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Home My WebLink AboutHK - 2020-01-07 - Item 1 - Full Draft Heritage Impact Assessment (HIA) - 50-52 & 56 Weber St W, 107 Young StHERITAGE IMPACT ASSESSMENT REP( Phase I & II 50-52 Weber Street West, 56 Weber Street West & 107 Young Street, City of Kitchener Date: December 5, 203.9 Prepared for: Facet Design Studio Ltd. Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 200-54o Bingemans Centre Drive Kitchener, ON N2133X9 T: 519 576 3650 F: 519 576 0121 Our File: '17191A' Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Table of Contents 1.2 Purpose.........................................................................................................................................9 1.3 Methodology and Approach........................................................................................................10 1.3.1 Methodology..........................................................................................................10 1.3.2 Approach................................................................................................................11 2.0 Policy Context................................................................................................................................. 13 2.1 The Planning Act and PPS 2014................................................................................................... 13 2.2 The Ontario Heritage Act............................................................................................................14 2.3 The Ontario Heritage Tool Kit......................................................................................................14 2.4 Region of Waterloo Official Plan (2015)....................................................................................... 15 2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014) ................................... 15 2.6 City of Kitchener Zoning By-law 85-1..........................................................................................18 2.7 Residential Intensification in Established Neighbourhoods Study (RIENS) (2017) ........................19 2.8 City of Kitchener PARTS Central Plan..........................................................................................19 2.9 Draft Civic Centre Secondary Plan (Map 17) and Zoning By-law 2019-051 (Under Appeal) .......... 20 2.10 21 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) .......................................... 21 3.o Introduction to Development Site and Surrounding Area................................................................ 26 3.1 Description of Subject Lands.......................................................................................................26 3.2 Description and Heritage Status of Adjacent Properties.............................................................. 31 3.3 Surrounding Area and Weber Street West Streetscape............................................................... 33 3.4 Description and Key Heritage Attributes of the Surrounding Civic Centre Neighbourhood Heritage Conservation District.......................................................................................................... 35 4.o Historical Overview of Subject Lands.............................................................................................. 37 December 4,201_9 MHBC I i Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 4.1 Civic Centre Neighbourhood, Kitchener .... 4.2 50-52 Weber Street West, "The Cottage".. 4.3 56 Weber Street West, "The Motz House". 44107 Young Street, "The Craftsman House" 5.0 Current Conditions of Subject Lands ............. 5.150-52 Weber Street West, "The Cottage".. 5.2 56 Weber Street West, "The Motz House". 53107 Young Street, "The Craftsman House" 37 41 43 46 48 48 57 70 5.4 Integrity and Physical Condition...................................................................................................77 5.4.150-52 Weber Street West, "The Cottage"..................................................................79 5.4.2 56 Weber Street West, "The Motz House"................................................................ 8o 5.4.3 107 Young Street, "The Craftsman House"............................................................... 82 6.o Evaluation of Cultural Heritage Resources...................................................................................... 83 6.1 Evaluation under Ontario Regulation 9/o6................................................................................... 83 6.1.1.50-52 Weber Street West, "The Cottage"................................................................ 83 6.1.2 56 Weber Street West, "The Motz House"................................................................ 86 6.1.3 107 Young Street, "The Craftsman House"............................................................... 89 6.2 Summary of Evaluation under Ontario Regulation 9/o6.............................................................. 91 6.3 Evaluation of Contribution to the District To Description of Proposed Development 8.o Impacts of Proposed Development 8.1 Introduction ............................... 92 93 95 95 8.2 Adverse Impacts to 50-52 & 56 Weber Street West & 107 Young Street ...................................... 95 8.3 Adverse Impacts to Adjacent 48 Weber Street West....................................................................96 8.4 Impact to the Civic Centre Neighbourhood Heritage Conservation District Plan (2007) ...............96 8.4.1 Impact of the Proposed New Building.......................................................................97 8.4.2 Weber Street Specific Design Guidelines in CCNHCD Plan (2007) ................................ 99 9.o Consideration of Development Alternatives..................................................................................102 9.1 Alternative Development Approaches.......................................................................................102 9.1.1 Do Nothing...........................................................................................................102 9.1.2 Retain and Conserve All Buildings...........................................................................102 December 4,201_9 MHBC I ii Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9.1.3............................................................................................................................ 103 Intensify the Site while Retaining All Buildings................................................................ 103 9.1.4............................................................................................................................ 103 Develop the Site while Retaining Some Buildings............................................................ 103 9.1.5............................................................................................................................ 105 Develop the Site while Relocating sol Young Street ........................................................ so5 10.o Implementation Recommendations............................................................................................106 3.3.4 10.1 Salvage and Commemoration.................................................................................................106 10.2 Documentation........................................................................................................................107 10.3 Cultural Heritage Protection Plan.............................................................................................107 11.o Conclusions and Recommendations............................................................................................ io8 12.0 Sources........................................................................................................................................ 112 Appendix A- Maps of the Subject Land............................................................................................... 3.3.4 Appendix B- Site Plan and Elevations and............................................................................................115 DesignAlternatives..............................................................................................................................115 AppendixC......................................................................................................................................... 3.3.6 -Chain of Title..................................................................................................................................... 3.3.6 i. 50-52 Weber Street West............................................................................................................. 116 ii. 56 Weber Street West.................................................................................................................. 3.3.6 iii. 107 Young Street........................................................................................................................ 116 AppendixD-.........................................................................................................................................117 Structural Condition Report (Tacoma Engineers, 2018).......................................................................117 Appendix E -Shadow Study and Angular Plane.................................................................................... 3.3.8 Appendix F-CHIA Terms of Reference, Site Plan Pre -Submission Consultation Memo (November 10, 2017) and Comment and Response Matrix for August 2018 Revisions ................................................. 11g AppendixG -Curricula Vitae.................................................................................................................120 December 4,201_9 MHBC I iii Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Project Personnel Dan Currie, MA, MCIP, RPP, CAHP Vanessa Hicks, MA, CAHP Rachel Redshaw, MA, HE Dipl Managing Director of Cultural Heritage Heritage Planner Heritage Planner Glossary of Abbreviations CCNHCD HIA HCD MHBC MTCS OHA OHTK O -REG g/o6 PPS 203.4 Acknowledgements Senior Review Research, Author Review Civic Centre Neighbourhood Heritage Conservation District Heritage Impact Assessment Heritage Conservation District MacNaughton Hermsen Britton Clarkson Planning Limited Ministry of Tourism Culture and Sport Ontario Heritage Act Ontario Heritage Toolkit Ontario Regulation 91o6for determining cultural heritage significance Provincial Policy Statement (2014) This report acknowledges that assistance provided by the City of Kitchener Public Library, Grace Schmidt Room of Local History. The report also acknowledges that the City of Kitchener is situated on the land and traditional territory of the Anishinabewaki, Attiwonderonk and Haudenosaunee which is located within the lands protected under the Haldimand Treaty. December 4,201_q MHBC 14 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Executive Summary MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber Street West, 56 Weber Street West and 3.07 Young Street, City of Kitchener. The subject lands are located north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The Owner proposes to redevelop the site to a six (6) storey multiple residential building. The buildings at 50- 52 & 56 Weber Street West and 3.07 Young Street are proposed to be demolished. This report concludes the cultural heritage value of each property as follows: • 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario Gothic Revival Cottage and contextual value for its location in CCNHCD; • 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building, historical associations with John and William J. Motz and Henry J. Shoniker and contextual value in CCNHCD; • 3.07 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman house, its historical association with architect C. Knetchel and contextual value in CCNHCD. While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor. While the loss of cultural heritage resources is discouraged, the HCD Plan recognizesthat redevelopment may occur in compliance with the Official Plan. The proposed development is consistent with policies for increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law. Impacts This report concludes that heritage impacts, due to the proposed development, are as follows: • Moderate impact of demolition of 50-52 Weber Street as an early representation of a Gothic Revival Cottage and identified as a Category'B' building; • Minor impact of demolition for 56 Weber Street which is identified as a Category'C' building; December 4,201_q MHBC 15 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Moderate impact of the demolition of 3.07 Young Street from the CCNHCD which is identified as a Category'C' building. • Potential impact of land disturbances to the foundation of 48 Weber Street West as the distance between new construction and the adjacent building is approximately 3.3 metres. The proposed development of the subject lands will have an overall minor impact on the HCD based on the following rationale: • Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007) does acknowledge anticipated development and also that the size and scale of heritage buildings on Weber Street "is generally largerthan the rest of the district", • None of the buildings located on the subject lands are identified as a Group'A' in the architectural summary. Group'A' buildings are noted as being of'major heritage importance'; • 56 Weber Street is considered Group 'C' as the type of architecture is well represented in the District ( approximately 3.0.5% of buildings (4o buildings) in the District are Queen Anne); there are better conserved examples within the interior of the District; • 50-52 Weber Street is considered Group 'B' due to its early representation of a Gothic Revival Cottage; the building is modestly constructed in this style but has been altered throughout the years, some of which is unsympathetic to the heritage character of the house; • 3.07 Young Street is considered Group 'C', and is described as a 'vernacular' building, 40.63.% of the buildings (3.47 buildings) in the district are identified as'vernacular'; and, • The subject lands are not identified as being located within a Heritage Corridor as identified in Map 9, Cultural Heritage Resources. Alternative development scenarios have been reviewed as part of the HIA. Alternatives that retain the buildings 50-52 and 56 Weber Street West and 3.o7 Young Street have been evaluated, however, their retention would have less impact on heritage resources than would the proposed development. Retaining all buildings significantly limits the amount of intensification that could occur on site. This report has concluded thatthe proposed new building is generally compatible with the CCNHCD Plan (2007) policies in Sub -section 3.3.5.2 and guidelines in Sub -section 6.9.4 specific to the Weber Street corridor. It has been determined thatthe proposed development's scale, mass, setbacks and orientation complies with the CCNHCD Plan (2007) and Section 3.2.C.3..26 of the Official Plan regards change December 4,201_9 MHBC 16 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON management and redevelopment in an HCD as well as City other policies within the City's Official Plan, Zoning By-law. Adjacent heritage buildings to the east of the subject lands- 48 Weber Street West, Windermere Apartments- and to the west (non-contiguous) -96 Young Street/58-6o Weber Street West- are of a similar scale and mass of proposed development and thus, it is does not pose an impact to these buildings. Implementation Recommendations If one or more of the buildings are removed, it is recommended that heritage building material be salvaged. The following list outlines identified building material that should be salvaged as part of a selective demolition relevantto each building: • Brick and stone elements of the exterior (3-07 Young Street) • All windows with leaded -glass (3-07 Young Street) • Original door on front elevation (3-07 Young Street) • Hand hewn beams (50-52 Weber Street) • Original window frames (50-52 & 56 Weber Street) • Original door frames (56 Weber Street) • Brackets (56 Weber Street) Salvaged heritage building material is recommended to be reused on site where feasible and/ or given to the City at no cost for re -use, archival, display or commemorative purposes pursuant to 3.2.C.1.32 of the Official Plan. Commemoration of a removed cultural heritage resource is strongly encouraged bythe City (12.C.1.4.2, Official Plan). Commemoration forthe removal of 56 Weber Street, "The Motz House" meets 12.C.1.4.2 (c) as it has historical associative value. It is suggested that the incorporation of the names Motz and Shoniker in the landscape design such as: • Hardscaping, memorial entry way with surname inlay (i.e. Motz' Corner) • Seating created with salvaged wood with name plaques; • Art display which includes a photo of the Motz Family and Home. December 4,201_q MHBC 17 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON If demolition is approved for any of the buildings included in the proposal, it is recommended that this report be deemed by the City as archival documentation to support the demolitions pursuant to 12.C.1.33-34 of the City of Kitchener's Official Plan. It is also recommended that this report, including all supplementary reports to this HIA, should be made available to the Kitchener Public Library for reference. It is recommended that a Cultural Heritage Protection Plan be established for 48 Weber Street West as it is in close proximity of the new construction. The CHPP should include the following: • Preconstruction inspection of building foundation; • Detailed description of measures to be undertaken to protect the building from physical damage during construction activities; • A Vibration Monitoring Report outlining the measures to be implemented to measure vibration impacts; • Certification from a qualified engineer that the drainage, footings and foundation plans have been designed to avoid causing negative impacts. December 4,201_9 MHBC 18 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 1.0 Introduction 1.1 Background MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for the subject lands, which is comprised of the properties located at 50-52 Weber Street West, 56 Weber Street West as well as 3-07 Young Street (see Appendix A for location map). This assessment was completed in two (2) phases. Phase I was completed and submitted in June 2o3-8 and reviewed by Heritage Kitchener August 2oi8. City Staff provided comments to revise the HIA Phase I in August 2oi8. These comments have been addressed in this report and a comment and response matrix has been included in Appendix G to specifically address revisions. This report also includes Phase II which will assess the heritage impact for the proposed redevelopment of the subject lands to construct a 6 storey residential building including 42 residential units and 43 underground parking spaces. The building proposes a total height of 20 metres on a site having an area Of 0.3-79 hectares on three consolidated lots. The redevelopment of the site will result in the demolition Of 50-52 & 56 Weber Street West and 3-07 Young Street. The subject lands are located north of the downtown core and within the southern limits of the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) (see Appendix A for CCNHCD Boundary). As such, the properties are designated under Part V of the Ontario Heritage Act. The properties are not located within or adjacent to either a 'minor' or 'major' gateway and therefore, not subject to policies of the CCNHCD Plan regarding these features (referencing Street Lighting Concept Map forthe CCNHCD). The subject lands are identified in the CCNHCD Plan as'High Density Residential Commercial'. 1.2 Purpose The purpose ofthis HIA isto evaluate the cultural heritage value ofthe cultural heritage resources located on the subject lands as perthe CCNHCD Study and Plan as well as Regulation 9/o6which is the legislated criteria for determining cultural heritage significance. This report also provides an evaluation of the December 4,201_q MHBC 19 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON impacts anticipated as a result of the proposed demolition of the buildings located on the subject lands as perthe policies of the CCNHCD Plan. In Section 33.4 of the CCNHCD Plan (2007), although demolition is strongly discouraged, it recognizes that there are situations in which demolition may be necessary including occasionally redevelopment that is in keeping with the appropriate City policies and CCNHCD Plan. The purpose of this report is to determine if the proposed development qualifies to be a situation in which demolition / relocation of existing buildings is appropriate, and that, the proposed new construction complies with the CCNHCD Plan (2007). 1.3 Methodology and Approach 1.3.1 Methodology The methodology of this report is based on the Heritage Impact Assessment (HIA) guidelines of the City of Kitchener and pre -submission comments of November 10, 2017 (see Appendix G): • Present owner contact information for properties proposed for development; • A detailed site history to include a listing of owners from the Land Registry Office and a history of the site uses (s), - 0 s); • Written description of the buildings, structures and landscape features on the subject properties including a list of heritage attributes,- 0 ttributes; • Documentation of the subject properties including photographs and a site plan,- 0 lan; • Outline of proposed development.- 0 evelopment; • Assessment of impacts (beneficial, neutral and adverse) of the propose development justifying and explaining the loss of cultural heritage value and impact on the streetscape/neighbourhood; • Alternative options; • Implementation measures; • Conclusions, • Curricula vitae (See Appendix H)) December 4,201_q MHBC 110 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Supplementary to the above requirements, this Heritage Impact Assessment also includes the current Section 2.0 Methodology and Approach as recommended by ICOMOS (2011). This report utilizes guides published by the International Council on Monuments and Site (ICOMOS), Council of UNESCO, from the World Heritage Convention of January of 2011. The grading of impact is based on "Guide to Assessing Magnitude of Impact" as a framework for this report: Description Change to key historic building elements that contribute to the cultural heritage value or interest (CHVI) such that the resource is totally altered. Comprehensive changes to the setting. Change to many key historic building elements, such that the resource if significantly modified. Changes to the setting an historic building, such that is it significantly modified. Change to key historic building elements, such that the asset is slightly different. Change to setting of an historic building, such that is it noticeably changed. Slight changes to historic building elements or setting that hardly affect it. No change to fabric or setting. 1.3.2 Approach A site visit was conducted by MHBC Cultural Heritage Staff on August 18, 2017, June 7, 2o18 and May 3, 2019 to document the current condition of all properties within the subject lands. This Report reviews the following documents: • The Planning Act; • Provincial Policy Statement (2014), • The Ontario Heritage Act and the Ontario Heritage Toolkit • City of Kitchener's Official Plan: A Complete and Healthy Kitchener (2014) • Draft Civic Centre Secondary Plan • Zoning By-law 2019-051 • City of Kitchener's Municipal Heritage Register • Civic Centre Neighbourhood Heritage Conservation District Study (2oo6); December 4,201_9 MHBC 111 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Civic Centre Neighbourhood Heritage Conservation District Plan (2007), • Civic Centre Neighbourhood Heritage Conservation District Designation By-law 2008-039 • Region of Waterloo Practical Conservation Guides for Heritage Properties • Standards and Guidelines forthe Conservation of Historic Places in Canada (Second Edition) • Building Resilience: Practical Guidelines for the Sustainable Rehabilitation of Buildings in Canada (2oi6) This HIA assesses the proposed development in terms of its compliance with these policies, guidelines and recommendations and assesses any impacts of the development on the cultural heritage value and attributes of cultural heritage resources on-site. December 4,201_q MHBC 1 12 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Z . O Policy Context 2.1 The Planning Act and PPS 2014 The Planning Act makes a number of provisions respecting cultural heritage either directly in Section 2 of the Act or Section 3 respecting policy statements and provincial plans. In Section 2 the Planning Act outlines 18 spheres of provincial interest that must be considered by appropriate authorities in the planning process. One of the intentions of The Planning Act is to "encourage the co-operation and co- ordination among the various interests." Regarding Cultural Heritage, Subsection 2(d) of the Act provides that: The Minister, the council of a municipality, a local board, a planning board and the Municipal Board, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, (d) The conservation of features of significant architectural, cultural, historical, archaeological or scientific interest; In support of the provincial interest identified in Subsection 2 (d) of the Planning Act, and as provided for in Section 3, the Province has refined policy guidance for land use planning and development matters in the Provincial Policy Statement, 2014 (PPS). The PPS is "intended to be read in its entirety and the relevant policy areas are to be applied in each situation". This provides a weighting and balancing of issues within the planning process. When addressing cultural heritage planning, the PPS provides the following: 2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved. 2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been December 4,201_q MHBC 1 1.3 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. Conserved: means the identification, protection, management and use of built heritage resources, cultural heritage landscapes and archaeological resources in a manner that ensures their cultural heritage value or interest is retained under the Ontario Heritage Act. This may be achieved by the implementation of recommendations set out in a conservation plan, archaeological assessment, and/or heritage impact assessment. Mitigative measures and/or alternative development approaches can be included in these plans and assessments. The subject lands are recognized as protected heritage properties as they are designated under Part V of the OHA. 2.2 The Ontario Heritage Act The Ontario Heritage Act, R.S.O, iggo, c.o.18 remains the guiding legislation for the conservation of significant cultural heritage resources in Ontario. The buildings located at 50-52 & 56 Weber Street West and 107 Young Street are designated under the Ontario Heritage Act (OHA). Although collectively designated, each building was evaluated bythe criteria provided with Ontario Regulation 91o6 of the OHA which outlines the mechanism for determining cultural heritage value or interest. 