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HomeMy WebLinkAboutHK - 2019-08-06 - Item 1 - Heritage Impact Assessment (HIA) Full Version - 30-40 Margaret AvenueHERITAGE IMPACT ASSESSMENT REPO REVISED 30-40 Margaret Avenue, City Cit of Kitchener, ON Date: June 26, 2019 Prepared for: Activa Holdings Inc. Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 200-540 Bingemans Centre Drive Kitchener, ON N2B 3X9 T: 519 576 3650 F: 519 576 0121 Our File:'8784-BI' Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Table of Contents Project Personnel ................. Glossary of Abbreviations Acknowledgements........... 1.0 Executive Summary.... 1.1 Background ................ 1.2 Report Summary............................................................................................................................................................................................4 2.0 Methodology and Approach.......................................................................................................................................................................6 2.1 Methodology...................................................................................................................................................................................................6 2.2 Approach............................................................................................................................................................................................................6 3.0 Introduction to Development Site and Current Conditions....................................................................................................8 3.1 Description of Subject Land...................................................................................................................................................................8 3.1.1 Heritage Status of Subject Lands...................................................................................................................................11 3.1.2. Brief History of Margaret Avenue (formerly Margaret Street) and Current Site Conditions ..... 11 3.2 Description and Heritage Status of Adjacent Properties...................................................................................................18 3.2.1 History of the Church of the Good Shepherd the Heritage Attributes of the Church of the GoodShepherd....................................................................................................................................................................................20 3.3 Description of the Surrounding Area.............................................................................................................................................22 3.4 Description and Key Heritage Attributes of the Civic Centre Neighbourhood Heritage Conservation District.......................................................................................................................................................................................................................23 4.0 Description of Proposed Development 4.1 Description of Development ................ 4.2 Landscape Alterations 25 25 27 5.0 Civic Centre Neighbourhood Heritage Conservation Policy Analysis.............................................................................29 5.1 Civic Centre Neighbourhood Heritage Conservation District Plan (2007)..............................................................29 5.2 Site Specific Guidelines: Margaret Avenue.................................................................................................................................29 5.3 Land Use Designations and Zoning Guidelines for Margaret Avenue......................................................................32 5.4 Site/ Area Specific Design Guidelines: Margaret Avenue..................................................................................................32 5.5 Guidelines for Part IV Designations within CCNHCD...........................................................................................................34 5.6 Guidelines for New Residential Buildings....................................................................................................................................35 June 26, 2019 MHBC I i Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 5.7 Other Applicable Guidelines for the Public Realm within CCNHCD..........................................................................37 5.8 Compatibility with the Civic Centre Neighbourhood Heritage Conservation District Plan (2007) PreferredExamples of Infill...........................................................................................................................................................................41 6.0 Impacts of Proposed Development.....................................................................................................................................................42 6.1 Classifications of Impacts.......................................................................................................................................................................42 6.2 Assessment of Beneficial and Neutral Impacts.................................................................................................................43 6.3 Assessment of Adverse Impacts of the Proposed Development on the Overall Civic Centre Neighbourhood Heritage Conservation District (Designation under Part V of the OHA) Including Wrought Iron Fence of 116 Queen Street (Designation under Part IV of the OHA).................................................44 6.3.1 Impact of Direct or Indirect Obstruction of Significant Views.....................................................................45 6.3.2 Impact of Land Disturbances...........................................................................................................................................51 6.4 Assessment of Adverse Impacts Specific to Adjacent 54 Margaret Avenue.........................................................53 7.0 Consideration of Development Alternatives and Mitigation Measures.........................................................................56 7.1 Alternative Development Approaches.........................................................................................................................................56 7.2 Mitigation Measures for Adjacent Properties............................................................................................................................56 8.0 Conclusions and Recommendations.................................................................................................................................................58 9.0 Bibliography........................................................................................................................................................................................................59 AppendixA -Map of Subject Lands...........................................................................................................................................................62 AppendixB -Site Plan...........................................................................................................................................................................................63 Appendix C -Building Elevations & Renderings..............................................................................................................................64 AppendixD- Angular Plane Study............................................................................................................................................................65 AppendixE- Shadow Study............................................................................................................................................................................66 Appendix F- 30-40 Margaret Avenue Streetscape Design.....................................................................................................67 Appendix G- CCNHCD District Secondary Plan Map 9..............................................................................................................68 AppendixH- Heritage Listings.....................................................................................................................................................................69 Appendix I- Designation By-law Church of the Good Shepherd......................................................................................70 AppendixJ- Tree Preservation Plan.........................................................................................................................................................71 Appendix K- Preferred Examples for CCNHCD................................................................................................................................72 Appendix L- 2013 Scoped HIA by The Land Plan Collaborative Inc...............................................................................73 AppendixM- Terms of Reference..............................................................................................................................................................74 AppendixN- Curricula Vitae..........................................................................................................................................................................75 June 26, 2019 MHBC I ii Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Project Personnel Dan Currie, MA, MCIP, RPP, CAHP Managing Director of Cultural Senior Review Heritage Rachel Redshaw, MA, H.E. Dipl. Heritage Planner Research, Author Glossary of Abbreviations CCNHCD Civic Centre Neighbourhood Heritage Conservation District CHIV Cultural Heritage Interest or Value CHL Cultural Heritage Landscape HCD Heritage Conservation District H IA Heritage Impact Assessment MHBC MacNaughton Hermsen Britton Clarkson Planning Limited MTCS Ministry of Tourism Culture and Sport OHA Ontario Heritage Act 0 -REG 9/06 Ontario Regulation 9/06 for determining cultural heritage significance PPS 2014 Provincial Policy Statement(2074) SOS Statement ofSignificance Acknowledgements This report acknowledges the assistance provided by City of Kitchener Planning Staff, the Waterloo Historical Society, the Grace Schmidt Room in the Kitchener Public Library and the Waterloo Region Museum. June 26, 2019 MHBC 13 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 1.0 Executive Summary 1.1 Background MHBC was retained in January 2019 by Activa Holdings Inc. to undertake a scoped Heritage Impact Assessment (HIA) for the proposed development located at 30-40 Margaret Avenue within the City of Kitchener hereafter referred to as the'subject lands' (see Appendix A). The subject lands are located within the Civic Centre Neighbourhood, adjacent to the downtown core of the City of Kitchener. In November 2006, a heritage conservation district study was completed on the Civic Centre Neighbourhood and the following year, in August 2007, the Civic Centre Neighbourhood Heritage Conservation District Plan was established to regulate the designated district. The subject lands are located within Civic Centre Heritage Conservation District (CCHCD) and therefore, designated under Part V of the Ontario Heritage Act (OHA). The subject lands are currently vacant; formerly there were seven (7) dwellings on the subject lands, however, all dwellings were demolished in the late 1980s and early 1990s. As such, there is no protected property on the subject lands as defined by the OHA and PPS2014. The purpose of this HIA is to evaluate the proposed development in terms of potential impacts to cultural heritage resources located adjacent to the property and to the overall CCHCD. There are 17 adjacent properties to the subject lands including: 12, 54 & 64 Margaret Avenue, 116 Queen Street North and 15, 17, 21, 25, 29, 31, 33, 35, 37, 39, 41, 43 & 45 Ellen Street West. The adjacent, contiguous property located at 12 Margaret Avenue/ 116 Queen Street North (Church of the Good Shepherd) is designated under Part IV and is a protected property under the OHA and the PPS 2014. The other properties are located in the CCNHCD, however, are not listed under 'Group A' in the District, meaning that they are not considered to have high cultural heritage value. This report has been prepared as input to the planning application and development proposal which proposes a six storey apartment complex with a total of 234 units. The apartment complex will be comprised of two towers adjoined by a centre atrium. The majority of the parking is proposed in a two level underground parking garage with some visitor surface parking at the rear of the building. This report evaluates the proposal in the context of the City's policy framework and Provincial policy. It also uses previous HIAs including the HIA (2008) and Scoped HIA completed by The Land Plan Collaborative Inc. (2013). 1.2 Report Summary In conclusion, this Heritage Impact Assessment has determined that the proposed development on the subject lands conforms to the policies and guidelines within the CCNHCD Plan (2007) and has limited adverse impacts on-site and to adjacent buildings. Limited adverse impacts are in the form of the removal June 26, 2019 MHBC 14 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario of 67 trees on-site (only approximately ten (10) of which are part of the tree boulevard along the front property line of the subject lands) and potential land disturbances to 54 Margaret Avenue and the Coach House of 12 Margaret Avenue. Suggested mitigative measures for the removal of trees include tree replacement and replanting for the landscaped area between the buildings and edge of the property that abuts adjacent properties with indigenous trees. Frontage of the property should be reinstated with a tree boulevard similar to the treed boulevard along the south side of Margaret Avenue, Queen Street North and Ellen Street West. Trees to be planted along the adjacent property lines should be of a type that would provide maximum screening potential for adjacent properties, in particular the properties to the rear on Ellen Street West; this will also reduce visibility of the development from the Ellen Street West streetscape. There is potential for impacts related to vibrations emitted during construction. Care should be taken to ensure vibrations are minimized. The following is recommended: a) A Cultural Heritage Conservation Plan be required which would include: 1. The requirement to undertake an inspection of 54 and 12 Margaret Avenue (Coach House) prior and post construction; 2. The requirement to install construction fencing; 3. A monitoring plan for vibration; 4. A certification by an engineer of the footings and foundation relative to 12 Margaret Avenue (Coach House). June 26, 2019 MHBC 15 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 2.OMethodology and Approach 2.1 Methodology The methodology of this report is based on the Terms of Reference provided by the City of Kitchener for the Scoped HIA for development on the subject lands (see Appendix M). The City of Kitchener's Heritage Planner requires the following content for this scoped HIA: • Present owner information; • A written description of the subject lands and surrounding context; and, documentation of the subject lands including current photographs including site plan, current floor plans, historical photos, drawings or other relevant archival material; • An outline of proposed development; • Policy analysis of proposed development within the framework of Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) Plan (2007); • Evaluation of impacts to cultural heritage resources and overall CCNHCD; Address the influence and potential impact of the development on the setting and character of the HCD, including impacts on views or sight lines; • Mitigation measures and conservation strategy; • Summary Statement and recommendations; • Bibliography; • Qualifications of the report's author(s) (Appendix N) 2.2 Approach A site visit was conducted by MHBC Staff on March 4, 2019 to document the current state of the subject lands. It should be noted that this report does use photos from Google Maps as this report was completed in the winter and it was intended that the report include vegetation within the overall analysis and in particular the analysis of views and viewscapes. This Report reviews the following documents: • HIA by The Land Plan Collaborative Inc. (2008); • Scoped HIA by The Land Plan Collaborative Inc. (2013); • City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014); • Civic Centre Neighbourhood Heritage Conservation District Study (2006); • Civic Centre Neighbourhood Heritage Conservation District Plan (2007); • The Planning Act; • Provincial Policy Statement (2014); June 26, 2019 MHBC 16 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario • The Ontario Heritage Act; • The Ontario Heritage Tool Kit which includes Eight Guiding Principles in the Conservation of Built Heritage Properties (Ministry of Tourism, Culture and Sport); • Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition) • Region of Waterloo Practical Conservation Guide for Heritage Properties 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 cultural heritage value and attributes of adjacent resources. June 26, 2019 MHBC 17 Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario 3,01ntroduction to Development Site and Current Conditions 3.1 Description of Subject Land The subject lands are located central to the Civic Centre Neighbourhood Heritage Conservation District which is adjacent to the downtown core of the City of Kitchener. The land is currently vacant aside for some mature trees planted in the 201h century including Silver, Sugar, Norway, Manitoba Maple, White Mulberry, Black Walnut, Norway Spruce and Basswood (see Appendix J). The subject lands are zoned R8 and designated as 'Medium -Density Multiple Residential' in the Secondary Plan for the Civic Centre Neighbourhood (Map 9 of the City of Kitchener's Official Plan (2014), see Figure 2 and Appendix G). The overall parcel area is approximately 3.01 acres (12, 198 sqm). y-� Figure 1: Map of subject lands and surrounding areas; subject lands are identified by the red line; green line indicates the CCNHCD boundaries (Source: MHBC, 2019) June 26, 2019 MHBC 18 Heritage Impact Assessmen t 30-40 Margaret Avenue, City ofKitchener, Ontario Figure 2: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as medium density multiple residential within the CCNHCD boundaries (see Appendix'G'); red arrow identifies subject lands (Source: CCNHCD Plan, 2007) Figure 3: Zoning map of the subject lands; red arrow identifies subject lands (Source: Kitchener Interactive Map, 2019) June 26, 2019 MHBC 19 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 4: Map of subject lands and surrounding areas; subject lands are identified by the red dotted line (Source: City of Kitchener Interactive Map, 2019) June 26, 2019 MHBC 170 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 3.1.1 Heritage Status of Subject Lands The subject lands are currently vacant and there are no identified cultural heritage resources on site, however it is located within the CCNHCD and therefore, designated under Part V of the OHA. 3.1.2. Brief History of Margaret Avenue (formerly Margaret Street) and Current Site Conditions Margaret Avenue is part of one of the oldest areas of the City of Kitchener, formerly Berlin. The street was named after Margaret Wagner Bean ( Biehn) (nee Hailer) sister-in-law of Philip Louis Beithaupt who launched a tannery business in Berlin in 1858 (HIA 2013, p 4). The subject lands originally consisted of eight (8) lots. Figure 5: Map of Berlin, 1853 showing settled land. Source: University of Waterloo Geospatial Centre Approximate location of subject property denoted by arrow. Map shows buildings on Lot 198 and Lot 212. Margaret Avenue (formerly Margaret Street) is within one of the oldest parts of the City of Kitchener. By the 1880s and 1890s, settlement rapidly grew with the growth of industrial industries. The subject lands were developed during this time primarily by wealthier citizens that held businesses within the downtown core of the City. June 26, 2019 MHBC 111 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario :`= - s 44 4+ T �•j� P rl le Lot 212 s ; tiy�el'Mz,�*� Figure 6: Bird's eye view of initial 1875 of Berlin (Source: Our Ontario, 2018) MI ...a:AN. ,6 ' ��. +may r � � ' �� ! � �• .