Many of the original expression, material, or Italianate-influenced features remain intact including paired eave brackets, tall segmentally arched paired window construction method, openings, quoins, brick voussoirs with drip molds, and wide overhanging eaves. The limited Georgian architectural influences are found in the paired chimneys ends, gable roof and overall symmetrical plan. ii. displays a high degree of No The building does not display a high degree of craftsmanship craftsmanship or artistic or artistic merit. It was built using common methods and merit, or techniques for that time period. iii.demonstrates a high No The building does not display a high degree of technical or degree of technical or scientific achievement. It was built using common building scientific achievement. techniques for its time period and location. 2. The property has historical value or associative value because it, i. has direct associations Yes The property does not have a direct connection with a with a theme, event, specific event, person, activity, organization or institution that belief, person, activity, is significant to a community. organization or The property is associatedwith the theme of industrialization institution that is thth and 20 century and the in Kitchener throughout the late 19 significant to a presence of multi-tenant dwellings. Many of the tenants community, associated with the propertyworked in nearby industries 110 1 - 23 Project #LHC0134 O. Reg. 9/06 Criteria Y/N Summary which were important to the development of Kitchener and the downtown commercial core. ii. yields, or has the No The property does not appear to yield, or have the potential potential to yield, to yield, information that contributes to an understanding of a information that community. The property has been covered with asphalt. contributes to an understanding of a community or culture, or iii. demonstrates or reflects No The builder is unknown. the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. 3. The property has contextual value because it, i. is important in defining, No The property is not important in defining, maintaining or maintaining or supporting the character of the area. The surrounding supporting the character context and its legibility as a residential house and/or as a of an area, small-scale commercial space has been lost. This section of Ontario Street North, and the majority of the surrounding block, are dominated by medium and large- scale commercial buildings. As a result of these changes the property is more associated with the commercial core, in both zoning and location, than with residential use. ii. is physically, No The property is not physically, functionally or historically functionally, visually or linked to its surroundings. The adjacent and surrounding historically linked to its residential dwellings which once lined the east side of th surroundings, or Ontario Street North were all lost in the mid 20 century. iii. is a landmark. No The property is not a landmark. Additional Considerations In order to understand the uniqueness and representative value of the physical features of 149-151 Ontario Street Northas well as thematic associations outlined in the existing SOS, a comparative analysis of buildings of similar, style, materials, age of construction and massing within the CCNHCD was explored. Information was extracted from observations from the site visits and information outlined in the CCNHCD Plan and CCNHCD Study Inventory Summary. The comparative analysis demonstrates that there are at least a dozen buildings categorized as illustrating 111 1 - 24 Project #LHC0134 Italianate influences (Figure 107) and at least eighteen categorized as Georgian architectural styles. Furthermore, the CCNHCD Plan identifies that Italianate and Georgian architectural styles are amongst the more represented styles in the Districts. Within the CCNHCD there are more than 50 building noted as being built between c. 1870-1890. The CCNHCD Plan notes that “Almost two-thirds of the existing houses were built between 1880 and 1917 and in most cases were occupied by owners, managers or workers for some of the key industries that defined the community at the turn of 115 the century”. Dozens of buff brick buildingswere observedthroughout the district and many buildingshavevariations of brick voussoirs with drip molds, bay windows, overhanging eaves, segmentally arched windows, doors with transoms and quoins. The CCNHCD notes that Throughout the neighbourhood, there is a visual consistency to the architecture, delivered through the repetition of such features as front porches including some very fine two storey examples, decorative 116 gables, projecting bays, and recurring window forms and details. Lastly, there are at least eight semi-detached buildings which range from modest working-class residences to more ornate and decorative residences; three of semi-detached residences were built c. 1885 in the Italianate architectural style. Appendix I provides photographic documentation of some example buildings of similar age and style. The comparative analysis is not intended to diminish the cultural heritage value or interest identified in the O. Reg 9/06 evaluation (Section 8.1.1.), but rather, to understand the degree to which the building and its physical features may be considered ‘unique’ as written in the SOS \[SCHVI\]. The comparative analysis shows that all of the subject property’s heritage attributes can be observed on numerous buildings through the nearby district. It also highlights that although there are multiple semi-detached buildings in the district, the scale and design of 149-151 Ontario Street North is not represented. An updated draft SOS \[SCHVI\] has been included below. 115 CCNHCD Plan. P. 2.4. 116 CCNHCD Plan. P. 2.4. 112 1 - 25 Project #LHC0134 Summary of Evaluation The property needs to meet one criterion to be considered for designation under section 29 of the OHA. The subject property meets two of criteria identified in O. Reg. 9/06 of the OHA and would be eligible for designation. The property meets the definition of significant as defined by the PPS. The authors findings generally align with those outlined in the existing SOS \[SCHVI\] (Section 3.3.1). The SOS \[SCHVI\] and heritage attributes have been modified to reflect the authors findings and augmented with additional details as needed. Heritage attributes which are no longer present have been removed. Statement of Significance\[Statement of Cultural Heritage Value or Interest\] The cultural heritage value or interest of the property resides in the c. 1876 semi-detached brick building and its use thth and 20 century. a residential dwelling for working-class tenant throughout the late 19 8.1.4.1Description of Property 149-151 Ontario Street North is a two storey 19 th century brick building. The building is an early example of a vernacular building with influences from Georgian and Italianate architecture. The building is situated on a 0.15- acre parcel of land located on the east side of Ontario Street North between Duke Street West and Weber Street West in the City Commercial Core planning area of the City of Kitchener within the Region of Waterloo. The principal resource that contributes to the heritage value is the building. The legal description is Plan 401 Part Lot 11. 