HomeMy WebLinkAboutHK - 2019-06-04 - Item 2 - Full Draft Heritage Impact Assessment (HIA) - 45 Duke Street WestHERITAGE IMPACT
ASSESSMENT REPO
45 Duke Street West,
City of Kitchener, Ontario
Date:
May 17, 2019
Prepared for:
Prepared by:
MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N213 3X9
T: 519 576 3650
F: 519 576 0121
Our File:']8297-A'
r
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
Table of Contents
ProjectPersonnel...............................................................................................................................................................................................3
GlossaryofAbbreviations...............................................................................................................................................................................3
Acknowledgements..........................................................................................................................................................................................3
1.0 Executive Summary ...................................................................................................................................................................................4
1.1 Background Information...........................................................................................................................................................................4
1.2 Summary of Conclusions and Recommendations...................................................................................................................4
2.0 Methodology and Approach.................................................................................................................................................................5
2.1 Methodology...................................................................................................................................................................................................5
2.2 Approach............................................................................................................................................................................................................5
2.2.1 Policy Framework.......................................................................................................................................................................6
3.0 Identification of Subject Lands and Surrounding Area and Evaluation of Built Heritage..............................................8
3.1 Description of Subject Lands.................................................................................................................................................................8
3.2 Overview of Surrounding Lands
3.2.1 Overview of Historical Evolution
w]
0
3.2.2 Identification of Adjacent Properties to the Subject Land.............................................................................11
3.3 Current Conditions and Designated Heritage Attributes of 48 Ontario Street (Former Canadian
Legion)......................................................................................................................................................................................................................12
3.3.1 Current Conditions
12
3.3.2 Review of Designated Heritage Attributes 48 Ontario Street under Designation By-law 2016-
112................................................................................................................................................................................................................13
4.0 Description of Proposed Development...........................................................................................................................................14
4.1 Description of Development..............................................................................................................................................................14
5.0 Assessment of Impacts of Proposed Development..................................................................................................................... 17
5.1 Classifications of Im
17
5.2 Assessment of Impacts of the Proposed Development on 48 Ontario Street (Former Royal Canadian
Legion)......................................................................................................................................................................................................................17
5.2.1 Impact of Land Disturbances
HE
6.0 Consideration of DevelopmentAlternatives.................................................................................................................................20
6.1 Alternative Development Approaches
20
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7.0 Conclusions and Recommendations..............................................................................................................................................27
8.0 Bibliography..............................................................................................................................................................................................22
AppendixA -Map of Subject Land............................................................................................................................................................25
AppendixB -Site Plan.....................................................................................................................................................................................26
AppendixC- Renderings..............................................................................................................................................................................27
AppendixD- Shadow Study.......................................................................................................................................................................28
Appendix E- Designation By-law 207 6-112..........................................................................................................................................29
Appendix F- Pre -submission Consultation Meeting ofJuly5, 2078 with the City of Kitchener........................................30
Appendix G- Photographic Documentation of48 Ontario Street (Former Royal Canadian Legion), April 7, 207 9.37
AppendixH- Curricula Vitae.......................................................................................................................................................................32
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Project Personnel
Dan Currie, MA, MCIP, RPP, CAHP Managing Director of Cultural
Heritage
Rachel Redshaw, MA, H.E. Dipl. Heritage Planner
Glossary of Abbreviations
Senior Review
Research, Author
HIA Heritage Impact Assessment
MHBC MacNaughton Hermsen Britton Clarkson Planning
Limited
MTCS Ministry of Tourism Culture and Sport
OHA Ontario Heritage Act
OHTK Ontario Heritage Toolkit
0 -REG 9/06 Ontario Regulation 9/06 for determining cultural
heritage significance
PPS 2014 Provincial Policy Statement (2014)
SOS Statement ofSignificance
Acknowledgements
This report acknowledges that assistance provided by City Staff Planning Staff, the Grace Schmidt Room in
the Kitchener Public Library.
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1.0 Executive Summary
1.1 Background Information
MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained in March 2019 by-
_ to undertake a scoped Heritage Impact Assessment (HIA) for the proposed redevelopment of 45
Duke Street West, City of Kitchener, Ontario hereafter referred to as the 'subject land' (see Appendix A). The
development proposal under evaluation includes the demolition of the existing building at 45 Duke Street
West and redevelopment of the site with a 19 storey residential apartment building.
The existing building on the subject land is not 'listed' (non -designated) on the City of Kitchener's
Municipal Heritage Register nor is it designated under Part IV of the Ontario Heritage Act (OHA). As the
existing building on the subject land is currently not listed, it is not protected by the OHA or PPS 2014. The
subject land is not located within a Heritage Conservation District under Part of the OHA.
The purpose of this CHIA is to evaluate the proposed redevelopment of the subject land in terms of
potential impacts to cultural heritage resources located adjacent to the property. The adjacent property
located at 48 Ontario Street is designated under Part IV of the OHA.
1.2 Summary of Conclusions and Recommendations
The City of Kitchener Official Plan (2014) policies require a scoped Heritage Impact Assessment for the
proposed development on the subject land located at 45 Duke Street West, Kitchener as it is adjacent to
the designated heritage property at 48 Ontario Street (Former Royal Canadian Legion). This report
concludes that no adverse impacts from the proposed development are expected to occur if the
development and construction follows the following recommendations. It is recommended that the
proposed development proceed subject to the following:
Recommendation One: Maintain a minimum setback of 0.8 metres between the new building and the rear
fa4ade of the building at 48 Ontario Street.
Recommendation Two: Ensure that appropriate construction practices are followed and that care is taken by
equipment operators to ensure that the rear facade of the building at48 Ontario Street is not inadvertently
damaged.
Recommendation Three: Ensure the stormwater management strategy prepared by MTE is implemented and
that stormwater is directed away from the rear foundation of the building at 48 Ontario Street.
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2.OMethodology and Approach
2.1 Methodology
The methodology of this report is based on the scoped Heritage Impact Assessment (HIA) guidelines
outlined by City Staff in Pre -submission Consultation Meeting of July 5, 2018 with the City of Kitchener as it
relates to Cultural Heritage (see Appendix F).
The City of Kitchener requires the following content for this Scoped Heritage Impact Assessment:
• Identification of the subject land and overview of surrounding area;
• Written description and overview of heritage attributes of 48 Ontario Street
• An outline of the proposed development;
• Assessment of impacts as per Info Sheet No.5 of the Ministry of Culture, Tourism and Sport;
• Alternative development approaches;
• Conservation recommendations; and,
• Curricula vitae (for the propose of meeting Section 12.0.25 of the City's Official Plan) (See
Appendix'H')
Supplementary to the above requirements, this Heritage Impact Assessment also includes the current
Section 2.0 Methodology and Approach as recommended by ICOMOS (2011).
2.2 Approach
A site visit was conducted by MHBC Cultural Heritage Staff on April 1, 2019 to complete photographic
document the current condition of 48 Ontario Street, City of Kitchener.
As this site is designated under Part IV, research and documentation has been completed. This includes
the designation By-law 2016-112 (see Appendix E) and the CHER completed in order to substantiate this
legal protection under OHA.