2.3 The Ontario Heritage Tool Kit This Report uses the Ontario Heritage Tool Kit to aid in the assessment of cultural heritage resources and potential cultural heritage landscapes. This Report uses the "Heritage Property Evaluation" and "Heritage Resources in the Land Use Planning Process" to evaluate and assess the existing buildings on the subject lands. The latter booklet includes Info sheets. The following info sheets will be used in this report: Info sheet # z- Built Heritage Resources Info sheet # 2- Cultural Heritage Landscapes Info sheet # 4-Adajcent Lands and Protected Heritage Property Info sheet # 5- Heritage Impact Assessments and Conservation Plans December 4,201_q MHBC 1 14 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 3-07 Young Street, City of Kitchener, ON 2.4 Region of Waterloo Official Plan (2015) Chapter 3, Section 3.G of the Regional Official Plan provides policies regarding the conservation of cultural heritage resources stating that they are, -the inheritance of natural and cultural assets that give people a sense of place, community and personal identity. Continuity with the past promotes creativity and cultural diversity... These resources provide an important means of defining and confirming a regional identity, enhancing the quality of life of the community, supporting social development and promoting economic prosperity. The Region is committed to the conservation of its cultural heritage. This responsibility is shared with the Federal and Provincial governments, Area Municipalities, other government agencies, the private sector, property owners and the community. Pursuant to Chapter 3. G. 3-3, Cultural Heritage Impact Assessments policies have been outlined for the Municipality of the City of Kitchener for a proposed development that includes or is adjacent to a designated or listed property on the Municipal Heritage Register of the applicable municipality, in this case, the City of Kitchener. The CHIA guidelines outlined by the Region in Chapter 3 G. 3-7 are reflected in the HIAguidelines used bythe City of Kitchener defined in the beginning of Sub -section 2.3- of this report. 2.5 City of Kitchener Official Plan: A Complete and Healthy Kitchener (2014) Section 3-2 of the Kitchener Official Plan (203-4) provides the following objectives regarding the conservation of cultural heritage resources: 3-2.3-.3-. To conserve the city's cultural heritage resources through their identification, protection, use and/or management in such a way that their heritage values, attributes and integrity are retained. 3-2.3-.2. To ensure that all development or redevelopment and site alteration is sensitive to and respects cultural heritage resources and that cultural heritage resources are conserved. Policies in Chapter 12.C.1.1 states that the City of Kitchener uses the Ontario Heritage Act, among other Acts, to conserve cultural heritage resources in consultation with the City of Kitchener's Municipal Heritage Committee as it relates to its compliance with the provisions of the OHA. Conservation measures are to be consistent with the Parks Canada Standards and Guidelines for the Conservation of December 4,201_q MHBC 1 3-5 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Historic Places in Canada (Section 12.C.1.2o). Conserving cultural heritage resources are stated to be a requirement and/ or condition in processing and approving applications submitted under the Planning Act (Section 12.C. 3.2.21). To ensure that conservation is pursued in the development process, the City may require financial securities from the owner/ applicant during and after the development process (Section 12.C.1.22). In accordance to Section 12 C.1.23 (a)(d)(e), the City of Kitchener has required the submission of a HIA for the redevelopment of 50-52 & 56 Weber Street West and 107 Young Street as it relates to these buildings as designated structures within the CCNHCD. These properties are outlined as being in a Secondary Plan in Map 3 (Land Use). These properties are within a heritage conservation district but not within a heritage corridor as defined in Map g of the Official Plan (2014). Mitigative and/ or conservation measures identified in this report and approved by the City will be incorporated into the redevelopment plans and conditions of approval for planning application (Section 3.2.C.1.2.7). The current development plan proposes to demolish 50-52 and 56 Weber Street West and 107 Young Street. As per Section 12.C.1.32, Demolition/Damage of Cultural Heritage Resources, the City may require all or any part of the demolished cultural heritage resources to be given to the City for re -use, archival, display or commemorative purposes at no cost to the City. If 50-52, 56 Weber Street West and 3.07 Young Street are demolished, a Documentation and Salvage Report will be required which must be in compliance with Section 3.2.C. 3..3.4 which includes: a) Architectural measured drawings,- b) rawings; b) A land use history; and, c) Photographs, maps and other available materials about the cultural heritage resource in its surrounding context. Archival documentation will be required by the City for the proposed development of the salvage and demolition of 50-52 and 56 Weber Street West and 107 Young Street as per Section 12.C.1.33, In the event that demolition, salvage, dismantling, relocation orirrevocable damage to a significant cultural heritage resource is proposed and permitted, the owner/applicant will be December 4,201_q MHBC 1 16 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON required to prepare and submit a thorough archival documentation, to the satisfaction of the City, prior to the issuance of an approval and/or permit. In changing contexts, the City of Kitchener may also require guidelines to best integrate new development into mature neighbourhoods, 3.2.C.1.47. The City may require architectural design guidelines to guide development, redevelopment and site alteration on, adjacent to, or in close proximity to properties designated under the Ontario Heritage Act or other cultural heritage resources. The proposed development intends on removing 50-52 Weber Street West which is an early residence in the area as well as 56 Weber Street West which has historical significance and 3.07 Young Street which is an example of the Arts and Crafts movement. As so, the City strongly encourages commemoration of these cultural heritage resources (Section 12.C.3..4.2). The Civic Centre Secondary Plan for Land Use, Map g included in the Official Plan designates the subject lands as High Density Commercial Residential with a Special Policy Area' in the Civic Centre Secondary Plan as per Section 3.6.D.3..3 (a) of the City of Kitchener Official Plan. The High Density Commercial Residential designation appliesto properties fronting onto Weber Street between College Street and the St. Andrews Presbyterian Church, certain properties on the south side of Roy Street, and to certain properties on Young and College Streets south of the westerly projection of Roy Street. The purpose of this designation is to recognize the proximity of the Civic Centre Neighbourhood to high intensity land uses of Downtown Kitchener. As such, the land use designation permits mixed use and multiple residential developments to a maximum density of 4.o FSR. The Secondary Plan specifies that redevelopment within this area must obtain access from Weber Street only and that underground parking is encouraged. Section 3.3.3.3 of the Secondary Plan provides the following as it relates to special policy which applies to the property located at 3.07 Young Street. 13.1.3 Special Policies 2. Notwithstanding the High Density Commercial Residential designation on the properties located at 102, 3.o6, 3.o7, log and zit Young Street, 94, 98 and 102 College Street and 95, December 4,201_q MHBC 1 3.7 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 99, zo3 and log College Street, and notwithstanding the Mixed Use Corridor designation on the properties located at 95-97 Ahrens Street West, redevelopment of those properties will be accomplished by a holding category being applied to such properties in the Zoning Bylaw. The holding provision shall be removed so as to allow redevelopment to proceed only when the following criteria have been met: a) Consolidation orassemblyof the property with propertyhaving legal frontage and access to Weber Street, Water Street or Victoria Street; b) All access to be from Weber Street or Water Street only, with no vehicle access to College and Young Streets to be ensured by the conveyance of a 0.3 metre reserve along College, Young orAhrens Streets,- c) treets; c) Such redevelopment including any surface parking, being buffered from the properties located College and Young Streets in the Office -Residential Conversion designation by means of building setback, and landscaped screening and/or berming; and d) Site plan setting out the requirements of a), b) and c) above and any additional matters required pursuant to Section 41 of the Planning Act. Conversion of these properties will only be permitted within buildings existing as of the date of adoption of this Plan in compliance with the regulations of the implementing Zoning By-law. 2.6 City of Kitchener Zoning By-law 85-1 The properties located at 50-52 Weber Street West are zoned CR -3 (Commercial Residential Three Zone) as per the City of Kitchener Zoning By-law which permits a range of residential and commercial uses to a maximum density of 4.o FSR. The Zoning By-law does not specify a maximum height. The property located at 3.07 Young Street is zoned CR -3 3.6H (Commercial Residential Three Zone). The Special Policy applying to 3.07 Young Street requires that a holding provision be applied under the Zoning By-law until certain criteria is met. This criteria is related to the consolidation of the lot with properties fronting Weber Street West, the submission of a site plan, and appropriate site access and buffering. December 4,201_q MHBC 1 1.8 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON .. 1'12 e �� I'I 9 106 66 58 =4 62 r y 64 10 1132 + Tr I09 '�J' /54 R-5 16_ 13 5$-60:96 r r 07 65/61 /// a 57 56 53 50-52 51 3 { GR -3 16H 44 135U Figure 2: Excerpt of Weber Street West Corridor, Weber Street West, Existing Zoning 'CR -3'. Location of subject lands noted in red. (Source: City of Kitchener Interactive Map, 201.7) 2.] Residential Intensification in Established Neighbourhoods Study (RIENS) (203-7) The final REINS report of February 3.3, 201.7 clarifies the process in which redevelopment is approved in the established neighbourhoods of the City to ensure compatible development through the amendment of zoning rules. This report pays particular attention the Urban Design Manual Updates related to infill development within established neighbourhoods. The Final Draftofthe Urban Design Manual for Central Neighbourhoods as a result of recommendations of RIENS includes goals as it relates to streetscapes, scale and transition and specifically cultural heritage resources. This report acknowledges this updated Urban Design Manual understanding that new construction should respect the existing established streetscape of Weber Street and be complementary yet legible as a form of infill. 2.8 City of Kitchener PARTS Central Plan The PARTS Central Plan is intended as a land use plan to guide development and change in the central transit station area. The Plan was adopted by Council in 201.6 and is intended to serve as the guiding document for future updates to the City's Secondary Plans, Comprehensive Zoning By-law and others. The preferred plan identifiesthe subject lands as Medium Density Mixed Use. The Medium Density Mixed Use classification identifies that the lands are intended to provide a broad mix of compatible residential, commercial, retail, and institutional uses. The Medium Density Mixed Use category has a minimum density of 1..o FSR and a maximum density of 2.o FSR with a maximum height of 24 metres (8 storeys). December 4,201_q MHBC 1 1.9 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5.0 Preferred Plan Land Use Map Urdan Gmwrh Centre a Uy C&a'sr Lnnc Disnkr k+navarion ra—, MaInH 0,srricr 1...v rio Empioymenr Insiitutiona! Mlaedl! NEPDmvy w,*uM De y �ry i ase E:J ase ,ge d 'w d rte! - 10 ..... I Krrs` --. Figure 3: Excerpt of the PARTS Central Plan (Preferred Plan Land Use Map). Approximate location of subject lands noted in red. (Source: City of Kitchener, 2o16) 2.9 Draft Civic Centre Secondary Plan (Map 17) and Zoning By-laW 2019-051 20 (Under Appeal) The City of Kitchener has updated its Secondary Plan (Map 17) and Comprehensive Zoning By-law (By- law 2019-051), currently, both documents have not yet been implemented. The updated Civic Centre Secondary Plan identifies the land including 50-52 & 56 Weber Street as "Mixed Use- Medium to High Rise" with a minimum density of 1.o FSR and maximum of 4.o FSR and 107 Young Street as Low -Rise Residential Limited Office (draft Civic Centre Secondary Plan, see Figure 4). Zoning By-law 2019-051 currently does not have regulations in place for residential zones which includes 107 Young Street within the updated Civic Centre Secondary Plan, however, Mixed Use (MIX) Zones in Section 8.1 outlinesthree mixed use zones. Regulations relative to the permitted use of a property within this zone as a multiple dwelling, unless in Mixed Use 2, would require a non-residential use within a building. December 4,201_q MHBC 120 Heritage Impact Assessment Report Phase/&// 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON Figure 4: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 1.7 identifying the subject lands as Mixed Use (Medium to High -Rise) and 1.07 Young Street as Low Rise Residential Limited Office within the CCNHCD boundaries; red arrow identifies subject lands (Source: CCNHCD Plan, 2007) 2.10 Civic Centre Neighbourhood Heritage Conservation District Plan (2007) The HCD Plan includes policies and guidelines that provide direction for the management of change in the CCNHCD. This includes policies and guidelines for the demolition of existing buildings and the construction of new buildings. The CCNHCD Plan also contains specific policies for lands in the Weber Street Area. The subject lands are located within the Weber Street Area. Demolition Section 3.3.4 of the CCNHCD Plan states thatthe goal of the HCD is to preserve and protectthe heritage resources within its boundaries, however, the Plan states that there are situations where demolition and redevelopment may occur where it is in keeping with appropriate City policies as follows: 3.3.4 Demolition December 4,201_q MHBC 1 21 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The goal of a heritage conservation district is to preserve and protect the heritage resources within the short term and over the long term. However, it is recognized that there are situations where demolition maybe necessary such as partial destruction due to fire or other catastrophic events, sever structural instability, and occasionally redevelopment that is in keeping with appropriate City policies. The policies of the CCNHCD Plan regarding demolition are as follows: a) The demolition of heritage buildings in the District is strongly discouraged; b) Any proposal to demolish a heritage building or portion of a heritage building that is visible from the street or other public space within the District shall require a heritage permit from the municipality; c) Where demolition of a heritage building is proposed, the property owner shall provide supporting documentation demonstrating appropriate reasons for the demolition,- d) emolition; d) In situations where demolition is approved by Council, written and/or photographic documentation of any notable architectural features and construction techniques may be required to create a record of the building and its components,- e) omponents; e) Reclamation of suitable building materials such as windows, doors, moldings, columns, bricks, etc. for potential reuse in a new building on the site or as replacement components for other buildings in the neighbourhood which require repair and restoration over time is strongly encouraged if demolition for any heritage buildings in the District. Weber Street Area Special Policies and Guidelines Section 3.3.5.2 of the CCNHCD Plan (2007) states that Weber Street contains a number of the oldest buildings in the Civic Centre Neighbourhood and that the scale of heritage buildings is generally larger than those at the interior of the district (being 3-4 storeys) and there have been a number of larger residences converted to multiple residential units or office/ commercial units. December 4,201_q MHBC 122 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The Weber Street Area policies are: a) The protection and retention of existing heritage buildings and their architectural features is strongly encouraged; b) Maintain residential streetscape character through the use of appropriate built form, materials, roof pitches, architectural design and details particularly at the interface between Weber Street and the interior of the neighbourhood, d) Where redevelopment is proposed on vacant or underutilized sites, new development shall be sensitive to and compatible with adjacent heritage resources on the street with respect to height, massing, built form and materials. e) Any buildings proposed over 5 storeys in height may be required to undertake shadow studies where they abut existing residential uses, to demonstrate that they will not unreasonably impact on access to sunlight in rear yard amenity areas. f) Design guidelines provided in Section 6.9.2 [Note: this is a typo and should read 6.9.41 Section of this Plan will be used to review and evaluate proposals for major alterations, additions ornew buildings to ensure that new development is compatible with the adjacent context. Site/ Area Specific Design Guidelines for Weber Street The CCNHCD Plan (2007) outlines site specific guidelines in Sub -section 6.9.4 of the Plan. They are as follows: • Any infill development on Weber Street should maintain a strong relationship to the street at the lower levels (2 to 4 storeys) with respect to built form and use. December 4,201_q MHBC 1 23 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Setbacks of new development should be consistent with adjacent buildings. Where significantly different setbacks exist on either side, the new building should be aligned with the building that is most similar to the predominant setback on the street. • Building facades at the street level should incorporate architectural detail, similar materials and colours, and consistency with the vertical and horizontal proportions or rhythm of adjacent / nearby buildings on the street to establish a cohesive streetscape. • New development shall have entrances oriented to the street. • Size, placement and proportion of window and door openings for new buildings or additions should be generally consistent with those on other buildings along the street. • Any new buildings tallerthan 3 to 4 storeys should incorporate some form of height transition or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. • Any buildings taller than 5 storeys abutting a residential property to the rear should be constructed within a 45 degree angular plane where feasible, starting from the rear property line, to minimize visual impacts on adjacent property owners. • To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback Of 3.5 metres should be maintained for new buildings as well as additions where feasible. • Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front facade so they do not have a negative visual impact on the street or new building / addition. December 4,201_q MHBC 124 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON /J A, CO 20 of Figure 5: Map of the Civic Centre Neighbourhood Boundary. Shaded areas indicate properties within the 'Weber Street Area' which pertains to specific policies of the HCD Plan. Approximate location of subject lands noted in red. *Note that the subject lands are entirely within the Weber Street Area. (Source: CCNHCD Plan, 2007) . 'Nk,4k%*1 December 4,201_q MHBC 125 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3.01ntroduction to Development Site and Surrounding Area 3.1 Description of Subject Lands The subject lands are comprised of the properties located at 50-52 Weber Street West, 56 Weber Street West and 3-07 Young Street and are approximately 0.3-79 hectares (0.442 acres) in size. See Appendix A for maps of the subject lands. The subject lands are located north of the downtown core within the boundary of the Civic Centre Neighbourhood Heritage Conservation District and zoned CR -3 (Zoning By- law 85-3-). The subject lands are identified as High Density Residential Commercial within the CCNHCD on the Secondary Plan, Map 9 (see Figure 6). The subject lands are included in the Weber Street Area as identified in the CCNHCD Plan. This type of zoning extends to the east and west of the property within the district. North-east and east of the development site is office residential conversions. Figure 6: Civic Centre Neighbourhood Plan Land Use, Secondary Plan Map 9 identifying the subject lands as High Density Residential Commercial within the CCNHCD boundaries; red arrow identifies subject lands (Source: CCNHCD Plan, 2007) The CCNHCD Study (2006) outlines four (4) groups which were used to categorize properties within the CCNHCD. All buildings within the District were evaluated and assigned to a specific group ('A', 'B', December 4,201_q MHBC 126 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 'C' or 'D'). The CCNHCD Study states that the buildings were assessed '...primarily from what was visible from the street combined with any historic data that could be compiled for the property.' This categorization of the buildings helped to establish boundaries for the District. 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 a 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 if any one 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 if any one 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. Section 6.2 of the HCD Study identifies that there are several factors which contribute to whether or not an individual building, streetscape, or grouping of buildings within the District could be considered significant. This helpsto identifythe individual elements of the Districtwhich contribute to its heritage character and provide insight on the cumulative effect of those elements. These factors are identified as follows: Building Form, Massing, Height, Width, Visible Depth December 4,201_q MHBC 1 27 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Building Setting on a Property • Architectural Style • Building Facade Elevation Layout and Shape, Projections and Reveals; • Roof style, Dormers, Gables and Turrets; • Windows, Doors and Accessories; • Building Materials, Textures, Colours Figure 7: Map noting location of Group A, B and C properties within the CCNHCD. Location of subject lands noted in blue. (Source: CCNHCD Plan, 2007) December 4,201_q MHBC 128 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The following chart outlines existing buildings on the subject lands as per the descriptions in the Kitchener Civic Centre Heritage Conservation District Study Inventory Summary of 2007. Prior to the establishment of the HCD in 2oo8, 56 Weber Street West and -107 Young Street were not listed on the City's Municipal Heritage Register. Properties included in the inventory were also assigned "groups" to indicate their cultural heritage value as reviewed in Sub -section 3.3.-1.3. Photographs of the buildings on the subject lands can viewed on the following page. House is constructed of brick; stucco applied to front verandah added in later years; [z� House is one and half storeys not one storey. December 4,201_q MHBC 129 Description as Per Architectural Heritage Status Summary CCNHCD Plan (2007) 50-52 Weber Street One -and -a -half storey Ontario Cottage Designated under Part West "The Cottage" constructed of stuccoE'3 circa -1875. V(Group B) 56 Weber Street West Vernacular two -and -a -half storey brick house Designated under Part V with two pair windows built in -1889. Built by (Group C) "The Motz House" John Motz, editor of the Berliner Journal and later Sheriff, Mayor in -188o--188-1. 3.07 Young Street One storey E23 vernacular brick house built Designated under Part V circa -19-1o. (Group C) "The Craftsman House" Photographs of the buildings on the subject lands can viewed on the following page. House is constructed of brick; stucco applied to front verandah added in later years; [z� House is one and half storeys not one storey. December 4,201_q MHBC 129 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 8, 9 & io: (Above Left) Photograph of 56 Weber Street West; (Above Right) Photograph of 50-52 Weber Street West; (Below) Photograph of 1.07 Young Street (MHBC, 201.9) December 4,201_q MHBC 130 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 3.2 Description and Heritage Status of Adjacent Properties Beyond the subject lands' location within the CCNHCD, they are adjacent to other properties. The City of Kitchener Official Plan defines adjacent as, "Lands, buildings and/or structures that are contiguous or that are directly opposite to otherlands, buildings and/orstructures, separated only bya laneway, municipal road or other right-of-way." The following table details the description and heritage status of these buildings: Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the following page. V0 December 4,201_q MHBC 131. Description as Per Heritage Status Architectural Summary CCNHCD Plan (2007) iog Young Street Two -and -a -half Queen Anne Designated under Part V(Group A); Style brick house built circa -189o. Features include a two storey porch. 48 Weber Four storey Tudor apartment Designated under Part V (Group C). Street West complex of brick and stucco built circa '1930. Windermere Court Apartments. 65 Roy Street One -and -half storey brick English Designated under Part V (Group C). Cottage circa -1925. Photographs of the buildings adjacent to the subject lands within the CCNHCD can viewed on the following page. V0 December 4,201_q MHBC 131. Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON d --"—Wm %i •• c - a. A j t Figures =, iz & 13: (Above Left) Photograph of zo9 Young Street; (Above Right) Photograph of 48 Weber Street West; (Below Right) Photograph of 65 Roy Street (MHBC, 201.9). December 4,201_q MHBC 132 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 3.3 Surrounding Area and Weber Street West Streetscape The CCNHCD Plan (2007) acknowledges that Weber Street West is a prominent streetscape in the historical development of the City (Sub -section 3.3.5.2). The description of this streetscape in Plan describes the larger size and scale of buildings along the streetscape including: churches small scale apartments (3-4 storeys) and a number of larger residences (3.9). The figures demonstrate the adjacent scale and mass of buildings located in the immediate context of the proposed development along Weber Street West. Figures 14 &15: (Above) Photograph of Weber Street West Streetscape looking westwards along the street; (Below) Photograph of Weber Street West Streetscape looking eastward along the street (MHBC, 201.9) December 4,201_q MHBC 133 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON As the subject lands are located at the edge of the district, there location at the intersection of Young Street and Weber Street West is considered a'gateway'to the residential area of the HCD. The following figures demonstrate the view of the subject lands in correlation with its placement at the intersection and the view from the subject lands into the HCD. Figures i6 &17: (Above) Photograph of 56 Weber Street and part of 50-52 Weber Street at the intersection of Young Street and Weber Street West; (Below) Photograph along Young Street into the HCD from the subject lands (MHBC, 201.9) December 4,201_q MHBC 134 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON As mentioned in Sub -section 3.3.5.2 of the CCNHCD Plan (2007) entitled "Weber Street Area" the Weber Street area is "generally larger than the rest of the district." The immediate surrounding area to the subject lands, in particular to the east, is dominated by larger scale development (see Figure 3-8). Buildings between Young Street and Queen Street North that are included in the HCD are larger buildings in comparison to the residential neighbourhood to the rear. Figures i8: Aerial view of Weber Street West including immediate surrounding area to the subject lands (Google Earth Pro, 201.9); red box indicates approximate location of the subject lands. 