8.1.4.2Statement of Cultural Heritage Value or Interest 149-151 Ontario Street North is recognized for its design/physical, and historical/associative value. The property at 149-151 Ontario Street North demonstrates design or physical value as an early example of th century, semi-detached, vernacular brick buildingwith both Italianate and modest Georgian a late 19 influences. The building has many intact original elements including: buff brick; a symmetrical plan with two bay windows; side gable roof; brackets; brick quoining; brick voussoirs with drip molds; window sills; front doors with transoms; and two end chimneys. The building is the last remaining example of a residential building in this section of Ontario Street North and is an example of a working-class residence. 8.1.4.3Heritage Attributes The heritage attributes supporting the cultural heritage value of the property are represented in the c. 1876 two- storey, semi-detached brick building. They include: Buff brick construction; Symmetrical plan with two bay windows; Side gable roof and overhanging eaves; Wood brackets; Brick quoining; Segmentally arched window openings; Brick voussoirs with drip mold; Door and door openings; 115 1 - 26 Project #LHC0134 Front doors with transoms; and Two brick chimneys 8.2 21 Weber Street Ontario Regulation 9/06 In order to be consistent with best practices and the OHA, the property was evaluated against the criteria outlined in O. Reg. 9/06. O. Reg. 9/06 states that a “property may be designated under section 29 of the Act if it meets one or more of the following criteria for determining whether it is of cultural heritage value or interest.” Table 5: Evaluation of 21 Weber Street West against O. Reg. 9/06 O. Reg. 9/06 Criteria Y/N Summary 1. The property has design value or physical value because it, i. is a rare, unique, representative No 21 Weber Street West is not a rare, unique, or early example of a style, type, representative or early example of a style, type, expression, material, or expression, material or construction method. The construction method, exact date of construction is unknown; however, it is believed to have been built c. 1957 and built in a vernacular style. ii. displays a high degree of No The building does not display a high degree of craftsmanship or artistic merit, or craftsmanship or artistic merit. iii. demonstrates a high degree of No The building does not display a high degree of technical or scientific technical or scientific achievement. achievement. 2. The property has historical value or associative value because it, i. has direct associations with a No 21 Weber Street West does not have any direct theme, event, belief, person, association with a theme, event, belief, person, activity, organization or activity, organization or institution that is significant institution that is significant to a to the community. community, The property comprising 19 Weber Street West was associated with Dr. Harry Lackner and his son Dr. Henry Lackner. It was originally located at the corner of Weber Street West and Ontario Street North. The property had a large two storey building and was purchased by Dr. Harry Lackner in 1911. The building was used for his medical practice for many years although Harry lived elsewhere. The 116 1 - 27 Project #LHC0134 O. Reg. 9/06 Criteria Y/N Summary building associated with the Lackner’s at 19 Weber Street was demolished c. 1957. ii. yields, or has the potential to No The property does not appear to yield, or have the yield, information that contributes potential to yield, information that contributes to an to an understanding of a understanding of a community. The entire property community or culture, or surface is covered with asphalt. iii.demonstrates or reflects the work No The builder is unknown. or ideas of an architect, artist, builder, designer or theorist who is significant to a community. 3. The property has contextual value because it, i. is important in defining, No The building is in keeping with the commercial maintaining or supporting the nature of the adjacent building located to the south; however, the size, set back, style, and massing are character of an area, not in keeping with the surrounding structures or larger streetscape. ii. is physically, functionally, The property dose not appear to be physically, No visually or historically linked to functionally, visually, or historically linked to its its surroundings, or surroundings. iii. is a landmark. No The property is not a landmark. Summary of Evaluation The property needs to meet one criterion to be considered for designation under Part IV of the Ontario Heritage Act. The property does not meet any criteria identified in O. Reg. 9/06 of the OHA and is not eligible for designation. The property does not meet the definition of significant as defined by the PPS. No statement of cultural heritage value or interest is required. 8.3 Cultural Heritage Landscape 149-151 Ontario Street North and 21 Weber Street West were examined together as a potential CHL using the Regional Implementation Guidelines for Cultural Heritage Landscapes framework. The framework uses an adapted version of O. Reg. 9/06 and provides a series of separate charts which identify indicators to be considered. The document notes that the cultural heritage value and interest of the individual cultural heritage resources within the landscape will add to the overall value and interest of the landscape as a whole. 117 1 - 28 Project #LHC0134 Table 6: CHL framework using an adapted version of Reg. 9/06 Criteria for Heritage Value or Interest O. Reg. 9/06 CriteriaY/NSummary 1. The landscape has design value or physical value because it, i.is a rare, unique, representative or No The landscape is not an early example of style, early example of a style, type, type, expression, material or construction expression, material, or method. There are no landscape features of construction method, note as the entire property (aside from modest landscape features in front of 149-151 Ontario Street) has been paved. There are no furnishing of note and no rare, unique, or representative landscape element. ii.displays a high degree of NoThe landscape does not display anydegree of craftsmanship or artistic merit, or craftsmanship or artistic merit. iii. demonstrates a high degree of No The landscape does not demonstrate any technical or scientific achievement. degree of technical or scientific achievement. 