This Report reviews the following documents:
• The Planning Act
• The Ontario Heritage Act and the Ontario Heritage Toolkit
• City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014)
• City of Kitchener's Municipal Heritage Register
• Designation By-law 2016-112
• Region of Waterloo Practical Conservation Guides for Heritage Properties
• Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition)
• Building Resilience: Practical Guidelines for the Sustainable Rehabilitation of Buildings in Canada
(2016)
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This HIA assesses the proposed development in terms of its compliance with these policies, guidelines and
recommendations and assesses any impacts of the development on the cultural heritage value and
attributes of adjacent cultural heritage resources.
2.2.1 Policy Framework
The Planning Act and PPS 2014
The Planning Act makes a number of provisions respecting cultural heritage either directly in Section 2 of
the Act or Section 3 respecting policy statements and provincial plans. In Section 2 the Planning Act
outlines 18 spheres of provincial interest that must be considered by appropriate authorities in the
planning process. One of the intentions of The Planning Act is to "encourage the co-operation and co-
ordination among the various interests." Regarding Cultural Heritage, Subsection 2(d) of the Act provides
that:
The Minister, the council of municipality, a local board, a planning board and the Municipal Board, in
carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of
provincial interest such as,
(d) The conservation of features of significant architectural, cultural, historical, archaeological or
scientific interest;
In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as provided for in
Section 3, the Province has refined policy guidance for land use planning and development matters in the
Provincial Policy Statement, 2014 (PPS). The PPS is "intended to be read in its entirety and the relevant policy
areas are to be applied in each situation". This provides a weighting and balancing of issues within the
planning process. When addressing cultural heritage planning, the PPS provides the following:
2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved.
2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to
protected heritage property except where the proposed development and site alteration has been
evaluated and it has been demonstrated that the heritage attributes of the protected heritage property
will be conserved.
Conserved: means the identification, protection, management and use of built heritage resources,
cultural heritage landscapes and archaeological resources in a manner that ensures their cultural
heritage value or interest is retained under the Ontario Heritage Act. This may be achieved by the
implementation of recommendations set out in a conservation plan, archaeological assessment, and/or
heritage impact assessment. Mitigative measures and/or alternative development approaches can be
included in these plans and assessments.
The subject land Is adjacent to recognized protected heritage property as it is designated under Part IV of
the OHA.
The Ontario Heritage Act
The Ontario Heritage Act, R.S.O, 1990, c.0.18 remains the guiding legislation for the conservation of
significant cultural heritage resources in Ontario. The building located at 48 Ontario Street is designated
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under the Ontario Heritage Act (OHA) and therefore was guided by the criteria provided with Regulation
9/06 of the OHA which outlines the mechanism for determining cultural heritage value or interest. The
regulation sets forth categories of criteria and several sub -criteria and will be utilized to evaluate the
subject lands. The designation of adjacent cultural heritage resource was based on this evaluation
criterion.
The Ontario Heritage Tool Kit
The impacts of a proposed development or change to a cultural heritage resource may occur over a short
or long-term duration, and may occur during a pre -construction phase, construction phase or post -
construction phase. Impacts to a cultural heritage resource may also be site specific or widespread, and
may have low, moderate or high levels of physical impact. According to the Ontario Heritage Tool Kit, the
following constitutes adverse impacts which may result from a proposed development:
• Destruction;
• Alteration;
• Shadows;
• Isolation;
• Direct or indirect obstruction;
• A change in land use; and
• Land disturbances.
Region of Waterloo Official Plan (2015)
Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of cultural
heritage resources stating that they are,
-the inheritance of natural and cultural assets that give people a sense of place, community and
personal identity. Continuity with the past promotes creativity and cultural diversity... These resources
provide an important means of defining and confirming a regional identity, enhancing the quality of life
of the community, supporting social development and promoting economic prosperity. The Region is
committed to the conservation of its cultural heritage. This responsibility is shared with the Federal and
Provincial governments, Area Municipalities, other government agencies, the private sector, property
owners and the community.
Pursuant to Chapter 3. G. 13, Cultural Heritage Impact Assessments policies have been outlined for the
Municipality of the City of Kitchener for a proposed development that includes or is adjacent to a
designated or listed property on the Municipal Heritage Register of the applicable municipality, in this
case, the City of Kitchener. The CHIA guidelines outlined by the Region in Chapter 3 G. 17 are reflected in
the HIA guidelines used by the City of Kitchener defined in the beginning of Sub -section 2.1 of this report.
City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014)
Section 12 of the Kitchener Official Plan (2014) provides the following objectives regarding the
conservation of cultural heritage resources:
12.1.1. To conserve the city's cultural heritage resources through their identification, protection, use
and/or management in such a way that their heritage values, attributes and integrity are retained.
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12.1.2. To ensure that all development or redevelopment and site alteration is sensitive to and respects
cultural heritage resources and that cultural heritage resources are conserved.
Policies in Chapter 12.C.1.1 states that the City of Kitchener uses the Ontario Heritage Act, among other
Acts, to conserve cultural heritage resources in consultation with the City of Kitchener's Municipal Heritage
Committee as it relates to its compliance with the provisions of the OHA. In accordance to Section 12
C.1.23 (a), the City of Kitchener has required the submission of a scoped HIA for the redevelopment of 45
Duke Street West as it relates to designated property located at 48 Ontario Street. The City did not require
an HIA for the subject land or 90 King Street West, which is a listed property. In changing contexts, the City
of Kitchener may also require guidelines to best integrate new development into mature neighbourhoods,
12.0 1.47. The City may require architectural design guidelines to guide development, redevelopment
and site alteration on, adjacent to, or in close proximity to properties designated under the Ontario
Heritage Act or other cultural heritage resources.
3.0 Identification of Subject Lands and Surrounding Area
and Evaluation of Built Heritage
3.1 Description of Subject Lands
The subject land municipally addressed as 45 Duke Street West (PLAN 401 PT LOT 7 RP 58R-1391 PTS 9 &
10). The subject land is located on the south side of Duke Street West Downtown Kitchener and consists of
0.31 acres. The subject lands contain a two storey, vernacular commercial building (previously a residential
unit) currently known as "Jack Burger Pub." The subject lands are zoned D-1. See Appendix A for a map of
the subject lands.
Figure 7: Aerial View of subject land and adjacent properties (MHBC, 2079)
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The building on-site is a former two-storey residential building with open gabled roofs oriented to the
front and rear. The roofline includes extended and returning eaves and soffit. The roof also includes gabled
dormers. This property has undergone several alterations to adapt to its use as a restaurant.
Figure 2: Street view of front facade of45 Duke Street West (Google Earth Pro)
3.2 Overview of Surrounding Lands
3.2.1 Overview of Historical Evolution
The subject property is located in the former City of Berlin (now Kitchener), which was settled in 1807 by
Joseph Schneider, who constructed a log cabin on Lot 17 on the east side of Queen Street. Other early
settlers included Benjamin Eby, Samuel Eby, and John Brubacher. The hamlet of Berlin was incorporated in
1833. At this time, Berlin had a population of 1,000 people. By 1912, Berlin was proclaimed a City, having a
population of 15,195 people.
An influx of German workers came to the city in the first half of the 19`h century (Uttley, 1937). The
construction of the Grand Trunk Railway in 1856 increased the settlement and industrialization of the area.
By the early 20`h century, Berlin's urban core was dominated by a variety of factories. The map of the City of
Berlin in 1853-1854, shows that the subject property has not yet been developed.