3.4 Description and Key Heritage Attributes of the Surrounding 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 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 (3-47 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 December 4,201_q MHBC 135 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • 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 zgoos 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. December 4,201_q MHBC 136 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON l+.0 Historical Overview of Subject Lands 4-I Civic Centre Neighbourhood, Kitchener The Civic Centre Neighbourhood was developed in the 191h and loth centuries as a residential area adjacent to Kitchener's former industrial core located south of the railway, providing homes for those who owned or work for businesses/factories in the area. The earliest residential buildings date from the 185os, with the majority constructed between 188o and 1915. The area developed slowly, experiencing significant infill in the late 1920s. The construction of apartment buildings dotted the neighbourhood beginning in the 196os. The neighbourhood reflects the long development of the area from the 1850s to the recent past with a variety of housing styles. V'Vaterloo 16vnship in 18,31 Gil Ma Ni_ .i N11 W A➢VSEn> { . A-1 SdW S. K- N w4mbpokk lav p s� 4 F= e' p lliw Figure ig: Map of Waterloo Township in 1831 showing settled and cultivated land. Source: Waterloo Township Through Two Centuries. Approximate location of subject property denoted by arrow. December 4,201_q MHBC 137 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 66 „ fetr '#�, Figure 20: Detail of M.C. Schofield map of Berlin, 1.853. Approximate location of subject lands denoted in red. (Source: Kitchener Public Library) Eagle Tannery was one of the largest industries, established in 1.85os by Louis Breithaupt at the north end of Margaret Avenue. A furniture factory was constructed by Jacob Baetz Sr. at 264 Victoria Street North occupied the majority of the block between Ellen Street and St. Leger Street. By WWI, approximately a dozen factories were constructed along the railway between Weber and Lancaster Streets. According to the 1.853 and 1.861. map of Berlin, no buildings or structures are depicted on the subject lands. December 4,201_q MHBC 138 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON -PP MW dy •.LL �a t .60 ejf �a IN ip 00 Figure 1.1: Tremaine Map of Waterloo Township, 1.861.. Approximate location of subject property denoted by a rrow. 9 , 71. t s �• � L Figure 1.2: View of subject lands on from 1.875 Bird's Eye View (Courtesy of the University of Waterloo Geospatial Centre, 201.8 December 4,201_q MHBC 139 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON IF Rke 1 i � 7 r r� Figure 23: View of subject lands on 1.879 Map of Berlin, C.M. Hopkins (Courtesy of the University of Waterloo Geospatial Centre, 201.8. y s # f �. In 4. 04,17- r I " r m 4. Figure 24: 1.892 Map of Berlin. Approximate location of subject lands noted in red. (Source: City of Kitchener Public Library) December 4,201_q MHBC 140 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 1y� PdAIT11 .J �p j 'y Figure 25: Registered Plan 401. (no date). Approximate location of subject lands noted in red (Source: Kitchener Land Registry Office). The subject lands (including the properties located at 50-52 Weber Street West, 56 Weber Street West, and 1.07 Young Street) are part of Lot 5, Registered Plan 401.. Plan 40:1 was registered in the 1.87os/1.88os era. A chain of title for Lot 5, Registered Plan 401. is provided in Appendix C of this report. 4.2 50-52 Weber Street West, "The Cottage" The property located at 50-52 Weber Street West is legally described as Part Lot 5 n/s, Weber Street, Plan 401., City of Kitchener. According to the M.C. Schofield map of Berlin (1.853), the subject lands had not yet been sub -divided by 1853. By 1.879, the subject lands had been subdivided likely reflecting the subdivision of land by Registered Plan 403. (also known as A.C. Webers Survey). The 1.879 map notes that the property was owned by H.M. Finlayson. However, this conflicts with Land Registry records which confirm that only Elizabeth Finlayson (wife of H.M. Finlayson) owned the subject lands in the 19th century. At this time, the lot included the existing building at 50-52 Weber Street West. The 1.879 map shows a roughly rectangular -shaped plan with an addition to the rear (likely a summer kitchen), and a detached December 4,201_q MHBC 141. Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON outbuilding to the rear which is confirmed by available Fire Insurance Plans as a stable or similar structure. At this time, the main building is noted as a single detached residence and does not include multiple units. According to records available at the Kitchener Land Registry Office, the first transaction of Lot 5, Plan 403. (west of Queen and North of Weber Street), was a discharge of mortgage to Elizabeth G. Finlayson in 3.886. Elizabeth and H.M Finlayson are not noted in the 3.863., 3.873. or 3.883. census records for Berlin. According to the 3.871 census of Waterloo North (Woolwich Township), H. M. Finlayson (of Scotland) and his wife Elizabeth Finalyson (of France) and their 7 children did not live on the subject lands, but resided in Woolwich Township. According to the Waterloo Historical Society (3.94o), H.M. Finlayson was the Postmaster of St. Jacobs in the 3.86os. An advertisement for the Berliner Journal in the 3.867 Directory of Berlin notes that H. Finlayson was a paint manufacturer in Williamsburg. There is no information in the historic record to conclusively determine that any members of the Finlayson family ever resided in the dwelling located at what is now 50-52 Weber Street West. The building located at 50-52 Weber Street West is noted on the 3.892 Bird's Eye View map, adjacent to the building at 56 Weber Street West. While the building is depicted, it does not appearto have the exact same architectural characteristics as what is existing. This is likely due to artists' interpretation of the structure (See Figure 24). According to the 3.894 (revised 1904) Fire Insurance Plan, the building appears and includes a footprint similar to what is existing. At this time, the building is not identified as being separated into multiple units. The existing rear addition is also not depicted. Instead, a smaller rear addition is shown at the north elevation, towards the east. The property also includes a rear detached barn or stable. According to early 20th century directories of the City of Kitchener, Mrs. Susan Robson and David Devitt were the residents of 5o and 52 Weber Street West. As Robson and Devitt are not included in Land Registry Records as being owners of the property, it is likelythatthe building was already made available to renters at this time. Members of the Motz family owned part of Lot 5 from 3.886 to 3.932 (Zinger, Maiden name Motz). It is possible that when Motz purchased Part of Lots in 3.886, he also purchased the portion of the lot which included what is now 50-52 Weber Street West and had it altered into a duplex for rental purposes. According to the 1925 Directory, the residents of 50-52 Weber Street West were Fred Timm and Wm. (William) Speers. December 4,201_q MHBC 142 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON According to the 3.904 (revised 3.925) Fire Insurance Plans, the building is again described with a similar footprint as what is existing. However, the building has been separated north -south, into two residential units. Therefore, the building was constructed as a single -detached residence between 3.853 and 3.879, and was converted to a duplex dwelling between 3.904 and 3.925. This would have resulted in alterations to the building including the removal of an original (central) entrance, which is typical of Ontario Cottages, and the construction of two new entrances for each of the units to the north and south, respectively as per the Fire Insurance Plans. Further, an addition at the rear (north) elevation was removed and replaced with two separate single storey wood frame additions at each side of the building for each of the separate dwelling units. The detached accessory structure/stable in the rear yard was removed by this time. In 3.935, the residents included Mrs. E. Schneider and T. Russell Wilson. By 3.945, the residents included Mrs. E. Schneider and Jas. Sutherland. The 3.940 voters list indicates the residents of 50 Weber Street West are Emma and Maude Schneider. Albert, Beatrice and Glen Julien reside at 52 Weber Street West. The 19o8 (revised 3.947) Fire Insurance Plan indicates that the building was still divided into two separate dwelling units. The rear wood frame rear addition was enlarged slightly so that it spans across the entire north elevation. A small detached structure has been added to the rearyard, atthe east side of the house and was likely used as a garage as it is in alignment with a laneway beside the house. 4.3 56 Weber Street West, 'The Motz House" The building located at what is now 56 Weber Street West is not indicated on the 3.879 map of Berlin. The building appears on the 3.892 Bird's Eye View map, indicating thatthe building was constructed between 3.879 and 3.892. According to land registry records, part of Lot 5 was sold by John Cairnes to John Motz in 3.886. The existing building was constructed by members of the Motz family at this time. Photographs of the building (and members of the Motz family) in the late 3.91h century display the original features of the building (See Figures 26 & 27). December 4,201_q MHBC 143 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figure 26: Late 1.9t" century photo of 56 Weber Street West, noted as the residence of the'William J. Motz family' (Source: Ancestry.ca) Figure 27: Photo of 56 Weber Street West, noted as the residence ofthe'Sheriff Motz', n.d. (Source: Berlin Today i8o6-i906) December 4, 2019 MHBC 144 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON According to Bloomfield and Foster (3-995) John Motz was born in Prussia in 3.830. He was Reeve of Berlin 3-873--3-875, Councillor in 3-879, and Mayor from 3-88o —3-883-. He sat on Waterloo County Council from 3-873- to 3-875. He immigrated to Canada in 3-848. By 3-859 he started the Berliner Journal, remaining as editor until 3-899. He was Sheriff of Waterloo County from 3-9oo to 3-93-3-. He was a Trustee on the Berlin Separate School Board and Berlin High School Board, chair of the Berlin Free Library Board, and was also on a board which organized the 3-898 Saengerfest. He was also the founder of St. Boniface Benefit Society. As per a review of directories for the City of Kitchener, John Motz resided at 56 Weber Street West until his death in 3-93-3- (See Figure 28). Figure 28: Portrait of John Motz, n.d. (Source: Waterloo Generations) The 3-894 revised 3-904 Fire Insurance Plan indicates that the building is roughly rectangular in shape and includes a bay window at the south (front) elevation. Two additions have been constructed to the north. According to land registry records, the property was transferred from John Motz to his son, William J. Motz in 1912. According to the St. Mary's General Hospital Foundation, William J. Motz was also a prominent figure of the community. He was president and publisher of the Kitchener Daily Record. He was president of the Canadian Daily Newspapers Association and the founder of the Ontario Provincial Dailies Association. He was also director ofthe Economical Mutual Fire Insurance Co. and the Waterloo Trust and Savings Co. He was a member of the St. Mary's Church Council, the Kitchener Chamber of Commerce, the Holy Name Society, the Knights of Columbus, and was also served on the Kitchener Public Library Board. Further, he was a member of the Mothers Allowance and Old Age Pensions Board. He was first Chairman of the Lay Advisory Committee and forerunnerto the present Board of Trustees of St. Mary's General Hospital from 3-922 to 3-938. He was a member of the St. Mary's building Committee and aided in planning the December 4,201_q MHBC 145 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON construction of St. Mary's Hospital. Today, a section of the St. Mary's Hospital is named after W.J. Motz (3.870-3-946) for his outstanding work. William J. Motz married his wife Rose Huck in 3.903.. According to the 3.93.3. census, William J. Motz resided at 3.8o King Street West. According to the 1923. census, William J. Motz resided at 37o King Street West with his wife Rose and son John In 3.93.2 after the death of John Motz, Rose Motz was granted part of Lot 5 valued at $2,750.00, which likely included the house. In 3.93.8, Rose and William Motz sold to Carl Pritschau. Pritschau sold to Henry Baer in 3.93.8. Baer sold part of Lot 5 to John Wintermeyer in 1925. Wintermeyer sold to Hilda M. Shoniker in 3.929 for $7,000.00. According to the 3.925 Fire Insurance Plans, two small detached brick outbuildings have been added to the north and east elevations, one of these buildings is noted as'Auto' (automobile garage) According to the 3.925 Directory, the resident of 56 Weber Street West included I. W. Malcolm, Herbert Atkinson, and L. Jewell. By 3.935, the building was the resident of Harry J. Shoniker, physician. It is likely that the existing additions to the building at the south and east facades were constructed by Harry J. Shoniker to support the use of the building as a doctor's office and residence as he was the owner of the property during this time. These additions are depicted on the 3.947 Fire Insurance Plan. HarryJ. Shoniker and his wife Hilda are listed in the Kitchener Directory as residing at 56 Weber Street Westin 3.935. Harry J. Shoniker (physician) and wife Hilda are listed again in the 3.940 voters list as residing in 56 Weber Street West, with them was Luella Meyer, maid. Henry J. Shoniker died in 3.964. 4-4 107 Young Street, "The Craftsman House" According to early 201h century directories of the City of Kitchener, no building was yet constructed at 3.07 Young Street. The only addresses between Weber Street and Roy Street include 3.og and 3.3.2 Young Street. As per a review of Fire Insurance Plans, the building located at 3.07 Young Street was constructed at some point between 3.904 and 3.925. According to the land registry records, William Motz sold a portion of Lot 5 to his sister, Louisa Zinger (maiden name Motz) for $250.00 in 3.93.2. Louisa Motz is noted as residing at 56 Weber Street West with her family as per the 3.93.3. census records for Berlin. Louisa married John December 4,201_q MHBC 146 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Zinger and likely constructed the building at 3.07 Young Street shortly after they were granted the property in 3.93.2. The building was designed by Charles Knechtel (as per a review of original blueprint plants for the building). Louisa and John had a daughter, Leone, who was born in 3.902. Louisa, Leone, and Helen Motz are listed as residing at 3.07 Young Street in the 3.923. census of Kitchener. Mrs. L. Zinger is also noted as residing on the property in the 1925 Directory The 3.908 rev. 3.925 FIP depicts a single storey brick building with a building footprint similar to what is existing. No changes to the building or lot are noted on Fire Insurance Plans between 3.925 and 3.947. These blueprints confirm that the building was designed by Charles Knechtel (architect) for Mrs. Louisa Zinger. The existing features of the building are similar to those depicted in the blueprints. According to the Directory of Canadian Architects, Charles Knechtel was an architect who continued the work of his father, Jonas Knechtel (also an architect) after his death in 3.894. Charles Knechtel resided in Berlin and is noted as designing the east and west wings of the Victoria Public School located at what is now 25 Joseph Street in the City of Kitchener. Charles Knechtel also designed the former Victoria Park Pavilion in 1902, which was destroyed by fire in 1916 (mills, 203.6). Leone Zinger married Joseph Edward Fehrenbach in 3.933.. According to land registry records, Laura C. Brant and John E. Caines granted part of Lot 5 to Joseph E. Fehrenbach and Leone M. Zinger in 1928 for $5,800.00. In 3.932, Louise Zinger (widow) granted Leone and Joseph E. Fehrenbach o.og acres of land for s3..00. Therefore, John Motz and his wife (residents of 56 Weber Street West) granted lands for their daughter Louisa to build a house north of 56 Weber Street at what is now 3.07 Young Street. Louisa granted the landsto her daughter Leone Fehrenbach (maiden name Zinger) in 1928. Joseph and Leone Fehrenbach are noted as residing at 3.07 Young Street with Leone's mother Helen Zinger (widow), as well as R.C. Wilson and in the 3.935 voters list for the City of Kitchener. Joseph E. And Leone M. Fehrenbach granted the lands to Albert E. Besserer in 3.947. A. E. Besserer granted the lands to Eileen M. Norris in 3.958 for $3.2,800.55. December 4,201_q MHBC 147 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5-OCurrent Conditions of Subject Lands This Section of the report reviews the current conditions of the properties on the subject land to determine the condition of the overall structure sand any particular features of these buildings. 5.150-52 Weber Street West, "The Cottage" The building located at 50-52 Weber Street West is identified as'Group B' in the CCNHCD Plan as it met one or more of the criteria for this ranking category. The CCNHCD Study and Plan do not specifically identify which of these criteria it met.'Group B' buildings were recommended to be listed in the Heritage Register. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 50-52 Weber Street West is described as an Ontario Cottage constructed priorto 3.879. Identifier Time Period Description A 3.853-3.879 20th century C 1925-1947 Original building footprint (Gothic Revival Cottage) Porch enclosed and altered Rear addition December 4,201_q MHBC 148 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON EXTERIOR The building located at 50-52 Weber Street West can be described as a 3.1/2 storey brick Gothic Revival building (also known as an 'Ontario Cottage') constructed between 3.853 and 3.879. The building was originally a single -detached building and was converted into a duplex between 3.904 and 3.925 as per a review of available Fire Insurance Plans. The building currently includes a 2 storey rear addition constructed between 1925 and 3.947. A portico atthe south elevation has been enclosed at some point in the latter half of the loth century. North Elevation The north (rear) elevation displays a 2 storey addition with flat roof. According to a review of Fire Insurance Plans, this addition was constructed between 3.925 and 3.947. The existing north elevation includes a person door and window atthe first story, with two rectangular -shaped windows above. These windows and door openings are contemporary. The addition is clad in contemporary horizontal siding. Figures 29 & 30: (left) View of north elevation looking south towards Weber Street West (right) View of rear addition looking south-west towards Weber Street West (Source: MHBC, 203.7) West Elevation The west elevation includes a view of both the original portion of the building and the existing rear addition. The ground floor of the original portion of the building includes a large square-shaped contemporary window which has replaced an original rectangular -shaped window. A rectangular -shaped window is located to the north at ground level, with two rectangular -shaped windows below the gable roof. All rectangular -shaped windows at the west elevation of the original portion of the building include contemporary replacement window replacements. Two windows are visible at the east elevation of the rear addition. The first storey window includes a 6x6 wood frame window. This window was utilized from the original portion of the building. The second storey window is a contemporary replacement window. December 4,201_q MHBC 149 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 33. & 32: (left) View of east elevation looking north-east from north side of Weber Street West (right) View of laneway between 50-52 Weber St. West and 56 Weber Street West, looking north (Source: MHBC, 2017 Figure 33: Detail view of 6x6 wood frame window at west elevation of rear addition, (Source: MHBC, 201.8) South Elevation The south (front) elevation of the original portion of the structure includes a steeply pitched front gable with lancelet style window below. The top -portion of the lancelet window is original (wood framed) and the bottom portion has been replaced with an operational vinyl window. The side -gable roof of the building is oriented east -west. The south elevation includes a former portico or verandah which has been enclosed and includes two large contemporary casement windows and two person doors at the east and west providing access to Weber Street West. The interior of the portico includes one door to the east, and two doors to the west. None of these doors are original to the structure as Fire Insurance Plans confirm the building was originally constructed as a single residential unit and was converted to a duplex or'double house' after 3.904. The original door would have been located central to the south elevation. December 4,201_q MHBC 150 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The western -most door interior to the enclosed verandah was added in the loth century to provide access to the existing massage parlour at ground -level. The entire building is constructed of brick which has been painted white. Figures 34 & 35: (left) View of south (front) elevation looking north from south side of Weber Street West (right) Detail view of south elevation, looking north (Source: MHBC, 2017) Figures 36 & 37: (left) View of south (front) elevation looking north from south side of Weber Street West (right) Detail view of south elevation, looking north (Source: MHBC, 2o18) East Elevation The east elevation of the original portion of the building includes four rectangular -shaped windows, two at the first storey and two below the gable roof. The window openings are typical of those found on Ontario Cottages. The existing windows at the first storey are 6x6 wood framed windows and are likely original tothe structure. While 6x6 windows are not uncommon to the mid. 19th century, no photographic evidence can confirm whether or not the house originally had 6x6 windows or otherwise. December 4,201_q MHBC 151. Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 38 & 39: (left) View of east elevation, looking north-west from south side of Weber Street West (right) View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 201-7) Figures 40 & 41-: (left) View of east elevation, looking north-west from south side of Weber Street West (right) View of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2oi8) INTERIOR Basement The basement of 50-52 Weber Street West provided information as to the overall structural system of the building. The building was constructed with a rubble stone foundation and the floors included poured concrete. The floor system is supported by sawn floorjoists with a hand hewn beam wherejoists appear to be continuous overthe main beam. The basement also includes several squared brick pillars providing additional structural support. December 4,201_q MHBC 152 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 94V %7S)il N ItiR1 i'i P rte.. f i � Somali Figures 42 & 43: (left) View of basement foundation noting field stones, (right) View of basement foundation noting field stones and alterations to include water and heating systems, (Source: MHBC, 2oz8) Figures 44 &45: (left) Detail view of sawn floorjoists running perpendicularto main beam, (right) Detail view of main beam, approximately -io" wide (Source: MHBC, 2oi8) Main Floor The entire main floor (including the main floor of the rear addition) of 50-52 Weber Street West has been renovated to facilitate the use of the space as a massage parlor. As a result, all surfaces have been re- finished. This includes the installation of drop -tile ceilings, new flooring and new drywall. No heritage features or materials were visible at the first floor. December 4,201_q MHBC 153 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 46 & 47: (left) Detail view of main floor noting new flooring materials (right) View of new finishes at interior of original portion of building and rear addition, (Source: MHBC, 2oi.8) Figures 48 & 49: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC, 2oi8) Second Floor The second floor of the original portion of the building as well as the rear addition has been divided into two residential units at the east and west sides of the dwelling. The easterly unit and westerly unit are accessed by separate entrances through the enclosed verandah fronting Weber Street West. Both units were accessed via stairs having squared -wood banisters which are commonly found in early loth century construction (See Figures 59 and 62). December 4,201_q MHBC 154 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The easterly unit includes re -finished floors, mouldings, trim, ceilings and walls. However, some early plastered walls were found to the south towards Weber Street. The existing lancelet unit was visible from the easterly unit, where the top includes the original wood -frame window and the bottom has been replaced with a vinyl window (See Figure 52). Figures 50 & 5i: (left) View of interior of enclosed verandah looking east towards Weber Street West, (right) View of stairs inside enclosed verandah providing access to easterly unit (second floor), (Source: MHBC, 2oi.8) Figures 52 & 53: (left) Detail view of top (original/wood) portion of lancelet window and bottom vinyl portion of window, (right) View of typical flooring, trim and walls of easterly unit, (Source: MHBC, 2oz8) December 4,201_q MHBC 155 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The westerly unit has also been re -finished to include re -finished walls, ceilings and floors. While this is true, the rear portion of the addition included one wood -trimmed door opening and door, both of which are indicative of interior features typically dated to the early loth century (See Figure 54). Figures 54 & 55: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC, 2oi8) Figures 56 & 57: (left) Detail view of original portion of dwelling noting drop -tile ceilings and new wall finishes, (right) View of original portion of dwelling, looking south towards Weber Street West (Source: MHBC, 2oi8). December 4,201_q MHBC 156 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5.2 56 Weber Street West, "The Motz House" The building located at 56 Weber Street West is identified as'Group C' in the CCNHCD Plan. According to Section 2.4 of the CCHCD Plan, buildings which are recognized as 'Group C' are noted as having 'attributes that contribute to the value of the heritage environment of the district'. The CCNHCD Plan notes that these properties exhibit standard construction styles which were prevalent during the development era of the district. According to the Architectural Ranking Summary of the Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 56 Weber Street West is a vernacular style building constructed in brick c. 1.889. The CCHCD Plan notes that the building was constructed by John Motz, editor of the Berliner Journal and later sheriff and Mayor in 188o-1.881.. While this is true, a more accurate description of the building's features indicates that it was constructed in the Queen Anne architectural style. The building located at 56 Weber Street West can be described as a 2 1/2 storey brick structure constructed between 1875 and 1.892 in the Queen Anne style of architecture. The building includes several additions constructed in the late 191h and loth centuries described in this report as'B', 'C', 'D', and 'E' (see following page). J' December 4,201_q MHBC 157 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON FkM 0000111111111CM"L ML - Identifier Time Period Description A 1879-1892 Original building B c. 1894 Rear addition 1925-1947 Doctor's Office addition First half 20th Enclosed front porch century Later half 20th Rear addition and 2 storey veranda century December 4,201_q MHBC 158 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON North Elevation The north (rear) elevation includes a 2 storey brick addition (described in this report as Section `B'). According to a review of Fire Insurance Plans, this rear addition was already constructed by 3.904. The north elevation also includes a second storey wood frame porch (described in this report as Section 'D') constructed in the latter half of the loth century. The north (rear) elevation of Section 'B' includes three small contemporary windows which have been added in the 201h century. These windows are not symmetrical or balanced, and do not follow traditional design patterns of the Queen Anne architectural style. I Figures 58 & 59: (left) View second storey of north elevation, looking south (right) View of ground level of north elevation, looking south (Source: MHBC, 203.7) East Elevation The existing east elevation has been subject to a single storey brick addition (described in this report as Section `C") constructed between 1925 and 3.947. The addition was added during the time the building was owned by Dr. Henry J. Shoniker, who likely constructed the addition so that it may be used as a doctor's office. This addition includes three rectangular -shaped windows. The window closest to Weber Street West has been bricked -over. The original portion ofthe east elevation (Section 'A'of the building) isvisible above the existing addition and provides views of a side gable, having a set of rectangular -shaped windows. Two rectangular -shaped windows are located at the second storey and a large chimney is visible above the roof. These window openings are original, but have been replaced with contemporary windows. December 4,201_q MHBC 159 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Views of the east elevation of Section 'E' of the building includes a wood frame patio with balcony above. Multiple contemporary window openings have been added for residential purposes. Figures 60 & 6i: (left) View of east elevation, looking north-west from north side of Weber Street West (right) View of east elevation of rear addition, looking south-west towards Weber Street (Source: MHBC, 201.7) Figures 62 & 63: (left) Detail view of east elevation, looking north-west from north side of Weber Street West noting existing chimney (right) Detail view of east elevation, looking north-west from north side of Weber Street West (Source: MHBC, 2oi8) South Elevation Views of the south (front) elevation include the original portion of the building (described in this report as Section 'A') as well as the easterly addition (Section 'C'). The south elevation has also been subject to alterations, where a 2 storey addition has been added east of the projecting bay window (described in this report as Section 'D'). This addition conceals the original front facade and includes contemporary windows at the second storey, with yellow/buff brick columns at the first storey and a wood frame entrance with decorative wood panels and windows. This addition includes design features indicative of the Edwardian or Craftsman style of architecture which dates to the early 20th century. December 4, 2019 MHBC 160 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The south elevation of the original portion of the building (Section 'A') displays features indicative of the Queen Anne style of architecture. Here, sets of tall rectangular -shaped windows are provided in the bay window, all of which have been replaced with contemporary (vinyl) windows. Wood brackets are provided below an overhang cornice of the gable, which includes one small window with three panels. This window is original as per a review of the historic photographic of the building. Section 'C' of the building can be described as a rectangular -shaped single storey addition with flat roof. The building is oriented north -south and includes a main entrance fronting Weber Street West. The south elevation entrance includes poured concrete steps and portico, a large contemporary casement window, and a board -and -batten cladding and flat parapet. Figures 64 & 65: (left) View of south elevation looking north-west from south side of Weber Street West (right) Detail view of south elevation, first storey, looking north east(Source: MHBC, 201.7) Figures 66 & 67: (left) View of south elevation looking north from north side of Weber Street West (right) View of south elevation looking north from north side of Weber Street West (Source: MHBC, 201.7) December 4,201_q MHBC 161. Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON I F Figures 68 & 69: (left) Detail view of south elevation enclosed portico (Section `D') (right) Detail view of woodwork at exterior of Section 'D' (Source: MHBC, 2oi8) West Elevation The west elevation is visible from Young Street. Here, the original portion of the building (Section 'A') is visible, with the rear brick addition (Section 'B'). The original portion of the building includes a projecting side gable. The gable peak above the roofline includes an original wood -frame half-moon shaped window with multiple lights. Section 'A' of the building provided views of wood cornice and dentils hidden beneath contemporary fascia which is peeling away (See Figure 72). Two pairs of rectangular -shaped contemporary windows are located at the second and first storeys, which respect the original window openings. A brick chimney has been removed above the roofline. Views of the west elevation of Section `B' include a door accessed by a set of concrete steps which were added in the 20th century to access an apartment unit (See Figure 73). Two sets of paired rectangular contemporary windows are located at the first and second storeys. A small dormer with contemporary windows has been added above the roofline. December 4,201_q MHBC 162 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 0 Figures 70 & 71: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 201.7) Figures 72 & 73: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking north-east from corner of Weber Street and Young Street (Source: MHBC, 2oi8) INTERIOR Basement The basement of 56 Weber Street West provides evidence of the overall construction methods of the house. The basement includes several sectioned -off rooms with brick walls providing load-bearing walls. The foundation was constructed of rubble stone. The floor system includes several 6x6 wood timber beams as well as sawn floorjoists. Additional wood framing supports (i.e. pillars) are also visible in the basement. December 4, 2019 MHBC 163 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 74 & 75: (left) Detail view of original portion of building (brick floor) and addition (Section 'C') with poured concrete floor (right) Detail view of floorjoist and cross brace with square -head nail (Source: MHBC, 201.8) Figures 76 & 77: (left) Detail view of sawn wood floorjoist, (right) Detail view of stone foundation with bricks (likely a chimney) (Source: MHBC, 2oz8) Main Floor The main floor of the building includes an enclosed vestibule at the south elevation (Section 'D'). This enclosed vestibule provides access to one of the main floor units, and stairs providing access to the second floor unit. The vestibule includes a wood -frame door, which is not original, and has been confirmed by the owner to have been added by the previous owner of the building. December 4,201_q MHBC 164 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The main floor unit has been renovated to include new windows, flooring, drywall, drop -tile ceilings, and access to a rear wood -frame porch (Section 'E'). No original finishes were observed. The unit included operational radiators. Figures 78 & 79: (left) Detail view of enclosed vestibule (Section'D') noting wood door and trim providing access to main floor unit (right) Detail view of wood frame door and trim in vestibule providing access to main floor unit (Source: MHBC, 201.8) Figures 80 & 81.: (left) View of typical room in main floor unit with new flooring and drop -tile ceilings, (right) View of access to patio (Section 'E') in main floor unit, looking east (Source: MHBC, 2oi8) December 4,201_q MHBC 165 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The second main floor unit is accessed via 'Section 'E' at the east elevation of the building. The unit has been entirely renovated with new windows, flooring, drywall, and drop -tile ceilings. The unit also included one operational radiator and one wood -frame door which is not original to the structure. Figures 82 & 83: (left) View of wood door in second main floor unit, (right) Detail view of operational radiator in second main floor unit, (Source: MHBC, 2oi8) Second Floor The second floor unit is accessed through the enclosed vestibule atthe south elevation (Section'D'). This unit includes a curved and plastered staircase, which was likely added in the 201h century due to its finishes. The unit also includes a fireplace, which has covered -up or replaced the original brick fireplace atthe west elevation ofthe house. The unit includes operational radiators, new flooring, ceilings, drywall, and windows. The only original element visible in the second floor unit was a hand hewn beam in the kitchen, measuring approximately 71/2 inches wide. December 4,201_q MHBC 166 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 84 & 85: (left) View of fireplace at the west elevation of Section 'A', (right) View of curved and plastered staircase providing access to second floor unit (Source: MHBC, 2oi8) Figures 86 & 87: (left) Detail view of hewn beam, approximately 71/2 inches wide (right) View of second floor unit access to wood frame balcony (Section 'E'), looking north (Source: MHBC, 2oi8) Third Floor The third floor unit is accessed from the west elevation of Section 'B', of the building, which was likely added shortly after Section 'A' as per a review of available Fire Insurance Plans. The existing concrete stairs, door opening, and 'hood ornament' providing accessto this unit is not original as the opening has been clearly cut into the brick. The unit includes features typical of the turn -of -the -century such as wood frame door openings with transoms above. The unit includes one original diagonally -arched window opening. The rest of the unit has been renovated to include new floors, drywall, and fixtures. December 4,201_q MHBC 167 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 19 E Figures 88 & 89: (left) View of access to third floor unit in Section `B' (not original to the structure), (right) View of staircase providing access to third floor unit, (Source: MHBC, 2oi8) Figures go & gi: (left) View of wood frame door openings with transoms above, (right) Detail view of new flooring, (Source: MHBC, 2oi8) December 4, 2019 MHBC 168 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figure 92: (left) Detail view of diagonally arched window opening, original to the structure, (Source: MHBC, 2oi8) Addition (Section `C') The fifth unit of 56 Weber Street West is accessed from the south elevation and includes all of Section 'C' of the building (addition constructed by Henry J. Shoniker). This unit is completely separate from all other sections of the building. The unit includes a large casement window facing Weber Street West, new floors, drop -tile ceilings, new fixtures, moldings, and drywall. I'A Figures 93 & 94: (left) View of living area, looking east towards main entrance, (right) Detail view of new drywall and drop -tile ceiling, (Source: MHBC, 2oi8) December 4,201_q MHBC 169 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 5.3107 Young Street, 'The Craftsman House" The building located at 3-07 Young Street is identified as'Group C' in the CCNHCD Plan. According to the Civic Centre Neighbourhood Heritage Conservation District Plan, the property located at 3.07 Young Street is a brick building constructed in the vernacular style of architecture c. igio. However, it would be more accurate to describe the building as being constructed in the 'Craftsman' or 'Arts and Crafts' architectural style. Identifier Time Period Description A c.3.93.2 Original building footprint (Craftsman) B 20" century Rear portico (reconstructed and is similarto the original blueprint design) The building includes a hipped roof with deep cornice overhang. The existing rear portico is noted on the original blueprint design ofthe building. However, a review ofthe original blueprint design ofthe building and the existing features ofthe portico confirmsthatthe portico atthe east elevation was re -constructed. December 4,201_q MHBC 170 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON EXTERIOR North Elevation The north elevation displays a rusticated stone foundation with three window openings at grade providing light to the basement. The north elevation includes two large rectangular window openings and one small rectangular window opening which has been altered to include glass or plexi -glass louvers. One small rectangular -shaped window opening has been bricked -over (See Figure io8). The existing paired rectangular -window opening with leaded glass is original to the structure as per a review of the original blueprint designs. All windows include curved brick voussoirs and stone sills. The north elevation provides a large dormer above the roofline clad in shingles and includes three small rectangular -shaped window openings, which are original to the building. lh M. Figures 95 & 96: (left) View of north elevation looking south-east from west side of Young Street (right) Detail view of north elevation looking south-east from west side of Young Street (Source: M HBC, 201.7) December 4,201_q MHBC 171. Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 97 & 98: (left) View of north elevation looking south-east from west side of Young Street (right) Detail view of north elevation looking south-east from west side of Young Street (Source: MHBC, 2oi8) East Elevation The east elevation provides views of the rear of the property. Here, the landscaped open space (previously grass) has been removed to include a paved parking lot. The existing rear wood frame portico is a re-creation of the original. The portico provides access to a person door, having a rectangular -shaped windowto the south. A red brick chimney is visible north of the portico. Two rectangular -shaped windows are visible to the north. The northerly window includes a curved brick voussoir. Figures 99 & ioo: (left) View of east elevation looking west, (right) Detail view of east elevation looking west, (Source: MHBC, 201.7) December 4,201_q MHBC 172 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON South Elevation The south elevation inc Iudesa bay window having three sets of window openings. Arounded bay window is also provided at the second storeywhich includes original window openings and original leaded -glass windows as per a review of the original blueprint designs. A red brick chimney is provided west of the bay windows. The existing three basement window openings, person door, and rectangular -shaped window opening to the east of the south elevation is also original. The second storey projecting bay window was originally designed as an open balcony. This enclosed balcony includes contemporary windows (See Figure ioi). Figures101 &102: (left) View of the south elevation looking east from Young Street, (right) View of south and east elevations looking west towards Young Street, (Source: MHBC, 201.7) r r Figures:L03 & 104: (left) Detail view of south elevation bay window and enclosed balcony, (right) Detail view of south elevation bricks and foundation, (Source: MHBC, 2oi8) December 4,201_q MHBC 173 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON West Elevation Views of the west (front) elevation display an overhang roof supported by four half -brick and wood tapered columns. Two large windows are visible to the north and south of the central entrance door which is accessed by a set of concrete steps. A large dormer having 4 window openings is located above the roofline. This dormer is a part of the original design as per the blueprints provided in this report. The existing bay window at the south side of the west elevation is original to the structure, but includes leaded -glass windows which are differentfrom those indicated in the blueprints and are likely not original to the structure. The large wood frame window located north of the front entrance door also includes a leaded -glass window which is different from that of the original blueprint design and has likely replaced the original leaded -glass window which included a diamond-shaped design. w Figures io5 & io6: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking east from east side of Young Street (Source: MHBC, 201.7) r Figures:L07 & io8: (left) View of west elevation looking east from west side of Young Street, (right) View of west elevation looking east from east side of Young Street (Source: MHBC, 201.7) December 4,201_q MHBC 174 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Basement The basement of 3.07 Young Street has been almost entirely re -finished and includes drop -tile ceilings, and new partitioned walls. Some walls in the basement are brick and have been painted. The basement includes a rubble stone foundation. Figures:Log & iio: (left) View of typical walls and drop -tile ceiling in basement, (right) View of painted brick wall, (Source: MHBC, 2oi8) Main Floor The main floor provides evidence of original doors, trim, mouldings, window openings, and leaded -glass windows. The majority of windows appear to be original. However, the original blueprint designs demonstrate that diamond-shaped windows were original. Other existing leaded -glass windows of other designs may not be original. The main floor includes an original craftsman staircase and banister and flooring. Figures its & ssz: (left) View of leaded glass bay window, (right) View of leaded glass window with alternative design (Source: MHBC, 2oz8) December 4,201_q MHBC 175 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures113 &114: (left) View of craftsman style banister, (right) View of typical flooring at first storey, (Source: MHBC, 2oi8) Second Floor The second floor of the dwelling also provides evidence of original wood frame window openings, windows, trim and mouldings. However, the original south elevation bay window has been heavily altered as per a review of the original blueprint designs. Here, the south elevation bay window and balcony atthe second storey has been enclosed. A mechanical room atthe second storey ofthe building provides evidence of wood flooring and lathe and plaster walls indicative of early 20th century construction. Figures ii5 & ii6: (left) View of enclosed balcony at south elevation, (right) View of mechanical room noting flooring and walls with exposed lath and plaster (Source: MHBC, 2oi.8) December 4,201_q MHBC 176 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 5.4 Integrity and Physical Condition Although the criteria of Ontario Regulation 9/o6 does not consider the integrity of a resource or its physical condition, the Ministry of Culture Tourism and Sport advises on Integrity (Page 26) and Physical Condition of properties (Page 27) in part of Section 4, Municipal Criteria of the Heritage Property Evaluation document of the Ontario Heritage Toolkit. In the matter of integrity the Guide notes that: A cultural heritage property does notneed to be in original condition. Fewsurvive without alterations on the long journey between their date of origin and today. Integrity is a question of whether the surviving physical features (heritage attributes) continue to represent or support the cultural heritage value or interest of the property_ Forexample, a building that is identified as being important because itis the work of a local architect, but has been irreversibly altered without consideration for design, may not be worthy of long-term protection forits physical quality. The surviving features no longerrepresent the design; the integrity has been lost. If this same building had a prominent owner, or if a celebrated event took place there, it may hold cultural heritage value or interest for these reasons, but not for its association with the architect. Cultural heritage value or interest may be intertwined with location or an association with another structure or environment. If these have been removed, the integrity of the property may be seriously diminished. Similarly, removal of historically significant materials, or extensive reworking of the original craftsmanship, would warrant an assessment of the integrity_ There can be value or interest found in the evolution of a cultural heritage property. Much can be learned about social, economic, technological and other trends overtime. The challenge is being able to differentiate between alterations that are part of an historic evolution, and those that are expedient and offer no informational value. December 4,201_q MHBC 177 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Ministry guidelines from the Ontario Heritage Took Kit Heritage Evaluation resource document note that: Individual properties being considered for protection under section 29 must undergo a more rigorous evaluation than is required for listing. The evaluation criteria set out in Regulation g/o6 essentially form a test against which properties must be assessed. The better the characteristics of the property when the criteria are applied to it, the greater the property's cultural heritage value or interest, and the stronger the argument for its long-term protection. While the evaluation of cultural heritage value or interest of the properties located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street does not include consideration of heritage integrity or condition, the Ontario Heritage Toolkit supports that this should be taken into consideration as it relates to the long-term conservation of the building. Condition is different from heritage integrity. Condition is specifically related to the physical state of repair of the building, while integrity is related to the building's abilityto be converted back to its original state using original heritage attributes. This stems from the basic conservation principle supported by the Ministry of Tourism, Culture and Sport that heritage attributes should be repaired, rather than replaced (Standards and Guidelines, 2oio) as follows: so. Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, material and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. While a building may be reconstructed using new materials to represent its original form, the integrity of a building may have been lost through the removal of original heritage elements and fabric. The loss of the integrity of a building and its original heritage fabric may be mitigated by re -construction (using new materials) provided that a re -construction project is not based solely on conjecture. The following provides a review of the condition and integrity of each of the buildings of cultural heritage value or interest located on the subject lands. It is important to note that the comments provided in this December 4,201_q MHBC 178 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON report regarding condition are based on observations made during site visits as well as the structural condition report provided by Tacoma Engineers, provided in the Appendix D of this report. The structural report concludes that while each of the buildings located at 50-52 Weber Street West, 56 Weber Street West, and 107Young Street appearto be structurally stable, each building has localized concerns related to their condition. 5./+.150-52 Weber Street West, "The Cottage" According to the structural condition report provided by Tacoma (2oi8) in Appendix 'D' of this report, the main concerns for the existing condition of the building includes interior and exterior load-bearing walls, surface deterioration (foundation walls), and deterioration of brick (exterior). While this is true, other concerns regarding the condition of the building may be determined in the future when a more invasive evaluation can be undertaken. • Evidence of the loss of building fabric and features or the introduction of unsympathetic additions, are as follows: • Replacement of some of the original windows; • Addition of new window openings (in particular the extended window opening on western elevation); • Front (south elevation) enclosed verandah; • Rear (north elevation) addition. The building has been subject to unsympathetic alterations which have resulted in the loss of original heritage attributes. As the building been subject to an unsympathetic alterations to the front (south) elevation verandah and to the rear of the building does not currently make an important contribution to the historic character of the Weber Street West streetscape or overall District. The building would require considerable alterations in order to re -instate its original appearance in the Gothic Revival cottage architectural style. Reversibility of unsympathetic alterations would include: • Removal of the front enclosed verandah; • Removal of contemporary rear addition; • Removal of current paint on brick; • Recreation of original window opening on western elevation; December 4,201_q MHBC 179 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Re -instatement of centred entryway. As no photographic evidence of the building has been found in the historic record, any reconstruction work would be based on physical evidence and educated conjecture 5.4.2 56 Weber Street West, "The Motz House" According to the structural condition report provided by Tacoma (2oi8) in Appendix 'D' of this report, the main concerns for the existing condition of the building include interior and exterior load-bearing walls, surface deterioration on exterior foundation walls, and the overall condition of Section 'D' (front elevation brick addition), exterior masonry walls, and buff brick chimney. The report notes that other concerns regarding the condition of the building may be determined in the future when a more invasive evaluation can be undertaken. Evidence of the loss of building fabric and features or the introduction of additions, are as follows (see Figures 3.3.7 and 1.3.8): • Removal of original architectural features indicative of the Queen Anne architectural style; • Replacement of original windows; • Addition of new window and door openings; • Addition of front (south elevation) addition (Section 'D') which removed the original south elevation verandah of the main entrance; • East elevation addition (Section 'C') which resulted in the removal of original attributes at the east elevation of Sections'A' and 'B'; and • Rear (north elevation) addition (Section 'E'). The south (front) elevation has been altered in the second half of the loth century to facilitate the adaptive re -use of the building for multi -unit residential apartments. This has resulted in the loss of original heritage attributes visible from the public realm. As the building has been subject to an unsympathetic addition to the south and east elevations, it no longer makes an important contribution to the historic character of the Weber Street West streetscape. While the building located at 56 Weber Street West meets the criteria of Ontario Regulation g/o6 as being representative of the Queen Anne of architecture, it has not retained its heritage integrity. Therefore, December 4,201_q MHBC 18o Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON the building is valued primarily for its context as part of the Civic Centre Neighbourhood Heritage Conservation District and associations with the Motz and Shoniker families rather than being valued for its design/physical value independently. The building would require considerable alterations in order to re -instate its original appearance in the Queen Anne architectural style. Although, the addition created by Shoniker is part of the historical evolution and functionality of the building, this addition itself has removed heritage attributes of the original building and replaced or covered them with a style and mass of architecture that is neither complementaryto the building itself orto the general streetscape. Re -construction would require that some elements be entirely re -constructed based on photographic and physical evidence as opposed to using original heritage attributes which have been removed. Figures 117 & ii8: (left) Late 1.91" century photo of 56 Weber Street West, noted as the residence ofthe'William J. Motz family' (Source: Ancestry.ca); (right) View of current condition of 56Weber Street including Mr. Shoniker's addition; red box indicates the location of the majority of the alterations. (Source: MHBC, 2oi8) December 4, 2019 MHBC 181. Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and '07 Young Street, City of Kitchener, ON 5-4-3107 Young Street, "The Craftsman House" As the building located at 3.07 Young Street has been well maintained and the majority of original attributes indicative of the Arts and Crafts style of architecture have been retained, the building has retained its heritage integrity. While the building is not considered a unique, early, or rare form of architecture, the design/physical value of the building contributes to the range of architectural styles found within the Civic Centre Neighbourhood Heritage Conservation District. According to the structural condition report provided by Tacoma (2oi8) in Appendix'D' of this report, no structural concerns were identified. However, some damages to exterior masonry require localized repairs. The report notes that other concerns regarding the condition of the building may be determined in the future when a more invasive evaluation can be undertaken. December 4,201_q MHBC 182 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.0 Evaluation of Cultural Heritage Resources 6.1 Evaluation under Ontario Regulation 9/o6 This report uses Ontario Regulation 9/o6 as part of the Ontario Heritage Act to evaluate each property to determine their individual value as a property within the CCNHCD. The criterion is outlined below. 3.. The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement. 2. The property has historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, ii. yields, or has the potential to yield, information that contributes to an understanding of a community or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. 3. The property has contextual value because it i. is important in defining, maintaining orsupporting the character of an area, ii. is physically, functionally, visually or historically linked to its surroundings, or iii. is a landmark. 6.1.1. 50-52 Weber Street West, "The Cottage" Evaluation of Design/Physical Value The property located at 50-52 Weber Street West has design/physical value as it includes a representative example of a Gothic Revival style building (also known as an 'Ontario Cottage' or 'Gothic Cottage') constructed between 3.853 and 3.879. The original portion of the building (described in this report as Section W) is 3.1/2 storeys and is constructed in brick. It is a rectangular -shaped building with side -gabled roof and south elevation gable peak with lancelet window. The south (front) facade originally included a verandah or portico as it is visible in the early Fire Insurance Plans. This verandah (described in this report as Section'B') was enclosed and unsympathetically altered in the late 201h to include modern window and door openings for service/commercial related purposes. December 4,201_q MHBC 183 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON As Fire Insurance Plans demonstrate that the building was originally a single -detached residence, the building would have included an entrance which was central to the south (front) facade. The building has been converted to include two units in the early loth century and has resulted in the removal of original door openings and windows at this elevation. The east elevation includes windows which likely respects original window openings. Two windows at the east elevation appear to wood frame windows with 6x6 lights which are likely original as they are commonly dated to the mid. 1.91h century. However, this cannot be conclusively determined without photographic documentation. The west elevation displays three window openings, two of which respect original window openings. One window opening atthe west elevation has been altered to include a much larger square-shaped contemporary window. The original portion of the building (Section 'A') is not considered a rare, early, or unique form of architecture in Ontario. Buildings constructed in the Ontario Gothic Revival style are common during this period including the rubble stone foundation and timber beams supports. While this is true, the building is considered an early form of construction within the Civic Centre Neighbourhood Heritage Conservation District, where approximately 4.6%of buildings within the District were constructed before 1.879. Further, two examples of Ontario Gothic Revival style cottages remain in the Civic Centre Neighbourhood Heritage Conservation District. The building does not demonstrate a high degree of craftsmanship, artistic merit or scientific achievement. Section 'B' of the building has been unsympathetically altered and has not retained its original heritage attributes. Section'C' of the building was added between 1.925 and 1.947 and does not have design/physical value as part of the original Gothic Revival cottage and is not considered a significant heritage attribute of the property. Evaluation of Historical or Associative Value The property located at 50-52 has historical/associative value, which is primarily related to the development of what is now the Civic Centre Neighbourhood Heritage Conservation District. The building is not directly associated with any event, person, or group of people which have been demonstrated to be significant in the development of the community. The building is associated with Elizabeth Finlayson (wife of H.M. Finlayson and former Postmaster of St. Jacobs in the 1.86os), who owned the building in the 19th century. There is no evidence in the historic record to confirm that any member of the Finlayson household ever resided on the subject lands. December 4,201_q MHBC 184 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The building was constructed between 1853 and 1.879 as a single detached residence and was converted into a duplex between 3.904 and 1925. It is likely that the building was used as a rental property for average working-class citizens as per a review of both records available from the Land Registry Office and loth century Directories for Berlin/Kitchener. The property does not provide significant information which would contribute to the understanding of the Civic Centre Neighbourhood and has not been demonstrated to reflect the work of a designer or builder who is significant to the community as this information is not available in the historic record. Evaluation of Contextual Value The property located at 50-52 Weber Street West is located within the boundary of the CCNHCD and therefore retains a degree of its contextual value for its historical associations with the neighbourhood as a whole. The building is one of the earliest in the District (being constructed prior to 1879), and helps to define the edge of the District. The building remains in its original location in-situ, however, the surrounding context has changed considerably since it was built in the latter half of the 191h century as additional portions of Lot 5, Plan 401 were subdivided for the construction of the houses located at what is now 56 Weber Street West and 3.07 Young Street. The property would have originally included landscaped open space and accessory structures to support a single household. This can be confirmed as the 3.894 (revised 1.904) Fire Insurance Plan indicates that a barn or stable was located north of the dwelling. The CCNHCD Study and Plan have not identified the building as a landmark feature or part of a significant grouping within the Civic Centre Neighbourhood Heritage Conservation District. Heritage Attributes • Overall 11/z storey massing of brick construction with side -gabled roof and medium -pitched front gable of original portion of the building (Section 'A'), • Existing lancelet window opening and remaining portion of wood frame lancelet window at upper storey of the south (front) elevation; • Original window openings at the east and west elevations; • Remaining 6x6 wood frame windows (Sections'A' and'C'); and • Frontage, setbacks and orientation along Weber Street West. December 4,201_q MHBC 185 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.1.2 56 Weber Street West, "The Motz House" Evaluation of Design/Physical Value The property located at 56 Weber Street West has design/physical value as it includes a 21/z storey brick building constructed in the Queen Anne architectural style. The building was constructed for John Motz between 3.879 and 3.892. The building retains some of its original features and has been subjectto several alterations and additions, described in this report as Sections 'B', 'C', 'D' and 'E'. The building retains its overall 2 1/2 storey brick construction with hipped roof and gable peaks at the south, east and west elevations. Asthe existing building includes additions constructed for different purposes at different periods of time, each Section has different levels of design/physical value Section 'A' can be confirmed as the original portion of the building constructed for John Motz between 3.879 and 3.892. Section'B' was added shortly afterthe building was constructed and appears on the 3.894 (revised 3.904) Fire Insurance Plan. These portions ofthe building have design/physical value as being part of the original building constructed in the Queen Anne architectural style in the late �91h century for the Motz family. Section'C' of the building was constructed for Dr. Henry J. Shoniker, who owned the building at the time the addition was constructed (between 3.925 and 3.947). While this portion of the building has a degree of historical/associative value related to Dr. Shoniker and the evolution and use of the building over time, this addition does not have significant design/physical value. This building was not constructed in any particular architectural style (including the Queen Anne architectural style) and does not complement Section s'A'or'B'ofthe original portion ofthe building. This addition is not considered early, rare, unique, and does not demonstrate a high degree of craftsmanship or scientific merit. Section 'D' was constructed in the first half of the 201h century as it includes features indicative of the Craftsman or Arts and Crafts architectural style. This includes the use of rusticated brick squared piers capped with stone. This section of the building was added to the south (front) elevation of the original portion of the building (Section 'A') and has resulted in the removal of an original porch/verandah constructed in the Queen Anne architectural style as per a review of the historic photo of the building December 4,201_q MHBC 186 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON provided in this report. Standards and guidelines for the conservation of heritage buildings includes that some additions to heritage buildings can take on their own level design/physical value (MTCS, InfoSheet #8) as follows: Respect for the Building's History. Do not restore to one period at the expense of another period. Do not destroy later additions to a building or structure solely to restore to a single time period. While this is true, not all additions have design/physical value worthy of conservation. The Parks Canada Standards and Guidelines (2oio) encourage the conservation of changes to an historic place, but only those changes which have become character -defining elements in their own right. Further, Section 3.2 of the HCD Plan encourages the conservation of changes to a building provided thatthey are valuable to the building as follows: Respect Historic Accumulations - A building is both a permanent and a changeable record of history. The alterations that have been made since the original construction also tell part of the history of the place and the building. Some of those alterations may have been poorly conceived and executed and research may determine that they can be removed. This is also supported by the Ministry of Tourism Culture and Sport (Ontario Heritage Toolkit, Heritage Property Evaluation document) which states that, There can be value or interest found in the evolution of a cultural heritage property. Much can be learned aboutsocial, economic, technological and other trends over time. The challenge is being able to differentiate between alterations that are part of an historic evolution, and those that are expedient and offer no informational value. The existing enclosed addition (Section 'D') of the building is not considered early, rare, or unique. Instead, it is a modest addition to the building indicative ofthe Craftsman or Arts and Crafts architectural style. Section 'E' of the building was constructed in the latter half of the 201h century when the building was altered to include multiple residential units. This addition and wood frame balcony and verandah does not demonstrate design/physical value as it is not considered early, rare, unique, and is not associated with the portions of the building constructed in the Queen Anne architectural style (Sections 'A' or `B'). December 4,201_q MHBC 187 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Evaluation of Historical or Associative Value The property located at 56 Weber Street West has significant historical/associative value as it is directly associated with John Motz, a former mayor of Berlin (Kitchener), councillor, and sheriff. The building was also home to John's son William J., who was also a prominent figure of the local community and devoted much of his life to charitable and volunteer work on local Boards and Committees. The property is also associated with H.J. Shoniker, a physician. The building would have served as a medical office in the first half of the loth century and would have had an influence on the quality of life and standard of living for local residents. While Section 'C'of the building has historical/associative value, it does not demonstrate significant design/physical value as perthe evaluation provided above. The building is not known to reflect the work or ideas of a specific builder or architect who is significant to the community as this information is not available in the historic record. Evaluation of Contextual Value The property located at 56 Weber Street West is located within the boundary of the CCNHCD and therefore retains its contextual value for its historical associations with the neighbourhood as a whole. The building remains in its original location in-situ and has and is prominently situated on a corner lot at the intersection of Young Street and Weber Street West. The building helps to define the edge of the District. The surrounding context has changed since it was constructed in the latter half of the 19th century to facilitate the construction of additions to the south, east, and north facades and the paving of the remainder of the property for parking. In addition to this, members of the Motz family severed off the northerly portion of Lot 5 to construct a house for their daughter, Louisa in the early 20th century (now 107 Young Street). The property has not been recognized as a landmark feature or part of a significant grouping within the Civic Centre Neighbourhood Heritage Conservation District. Heritage Attributes • Overall 21/z storey massing of brick construction (Sections'A' and'13% • Gables and peaks with window openings indicative of the Queen Anne style of architecture; • Original Queen Anne features including remaining original wood frame windows, wood brackets, wood cornice and dentils (hidden underneath contemporary cladding); December 4,201_q MHBC 188 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • All original window and door openings at the east, west, and south elevations visible from the public realm; and • Frontage, setbacks and orientation along Weber Street West. 6.1.3 sol Young Street, 'The Craftsman House" Evaluation of Design/Physical Value The property located at 3.07 Young Street has design/physical value as it includes a building representative of the Arts and Crafts style of architecture C. 3.93.2. The building was constructed after the property was granted to Louisa Zinger (maiden name Motz). The building has retained the vast majority of its original heritage attributes as per a review of the original blueprints for the structure. Existing alterations have been undertaken in such a way that complements the original design of the building. The building includes features indicative of the Arts and Crafts style including an overhanging roof with verandah supported by brick and wood columns, bay windows, and dormers above the roofline. The building is not considered rare but is a good representation example of the Arts and Crafts architectural style. The house is identified as 'Vernacular' in the HCD Study which comprises of 3.47 houses in the District which is 40.63.% of the District. Also Group 'C' buildings, as it is also identified as, comprises of 3.44 buildings in the district and 39.78% of the overall buildings (Section 3.6 of the HCD Study). In stating the above-mentioned, it is neither rarer nor unique in the District. Evaluation of Historical or Associative Value The property located at 3.07 Young Street has historical/associative value as it is associated with the development of the Civic Centre Neighbourhood Heritage Conservation District. The building is also indirectly associated with John and William J. Motz who granted lands to Louiza Zinger (maiden name Motz) in 3.93.2. While John and William J. Motz never resided on the subject lands, Helen Motz (wife of John Motz) was demonstrated to reside at 3.07 Young street with her daughter and son-in-law in the year 1921. The property does not demonstrate compelling evidence of having the potential to yield important information that contributes to the understanding of the Civic Centre Neighbourhood Heritage Conservation District. The building has been confirmed as being designed by C. Knechtel (son of Jonas Knechtel), an architect who has constructed other notable buildings in Berlin (Kitchener) in the late 19th and early loth centuries, such as the former Victoria Park Pavilion. December 4,201_q MHBC 189 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Evaluation of Contextual Value The property located at 107 Young Street is located within the boundary of the CCNHCD and therefore retains its contextual value for its historical associations with the neighbourhood as a whole. The building remains in its original location in-situ and has and is originally part of the rear yard of the Motz residence until it was severed in 3.912. The surrounding context has changed since it was adaptively re -used for service/commercial purposes. This has resulted in paving the open landscaped space in the rear yard to the east. The property has not been recognized as a landmark within the CCNHCD Study or Plan. Heritage Attributes • Overall 1 storey massing of brick construction with original square-shaped plan; • Hipped roof with gables atthe north, south and west elevations; • Large red brick chimney at the south elevation; • All original window and door openings and windows with leaded -glass visible from the street; • Front (west) elevation verandah with roof overhang supported by half brick and wood pillars; and, • Frontage, setbacks and orientation along Weber Street West. December 4,201_q MHBC I go Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.2 Summary of Evaluation under Ontario Regulation 9/o6 Ontario Regulation 9/06 50-52 Weber St. W 56 Weber St. W 107 Young St. 1. Design/Physical Value i. Rare, unique, Representative Representative of the Queen Representative of the representative or early of the Ontario Anne architectural style Arts and Crafts example of a style, Gothic Cottage architectural style type, expression, architectural material or construction style method ii. Displays high degree of No. No. No. craftsmanship or artistic merit iii. Demonstrates high No. No. No. degree of technical or scientific achievement 2. Historical/associative value i. Direct associations No. Associated with the CCNHCD No. with a theme, event, and directly associated with belief, person, activity, John and William J. Motz and organization, institution Henry J. Shoniker that is significant ii. Yields, or has potential No. No. No. to yield information that contributes to an understanding of a community or culture iii. Demonstrates or No. No. Designed by architect reflects the work or C. Knechtel ideas of an architect, artist, builder, designer, or theorist who is significant to the community. 3. Contextual value i. Important in defining, In CCNHCD In CCNHCD In CCNHCD maintaining or supporting the character of an area ii. Physically, functionally, No. No. No. visually, or historically linked to its surroundings iii. Is a landmark No. No. No. December 4,201_q MHBC 191 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 6.3 Evaluation of Contribution to the District This Heritage Impact Assessment acknowledges that the properties located at 50-52 Weber Street West, 56 Weber Street West and 1.07 Young Street have already been identified as having cultural heritage value or interest as they are included within the boundary of the Civic Centre Neighbourhood Heritage Conservation District and are therefore designated under Part V of the Ontario Heritage Act. These buildings were evaluated in terms of their contribution to the overall District in the CCNHCD Study. The Heritage Conservation District Study did not include an evaluation of individual properties as per Ontario Regulation 9/o6. Architectural stylesthat are consistent in the CCNHCD and constitute the "Architectural Character" of the District are as follows (Section 6.2.3. of the CCNHCD Plan (2007)): • Classical or Neo-classical • Gothic or Gothic Revival • Victorian • Georgian • Italianate • Queen Anne • Second Empire The subject properties as described in the CCNHCD as follows: 50-52 Weber Group 8 33.98% of the buildings • o.83% of houses in the Street West in the HCD are ranked as district are Ontario "The Cottage" Ontario Group B in the HCD Cottages Cottage 56 Weber Street Group C 39.78% of buildings in . 10.5% of buildings within "The Motz House" the HCD are ranked as the HCD are Queen Anne Queen Anne Group C Style (4o buildings are of Queen Anne style in HCD) 107 Young Street Group C 39.78% of buildings in . 40.61.% of buildings within "The Craftsman the HCD are ranked as the HCD are Vernacular House" Vernacular Group C (1.47 buildings are Vernacular in HCD) December 4,201_q MHBC 192 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 7.0 Description of Proposed Development The proposed development of the subject lands includes the demolition of 50-52 and 56 Weber Street and relocation of 3.07 Young Street to permit the construction of a 6 storey residential building (height of 20 metres) with 42 residential units and 43 underground parking spaces and FSR of 2.83 with a GFA of 5070 M2. The proposed development includes landscaped areas along Weber Street West and Young Street and a landscaped rear yard amenity area. The building includes a front entrance oriented towards the intersection of Young Street and Weber Street West and a variety of building materials with a neutral colour palette. Conceptual renderings of the proposed development are shown in Appendix B of this report. Figure 3.3.9: Site Plan of Proposed Development (Facet Designs, 2oi8) December 4,201_q MHBC 193 • oil � I � IBM • ® ate® � oma® Ingo y GM Figure 3.3.9: Site Plan of Proposed Development (Facet Designs, 2oi8) December 4,201_q MHBC 193 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON ARTIST CONCEPT WEBER ST FACING EAST 56 Weber Street W Nlttheaeccr� _ Schematic Design 14il—h,2618 l Figure:L20: Artist concept of Weber Street facing East (Facet Design Studio Ltd., 2oi8) December 4,201_q MHBC 194 Heritage Impact Assessment Report Phase I& II 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON $.O Impacts of Proposed Development 8.1 Introduction Two categories of impacts are assessed through this HIA: z. Impact on the CCNHCD of the removal of three existing designated buildings,- 2. uildings;2. Impact on the CNCHCD of the new construction of the proposed development. This section of the report will review impacts which may occur as a result of the proposed development on the identified cultural heritage resources located on the subject lands. The impact analysis is guided by the Heritage Toolkit of the Ministry of Tourism, Culture and Sport. Impacts can be beneficial, neutral or adverse. Adverse impacts are outlined below: • Destruction: of any, or part of any significant heritage attributes or features; • Alteration: that is not sympathetic, or is incompatible, with the historic fabric and appearance; • Shadows: created that alter the appearance of a heritage attribute or change the viability of a natural feature or plantings, such as a garden; • Isolation: of a heritage attribute from its surrounding environment, context or a significant relationship; • Direct or Indirect Obstruction: of significant views or vistas within, from, or of built and natural features; • A change in land use: such as rezoning a battlefield from open space to residential use, allowing new development or site alteration to fill in the formerly open spaces, • Land disturbances: such as a change in grade that alters soils, and drainage patterns that adversely affect an archaeological resource. 8.2 Adverse Impacts to 50-52 & 56 Weber Street West & 107 Young Street There will be a moderate impact of demolition of So -S2 Weber Street West, "The Cottage", as a Group 'B' building with heritage attributes identified as historically being an early building along Weber Street West. December 4,201_q MHBC 195 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON There will be a minor impact of demolition of S6 Weber Street West, "The Motz House" of a Group 'C' building identified as having direct associations with the Motz and Shoniker Family, who contributed to the community. There will be a moderate impact for the demolition of sol Young Street from the CCNHCD which is a good representation of the Arts and Craft Movement in the City of Kitchener and designed by Charles Knetchel, a notable local architect in the early 201h century. 8.3 Adverse Impacts to Adjacent 48 Weber Street West There is a potential impact of land disturbances to the foundation of 48 Weber Street West as the distance between new construction and the adjacent building is approximately 3.3 metres (includes 2.1 metres from 48 Weber Street West to property line and 1.2 side yard setback) (see Appendix A for site plan overlay). 