�, ��� ?40001 Figure 7: View of subject lands from 1879 Map of Berlin (Source: University of Waterloo Geospatial Centre, 2018) June 26, 2019 MHBC 172 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 14 �!f►xisFr/ir.SYrNrr J'br/.fli�+�1 �1�'i►�,neRt Ha�1�Arr�y iYrrrAr ar SY�rs r Si+n' 1`it . F1 ��llol B®rrs�. i` • - �, -amara, -. - -c ,./ A- rr M uy. Figure 8: View of subject lands on Margaret Avenue (formerly Street) from 1879 Map of Berlin, C. M Hopkins (Source: University of Waterloo Geospatial Centre, 2018) In 1879, the subject lands included three (3) buildings; two (2) frame stables and one (1) 'L' shaped frame house owned by Mrs. William Young (Margaret McIntosh) (Waterloo Generations). Figure 9: Bird's Eye View 1891 Town of Berlin (Courtesy of Waterloo Public Library) By 1891, there appears to be four (4) houses on the subject lands. A tree boulevard is not apparent in front of the houses, however, a treed boulevard does extend after Maynard Street towards Victoria Street. June 26, 2019 MHBC 173 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 10: View of Margaret Avenue on Fire Insurance Map Plan February 1908 revised March 1925; red indicates the subject lands. In the 1908 revised 1925 fire insurance map, there were seven, brick dwelling units on the subject lands none of which appear to be from the original Mrs. W. Young's homestead on the 1879 Map of Berlin. By 1925, most of the houses had detached garages to the rear of the property. The current 12 Margaret Avenue/116 Queen Street (Church of the Good Shepherd) had a brick coach house to the rear of the property which remains today. The brick "mansions" on the large lots to the east of this section of the street were built in the early 201h century and were an important part of the streetscape. Figure 11: View of Margaret Avenue on Fire Insurance Map Plan February 1908 revised in 1947. By 1947, very little had changed to the original homes with the exception of a few additions and small accessory buildings. There were three mansions originally on the subject lands that would house notable members of the community including the D. S. Bowlby (lawyer), Dr. Cornell (surgeon dentist), Albert Augustine (trunk factory manufacturer) and the Kaufman family. Two of the houses that were 'mansions' architecturally designed by Milton Ratz Kaufman (Waterloo Region Record, Oct 12, 2013). Figures 14 and 15 are historical photographs of some of the original houses. June 26, 2019 MHBC 174 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Residence of Mr. E. P. Cornell. Figure 12: View of Dr. Cornell's Residence at 32 Margaret Avenue, Kitchener, ON; he was as a surgeon dentist in the Germania Block on King Street (Source: Berlin Today 1806-1906) Figure 13: One of two of the mansions on Margaret Avenue built by Milton Ratz Kaufman demolished in 1988 (Source: Waterloo Region Record, October 12, 2013). June 26, 2019 MHBC 175 Heritage ImpactAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario I Figure 14: Former 66 (now 64) Margaret Avenue, Residence of W.H. Breithaupt (Source: mills, 2002) Figure 15: Aerial photograph of subject lands of 1955. KMZ Files. Courtesy of the University of Waterloo Geospatial Centre. Margaret Avenue's streetscape changed significantly when six homes, including two Kaufman mansions, were demolished in the 1980s and early 1990s (CCNHCD Plan, 2007, 3.10). June 26, 2019 MHBC 176 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Current Condition of 30-40 Margaret Avenue As of 2019, the site is vacant (see Figure 16). The former buildings have since been removed with the exception of the brick coach house of 16 Margaret Avenue (see Figure 18). Mature trees remain forming a treed boulevard. A portion of the former foundation wall of one of the mansions also remains (see Figure 17). Figures 16& 17: (Upper) View of the subject lands facing westwards towards Victoria Street North (Lower) Remaining portion of foundation wall of one of the former mansions (Source: MHBC, 2019). June 26, 2019 MHBC 177 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 18: Remaining brick coach house from the former homestead of 16 Margaret Avenue now an accessory building to the Church of the Good Shepherd (Source: MHBC, 2019). 3.2 Description and Heritage Status of Adjacent Properties Adjacent lands are defined by the Provincial Policy Statement (2014) Policy 2.6.1 and 2.6.3 meaning "those lands contiguous to a protected heritage property or as otherwise defined in the municipal official plan." The CCNHCD Study (2006) outlines four (4) groups which were used to categorize properties within the CCNHCD. They are as follows: Group A or B: Group A or B properties if any one or combination of the following were true: • The property has been previously designated under the OHA; • The property was a particularly fine example of an architectural style, whether well restored, aged and weary, or partially concealed by reversible alterations; • The property exhibited unique qualities or details that made it a landmark; • The property was a particularly well-maintained example of modest architectural style; • The age of the building contributed to its heritage value, but was not the principal determinant; • There was a significant and known historic event or person associated with the house; • The property contributed to the streetscape because it was part of an unusual sequence or grouping, or was in a unique location. Group C: Group C properties ifanyone or combination of the following were true: • The form and massing of the building revealed that it belonged to the historic family of buildings, but may have been largely concealed by reversible alterations; • The building was a good example of a modest design repeated in many locations and representing the area. Group D: Group D properties ifanyone or combination of the following were true: • Original heritage qualities had been irreversibly lost or covered; • The original design, new or old, was lacking architectural character to contribute to the area. June 26, 2019 MHBC 178 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario The following description of adjacent properties to the subject lands is from the Kitchener Civic Centre Heritage Conservation District Study Inventory Summary of 2007 (see Appendix H for listings). Listed implies that they were formerly listed properties of cultural heritage value or interest prior to the establishment of the HCD. Properties included in the inventory where also assigned "groups" to indicate their cultural heritage value. All the adjacent buildings, with the exception of 54 Margaret Street and 41 Ellen Street West, were identified as Group 'C.' Group 'C' buildings are defined as exhibiting standard construction and in a condition of repair and potential restoration. June 26, 2019 MHBC 179 Description Heritage Status 54 Margaret Street "A flamboyant large house with decorative Listed; Designated under Part half-timber Tudor details and grand V(Group A); Identified as "Unique circular turret and conical roof exposed Building" in Section 3.4.3 of the currently on three sides. Built in c. 1904 for CCNHCD Study (2006) Herbert J. Bowman, County Clerk, later occupied by Charles J. Baetz, President of Baetz Brothers, Speciality Manufacturers, makers of floors and table lamps." 64 Margaret Street (Formerly 66 Margaret Avenue) Presently a Designated under Part V vacant lot with the exception of a one storey accessory building. William H. Breithaupt who constructed a house at 64 Margaret Street (now Margaret Avenue). The house was demolished in 2003. 116 Queen Street/ 12 Three-storey Gothic Church of the Good Designated under Part IV and Part V Margaret Street Shepherd Swedenborgian church with clock tower, fence and adjoining coach house (12 Queen Street) originated with the William Roos Estate, c.1885; Roos was a wholesale grocer. 15 Ellen Street West Two-storey brick house built in c 1920. Listed; Designated under Part V( Group C) 17 Ellen Street West Two-storey vernacular brick house built in Listed; Designated under Part V c.1910. (Group C) 21 Ellen Street West Two-storey stucco house built in c.1905 Listed; Designated under Part V (Group B) 25 Ellen Street West Two-storey vernacular brick house built in Listed; Designated under Part V c. 1905. (Group C) 29 Ellen Street West Two-storey brick house built in c. 1910 Designated under Part V (Group C) 31 Ellen Street West Two and half storey, brick, Queen Anne Designated under Part V (Group C) house built in c. 1910 with shingled gable. 33 Ellen Street West Two storey, brick and stucco, Tudor house Designated under Part V (Group C) built in c. 1925. 35 Ellen Street West Two storey, brick, Tudor house built in c. Designated under Part V (Group C) 1925. 37 Ellen Street West Two and half storey, brick, Vernacular Designated under Part V (Group C) house built in c. 1910 June 26, 2019 MHBC 179 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 39 Ellen Street West Two and half storey, brick, Vernacular Designated under Part V (Group C) house built in c. 1910 41 Ellen Street West Two storey, brick, Vernacular house built in Listed; Designated under Part V c. 1900 (Group B) 43 Ellen Street West Two and half storey, brick, Vernacular Listed; Designated under Part V house built in c. 1900 (Group C) 45 Ellen Street West Two and half storey, brick, Vernacular Listed; Designated under Part V house built in c. 1910 (Group C) 3.2.1 History of the Church of the Good Shepherd the Heritage Attributes of the Church of the Good Shepherd The adjacent property located at 12 Margaret Avenue/ 116 Queen Street North (Church of the Good Shepherd) is designated under Part IV and is a protected property under the OHA and the PPS 2014. At the end of WWI, after three previous churches, the Swedenborgian church community decided to build another church; the site was at the intersection of Queen North and Margaret Avenue (The Church of the Good Shepherd, 2018). In 1935, the church was completed and some aspects of the former homestead of the Roos family, who had built a mansion on the property, were retained including the Ross' coach house and the wrought iron railing which was erected by Mr. Roos in 1888. In the 1950s, the present day parking lot adjacent to the church was developed. In 2008, the church celebrated its 175th anniversary (The Church of the Good Shepherd, 2018). Figures 19, 20, 21 & 22: (Upper Left) Photograph of the Church of the Good Shepherd c.1935 (Source: Intaglio Gravure Limited, Toronto & Montreal); (Upper Right) Photograph of the Church of the Good Shepherd c. 1955 (Source: Church of the Good Shepherd); (Lower Left) Photograph of Church of the Good Shepherd c. 1965-1970 (Courtesy of the Kitchener Public Library); (Lower Right) Photograph of the Church of the Good Shepherd 2019 (Source: MHBC, 2019). June 26, 2019 MHBC 120 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario On July 15, 1985, By-law 85-129 was passed pursuant to Section 29 of the OHA to designate under Part IV of the OHA the property located at 12 Margaret Avenue/ 116 Queen Street, "The Church of the Good Shepherd" (see Appendix I). This by-law outlines the designating features as follows: [This property] is designated as being of historical and architectural value that part of the aforesaid real property known as 116 Queen Street North being comprised of the portions of the wrought iron fence stretching from the drive beside the Church along Margaret Avenue to Queen Street and the section along Queen Street stretching to the Church property. Therefore, the designated heritage attribute of this adjacent property is limited to the wrought iron fence long Margaret Avenue and Queen Street. This fence was originally part of the Roos Family homestead, The cast iron fence that encircles the grounds at the Church of the Good Shepherd is an excellent example of period fencing. Originally, the fence enclosed the grounds of the home of William Roos, a prominent industrialist in the city. The Church now maintains the fence as an important link to its past, and serves as an excellent example ofstewardship."(CCNHCD Plan, 2007,4.7 8). Figures 23, 24, 25, & 26: (Upper Left) View of church from Margaret Avenue looking towards Queen Street, (Upper right) View of iron fence along Queen Street looking north; (Lower Left) View offence along Queen Street looking south; (Lower Right) View of iron fence gate en tryon Queen Street, (Source: MH BC, 2019) June 26, 2019 MHBC 1 21 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 3.3 Description of the Surrounding Area The subject lands are located in the Civic Centre Neighbourhood, adjacent to the downtown core of the City of Kitchener. To the north of the subject lands are two storeys, residential dwellings along Ellen Street West. To the east is the Church of the Good Shepherd. Further to the east is the contemporary building of the Centre in the Square. To the west of the property is the heritage home at 54 Margaret Avenue, which is the last remaining house, aside from 70 Margaret Avenue, from the original row of houses on the north side of Margaret Avenue in the early 20th century (see Figure 10). Figure 27: View of the surrounding area (Source: Google Earth Pro and MHBC, 2019) The properties to the south of the subject land in include both heritage homes as well as residential apartment buildings. There is a four storey apartment building located at 43 Margaret Avenue and an 18 storey apartment building at 11 Margaret Avenue/ 100 Queen Street North, "The Queen Margaret Apartments." June 26, 2019 MHBC 122 Heritage ImpactAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 28: View of the subject lands looking westward towards Victoria Street (Source: Google Maps, 2018) Figure 29: View of the subject lands looks eastwardly towards Queen Street North (Source: Google Maps, 2018) 3A Description and Key Heritage Attributes of the Civic Centre Neighbourhood Heritage Conservation District Key heritage attributes of the CCNHCD are outlined in 2.6 (Section 2.4) of the CCNHCD Plan (2007). These attributes are the defining factors of the heritage district. Key attributes are described in the physical geography and configuration of similar original buildings and their direct relationship to surrounded businesses and factories and original land development pattern of the City. It also describes the progression of architecture and building technology exhibited by houses and other buildings, in particular June 26, 2019 MHBC 123 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario the unique form of Queen Anne Style specific to the City of Kitchener dubbed "Berlin Vernacular". 'Fine' examples of these are categorized by Group 'A' or 'B'; three quarters of the properties (147 properties) are categorized as Group 'C' which exhibit the standard construction and are in a condition of repair and potential restoration. The following is a list of the key attributes of the CCNHCD as defined by the District Plan (2007) on 2.7 • Its association with important business and community leaders during a key era of development in Kitchener; • A wealth of well maintained, finely detailed buildings from the late 1800s and early 7 900s that are largely intact; • A number of unique buildings, including churches and commercial buildings, which provide distinctive landmarks within and at the edges of the District; • A significant range of recognizable architectural styles and features including attic gable roofs, decorative trim, brick construction, porches and other details, associated with the era in which they were developed; • The presence of an attractive and consistent streetscape linked by mature trees, grassed boulevards and laneways; • Hibner Park, Kitchener's second oldest city park, as a green jewel in the centre of the District. These attributes are important to the District and the City as a whole and deserve appropriate preservation and management. June 26, 2019 MHBC 124 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 4.0 Description of Proposed Development 4.1 Description of Development The development proposes a six storey apartment complex with a building foot print of 3614m' (see Appendix B for the site plan). The building is composed of a total of 234 units. The apartment complex will be comprised of two buildings joined by a centred glass atrium. The majority of the parking is proposed in a two level underground parking garage consisting of 250 parking spots with 16 surface parking spots at the rear of the building. Figure 30: Coloured site plan for proposed development (MHBC, June 2019) June 26, 2019 MHBC 125 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 31: Rendering of proposed development (Source: Martin Simmons Architects, 2019) The proposed development will primarily be composed of red -brown Norman brick (Endicott Medium Ironspot 46) with white/lime Portland Cement grout; the lower first and second floor levels will be composed of light Arriscraft limestone with a smooth regular pattern which will contrast with the light Arriscraft lime stone with a variable coarse pattern used on the columns supporting the second and third floor terraces. The wall flashing along the roofline of the fifth storey will be dark coloured which will contrast with the lighter stone cap flashing along the second floor sections composed on limestone which reflect the lighter colour used in the precast window and door sills. The roof will be composed of standing - seam charcoal metal which will complement the dark charcoal window frames. Balcony railings will be black wrought iron to sympathize with the adjacent designated fence of the Church of the Good Shepherd; this will also be tied into the landscape wall along the frontage of the property. The landscape wall will be constructed of light Arriscraft lime stone (rocked) similar to that used throughout the building creating continuity between the building and the streetscape. The use of wrought iron railing also establishes a sense of rhythm between adjacent 12 Margaret Avenue/ 116 Queen Street and its associated wrought iron fence and the new development. See Figure 32 on the following page for a visual of the proposed materials. June 26, 2019 MHBC 126 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Vt-4 RG& -q: A- -n Irorr.por 946 Velar Wh-arms i tam >:one fp-Smooth None (w EimiM-Snxoth r3 P=em L I Wmu4t h m ReJ 3'orm - Rccked Figure 32: Rendering of building section of front fa4ade detailing types of materials that will be used in the construction of the proposed development (Source: Martin Simmons Architects, 2019) 4.2 Landscape Alterations The development will remove some trees located on the subject lands determined by a tree preservation plan (see Appendix J). There were 92 trees identified on site, including the following tree species: • Cooper beech; Black Walnut; • Basswood; White Cedar; • Manitoba, Norway, Silver, Sugar Maple Cherry,• • Norway Spruce Hackberry; • White Mulberry,- Horse Chestnut; • Tree of Heaven; • White Ash • Larch; • Black Locust June 26, 2019 MHBC 127 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Of the 92 trees identified on-site, 25 trees will remain. The trees to be removed include: 28 trees determined to be dead/removed or in poor condition. The Tree Management Plan identifies that 37 trees on-site will be removed for construction (two (2) City trees will also be removed for hydro). Therefore, a total of 67 trees will be removed. The landscape design below (Figure 33) was designed by The Planning Partnership and illustrates the location of public seating and plantings based on the overall design of the new development. See Appendix'F' for the full version of the 30-40 Margaret Avenue streetscape design. a, a � d 0 O. i MARGARET AVENUE 0 II OMMI — H,M Tf V Lt . Mm MARGARET AVENUE W The Pla n nin g il.. Partnership Figure 33: Landscape design (Source: The Planning Partnership, 2019) June 26, 2019 MHBC 128 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 5.00ivic Centre Neighbourhood Heritage Conservation Policy Analysis 5.1 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) A Heritage Conservation District Study was submitted in November of 2006 by Stantec Limited Consulting, Nexus Architects, Ecoplans Limited and Michael Baker; this study involved approximately 366 properties and identified the defining factors of the CCNHCD. This study was followed by a Heritage Conservation District Plan in 2007 by the same contributors; this plan provided guidelines for properties within the defined boundary of the District. The CCNHCD Plan contains specific policies and design guidelines for the subject lands. This area is identified as one of four (4) site/ area specific policies in the Plan including: Margaret Avenue, Ellen Street, Weber Street and Victoria Street. All new development should confirm to these policies and guidelines. An analysis of the proposed development and the conformity with each policy is provided below. See Appendix'B' and 'C' for site plan, floor plans and architectural renderings. 