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Figure 3 & 4: (Above) 1853 Map of the Town of Berlin; (Below) 1879) M.H. Hopkins Map of the Town ofBerlin.
By the 1870s, settlement rapidly grew with the growth of industrial industries. The subject property was
one of the areas that was developed during this time, predominately to house merchants and their
workers. Original land owners in this area were commonly merchants in the downtown core of Berlin or
workers for industrial businesses.
Between 1912 and 1916, the Town of Berlin became a City when it was then renamed Kitchener after the
War. Kitchener succeeded the Town of Galt, currently part of Cambridge, as the top manufacturer in the
country. In 1973, Kitchener became part of the Regional Municipality of Waterloo.
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Figure 5: Aerial of subject land and surrounding properties; Red arrow indicates building on subject land (Source: Google Earth Pro, 2079)
3.2.2 Identification of Adjacent Properties to the Subject Land
60-62 Ontario Two storey commercial Not listed
Street building with three storey
tower.
48 Ontario Street Three storey red brickDesignated under
Classical Revival building. Part IV of the OHA
Former Canadian Legion/
Bell Co.
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90 King Street I Two-storey commercial
West building used for
'Elements' dance club.
55-85 Duke Street
West/ 31 Young
Street
Vacant commercial land
used for parking lot
Listed (January
12, 2009)
Not listed
3.3 Current Conditions and Designated Heritage Attributes of 48 Ontario Street
(Former Canadian Legion).
3.3.1 Current Conditions
The building located at 48 Ontario Street is currently in the process of being redeveloped which includes
the preservation of the facade, the building's lobby and grand staircase. Please, see Appendix G for photo
documentation of the building as of April 1, 2019.
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3.3.2 Review of Designated Heritage Attributes 48 Ontario Street under Designation By-law 2016-
112
On December 12, 2016 the Corporation of the City of Kitchener approved By-law No. 2016-112 being a by-
law to designate identified exterior and interior heritage attributes of 48 Ontario Street, (see Appendix G
for designation by-law). The following paragraph is the Statement of Cultural Heritage Value or Interest
(CHVI), also known as the Statement of Significance (SOS), for the building located at 48 Ontario Street.
Statement of Cultural Heritacie Value or Interest
Physical/Design Value
The former Legion building has design or physical value as a representative
example of the Classical Revival style in Kitchener which displays a high degree
of craftsmanship and artistic merit. Typical Classical Revival features found on
the front elevation of this 1910 structure include brick rustication on the raised
basement level, a brownstone doorcase and frontispiece with carred scroll
brackets supporting an entablature, tall rectangular window openings with
brownstone lintels and sills, and a flat roofline adorned with a simple cornice.
Set between two horizontal brownstone belt courses, four brick pilasters with
brownstone capitals and bases give the impression of Roman Doric columns.
The attractive decorative features executed in brownstone are a relatively rare
building material in Berlin/ Kitchener. Windows on other elevations generally
contain segmentally -arched openings with triple brick -header voussoirs and
stone sills. Notable interior features include the front entrance terrazzo floor,
front staircase with slate treads and metal risers, and wood handrails with
paired metal balusters and metal newel - posts.
Historical/ Associative The historic or associative values of the former Legion building relate to its
Value direct associations with both the Bell Telephone Company, who purchased the
land and constructed this building in 1909- 1910, and the Royal Canadian
Legion, Branch 50, who bought the property from Bell in 1944. Both are
significant to, and yield information that contributes to an understanding of,
our culture today. These organizations have made significant contributions to
the City's economic development and have influenced the course of local and
regional history. Bell Telephone began service in the Town of Berlin in 1879,
with a local druggist as agent. There were 48 subscribers in 1883. This new
office building was "equipped with every modern device known to telephony."
Telephone use grew exponentially after this move. In 1914, switchboards
served 500 lines; in 1915, 1, 750; in 1920, 3, 239; in 1925 the 5, 0001 h telephone
was installed in Kitchener. Following World War Two, the building became
home to a local branch of the Royal Canadian Legion. Branch 50 was founded
by veterans in 1926, just one year after the Legion itself was formed, and is
considered the Mother Branch in Waterloo Region. More than 500 armed
forces members from Kitchener -Waterloo died during the two World Wars. In
1996, the Branch was renamed after decorated First World War soldier Fred
Gies. The Legion was well known for live entertainment, inspiring a vibrant
local music scene and influencing the development of the Blues in Kitchener.
The Legion moved to new premises in 2001.
I Contextual Value I The contextual value of the former Leaion buildina relates to its location within I
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the Downtown Cultural Heritage Landscape. it is important in defining,
maintaining and supporting the historic commercial character of the
downtown area and its status as the real and symbolic heart of the City.
As part of the designation, key heritage attributes have been identified. The assessment is focused
particularly on how the proposed development will impact these key heritage attributes identified in the
designation by-law. See Appendix G for photographic documentation of the following heritage attributes.
Key Heritage Attributes:
All building elevations and exterior features including:
o Red brick walls including basement level brick rustication and pilasters;
o All window openings, sills, lintels and brick voussoirs;
o All exterior door openings;
o Roof and roofline;
o Decorative Brownstone features including:
■ Banding and belt courses;
■ Sills and lintels;
■ Pilaster capitals and bases;
■ Entrance doorcase and frontispiece with scroll brackets and entablature.
Interior features including:
o Front entrance terrazzo floor;
o Floor staircase including:
■ Slate treads and metal risers;
■ Wood handrails with paired metal balusters and metal newel -posts.
■ Contextual features including:
o Location on Ontario Street North.
4.ODescription of Proposed Development
4.1 Description of Development
The proposed development includes a 19 storey residential apartment building with 123 units; the
building is composed of a podium and tower. The redevelopment on site includes the demolition of a two
storey brick house used as a commercial property. The total building footprint of the development on
grade is 971.8 square meters and proposes a 10.0 FSR. The main lobby is accessed off of Duke Street West.
See Appendix A for an overlay of the site plan on the subject lands. See Appendix'B' for a larger version of
the site plan and Appendix'C' for renderings.
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rulul¢ Hoe F
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widening property line
vsa�v.�u oae vn.
Rear Yard Setback (South)
16.4m
Internal Side Yard Setback (East)
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Internal Side Yard Setback (West)
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Figures 6: Site Plan of Proposed Development May, 2019 (Source: ABA Architects Inc., 2019)
The development proposes the following setbacks for the site
Setbacks
Podium Provided
I owei
Front Yard Setback (Duke Street
2.1 m
3.4m
W) North * taken from pre -road
widening property line
0.05m
Rear Yard Setback (South)
16.4m
Internal Side Yard Setback (East)
0.1 m
3.Om
Internal Side Yard Setback (West)
10.3m
3.1 m
The renderings on the following page show the mass and scale of the proposed development.
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L—�
Figures 7& 8: (Above) Aerial rendering of proposed development (Below) Rendering of building looking south east along
Duke Street West (Source: ABA Architects Inc., 2019)
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5.0 Assessment of Impacts of Proposed Development
The following sub -sections of this report will provide an analysis of impacts which are anticipated as a
result of the proposed redevelopment of the subject lands as they relate to the identified cultural heritage
resources. This will include a description of the classification of the impact as beneficial, neutral, or adverse.