8.4 Impact to the Civic Centre Neighbourhood Heritage Conservation District Plan (2007) The CNHCD Plan identifies that demolition can be considered in limited situations, including when redevelopment is in keeping with appropriate City policies. The subject lands consist of properties located in an area that is identified for high density commercial residential development. The Weber Street corridor (which includes the subject lands) is identified in the City's land use planning documents as an area for high density residential commercial development. The redevelopment of the lands to higher density is consistent with the policies of the Official Plan, the Civic Centre Secondary Plan, the Planning around Rapid Transit Stations (PARTS) Plan, and the City of Kitchener Zoning by-law. The CCNHCD Plan recognizes the planned function of the Weber Street corridor and applies special policies and guidelines for the properties in this area. The Weber Street area policies recognize that the demolition of buildings and redevelopment of lands along Weber Street may occur. The policies state that retention of buildings and adaptive re -use is preferred. Also, that redevelopment on Weber Street could negatively impact the heritage character of the area if it is not undertaken in a sensitive manner. However, the policy framework considers that demolition and redevelopment will occur and provides a series of policies and guidelines to guide new buildings and development. December 4,201_q MHBC 196 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The three buildings located on the subject lands have been evaluated in this report. The two buildings fronting Weber Street West are ranked as Group 'B', and 'C', respectively. These buildings date from the mid. to late 191h century and are representative examples of the Ontario Cottage and Queen Anne styles. Due to the number of alterations and additions to both buildings, they have lost some of their original features and attributes. The integrity of their design/physical value is relatively modest. The contextual value of the two buildings on Weber Street West is vested primarily in their massing, orientation and relatively shallow setback from Weber Street West which helps to frame and provide an edge to the street and the Civic Centre Neighbourhood Heritage Conservation District. The building located at 107 Young Street is a representative example of the Arts and Crafts architectural style. The building has been well maintained has retained its heritage integrity. The proposed redevelopment of the site is in keeping with appropriate City policies and therefore is consistent with the policies regarding demolition in the HCD Plan. Given the size of lots and the location and scale of the existing buildings, retention of the buildings would preclude the type of densitythatthe City's land use planning documents intend for the site. While demolition of buildings located at 50-52 & 56 Weber Street West and 107 Young Street is considered a negative impact, given the policy framework of the City's land use plan, the CCNHCD Plan, and the modest heritage value of the buildings, demolition can be supported, provided that the new building complies with other applicable policies of the CCNHCD Plan. Recommendations regarding implementation measures are provided in Section 9.o of this report. 8.4.1 Impact of the Proposed New Building The Civic Centre Neighbourhood Heritage Conservation District Plan (2007) provides policies and guidelines for new development in the Weber Street Area. In addition to policies in Sub -section 3.2.3 of the Plan outlining new buildings in the District, Sub -section 3.3.5.2 is specific to the Weber Street Area. The following will analysis the proposed development within the context of these policies: a. The protection and retention of existing heritage buildings and their architectural features is strongly encouraged; A variety of alternative options have been reviewed to retain all to some of the existing heritage buildings on-site. Although, the buildings are proposed to be demolished, it has been December 4,201_q MHBC 197 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON recommended that architectural features such as the windows and building fabric be salvaged for re -use on-site or sold and/ or donated. b. Maintain residential streetscape character through the use of appropriate built form, materials, roof pitches, architectural design and details particularly at the interface between Weber Street and the interior of the neighbourhood; The proposed new building is simple in design so as to not detract from adjacent heritage buildings. The building is designed to be interpreted as a residential building. c. Where redevelopment is proposed on vacant or underutilized sites, new development shall be sensitive to and compatible with adjacent heritage resources on the street with respect to height, massing, built form and materials. The height and massing of buildings on Weber Street varies. Existing buildings are generally 2-4 storeys in height and massing generally greater than the height and massing of buildings on the interior of the CCN HCD. At 6 storeys the proposed building will be compatible with the adjacent buildings on Weber Street. d. Any buildings proposed over 5 storeys in height maybe required to undertake shadow studies where they abut existing residential uses, to demonstrate that they will not unreasonably impact on access to sunlight in rear yard amenity areas. A shadow study has been completed as the building is 6 storeys in height (see Appendix E). The shadow study indicates that there will be shadows in the later afternoon at the equinox (4:oopm in March and September) that fall on the rear yard of the adjacent properties to the north. There are no shadows in the summer or in earliertime frames at the equinox. Although shadows are in existence, they are not considered as having an unreasonable impact on access to sunlight in the rear yard amenity space. In addition, the shadows created do not December 4,201_q MHBC 198 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON negatively impact the heritage attributes associated with front yards and facades of adjacent and nearby properties. e. Design guidelines provided in Section 6.9.(41 Section of this Plan will be used to review and evaluate proposalsfor major alterations, additions or new buildings to ensure that new development is compatible with the adjacent context. See sub -section 8.3.2. 8.4.2 Weber Street Specific Design Guidelines in CCNHCD Plan (2007) Any infill development on Weber Street should maintain a strong relationship to the street at the lower levels (2 to 4 storeys) with respect to built form and use. The building fagade on Weber and on Young Streets has a two storey podium that is similar in height to the two and two and half storey buildings in the vicinity. Windows, doors and balconies are oriented to the street. Setbacks of new development should be consistent with adjacent buildings. Where significantly different setbacks exist on either side, the new building should be aligned with the building that is most similar to the predominant setback on the street. The proposed setbacks of the new building are consistent with adjacent lands along the north side of Weber Street West as well as the east and west sides of Young Street within the interior of the District boundary. Building facades at the street level should incorporate architectural detail, similar materials and colours, and consistency with the vertical and horizontal proportions or rhythm of adjacent / nearby buildings on the street to establish a cohesive streetscape. The proposed building is of contemporary design. The firsttwo floors of the building are of a different hue and material form the upper levels, creating a horizontal fluidity along this portion of the building. The 3rd 4th, Stn and 6th levels are set back from the first two floors to reflect the residential height of the majority of buildings within the District. December 4,201_q MHBC 199 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON New development shall have entrances oriented to the street. The new development has an entrance enclave that is oriented to the corner of Young Street and Weber Street West. Size, placement and proportion of window and door openings for new buildings or additions should be generally consistent with those on other buildings along the street. The size, placement and proportions of window openings are similar to those along the streetscape. The incorporation of these windows and doors are, however, done in a contemporary design. Any new buildings taller than 3 to 4 storeys should incorporate some form of height transition or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. The new building is 6 storeys and incorporates a stepback after the second floor in orderto minimize the perception of height and shadow impact to pedestrians on Weber Street West. The sixth floor is further setback and provides significant space for outdoor terraces. Any buildings taller than 5 storeys abutting a residential property to the rear should be constructed within a 45 degree angular plane where feasible, starting from the rear property line, to minimize visual impacts on adjacent property owners. An angular plane study was completed to ensure that there is a 45 degree angular plane (see Appendix F for Angular Study). The angular plane from the abutting property to the rear to the new construction meets the recommended 45 degree angle (15 metre setback). The building is an V shape so the angular place along the side yard setback (io metres) does not meet the 45 degree angle. To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback of 15 metres should be maintained for new buildings as well as additions where feasible. December 4,201_q MHBC I ioo Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON The property is an "L" shape on a corner property. There is a 15 metre setback for the rear yard and a io metre setback forth side yard between the proposed new building and iog Young Street. Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front facade so they do not have a negative visual impact on the street or new building / addition. Loading is located along Young Street and garbage and other service elements will be located away from the front facade so they do not have a negative visual impact on the street or new building. December 4,201_q MHBC I ioi Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 9. 0 Consideration of Development Alternatives 9.1 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. These options have been assessed in terms of impacts to cultural heritage resources as well as balancing other planning policies within the planning framework. Alternative development designs are attached in Appendix'B' of this report. 9.1.1 Do Nothing This option would result in the retention of all buildings located on the subject in their current form. There would be no redevelopment on the subject lands and therefore, there would be no change or impact on adjacent cultural heritage resources in the CCNHCD. This option would have a neutral impact on the heritage resources on the subject lands since it would not result in positive or negative change. The buildings located at 50-52 & 56 Weber Street West buildings have been altered from their original forms, however, 3.07 Young Street retains the majority of its integrity. This option would not result in the rehabilitation or restoration of these buildings. This option would also not result in the any intensification of the site and the achievement of wider planning goals. 9.1.2 Retain and Conserve All Buildings This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West and a) the demolition of existing additions to the buildings which are not of cultural heritage value or interest and b) the restoration of identified heritage attributes. This option would essentially restore the buildings at 50-52 Weber Street West to their original form. There would be no change to 3.07 Young Street since little alteration has occurred to the building over time. This option would have beneficial impacts on the heritage resources located on-site and neutral impacts on adjacent properties. This option would require funding in orderto complete proper demolition of additions and restore buildings. December 4,201_q MHBC 1 102 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON This option would result in less density on the site since the 20th century additions to 50-52 and 56 Weber Street West would be removed; the resulting density would be approximately o.6o FSR. Given the location on Weber Street West, it is unlikely these buildings would return to their original use as single detached dwellings. There is potential for reuse of the buildings as an office conversion assuming sufficient parking could be provided. However, unless the City reduces the maximum permitted density of the lands to below i.o FSR, the land value plus the cost of restoring the buildings make this option unlikely to occur. 9.1.3 Intensify the Site while Retaining All Buildings This option results in the retention of the existing buildings located at 50-52 and 56 Weber Street West and 1.07 Young Street. This option would include a) the demolition of sections of the existing buildings which are not of significant cultural heritage value, and b) construction of new additions on the buildings to increase the density of the site consistent with the existing proposed land use framework and in a form that is complementaryto the existing buildings. This option would have a beneficial impact if the heritage attributes of the buildings at 50-52 and 56 Weber Street West and 107 Young Street were restored, including rehabilitation to lost or damaged attributes through the alterations that have occurred over time. However, given the size of the property, the location of buildings, and the existing zoning, it is unlikely that this option is feasible. A conceptual site plan was designed where portions of the existing building footprints could be retained, while utilizing space to construct a new addition at 50-52 Weber Street West. With this concept, there is very little opportunity to construct sizeable new additions which are complementary to the existing heritage buildings while accommodating the required parking. 9.1.4 Develop the Site while Retaining Some Buildings Retain 50-52 Weber Street in Situ and Demolish 56 Weber Street West & 107 Young Street This option would result in the retention of 50-52 Weber Street West in-situ; this option would have the beneficial impact of retaining the building at 50-52 Weber Street, however, this option would somewhat isolate the building at 50-52 Weber Street West as the one -and -a -half storey building would be situated between a four (4) storey building (Windmere Apartments) and also the development on the balance of the subject lands. December 4,201_q MHBC 1 1.03 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON .a� Ir" II I I 4uur eon I � I I Y I I I I I e ri. I r1 — 7 I L I MULTI IIRRM I I I It I} ux�cnrE i I I:II j � I ��•�s• Lw wFeEx sT. y Al Jy 21 \� SITEEPIAN .w. L �Em :e`•"` waxmx awnalnn (D A1.1 Figure i2i: Alternative development option demonstrating the demolition of 56 Weber Street West and 1.07 Young Street and retention of 50-52 Weber Street West (Facet Design Studio Ltd., 2oi8) Retain 107 Young Street In-situ, and Remove 50-52 & 56 Weber Street This option would result in the demolition of 50-52 & 56 Weber Street West and the retention of 107 Young Street in-situ. This option would have the beneficial impact of the conservation of 3.07 Young Street in-situ. This option allows for increased density ofthe site to approximately 2.52 FSR similarto the proposed development, however, less efficient due to the irregular underground parking. If the development were limited to 50-52 and 56 Weber Street West, excluding 3.07 Young Street, the overall density of the site would be reduced by approximately o.3 FSR and 762 m2. The building would include 21om 2 for office space and 43o8m z for residential space. December 4,201_q MHBC 1 1.04 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON - ------ ------------------------ -------- ,, . I I fill °DUNG S-_ i j e ° .n..... o _vl10 Ix ea.RKi'c I I I it I i it z MUNI UNIT RE51RE5L z �,I I I ti I I �A��ivIJ — L 70' PIA' T. Figure:L22: Alternative development option demonstrating retention of 1.07 Young Street in-situ and demolition Of 50-52 & 56 Weber Street West (Facet Design Studio Ltd., 2oi8) 9.1.5 Develop the Site while Relocating 3.07 Young Street This option would result in the relocation of 3.07 Young Streetto another location eitherwithin or outside of the HCD. This option would have the beneficial impact of conserving the building, albeit in a new context. The applicant has investigated this alternative. The intent was to donate the building for re -use as affordable housing at another location within the City. Ultimately a suitable site could not be found. Unless an appropriate and feasible relocation site is found, relocation cannot be pursued. December 4,201_q MHBC 1 1.05 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 10.0 Implementation Recommendations so.s Salvage and Commemoration If one or more of the buildings are removed, it is recommended that heritage building material be salvaged. The following list outlines identified building material that should be salvaged as part of a selective demolition relevant to each building: • Brick and stone elements of the exterior (3-07 Young Street) • All windows with leaded -glass (3-07 Young Street) • Original door on front elevation (107 Young Street) • Hand hewn beams (50-52 Weber Street) • Original window frames (50-52 & 56 Weber Street) • Original door frames (56 Weber Street) • Brackets (56 Weber Street) Salvaged heritage building material is recommended to be reused on site where feasible and/or given to the City at no cost for re -use, archival, display or commemorative purposes pursuant to 3.2.C.1.32 of the Official Plan. Commemoration of a removed cultural heritage resource is strongly encouraged bythe City (12.C.1.4.2, Official Plan). Commemoration forthe removal of 56 Weber Street, "The Motz House" meets 12.C.1.4.2 (c) as it has historical associative value. It is suggested that the incorporation of the names Motz and Shoniker in the landscape design such as: • Hardscaping, memorial entry way with surname inlay (i.e. Motz' Corner) • Seating created with salvaged wood with name plaques • Art display which includes a photo of the Motz Family and Home December 4,201_q MHBC I io6 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Figures 123 and 124: (Left) Example of public art installation which could be used to display information on former residences and associative historic value; (Right) Example of memorial walkway which could be used as hardscaping to commemorate names of peoples associated with demolished/ relocated buildings (Source: Landscaping Designs, 2019) 10.2 Documentation If demolition is approved for any of the buildings included in the proposal, it is recommended that this report be deemed by the City as archival documentation to support the demolitions pursuant to 12.C.1.33-34 of the City of Kitchener's Official Plan. It is also recommended that this report, including all supplementary reports to this HIA, should be made available to the Kitchener Public Library for reference. 3.0.3 Cultural Heritage Protection Plan It is recommended that a Cultural Heritage Protection Plan be established for 48 Weber Street West as it is in close proximity of the new construction. The CHPP should include the following: • Preconstruction inspection of building foundation; • Detailed description of measures to be undertaken to protect the building from physical damage during construction activities; • A Vibration Monitoring Report outlining the measures to be implemented to measure vibration impacts; • Certification from a qualified engineer that the drainage, footings and foundation plans have been designed to avoid causing negative impacts. December 4, 2019 MHBC 1 107 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 11.E Conclusions and Recommendations MHBC Planning, Urban Design and Landscape Architecture ("MHBC") was retained by Facet Design Studio to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber Street West, 56 Weber Street West and 3.07 Young Street, City of Kitchener. The subject lands are located north of the downtown core within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD). As such, the subject lands are designated under Part V of the Ontario Heritage Act. The Owner proposes to redevelop the site to a six (6) storey multiple residential building. The buildings at 50- 52 & 56 Weber Street West and 3.07 Young Street are proposed to be demolished. This report concludes the cultural heritage value of each property as follows: • 50-52 Weber Street, "The Cottage" has representative design value as a representative Ontario Gothic Revival Cottage and contextual value for its location in CCNHCD; • 56 Weber Street, "The Motz House" has representative design value as a Queen Anne building, historical associations with John and William J. Motz and Henry J. Shoniker and contextual value in CCNHCD; • 3.07 Young Street, "The Craftsman House" has representative value as Arts and Craft/ Craftsman house, its historical association with architect C. Knetchel and contextual value in CCNHCD. While the HCD generally discourages demolition, the subject lands are within the Weber Street Policy Area of the CCNHCD. The Plan does consider that change will occur within the Weber Street corridor. While the loss of cultural heritage resources is discouraged, the HCD Plan recognizesthat redevelopment may occur in compliance with the Official Plan. The proposed development is consistent with policies for increasing density along the Weber corridor in the City of Kitchener Official Plan and the Zoning By-law. December 4,201_q MHBC I io8 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Impacts This report concludes that heritage impacts, due to the proposed development, areas follows: • Moderate impact of demolition of 50-52 Weber Street as an early representation of a Gothic Revival Cottage and identified as a Category'B' building; • Minor impact of demolition for 56 Weber Street which is identified as a Category'C' building; • Moderate impact of the demolition of 3.07 Young Street from the CCNHCD which is identified as a Category'C' building. • Potential impact of land disturbances to the foundation of 48 Weber Street West as the distance between new construction and the adjacent building is approximately 3.3 metres. The proposed development of the subject lands will have an overall minor impact on the HCD based on the following rationale: • Weber Street is a principle street within the CCNHCD Study (2007) however, the CCNHCD Plan (2007) does acknowledge anticipated development and also that the size and scale of heritage buildings on Weber Street "is generally largerthan the rest of the district"; • None of the buildings located on the subject lands are identified as a Group'A' in the architectural summary. Group'A' buildings are noted as being of'major heritage importance'; • 56 Weber Street is considered Group 'C' as the type of architecture is well represented in the District ( approximately 3.0.5% of buildings (4o buildings) in the District are Queen Anne); there are better conserved examples within the interior of the District; • 50-52 Weber Street is considered Group 'B' due to its early representation of a Gothic Revival Cottage; the building is modestly constructed in this style but has been altered throughout the years, some of which is unsympathetic to the heritage character of the house; • 3.07 Young Street is considered Group 'C', and is described as a 'vernacular' building, 40.63.% of the buildings (3.47 buildings) in the district are identified as'vernacular'; and, • The subject lands are not identified as being located within a Heritage Corridor as identified in Map g, Cultural Heritage Resources. Alternative development scenarios have been reviewed as part of the HIA. Alternatives that retain the buildings 50-52 and 56 Weber Street West and 3.07 Young Street have been evaluated, however, their retention would have less impact on heritage resources than would the proposed development. Retaining all buildings significantly limits the amount of intensification that could occur on site. December 4,201_q MHBC I iog Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON This report has concluded that the proposed new building is generally compatible with the CCNHCD Plan (2007) policies in Sub -section 3.3.5.2 and guidelines in Sub -section 6.9.4 specific to the Weber Street corridor. It has been determined thatthe proposed development's scale, mass, setbacks and orientation complies with the CCNHCD Plan (2007) and Section 3.2.C.1.26 of the Official Plan regards change management and redevelopment in an HCD as well as City other policies within the City's Official Plan, Zoning By-law. Adjacent heritage buildings to the east of the subject lands- 48 Weber Street West, Windermere Apartments- and to the west (non-contiguous) -96 Young Street/58-6o Weber Street West- are of a similar scale and mass of proposed development and thus, it is does not pose an impact to these buildings. Implementation Recommendations If one or more of the buildings are removed, it is recommended that heritage building material be salvaged. The following list outlines identified building material that should be salvaged as part of a selective demolition relevant to each building: • Brick and stone elements of the exterior (3-07 Young Street) • All windows with leaded -glass (3.07 Young Street) • Original door on front elevation (3.07 Young Street) • Hand hewn beams (50-52 Weber Street) • Original window frames (50-52 & 56 Weber Street) • Original door frames (56 Weber Street) • Brackets (56 Weber Street) Salvaged heritage building material is recommended to be reused on site where feasible and/ or given to the City at no cost for re -use, archival, display or commemorative purposes pursuant to 12.C.1.32 of the Official Plan. Commemoration of a removed cultural heritage resource is strongly encouraged bythe City (12.C.1.4.2, Official Plan). Commemoration for the removal of 56 Weber Street, "The Motz House" meets 12.C.1.4.2 (c) as it has historical associative value. It is suggested that the incorporation of the names Motz and Shoniker in the landscape design such as: December 4,201_q MHBC I izo Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON • Hardscaping, memorial entry way with surname inlay (i.e. Motz' Corner) • Seating created with salvaged wood with name plaques; • Art display which includes a photo of the Motz Family and Home. If demolition is approved for any of the buildings included in the proposal, it is recommended that this report be deemed by the City as archival documentation to support the demolitions pursuant to 12.C.1.33-34 of the City of Kitchener's Official Plan. It is also recommended that this report, including all supplementary reports to this HIA, should be made available to the Kitchener Public Library for reference. It is recommended that a Cultural Heritage Protection Plan be established for 48 Weber Street West as it is in close proximity of the new construction. The CHPP should include the following: • Preconstruction inspection of building foundation; • Detailed description of measures to be undertaken to protect the building from physical damage during construction activities; • A Vibration Monitoring Report outlining the measures to be implemented to measure vibration impacts; • Certification from a qualified engineer that the drainage, footings and foundation plans have been designed to avoid causing negative impacts. December 4,201_9 MHBC 1111 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON 12.0 Sources Berlin Today: Official Souvenir of the Best Town in Canada, 1906. Bloomfield, Elizabeth and Linda Foster. Waterloo County Councillors: A Collective Biography. Caribout Imprints, 3.995. Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Caribou Imprints, 3.995. Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1874 to the Present. Fitzhenry and Whiteside,19go. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Study, 2oo6. City of Kitchener. Civic Centre Neighbourhood Heritage Conservation District Plan, 2007. Eby, Ezra. A Biographical History of Early Settlers and their Descendants in Waterloo Township. Kitchener, ON: Eldon D. Weber, 3.973.. English, John and Kennedth McLaughlin. Kitchener. An Illustrated History. Robin Brass Studio, 3.996. 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, 3.997. Heritage Resources Centre. Ontario Architectural Style Guide. University of Waterloo, Zoog. Mills, Rych. Kitchener (Berlin)188o-1g6o. Arcadia Publishing, 2002. Ministry of Tourism, Culture and Sport. InfoSheet#5 Heritage Impact Assessments and Conservation Plans, 2oo6 https://www.therecord.com/living-story/6394257-flash-from-the-past-troubled-berlin-saw-victoria- park-pavilion-burn-in-3.93.6/ Moyer, Bill. Kitchener. Yesterday Revisited, An Illustrated History. Windsor Publications (Canada) Ltd., 3.979 n/a. Busy Berlin, Jubilee Souvenir. 