2. The landscape has historical value or associative value because it, i.has direct associations with a No The landscape does not have any direct theme, event, belief, person, associations with a theme, event, belief, person, activity, organization or institution activity, organization or institution that is that is significant to a community, significant to a community. ii. yields, or has the potential to yield, The landscape does not appear to yield, or have No information that contributes to an the potential to yield, information that contributes understanding of a community or to an understanding of a community or culture. culture, or iii.demonstrates or reflects the work No The landscape does not demonstrate or reflects or ideas of an architect, artist, the work or ideas of an architect, artist, builder, builder, designer or theorist who is designer or theorist who is significant to a significant to a community. community. 3. The landscape has contextual value because it, i.is important in defining, No The landscape is not important in defining, maintaining or supporting the maintaining or supporting the character of an character of an area, area. 118 1 - 29 Project #LHC0134 O. Reg. 9/06 Criteria Y/N Summary ii. is physically, functionally, visually No The landscape is not physically, functionally, or historically linked to its visually or historically linked to its surroundings. surroundings, or iii. is a landmark. No The landscape is not considered a landmark. Summary of Finding The property needs to meet one criterion to be considered for designation as a CHL. The subject properties do not meet any of the criteria identified. As a result, the historical and community value indicators associated with a CHL were not evaluated. 119 1 - 30 Project #LHC0134 9 DESCRIPTION OF PROPOSED DEVELOPMENT The proposed development seeks to retain the majority of the two-storey, semi-detached brick structure at 149-151 Ontario Street North in situ and to integrate it into a new development (Figure 110). The existing brick chimneys, a portion of the rear wings and roofline of 149-151 Ontario Street North and the building associated with 21 Weber Street West are proposed for removal. 149-151 Ontario Street North will be used for commercial purposes and the remaining building will be for residential use. The entire façade and side elevations of 149-151 Ontario Street North will be retained and maintained in situ (Figure 112). This will conserve the building’s set back and relationship with the street. The proposed residential tower and parking will be built around the existing cultural heritage resource. The full façade and most of the southern elevation will remain legible. There are no proposed openings to be created for 149-151 Ontario Street; the two entrances will be maintained. The main lobby to the residential tower will be located along the southern portion of the property and accessed from Ontario Street North. The lobby to the residential tower will be set back from the existing façade by one foot and constructed primarily in glass. Within the lobby area, the south elevation of 149-151 Ontario Street North will be exposed and visible. The new residential building will be legible as two distinct sections. The first section will be a three-storey portion of the building which will front towards Weber Street West and be used for parking. This section of the building will be set close to the sidewalk and centrally placed on the lot. The second section is a 21-storey tower which will be set back from Weber Street West and used for residential purposes. The three-storey section of the building will be built with brick and include details reflecting the architectural characteristics of the area. Design elements to be incorporated include: the use of brick; brick voussoirs with drip molds on upper level windows; brick voussoirs on lower level windows; narrow paired windows on the upper level; rhythmically placed windows on the north and west elevations; and, the inclusion of brick window sills (Figure 112). The building will have a flat roof with a glass enclosed patio space on top. The three-storey section of the building is intended for use as parking. After researching viable options, a Klaus car stacking system is being proposed in order to maximize the desired parking capacity and minimize the overall height of the structure. The parking garage will be accessed from Ontario Street North. Brick voussoirs are proposed above the garage door entrances. The parking area will be set back one foot from 149-151 Ontario Street North. This set back is consistent with the lobby located on the southern side and allows 149-151 Ontario Street to be more visually prominent at street level. The 21-storey tower will be located in the south-east area of the property, set back from Weber Street West. The preliminary design concept proposes that the tower will be made with a mixture of materials including brick, glass, architectural precast concrete and aluminum composite metal (ACM) panels (Figure 111). The exterior of the first and second level of the east and south elevations will have minimal detailing as they will not be visible from the street (Figure 113). The tower portion will have an irregular footprint and large windows providing texture and depth to the tower’s design (Figure 118). Windows have primarily been placed on the west and north elevations in order to maximize natural light and views for each unit (Figure 117). 120 1 - 31 Project #LHC0134 The lobby will be located on the main level along thesouth elevation. The L-shaped lobby carriesaround to the eastern elevation, leading to the stairs and elevators (Figure 114). The elevators will be located centrally, but towards the eastern elevation. The north, south, and western elevations of 149-151 Ontario Street will be retained. Portions of the rear additions will be retained; however, the eastern (rear) elevation will be removed. The second floor will have a similar layout as the main level (Figure 115). This includes an L-shaped area along the southern and eastern elevations. The remaining floors (three through 21) will all be similar in design and layout (Figure 116). There are eight units proposed for each floor with two staircases and elevators. The units range in size from 494 sq. ft to 549 sq. ft. Some of the exterior finishes associated with the three-storey section of the proposed design have the potential to be further refined. In an effort to allow planning processes to commence the owner proposes to register on title that the final design details will be completed to the satisfaction of Heritage Planning Staff. 