5.1 Classifications of Impacts
There are three classifications of impacts that the effects of a proposed development may have on an
identified cultural heritage resource: beneficial, neutral or adverse. Beneficial impacts may include retaining
a resource of cultural heritage value, protecting it from loss or removal, restoring/repairing heritage
attributes, or making sympathetic additions or alterations that allow for the continued long-term use of a
heritage resource. Neutral effects have neither a markedly positive or negative impact on a cultural
heritage resource. Adverse effects may include the loss or removal of a cultural heritage resource,
unsympathetic alterations or additions which remove or obstruct heritage attributes. The isolation of a
cultural heritage resource from its setting or context, or addition of other elements which are
unsympathetic to the character or heritage attributes of a cultural heritage resource are also considered
adverse impacts. These adverse impacts may require strategies to mitigate their impact on cultural
heritage resources.
5.2 Assessment of Impacts of the Proposed Development on 48 Ontario Street
(Former Royal Canadian Legion)
Table 1.0 Analysis of Adverse Impacts to 48 Ontario Street
Impact
Level of Impact
Analysis
Destruction
No impact
Proposed development will not destroy any heritage
attributes on the adjacent property at 48 Ontario Street.
Alteration
No impact.
Proposed development will not alter any heritage
attributes on the adjacent property.
Shadows
No impact
Shadows will not negatively impact the heritage attributes
of the adjacent building. See Appendix D for shadow study.
Isolation
No impact
The proposed development will not isolate the adjacent
building and will not change the relationship of the
adjacent building to Ontario Street. The building is
currently surrounded by new development.
Direct or Indirect
No impact
Indirectly, the proximity of mass in relation to the building
Obstruction of Views
will alter the views of the building along Ontario Street as it
relates to the background however, this does not detract
from the pedestrian view from Ontario Street.
The rear brick wall including brick voussoirs over the first
storey windows will be directly obstructed from view,
however, this fa4ade was not intended to be a significant
view of the building and therefore, there is no impact.
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5.2.1 Impact of Land Disturbances
The new building is proposed to be approximately one metre from the western elevation of the adjacent
heritage property at 48 Ontario Street. The rear facade of the existing building at 48 Ontario Street is
located very near the property line. Four new windows have recently been installed on the rear facade;
previously there were no windows. The south facade of the existing building at 48 Ontario Street is also set
very close to the property line resulting in approximately 0.3 metres of separation from the existing
adjacent building directly to the south.
Since the building at 48 Ontario Street is located very near the property line, there is the potential for
negative impacts to occur to the building during construction if appropriate care is not taken. Given that
there is approximately a metre of separation, there is sufficient space for the excavation and shoring for the
new building. Impacts to the existing building are unlikely if standard construction methods are used and
appropriate care is taken by equipment operators. It is recommended that the setbacks shown on the
proposed site plan be maintained and the new building maintain a minimum separation of 0.8 metres
from the west facade of the existing building (see Figure 9).
There could also be impacts in the long term to the foundation of the existing building at 48 Ontario Street
if stormwater is not managed appropriately. The stormwater management brief prepared by MTE and
submitted with the site plan application indicates that stormwater will be retained on the roof of the
building and controlled through roof drains. Little or no stormwater will collect in the space between the
new building and the existing building and the land will be graded to direct any water away from the
existing building. Therefore, no impacts are expected if the stormwater management strategy is
implemented and the roof drains are maintained over time.
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A Change in Land Use
No impact
Land use will remain as its current use.
Land Disturbance
Potential.
The setback between the new building and the rear wall of
the existing building is approximately one metre (0.85 to
0.94 metres). As a result, there is the potential for minor
land disturbances that may affect the adjacent building
during construction.
5.2.1 Impact of Land Disturbances
The new building is proposed to be approximately one metre from the western elevation of the adjacent
heritage property at 48 Ontario Street. The rear facade of the existing building at 48 Ontario Street is
located very near the property line. Four new windows have recently been installed on the rear facade;
previously there were no windows. The south facade of the existing building at 48 Ontario Street is also set
very close to the property line resulting in approximately 0.3 metres of separation from the existing
adjacent building directly to the south.
Since the building at 48 Ontario Street is located very near the property line, there is the potential for
negative impacts to occur to the building during construction if appropriate care is not taken. Given that
there is approximately a metre of separation, there is sufficient space for the excavation and shoring for the
new building. Impacts to the existing building are unlikely if standard construction methods are used and
appropriate care is taken by equipment operators. It is recommended that the setbacks shown on the
proposed site plan be maintained and the new building maintain a minimum separation of 0.8 metres
from the west facade of the existing building (see Figure 9).
There could also be impacts in the long term to the foundation of the existing building at 48 Ontario Street
if stormwater is not managed appropriately. The stormwater management brief prepared by MTE and
submitted with the site plan application indicates that stormwater will be retained on the roof of the
building and controlled through roof drains. Little or no stormwater will collect in the space between the
new building and the existing building and the land will be graded to direct any water away from the
existing building. Therefore, no impacts are expected if the stormwater management strategy is
implemented and the roof drains are maintained over time.
May 77, 2079 MHBC 178
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
Figures 9 & 7 0. (Above) Detail of distance from site plan between development and rear elevation of48 Ontario Street
(Source: ABA Architects, 2079) (Below) Photo of rear elevation of heritage property (MHBC, 2079).
May 77, 2079 MHBC 179
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
6.0 Consideration of Development Alternatives
6.1 Alternative Development Approaches
Heritage Impact Assessments require that alternative development options be identified that will avoid or
limit the adverse impact on a cultural heritage resource. The following alternatives have been identified
that may be considered as part of the heritage planning process.
6.1.1 Do nothing alternative
This option would result in no development on the site. This would have considerable economic impact
on the land owner and would have an impact on the achievement of broader planning goals of the City.
This option is not recommended since there is no adverse impact of the proposed development.
6.1.2 Develop the site as proposed
This option would result in the development of the site as designed in the attached site plan by ABA
Architects with a 0.8 metre setback; the final building as constructed above grade will not be closer than
0.8 m. With proper construction and stormwater management measures, the proposed design would be
able to mitigate any negative impacts given the close proximity of the heritage building to the property
line. Given that the new building is proposed to be approximately one metre from the fa4ade of the
building, negative impacts can be avoided if appropriate construction and stormwater management
measures are followed. This option is recommended provided the new building be constructed no closer
than 0.8 metres from the rear facade of the existing building.
6.1.3 Develop the site with an alternate design
Alternative site development options include:
• Develop the site with a building that has a greater setback between the heritage building and the
proposed new building (greater than 1.0 metres); and
• Develop the site with a building that has a lesser setback between the heritage building and the
proposed new building (eg less than a metre and potentially a "zero" lot line between the
buildings).
Neither alternative is recommended. A development with a lesser setback increases the potential for
negative impacts to the adjacent heritage building during construction. A development with a greater
setback would result in a loss of 27 parking spaces and related loss in number of units and building
construction efficiency and viability. Given that the potential for negative impacts associated with the
proposed building setbacks can be minimized or negated through implementation of the stormwater
strategy and implementation of appropriate construction techniques an alternative development plan
with greater setbacks (and resulting loss of development potential) is not necessary.
As proposed, the setback is adequate in addressing potential conservation concerns and therefore, the
development as proposed sufficiently meets both heritage and development objectives.