3.897. December 4,201_q MHBC 1 1.1.2 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Ontario Ministry of Culture. Ontario Heritage Tool Kit: Heritage Resources in the Land Use Planning Process, InfoSheet #2, Cultural Heritage Landscapes. Queens Printer for Ontario, 2oo6. Uttley, W.V. (Ben), A Historyof Kitchener, Ontario. The Chronicle Press: Kitchener, 3.937. W. V. Uttley and Gerald Noonan. A Historyof Kitchener., Wilfrid Laurier University Press, 3.975. December 4,201_q MHBC 1 3.3.3 Heritage Impact Assessment Report Phase I & 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix A- Maps of the Subject Land December 4,201_q MHBC 1 114 '; is :' -•a .: � a +a � �� 4 � J y L f p� Z Ae 71 1f - y c? 107 Young Af, �,. VIS Figure: Location Map 56 Weber St W IN Legend .—.E=% Subject Lands 107 Young Street 50-52, 56 Weber Street W Source: City of Kitchener -Region of Waterloo Open Data Region of Waterloo -Region of Waterloo 2018 Imagery '1 . ?-50-52 Weber St r Date: May 15, 2019 N Scale: 1:1,000 File: 17191A Drawn: GC Document Path: KA17191A- Weber StRPTAerial Location—d Y3 E - i a_*,,, 56 Weber St W t ! } 50-52 Weber St e ' V Ali Figure: Legend Heritage Buildings Subject Lands a� 107 Young St Group "B" Heritage Building Group "C" Heritage Building 107 Young Street 50-52, 56 Weber Street W Source: City of Kitchener -Region of Waterloo Open Data Region of Waterloo -Region of Waterloo 2018 Imagery Date: May 15, 2019 N Scale: 1:1,000 File: 17191A Drawn: GC Document Path: KA 7191A- Weber St\RPT\Heritage_Groups.mxd 'k+"b� fix•""`'�� `� �"� r �. P ��p// '? (6) / $ \ �\ Low Rise Residential Preservation / A' Low Rise Multiple Residential Low Density Multiple Residential /mss L % Medium Density Multiple Residential m � " High Density Multiple Residential r Office Residential Conversion t ■ Medium Density Commercial Residential `y High Density Commercial Residential A a Community Institutional �t t J Mixed Use Corridor v Neighbourhood Park Boundary Secondary of Seconds Plan irtt 'Special Policy Area Civic Centre Legend Neighbourhood FE&G Plan for Land Use- L.J Subject Lands Ir Map 9 Secondary Plan --11 Civic Centre Neighbourhood HCD 107 Young Street Source: 50-52, 56 Weber Street W -Region of Waterloo Open Data City of Kitchener -Region of Waterloo 2018 Imagery Region of Waterloo -City of Kitchener Secondary Plan Map 9 Date: Dec 5, 2019 N Scale: 1:5,000 File: 17191A Drawn: GC Document Path: K:11T191A. Weber ShRPT1Heritage_District _SecondaryPlan.mxd paqw.-f i Site Plan LEGEND Subject Lands 107 Young Street 50-52, 56 Weber Street W City of Kitchener source: Region of Waterloo • Region of Waterloo 2018 Aerial Imagery DATE: Nov. 28, 2019 SCALE: 1: 500 0 FILE: 17191A DRAWN: GC Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix B- Site Plan and Elevations and Design Alternatives ,�N December 4,201_q MHBC 1 115 H v Q � W L � v Z Y v Q LL H H W Q� m W H a W L v � z o a Ln c .N a� u r m E d s u N z F o W C t V Z Y V Q LL H cr N 4-j W m W a— F V) a W L Z O cr %10 a Lr) c .N a� u r m E d s u N 0 N C N L V Y 1 �i Ln :t Uj Q CC d Lij z�c Q Lu a ------- w W �` Cn O K O G � G� u" •E tl8 .w> Z � o0g{z:�u� _ -----I--- eo` �,a ➢a��i3Sa�� 3 �a3 tfa as�tS3 E®E® J o-> ►`� Yob❑o❑ d a gp w c a Uj Q CC d Lij z�c Q Lu a ------- w W �` Cn 58 9b O K O G � G� o •E o � _ -----I--- eo` � •E v 6 d a gp I o m 005 Z -il 44l III � o I OSb W#a E HIM a6a 5 V913S cmvA 0V30 li 58 9b 71 o ul v _ -----I--- ; v 6 d a I o m 005 d a s E� -il 44l III � o I OSb V913S cmvA 0V30 li w 166'9L 00'01 a o I li � I Q w I I I I i I d o a I - a, I�I w I I I p3 m I o f < J wQ di S 3 t xo w u u� I o /IN —31 "r- -_-- --J a I I SO'(aL li il Zlo----- - li xo INaaI AW IN$N wllr II 5681 PI li li 66LL -- --- Ia -- Y-- - I I zm o -- -- LS - - I - - a o flo 3avasa v� 16_ 3dvosaNv� _- _ a 3 v�sarroq v� uv oQ I I Cj� v v Q m I n I v _ ------ — rt----li ------------�.---�13L�IV0?— NItlM 13210N000 N a V (1 dvwaN �L \\ 7/ \�— �� 3 no q 1 /�M ; K� } \ ({ ) ` r � ) ) c r r ` & @ ) w \ ( ) \ \\ \ - ~ o_ ; K� } \ ({ ) k c 0 /.mom .! . m .�:. � - IV° §§§ \ &/knwww:§ D ±++- @r-mm=)+ § \\\\\j\\\\\(\\ § tA LU Z -i LU D_ � � Z Q ;A LU D U � u LU CL IA LU w ZA- ► 4-J $ 4-J QJ � � 1.0 Lr) OD / Z z�� n z� Z C 7 N Y � O u a � a� i ¢ ¢ ¢ ¢ ¢ ¢ �Ow`^w 2p2C w moi E E E p - n z 0 pw rZ 1=w 7 1 z`n m0lz_7 m 2Hc E p U O LL` i m0`Dpp UJ V 2 N J 2 QY c Q w Y w Z 2E Z w � w�Qm¢O z`^C aO�n. m 'o f w K vii V N w F- N H mQ U p i L 1 j x 0 w x 17zOw F- E O n 2 N f i z o w o[ aaLL¢> a < ` 1 vlU ¢ W U ¢ Epi z i U p m p N Q wdoNaa O z ¢ZmC 1 U mN~ x F z w E ¢ o~ i x0E— w N- u m w0~L, V1 ,�: C 33HIS z Z J a W I. - Ln N F- Z w 2 w Q U HQ Q O Hl7�Hx OpOin O¢ �n xH ~ ¢ ~ H w U O d w� j w�<� Z LL p Q a~ xm z d w w¢ wF- O Z O 7 Z~ O U 3��=Q�nO� Jmx H H U p Z Z pw H U x ==z�p�¢ o HH Q N w Z m Z p Z�nNH QwZ OQ Q Q? w O p Z w u a� m p a m Z H w a N~ Z w a d O Q H p Q ~C7O m� w Z J U z Q 0>- rw o¢ z z u z w O x w OQZ�QN¢~w O vl O 27w ZQ Nw w w r m Z F- U O p¢ m H - U Z 0 vl Z z w x Z Z i m H w Z O 7 F <D OFOooz�oQ-0Qou0 N W Z J W 0 Z W V LL V W a Ln W I -- Ln N N ¢ ¢ ¢ ¢ ¢ ¢ F- w w w w F- E E E E E E E rn � o rn co ro C7 0 p C7 p U z w z N z H 0 = O X a w 0 w O ¢ d w z Z J a W I. - Ln N F- Z w 2 w Q U HQ Q O Hl7�Hx OpOin O¢ �n xH ~ ¢ ~ H w U O d w� j w�<� Z LL p Q a~ xm z d w w¢ wF- O Z O 7 Z~ O U 3��=Q�nO� Jmx H H U p Z Z pw H U x ==z�p�¢ o HH Q N w Z m Z p Z�nNH QwZ OQ Q Q? w O p Z w u a� m p a m Z H w a N~ Z w a d O Q H p Q ~C7O m� w Z J U z Q 0>- rw o¢ z z u z w O x w OQZ�QN¢~w O vl O 27w ZQ Nw w w r m Z F- U O p¢ m H - U Z 0 vl Z z w x Z Z i m H w Z O 7 F <D OFOooz�oQ-0Qou0 N W Z J W 0 Z W V LL V W a Ln W I -- Ln N N , \. \o 2M2 !>! �;§fZ/ / !_® / \}\{o tA LU 2 -i LU D_ � � Z � � LU D U_ L « � F LU 0. a Ln LLI LUz S Ln � � k § \ � � $ , 4-J � QJ � � 1.0 Lr) / morwi Z O a W J W F W W cr F N W m W N W Z J W 0 Z N W V V W a Ln W I -- Ln N Y i F } Z w~ r w yI z W ¢ w 'D Z F W < Q w a OG F x Z z Z a O ¢ W< 0 a H W W K I. - Ln H cr W m W Z O a W J W I. - LU W N W Z J W Z Q N W 0 u u W a N W H N I c V Y H �2 Z j�wpvl rc vl}LLwvl w0 Z}UI-Qw wZpwO QQw UZQ o Z w Q 2 w S- O O LL Z U7 ¢ `^p�¢Owinx¢ON wzO wj Z= Z z� w w a U CZ, 0� 0 w~ S¢ Q w Q} 0 z o h w Z 7 w U w w 2 D Z F,o p E U QoQ O ¢ Z U v1O W Q w 4 m Q H O ¢ v w O O w 0. a O O Q � w ZOFOv~i2 v10 OFm Q w FQ¢ Zavla� rcw O l7 Q�a O¢=cc ?moo O wU Omw w0v jF�Ovl w_wZ¢ /- p�rc ZZw wHnO. vaiw ?wa 1 FSOO p-FZ200�rc �n Fvl 1 [r w U2i UZ °. 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Project No. TE -32157-18 July 3, 2018 1. Introduction Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Tacoma Engineers has been retained by 2482948 Ontario Inc. of Waterloo, Ontario to carry out a structural condition assessment of three properties located at 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, in Kitchener, Ontario. Following initial discussions, Tacoma Engineers was retained by 2482948 Ontario Inc on May 28t'', 2018. The undersigned attended the site on June 7t'', 2018, accompanied by John Gibson as a representative of 2482948 Ontario Inc and Vanessa Hicks as a representative of MHBC. This report includes a summary of the following items for the building: major structural systems; existing structural conditions and areas of potential concern; conceptual repair options for any areas that may require remedial work; and 2. Background 2482948 Ontario Inc. owns the buildings in question, and Tacoma Engineers is being retained as a Consultant directly by the Owner. This assessment is being undertaken by the Owner and is intended to form part of a Heritage Impact Assessment Report, required as a part of a redevelopment proposal for the site. This report is not being prepared as a response to an Order, recommendations, or request by any regulatory body. This report is based on a visual inspection only and does not include any destructive testing. Where no concerns were noted the structure is assumed to be performing adequately. The structure is assumed to have been constructed in accordance with best building practices common at the time of construction. No further structural analysis or building code analysis has been carried out as part of this report unless specifically noted. No previous work has been completed by Tacoma Engineers on this building for this or any other owner. A visit to site was carried out by Nick Lawler of Tacoma Engineers on June 7t' of 2018 in order to aid in the preparation of this report. No sub -consultants of Tacoma Engineers have been retained to participate in this assessment. 3. Building History The property at 50-52 Weber Street West was likely constructed between 1853 and 1879, according to research undertaken by MHBC. The building is a one and a half storey masonry building, complete with wood -framed floors and roof. It is best characterized as an architectural style of Ontario Cottage, and measures approximately 2200 ftZ in gross building area. The building has been sub -divided into three separate units. The property at 56 Weber Street West was likely constructed between 1879 and 1892, based on fire insurance map research undertaken by MHBC. The building is a two and a half storey masonry building, complete with wood -framed floors and roof. It is best characterized as Queen Anne architectural style, and measures approximately 2600 ftZ in gross building area. The building has been sub -divided into multiple separate units. The property is associated with John Motz, a prominent citizen of Berlin (now Kitchener). Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario The property at 107 Young Street was likely constructed between 1904 and 1925, according to research undertaken by MHBC. The building is a one and a half storey masonry building, complete with wood - framed floors and roof. It measures approximately 1600 ft' in gross building area. The building has a single occupancy; however, it appears to be currently used by many tenants. All three buildings are located in the Civic Centre Neighbourhood, a heritage conservation district recognized under Part IV of the Ontario Heritage Act. 4. Scope and Methods The following documents were provided to the undersigned prior to the preparation of this report: • Heritage Impact Assessment Report, MHBC, April 2018 The exterior assessment of the buildings was based on a visual assessment from grade. Note that most the spaces in the building have applied finishes that preclude a direct visual assessment of the structural systems. Limited areas are unfinished, and a review of the primary structures was possible in these areas. A site visit was carried out by Nick Lawler, P.Eng., on June 7t'', 2018, accompanied by John Gibson as a representative of 2482948 Ontario Inc and Vanessa Hicks as a representative of MHBC. A visual review of all accessible spaces was completed on this date, and photographs were taken of all noted deficiencies. 5. Definitions The following is a summary of definitions of terms used in this report describing the condition of the structure as well as recommended remedial actions. Detailed material condition definitions are included in Appendix A of this report. Condition States': 1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial action is not required. 2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not normally trigger remedial action since the overall performance is not affected. 3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative maintenance" type of remedial action where it is economical to do so. 4. Poor — Element(s) where sever or very sever defects are visible. These types of defects would normally trigger rehabilitation or replacement if the extent and location affect the overall performance of that element. 5. • Immediate remedial action': these are items that present an immediate structural and/or safety hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to be implemented immediately and may include restricting access, temporary shoring/supports or removing the hazard. ' Adapted from "Structural Condition Assessment', 2005, American Society of Civil Engineers/Structural Engineering Institute 2 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Priority remedial action': these are items that do no present an immediate hazard but still require action in an expedited manner. The postponement of these items will likely result in the further degradation of the structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken down into timelines as follows: 1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the next 6 months (before the onset of the next winter season). 2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within the next 24 months. 3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the next 5-10 years. Many of these items include recommendations of further review/investigation. • Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance program. In addition to the definitions listed above, it should be noted that the building in question is of interest from the perspective of heritage. The Standards and Guidelines for the Conservation of Historic Places in Canada provide direction when a structural system is identified as a character -defining element of an historic place. They also provide direction on maintaining, repairing, and replacing structural components or systems'. Refer to the General Guidelines for Preservation, Rehabilitation, and Restoration to further inform the development of more detailed remedial actions. 6. General Structural Conditions All three buildings, while constructed at various times, were found to be constructed in the same manner. The buildings all contain load bearing masonry walls and foundations with conventional wood -framed floors. Exterior walls are constructed with mass masonry and brick, several interior bearing walls are constructed with masonry, and the roof and floors are constructed with wood framing. Generally, the buildings were found to be in good condition, with limited structural deficiencies. Where deficiencies were found, they were localized, and can likely be resolved with routine maintenance and / or minor restoration efforts. The areas of concern have been outlined below, broken down into each subject building. ' "Standards and Guidelines for the Conservation of Historic Places in Canada", 2nd Edition, 2010, www. historicplaces. ca Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 7. 50-52 Weber Street West Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 1: 50-52 Weber Street West 7.1. Basement The basement houses several service spaces, including mechanical rooms and storage spaces. The main floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing walls were found to be rubble stone construction, are generally in poor condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. Photograph 2: Condition of rubble stone foundation The wood framing was found to be saw cut joists, with a hand hewn main beam, located centrally. It appeared that the joists may have been notched and continuous over the main beam, however this could not be directly verified. 4 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario Around the perimeter of the basement, a small 8"x12" bench footing was observed. The purposes of this bench could not be determined; however, these are typically used to facilitate lowering the floor elevation. It may also be used to provide a dry shelf for storage, as the basement was found to be very wet. Some areas of the bench were found to be very poor, with exposed dirt and soils observed. These conditions do not present a structural concern for the basement walls. Photograph 3: Bench footing / exposed soils 7.2. Upper Levels The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 50-52 Weber Street West. The most considerable damage was related to cracked plaster ceilings around the dormers and gothic window. This is likely due to movement of the roof framing overtime. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 7.3. Exterior Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 4: Cracked plaster at dormer / gothic window The exterior was observed to be painted clay brick found to be in good condition. Two wood framed additions were observed, with the front addition covered in stucco, while the rear addition was clad in metal siding. The lower 24" of the brick adjacent to the driveway was found to be damaged, likely from saturation and damage from road salts. This type of damage is typical in brick exposed to these conditions. To provide long term durability to the brick, it should be repaired by a mason experienced with heritage masonry. Hard surfaces such as driveways should be sloped away from the building, and if possible, a landscaped swale introduced. Painting exterior brick is typically discouraged, as paint can trap moisture within he bricks, accelerating damage from freeze -thaw cycles. Maintenance of buildings which already have painted brick is critical to the long-term durability of the material. Flaking cracked, or missing paint is a pathway for moisture to enter the brick wall and should be repaired as soon as it is discovered. Photograph 5: Damaged bricks at grade Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 8. 56 Weber Street West Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 6: 56 Weber Street West 8.1. Basement The basement houses several service spaces, including mechanical rooms and storage spaces. The main floor framing is visible and was found to be in generally good condition. Interior and exterior load-bearing walls were found to be rubble stone construction, are generally in poor condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. The basement space was broken up into several storage areas, likely constructed as storage for the various units and occupancies that have been introduced to the building over the years. Unique to the framing was the use of several wood beam bearing lines to support the floor framing above. Typically, in a home of this age, heavy timber and / or stone bearing walls will be used in the basement. In this instance, 6x6 timber beams were used as beams. This method of construction speaks to the scale and therefore wealth of the original construction. Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 7: Load bearing beams in basement The basement floor was constructed with clay brick masonry, placed tight together on what appears to be a sand bed. The bricks were found to be in good condition, with few missing or cracked units. Photograph 8: Brick basement floor 8.2. Interiors The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 56 Weber Street West. The most considerable damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 8.3. Exterior Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 9: Cracked plaster ceiling The exterior was observed to be painted clay brick found to be in good condition. Several additions and alterations have been made to the building over the years. It has been broken into serval rental units, with separate entries. A one -storey masonry addition was found to the south. It is believed this was used as a medical office when the building was owned by a local doctor. At the rear of the building, a two-storey wood framed exterior deck was observed. The deck was found to be in poor condition, with several noted deficiencies mostly related to deferred maintenance and exposure to the elements. The exterior masonry walls and stairs leading to the units off Weber Street were found to be in poor condition. Long term exposure to de-icing salts and weather have damaged the concrete and masonry materials. This does not pose an immediate structural concern but should be repaired within the next two to three years as a part of ongoing maintenance activities. Photograph 10: Damaged entry stairs Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario The south chimney was observed to be heavily damaged, and in very poor condition. The masonry appears to have been repaired several times over the years, however it is again in need of proper maintenance. Open joists can be observed from grade, along with missing and damaged units. Form grade it appears a Portland cement based parge was used previously. Using modern cement based parge on historic masonry can accelerate damage and is generally discouraged. A mason experienced with heritage materials should be retained within the next six to twelve months to repair the chimney. Photograph 11: Damaged chimney The eaves and soffits have been clad in either metal or vinyl siding. In select location this siding is pulling away from the building, exposed the original base materials in some instances. On the north elevation, a portion of the soffit and fascia is damaged, exposing the original dentil brick details. One of the west dormers is missing some siding trim, exposing the wood framing and trim behind it. None of the base materials appear to be damaged, however long term exposure to the elements will cause damage in the long term. The damage cladding should be addressed within the next twelve months, to ensure damage to the structure does not accelerate. Photograph 12: Damaged Siding (north elevation) 10 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Photograph 13: Damaged Dormer (west elevation) 9. 107 Young Street Photograph 14: 107 Young Street 9.1. Basement The basement is mostly finished, with several rooms. A mechanical room is in the basement, where the main floor framing is visible and was found to be in generally good condition. Interior and exterior load- bearing walls were found to be rubble stone construction, are generally in good condition, with some limited areas of efflorescence and surface deterioration on exterior foundation walls. 11 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario 9.2. Interiors The upper levels were complete with finishes in place. Direct observation of the structure could not be made, however it is typical to use "tell tale" observations to determine if the structure is distressed. No significant damage was observed on the interior of 107 Young Street. The most considerable damage was related to cracked plaster ceilings in the finished attic areas. This is likely due to movement of the roof framing over time. As buildings age, connections and lumber materials can deflect over time causing the damage to occur to plaster finishes, which are highly susceptible to movement. None of the cracks were cause of structural concern and could be repaired by an experienced plaster trades person with experience with historic materials. Photograph 15: Exposed plaster lathe in mechanical room 12 Tacoma Engineers Inc. Structural Condition Assessment Project No. TE -32157-18 50-52 Weber St W, 56 Weber St W, 107 Young St July 3, 2018 Kitchener, Ontario 9.3. Exterior The exterior was observed to be red clay brick found to be in good condition. Additions and alternations to the building exterior appear to be limited, as the original form of the building is still mostly intact, outside of changes to the rear porch. The exterior masonry walls on the west elevation were found to be in poor condition, with signs of brick damage and distress. Efflorescence on the brick indicates that the brick is saturated, and damage indicates that the brick is undergoing freeze -thaw cycles in a saturated state. This damage is likely due to several conditions. The presence of large trees adjacent to this area prevent drying of the brick from sunlight. There are also several poor details around the bay window which do not adequately direct rain away from the brick. At this point the brick damage does not pose a structural concern, however the bricks should be repaired, and drainage details improved within the next twelve to twenty-four months. Photograph 16: Damaged brick 10. Conclusions Generally, the three buildings located at 50-52 Weber Street West, 56 Weber Street West and 107 Young Street in Kitchener, were found to be in good condition, and structurally sound. There were a few noted deficiencies which were isolated, and mostly related to deferred maintenance, or exposure to the elements. Damaged caused by deferred maintenance will accelerate over time, as such, an effort should be made to address any noted issues within a short time frame. If damage is not addressed, it can accelerate and cause more expensive repairs in the future or concerns to the structure. Please contact the undersigned with any further questions or comments.4'"` 52 Per: 100194';a17 Nick Lawler, MASc, PE, P.Eng., CAHP TE -32157-18 Structural Engineer, Senior Associate ' UL-3-1,� Tacoma Engineers Inc. U1tP 13 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Appendix A: Material Condition Definitions Condition States': 1. Excellent — Element(s) in "new" condition. No visible deterioration type defects present and remedial action is not required. 2. Good — Element(s) where the first signs of minor defects are visible. These types of defects would not normally trigger remedial action since the overall performance is not affected. 3. Fair — Element(s) where medium defects are visible. These types of defects may trigger a "preventative maintenance" type of remedial action where it is economical to do so. 4. Poor — Element(s) where severe or very severe defects are visible. These types of defects would normally trigger rehabilitation or replacement if the extent and location affect the overall performance of that element. Steel Corrosion': 1. Light — Loose rust formation and pitting in the paint surface. No noticeable section loss. 2. Medium — Loose rust formation with scales or flakes forming. Up to 10% section loss. 3. Severe — Stratified rust with pitting of metal surface. Between 10% and 20% section loss. 4. Very Severe — Extensive rusting with local perforation or rusting through, in excess of 20% section loss. Timber Checks, Splits and Shakes': 1. Light — Extend less than 5% into the member. 2. Medium —Extend between 5% and 10% into the member. 3. Severe —Extend between 10% and 20% into the member. 4. Very Severe — Extend more than 20% into the member. Timber Cracking, Splintering and Crushing': 1. Light — Damage is superficial with less than 5% section loss. 2. Medium— Considerable damage with 5% to 10% Section loss. 3. Severe —Significant damage with 10% to 20% Section loss. 4. Very Severe — Extensive damage with section loss in excess of 20%. Timber Rot/Decay': 1. Light — Slight change in colour. The wood sounds solid and cannot be penetrated by a sharp object. Damage is superficial with less than 5% section loss. 2. Medium — Surface is discoloured with black and brown streaks. The wood sounds solid and offers moderate resistance to penetration by sharp object. Considerable damage with 5% to 10% Section loss. 3. Severe — Surface is fibrous, checked or crumbly and fungal fruiting bodies are growing on it. The wood sounds hollow when tapped and offers little resistance to penetration by sharp object. Significant damage with 10% to 20% Section loss. 4. Very Severe — The surface can be crumbled and disintegrated with ease. Extensive damage with section loss in excess of 20%. ' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of Transportation Ontario (MTO) 14 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Masonry Cracking': 1. Hairline Cracks - Less than 0.1 mm wide. 2. Narrow Cracks - Between 0.1 and 0.3 mm wide. 3. Medium Cracks - Between 0.3 and 1.0 mm wide. 4. Wide Cracks - Greater than 1.0 mm wide. Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario Masonry Splitting, Spalling and Disintegration': 1. Light - Hairline cracking and minor loss of stone surface with loss of section up to 50 mm. 2. Medium- Considerable damage with 5% to 10% Section loss. 3. Severe -Significant damage with 10% to 20% Section loss. 4. Very Severe - Extensive damage with section loss in excess of 20%. Concrete Scaling': 1. Light - Loss of surface mortar to a depth of up to 5 mm without exposure of coarse aggregate. 2. Medium - Loss of surface mortar to a depth of 6 to 10 mm with exposure of some coarse aggregates. 3. Severe - Loss of surface mortar to a depth of 11 mm to 20 mm with aggregate particles standing out from the concrete and a few completely lost. 4. Very severe - Loss of surface mortar and aggregate particles to a depth greater than 20 mm. Concrete Spalling': 1. Light - Spalled area measuring less than 150 mm in any direction or less than 25 mm in depth. 