5.2 Site Specific Guidelines: Margaret Avenue 3.3.5 Site Specific Policies: Margaret Avenue 3.3.5.3 Margaret Avenue A large parcel of land on the east side of Margaret Avenue is currently vacant, except for a number of mature trees. This property was home to a number of significant mansions which were allowed by their property owners to go into serious disrepair and eventually were demolished in the 7980s and 7990s. It represents by for the single largest vacant property in the District where development is almost certain to happen in the future. Site plan applications were submitted in the past, but to date, nothing has been constructed. Because it is such a large site and is located on one of the more highly traveled streets in the District, it has pronounced visibility with the potential to significantly enhance or detract from the overall character of the neighbourhood depending on the ultimate appearance of development on the site. The site is designated as Medium Density Multiple Residential and zoned R8, allowing for a full range of residential uses up to 24 metres (approximately 8 storeys). The Municipal Plan contains several other policies which are included below along with additional policies that are to apply to this site to ensure that new development maintains the heritage character of the District. June 26, 2019 MHBC 129 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Pnliriec- New development on the east side ofMargaretAvenue shall maintain the overall residential character of the neighbourhood (Section 13.1.2.4 of Municipal Plan). Response 1: The proposed development is located centrally on Margaret Avenue between Victoria Street North and Queen Street North. A portion of the overall building is adjacent to the parking lot of the Church of the Good Shepherd which is on the 'east side' of Margaret Avenue. Architectural details such as stepbacks and landscape features have been intentionally designed to maintain the overall residential character of the neighbourhood. Underground parking is encouraged for all forms of redevelopment and is required for apartment developments, with the exception of surface visitor parking (Section 13.1.2.4 of Municipal Plan). Response 2: The majority of the parking is proposed in a two level underground parking garage consisting of 250 parking spots. There are only 16 visitor surface parking spots which are situated to the rear of the building. Redevelopment should be of a height, siting and design which will prevent it from encroaching on lower density dwellings located on Ellen and Ahrens Streets (Section 13.1.2.4 of Municipal Plan). Response 3: The proposed building height is six (6) storeys with a facade height of 20.4 metres. The third, fourth and fifth storeys are stepped back from the first and second; the sixth level is within the mansard roof which minimizes the impact of the building's height (see Appendix C for architectural elevations and renderings). An analysis of the viewscape of Ellen Street West and its impact due to the proposed development is included Section 8.0 of this report. Also, a 45 degree angular plane starting from the rear property line to the proposed development was created to minimize visual impact on adjacent properties along Ellen Street West. Another angular plane was also created to illustrate the angular plane from Margaret Avenue and in particular its impact on 54 Margaret Avenue (See Appendix D for Angular Studies). Development proposals shall establish a strong, pedestrian oriented street edge that is consistent with the residential character of the District, through the use of appropriate setbacks, height, architectural features and building articulation. Response 4: Architectural elements such as stepbacks as well as incorporated architectural features have been used to establish a strong, pedestrian oriented street edge. Figure 34 on the following page demonstrates the conceptual design of the front yard of the development to ensure a gradual transition from the private to public realm. June 26, 2019 MHBC 130 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario STREETSCAPE RELATIONSHIP Figure 34: Streetscape relationship design (Source: The Planning Partnership, 2019) Any buildings proposed over 5 storeys in height may be required to undertake shadow studies to demonstrate that they will not unreasonably impact access to sunlight in rear yard amenity areas on Ellen Street. Response 5: A shadow study has been completed which demonstrates that the proposed building will not unreasonably impact access to sunlight in rear yard amenity areas on Ellen Street West (see Appendix E). The retention and incorporation of existing trees is strongly encouraged as part of any development proposal. Response 6: A Tree Preservation Plan was prepared by MHBC Planning in March 2019 by a licensed landscape architect and certified arborist (see Appendix J). Of the 92 trees identified on- site, 25 trees will remain. The trees to be removed include: 28 trees determined to be dead/removed or in poor condition. The Tree Management Plan identifies that 37 trees on-site will be removed for construction (two (2) City trees will also be removed for hydro). The total of 111 trees is required for compensation. New trees are proposed to be placed in other parts of the site to mitigate the removal of healthy trees and the existing mature, healthy trees will be incorporated into the overall design of the site. Traffic studies may be required to demonstrate that new development will not have a negative impact on the existing heritage character of the area with respect to any potential road width / turning lane requirements or access locations. Response 7: A scoped Traffic Impact Study has been completed for this application by Paradigm Transportation Solutions Limited. June 26, 2019 MHBC 13 7 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 5.3 Land Use Designations and Zoning Guidelines for Margaret Avenue 4.2.1 Land Use Designations and Zoning: Medium Density Multiple Residential Designation — Margaret Avenue 'The large vacant lot on Margaret Avenue is also currently designated Medium Density Multiple Residential, which is intended to permit some integrated medium density development while maintaining the overall character of the neighbourhood. Zoning for the large vacant parcel is R8, which permits a floor space ratio of 2 and a maximum height of 24 metres (approximately 8 storeys) for multiple dwellings. The majority of buildings beside, across from and backing onto the large vacant site on Margaret are still the original detached dwellings, primarily to 2-1/2 storeys in height. One high rise apartment is situated across from the east end of the site. While the zoning would allow for construction of an 8 storey building, it would be more difficult for a building of this height to 'maintain the overall character of the neighbourhood' Actual architectural and design elements, along with siting of buildings would likely play an equally important role in whether new development was compatible with the character of the neighbourhood. With the permitted floor space ratio of 2, it would be very possible to achieve the maximum floor area. within a building envelope of storeys or less as shown below. As a result, consideration should be given to reducing the maximum permitted height in this area to approximately 16.5 metres to reduce potential height impacts on the street and adjacent neighbours. Height impacts could also be addressed through the addition of angular planes and/or step back requirements in the zoning by-law or guidelines to minimize building heights nearest the street. In addition, a maximum front yard setback of 10 metres is recommended to establish a street edge similar to the opposite side of MargaretAvenue. It is also recognized that there are quite a number of mature trees that are located on the property. Opportunities to retain and/or design around these trees should be encouraged. Response 7: The proposed facade building height is 20.4 metres which is six storeys. The sixth storey appears as part of the angular roof and therefore, minimizes the appearance of it is as an additional habitable level of the building. The floor space ratio (FSR) is 2.16. As mentioned in Response 13, architectural and design elements have been used to minimize the height and mass of the building to ensure its compatibility within the neighbourhood. Angular planes have also been developed (see Appendix D) to address concerns of height impact on the residential homes along Ellen Street West as well as its impact on Margaret Avenue and particular 54 Margaret Avenue. The front yard setback is proposed to be 6.28 metres which is similar to the setbacks of other properties along the street. 5.4 Site/ Area Specific Design Guidelines: Margaret Avenue 6.9 SITE/AREA SPECIFIC DESIGN GUIDELINES There are several sites, as previously identified in the policies and implementation sections of this report, that have a distinct character and/or some development expectation or potential over the long term. To June 26, 2019 MHBC 132 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario ensure that future development, should it occur, is compatible with the District, the following guidelines should be considered during the building and site design in these areas. 6.9.1 Margaret Avenue New development on the vacant lot on Margaret Avenue should establish a strong relationship to the street similar to that which exists on the south side of the street, by having a maximum front yard setback of 10 metres. Response 8: The front yard setback is 6.28 metres and therefore, is within the maximum setback and similar to the rest of the street. Landscaping of a tree boulevard for the proposed development will also address the relationship between the trees on the south side of the street and those in front of the new building. A minimum rear yard setback of 10 to 15 metres is encouraged to minimize the impact of new development on existing residents on Ellen Street West, given that the topography slopes onwards from Margaret Avenue to Ellen Street. This rear yard setback is also more consistent with that of existing development on Ellen Street. Response 9: The rear yard setback is 17.29 metres and the angular plane study has demonstrated that this rear setback and the building are able to retain a 450 angular plane. Building step backs are encouraged for any development greater than 3-4 storeys in height to minimize the impact of new development on the pedestrian environment of the street. Step backs should be a minimum oft metres to provide for useable outdoor terraces on the upper levels. Response 10: The building has a centred three storey glass atrium which acts as a centred transition between three main building portions to the east and west transitioned with two alternate stepbacks. Architectural elements such as stepbacks and landscaping have also been incorporated in order to demonstrate and enforce the pedestrian orientation of the building and its relationship with Margaret Avenue. The stepbacks meet the minimum requirement of 2 metres to provide useable terraces. Street level architecture of any new development on Margaret Avenue should incorporate a high degree of building articulation and architectural detail to provide interest and compatibility with existing buildings across the street. Details could include cornices, pilasters, varied roof lines, pitched roofs, gables and dormers, decorative door and window details, turrets, porches, bays and other similar features. Response 11: The proposed development includes black French balcony railings, projected balconies/ terraces on the first and second floor which engages the building with the abutting streetscape (see Appendix C for architectural elevations and renderings). Pre -cast concrete columns support these terraces. Doorways on the sixth storey mimic mansard roof dormers. June 26, 2019 MHBC 133 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Create transitions in building width and massing by dividing the building visually into smaller units or sections that are more representative of the predominantly single family nature of the neighbourhood. Response 12: The building has a centred three storey glass atrium which acts as a centred transition between three main building portions to the east and west divided with two alternate stepback units. This architectural design of the building uses repetitive facade elements, such as the mirrored rhythm of building sections on either side of the centred atrium. The transition of building section with stepbacks also breaks up and creates a rhythm along the facade (see Appendix C for architectural elevations and renderings). The articulation of the front facade reflects width and spacing of the single detached dwellings on the south of Margaret Avenue. There are five (5) entrances to the property from the street and in addition, each ground floor terrace permits access from the terrace to the front yard. This has the effect of creating individual front yards similar in character to the single detached dwellings on the south side of Margaret Avenue. The use of brick and/ or stone is strongly encouraged for the front fagade of any new development, to establish consistency with other heritage buildings in proximity to the parcel of land; Response 13: The CCNHCD Study (2006) identified that brick was used in 87.02% of the properties in the district. The proposed developed intends to use brick and stone for the front facade in order to be consistent with the heritage building materials in the district. Parking for new development will not be permitted in the front yard. Underground parking is strongly encouraged, or appropriately landscaped and screened surface parking at the rear or side of the development. Response 14: The majority of the parking is proposed within a two level underground parking garage consisting of 250 parking spots. There are only 16 visitor surface parking spots which are situated to the rear of the building. Retention and incorporation of healthy trees currently located on the vacant land parcel is strongly encouraged to provide the new development with an 'instant' amenity and to help it blend into the heritage landscape that exists in the Civic Centre Neighbourhood. Design new buildings around the existing trees to the extent possible. Where trees must be removed, they should be replaced with new ones at appropriate locations in the landscape. Response 15: See Response 6. 5.5 Guidelines for Part IV Designations within CCNHCD 3.3.7 Part IV Designations A number of properties in the Civic Centre Neighbourhood are currently designated under Part IV of the Ontario Heritage Act. When such properties are included in a Heritage Conservation District, the requirements of Part V of the Act take precedence over Part IV. As a result, the specific heritage attributes June 26, 2019 MHBC 134 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario that are protected under Part IV are to be identified and included in the Heritage District Conservation Plan to ensure their continued protection. To address this situation, the following policies are established for properties previously designated under Part IV. Policies: The policies and guidelines of this Conservation Plan are to apply to all properties previously designated under Part W of the Ontario Heritage Act. In addition to the policies and guidelines of this Plan, all interior and exterior features previously designated under Part IV of the Ontario Heritage Act, that are or may be above and beyond those features to be protected as a result of designation under Part V for the following properties are to continue to be protected in the same manner as prior to their designation under Part V. This includes: • 116 Queen Street North (fence) —Wrought iron fence Response 16: The proposed development will not negatively impact the wrought iron fence along the property of the Church of the Good Shepherd. This is analyzed in Sub -section 8.4 of this report. 