May 17, 2019 MHBC 120
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
7.0 Conclusions and Recommendations
The City of Kitchener Official Plan (2014) policies require a scoped Heritage Impact Assessment for the
proposed development on the subject land located at 45 Duke Street West, Kitchener as it is adjacent to
the designated heritage property at 48 Ontario Street (Former Royal Canadian Legion). This report
concludes that no adverse impacts from the proposed development are expected to occur if all
recommended measures are followed.
It is recommended that the proposed development proceed subject to the following:
Recommendation One: Maintain a minimum setback of 0.8 metres between the new building and the rear
facade of the building at 48 Ontario Street
Recommendation Two: Ensure that appropriate construction practices are followed and that care is taken by
equipment operators to ensure that the rear fa4ade of the building at 48 Ontario Street is not inadvertently
damaged.
Recommendation Three: Ensure the stormwater management strategy prepared by MTE is implemented and
that stormwater is directed away from the rear foundation of the building at 48 Ontario Street.
May 17, 2019 MHBC 21
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
g.0 Bibliography
ABA Architects Inc. Architectural Plans, Renderings and Shadow Study for Development of 45 Duke Street
West. March 2019.
Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and
Whiteside, 1990.
CBC News. Former legion in downtown Kitchener to be sold for $1.5m: Voisin Capital Inc. of Waterloo
behind other redevelopment project in downtown Kitchener. August 4, 2017.
City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014).
City of Kitchener , By-law No. 2016-112. To designate the property at 48 Ontario Street as being of cultural
heritage value or interest (12 December, 2016).
Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener, ON:
Eldon D. Weber, 1971.
English, John and Kennedth McLaughlin. Kitchener. -An Illustrated History. Robin Brass Studio, 1996.
Google Maps & Google Earth Pro, 2018.
Government of Canada. Parks Canada. Standards and Guidelines for the Conservation of Historic Places in
Canada. 2010.
Hayes, Geoffrey. Waterloo County: An Illustrated History. Waterloo Historical Society, 1997. Heritage
Resources Centre. Ontario Architectural Style Guide. University of Waterloo, 2009.
Jackson, Bill. Former Downtown Legion to Become Office Space. August 11, 2017. Kitchener Post.
Mark Thompson Brandt Architect & Associates Inc. (MTBA) in association with the Federal, Provincial,
Territorial Ministers of Culture and Heritage in Canada. Building Resilience: Practical Guidelines to
Sustainable Rehabilitation of Buildings in Canada. 2016.
Ministry of Tourism, Culture and Sport. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, InfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2006.
Ministry of Tourism, Culture and Sport. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning
Process, InfoSheet #5 Heritage Impact Assessments and Conservation Plans . Queens Printer for
Ontario, 2006.
Moyer, Bill. Kitchener: Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 1979.
May 17, 2019 MHBC 122
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
n/a. Busy Berlin, Jubilee Souvenir. 1897.
Ontario Ministry of Tourism Culture and Sport. Ontario Heritage Act Ontario Heritage Act 2005, R.S.O. 1990,
C. 0.18 Retrieved from the Government of Ontario website:
https://www.ontario.ca/laws/statute/90ol 8.
Ontario Ministry of Affairs and Housing. Ontario Provincial Policy Statement 2014. S.3 the Ontario Planning
Act R.S.O 1996. Retrieved from the Government of Ontario website:
http://www.mah.gov.on.ca/Page2l5.aspx
Pender, Terry. Kitchener set to sell former Legion building for $1.5 million. August 4, 2018. Waterloo Region
Record.
Pender, Terry. Developer plans $12M redevelopment of former Legion building in downtown Kitchener.
August 12, 2017. Waterloo Region Record.
Region of Waterloo Official Plan (2015).
Region of Waterloo GIS Locator, 2018.
Region of Waterloo. "Infill: New Construction in Heritage Neighbourhoods". Practical Conservation Guide for
Heritage Properties. (PDF) Accessed February 17, 2019.
Uttley, W.V. (Ben),A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937.
Voisin Capital Inc. 48 Ontario. Accessed March 15, 2019. www.480ntario.com.
Waterloo Generations. "Family Surname Search." http://generations.regionofwaterloo.ca/searchform.phr) .
Accessed February 14, 2019.
W. V. Uttley and Gerald Noonan. A History ofKitchener., Wilfrid Laurier University Press, 1975
MAPS
Aerial photograph of subject lands of 1930, 1945, 1955 and 1963. KMZ Files. Courtesy of the University of
Waterloo Geospatial Centre.
C.M. Hopkins. "Map of the Town of Berlin, Waterloo County." 1879. Scale unknown. KMZ File. Courtesy of the
University of Waterloo Geospatial Centre.
City of Kitchener. Aerial and zoning map for the subject lands. City of Kitchener Interactive E -map, 2019.
Goad, Chas. E. " Kitchener (including the Village of Bridgeport". February 1908, revised March 1925
50 sheets on 4 microfiche.G3464.K7G475 1917.G63x UW Porter. Rare Book Room. 7stfloor.
May 17, 2019 MHBC 123
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
Goad, Chas. E. "Kitchener (including the Village of Bridgeport". February 1908, revised and reprinted January
1947. Underwriters' Survey Bureau. G3464.K7G475sO6.U5xGeopspatial Centre.54 sheets, 1 index on 28
pages, both sides.G3464.K7G475sO6.U5x Geospatial Centre54 sheets. H0722 UW Porter. Rare Book Room
.1st floor, Courtesy of the University of Waterloo Geospatial Centre.
Government of Canada. "Waterloo County: Historical Canadian County Atlas." 1881. Scale not given. McGill
University Rare Books and Special Collections Division, McGill University (Digital).
http://digital.l ibrary.mcgil l.ca/Cou ntyAtias/searchmapframes.php
M.C. Schofield. "Map of Part of the Town of Berlin, Capital of the County of Waterloo". 1853-1854. Scale Eight
Chains to the Inch. KMZ File. Courtesy of the University of Waterloo Geospatial Centre.
Voght, G.H. "Berlin, Province of Ontario." 1875. Lithograph. Published in in 1989 by the City of Kitchener
L.A.C.A.C. with the Kitchener Public Library. KMZ File. Courtesy of the University of Waterloo
Geospatial Centre.
"
May 17, 2019 MHBC 124
Heritage ImpoctAssessment
45 Duke Street West, City of Kitchener, ON
Appendix A -Map of Subject Land
May 77, 2079 MHBC 125
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Aerial Imagery: City of Kitchener, 2017
Figure LEGEND DATE: May 13, 2019
Designated Heritage Subject Lands
Property SCALE: 1:750
p y Designated Heritage Property under Part IV of
the OHA FILE: 18297A
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City of Kitchener
Region of Waterloo
Heritage ImpoctAssessment
45 Duke Street West, City of Kitchener, ON
Appendix B -Site Plan
May 17, 2019 MHBC 126
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Appendix D- Shadow Study
May 17, 2019 MHBC 128
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Heritage ImpoctAssessment
45 Duke Street West, City of Kitchener, ON
Appendix E- Designation By-law 2016-112
r
May 77, 2079 MHBC 129
Registered as Instrument No.
WRl003309 on 2016-12-21
BY-LAW NUMBER 2-+Q I L I ''-)-
of THE CORPORATION
OF THE CITY OF KITCHENER
(Being a by-law to designate the
property municipally known as
48 Ontario Street North in the
City of Kitchener as being of
historic and cultural heritage
value or interest).
WHEREAS section 29 of the Ontario Heritage Act, R.S.O. 1990, c. 0.18.,
authorizes the Council of a Municipality to enact by-laws to designate real property,
including all buildings and structures thereon, to be of cultural heritage value or interest.
AND WHEREAS the Council of the Corporation of the City of Kitchener has
received and considered the recommendations of its municipal heritage committee
pertaining to this by-law, arising from Heritage Kitchener`s meeting held on October 4,
2016;
AND WHEREAS the Council of The Corporation of the City of Kitchener resolved at
its Council Meeting held the 24th day of October, 2016 to publish a Notice of Intention to
designate the land described as 48 Ontario Street North, and which resolution was
confirmed by By-law No. 2016-112 passed by the Council of The Corporation of the City of
Kitchener at its Council Meeting held the 24th day of October, 2016;
AND WHEREAS the Council of The Corporation of the City of Kitchener has
caused to be served on the owner of the land and premises known municipally as 48
Ontario Street North in the City of Kitchener, and upon the Ontario Heritage Trust, a Notice
of Intention to designate as being of cultural heritage value or interest that part of the
aforesaid real property, and has caused such Notice of Intention to be published in a
newspaper having general circulation in the municipality, a copy of which is attached
hereto as Schedule "A";
AND WHEREAS no Notice of Objection to the proposed designation has been
served upon the Clerk of the Municipality;
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts
as follows:
1 A statement of the Property's cultural heritage value or interest is attached hereto
as Schedule "B".
2. There is designated as being of cultural heritage value or interest all heritage
attributes listed under the subheading "Description of the Heritage Attributes" in the
statement of the Property's cultural heritage value or interest attached hereto as
Schedule "B". For further clarity, this designation applies to every listed exterior and
interior heritage attribute of the former Legion Building, the listed key heritage
attribute that embodies the contextual value of the building, and all property
covered by this designation.
I The City Solicitor is hereby authorized to cause a copy of this by-law to be
registered against the whole of the property described in Schedule "C" attached
hereto in the proper land registry office.
4, The Clerk is hereby authorized to cause a copy of this by-law to be served on the
owner of the aforesaid property and on the Ontario Heritage Trust and to cause
notice of the passing of this by-law to be published in a newspaper having general
circulation in the municipality.
PASSED at the Council Chambers in the city of Kitchener this � day of
2016.
14ERK
LIIIII
SCHEDULE "A"
48 Ontario St. N.
Notice of Intention to Designate
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Schedule "B"
Statement of Cultural Heritage Value or Interest
Description of the Property
The subject property known as the former Legion building is municipally addressed as 48
Ontario Street North. The 0.10 -hectare (%-acre) lot is located on the west side of Ontario Street
North between King Street West and Duke Street West in Downtown Kitchener. It contains a
two-storey Classical Revival style commercial office building with a full raised basement.
Statement of Cultural Heritage Value or Interest
The former Legion building is recognized for its design, physical, historical, associative, and
contextual values.
The former Legion building has design or physical value as a representative example of the
Classical Revival style in Kitchener which displays a high degree of craftsmanship and artistic
merit. Typical Classical Revival features found on the front elevation of this 1910 structure
include brick rustication on the raised basement level, a brownstone doorcase and frontispiece
with carred scroll brackets supporting an entablature, tall rectangular window openings with
brownstone lintels and sills, and a flat roofline adorned with a simple cornice. Set between two
horizontal brownstone belt courses, four brick pilasters with brownstone capitals and bases give
the impression of Roman Doric columns. The attractive decorative features executed in
brownstone are a relatively rare building material in Berlin/Kitchener. Windows on other
elevations generally contain segmentally -arched openings with triple brick -header voussoirs and
stone sills. Notable interior features include the front entrance terrazzo floor, front staircase with
slate treads and metal risers, and wood handrails with paired metal balusters and metal newel -
posts.
The historic or associative values of the former Legion building relate to its direct associations
with both the Bell Telephone Company, who purchased the land and constructed this building in
1909-1910, and the Royal Canadian Legion, Branch 50, who bought the property from Bell in
1944. Both are significant to, and yield information that contributes to an understanding of, our
culture today. These organizations have made significant contributions to the City's economic
development and have influenced the course of local and regional history.
Bell Telephone began service in the Town of Berlin in 1879, with a local druggist as agent.
There were 48 subscribers in 1883. This new office building was "equipped with every modern
device known to telephony." Telephone use grew exponentially after this move. In 1914,
switchboards served 500 lines; in 1915, 1,750; in 1920, 3,239; in 1925 the 5, 0001h telephone
was installed in Kitchener.
Following World War Two, the building became home to a local branch of the Royal Canadian
Legion. Branch 50 was founded by veterans in 1926, just one year after the Legion itself was
formed, and is considered the Mother Branch in Waterloo Region. More than 500 armed forces
members from Kitchener -Waterloo died during the two World Wars. In 1996, the Branch was
renamed after decorated First World War soldier Fred Gies. The Legion was well known for live
entertainment, inspiring a vibrant local music scene and influencing the development of the
Blues in Kitchener. The Legion moved to new premises in 2001.
The contextual value of the former Legion building relates to its location within the Downtown
Cultural Heritage Landscape. it is important in defining, maintaining and supporting the historic
commercial character of the downtown area and its status as the real and symbolic heart of the
City.
Description of the Heritage Attributes
Key exterior heritage attributes that embody the design or physical values of the former Legion
building as a representative example of a Classical Revival style commercial office building in
Kitchener include:
All building elevations and exterior features including:
• red brick walls including basement level brick rustication and pilasters,
• all window openings, sills, lintels and brick voussoirs,
• all exterior door openings,
• roof and roofline, and
• decorative Brownstone features including:
• banding and belt courses,
• sills and lintels,
• pilaster capitals and bases, and
• entrance doorcase and frontispiece with scroll brackets and entablature.
Key interior heritage attributes that embody the design or physical values of the former Legion
building include:
front entrance terrazzo floor,
front staircase including:
• slate treads and metal risers, and
• wood handrails with paired metal balusters and metal newel -posts.
Key heritage attributes that embody the contextual value of the former Legion building include
the:
• location on Ontario Street North.
SCHEDULE `C"
Legal Description
Part Lot 7 between Young Street and Ontario Street on Pian 401 Kitchener as in
Instrument #1066033
Being all of PIN 22316-0026 (LT).
Heritage ImpoctAssessment
45 Duke Street West, City of Kitchener, ON
Appendix F- Pre -submission Consultation Meeting of
July 5, 2018 with the City of Kitchener
r
May 77, 2079 MHBC 130
Advice: No portion of the property is regulated by the GRCA.
iii. Cultural Heritage Comments
Comments Provided By: Leon Bensason ext. 7306
Heritage Planning staff provides the following comments in relation to the anticipated Site Plan
Application for 45 Duke Street West, to be discussed at a Pre -Submission Consultation meeting on
July 5, 2018.