2. Medium - Spalled area measuring between 150 mm to 300 mm in any direction or between 25 mm and 50 mm in depth. 3. Severe - Spalled area measuring between 300 mm to 600 mm in any direction or between 50 mm and 100 mm in depth. 4. Very Severe - Spalled area measuring more than 600 mm in any direction or greater than 100 mm in depth. Concrete Delamination': 1. Light - Delaminated area measuring less than 150 mm in any direction. 2. Medium - Delaminated area measuring 150 mm to 300 mm in any direction. 3. Severe - Delaminated area measuring 300 mm to 600 mm in any direction. 4. Very Severe - Delaminated area measuring more than 600 mm in any direction. Concrete Cracking': 1. Hairline Cracks - Less than 0.1 mm wide. 2. Narrow Cracks - Between 0.1 and 0.3 mm wide. 3. Medium Cracks - Between 0.3 and 1.0 mm wide. 4. Wide Cracks - Greater than 1.0 mm wide. Corrosion of Reinforcement': 1. Light - Light rust stain on the concrete surface 2. Medium - Exposed reinforcement with uniform light rust. Loss of reinforcing steel section less than 10% 3. Severe - Exposed reinforcement with heavy rusting and localized pitting. Loss of reinforcing steel section between 10% and 20% ' Adapted from "Ontario Structure Inspection Manual (OSIM), 2000 (Rev. 2008)" by the Ministry of Transportation Ontario (MTO) 15 Tacoma Engineers Inc. Project No. TE -32157-18 July 3, 2018 Structural Condition Assessment 50-52 Weber St W, 56 Weber St W, 107 Young St Kitchener, Ontario 4. Very severe - Exposed reinforcement with very heavy rusting and pitting. Loss of reinforcing steel section over 20%. Immediate remedial action': these are items that present an immediate structural and/or safety hazards (falling objects, tripping hazards, full or partial collapse, etc.). The remedial recommendations will need to be implemented immediately and may include restricting access, temporary shoring/supports or removing the hazard. Priority remedial action': these are items that do no present an immediate hazard but still require action in an expedited manner. The postponement of these items will likely result in the further degradation of the structural systems and finishes. This may include interim repairs, further investigations, etc. and are broken down into timelines as follows: 1. Short-term: it is recommended that items listed as short-term remedial action are acted on within the next 6 months (before the onset of the next winter season). 2. Medium-term: it is recommended that items listed as medium-term remedial action are acted on within the next 24 months. 3. Long-term: it is recommended that items listed as long-term remedial action are acted on within the next 5-10 years. Many of these items include recommendations of further review/investigation. Routine maintenance': these are items that can be performed as part of a regularly scheduled maintenance program. ' Adapted from "Structural Condition Assessment', 2005, American Society of Civil Engineers/Structural Engineering Institute 16 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix E -Shadow Study and Angular Plane December 4,201_9 MHBC 1 11.8 MARCH 21- 10:OOam MARCH 21- 12:OOpm MARCH 21- 2:OOpm MARCH 21- 4:OOpm MARCH 21- 6:OOpm [y: IeVZ91bYL011Z1191'1 50-56 WEBER STREET KITCHENER, ONT PN: 171916 JUNE 21- 10:OOam JUNE 21- 12:OOpm JUNE 21- 2:OOpm JUNE 21- 4:OOpm JUNE 21- 6:OOpm 50-56 WEBER STREET KITCHENER, ONT PN: 17191B SEPTEMBER 21- 10:OOam SEPTEMBER 21- 12:OOpm SEPTEMBER 21- 2:OOpm SEPTEMBER 21- 4:OOpm SEPTEMBER 21- 6:OOpm [y: IeVZ91bYL011Z1191'1 50-56 WEBER STREET KITCHENER, ONT PN: 171916 DECEMBER 21- 10:OOam DECEMBER 21- 12:OOpm DECEMBER 21- 2:OOpm [y: IeVZ91bYL011Z1191'1 50-56 WEBER STREET KITCHENER, ONT PN: 17191B 3NIl Altl3dOtld'JfOV `' , X / / / / / / / '1S 21383M / 3-83-d 3-183—d'3FGV ,T / / / / / / '1S H383M / 3Nn 83—d 0 Heritage Impact Assessment Report Phase I& 11 50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON Appendix F-CHIA Terms of Reference, Site Plan Pre -Submission Consultation Memo (November Zo, 2017) and Comment and Response Matrix for August 2018 Revisions L4 "IN. December 4,201_q MHBC 1 11.9 City of Kitchener Community Services Department - Planning Division 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. 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. 2.2 A detailed site history to include a listing of owners from the Land Registry Office, and a history of the site use(s). 2.3 A written description of the buildings, structures and landscape features on the subject properties including: building elements, building materials, architectural and interior finishes, natural heritage elements, and landscaping. The description will also include a chronological history of the buildings' development, such as additions and demolitions. 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. 2.4 Documentation of the subject properties to include: current photographs of 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 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 the properties (buildings, structures, and site details including landscaping). In particular, the potential visual and physical impact of the proposed development on the identified heritage attributes of the properties, shall be assessed. The Heritage Impact Assessment must consider potential negative impacts as identified in the Ministry of Tourism, Culture and Sport's Ontario Heritage Tool Kit. 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 subject properties. 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, relocation, commemoration and/or documentation. Each mitigative measure should create a sympathetic context for the heritage resource. 2.7 A summary of the heritage conservation principles and how they will be used must be included. Conservation principles may be found in online publications such as: the Standards and Guidelines for the Conservation of Historic Places in Canada (Parks Canada); Eight Guiding Principles in the Conservation of Built Heritage Properties (Ontario Ministry of Tourism, Culture and Sport); and, the Ontario Heritage Tool Kit (Ontario Ministry of Tourism, Culture and Sport). 2.8 Proposed alterations and demolitions must be justified and explained as to any loss of cultural heritage value and impact on the streetscape/neighbourhood context. 2.9 Recommendations shall be as specific as possible, describing and illustrating locations, elevations, materials, landscaping, 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 4.0 Summary Statement and Conservation Recommendations The summary statement should provide a full description of: ■ The significance and heritage attributes of the subject properties. ■ The identification of any impact the proposed development will have on the heritage attributes of the subject properties. ■ 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. Mandatory Recommendation The consultant must write a recommendation as to whether the subject properties are worthy of listing or designation under the Ontario Heritage Act. Should the consultant not support heritage designation then it must be clearly stated as to why the subject property does not meet the criteria as stated in Regulation 9/06. The following questions must be answered in the mandatory recommendation of the report: 1. Do the properties meet the City of Kitchener's criteria for listing on the Municipal Heritage Register as a Non -Designated Property of Cultural Heritage Value or Interest? 2. Do the properties meet the criteria for heritage designation under Ontario Regulation 9/06 of the Ontario Heritage Act? Why or why not? 3. If the subject properties do not meet the criteria for heritage listing or designation then it must be clearly stated as to why they do not. 4. Regardless of the failure to meet criteria for heritage listing or designation, do the properties warrant conservation as per the definition in the Provincial Policy Statement? Why or why not? 5.0 Approval Process 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. J InternalMemo KAT ENER CvmmunityServices Department wwwkitrhenerca Date: November 10, 2017 To: Craig Dumart, Junior Planner From: Michelle Drake, Senior Heritage & Policy Planner cc: Lenore Ross, Urban Designer Subject: SP Pre -Submission Consultation 50-52 Weber Street West, 56 Weber Street West & 107 Young Street Heritage Planning Comments Heritage Planning staff have reviewed the pre -submission consultation meeting request form and supporting materials for the proposed site plan on the lands municipally addressed as 50- 52 Weber Street West, 56 Weber Street West and 107 Young Street. All three subject properties are located within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) and designated under Part V of the Ontario Heritage Act. The CCNHCD Plan contains policies and guidelines that regulate and manage change in the neighbourhood. Any proposal that involves demolition and/or new construction requires a Heritage Permit Application (HPA). The City's Heritage Kitchener committee and City Council consider all proposals that involve demolition. Heritage Planning staff have significant concerns with the proposed demolitions within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) based on the clear goals, policies and guidelines within the CCNHCD Plan, which strongly discourage demolition and, in particular, discourage the demolition of buildings fronting Weber Street as many of these buildings are the oldest buildings in the neighbourhood. The CNHCD Plan requires that protection, retention and adaptive reuse of existing buildings be given priority over redevelopment. The comments provided with respect to the proposed 6 storey building do not reflect support for demolition but rather are provided for information purposes only. Ontario Heritage Act Comments Proposal to Demolish Three Buildings The CCNHCD Plan strongly discourages demolition. As a result, the applicant will be required to submit a Heritage Permit Application. A Structural Assessment (Building Conditions Report) and a Heritage Impact Assessment (HIA) will be required to be submitted with a complete HPA. Both assessments must be prepared by a qualified professional who is a member of the Canadian Association of Heritage Professionals with demonstrated experience in the conservation of similar heritage buildings. The HIA must be prepared in accordance with the City's standard terms of reference for HIAs (see attached). The CCNHCD Plan provides clear guidance that demolition is strongly discouraged. The Plan explains that the wide spread demolition of heritage buildings results in the loss of history and other resources. The Plan acknowledges that some old buildings should be demolished to make way for new but further acknowledges that there may be rare occasions where infill development or limited integrated redevelopment is possible or where redevelopment is required due to loss of buildings through fire, severe structural decay, etc. The Plan goes on to explain that that the final HCD boundary includes the majority of Weber Street which has a high proportion of the oldest, most unique and significant buildings in the neighbourhood and the buildings on the corner of Weber and Young serve as a gateway into the stable residential neighbourhood. In comparison, excluded areas along Victoria Street are less architecturally significant than those on the interior and on Weber Street, and Water Street was excluded because it does not serve as a gateway to the stable residential neighbourhood in the same manner that the streets intersecting with Victoria and Weber do. As a result, the HIA must consider the direction provided in the CCNHCD Plan including, but not limited to, the following: • Goals o Recognize, protect, enhance and appreciate the Civic Centre Neighbourhood's cultural heritage resources, including buildings, landscapes and historical connections, and value their contribution to the community by: Encouraging the retention, conservation and adaptation of the District's heritage buildings and attributes, as described in the Study and Plan, rather than their demolition and replacement; o Avoid the destruction and/or inappropriate alteration of the existing building stock, materials and details by: Strongly discouraging the demolition of heritage buildings and the removal or alteration of distinctive architectural details; • Policies o The demolition of heritage buildings in the District is strongly discouraged. o The protection and retention of existing heritage buildings on Weber Street and their architectural features is strongly encouraged. o Adaptive reuse of existing buildings should be given priority over redevelopment. Flexibility in Municipal Plan policies and zoning regulations is encouraged where necessary to accommodate appropriate adaptive reuse options. o Any proposal to demolish a heritage building or portion of a heritage building that is visible from the street or other public space within the District shall require a heritage permit from the municipality. o Where demolition of a heritage building is proposed, the property owner shall provide supporting documentation demonstrating appropriate reasons for the demolition. o In situations where demolition is approved by Council, written and / or photographic documentation of any notable architectural features and construction techniques may be required to create a record of the building and its components. o Reclamation of suitable building materials such as windows, doors, moldings, columns, bricks, etc. for potential reuse in a new building on the site or as replacement components for other buildings in the neighbourhood which require repair and restoration over time is strongly encouraged if demolition is approved for any heritage buildings in the District. Proposal to Construct a 6 -Storey Multi -Residential Building The following comments are provided for information only and do not reflect support from Heritage Planning staff for the proposed demolitions that are required to facilitate the proposal to construct a 6 storey multi -residential building. The CCNHCD Plan contains policies and guidelines that regulate new construction. As a result, the applicant will be required to submit a Heritage Permit Application. A Heritage Impact Assessment (HIA) will be required to be submitted with a complete HPA. The HIA must be prepared by a qualified professional who is a member of the Canadian Association of Heritage Professionals with demonstrated experience in the conservation of similar heritage buildings. The HIA must be prepared in accordance with the City's standard terms of reference for HIAs (see attached). The CCNHCD Plan provides clear direction for new buildings, including new buildings on Weber Street. The Plan indicates that potential infill or redevelopment along Weber could have a negative impact on the heritage character of the area if not undertaken in a sensitive manner, particularly as this street contains nearly half of the oldest buildings in the District. As a result, the HIA must consider the direction provided in the CCNHCD Plan including, but not limited to, the following: • Goals o Avoid the destruction and/or inappropriate alteration of the existing building stock, materials and details by: Establishing policies and design guidelines to ensure new development and alterations are sensitive to the heritage attributes and details of the District and are based on appropriate research and examination of archival and/or contextual information; • Principles o Make New Replacements Distinguishable - The construction eras and historical progression should be self-evident. Although new work should be sympathetic to the original and match or mimic as appropriate, it should not attempt to appear as if built as part of the original. • Policies o Where new uses or intensification is proposed, adaptive reuse of the existing heritage building stock should be considered wherever feasible; o Maintain residential streetscape character through the use of appropriate built form, materials, roof pitches, architectural design and details particularly at the interface between Weber Street and the interior of the neighbourhood; o Where redevelopment is proposed on vacant or underutilized sites, new development shall be sensitive to and compatible with adjacent heritage resources on the street with respect to height, massing, built form and materials. o Any buildings proposed over 5 storeys in height may be required to undertake shadow studies where they abut existing residential uses, to demonstrate that they will not unreasonably impact on access to sunlight in rear yard amenity areas. o Design guidelines provided in Section 6.9.2 of this Plan will be used to review and evaluate proposals for major alterations, additions or new buildings to ensure that new development is compatible with the adjacent context. o 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 requirements. • Design Guidelines o Match setback, footprint, size and massing patterns of the neighbourhood, particularly to the immediately adjacent neighbors. o 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. o 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. o Respond to unique conditions or location, such as corner properties, by providing architectural interest and details on both street facing facades. o Use roof shapes and major design elements that are complementary to surrounding buildings and heritage patterns. o Size, shape, proportion, number and placement of windows and doors should reflect common building patterns and styles of other buildings in the immediate area. o Use materials and colours that represent the texture and palette of the Civic Centre Neighbourhood. o 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. o 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. o 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. Weber Street Design Guidelines o Any infill development on Weber Street should maintain a strong relationship to the street at the lower levels (2 to 4 storeys) with respect to built form and use. o Setbacks of new development should be consistent with adjacent buildings. Where significantly different setbacks exist on either side, the new building should be aligned with the building that is most similar to the predominant setback on the street. o Building facades at the street level should incorporate architectural detail, similar materials and colours, and consistency with the vertical and horizontal proportions or rhythm of adjacent / nearby buildings on the street to establish a cohesive streetscape. o New development shall have entrances oriented to the street. o Size, placement and proportion of window and door openings for new buildings or additions should be generally consistent with those on other buildings along the street. o Any new buildings taller than 3 to 4 storeys should incorporate some form of height transition or stepbacks to minimize the perception of height and shadow impacts to pedestrians on the street and provide more visual continuity. Stepbacks should be a minimum of 2 metres to provide for useable outdoor terraces for the upper levels. o Any buildings taller than 5 storeys abutting a residential property to the rear should be constructed within a 45 degree angular plane where feasible, starting from the rear property line, to minimize visual impacts on adjacent property owners. o To minimize impacts on properties to the rear of or flanking Weber Street, a rear yard setback of 15 metres should be maintained for new buildings as well as additions where feasible. o Locate loading, garbage and other service elements (HVAC, meters, etc.) away from the front fagade so they do not have a negative visual impact on the street or new building / addition. Ontario Planning Act Comments Proposed Site Plan Application (Demolition & New Construction) Section 2 of the Planning Act indicates that Council shall have regard to matters of Provincial interest such as the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest. In addition, Section 3 of the Planning Act requires that decisions of Council shall be consistent with the Provincial Policy Statement. Policy 2.6.1 of the Provincial Policy Statement requires that significant built heritage resources and significant cultural heritage landscapes shall be conserved. The Provincial Policy Statement defines significant as 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 a place, an event, or a people and notes that while some significant resources may already be identified and inventoried by official sources, the significance of others can only be determined after evaluation. Regional and municipal policies and guidelines also address the conservation of cultural heritage resources. The Regional Official Plan contains policies that require the conservation of cultural heritage resources. The City's 1994 and 2014 Official Plan contains policies that require development to conserve cultural heritage resources. The relevant 2014 Official Plan policies are not under appeal. These policies also establish the requirement for the submission of studies as part of complete applications. The development proposal outlines a proposed site plan that does not conserve the existing cultural heritage resources, which are designated under the Ontario Heritage Act, and meet the definition of a significant built heritage resource or cultural heritage landscape as defined by the Provincial Policy Statement. As the proposed development moves through the planning process, the existing cultural heritage resources shall remain intact to ensure a thorough and proper evaluation of the resources so that appropriate conservation options can be explored and implemented as required by the Planning Act, Provincial Policy Statement, Regional Official Plan and City of Kitchener 2014 Official Plan. The recommended conservation option must be supported by an approved Heritage Permit Application and an approved Heritage Impact Assessment. In considering the above, Heritage Planning staff will require the submission of a Heritage Impact Assessment (HIA), Structural Assessment (Building Conditions Report) and Conservation Plan (CP) as part of a complete Planning Act application. Both assessments must be prepared by a qualified professional who is a member of the Canadian Association of Heritage Professionals with demonstrated experience in the conservation of similar heritage buildings. The HIA and CP must be prepared in accordance with the City's standard terms of reference for HIAs (see attached). The HIA must also consider Heritage Planning staff comments provided earlier in this memo. In addition, Heritage Planning staff will require the Urban Design Brief to respond to the objectives and policies of Section 12 of the 2014 Official Plan. 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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 140111[4 �_i Col 2016 Master of Arts in Planning, specializing in Heritage Planning University of Waterloo, School of Planning 2010 Bachelor of Arts (Honours) in Historical/Industrial Archaeology Wilfrid Laurier University CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x 728 F 519 576 0121 vhicks@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Vanessa Hicks, M.A., c.A.H.P. Vanessa Hicks is a Heritage Planner with MHBC and joined the firm after having gained experience as a Manager of Heritage Planning in the public realm where she was responsible for working with Heritage Advisory Committees in managing heritage resources, Heritage Conservation Districts, designations, special events and heritage projects (such as the Architectural Salvage Program). Vanessa is a member of the Canadian Association of Heritage Professionals and graduated from the University of Waterloo with a Masters Degree in Planning, specializing in heritage planning and conservation. Vanessa provides a variety of research and report writing services for public and private sector clients. She has experience in historical research, inventory work, evaluation and analysis on a variety of projects, including Heritage Conservation Districts (HCDs), Heritage Impact Assessments (HIAs), Cultural Heritage Evaluation Reports (CHERs), Conservation Plans (CPS), Documentation and Salvage Reports, and Commemoration Projects (i.e. plaques). Vanessa is also able to comment provide comments regarding Stages 1-4 Archaeological Assessments due to her experience as a practicing field archaeologist and experience writing archaeological reports submitted to the Ministry of Tourism, Culture and sport. Ialate] I0.1611I ]IFE0W1».]IaI[aI June 2016 - Cultural Heritage Specialist/ Heritage Planner Present MacNaughton Hermsen Britton Clarkson Planning Ltd. 2012- Program Manager, Heritage Planning 2016 Town of Aurora May 2012 - Heritage Planning Assistant October 2012 Town of Grimsby 2007- Archaeologist 2010 Archaeological Research Associates Ltd. 1 CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x 728 F 519 576 0121 vhicks@mhbcplan.com www.mhbcplan.com CU RRICU LU MVITAE Vanessa Hicks, M.A., C.A.H.P. SELECT PROJECT EXPERIENCE HERITAGE IMPACT ASSESSMENTS (HIAs) 2016-2018 Heritage Impact Assessment -'Southworks', 64 Grand Avenue South, City of Cambridge Heritage Impact Assessment - 47 Spring Street Waterloo, Albert/MacGregor Neighbourhood HCD Heritage Impact Assessment - 107 Concession Street, City of Cambridge Heritage Impact Assessment — 33 Laird Drive, City of Toronto Heritage Impact Assessment — Badley Bridge, part of a Municipal EA Class Assessment, Township of Centre Wellington Heritage Impact Assessment — 362 Dodge Drive, City of Kitchener Heritage Impact Assessment — 255 Ruhl Drive, Town of Milton Heritage Impact Assessment — 34 Erb Street East, City of Waterloo Heritage Impact Assessment — 474 and 484 Queen Street South (and Schneider Haus National Historic Site), City of Kitchener Heritage Impact Assessment — 883 Doon Village Road, City of Kitchener Heritage Impact Assessment — 57 Lakeport Road, City of St. Catharines Heritage Impact Assessment — 8331 Heritage Road, City of Brampton Heritage Impact Assessment — 55 Fallbrook Lane, City of Cambridge Heritage Impact Assessment — Langmaids Island, Lake of Bays Heritage Impact Assessment — 28 Burgetz Avenue, City of Kitchener Heritage Impact Assessment — 1679 Blair Road, City of Cambridge Heritage Impact Assessment— 13373 Guelph Line, Milton Heritage Impact Assessment - 64 Margaret Avenue, City of Kitchener Heritage Impact Assessment — 51 David Street, City of Kitchener CULTURAL HERITAGE EVALUATION REPORTS (CHERs) 2016-2018 Cultural Heritage Evaluation Report - Dunlop Street West and Bradford Street, Barrie - Prince of Wales School and Barrie Central Collegiate Institute Cultural Heritage Evaluation Report - Lakeshore Drive, Town of Oakville Cultural Heritage Evaluation Report - 317 Mill Street, 28/30 Elizabeth Street South, 16 Elizabeth Street South, Town of Richmond Hill CONTACT 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T 519 576 3650 x 728 F 519 576 0121 vhicks@mhbcplan.com www.mhbcplan.com CURRICULUMVITAE Vanessa Hicks, M.A., c.A.H.P. Cultural Heritage Evaluation Report — Queen Victoria Park Cultural Heritage Landscape Cultural Heritage Evaluation Report — 28 Burgetz Avenue, City of Kitchener Cultural Heritage Evaluation Report — 13373 Guelph Line, Milton HERITAGE CONSERVATION DISTRICTS (HCDs) Heritage Conservation District Study — Southeast Old Aurora (Town of Aurora) CONSERVATION PLANS Strategic Conservation Plan — Queen Victoria Park Cultural Heritage Landscape Conservation Plan — 28 Burgetz Avenue, City of Kitchener DOCUMENTATION AND SALVAGE REPORTS Documentation and Salvage Report — Main Street Properties, Township of Whitchurch-Stouffville Documentation and Salvage Report & Commemoration Plan — 474 and 484 Queen Street South, City of Kitchener Documentation Report — 64 Grand Avenue South, City of Cambridge Documentation and Salvage Report — 487424 30 Side Road, Town of Mono SPECIAL PROJECTS Artifact Display Case -Three Brewers Restaurant(275 Yonge St., Toronto) 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