5.6 Guidelines for New Residential Buildings 6.6 NEW BUILDINGS - RESIDENTIAL In addition to the large vacant tract of land on Margaret Avenue, there are a few locations in the residential core area of the Civic Centre Neighbourhood Heritage Conservation District where new buildings are likely to be constructed. New or replacement buildings may be constructed in some cases as a result of fire or structural instability. In such situations, new buildings must be designed to be compatible with the heritage characteristics of the Civic Centre Neighbourhood to help retain the overall visual context of the area. Recommended Practices and Design Guidelines Match setback, footprint, size and massing patterns of the neighbourhood, particularly to the immediately adjacent neighbors. Response 17: See Responses 3, 7, 12. The setback of the proposed development is similar to properties along Margaret Avenue. The proposed building's footprint is 3,614 ml and is composed of 6 storeys. There is a mid -rise and high-rise building adjacent (non-contiguous) on the south side of subject lands along Margaret Avenue. Setbacks of new development should be consistent with adjacent buildings. Where setbacks are not generally uniform, the new building should be aligned with the building that is most similar to the predominant setback on the street. Response 18: See Responses 8 & 9. June 26, 2019 MHBC 135 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario New buildings and entrances must be oriented to the street and are encouraged to have architectural interest to contribute to the visual appeal of the neighbourhood. Response 19: The proposed development will be oriented to the street and the new structural glass entrance is oriented to Margaret Avenue. The entrance is also oriented so as to be centred on the subject lands (see Appendix B for site plan). Respond to unique conditions or location, such as corner properties, by providing architectural interest and details on both street facing facades. Response 20: Response 1 addresses the site specific conditions of the subject lands (see Appendix C for architectural elevations and renderings). Use roof shapes and major design elements that are complementary to surrounding buildings and heritage patterns. Response 21: See Response 3. Second Empire was one of the architectural styles identified in the CCNHCD Study (2006). The roof shape chosen is a contemporary version of a mansard roof (French or curb roof). The mansard roof is a four-sided gambrel -style hip roof with two slopes on either side interrupted architecturally by dormer openings where doors replace what would historically be windows. This type of roof provides more habitable space and reduces the overall height of the roof for the amount of habitable storeys. The other advantage is that the upper slope of the roof is often difficult to see from the street level when view from close proximity, reducing the appearance in height of the building. Size, shape, proportion, number and placement of windows and doors should reflect common building patterns and styles of other buildings in the immediate area. Response 22: The building has a centred three storey glass atrium which acts as a centred transition between three main building portions to the east and west transitioned with two alternate stepbacks. Building sections closest to the centred atrium have one and two storey balcony across three windows of the fifth window width section. The three window sequence of the balcony is mirrored by the three openings on the angular rooftop. These sections are intermediated by a two window width stepbacks and followed by building sections of a one and two storey balcony across two window widths of a four window width facade. Another stepback intermediates the last section of the building on the property's outer boundaries and mimics the architectural outline of the first building section. Overall, the size, the shape, proportion, number and placement of windows and doors are sympathetic to what would been seen architecturally in heritage buildings, in particular, those of public use in the late 19th and early 20th century in the Region. See Appendix C for architectural elevations and renderings for this section. Use materials and colours that represent the texture and palette of the Civic Centre Neighbourhood. June 26, 2019 MHBC 136 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Response 23: The building proposes to use a charcoal standing seam roof with black brick reveals around the windows at the roof level, red/ burgundy Norman brick for the third, fourth and fifth storey and light coloured stone for the first and second storey. The central atrium will be made of structural glass. These colours are representative of a neutral palette that is complementary to the district. Where appropriate, incorporate in a contemporary way some of the traditional details that are standard elements in the principal facades of properties in the Civic Centre Neighbourhood. Such details as transoms and sidelights at doors and windows, covered porches, divided light windows and decorative details to articulate plain and flat surfaces, add character that complements the original appearance of the neighbourhood and add value to the individual property. Response 24: Details include the mansard roof and accompanying dormers, French doors that lead to a balcony framed by a black French balcony railing. Black brick reveals around the roof top dormer openings blend these balcony entrances into the overall rooftop. Each individual balcony continues the ornamentation of this French style of black railing. The projected balconies/ terraces on the first and second floor engage the building with the abutting streetscape. Windows are simple and sympathetic to heritage elements of the building. Front drive garages are strongly discouraged. Garages should be located in the rear yard whenever possible and will be subject to the design guidelines of the HCD Plan. Response 25: See Response 2. New residential or office conversion uses shall generally be of a low rise residential form, with a minimum height of 1-1/2 storeys. New buildings should not be any lower than the lowest residential heritage building on the block or taller than the highest residential heritage building on the same block. Response 26: See Response 3, 4, 7 which Site specific policies have been created in Sub -section 3.3.5.3 and Sub -section 6.9.1 of the CCNHCD Plan (2007) to address height for Margaret Avenue. 5.7 Other Applicable Guidelines for the Public Realm within CCNHCD There are other applicable guidelines within the CCNHCD Plan (2007) which are reviewed in this sub- section which relate to the overall public realm and the effect on the district by the proposed development. Mature trees are to be protected and preserved to the extent possible. (CCNHCD Plan (2007), Public Realm, 3.3.6 (a))) Response 27: Response 16 addresses the concern of tree preservation for the overall site. Landscaping that complements the existing landscapes of the district, screens parking areas and contributes to the overall pedestrian quality is encouraged for all new development. Specific landscape elements will be governed by Site Plan Approval. (CCNHCD Plan (2007), Public Realm, 3.3.6 (c)) June 26, 2019 MHBC 137 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Response 28: Landscaped areas will screen the surface parking to the rear of the property. Landscaping at the front of the building includes the signature Tree Boulevard and low-lying plants (see Appendix C for renderings depicting landscaping). Where construction and/ or construction activities on private property may impact publicly owned trees, submissions for site plan approvals/ permits shall be accompanied by a tree preservation plan clearly indicating measures to preserve the municipally owned tree and approved by Urban Forestry. The tree preservation plan shall be prepared by a landscape architect, certified arborist or registered professional forester (CCNHCD Plan (2007), Public Realm, Street Trees, Sub -section 7.3.1). Response 29: There are two (2) city trees that will be removed. Two (2) Norway Maples will be removed as they conflict with hydro; six (6) trees will be planted in compensation for these City owned trees (see Appendix J). All boulevards should be maintained as green space, serving as an important buffer between vehicular and pedestrian space within the streetscape (Public Realm, Boulevards, Sub -section 7.3.2). Response 30: The existing boulevard will be maintained as green space to serve as a buffer between vehicular and pedestrian space within the streetscape. Residents of the Civic Centre Neighbourhood are encouraged to consider the use of plant materials that were typically employed in Ontario residential landscapes during the post -Confederation and post -Victorian periods" (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub -section 7.4.2). Response 31: Landscaping includes alternating gardens in sequence with the sections of the building; these gardens are composed of typical plant material selection for residential landscaping indicated in Table 5.1 of the CCNHCD Plan (2007). New fences should be consistent in design, materials, and scale with heritage fencing. Wood, and iron fencing are recommended over vinyl, plastic, aluminium or other more modern materials. In the event that a more decorative or ornate style of fencing can be identified as historically installed on the property, it is desirable that the fencing should be replicated (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub -section 7.4.2). Response 32: A new fence is proposed along the frontage of the property; the fence would be composed of proportionately placed light stones, to synchronize with the stone first and second storey, connected with the black iron wrought railings, which create a balance between the street level and the French balcony railings across the facade of the overall building (see Figure 35). The end of fence lines will be constructed of a column with a precast coping and rectangular sconce fixture. The transparency of the iron wrought fence allows an interchange between the public and private realm, engaging the development into the pedestrian experience of the streetscape. See Appendix F for full architectural drawing of proposed fence. June 26, 2019 MHBC 138 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 35: Architectural drawing of proposed fence for new development (Source: The Planning Partnership, 2019) Where fences are proposed where they did not historically exist, uncomplicated heritage designs are recommended over more modern styles. Unfinished pressure treated lumber fencing and chain link fencing are discouraged in the study area, especially in the front and side yard areas where fencing material can affect the streetscape character most (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub -section 7.4.2). Response 33: The proposed fence, where one did not historically exist, draws its inspiration from the designated iron wrought fence of the Church of the Good Shepherd, while remaining simple and modern. Size and scale of the fencing should be considered closely, and take into account distance to viewing points, viewing heights and sight lines over fencing (CCNHCD Plan (2007), Public Realm, Front Gardens, Sub -section 7.4.2). Response 34: The fence is proposed to be five feet in height. The type of fence allows for visibility into the private space and does not act as a distinct opaque wall; this engages the development into the surrounding neighbourhood. Ornamental furniture should be coordinated, and if possible sourced from the same supplier in order to achieve the same economy of scale. A bench such as the MLB 310M bench available from Maglin Site Furniture Inc., finished in black pilaster powder coat, made from solid cast aluminium. The ML WR 200- 32 trash receptacle and MBR200 bike rack are also available in the black powder coat finish, and coordinate with the bench (CCNHCD Plan (2007), Public Realm, Street Furniture, Sub -section 7.3.6). Response 35: The proposed development intends to use benches that are similar in colour, material and design than what is suggested in sub -section 7.3.6 of the CCNHCD Plan (2007). The suggested bench is the "Copenhagen Bench" by Forms + Surfaces. June 26, 2019 MHBC 139 Heritage ImpactAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario PUBLIC STREET FURNISHING r- WThePlanning W; Partnership Figure 36: Landscape architectural designs and rendering (Source: The Planning Partnership, 2019) CQP6NHAQF7N'°�Cry r4XW5R3UFIFACES' Figure 37: Copenhagen Bench (Source: Forms + Surfaces, 2019) June 26, 2019 MHBC 140 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 5.8 Compatibility with the Civic Centre Neighbourhood Heritage Conservation District Plan (2007) Preferred Examples of Infill The Ontario Heritage Tool Kit outlines acceptable infill designs within a cultural heritage landscape (see Figure 38). According to the OHTK, infills in designated cultural heritage landscapes are to fit in the immediate context, be of the same scale and similar setback, maintain proportions of windows and entrances similar to other cultural heritage resources and be of similar colour and material. Section 4.0 of this report completed an overall analysis of the policies in the CCNHCD Plan (2007). This analysis concluded that the proposed development is compatible with the overall character of the CCNHCD. new infill e---- fwq °iae ]Q� ®m Ano context ]QQ TO ago i I ntld QQfl p ; y I m t new infill should __ �^-aurpTgAFtrry1.. be generally —1 _r_� same heigm DQn 9flo 1 Ada C¢3C! IMan mm and width as Ia17i11 m DAD j 404 f]Di3 j Moo QqC{ EQ ID neighbours r— newinflll should have iL0 •" �� 1 setbacks o __ i , t+?'•• similar to neighbours' This i a good maintain DOC Doc�t] m aatmpleafthe prDpOdbns d windows and LI�U DOD JC;U DOD [][]a -i _ � �do use ofsimple entrances W ri� 8rapbu to a aen mtratc acceptableand use similar or a m unacceptable IMing rile m infill derign. materials colours I'1 - - Minirtry of —96, culture) Figure 38: Diagram showing good and bad examples of infill (OHTK, In addition to complying with the architectural design guideline policies in the CCNHCD Plan (2007), the overall design of the proposed development also considered the preferred examples from case studies outlined in 6.33 of the CCNHCD Plan (2007). The excerpt below explains how these preferred examples are compatible for Margaret Avenue (all preferred examples can be viewed in Appendix K of this report). 'More Preferred'Examples The photos below illustrate examples of development that would be considered reasonably compatible in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street, Weber Street and Victoria Street. These developments generally display good relationship to the street, sensitivity to scale, massing and built form, appropriate interpretation of roof lines, and window placement. For the most part, they also break up the buildings visually into smaller units through articulation of the front fa4ade and variation in building materials (CCNHCD Plan (2007), Section 6.33). Below is a comparison exemplifying how the overall design of the proposed development reflects preferred examples outlined in the CCNHCD Plan (2007): June 26, 2019 MHBC 1 41 Heritage ImpactAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Figures 39,40,41: (Above) Rendering of proposed development (Source: Martin Simmons Architects, 2019); (Below left) 'More preferred example of development from Section 6.33 of the CCNHCD Plan (2007); (Belowright) More preferred example of development from Section 6.33 of the CCNHCD Plan (2007). 6.01mpacts of Proposed Development 6.1 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 June 26, 2019 MHBC 142 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario adverse impacts. These adverse impacts may require strategies to mitigate their impact on cultural heritage resources. 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 negative impacts which may result from a proposed development: • Demolition of any, or part of any, heritage attributes or features; • Alteration that is not sympathetic, or is incompatible, with the historic fabric and appearance of a building; • Shadows created that obscure heritage attributes or change the viability of the associated cultural heritage landscape; • Isolation of a heritage resource or part thereof from its surrounding environment, context or a significant relationship; • Obstruction of significant identified views or vistas of, within, or from individual cultural heritage resources; • A change in land use where the change affects the property's cultural heritage value; and • Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely affect a cultural heritage resource. In addition, this Heritage Impact Assessment assesses the impact of the proposed development on the overall Civic Centre Heritage Conservation District and assesses the compliance with the applicable policies of the CCNHCD Plan (2007). 6.2 Assessment of Beneficial and Neutral Impacts The subject lands, which historically were used for residential dwellings, are now vacant. The vacancy has created a void along the Margaret Avenue streetscape which is within one of the City's oldest neighbourhoods. Infill in this case is recommended as a form of conservation for the general rhythm of the neighbourhood and in particular the streetscape of Margaret Avenue. A building of good quality and architectural design can be beneficial for both the neighbourhood in terms of spatial organization and overall historical land use patterns, as well as visually provide a scenic infill in what is currently an unbalanced streetscape. The subject lands are zoned and designated for medium density multiple residential land use. The building proposes 234 units within the boundaries of its proposed land use providing additional housing near the downtown core of the City which connects citizens with municipal resources and amenities. June 26, 2019 MHBC 143 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 6.3 Assessment of Adverse Impacts of the Proposed Development on the Overall Civic Centre Neighbourhood Heritage Conservation District (Designation under Part V of the OHA) Including Wrought Iron Fence of 116 Queen Street (Designation under Part IV of the OHA). The following Table 1.0 analyzes the impact of proposed development to natural heritage on-site, the designated (Part IV) wrought iron fence of 116 Queen Street, 'The Church of the Good Shepherd" and the overall key characteristics of the landscape of the CCNHCD as well as the surrounding area. Table 1.0 Imaacts to the Natural Heritaae On-site and Surroundina CCNHCD Impact Destruction or Alteration of Heritage Attributes Shadows Isolation Level of Impact ' Analysis (Unknown, Negligible, Minor, Moderate or Major) Negligible. The proposed development will remove 39 trees for construction (including 2 City trees). There will also be 28 trees removed as they are dead/been removed or are in poor condition. A total of 67 trees will be removed. Only some of the trees have heritage value as part of the treed boulevard (approximately 11 trees that will be removed are along the front property line of the subject lands (see Appendix J)). The absence of a treed boulevard along the frontage of Margaret Avenue will only be temporary until they are reinstated by new trees as part of the overall development. No. The proposed development will not result in shadows that negatively impact the CCNHCD including landscape features (i.e. mature trees). Spring and autumn shadows will cover the rear of the lot of 54 Margaret Avenue however, the resulting shadows will not destroy or alter any of its associated heritage attributes. See Appendix E for shadow study. tan Direct or Indirect Obstruction I No. i of View The proposed development will not isolate adjacent heritage buildings or features. The proposed development will not negatively alter the view of the western June 26, 2019 MHBC 144 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 6.3.1 Impact of Direct or Indirect Obstruction of Significant Views The Standards and Guidelines of Historic Places (Second Edition) defines in Section 4.1.5 'Visual Relationships" which is included as part of a character -defining element of a historic place and relates to an observer and their relationship with a landscape or landscape feature (viewscape) or between the relative dimensions of landscape features (scale). This policy adopts the following definition for viewscape: Viewscape can include scenes, panoramas, vistas, visual axes and sight lines. In designed landscapes, a viewscape may have been established following the rules of pictorial composition: elements are located in the foreground, middle ground and background. A Viewscape may also be the chief organizing feature when a succession of focal points is introduced to draw the pedestrian onward through a landscape. The Ministry of Tourism Culture and Sport (Standards & Guidelines for Conservation of Provincial Heritage Properties, 2014) has adopted the following definitions of a view and vista, respectively: Vista means a distant visual setting that may be experienced from more than one vantage point, and includes the components of the setting at various points in the depth of field. The Ontario Heritage Toolkit acknowledges that views of a heritage attributes can be components of its significant cultural heritage value. This can include relationships between settings, landforms, vegetation patterns, buildings, landscapes, sidewalks, streets, and gardens, for example. June 26, 2019 MHBC 145 elevation of the Church of the Good Shepherd eastwardly along Margaret Avenue. It will also not affect the scenic view of the designated wrought iron fence along Margaret Avenue and Queen Street. The coach house was specifically constructed to the rear and not intended as a building of significant views. The proposed development does not obstruct the view of the eastern facade of 54 Margaret Avenue as this was not intended to be the significant view Currently it is obstructed from view by vegetation. The proposed development will not obstruct the view of rear elevations of adjacent properties to the rear of the subject lands as they were not intended to be viewed (see Sub -section 6.3.1). A Change in Land Use No The land use on the subject lands will remain for residential purposes. Land Disturbances Potential. The proposed development is close to the property line adjacent to 54 Margaret Avenue (one of the originally homes) and the remaining coach house at 16 Margaret Avenue. See Sub -section 6.3.2. 