121 1 - 32 Project #LHC0134 2019). Ltd., 122 : Proposed site plan, showing set back and relationship to the street (Edge Architects 110 Figure 1 - 33 Project #LHC0134 123 east perspective of proposed design (Edge Architect Ltd., 2019). - west and north : North- 111 Figure 1 - 34 Project #LHC0134 124 151 Ontario Street North (Edge Architect Ltd., 2019) - Detail of west elevation showing 149 : 112 Figure 1 - 35 Project #LHC0134 125 (Edge Architects Ltd., 2019). erspective est p outh w s : South east and 113 Figure 1 - 36 Project #LHC0134 126 2019). Ltd., e Architects lan (Edg p loor f st : 1 114 Figure 1 - 37 Project #LHC0134 127 2019). : Second floor Plans (Edge Architects Ltd., 115 Figure 1 - 38 Project #LHC0134 (Edge Architects Ltd., 2019). section portion of the building - 128 Note the set back of the tower from the three 21 floor plan. - Floor 3 : 116 Figure 1 - 39 Project #LHC0134 129 : North and east elevations (Edge Architect, 2019). 117 Figure 1 - 40 Project #LHC0134 storey section (Edge Architects Ltd., 2019). - 130 : South and west elevation. Note the setback for the tower from the three 118 Figure 1 - 41 Project #LHC0134 10 IMPACT ASSESSMENT The evaluations outlined in Section 8 determined that 21 Weber Street West does not havecultural heritage value or interest. The evaluations determined that 149-151 Ontario Street North does have cultural value or interest. The cultural heritage value or interest is expressed through the heritage attributes noted in Section 8.1.4.3. The following section considers local, regional, and provincial guidelines to identify and understand any potential negative impacts of the proposed development on 149-151 Ontario Street, the streetscape, and the surrounding area. Potential negative impacts on the heritage attributes of 149-151 Ontario Street North are considered in Section 10.1. Section 10.2 considers indirect impacts on the surrounding streetscape and adjacent heritage resources. Section 10.3 provides a review of the proposed development against the Region of Waterloo’s guidelines for new development in historic or mature neighbourhoods. Lastly, section 10.4 provides a review of the proposed development against the CCNHCD design guidelines. A summary is provided in Section 10.5. 10.1Info Sheet #5 Heritage Impact Assessments and Conservation Plans The MTCS Info Sheet #5 Heritage Impact Assessments and Conservation Plans outlines seven potential negative impacts to be considered with any proposed development or property alteration. The impacts include: Destruction of any part of any significant heritage attribute or features; Alteration that is not sympathetic or is incompatible, with the historic fabric and appearance; Shadows created that alter the appearance of a heritage attribute or change the viability of a natural feature or planting, such as a garden; Isolation of a heritage attribute from its surrounding environment, context, or a significant relationship; Direct or indirect obstruction of significant views or vistas within, from, or built and natural features; A change in land use such as rezoning a battlefield from open space to residential use, allowing new development or site alteration to fill in the formerly open spaces; and Land disturbances such as a change in grade that alters soils, drainage patterns that adversely affect an archaeological resource. Table 7 considers any potential negative impacts on the heritage attributes of 149-151 Ontario Street, against the proposed development. Table 7: Potential impact on heritage attributes Impacts Discussion Destruction of any, or part of The proposed development seeks to retain majority of the cultural any, significant heritage heritage resource in situ. Overall, the majority of heritage attributes attribute or features will be unaltered; however, portions of the rear additions, two brick chimneys, and a portion of the roof are proposed to be removed. As 131 1 - 42 Project #LHC0134 Impacts Discussion such, the following heritage attributes will be removed: side gable roof and possibly the segmentally arched windows (north elevation). As part of the proposed development the following heritage attributes will be removed: buff brick (associated with rear wings) and two brick chimneys. The proposed development will have no negative impacts in terms of destruction or removal on the following attributes: buff brick construction of the two-storey structure being retained; symmetrical plan with two bay windows; side gable roof and overhanging eaves; wood brackets; brick quoining; segmentally arched window openings; brick voussoirs with drip mold; doors and door openings; and front doors with transoms. Alteration that is not The overall historic appearance of the façade of 149-151 Ontario sympathetic, or is Street North will remain unaltered. The proposed new development incompatible, with the will be set back by one foot in order to ensure the cultural heritage historic fabric and resource is the most prominent feature at street level. The one-foot appearance setback will also work increase the legibility of the building. The proposed development will not be physically connected to the existing building; however, it will give the appearance that the two are fully integrated. The tower and the three-storey portion of the proposed development will be visually distinguished from the retained building primarily through design and materials. The contemporary materials used on the three-storey section are in keeping with the streetscape found along Weber Street West. The tower will be clad in modern materials and will be visually distinctive from the rest of building. The three- storey portion of the proposed development has been designed with elements intended to be respectful and compatible with the character of the streetscape. Shadows created that alter Shadows created from the proposed development will have no the appearance of a heritage greater impact than those of existing adjacent developments. attribute or change the A shadow study to analyse the impact of shadowing on adjacent viability of an associated properties has been prepared and its findings are summarised in natural feature or plantings, Section 10.2 such as a garden Isolation of a heritage The proposed development will not result in the isolation of the attribute from its property from its surrounding context and no significant contextual surrounding environment, relationships have been identified. 