The subject property at 45 Duke Street West is located adjacent 48 Ontario Street North, which is
designated under Part I of the Ontario Heritage Act and consid Ont ri be protectedNorth,
heritage
property- Section 2 of the Planning Act identifies matters of provincial interr3st, which includes �
conservation of significant features of architectural, cultural, historical, archaeological or inclscienudes
interest_ Section 3 of the Planning Act requires that decisions of Council be consistent with the
Provincial Policy Statement (PPS), Policy 2.6.3 of the PPS states that Planning authorities shall
not permit development and site alteration on adjacent lands to protected heritage property
except where the proposed development and site alteration has been evaluated and it has
been demonstrated that the heritage attributes of the protected heritage properly conserved. p p y will be
In this instance, the City will require that a scoped Heritage Impact Assessment (HIA) be
undertaken and be submitted as part of a complete Site Plan Application. The purpose of the
scoped HIA will be to assess the potential impact of the subject development application on the
identified heritage attributes of 48 Ontario Street forth, If a potential impact i identified, the
scoped HIA must recommend mitigative measures to avoid or approprisrtely reduce those impacts.
Such measures should be reflected in the planning a#plications and in the design of the
development proposal submitted to the City for consideration.
As per Info Sheet No. 5 of the Ministry of Culture, Tourism and Sport Heritage Too/kit publication
HerJtaa Resnur es in !h Land use PJannin Process potential negative impacts to cultural
heritage resources include but are not limited to:
0 destruction of any, or part of any, Significant heritage ,attributes or features,
■ alteration that is not sympathetic, or is iatIble with the historic fabric appearance and
context; ncamp
shadows created that alter the appearance of a heritage attribute-
* isolation of a heritage attribute from its SUrrounding environrr'ent, context, or a significant
relationship; and
• direct or indirect obstruction of significant views or vistas within, from, or to a cultural heritage
resource.
Similarly, measures to mitigate potential impacts as referenced in Info Sheet No. 5 of the Ministry's
Heritage Toolkit include:
■ alternative development approaches;
# isolating development and site alteration from significant built heritage resources;
a design that harmonizes mass, setback, setting, and materials;
limiting height and density; and
allowing only compatible infill.
The scoped HIA shall be completed by a qualified heritage consuitant Conclusions and
recommendations made in the scoped HIA must Conform to recognized heritage standards,
pnnciples and practices, HIAs that are not completed to the satisfaction of the City may be subject
to a revision and resubmission, critique by peer review or a similar process to determine if the
report meefs recognized cultural heritage standards, principles and practices. Note that HIAs rimy
be circulated to the City's Heritage Kitchener Committee for information and discussion.
Finalization of a recommendation on the Planning application, including the scheduling of a
Planning & Strategic Initiatives Committee meeting and/or Site Plan Review Committee meeting,
Page 6 of 17
should not be undertaken until Heritage Kitchener has been provided an opportunity to review and
provide feedback to City staff and the scoped HIA has been considered by the Director of
Planning.
The applicant should contact heritage planning staff for terms Df reference for the scoped HIA.
iv. OPTED (Crime Prevention Through Environmental Design) Comments
Comments Provided By: Lisa Thompson (519-741-2200 ext. 7847)
A CPTED repot will be required as a condition of site plan approval. Please refer to the City's
UDM Part A, Section 7 (Pgs. A32-49) for more information.
c. Transportation Services Comments
Comments Provided By: Dave Seller (519-741-2200 ext. 7369)
1, If on-site parking does not meet the zoning by-law requirements, the following options apply:
a. The city will consider cash -in -lieu of parking in the downtown at the current rate.
b. Off-site parking agreement registered on title of both properties.
C. A TDM options report and TDM checklist be submitted In support of a minor variance,
2- Adequate on-site truck circulation should be provided for garbage pick-up As part of a
complete application, a separate plan be submitted illustrating vehicle turning movements with
one continuous path with AutoTURN, Insert the design vehicles on each plan_ Garbage pick-
up may not to occur along the Duke St W frontage.
3. This property is within a downtown zone and therefore, visitor parking is not required,
4_ Drive aisle widths and parking space dimensions should conform to City of Kitchener's Urban
Design Manual and Zoning by-law,
5. Pedestrian connection be provided to Duke St W.
6. Access throat width be a minimum of 7.6 metres,
7. If the Legion of Waterloo is seeking that a Transportation Impact S#ucf
of the study. y be completed for this
development, the City of Kitchener would like to receive 2 hard copies and an electronic copy
8. Barrier free and compact car parking should be adequately signed and noted on the plan,
9. Compact car panting should have the following dimensioning and be noted on the plan, length
4,8 metres and width 2.4 metres and would require a variance if it is part of the required
parking calculation.
10. Level 1 ground floor plana - the ramp and transition areas must be heated,
11- Level 1 ground floor plan — entrancelexit widths be noted on the plain.
12 Level 1 ground floor plan — delineation be provided to stop someone from parking a vehicle
Within the triangle area by the ramp.
13_ Convex mirrors be provided and noted on the plan by the entrance/exit to the ramp areas.
14. Where hammerheads are provided, ensure that they are a minimum of 1.2 metres.
15_ Maximum slope of 5% be provided for drive aisles and parking areas.
16, Transition Grade -- applicable to all ramps regardless of grade and must be % of the ramp
grade for a minimurn distance of 3,66 metres centred on the transition point, to a maximum of 7, 5%,.
c, Engineering Comments
Comments Provided By: Natasha PreIpas-Strobeck phone 519-741-2200 x7136
Site Plan Specific Comments:
_Stormwater Management: The proposed site is located within the City of Kitchener's DC
Exemption Boundary. Therefore, to address Stormwater quantity concerns, the post -
development flows are to be attenuated to the 5 year pre -development levels. A
Stormwater Management Scheme is required for quantity controf prior to site plan appraVal
Heritage ImpoctAssessment
45 Duke Street West, City of Kitchener, ON
Appendix G- Photographic Documentation of 48
Ontario Street (Former Royal Canadian Legion), April
1, 2019
May 77, 2079 MHBC 137
Appendix G - Current Conditions of 48 Ontario Street
(April 1, 2019, MHBC Cultural Heritage Staff Visit)
Figure 1: View of front facade along Ontario Street looking north.
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Figure 2: View of northern elevation from parking lot under construction looking south east.
Figure 3: View of northern elevation under construction looking south.
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Figure 4: View of northern elevation under construction looking south east towards Ontario Street.
Figure 5: View of rear (western) elevation looking east from parking lot.
Figure 6: View of quoin detail on eastern and southern elevation looking north towards Duke Street West.
Figure 6: View of southern elevation looking west from Ontario Street showing close proximity to adjacent building.
Figure 7: Detailed view of eastern (front) elevation showing architectural details framing the main entryway.
Intersection of Duke Street West and Ontario Street is located in the background.
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Figure 7: Detailed view of eastern (front) elevation showing architectural details framing the main entryway.
Intersection of Duke Street West and Ontario Street is located in the background.
Figure 8: View of door entablature and surrounded stone trim.
Heritage Impact Assessmen t
45 Duke Street West, City of Kitchener, ON
Appendix H- Curricula Vitae
May 77, 2079 MHBC 132
EDUCATION
2006
Masters of Arts (Planning)
University of Waterloo
1998
Bachelor of Environmental Studies
University of Waterloo
1998
Bachelor of Arts (Art History)
University of Saskatchewan
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, BA, BES, MA, MCIP, RPP, CAHP
Dan Currie, a Partner with MHBC, joined MHBC Planning in 2009, after having
worked in various positions in the public sector since 1997 including the Director
of Policy Planning for the City of Cambridge and Senior Policy Planner for the City
of Waterloo.
Dan provides a variety of planning services for public and private sector clients
including a wide range of policy and development work. Dan has experience in a
number of areas including strategic planning, growth plan policy, secondary
plans, watershed plans, housing studies and downtown revitalization plans. Dan
specializes in long range planning and has experience in growth plans, settlement
area expansions and urban growth studies.
Dan holds a Masters degree in Planning from the University of Waterloo, a
Bachelors degree (Honours) in Planning from the University of Waterloo and a
Bachelor of Arts degree from the University of Saskatchewan. He is a registered
Professional Planner and a Member of the Canadian Institute of Planners and a
Professional Member of the Canadian Association of Heritage Professionals.
PROFESSIONAL ASSOCIATIONS
Full Member, Canadian Institute of Planners
Full Member, Ontario Professional Planners Institute
Professional Member, Canadian Association of Heritage Professionals
Past Board Member, Town and Gown Association of Ontario
PROFESSIONAL HISTORY
2013 — Present Partner,
MacNaughton Hermsen Britton Clarkson Planning Limited
2009-2013 Associate
MacNaughton Hermsen Britton Clarkson Planning Limited
2007-2009 Director, Policy Planning, City of Cambridge
2000-2007 Senior Planner, City of Waterloo
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, BA, BES, MA, MCIP, RPP, CAHP
1999-2000 Planner, City of Waterloo
1997-1998 Research Planner, City of Kitchener
SELECTED PROJECT EXPERIENCE
MASTER PLANS, GROWTH MANAGEMENT STRATEGIES AND POLICY STUDIES
Township of West Lincoln, Smithville Northwest Quadrant Secondary Plan
Township of Tiny Growth Management Strategy and Urban Expansion Analysis
Niagara -on -the -Lake Mary Street Streetscape Study
Richmond Hill, Bond Crescent Intensification Strategy
City of Cambridge Climate Change Adaptation Policy
Ministry of Infrastructure Pilot Test of Growth Plan Indicators Study
Cambridge West Master Environmental Servicing Plan
Township of Tiny Residential Land Use Study
Township of West Lincoln Settlement Area Expansion Analysis
Port Severn Settlement Area Boundary Review
City of Cambridge Green Building Policy
Township of West Lincoln Intensification Study & Employment Land Strategy
Ministry of the Environment Review of the D -Series Land Use Guidelines
Meadowlands Conservation Area Management Plan
City of Cambridge Trails Master Plan
City of Kawartha Lakes Growth Management Strategy
City of Cambridge Growth Management Strategy
Cambridge GO Train Feasibility Study
City of Waterloo Height and Density Policy
City of Waterloo Student Accommodation Study
Uptown Waterloo Residential Market Study
City of Waterloo Land Supply Study
City of Kitchener Inner City Housing Study
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, BA, BES, MA, MCIP, RPP, CAHP
HERITAGE PLANNING
Town of Cobourg Heritage Master Plan
Municipality of Chatham -Kent Rondeau Heritage Conservation District Plan
City of Markham Victoria Square Heritage Conservation District Study
City of Kingston Barriefield Heritage Conservation District Plan
Burlington Heights Heritage Lands Management Plan
Township of Muskoka Lakes, Bala Heritage Conservation District Study and Plan
Municipality of Meaford, Downtown Meaford Heritage Conservation District Plan
City of Guelph Brooklyn and College Hill Heritage Conservation District Plan
Niagara Peninsula Conservation Authority St John's Master Plan
City of Toronto Garden District Heritage Conservation District Study and Plan
City of London Western Counties Cultural Heritage Plan
City of Cambridge Heritage Master Plan
City of Waterloo Mary -Allen Neighbourhood Heritage District Study
City of Waterloo Rummelhardt School Heritage Designation
Other heritage consulting services including:
• Heritage Impact Assessments
• Requests for Designations
• Alterations or new developments within Heritage Conservation Districts
DEVELOPMENT PLANNING
Provide consulting services and prepare planning applications for private sector
clients for:
• Draft plans of subdivision
• Consent
• Official Plan Amendment
• Zoning By-law Amendment
• Minor Variance
• Site Plan
EDUCATION
2011
Higher Education Diploma
Cultural Development/ Gaelic Studies
University of the Highlands and
Islands
CU RRICU LUMVITAE
Rachel Redshaw, MA, H.E. Dipl.
Rachel Redshaw, a Heritage Planer with MHBC, joined the firm in 2018. Ms.
Redshaw has a Bachelor of Arts in Anthropology and Celtic Studies and a Master
of Arts in World Heritage and Cultural Projects for Development. Ms. Redshaw
completed her Master's in Turin, Italy; the Master's program was established by
UNESCO in conjunction with the University of Turin and the International Training
Centre of the ILO.
Ms. Redshaw provides a variety of heritage planning services for public and
2012 private sector clients. Ms. Redshaw has worked for years completing cultural
Bachelor of Arts heritage planning in a municipal setting. She has worked in municipal building
Joint Advanced Major in Celtic Studies and planning departments and also completed contract work for the private
and Anthropology sector to gain a diverse knowledge of building and planning in respect to how
Saint Francis Xavier University they apply to cultural heritage.
2014
Master of Arts
World Heritage and Cultural Projects
for Development
UNESCO, University of Turin, The
International Training Centre of the
ILO
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x728
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
PROFESSIONAL ASSOCIATIONS
Candidate, Canadian Association of Heritage Professionals (CAHP)
PROFESSIONAL HISTORY
2018 - Present Heritage Planner,
MacNaughton Hermsen Britton Clarkson Planning Limited
2018 Building Permit Coordinator, (Contract)
Township of Wellesley
2018 Building Permit Coordinator (Contract)
RSM Building Consultants
2017 Deputy Clerk,
Township of North Dumfries
2015-2016 Building/ Planning Clerk
Township of North Dumfries
2009-2014 Historical Researcher
Township of North Dumfries
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N2B 3X9
T 519 576 3650 x728
F 519 576 0121
rredshaw@mhbcplan.com
www.mhbcplan.com
CU RRICU LUMVITAE
Rachel Redshaw, MA, H.E. Dipl.
PROFESSIONAL/COMMUNITY ASSOCIATIONS
2018 - Present
Member, Architectural Conservancy of Ontario- Cambridge
2018 -Present
Member of Publications Committee, Waterloo Historical Society
2016 - Present
Secretary, Toronto Gaelic Society
2012 - Present
Member (Former Co -Chair & Co -Founder), North Dumfries
Historical Preservation Society
2011 -2014
Member, North Dumfries Municipal Heritage Committee
AWARDS / PUBLICATIONS / RECOGNITION
2008-2012 Historical Columnist for the Ayr News
2012 Waterloo Historical Society, "Harvesting Bees in Waterloo
Region"
2014 The Rise of the City: Social Business Incubation in the City of
Hamilton, (MA Dissertation)
2012 Nach eil ann tuilleadh: An Nos Or aig nan Gaidheal (BA Thesis) Thesis
written in Scottish Gaelic evaluating disappearing Gaelic rites of
passage in Nova Scotia.
PROFESSIONAL DEVELOPMENT COURSES
2018 Building Officials and the Law (OBOA Course)
2010 Irish Archaeological Field School Certificate
200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM
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