6.3.1 Impact of Direct or Indirect Obstruction of Significant Views The Standards and Guidelines of Historic Places (Second Edition) defines in Section 4.1.5 'Visual Relationships" which is included as part of a character -defining element of a historic place and relates to an observer and their relationship with a landscape or landscape feature (viewscape) or between the relative dimensions of landscape features (scale). This policy adopts the following definition for viewscape: Viewscape can include scenes, panoramas, vistas, visual axes and sight lines. In designed landscapes, a viewscape may have been established following the rules of pictorial composition: elements are located in the foreground, middle ground and background. A Viewscape may also be the chief organizing feature when a succession of focal points is introduced to draw the pedestrian onward through a landscape. The Ministry of Tourism Culture and Sport (Standards & Guidelines for Conservation of Provincial Heritage Properties, 2014) has adopted the following definitions of a view and vista, respectively: Vista means a distant visual setting that may be experienced from more than one vantage point, and includes the components of the setting at various points in the depth of field. The Ontario Heritage Toolkit acknowledges that views of a heritage attributes can be components of its significant cultural heritage value. This can include relationships between settings, landforms, vegetation patterns, buildings, landscapes, sidewalks, streets, and gardens, for example. June 26, 2019 MHBC 145 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario View means a visual setting experienced from a single vantage point, and includes the components of the setting at various points in the depth of field. Views can be either static or kinetic. Static views are those which have a fixed vantage point and view termination. Kinetic views are those related to a route (such as a road or walking trail) which includes a series of views of an object or vista. The vantage point of a view is the place in which a person is standing. The termination of the view includes the landscape or buildings which is the purpose of the view. The space between the vantage point and the termination (or object(s) being viewed) includes a foreground, middle -ground, and background. Views can also be'framed' by buildings or features. While there may be many vantage points providing views and vistas of a property, landscape, building or feature, these must be evaluated to determine whether or not they are significant. Significance is defined by PPS 2014 as follows: Significant: means e) in regard to cultural heritage and archaeology, resources that have been determined to have cultural heritage value or interest for the important contribution they make to our understanding of the history of place, an event, or a people. Therefore, a significant view must be identified as having an important contribution to the understanding of a place, event or people. The CCNHCD Plan (2007) mentions the importance of views and overall effect of visibility of the proposed development on the District, Because it is such a large site and is located on one of the more highly traveled streets in the District, it has pronounced visibility with the potential to significantly enhance or detract from the overall character of the neighbourhood depending on the ultimate appearance of development on the site. (Sub -section 3.3.5.3 Margaret Avenue, CCNHCD Plan, 2007). Thus, it is important that the affect the proposed development has on significant views and viewscapes in the district. The following diagram identifies views, both kinetic and stationary, as well as viewscapes that may be affected by the proposed development. The CCNHCD Study (2006) reviewed views and viewscapes within the boundary of the district. The study states that, "-where street are consistent as along Ellen Street, Ahrens Street or Gordon Avenue, the views are closed but long" (Section 4.3). Consistency as part of a view and viewscapes of the district will be evaluated in this sub -section. See the following page for an analysis of potential impacted views and viewscapes. June 26, 2019 MHBC 146 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario View/Viewscape Description of View View No.1 Kinetic view along Margaret Avenue View No. 2 Kinetic view along Ellen Street West View No .3 Kinetic view along Queen Street North View No. 4 Stationary view of western elevation of the Church of the Good Shepherd Viewscape No. 5 Viewscape (scene) of the Church of the Good Shepherd at the intersection of Queen Street North and Margaret Avenue June 26, 2019 MHBC 147 Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Analysis of Views and Viewscapes and Potential Impacts View No.1- The CCNHCD Study of 2006, specifically identifies in Sub -section 4.4 that scale and character does shift across Margaret Avenue. Margaret Avenue is currently composed of low, medium and high-rise buildings. The scale and character of the Avenue is a mosaic of types of architecture. The kinetic view along Margaret Avenue will change so as to fill in a space that historically was filled with residential dwellings. The impact is neutral to this view and will not adversely affect the streetscape but rather it will complete the streetscape while maintaining the overall view of the street. Figure 42 & 43: (Above) Rendering of proposed development facing westward on Margaret Avenue; (Below) Rendering of proposed development facing eastwardly along Margaret Avenue (Source: MHBC, 2019) June 26, 2019 MHBC 148 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario View No.2- The kinetic view along Ellen Street West will not be negatively impacted. The proposed development may be visible to the rear of the residential homes. However, existing trees in the rear yards of these homes and the existing and proposed trees on subject lands will screen the building. -------------- Figure 44, 45 & 46: (Above left) Rendering of proposed development facing south east along Ellen Street West; (Above Right) Rendering of proposed development south along Ellen Street West; (Below) Rendering of proposed development facing south west along Ellen Street West (Source: MHBC, 2019) View No.3- Queen Street North is characterized by a variety of types of architecture; there are medium/ high rise buildings existing along this street. The addition of a mid -rise development will not impact the kinetic view of Queen Street North. View No. 4-. The view of the western facade of the Church of the Good Shepherd will not be negatively impacted due to the development. Due to the parking lot on the church property and the side yard setback of the proposed building, the view of the north facade will still be available. Viewscape No. 5- The CCNHCD Plan (2007) defines churches as "distinctive landmarks within and at the edges of the District" as one of the key attributes of the district .The viewscape in the form of a scene of the Church of the Good Shepherd at the intersection of Queen Street North and Margaret Avenue is a distinctive part of the district. The Gothic inspired church with by its wrought iron fence at the corner of this intersection marks its presence on both streets. This scene is presented by the wrought iron fence in the foreground, church structure in the middle ground with its three storey clock tower leading the viewer to the heavens as a background. June 26, 2019 MHBC 149 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 47 & 48: (Above) Photograph of the Church of the Good Shepherd c.1935 (Source: Intaglio Gravure Limited, Toronto & Montreal); (Below) Rendering of proposed development facing north-west along Margaret Avenue including the Church of the Good Shepherd and the intersection of Queen Street North and Margaret Avenue (Source: MHBC, 2019) The view of the wrought iron fence will be limited to the change in the background from the proposed development. The foreground including the fence and the middle ground of the landscaping and church will, however, remain the same. As demonstrated in the rendering, this scenic view will not be negatively impacted and will retain its original visual intent. June 26, 2019 MHBC 150 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 49: Aerial view of the Church of the Good Shepherd; Black dotted line outlines the perimeter of the designate wrought iron fence line (Google Earth Pro, 2019) 6.3.2 Impact of Land Disturbances The proposed development has an approximate building footprint of 3614mz and includes six floors and two underground parking garages. There is a rear setback of 17.29 metres in addition to the rear setback from properties along Ellen Street West. Side yard setbacks will be 10.27 metres in addition to the side setback of adjacent properties to the east and west of the subject lands. Ellen Street West: The distance from the rear of the buildings on the adjacent properties on Ellen Street West to the subject lands are generally the same as they were built in a similar rhythmic and geographical manner. It is not anticipated that there will be any negative impacts in terms of land disturbances as major construction is within a reasonable distance from these buildings. 116 Queen Street/ 12 Margaret Avenue "Church of the Good Shepherd": The coach house remaining from the Roos Family Estate on the property is in relatively close proximity of subject lands (approximately one metre). The construction would be therefore, approximately 11.27metres from the proposed construction site (this includes the current side setback of the coach house to the subject lands and the proposed side yard setback of 10.27metres). The closet portion of the Church of the Good Shepherd is approximately 28 metres and therefore, approximately 38.27 metres from the proposed construction site including the 10.27 metre rear setback. The church is separated from the subject lands by a parking lot. It is not anticipated that there will be any land disturbances to the church. The Coach House formerly part of the Roos Family Estate is the closest building on 12 Margaret Avenue to the proposed development. The Coach House will be 1.82 metres from the property line of the subject lands and 22.14 metres from the new building. June 26, 2019 MHBC 157 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Figure 50: Aerial view of subject lands and adjacent properties with approximate distances from their property line and that of the subject lands( Source: Region of Waterloo GIS Locator, 2019) F 3,389 1.829' e':_ EX_ BRICK CHUR:- - ACCESSORY BLDG O =1� _ EX. EDGE i OF PAVEMENT �•-�' 1 I 1 I fF Figure 51: Detailed view of site plan as it relates to the location of the proposed development and coach house at 12 Margaret Avenue ( Source: MHBC, 2019) June 26, 2019 MHBC 152 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 6.4 Assessment of Adverse Impacts Specific to Adjacent 54 Margaret Avenue Table 2.0 Impacts to the Natural Heritage On-site and Surrounding CCNHCD Impact Level of Impact Analysis (Unknown, Negligible, Minor, Moderate or Ma'or) Destruction or Alteration of No. The proposed development will not destroy Heritage Attributes or alter heritage attributes. No. Spring and autumn shadows will cover the Shadows rear of the lot of 54 Margaret Avenue however, the resulting shadows will not destroy or alter any of its associated heritage attributes. See Appendix E for shadow study. Isolation No. There is proposed development on either side of 54 Margaret Avenue. A separation of approximately 15 metres has been created between the development and the existing building to reduce any impact on the building. The 5.0 metre landscaped buffer also purposes as a transition in scale and mass. Direct or Indirect Obstruction No. The proposed development does not of View obstruct the view of the front facade of 54 Margaret Avenue. This is the significant view of the property from the street. A Change in Land Use No The land use on the subject lands will remain for residential purposes. Land Disturbances Potential. The proposed development is currently proposed as 13.2 metres from the property line of 54 Margaret Avenue. This is sufficient distance such that impacts on the foundations, due to vibrations, are not expected. However, monitoring during construction is recommended. The property located at 54 Margaret Avenue is located between development to the east on the subject lands at 30-40 Margaret Avenue and north-west at 64 Margaret Avenue/ 221-229 Victoria Street North. The existing house on the property at 54 Margaret Avenue is one of the original, remaining houses on the June 26, 2019 MHBC 153 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario north side of Margaret Avenue. In acknowledgement, the final site plan has been revised to increase the setback from the proposed development and the existing house at 54 Margret Avenue. The current proposed internal side yard setback is 13.2 metres from the property line and approximately 15 metres in total from the foundation of the heritage building. In addition to the setback, the landscaped has been created as a buffer between the existing heritage building and proposed development to minimize the transition in scale and mass and facilitating as a form screening. This distance meets a 49° angular plane which allows for a reasonable distance as per best planning practices. Figure 52: Angular plane specific to 54 Margaret Avenue in relation to the proposed development (Source: MHBC, 2019) The shadow study shows that there will be shadows approximately between 10:00am and 12:00pm throughout the year (see Appendix E). The impact of shadows to a cultural heritage resource is specific to how it may adversely impact a heritage attribute and/ or render the building or structure unviable. The Ontario Heritage Tool Kit, Info Sheet #5, describes the impact of shadows as follows: Shadows created that alter the appearance of a heritage attribute or change the viability of a natural feature or plantings, such as a garden. The shadowing between 10:00am and 12:00pm throughout the year is for a short duration and will not impact the heritage attributes in so much that they are negated and/ or renders the building to be used viably as a residential dwelling. The proposed development will not impact views of the property of 54 Margaret Avenue as the significant view is the front facade from the street. The proposed development does not obstruct this view nor does it isolate the property such that this view is unavailable or negate the significant relationship that the building at 54 Margaret Avenue has to the street or its overall orientation in the District. June 26, 2019 MHBC 154 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario The new building is proposed to be 13.2 metres from the property line and approximately 15 metres from building at 54 Margaret Avenue (see Figure 53 & 54). The amount of space between the construction of the new building and the existing heritage home at 54 Margaret Avenue is reasonable such that no anticipated land disturbances should arise. Property Line of 54 Margaret Avenue 0s wxw 15 metres from construction I MARGARET AVENUE Figure 53: Proposed site plan aerial overlay (MHBC, 2019) b mun. No. r z n ° i 0 LL o Z z N X i CL s : r ........ ....... .�R .. 3.2 A E cl:ndsGaped 0.110r- I -CO.. I'. Fence Figure 54: Detailed view of site plan as it relates to the proposed development and its proximity to the property line at 54 Margaret Avenue (MHBC, 2019) June 26, 2019 MHBC 155 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 7.00onsideration of Development Alternatives and Mitigation Measures 7.1 Alternative Development Approaches The following have been identified as a range of development alternatives that may be considered as part of the heritage planning process. 7.1.1 Do nothing This option would result in no development on the site. This is not recommended as historically the subject lands facilitated residential dwellings as part of the development of the City of Kitchener. The limited impacts of the proposed development are not cause to deny development opportunities. 7.1.2 Develop the site as proposed This option would result in the development of the site as designed in the attached site plan by MHBC Planning (see Appendix B). 7.1.3 Develop the site with an alternate design Alternative layouts and building orientation have been considered in the past with other proposed developments. The current design reflects the 'more preferred examples' outlined in the CCNHCD Plan (2007) in Section 6.9.5, architectural design guidelines; it also was developed based on previous proposals to ensure that it meets the requirements of the municipality. 7.2 Mitigation Measures for Adjacent Properties The adverse impacts have been identified as impacts related to the proposed development are: 7. Impact of the removal of 67 trees from the subject lands Suggested mitigative measures are that tree replacement and replanting be considered for the landscaped area between the buildings and edge of the property that abuts adjacent properties. According to the Tree Preservation Plan, the required tree compensation is 111 trees. Approximately 60% of the subject lands have been designated for landscaping which can be used to incorporate new trees, in particular the reinstating of the treed boulevard. Frontage of the property should reflect the similar theme of a tree boulevard along the south side of Margaret Avenue, Queen Street North and Ellen Street West. June 26, 2019 MHBC 156 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Any new trees should be indigenous to the area and of a type that would provide maximum screening potential to clearly define and legitimize the boundary of the development and its separation from the adjacent cultural heritage landscape. 2. Impact of land disturbances to 54 Margaret Avenue and Coach House at 12 Margaret Avenue /116 Queen Street There is potential for impacts related to vibrations emitted during construction. Care should be taken to ensure vibrations are minimized. The following is recommended: b) A Cultural Heritage Conservation Plan be required which would include: a. The requirement to undertake an inspection of 54 and 12 Margaret Avenue (Coach House) prior and post construction; b. The requirement to install construction fencing; c. A monitoring plan for vibration; d. A certification by an engineer of the footings and foundation relative to 12 Margaret Avenue (Coach House). June 26, 2019 MHBC 157 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 8.00onclusions and Recommendations The City of Kitchener requested a Heritage Impact Assessment for the proposed development on the subject lands located at 30-40 Margaret Avenue. It has been concluded that the City should accept this Report as a recommendation to proceed with current plan of development on-site as the scale and type of development is consistent with the Civic Centre Neighbourhood Heritage Conservation District Plan (2007), the City of Kitchener's Official Plan (2014) and the Practical Conservation Guide for Heritage Properties for Infill by the Region of Waterloo. In conclusion, this Heritage Impact Assessment has determined that the proposed development on the subject lands conforms to the policies and guidelines within the CCNHCD Plan (2007) and has limited adverse impacts on-site and to adjacent buildings. Limited adverse impacts are in the form of the removal of 67 trees on-site (only approximately ten (10) of which are part of the tree boulevard along the front property line of the subject lands) and potential land disturbances. Suggested mitigative measures for the removal of trees include tree replacement and replanting for the landscaped area between the buildings and edge of the property that abuts adjacent properties with indigenous trees. Frontage of the property should be reinstated with a tree boulevard similar to the treed boulevard along the south side of Margaret Avenue, Queen Street North and Ellen Street West. Trees to be planted along the adjacent property lines should be of a type that would provide maximum screening potential for adjacent properties, in particular the properties to the rear on Ellen Street West; this will also reduce visibility of the development from the Ellen Street West streetscape. There is potential for impacts related to vibrations emitted during construction and care should be taken to ensure vibrations are minimized. The following is recommended: a) A Cultural Heritage Conservation Plan be required which would include: a. The requirement to undertake an inspection of 54 and 12 Margaret Avenue (Coach House) prior and post construction; b. The requirement to install construction fencing; c. A monitoring plan for vibration; d. A certification by an engineer of the footings and foundation relative to 12 Margaret Avenue (Coach House). June 26, 2019 MHBC 158 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario 9.0 Bibliography Blumenson, John. "Ontario Architecture: A Guide to Styles and Building Terms 1784 to the present". Fitzhenry and Whiteside, 1990. Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and Whiteside, 1990. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2006. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007. City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014). City of Kitchener , By-law No. 85-129. To designate the property at 116 Queen Street (The Church of the Good Shepherd) as being of cultural heritage value or interest (15 July, 1985). 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. Glaeser, Adolph, Mayor George Gruestzner, John Klein, Ezra Kraft, Ludovika Isabella Lang, Jacob Mohr, Joseph Mueller, Revered Andrew Spetz, Albert Tuerk. Berlin Today 1806-1906 Official Souvenir. Courtesy of the Kitchener Public Library, 51420. 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. Intaglio Gravure Limited, Toronto & Montreal. Church of the Good Shepherd. Photograph. C. 1935. Martin Simmons Architects. Site Plan & Rendering, 2018. MHBC Planning, Urban Design & Landscape Architecture. Tree Preservation Plan, February, 2019. MHBC Planning, Urban Design & Landscape Architecture. Shadow Study, March, 2019. June 26, 2019 MHBC 159 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario MHBC Planning, Urban Design & Landscape Architecture. Renderings, March, 2019. mills, rych. Kitchener (Berlin) 1880-1960. Arcadia Publishing, 2002. Ministry of Tourism, Culture and Sport. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning Process, lnfoSheet #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, lnfoSheet #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. 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. "Vacant Margaret Avenue property to house condo: ACTIVA Group plans two, six -storey buildings on land made vacant 25 years ago." Waterloo Region Record. October 12, 2013. Pender, Terry. "Local developer purchases long -empty Margaret Avenue land." Waterloo Region Record. August 9, 2012. 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. Swedenborgian Church of the Good Shepherd. Church of the Good Shepherd. Photograph. C.1955. Swedenborgian Church of the Good Shepherd. "Our Historical Journey through the Ages". httl2://www.shel2herdsway.ca/our-historz. Accessed February 21, 2019 Unknown. Church of the Good Shepherd. Photograph. C. 1965-1970. Courtesy of the Kitchener Public Library. Uttley, W.V. (Ben), A History of Kitchener, Ontario. The Chronicle Press: Kitchener, 1937. June 26, 2019 MHBC 160 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Waterloo Generations. "Family Surname Search." http://generations.regionofwaterloo.ca/searchform.phr) . Accessed February 14, 2019. W. V. Uttley and Gerald Noonan. A History of Kitchener., 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. Map 9 of the Secondary Plan. City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014). 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. 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/CountyAtlas/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. June 26, 2019 MHBC 1 61 Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix A -Map of Subject Lands June 26, 2079 MHBC 162 eFjQ� GNPQ� G °Z 71 0 G06, !41a'o vG S 0 TA oN� .� 41 co co CO O O �URTLAND AVEco o-J`Ci�4� ��� . <-9 O - RO<.a P L A N N I N G URBAN DESIGN MHBC ARCHITDECTURE 200-540 BINGEMANS CENTRE DR. KITCHENER, ON, N2B 3X9 P:519.576.3650 F:519.576.0121 I MWV .MHBCPLAN.COM Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix B -Site Plan June 26, 2019 MHBC 163 §Etl Sv °6g m> m m5sr =EYsem -------53 b7 ---- Pup 513 S c -z 9S 107 — b Z F ov S 6S - 8S S b 8171 0 107 - o [d 5e56�Eb Dace,s'�,d�dd d F o �$ w Na a m N' 'o LLZ 107 �LZ oa v F z z91,Z 107 < Z PZ o Q o o F o o g z —-- �b —— --- - - - o -- slz io7 r,vLLOD - £l£Lz F _ _ 3 d E HOZ d lo7 861 �L w o a L L 0 Z - - - - - - - wwQw- -Q- Z F v O d Z Il2'Vd w� > Ij z<,Uszoo - £/fzL N/w to _ _ _ 6Fs➢-bes :�nd�] edea = `(tV9Loob-dei NY1C ,eed--- Z 6tsb�seS ND'1d btdv • �i F Z (tULzoo - c<rLz M F d I i 6Z [L p _ toe Kveaoo-£r£za �' z -4o� N E Y / Q z ooz 000� §"�_ 'sol F13J D Q o� F N w $ r $ 66 > G g p a� 0 r - po aga m� v pip - u 5 §Etl Sv °6g m> m m5sr =EYsem -------53 b7 ---- Pup 513 S c -z 9S 107 — b Z F ov S 6S - 8S S b 8171 0 107 - o [d 5e56�Eb Dace,s'�,d�dd d F o �$ w Na a m N' 'o LLZ 107 �LZ oa v F z z91,Z 107 < Z PZ o Q o o F o o g z —-- �b —— --- - - - o -- slz io7 r,vLLOD - £l£Lz F _ _ 3 d E HOZ d lo7 861 �L w o a L L 0 Z - - - - - - - wwQw- -Q- Z F v O d Z Il2'Vd w� > Ij z<,Uszoo - £/fzL N/w to _ _ _ 6Fs➢-bes :�nd�] edea = `(tV9Loob-dei NY1C ,eed--- Z 6tsb�seS ND'1d btdv • �i F Z (tULzoo - c<rLz M F d I i 6Z [L p _ toe Kveaoo-£r£za �' z -4o� N E Y / Q z ooz 000� §"�_ 'sol F13J D Q o� F N w $ r $ 66 > G g p a� 0 r - � 4ir l 1 3 1 tAA* r •y • •r � r�d t - �R.r- r y_ • II �' w ; 1 fes—'T •� !ril IL ANIL %_cps a -� R' i6 ••Is �.}'t�'a . ..r• w .Mc ft n E' n t rim >"� >/� "lc �1 J. 4 TT 'Q`•�• t .awb i . fir' -`r`L.rT��y • �: � r • teal I" 1 •'� 111 -� � •• Y • F� • 4 � S .'0. \Aty� IYI 777 �J '� •Zyc c L � fir., �� ,. ` shy �?y ".•�. �•'t 2- — = 2 — 2^/^2 ` El « \ Li Ll <0 \ S - 2 S \ \j \ \ T \_ \ 2 2 2 2 _ « y\� El �\° z m §/ 2 �\° z m §/ \) 75 § @ mt O 2y I: Ll tn 2 ^ \\\ O � < � � > �\° z m 75 «}§ « ^ \\\ O �\° z m n $=za CL -» !/R 3 c E!a yc �\ 4 $4j2 g2 \?> m ��± » 2= t. _ :rw 2 12 « _ __ u') e j � > /ED , \\� \ \ \)\ -I \ F -- / /j\\ - -- � / \ d , yc \) ` \ \ \ )co « \\\ \ \\\ § 7:?\ � \§/ - -- \FD � -- (/ : [ } 3DE\� Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix C -Building Elevations & Renderings June 26, 2079 MHBC 164 jI` J1 i' A = /\ IF \ ! \\ \ E CO m § Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix D- Angular Plane Study June 26, 2079 MHBC 165 Z rn > MOE „3 --F- m F -N U r Cl Q o C �,d��3n�s3o3�n3 A' >M� N QiY Q N � Z L 5L G C ' o O U) o U � vJ LIJ U Q �C/) E r to co C� Z 06 � O Oa - N w> z co LL H Q c Z 01 > MOE co 0 --F— m F Cl M -0 C) r 0 c - ------ --------- ---------- < > > YQ LLJ M C) R 0 0 -LZ Cl) I tn Z tn Z F Z 01 0 z 0 cf) coo F w rCl Cl) LLJ 5 (Z C)) C\j N Z O N Z H Q Q N co C2) O CO .2 :E Lo W � �m �o 0- i n (13 cz01 > M O O N -- - - Q�Y i- ---- o _ i � y III OEMa - z - a \ II II s f \ \ II II �A 0S �'y fob°bk\ ER �yJse oT�ti�d\ \ m 3W3HOS snoit\3FJd d0 3Nnino \ \ \ w \ \ \ 3W3HOSELOZJO3Nirlino a Q z w \ \ \ w \\\ \ \ Uw R LL \ LL 31NI� A-L)J3d0HcJ \\ \\ Lu.i i J: � r w Q ImIm v 3� c 0 o � co 2) o O co c c6 > "It m m mm mm mm ms m m m _ L0 a)a W a LL o c13 afi e 9e °ge �E 9 _ 5 .. of zEo m wR N_ �_ �M o _) m U Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix E- Shadow Study June 26, 2079 MHBC 166 Uzww> Ud�m z_Q�� _N uzi z 0Uwo � z z = JCOQU�- u- c�Jw d� iQ �_ :*a Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix F- 30-40 Margaret Avenue Streetscape Design June 26, 2079 MHBC 167 I=W LLI IL cc a a� (i y cc I= aW :EW O� Z N LLI 0 -------------------------------------- ----------------------------------------- I ate i. 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Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix H- Heritage Listings June 26, 2079 MHBC 169 0 z U 2 U U Y �smmmme���mo�m�o�rrrt�e 0 z U 2 U U Y �sm���sr���o�r�r��m 0 z U 2 U U Y �smcm�o�����e����e CIVIC CENTRE NEIGHBOURHOOD HERITAGE DISTRICT WALKING TOUR at 132 Young Street. Both units were rental properties from the 1920s to the 1970s. In the years before WWII, a regular summer tenant was William Lyon Mackenzie King. 25 Maynard Avenue (c. 1872) Louis Breithaupt, a tannery owner and later mayor, started the area's development in the early 1870s with the construction of several houses near the corner of Maynard and Margaret two of which survive today at 25 Maynard and 41 Margaret. A similar house at 190 Victoria was probably built by Breithaupt. Built for chief constable John Klippert, 25 Maynard has several Classical Revival features including a distinctive round -headed window set into the top of the gable. A cornice is suggested by the decorative "returns" at the corners of the eaves which form a broken pediment, another classical feature. 55 Margaret Street (1883) Built for a county court judge, Anthony LaCourse, the house was later owned by Dilbert Shantz another button manufacturer. Here elements from both the Italianate and the Victorian styles are combined. Large rounded two storey bays are set into pedimented gables complete with paired brackets and cornice. 54 Margaret Street (c. 1904) Herbert J. Bowman, County Clerk from 1896-1916 built this house. It was later occupied by Charles Baetz, a partner in the Baetz furniture company, then located nearby on Victoria Street. One of the best examples of Queen Anne in the district, it is composed of several gables and a tower, each with decorative half-timbering. The front window features a stained glass transom. 31 Margaret Street (1881) First occupied in 1882 by Dr. Rudolph Mylius, a local physician. His daughter Augusta and her husband David Forsyth took possession in 1903. Forsyth, an avid sportsman, was later principal of the Kitchener -Waterloo Collegiate Institute. The house is an Italianate Villa, similar to the jail governor's house. The square bay window on the ground floor facing the street probably replaced an earlier window. 25 Margaret Street (1923) Louise Breithaupt's widowed daughter Caroline Augustine built this house on one of his original lots. Her son Albert who had married Edna Kaufman lived across the road at 22 Margaret, now demolished. 108 Queen (1876) Sonneck Louis Breithaupt also built 108 Queen, initially as a rental property. In 1883 his son Louis Jacob Breithaupt, moved in. He had taken over the tannery following his father's sudden death in 1880. Louis Jacob was part of a political dynasty that saw his father, a brother John C., a son, Louis O., and himself, all serve as mayor of Kitchener (Berlin). Louis O., born in this house, was Lieutenant Governor of Ontario, 1952-57. Family lore has it that William Lyon Mackenzie King was convinced to run for North Waterloo in 1908 in the Appendix D —August 2007 3 of 5 CIVIC CENTRE NEIGHBOURHOOD HERITAGE DISTRICT WALKING TOUR parlour of 108 Queen. The house, an Italianate, received a large addition to the rear in 1896. The small front porch and the adjacent stained glass window date from 1906. Church of the Good Shepherd (1935) This was once the site of a mansion belonging to William Roos, a wholesale grocer. Today the wrought iron fence and the coach house at 12 Margaret are all that survive of the Roos estate. 128 Queen Street (c. 1855, addition 1885) The house was originally an Ontario cottage when it was built by Dr. John Scott, the first reeve of Berlin and the first warden of Waterloo County. It was later owned by John Hoffman, a druggist, who added the second storey and several Italianate details such as the bracketed eaves and a cornice. Obviously it was difficult to match the original coral coloured bricks almost thirty years later, however the whole house would have been painted when the addition was complete. 139 Queen Street (c. 1855) The coral colored bricks may have originated in a yard behind 139 Queen the home of Nicholas Zieger, a brickmaker. The brickyard and the house were later owned by John Dauberger who also built 132 Queen across the road in 1876. The main entryway of this house, and the windows above it, appear to date from the 1920s. 33 Mansion Street (c. 1905) This house and those at 27 and 34 Mansion are good examples of the attic dormer style which is widely represented in the neighbourhood. In 1921, 33 Mansion was owned by Arthur Rhodes, an assistant foreman at Merchants Rubber. 64 Mansion Street (c. 1910) 0,04 Between 1921, the year he served as mayor and 1933 this house was owned by Charles Greb, vice-president of Greb Shoes. 189 Queen Street (1908) Built for town engineer William Davis, and occupied successively by Caroline (Breithaupt) Augustine, Jerome Lang, and the Wintermeyer family whose son John was later leader of the Liberal Party in Ontario. The home has three massive field stone chimneys, the distinctive Tudor door and a steep roof with three large dormers. 187 Queen Street (1921) A Tudor house, 187 Queen was built for furniture manufacturer J. H. Baetz. 183 Queen Street (1926) Built for tannery executive August Lang, 183 Queen resembles an elegant 18th century townhouse. It is composed of several neo-classical elements including a palladium Appendix D —August 2007 4 of 5 Heritage Impact Assessmen t 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix I- Designation By-law Church of the Good Shepherd June 26, 2019 MHBC 170 •A-4agdoid Lpa nto ag} o; buTLp;aa}s laaXIS uaar� btoTE uoT408S ata pue IZOz+S uaaM 0'4 an—AV -4azeb.z2 J bUoTe go3nLC) au -4 apTsaci anTap alp uozj %UTga-49x4s aoua; UGIT 4gbno.7M atR ;o SUOT-uod 91R go pasTAdaoL, buTaq g4joL%l jaa.IgS uaano 9TT sp U -O nn{ )�jxadozd Teas psesaxo3e -n jo wed geL14 anTeA Tp m4a4Tgaze pup oTaor4sT4 3o buTaq se pa}eubTsdp ST 9.7ENI 'T :senTTo3 se sW.Ieua .zauaLpTTN ;o 14TO aLr4 .4o uoT-4emodzoD DLII, .4o T*a-10D OLP :Idagm iL MON :I}iTadzotLmll aq; 30 X=aTD ata mxJn paaaos uaaq seg uoi-4eu6Tsap pasodoad aL-4 o4 uot4aaC(. j 40 aoTlot1 ou SVdS-4kkA Ck& :s�aara anT}noasuoo aaiL.� �o gopa ao3 aauo A�TT�TaTunLu aq� UT v T-rosio Tezauab buTneg IWQdwAau e u-1p9gs2Tc43 aq 04 UQT-4tw-4ul 30 aor}a\� guns Nampa seq pLL- 'paqumsap iag4eUTa WLJ asau n-4.xauo.zd Tea.z pT�azoy2 aq} 3o zed qeq; a-1 TeanWa4T�sp p—oT,10 . �o L»�zva Se a}punisLki o} Lw-Elua4ul 30 aaTIciy a 'UOT"apPUnod abL-4-PaH O'F'UZUp aq4 uodn pae ' xauaLp TX7 yT sATaTD u�ovXA Oa sesTura-Td pue spuel aLC4 3o .zaumc aq4 UO panus al o-4 pasnmD seg xaLraLP4TIJ ;o �4TD aL(} 3o wTpezodaco eqL 3o ITaLnca aq4 yd3tiSkIM UW :�sara�trT �o an -[e4 TeYn�a4=LtoZe pue 0Tzo4 ;o aq 0-4 'uoa wq4 samlan -48 pue sbuTpTTrii TT$ &nPrr[ouT 'Awadoxd T2aj a4vL bTsap C4 O—T-Al -4--)" a4 A -4-F j U-EOLUr%% V jU TLJU[LUV aLC4 SOWPOLRUR ' LEE aa -4d -O ' UJ6T ' LJ' Z;' d -4314 an74T-Aati oT.1744W atm 30 6Z uoT4--*OS StifM3BM (an -[2n igxnaaa4igoue pu¢ TQOTso4sTg ;o bmaq se z9uagz4TA f0 Aq TD a UT t[4.iOri Baas uaanp 9 -El se tu4ou [ ATTadTaTurRu A-4-NldOld a,[} go wed a-eubzSap -; rvel-6q 2 buTag) 2LIMML11 ao AC LID alive ao NoilvaodwD 5iv ao -e J 's.B daGiaq "WI Ali s /-O� s �! 20Aew ' 'SduZ '(J -V ' A-7.nr 30 Aep #JL / S-rg4 sauauagix 3o Agri atm uT saa I-F—IL J aL{g ge U:iS'SVd sxaam an'[gn3asuoo aas{g .4o gpVs) .JUquo AgTUrkUIL) &.t4ui uotge jnDJtZ) (�-Iduaj 1JUZARq aedadsMau aces a.p uT pa{sT-Eclnd as o; 11121 -Aa sTq; 3o 6uTssled aq4 30 a:>i4Lu asnao a4 pue uo 74wpiuua abegrsaH oi3E4uo --LP uo puu A4,aao.zd pTesaxo3a aL[4 -p 3arreo aqg w pan,zas aq og tw-1-Aa srq} ;o Add a asnieD oq tazzsoggne ngaSay WE AlaTD ate, '£ •apt;3o Ax4 sTfiaa puei la—ld aq} uz (gsed a suuog ea.za pageu6isap pTw atm qOT 30) ogazau ..V,.ainpa uT pagposep Ag.zadold aq-4 30 aim -P gsutebe paaagsTuaA aq og n+eT Afl sTq� _40 A= a asnkD og pazTxog-4ne L,,dxaq st XogTaTTOS AgT' aciL 'Z i n -4guI Ur Wq-4 sa Guam aq4 aq ora papuaqur mr pUeT 3o jaazEd prep) 'PUL'I 3o I—ed Nayisosap uiazal "i3 3o'4?'JITT AIJ84sal4 aqq PUL, a5ur[noCpe AT,-4ETp ,rr ue 30 }saM ar[� � punuan� �aJt zein ;*U}Y ri nls�{ a4xud aK; "w' 30a3 Z'631 3o aaue4sTp I ATaog4JON burpuaUa t.Rprra ieTnorpued-Ted uana u -r 9 puel 30 ciuzs a tiUTaLt i7I4 :i0I pies 30 4jed Jana nay-yo-3gb?2{ e '88SZi3-K xagWnl Wauau4suT se pa.za,�sTbas Paaa UT 4"Y' has Se V16 40'1 pias 30 31- Dano ne;.� 3o-��r�{ a ;UL doalais '-4uauidaua-JDO 30 prod aqz 3 S'£UG '3s saanuruz saazbap t3S t{} 'ate aq4 &Y.>Teja � =anuand 'aaJEbzt� 3o �n,;iI Aiaati�z0 pias at{} ttr �UTOci E o3 4aa3 6'b8l 'VIZ 4-I pies 40 ;TUll A1xa4sed at{} u -4T- IaITe-mci '3s:jm sagnu-ml SE sadabop OE �{ na; L3i1uiL =Wrod E o; 4aa3 5'9I '49ea 8d4Iu Tw S saaai,ap oS gltx,y aJ:j:jd, =4uruu e o4 -4003 I'GI '4sa.1 sa4nurw Cl saaabap IE lona,; :;::.",L ": IW 2 04 -4--3 06 'ATJ---4GOM UOr:anpoxa s;i pUe SZZ WI 30 4TLrLC Alz-q4JoLv ares atm uUOII '4sam sa-4nUTw dy saaJcap d of 7J, i 'SLG 4uI PTRS 3o 4 -PATI ATxdq-4JCli auk uY 4u.Lx-' e o -4aai SI '4s -et[ sa4nurtu cI saaJbap 4UTOd s o; 4aa3 ZEJ 'SZZ qoI preS 3o gFgT .CT-IOT4z V -LR g4 -Fm IaTIip-iled '48aM sa'anu[w b SaaaWp bmoots :•r.xu�rur• Pry 30 grulrT ATra4ssa aLR UT W -rod a o4 4--I3 8't 8j '�Jls uaanU 3o '4Tmri ATa04saM prem aq4 buoTe '4mt' 1a3nutul zI saa bap I£ 4ma0N L43bcl ,i, =tiLE oeid Prem uo ty"s se -4aaJIS uaanC) 30 ;p:rcl ATaa eaM aq} pue anuanV 4D-112 tW 30 4MIMT ATzaq:agU aq4 Aq p04-9sJalur ST a -r$ aJ�4�•� EZZ W-! pzps 30 DWUa A[za3sL-aq-}Ltps aq-4 4E DiIDN j ooTza�aM 30 A}TZ rar�9+i T�r�2I a� UT Pue JauegD4 30 � D a� UT (zauap4Tt 30 A}TD 9LP 203 SGS9L Jaquz4q }uamlquuI se paaa�srbai ISE 'CN epi A8 A4 PBsoTD) sawl pua 8-4,-e24!3 85 -4orl 30 aaed pLm tL£ upld paaa-4sTbag 4IZ put: a eG '!344 sial 0 �L4.1 pue VC:Z pua £ZZ SWI 30 Cha8oduu0 bUraq 'orn Ub 30 aoUTnoJd aq4 UT i7km oOTJa4tiM 30 A4 -F -r drOTmj" TErsotbag "14 uT 'Jaual{0-4-PA jo A-4?,i ai[4 ur buTaq pue BUTA-{ 'a:;eri-4rs sasnraJd pua P=T 30 8432X4 ao Razuw ure4jao asog4 211tI[l�iVIS (1NK `YI1t _ JI S, L.K„ 3'7C�S '' 7'0 Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix J- Tree Preservation Plan June 26, 2019 MHBC 171 0 0 Wn, 45! 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UU 't, M LU 'IT jj LU LU of Lu VLU LU LU Of Lu a LU LU I LU LU L LU M LLUU o' U ov Lu Of Lu ' LU Lu LU LU LU SII LU LU XW LU 01 W% WLU Lj WIII g2l LL] 5 o o�w "5 -_g"-Qum -WIC -a -pe=w w ��wLL w� p� q -w E - - s waw 8xo =o=: w �o powo o "a a 0owG �g�aw w=G, WwpUp�o 6�� oM H --o da . aa�G' .mop .m_ a o x Z z m a oW w r 6 ZQ W W d Z ~- W ZLU K p z 00 F of o�w "5 -_g"-Qum -WIC -a -pe=w w ��wLL w� p� q -w E - - s waw 8xo =o=: w �o powo o "a a 0owG �g�aw w=G, WwpUp�o 6�� oM H --o da . aa�G' .mop .m_ a Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix K- Preferred Examples for CCNHCD June 26, 2079 MHBC 172 Stantec CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN ARCHITECTURAL DESIGN GUIDELINES August 2007 `More Preferred' Examples The photos below illustrate examples of development that would be considered reasonably compatible in the Civic Centre neighbourhood, in areas such as Margaret Avenue, Ellen Street, Weber Street and Victoria Street. These developments generally display good relationship to the street, sensitivity to scale, massing and built form, appropriate interpretation of roof lines, and window placement. For the most part, they also break up the buildings visually into smaller units through articulation of the front fagade and variation in building materials. 6.33 Stantec CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN ARCHITECTURAL DESIGN GUIDELINES August 2007 A The examples on this and the following page illustrate types of buildings that would generally be considered appropriate for new construction or redevelopment on the basis of their materials, roof forms, scale, street orientation, building articulation and attention to architectural detail. rig 6.34 F. •- N Ar MEOW v*tawl liv. 4110 ------------ _ i �■ r � 3�� Al.