132 1 - 43 Project #LHC0134 Impacts Discussion context or a significant relationship Direct or indirect obstruction This proposed development does not obstruct significant views or of significant views or vistas vistas. The noted significant ‘gateway’ identified within the CCNHCD within, from, or of built and is located at Queen Street and Weber Street West. The proposed natural features development does not obstruct the view from the gateway into the residential portion of the CCNHCD. With the addition of the new structures is anticipated that a small number of heritage attributes on the north elevation will no longer be fully visible. This includes the buff brick, the side gable roof, and the segmentally arched windows. However, obstruction of these heritage attributes does not affect any significant views or the overall legibility of the building. A change in land use (such Uses of the subject properties, like the neighbourhood itself, have as rezoning a church to a transitioned over time. The urban environment has significantly multi-unit residence) where evolved. Previous uses have included residential, commercial, and the change in use negates mixed-use functions. The proposed development will result in the the property’s cultural structures remaining in residential and commercial uses, which have heritage value both been historical uses. Land Disturbances such as N/A a change in grade that alters soils, drainage patterns that adversely affect an archaeological resource. 10.2 Indirect Impacts A shadow study was carried out by Edge Architects Ltd. in 2019. The shadow study was done to determine any indirect adverse impacts on the character of the Weber Street West streetscape, as well as, the heritage resources associated within the CCNHCD located on the north side of Weber Street West. The shadow study examined projected shadow created by the proposed 21-storey tower as well as shadows currently created by existing buildings. The study looked at all four seasons at five time periods: 10 a.m., 12 p.m., 2 p.m., 4 p.m., and 6 p.m. The shadow study revealed that a shadow created solely by the tower will be cast along the north side of Weber Street West in the spring, fall, and winter seasons for small windows of time (Figure 119, Figure 120, Figure 121, and Figure 122). The shadow study also demonstrated that there are periods of time in which the shadow produced by the tower aligns with shadows produced by other buildings located in the surrounding area. To this end, shadows created from the proposed development will have no greater impact than those of shadows from those already existing at these time periods. The heritage resources which are affected by the tower shadow include those located along the north side of Weber Street West, including two large churches, two commercial buildings, and three large parking lots. There are no residential buildings along this portion of the Weber Street West. The shadows do not 133 1 - 44 Project #LHC0134 significantly interfere with legibility of the heritage attributes or the character of the streetscape associated with section of Weber Street West. Lastly, the shadows do not unreasonably impact access to sunlight in rear yards. Additionally, the shadow study revealed that a shadow created solely by the tower will be cast to the west in spring, fall, and winter for short period of time. The shadow cast to the west will fall onto the rear portion of 35 Weber Street West. The elevation of the building which is impacted is not the primary pedestrian or vehicular entrance to the building; the main entrance is located on the western portion of this large building. To this end, the shadow created solely by the tower will have no greater impact on the pedestrian area of the building than those of shadows created from the four-storey building itself. Overall, the shadow will not unreasonable impact access to sunlight and do not have a negative impact on 35 Weber Street West. 134 1 - 45 Project #LHC0134 Principle Discussion Respect for documentary evidence: do not restore The propose development does not involved any restoration. based on conjecture. Conservation work should be based on historic documentation such as historic photographs, drawings, or physical evidence. Respect for the original location: do not move buildings The building will remain in situ. unless there is no other means to save them. Site is an integral component of a building or structure. Change in site diminishes the cultural heritage value considerably Respect for historic materials: repair/conserve–rather The proposed development does not involve the than replace building materials and finishes, except replacement of heritage features. where absolutely necessary. Minimal intervention This can be addressed as needed in a detailed CP. maintains the heritage content of the built resource. Respect for original fabric: repair with like materials. There are no repairs proposed as part of the proposed Repair to return the resource to its prior condition, development. without altering its integrity. This can be addressed as needed in a detailed CP. Respect for the building’s history: do not restore to one The propose development does not involved any restoration. period at the expense of another period. Do not destroy later additions to a building or structure solely to restore to a single time period. Reversibility: alteration should be able to be returned to There are no proposed alterations associated with the original conditions. This conserves earlier building cultural heritage resource. design and technique, e.g. When a new door opening is This can be explored in more detail as needed in a put into a stone wall, the original stones are numbered, detailed CP. removed and stored, allowing for future restoration. Legibility: new work should be distinguishable from old. The proposed development will be clearly Buildings or structures should be recognized as distinguishable from the cultural heritage resource. products of their own time, and new additions should not blur the distinction between old and new. Ongoing maintenance is encouraged. Maintenance: with continuous care, future restoration work will not be necessary. With regular upkeep, major conservation projects and their high costs can be avoided 10.6 Summary As outlined above, the removal of portions of the rear additions, two brick chimneys, and a portion of the roofline of 149-151 Ontario Street North, will result in a negative impact on some of the identified heritage attributes. However, 151 1 - 46 Project #LHC0134 the cultural heritage value or interestof the overall structurewill be retained and remain legiblein the retained two- storey semi-detached structure. With the preparation and implementation of a CP, the proposed conservation and preservation strategy is in keeping with the Standards and Guidelines. The proposed development is generally in keeping with the outlined best practices. The inclusion of the three-storey section of the building provides a visual and physical transition and softens the impact on the Weber Street West streetscape from the height of the tower. Additionally, the highest portion of the building has been placed away from the street, so as to be less noticeable to pedestrians. The style of the three-storey building is respectful and sympathetic to the character of the area and the surrounding streetscape and is subordinate to, and set back from, the existing cultural heritage resource. The shadow study reveals that a shadow will be created along the north side of Weber Street West and on the west side of Ontario Street North in the spring, fall, and winter seasons for small windows of time. The shadow study showed that the shadow from the proposed tower does not significantly interfere with legibility of the heritage attributes or the character of the streetscape associated with this section of Weber Street West; the shadow does not unreasonably impact access to sunlight in rear yards. The shadow cast to the west will fall onto the rear portion of 35 Weber Street West. The elevation of the building which is most impacted is not the primary pedestrian or vehicular entrance to the building; the main entrance is located on the western portion of this large building. To this end, the shadow created solely by the tower will have no greater impact than those of shadows created from the four-storey building itself. Overall, the shadow will not unreasonable impact access to sunlight and do not have a negative impact on 35 Weber Street West. There are two significant street views which were considered. The first is considered a major gateway to the CCNHCD and located at the corner of Queen Street North and Weber Street West. The second view is along the Weber Street West Streetscape. The streetscape renderings show that the proposed development will not have a significant impact on the views into the district from this gateway because it is blocked by the existing ten storey building located on the south corner of Queen Street North and Weber Street West. The propose development does not obstruct any significant views into the CCNHCD, or along the north side Weber Street West. The streetscape view of along Weber Street West, as approaching from the west looking east, show that the size and scale of the tower does have a significant impact on the streetscape. This is because of the height of the tower which is now in the foreground. The proposed height of the tower detracts from overall character of Weber Street West however it does not have an impact on the heritage attributes of the building associated with the CCNHCD. Lastly, the CCNHCD guidelines were considered. As a result of the inclusion of the three-storey portion of the building along Weber Street West, the proposed development is in keeping with many of the policies which govern Weber Street West. The size, footprint and massing of the rear tower portion are not in keeping with the immediate neighbourhood. The towers presence and visibility are softened by the three-storey portion of the building. 152 1 - 47 Project #LHC0134 11ALTERNATIVES The following range of alternatives were explored. 11.1Option 1 - Do Nothing This option would not result in any changes or improvements to 149-151 Ontario Street North and 21 Weber Street West. The buildings would remain in situ and the property would remain as it currently is. This option would not allow for the redevelopment of the property and the properties would continue to be used for small scale residential and commercial purposes. 149-151 Ontario Street North would remain listed on the City of Kitchener’s Municipal Heritage Register as a non- designated property of cultural heritage value or interest. Unless a Planning Act application is submitted, a Section 27 OHA listing does not provide protection for a cultural heritage resource beyond demolition control. Unsympathetic alterations permitted under the building code would be allowed. 11.2Option 2 - Proposed New Development (16 Storeys) This option would seek to demolish the existing structures associated with 149-151 Ontario Street North and 21 Weber Street West. The structure at 149-151 Ontario Street North would be removed from the City of Kitchener’s Municipal Heritage Register as a non-designated property of cultural heritage value or interest. This option would seek to increase the overall density of the property through the construction of a new 16-Storey Mixed Use Building. The new building would have underground parking. The main level would have a residential/commercial unit located in the north-west corner which is proposed to occupy 109 sm (1,176 sf). The main residential lobby is located on Ontario Street North and in the general location of the existing entrance found on 149-151 Ontario Street North. The ramp to the underground parking would be access from Ontario Street North as well (Figure 129). ndth The typical floor plan for the 2to 16level has the elevator located centrally with units surrounding. There are eight units proposed per floor (104 units in total). There are three square units proposed at 544 sf (50.5 sm), four units proposed as 549 sf (51 sm), one proposed at 512 sf (47.6 sm). The large building would be placed with a very narrow set back from the streetscape. The streetscape would interface directly with the 16-storey tower as the building would go up with a straight vertical line (Figure 127). The full set of designs can be found in Appendix F. The demolition of the cultural heritage resource is not supported by the PPS, or municipal policies. 153 1 - 48 Project #LHC0134 Figure 127: Option 2 showing a 16 storeys tower. Massing of the north elevation (left) and west elevation (right) (Edge Architects Ltd., 2018). Figure 128: Preliminary site plan for Option 2, a 16 Storey building (Edge Architects Ltd. 2018). 11.3 Option 3 - Retention in situ with Proposed New Development (21-Storey) The proposed development seeks to retain the majority of the two-storey, semi-detached brick structure at 149-151 Ontario Street North in situ and to integrate it into a new development (Figure 110). The existing brick chimneys, a portion of the rear wings and roofline of 149-151 Ontario Street North and the building associated with 21 Weber Street West are proposed for removal. 149-151 Ontario Street North will be used for commercial purposes and the remaining building will be for residential use. 154 1 - 49 Project #LHC0134 Theentire façadeand side elevationsof 149-151 Ontario Street North will be retained and maintained in situ (Figure 112). This will conserve the building’s set back and relationship with the street. The proposed residential tower and parking will be built around the existing cultural heritage resource. The full façade and most of the southern elevation will remain legible. The main lobby to the residential tower will be located along the southern portion of the property and accessed from Ontario Street North. The lobby to the residential tower will be set back from the existing façade by one foot and constructed primarily in glass. Within the lobby area, the south elevation of 149-151 Ontario Street North will be exposed and visible. The new residential building will be legible as two distinct sections. The first section will be a three-storey portion of the building which will front towards Weber Street West and be used for parking. This section of the building will be set close to the sidewalk and centrally placed on the lot. The second section is a 21-storey tower which will be set back from Weber Street West and used for residential purposes. The three-storey section of the building will be built with brick and include details reflecting the architectural characteristics of the area. Design elements to be incorporated include: the use of brick; brick voussoirs with drip molds on upper level windows; brick voussoirs on lower level windows; narrow paired windows on the upper level; rhythmically placed windows on the north and west elevations; and, the inclusion of brick window sills (Figure 112). The building will have a flat roof with a glass enclosed patio space on top. The three-storey section of the building is intended for use as parking. After researching viable options, a Klaus car stacking system is being proposed in order to maximize the desired parking capacity and minimize the overall height of the structure. The parking garage will be accessed from Ontario Street North. Brick voussoirs are proposed above the garage door entrances. The parking area will be set back one foot from 149-151 Ontario Street North. This set back is consistent with the lobby located on the southern side and allows 149-151 Ontario Street to be more visually prominent at street level. The 21-storey tower will be located in the south-east area of the property, set back from Weber Street West. The preliminary design concept proposes that the tower will be made with a mixture of materials including brick, glass, architectural precast concrete and aluminum composite metal (ACM) panels (Figure 111). The exterior of the first and second level of the east and south elevations will have minimal detailing as they will not be visible from the street (Figure 113). The tower portion will have an irregular footprint and large windows providing texture and depth to the tower’s design (Figure 118). Windows have primarily been placed on the west and north elevations in order to maximize natural light and views for each unit (Figure 117). The lobby will be located on the main level along the south elevation. The L-shaped lobby carries around to the eastern elevation, leading to the stairs and elevators (Figure 114). The elevators will be located centrally, but towards the eastern elevation. The north, south, and western elevations of 149-151 Ontario Street will be retained. Portions of the rear additions will be retained; however, the eastern (rear) elevation will be removed. The second floor will have a similar layout as the main level (Figure 115). This includes an L-shaped area along the southern and eastern elevations. 155 1 - 50 Project #LHC0134 The remaining floors (threethrough21) will all be similar in design and layout (Figure 116). There areeight units proposed for each floor with two staircases and elevators. The units range in size from 494 sq. ft to 549 sq. ft. Some of the exterior finishes associated with the three-storey section of the proposed design have the potential to be further refined. In an effort to allow planning processes to commence the owner proposes to register on title that the final design details will be completed to the satisfaction of Heritage Planning Staff. 149-151 Ontario Street North could remain listed on the City of Kitchener’s Municipal Heritage Register as a non- designated property of cultural heritage value or interest. 11.4 Option 4 - Proposed New Development with Salvaged Materials (21 Storeys) This option seeks to demolish the existing buildings on site and build a new building. The new building will have a T-shaped footprint and will have two visually distinct sections. The first section of the building, which will front towards Weber Street West, is proposed to be a two- to three-storey building clad in buff brick. The images provide throughout this report show a two-storey building; however, a three-storey building would also be in keeping with the massing, height and character of the surrounding area. The two-to three-storey building is proposed to be built with buff brick. There is an opportunity to use brick salvaged from the extant building. The design contains small details which are intended to reflect some of the character of the structures to be removed and be sympathetic to the surrounding character of the area. Design elements include raise brick along the corners and roofline, brick voussoirs with drip molds, large rectangular window openings rhythmically placed and brick sills. The roof is proposed to be flat and edged with plantings; there are also plantings proposed for around the ground level. This internal area of this section is intended to be used as open concept communal space for residence. The 21-storey tower has multiple proposed balconies which add texture and depth to the design. Each floor is similar nd in design and layout except for the main floor and the 2 floor (Mezzanine floor). Three balconies’ can be found on the north elevation, one on the east elevation and one on the south elevation. The preliminary design concept proposes that the tower will be made with a mixture of materials including glass, architectural precast concrete and aluminum composite metal (ACM) panels. The full set of drawings are located in Appendix G. The demolition of the cultural heritage resource is not supported by the PPS, or municipal policies. 156 1 - 51 Project #LHC0134 Figure 129: Option 3 proposed site plan (Edge Architects Ltd., 2019). Figure 130: North west and north east perspective (Edge Architects Ltd., 2019). 157 1 - 52 Project #LHC0134 11.5 Preferred Option Taking all things into consideration, it the professional opinion of the author that Option 3 is the preferred choice for the following reasons. The property associated with 149-151 Ontario Streethas been found to have cultural heritage value or interest. This option allows for the majority of the heritage attributes to remain intact and visible in their original location. The proposed development will be set back from the cultural heritage resource which will increase its visibility and help distinguish the assigned cultural heritage value or interest. Conservation of the building in situ is the preferred conservation method as outlined in the Standards and Guidelines. The conservation of a recognized cultural heritage resource is also mandated by multiple municipal policies (i.e. OP policies 12.C.11., 12.C.1.20, 12.C.21) and by section 2.6.1. of the PPS. Lastly, this option also takes into consideration the streetscape and character of the entire area. The property is located on the edge of two districts. The proposed development can help with the transition between the distinct historic character found in the CCNHCD to the north and distinct commercial character found in the City Centre District to the south. The CCNHCD has a distinct architecture style and is comprised of predominately two- to three- storey buildings. The City Central District is characterized by commercial buildings, in part which include large towers. The portion of the proposed development which fronts towards Weber Street West, has been purposefully designed to be three- storeys and in a sympathetic architecture style. By placing the tower at the rear, and retaining the existing property associated with 149-151 Ontario Street North, the impact of the tower along the street level is softened. 158 1 - 53 Project #LHC0134 12MITIGATIVE MEASURES To mitigate negative impacts related to removal and alteration of heritage attributes, photographic documentation of property – specifically, the rear elevation, chimneys and roofline - prior to any alteration is recommended. The photographic documentation should be included in the property file for the new building. The photographs provided within this report may be considered sufficient archival documentation; however, as per OP policy 12.c.1.33, this determination will be made by City of Kitchener Staff. Any additional required documentation should be included as part of the CP. A CP will be required for this property. The CP must adhere to the requirements outlined the City of Kitchener Conservation Plans Terms of Reference. This includes outlining Short-Term, Medium- Term and Long-Term Conservation Work. The CP should identify and outline the specific items which ensure the retained building is safeguarded and secured while elements are being removed, and while the new development is being constructed. The buff brick which will be removed as part of the proposed development may be considered for salvage and the CP will outline the degree to which this is feasibe. Furthermore, it is recommended that a professional with heritage experience aid in the dismantling or deconstruction of items which have been identified. This should be outlined in the CP. The proposed development and the proposed conservation and preservation of 149-151 Ontario Street North was reviewed against the Standards and Guidelines and the Eight Guiding Principles in the Conservation of Built Heritage Properties. In order to safeguard the cultural heritage resource these two documents should be reviewed again in detail against the overall proposed development within the CP. To mitigate the impact from the height of the proposed tower, the preferred design places the tower away from the Weber Street West streetscape, at the rear of the lot. This is in keeping with best practices. As per OP policy 12.C.1.32, should the proposed development be approved, it is understood that ‘the City may require all or any part of the demolished cultural heritage resource to be given to the City for re-use, archival, display or commemorative purposes, at no cost to the City’. Should the City determine that they wish to pursue any aspect of the above policy with regards to the removal of the rear wing, chimney or roofline, it is recommended that they inform the owner as soon as possible. Commemoration is encouraged. There is an opportunity to include photographs of the building in the lobby of the new building, along with a brief write up of the property history. This will help the users understand the building which was retained and provide insight into the history of the property. Lastly, the author is aware that some of the exterior details of the three-storey portion of the building have not been finalized and have the potential to be refined. In an effort to allow additional planning processes to commence the owner is willing to have something registered on title to which they agree that the final design details of this area will be completed to the satisfaction of Heritage Planning Staff. 159 1 - 54 Project #LHC0134 13 CONCLUSIONS AND RECOMMENDATIONS An evaluation of 21 Weber Street West demonstrates that it is not considered to have cultural heritage value or interest. An evaluation of 149-151 Ontario Street North shows that it meets the criteria laid out in O. Reg. 9/06. As part of this report a SOS \[SCHVI\] and a list of heritage attributes was developed to help guide the evaluation of potential impacts on the property. As part of the propose development alternative options were examined and additional research carried out to explore a variety of parking options; parking was considered an invaluable asset. Option 3 was selected as the preferred option. This option seeks to retain the majority of 149-151 Ontario Street and integrate it into a new residential development. This option preserves the cultural heritage value or interest associated with the building, while providing an opportunity for new residential development and the revitalization of an underutilized corner. Section 2.6.1 of the PPS notes that significant built heritage resources and cultural heritage landscapes shall be conserved. The preferred development is not in conflict with PPS Policy 2.6.1. The conservation of the cultural heritage resource in situ is also supported and encouraged by multiple municipal, regional, and provincial policies. The impact assessment outlined that the proposed development will have a negative impact on some of the heritage attributes associate with 149-151 Ontario Street, as well as some of the views associated with the Weber Street West streetscape. In order to lessen this negative impact resulting from preferred design, the following mitigative measures have been recommended: Documentation of the property; Potential salvage of materials, specifically the buff brick; Inclusion of a three-storey portion of the building along Weber Street; The setback of the tower; and A CP. The proposed development will become the highest on the block and it will be in the foreground when approached from the west. The height of the tower will also have a minor indirect impact through the creation of a shadow on the north side of Weber Street West for small windows of time. While the size and scale of the tower does have an impact on the streetscape, the step back of the tower helps to mitigate the impact along the streetscape and from the pedestrian vantage point and the three-storey portion allows the low profile of the streetscape to be maintained. The retention and set back of the new building from the existing building allow the cultural heritage resource to the most prominent feature from the street. It is recommended that wording be registered on title indicating that the final design details of the three-storey section of the building will be completed to the satisfaction of Heritage Planning Staff. Based on the foregoing analysis it is the authors’ recommendation that the preferred option be permitted. 160 1 - 55