� � � � "��' 4'1.1,11 � �I - - x Stantec CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN ARCHITECTURAL DESIGN GUIDELINES August 2007 The examples on this page and the following pages illustrate buildings that would primarily be considered suitable for Weber Street and Victoria Street, as they reflect residential, commercial/office or commercial/residential types of mixed use developments of higher intensity. Attention to design is evident in the selection of materials, fagade articulation and attention to detail. They present a good relationship to the street, and several of the examples illustrate the use of upper storey stepbacks. They also demonstrate some well -executed modern interpretations of traditional architectural details and building components. NOW 6.36 Stantec CIVIC CENTRE NEIGHBOURHOOD HERITAGE CONSERVATION DISTRICT PLAN Architectural Design Guidelines April 2007 6.37 Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix L- 2013 Scoped HIA by The Land Plan Collaborative Inc. June 26, 2079 MHBC 173 Scoped Heritage Impact Assessment 30-40 Margaret Avenue, Kitchener prepared by The Landplan Collaborative Ltd. landscape architects, environmental planners, heritage planners 319 Woolwich Street, Guelph, ON NIH 3W4 (519) 824-8664 fax (519) 824-6776 email landplan&thelandplan.com D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Maraaret Avenue. Kitchener Table of Contents 1.0 BACKGROUND................................................................. I 2.0 HERITAGE and DESIGN CONSIDERATIONS - the HERITAGE IMPACT ASSESSMENT ..... 1 2.1 Present owner contact information ............................................. 4 2.2 Site history................................................................ 4 2.3 Listing and written description of existing structures, significance and heritage attributes.......................................................... 4 2.4 Documentation of the heritage resource ......................................... 6 2.5 The proposed development................................................... 8 2.6 Conservation - principles and mitigation ......................................... 8 2.7 Summary of conservation principles and how they will be used ...................... 14 2.8 Proposed demolition / alterations explained ..................................... 14 2.9 Alternatives for salvage mitigation ............................................ 14 2.10 Qualifications of the author completing the Heritage Impact Statement ................ 14 3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS ................ 14 Appendix 1 - City of Kitchener Community Services Department - Planning Division, 30-40 Margaret Avenue Proposed Site Plan Application Scoped Heritage Impact Assessment —Terms of Reference Appendix 2 - excerpt from Record of Pre -submission Consultation Appendix 3 - Shadow Study Appendix 4 - Tree survey Appendix 5 - Qualifications of the author The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Margaret Avenue_ Kitchener 1.0 BACKGROUND A Heritage Impact Assessment was prepared by The Landplan Collaborative Ltd. for a prior Site Plan Application submission for this property in 2008. That HIA received conditional approval. The previous HIA, the scoped HIA terms ofreference provided by the City (see Appendix 1), and the March 2013 Pre -consultation Meeting notes (see Appendix 2) are used as the basis for this scoped HIA. The currently vacant property falls within the Civic Centre Neighbourhood Heritage Conservation District (CCHCD). The vacant parcel of land at 30-40 Margaret Avenue was recognized within the CCHCD Study as a candidate site for redevelopment. The following statement was made in the Study document: Given relatively recent development activity, along with the large vacant property on Margaret Avenue and the range of designations that contemplate some form of integrated redevelopment and mixed uses, it is also apparent that much of the Civic Centre Neighbourhood has the potential for additional, and possibly dramatic changes in the future. If not sensitively handled, such changes could permanently alter both the visual and historical character of the neighbourhood and streetscape. ' Given Council's acceptance of the CCHCD Study conclusion that the Civic Centre Neighbourhood is of significant cultural heritage value and deserving of designation; and given that the sensitive development of the subject property was specifically identified as a matter that deserves particular attention if the visual and historical character of the Civic Centre Neighbourhood and Margaret Avenue streetscape is to be conserved; in compliance with Provincial Policy Statement 2.6.1, staff required that a Heritage Impact Assessment be a submission requirement for any development application made for this property. This HIA follows the Scoped City of Kitchener Heritage Impact Assessment Terms of Reference (see Appendix 1) and recommendations found in the March 2013 Pre -consultation Meeting notes (see Appendix 2). 2.0 HERITAGE and DESIGN CONSIDERATIONS - the HERITAGE IMPACT ASSESSMENT The CCHCD Plan provides specific guidance regarding the development of the subject property. In this regard the following comments are made in the HCD Plan document. The large vacant lot on Margaret Avenue is currently designated Medium Density Multiple Residential, which is intended to permit some integrated medium density development while maintaining the overall character of the neighbourhood. Zoning for the large vacant parcel is R8, which permits a floor space ratio of 2 and a maximum height of 24 metres (approximately 8 storeys) for multiple dwellings. The majority of buildings beside, across from and backing onto the large vacant site on Margaret are still the original detached dwellings, primarily 2 to 2-% storeys in height. One high rise apartment is situated across from the east end of the site. While the zoning would allow for construction of an 8 storey building, it would be more difficult for a building of this height to "maintain the overall character of the neighbourhood". Actual architectural and design elements, along with siting of buildings would likely play an equally important role in whether new development was compatible with the character of the neighbourhood. With the permitted floor space ratio of 2, it would be very possible to achieve the maximum floor area within a building envelope of 5 storeys or less. As a result, consideration should be given to reducing the maximum permitted height in this area to approximately 16.5 metres to reduce potential ' Civic Centre Neighbourhood Heritage Conservation District Plan, Stantec, August 2007 The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 2 30-40 Margaret Avenue_ Kitchener height impacts on the street and adjacent neighbours. Height impacts could also be addressed through the addition of angular planes and/or stepback requirements in the zoning by-law or guidelines to minimize building heights nearest the street. In addition, a maximum frontyardsetback of 10 metres is recommended to establish a street edge similar to the opposite side of Margaret Avenue. It is also recognized that there are quite a number of mature trees that are located on the property. Opportunities to retain and/or design around these trees should be encouraged. 2 The high rise building referred to in the Stantec report is 18 storeys and there is another apartment building of 4 storeys opposite the west end of the property. The CCHCD Plan also contains area and site specific design guidelines including the following guidelines for 30- 40 Margaret Avenue, which should be considered during the building and site design process: • New development on the vacant lot on MargaretAvenue should establish a strong relationship to the street similar to that which exists on the south side of the street, by having a maximum front yard setback of 10 metres. • A minimum rear yard setback of 10 to 15 metres is encouraged to minimize the impact of new development on existing residents on Ellen Street West, given that the topography slopes downwards from Margaret Avenue to Ellen Street. This rear yard setback is also more consistent with that of existing development on Ellen Street. • Building stepbacks are encouraged for any development greater than 3-4 storeys in height to minimize the impact of new development on the pedestrian environment of the street. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces on the upper levels. • Street level architecture of any new development on Margaret Avenue should incorporate a high degree of building articulation and architectural detail to provide interest and compatibility with existing buildings across the street. Details could include cornices, pilasters, varied roof lines, pitched roofs, gables and dormers, decorative door and window details, turrets, porches, bays and other similar features. • Create transitions in building width and massing by dividing the building visually into smaller units or sections that are more representative of the predominantly single family nature of the neighbourhood. • The use of brick and/or stone is strongly encouraged for the front fagade of any new development, to establish consistency with other heritage buildings in proximity to this parcel of land. • Parking for new development will not be permitted in the front yard. Underground parking is strongly encouraged, or appropriately landscaped and screened surface parking at the rear or side of the development. • Retention and incorporation of healthy trees currently located on the vacant land parcel is strongly encouraged to provide the new development with an `instant' amenity and to help it blend into the heritage landscape that exists in the Civic Centre Neighbourhood. Design new buildings around the existing trees to the extent possible. Where trees must be removed, they should be replaced with new ones at appropriate locations in the landscape. 2 Ibid The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Marzaret Avenue_ Kitchener The illustrations ...... show a conceptual design for the Margaret Avenue site that would result in relatively high density, yet be compatible with the heritage character of the neighbourhood with respect to built form, relationship to the street, building articulation, use of upper storey stepbacks and incorporation of architectural features such as porches, pitched roofs, window proportion and placement. 3 ERE E.WMAX-ti^A"-qarorAnn-nwl"PAVWrcw^reH.a'Tv 0"'%.wr-'qS to :4 W.'.va' :J zaar.-Sj 9u5'"IW" Cech.W ; V W Lha !h:". lyn x s v a5wDir'-no iaa: SAW Ufflam 01 MU r pnap"zad-M 00MaoprnPM en A06 go m€ R Vnm NM '3m.we faro siagKk. T M*Sylli"41 alrscr and makanm s arnwroyrwg-K r.:t1 � nat^a ar �.s maixuz a�.n :surd odor. Figure 1 from: August 2007 Civic Centre Neighbourhood Heritage Conservation District Plan, Stantec 3 Ibid 3 The Landplan Collaborative Ltd. D R A F T October 23, 2013 417 l ftd]Ck ttir 14Gr5 WXM 3d Mirg7lCi - .k 1l1 M gnaw 1dA1@meek Nkrg�rk ` EknSrGkw SAW Ufflam 01 MU r pnap"zad-M 00MaoprnPM en A06 go m€ R Vnm NM '3m.we faro siagKk. T M*Sylli"41 alrscr and makanm s arnwroyrwg-K r.:t1 � nat^a ar �.s maixuz a�.n :surd odor. Figure 1 from: August 2007 Civic Centre Neighbourhood Heritage Conservation District Plan, Stantec 3 Ibid 3 The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 4 30-40 Marzaret Avenue_ Kitchener 2.1 Present owner contact information Activa Holdings Inc. 55 Columbia Street East, Suite 2, Waterloo, ON N2J 4N7 attention: Ms. Jennifer Voss, MCIP, RPP, Manager, Planning 519-886-9400 Ext. 107 2.2 Site history The property was recently purchased by the current owners. The structures had been removed by previous owners prior to purchase. This property was home to a number ofsignificant mansions which were allowed by their property owners to go into serious disrepair and eventually were demolished in the 1980s and 1990s. 4 The property, prior to the structures being removed, consisted of eight lots. The former residence illustrated in figure 3 is typical of the homes that once graced these lots from the mid -19th to the mid -20th century. Margaret Avenue was named after Margaret Wagner Bean (Biehn) (nee Hailer) sister-in-law of Philip Louis Breithaupt, an industrialist who moved from Buffalo to Berlin launching a tannery business in 1858. He became mayor of Berlins Philip Louis Breithaupt's home, Waldeck, was built in 1870 close by the tannery on Adam Street. It had a four story tower and was most likely the first home in Berlin to be centrally heated, thanks to steam pipes from the nearby tannery boiler room. It was built from plans by D.W. Gingerich, a well-known local architect. Waldeck was to remain the family home until the death of Albert Liborius Breithaupt in 1955, who had been born in the house in 1870 and had lived there his whole life. Waldeck was demolished in 1966 and the New Apostolic Church was built on the site.6 2.3 Listing and written description of existing structures, significance and heritage attributes 7 There are no extant structures on the property, nor are there any visible remnants. Heritage elements consist solely of a number of mature trees, many planted in the early part of the 20th century or before. (see Appendix 4) Some of the former lot fabric can still be discerned, mainly via the location of the trees and former driveways still visible. It appears that portions of Ellen Street rear lots were purchased and added to the property at the time of land assembly. (see figure 2) 4 Ibid, page 3.10 s htti)://ianhaddenfamilvhistory.blogsi)ot.ca/2011/02/marizaret-avenue-kitchener-ontario.html accessed October 10, 2013 6 from the Breithaupt Hewetson Clark Collection, Doris Lewis Rare Book Room, University of Waterloo Library Special Collections Department The report shall include a clear statement of the conclusions regarding the cultural heritage value and interest as well as a bulletpoint list of heritage attributes. The statement should address the relationship of the property to the surrounding context (including surrounding properties located within the Civic Centre Neighbourhood Heritage Conservation District and the Margaret Avenue streetscape). Scoped City of Kitchener Heritage Impact Assessment Terms of Reference (Appendix 1) The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Marzaret Avenue_ Kitchener R N N S N i-+ �u Lot 191 l.at 195 lwat 196 1 tat 197 Ltrt 198 W211 211 Lat 212 Lot 213 Ij t kl:u��u•et .�r�nu� 5 figure 2 foriner lot fabric - Lots 194-203 and 211-217 Figure 3 Waldeck, Breithaupt Family Home, Margaret Avenue, 1900 Doris Lewis Rare Book Room Dana Porter Library, University of Waterloo 5 The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 6 30-40 Margaret Avenue_ Kitchener 2.4 Documentation of the heritage resource Figure 4 provides locations of the numbered photographs found below. As there is no heritage resource per se, other than the property being within a Heritage Conservation District and the mature trees on site, Building Code requirements, Zoning requirements, Engineering requirements, etc. would not have an impact on the conservation of the heritage resource(s). Figure 4 site photographs The following photographs illustrate the mixed eras, styles, heights and massing of structures adjacent to and across the street from the subject property, from an 18 -storey apartment tower to 2 -storey single family residences. The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Marzaret Avenue_ Kitchener 7 #1 -four storey apartment #2 - single family residences #3 - 18 storey apartment tower east side of Margaret street from subject property #4 - Church of the Good Shepherd #5 - church parking lot 3 - 4 storey church on southern border of subject property #6 - residence 2'/2 storey residence on northern boundary of property #7 - panorama from north to south looking east at rear of Ellen Street houses, garages and sheds on deep lots The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Marzaret Avenue_ Kitchener 3 2.5 The proposed development The Civic Centre NeighbourhoodHeritage Conservation DistrictPlan, (Stantec, August 2007) notes with respect to the property: A large parcel of land on the east side of Margaret Avenue is currently vacant, except for a number of mature trees......... Because it is such a large site and is located on one of the more highly travelled streets in the District, it has pronounced visibility with the potential to significantly enhance or detract from the overall character of the neighbourhood depending on the ultimate appearance of development on the site. 8 Figure 5 illustrates how the proposed development creates a rhythm that reflects the original lot configuration. Driveways at the south and north ends of the development lead to an underground garage and rear yard surface parking respectively. Setbacks reflect those in the neighbourhood. Landscape plantings are consistent with historic patterns. Buildings are placed perpendicular to the street in the established pattern of the neighbourhood. Step backs of the upper floors, and rear yard setbacks are designed to reduce the apparent height and prevent shading issues associated with the structures. The proposed development respects the historic context of both the property and the neighbourhood. Figure 5 Site Plan 2.6 Conservation - principles and mitigation Heritage features on the property are limited to the mature trees as no structures or remnants of structures remain. Guidance to conservation is provided in the Civic Centre Neighbourhood Heritage Conservation District Plan, (Stantec, August 2007) as outlined in section "2.0 Heritage and Design Considerations - the Heritage Impact Assessment" of this report. The principles are re -stated here, with comments on how they are to be implemented. • New development on the vacant lot on Margaret Avenue should establish a strong relationship to the street similar to that which exists on the south side of the street, by having a maximum front yard setback of 10 metres Residences on the opposite side of the street have setbacks that range from 0 to 10 metres. These 8 Civic Centre Neighbourhood Heritage Conservation District Plan, (Stantec, August 2007) The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Margaret Avenue. Kitchener 9 setbacks area guide for 30 -40 Margaret Avenue, assuming that the proposed buildings are in scale with those that exist opposite. The residential units proposed for the property are four storeys set back 7.5 in from the street, with the 5th and 6th storeys set back another 3 in and 4.5 in respectively. The scale of the buildings at the 7.5 metre setback is consistent with the existing streetscape and well within the maximum front yard setback of 10 metres recommended. A minimum rear yard setback of 10 to 15 metres is encouraged to minimize the impact of new development on existing residents on Ellen Street West, given that the topography slopes downwards from Margaret Avenue to Ellen Street. This rear yard setback is also more consistent with that of existing development on Ellen Street. Proposed rear yard setbacks range from 11.5 to 32 metres. The stepped -backed configuration at the rear of the buildings, in concert with the generous rear yard setbacks, reduces shadowing of the rear yards of neighbouring Ellen Street properties. (see Appendix 3) Building stepbacks are encouraged for any development greater than 3-4 storeys in height to minimize the impact of new development on the pedestrian environment of the street. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces on the upper levels. See first bullet point above. An angular plane study illustrates how the design minimizes the impact of the development on the pedestrian environment and the neighbours. It illustrates angular planes from both the street side and rear yard at substantially less than the City's guideline. (Figure 6) Street level architecture ofany new development on MargaretAvenue should incorporate a high degree of building articulation and architectural detail to provide interest and compatibility with existing buildings across the street. Details could include cornices, pilasters, varied roof lines, pitched roofs, gables and dormers, decorative door and window details, turrets, porches, bays and other similar features. Figures 7, 8 and 9 show how the first floor is separated from the next three floors with a strong, stone cornice, breaking the verticality of the building. As well, the fifth floor is set back from the floors below and the sixth floor is set back even further. Cornices, balconies and metal railings add interest to the elevations unlike the apartment buildings across the street. The ends and rear of the buildings are treated similarly, providing architectural detail on all sides. Create transitions in building width and massing by dividing the building visually into smaller units or sections that are more representative of the predominantly single family nature of the neighbourhood. Although much of the neighbourhood is single family housing, the property on Margaret Avenue is anchored at one end by a church and at the other by a large, late 19th / early 20th century residence, while across the street are five 21/2 storey residences flanked by an 18 storey apartment building and a four storey apartment. The proposal reflects the original lot configuration with a varied setback resembling individual buildings providing a transition from the scale of development on the other side of the street to the residences to the east. The use of brick and I or stone is strongly encouraged for the front fagade of any new development, to establish consistency with other heritage buildings in proximity to this parcel of land. The fagade materials and colours ofthe development are selected from apallette reminiscent of adjacent neighbourhood historic building materials, namely brick fields with stone accents and metal railing details. Neighbouring building material colours range from white brick to red, brown and buff brick to gray stone. Proposed brick and stone colours are gray and tan to blend and be subtle, rather than imposing. (See figure 10) The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 10 30-40 Manzaret Avenue_ Kitchener S r AM Iuel= a o ads r.s -a f � Q ,.Eh17� WW I I I I a II I s rw rr rr �„ I I a I I I z 5 v L, %D LL - LU I I ; o � uxradoxk� ava`a cel ticove 0=1 0CM crac WOM I I I I I i I JII LLO LL LL LL uppp(]l pilo #c4�3sI ppI pmlt�ipp t�' LI hl l or 1�r AI or Figure 6 angular plane study - James Fryett Architect Inc. The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Marzaret Avenue_ Kitchener I � WINS , rM '1 ■'■ ■ ■Ir ~~ r[ ■ ■ ■ ! 0IJ ■ �. I�I i�llYri�lr I if it f Figure 8 rear elevation from the north James Fryett Architect Inc. 11 Figure 9 rear view _ I -_ 1 __-= James Fryett Architect Inc. Figure 7 front elevation from the south James Fryett Architect Inc. The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Margaret Avenue_ Kitchener I SANDING OFF YNHITE I UPPER FIELD AREA (a7i-f $ bTH STOREY) DOLOMITI STONE DETAIL.-SASYLON 570' --I GOL.OUR: OHARGOALTAN BLEND rimm 01-� FINISH: 6LA5516 (UNTllMBL.ED) SIZE: 90 x 290 x 40mm YVALL. GAP OFF YVHITE SANDING OFF YNfITE UPPER FIELD AREA (5TH & ,TH STOREY) DOLOMITI STONE DETAIL. -BABYLON 57ONE GOL.OUR: GFfARGOALTAN BLEND FINISH: GLASSIG (UX7UMSL.ED) SIZE: zi0 x 2G0 x 10mm SANDING OFF YJHITE ti. .. FIELD AREA DOL.OMITI STONE DETAIL-SASYL.ON STONE cOL.OUR: 6HARGOALJTAN BLEND, FIN15fi: TUMBLED d51ZE: MODULAR, VARIOUS L.ENGTH5 $ - - _ HEIGHTS: 10mm, 1110mm, 290mm YJ INDOYJ - PVG DARK - . - RAILING METAL POYJDER GOATED BANDING OFF YNHITE '- BOTTOM FIELD AREA DOLOMITI STONE DETAIL- ARGI-HTEGTURAL 601EGTION GOLOUR: YVITE FIN15i-f: BURNISHED - SIZE: loo x 510 x o0mm 12 Figure 10 Building exterior materials and colours - James Fryett Architect Inc. Parking for new development will not be permitted in the front yard. Underground parking is strongly encouraged, or appropriately landscaped and screened surface parking at the rear or side of the development. Surface parking is exclusively in the rear yard. Approximately twenty-three spaces are provided at grade, appropriately landscaped with existing mature trees complemented by new screen plantings. The remainder of the parking is in a two level underground structure. Two driveways enter on Margaret Avenue, one at either end of the development. • Retention and incorporation of healthy trees currently located on the vacant land parcel is strongly encouraged to provide the new development with an `instant' amenity and to help it blend into the The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Margaret Avenue_ Kitchener 13 heritage landscape that exists in the Civic Centre Neighbourhood. Design new buildings around the existing trees to the extent possible. Where trees must be removed, they should be replaced with new ones at appropriate locations in the landscape. Unfortunately, it is impossible to preserve many of the existing, mature trees on this property. In order to accommodate the principles noted above, i.e. reduce the height of the buildings; divide the building visually into smaller units or sections; encourage underground parking; etc., a parking garage footprint that encompasses much of the site is required. With the extent of the excavation required for the garage, trees within 10 metres of the foundation walls would be negatively affected. A survey of the existing trees was conducted in July 2008 and updated in May 2013; the results can be found in Appendix 4. Many of the trees are in fair to very poor condition and are not worthy of conservation. New trees of appropriate species will be planted to replace those being removed. There is ample opportunity to re -plant in the landscaped areas which comprise approximately 27% of the property. Further guidance to conservation is provided by comments by the Coordinator, Cultural Heritage Planning in the Record ofPre-submission Consultation, 9 i.e. In reviewing the plans circulated with the notice of the Pre -Submission Consultation meeting, I would suggest the following elements in particular require attention: 0 The apartment building roof style and the lack of articulation and detail at the roofline; The buildings roof styles have been modified with a significant amount of variation in roof line and the introduction of strong cornices in contrasting material. Roof top mechanical equipment will be appropriately screened with building materials to match the fagade. 0 The lack of transition in building massing and variation in front yard building setbacks,- Transitions etbacks;Transitions in building massing have been introduced, varying the front yard setback from 7.5 m to 9.56 in to 11.74 in to 12.9 in to 16.3 in to 18.4 in on the ground floor. 0 The fire route and drop off access/driveway in the front yard, which is not consistent with the character of the streetscapes within the heritage district. The drop off access drive has been replaced with an on -street drop off. In addition to the revisions noted above, the underground parking structure has been modified to result in a smaller footprint, creating additional landscape space free of the parking deck. This allows for large scale street trees to be planted versus the small scale trees originally proposed, and to visually tie the entire development together. Entrances to the building are defined by building setback variation and landscaping. Although much of the proposed landscape is situated on private property, the decorative brick post / iron fence that defines the private gardens has been designed with step backs to visually and functionally bring the public realm into contact with the private realm. These quasi -public spaces will be fitted with benches to foster the sense of community and introduce a landscape scale and character that is in keeping with the heritage elements of the neighbourhood. (Figure 11) Unlike the illustrations in the Civic Centre Neighbourhood Heritage Conservation District Plan, the proposal locates the new buildings in the same orientation as the original residences and those in the neighbourhood. This arrangement not only respects and mimics the historic patterns of the property, but also reduces shadowing of its neighbours. (see Appendix 3) 9 Appendix 2 The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 14 30-40 Margaret Avenue_ Kitchener Figure 11 Streetscape - public and private realm 2.7 Summary of conservation principles and how they will be used See 2.6 above. 2.8 Proposed demolition / alterations explained See 2.6 above. 2.9 Alternatives for salvage mitigation Not applicable 2.10 Qualifications of the author completing the Heritage Impact Statement See Appendix 5. 3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS There are no extant structures on the property; thus, the significance and heritage attribute is the context of the property situated in the Civic Centre Neighbourhood Heritage Conservation District. Impacts of the proposed development on the cultural heritage resource are limited to the removal of the existing trees to accommodate development. Impact on the surroundings is expected to be minimal with the measures taken to provide a development that is sympathetic to the streetscape and the neighbourhood, fulfilling the objectives outlined in the Civic Centre Neighbourhood Heritage Conservation District Plan. Mitigating measures include: • scaling the building to be consistent with neighbouring structures on the street; • providing less than 10 metre front yard and 11.5 to 32 metre rear yard setbacks; • stepping back the buildings to reduce the streetscape scale and reduce shadowing issues; • providing a high degree of building articulation and architectural detail to provide interest and compatibility with existing neighbourhood buildings; • a varied setback resembling individual buildings, providing a transition from the scale of development on the other side of the street to the residences to the east; • limiting surface parking to the rear yard. The Landplan Collaborative Ltd. D R A F T October 23, 2013 Scoped Heritage Impact Assessment 30-40 Marzaret Avenue_ Kitchener 15 A specific measure recommended in the HCD Plan, i.e. retention of the existing trees, cannot be accomplished. New trees will be planted to replace those being removed on the approximately 27% open space of the property This DRAFT heritage impact assessment is respectfully submitted by: The Landplan Collaborative Ltd. per: Owen R. Scott, GALA, FCSLA, CAHP The Landplan Collaborative Ltd. D R A F T October 23, 2013 Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix M- Terms of Reference June 26, 2079 MHBC 174 Appendix 1 Scoped Heritage Impact Assessment —Terms of Reference 1 (received from Leon Bensason — April 3, 2013) City of Kitchener Community Services Department - Planning Division 30-40 Margaret Avenue Proposed Site Plan Application Scoped Heritage Impact Assessment —Terms of Reference 1.0 Background A Heritage Impact Assessment is a study to determine the impacts to known and potential cultural heritage resources within a defined area proposed for future development. The study shall include an inventory of all cultural heritage resources within the planning application area. The study results in a report which identifies all known cultural heritage resources, evaluates the significance of the resources, and makes recommendations toward mitigative measures that would minimize negative impacts to those resources. A Heritage Impact Assessment may be required on a property which is listed on the City's Heritage Advisory Committee Inventory; listed on the City's Municipal Heritage Register; designated under the Ontario Heritage Act; or where development is proposed adjacent to a protected heritage property. The requirement may also apply to unknown or recorded cultural heritage resources which are discovered during the development application stage or construction. These terms of reference have been scoped, based on the submission of a Heritage Impact Assessment which received conditional approval as part of a previous application made for the subject property. Sections not required are noted by strikethrough. 2.0 Heritage Impact Assessment Requirements It is important to recognize the need for Heritage Impact Assessments at the earliest possible stage of development or alteration. Notice will be given to the property owner and/or their representative as early as possible. When the property is the subject of a Plan of Subdivision or Site Plan application, notice of a Heritage Impact Assessment requirement will typically be given at the pre -application meeting, followed by written notification to include specific terms of reference. The notice will inform the property owner of any known heritage resources specific to the subject property and provide guidelines to completing the Heritage Impact Assessment. The following minimum requirements will be required in a Heritage Impact Assessment: 2.1 Present owner contact information for properties proposed for development and/or site alteration. 2-3 A written description of the buildings, structures and landscape features on the subject property including: building elements, building materials, architectural and interior finishes, natural heritage elements, and landscaping. ' The report shall include a clear statement of the conclusions regarding the cultural heritage value and interest as well as a bullet point list of heritage attributes. The statement should address the relationship of the property to the surrounding context (including surrounding properties located within the Civic Centre Neighbourhood Heritage Conservation District and the Margaret Avenue streetscape). 2.4 Documentation of the subject properties to include: current photographs of the property/each elevation of the buildings, photographs of identified heritage attributes and a site plan drawn at an appropriate scale to understand the context of the buildings and site details. Documentation shall also Appendix 1 Scoped Heritage Impact Assessment —Terms of Reference 2 include, where available, current floor plans, and historical photos, drawings or other available and relevant archival material. 2.5 An outline of the proposed development, its context, and how it will impact built heritage resources and cultural heritage landscapes (buildings, structures, and site details including landscaping). In particular, the potential visual and physical impact of the proposed development on identified heritage attributes of the subject property, neighbouring properties, the Civic Centre Neighbourhood Heritage Conservation District and the Margaret Avenue streetscape shall be assessed. For the purpose of the HIA the "proposed development" shall include both the proposed residential development and the temporary sales centre. The HIA shall also consider potential impacts associated with the proposed phasing of the development. The Heritage Impact Assessment must consider potential negative impacts as identified in the Ministry of Tourism, Culture & Sport's Ontario Heritage Tool Kit. Potential impacts may include those that are visual/contextual, as well as physical/structural. Negative impacts may include but are not limited to: alterations that are not sympathetic or compatible with the cultural heritage resource; demolition of all or part of a cultural heritage resource; etc. The outline should also address the influence and potential impact of the development on the setting and character of the Heritage Conservation District, including any impact on views or site lines. 2.6 Options shall be provided that explain how the cultural heritage resources may be conserved, relating to their level of importance. Methods of mitigation may include, but are not limited to preservation/conservation in situ, adaptive re -use, alternative development approaches, design guidelines, relocation, commemoration and/or documentation. Each mitigative measure should create a sympathetic context for identified cultural heritage resources. 2.7 A summary of the conservation principles and how they will be used must be included. The conservation principles may be found in publications such as: Parks Canada — Standards and Guidelines for the Conservation of Historic Places in Canada; Eight Guiding Principles in the Conservation of Built Heritage Properties, Ontario Ministry of Tourism, Culture & Sport; and, the Ontario Ministry of Tourism, Culture & Sport's Ontario Heritage Tool Kit (all available online). The HIA should also make reference to the specific policies and guidelines contained within the Civic Centre Neighbourhood Heritage Conservation District Plan. 2.8 Any loss of cultural heritage value (whether permanent ortemporary) resulting from the proposed development (residential and sales centre) impacting the subject property, neighbouring properties, the Civic Centre Neighbourhood Heritage Conservation District or the Margaret Avenue streetscape, and which cannot be mitigated, shall be explained and justified. 2.9 Recommendations shall be as specific as possible, describing and illustrating locations, elevations, materials, landscaping, timing, etc. 2.10 The qualifications and background of the person(s) completing the Heritage Impact Assessment shall be included in the report. The author(s) must demonstrate a level of professional understanding and competence in the heritage conservation field of study. The report will also include a reference for any literature cited, and a list of people contacted during the study and referenced in the report. 3.0 Summary Statement and Conservation Recommendations The summary statement should provide a full description of: • The significance and heritage attributes associated with the subject property. • The identification of any impact the proposed development will have on the heritage attributes of the subject property, neighbouring properties, the Civic Centre Neighbourhood Heritage Conservation District and the Margaret Avenue streetscape. Appendix 1 Scoped Heritage Impact Assessment —Terms of Reference 3 • An explanation of what conservation or mitigative measures, or alternative development or site alteration approaches are recommended. • Clarification as to why specific conservation or mitigative measures, or alternative development or site alteration approaches are not appropriate. Five (5) hard copies of the Heritage Impact Assessment and one electronic pdf format burned on CD shall be provided to Heritage Planning staff. Both the hard and electronic copies shall be marked with a "DRAFT" watermark background. The Heritage Impact Assessment will be reviewed by City staff to determine whether all requirements have been met and to review the preferred option(s). Following the review of the Heritage Impact Assessment by City staff, five (5) hard copies and one electronic copy of the final Heritage Impact Assessment ("DRAFT" watermark removed) will be required. The copies of the final Heritage Impact Assessment will be considered by the Director of Planning. Note that Heritage Impact Assessments may be circulated to the City's Heritage Kitchener Committee for information and discussion. A Site Plan Review Committee meeting may not be scheduled until the City's Heritage Kitchener Committee has been provided an opportunity to review and provide feedback to City staff. Heritage Impact Assessments may be subject to a peer review to be conducted by a qualified heritage consultant at the expense of the City of Kitchener. The applicant will be notified of Staff's comments and acceptance, or rejection of the report. An accepted Heritage Impact Assessment will become part of the further processing of a development application under the direction of the Planning Division. The recommendations within the final approved version of the Heritage Impact Assessment may be incorporated into development related legal agreements between the City and the proponent at the discretion of the municipality. Heritage ImpoctAssessment 30-40 Margaret Avenue, City of Kitchener, Ontario Appendix N- Curricula Vitae June 26, 2079 MHBC 175 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 MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE