HomeMy WebLinkAboutHK Agenda - 2020-02-04Heritage Kitchener
Agenda
Tuesday, February 4, 2020
4:00 p.m. - 5:30 p.m.
Office of the City Clerk
Conestoga Room
Kitchener City Hall
(Main Floor)
nd
200 King St.W. - 2 Floor
Kitchener ON N2G 4G7
Page 1 Chair Ms. A. Reid Vice-Chair Mr. S. Strohack
Delegations
-law, delegations are permitted to address the Committee for a maximum of
five (5) minutes.
Item 1 - Dan Currie, MHBC Planning Ltd.
- Jean Haalboom
- Sandra Parks
- Hal Jaeger
Discussion Items
1. Draft Heritage Impact Assessment (HIA) (60 min)
- 50-52 & 56 Weber Street West, 107 Young Street
- Proposed Demolition of Existing Buildings and Construction of a New
6-storey Multiple-Residential Building
To view the HIA in its entirety, please visit our website: www.kitchener.ca
2. Status Updates - Heritage Best Practices Update and 2020 Priorities (5 min)
- Heritage Impact Assessment Follow-ups
Information Items
Heritage Permit Application Tracking Sheet
Dianna Saunderson
Committee Administrator
** Accessible formats and communication supports are available upon request. If you require assistance to
take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994 **
Date:January 17, 2020
To:Members of Heritage Kitchener
From:Leon Bensason,Coordinator, Cultural Heritage Planning
cc:
Subject:50-52 & 56 Weber Street West, 107 Young Street
Draft Heritage Impact Assessment
The Planning Division is in receipt of a draft Heritage Impact Assessment (HIA)
dated January 17, 2020 prepared by MHBC Planning Ltd., regarding properties
municipally addressed as 50-52 and 56 Weber Street West, and 107 Young
Street, all located within the Civic Centre Neighbourhood Heritage Conservation
District. The Owner proposes to redevelop the site with a six (6) storey multiple
residential building. The buildings at 50-52 & 56 Weber Street West are
proposed to be demolished, and the building located at 107 Young Street is
proposed to be integrated into the development (but may be temporarily moved).
The applicant’s heritage consultant will be in attendance at the February 4, 2020
meeting of Heritage Kitchener to present the draft HIA and answer questions.
Heritage Planning staff will be seeking the committee’s input and comments,
which will be taken into consideration as part of staff’s review of the HIA and the
processing of related Heritage Permit applications. A motion or recommendation
to Council will not be required at the February meeting. It is anticipated that a
staff report regarding Heritage Permit applications seeking the consent of
Council to demolish 50-52 and 56 Weber Street West, will be prepared for
consideration by Heritage Kitchener on April 7, 2020.
A copy of the Executive Summary from the draft HIA is attached to this memo.
The ful
l draft HIA will be made available under separate cover on the City’s
website together with the February 4,2020 meeting agenda.
_______________________________
Leon Bensason, MCIP, RPP, CAHP
Coordinator, Cultural Heritage Planning
Acknowledged by: Brandon Sloan, Manager of Long Range & Policy Planning
1 - 1
HERITAGEIMPACT
ASSESSMENT REPORT
Phase I
50-52 Weber Street West, 56 Weber Street West & 107 Young
Street, City of Kitchener
Date:
January 17, 2020
Prepared for:
Prepared by:
MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
Our File: ‘17191A’
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Heritage Impact Assessment Report Phase I
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
to undertake a Heritage Impact Assessment (HIA) for three (3) properties located at 50-52 Weber
Street West, 56 Weber Street West and 107 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 are proposed to be demolished and the building located at 107 Young Street
is proposed to be retained and integrated into the development. 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;
107 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 recognizes that 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.
January 17,2020 MHBC | 5
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
The proposed development of the subject lands will have an overall minor impact on the HCDbased 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 larger than 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 10.5% of buildings (40 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;
107 Young Street is considered Group ‘C’, and is described as a ‘vernacular’ building; 40.61% of
the buildings (147 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 in addition to 107 Young Street have been evaluated, and their
retention of all buildings 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.
The proposed new building appears 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. However, if the
proposed demolitions are approved, the design of the building will be completed and a detailed review
of the building and compliance with the policies and guidelines of the Heritage Conservation District Plan
will be completed as part of a Phase II HIA.
If, the proposed demolitions are approved, the following actions are recommended to be implemented:
1.A Phase II HIA be completed once the final building design is complete;
January 17,2020 MHBC | 6
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
2.A Conservation Plan for 107 Young Street be completed that includes conservation actions to be
implemented prior, during and post construction;
3.A Salvage, Documentation and Commemoration Plan be completed for the buildings to be
removed at 50-52 & 56 Weber Street West;
4.Depending on the final location and design of the new building, a Cultural Heritage Protection
Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or 109 Young Street as
required.
If demolition is approved for 50-52 Weber Street West and/ or 56 Weber Street West, 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.
January 17,2020 MHBC | 7
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Heritage Impact Assessment Report Phase I
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 9/06
Ontario Regulation 9/06 50-52 Weber 56 Weber St. W 107 Young St.
St. W
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.
January 17,2020 MHBC | 89
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Heritage Impact Assessment Report Phase I
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 107 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 9/06. Architectural styles that 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 Italianate
Gothic or Gothic Revival Queen Anne
Victorian Second Empire
Georgian
The subject properties as described in the CCNHCD as follows:
Evaluation of Subject Lands within HCD
50-52 Weber Group B 33.98% of the buildings
0.83% of houses in the
district are Ontario
Street West in the HCD are ranked as
Cottages
“The Cottage” Group B in the HCD
Ontario
Cottage
39.78% of buildings in
56 Weber Street Group C
10.5% of buildings within
the HCD are Queen Anne
the HCD are ranked as
“The Motz House”
Style (40 buildings are of
Group C
Queen Anne style in HCD)
Queen Anne
107 Young Street Group C 39.78% of buildings in
40.61% of buildings within
the HCD are Vernacular
the HCD are ranked as
“The Craftsman
(147 buildings are
Group C
House” Vernacular in HCD)
Vernacular
January 17,2020 MHBC | 90
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Heritage Impact Assessment Report Phase I
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 to
permit the construction of a 6 storey multiple unit residential building. 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. The building at
107 Young Street is proposed to be retained and integrated with the new building. It is proposed that the
new building would connect to 107 Young Street at the rear, south-west corner of the existing house.
This would require the removal of the rear porch, however, the connection would take advantage of the
existing rear door. Underground parking is proposed and would be constructed within the entirety of the
site. To facilitate the construction of the underground parking, the building at 107 Young Street will either
likely have to be lifted during the excavation and construction of the underground parking lot or
temporarily relocated.
Figure 119: Site Plan of Proposed Development (Facet Designs, 2020)
January 17,2020 MHBC | 91
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Figure 120: Proposed rendering of the front elevation of the development (Facet Designs, 2018)
January 17,2020 MHBC | 92
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
8.0 Impacts of Proposed Development
8.1 Introduction
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 Impact of Demolition of 50-52 & 56 Weber Street West
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.
January 17,2020 MHBC | 93
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
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 on underutilized sites.
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
th
mid. to late 19century 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. 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; this building is proposed to be
retained and used as a residential building which is consistent with the designation in the proposed
Secondary Plan.
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 density that the
City’s land use planning documents intend for the site.
There will be a moderate impact of demolition of 50-52 Weber Street West, “The Cottage”, as a
Group ‘B’ building with modest design value and although it is of a style that is not well
represented in the HCD, it is not the remaining example in the District.
There will be a minor impact of demolition of 56 Weber Street West, “The Motz House” of a Group
‘C’ building that has modest design value and is f a style that is well represented in the HCD.
January 17,2020 MHBC | 94
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
While demolition of buildings located at 50-52 & 56 Weber Street Westis 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.
8.3 Impact of Proposed Development on 107 Young Street
The retention and conservation of the building is a beneficial impact to the HCD. There is no identified
adverse impacts as a result of the demolition of 50-52 and 56 Weber Street West to the building at 107
Young Street .There is approximately 12 metres between 56 Weber Street and 17.5 metres from 50-52
Weber Street West to the building at 107 Young Street. This distance is sufficient to not anticipate
adverse impacts, particularly land disturbances.
There is potential for adverse impacts during and after construction. These can be mitigated or negated
depending on 1) how the building is integrated with the new building and, 2) the design, location,
materials (etc) of the new building. These impacts will be assessed through Phase II of the HIA.
January 17,2020 MHBC | 95
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Heritage Impact Assessment Report Phase I
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.
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, 107 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 Retainand 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 and 56 Weber Street West to their original form. There would be no change to 107
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 order to complete proper demolition of additions and restoration of
the buildings.
January 17,2020 MHBC | 96
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
th
This option would result in less density on the site since the 20century additions to 50-52 and 56 Weber
Street West would be removed; the resulting density would be approximately 0.60 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 minimum permitted density
of the lands to below 1.0 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 107 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 complementary to 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 107 Young Street and Either 50-52 or 56 Weber
Street West
This option would result in the retention of one of the Weber Street buildings which would have beneficial
heritage impacts. However, given the size of the site, there is little development opportunity remaining.
It is unlikely this option would be economical to pursue.
January 17,2020 MHBC | 97
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
9.1.5 Develop the Site and Relocating Either 50-52 or 56 Weber Street West
This option would result in the relocation of either 50-52 or 56 Weber Street West to another location
within or outside of the HCD. This option would have the beneficial impact of conserving the building(s),
albeit in a new context. The applicant has investigated this alternative. The intent was to donate the
building(s) for re-use as affordable housing at another location within the City. Ultimately a suitable site
could not be found. In addition to finding appropriate land upon which one or both of the buildings could
be relocated, the obstacles of the LRT and railway line also posed a challenge. Unless an appropriate and
feasible relocation site is found, relocation is not an option.
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
10.0 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 107 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 are proposed to be demolished and the building located at 107 Young Street
is proposed to be retained and integrated into the development. 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;
107 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 recognizes that 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.
January 17,2020 MHBC | 99
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
Minor impact of demolition for 56 Weber Street which is identified as a Category ‘C’ building.
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 larger than 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 10.5% of buildings (40 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;
107 Young Street is considered Group ‘C’, and is described as a ‘vernacular’ building; 40.61% of
the buildings (147 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 in addition to 107 Young Street have been evaluated, and their
retention of all buildings 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.
The proposed new building appears 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. However, if the
proposed demolitions are approved, the design of the building will be completed and a detailed review
of the building and compliance with the policies and guidelines of the Heritage Conservation District Plan
will be completed as part of a Phase II HIA.
January 17,2020 MHBC | 100
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Heritage Impact Assessment Report Phase I
50-52 Weber Street West, 56 Weber Street West, and 107 Young Street, City of Kitchener, ON
If, the proposed demolitions are approved, the following actions are recommended to be implemented:
5.A Phase II HIA be completed once the final building design is complete;
6.A Conservation Plan for 107 Young Street be completed that includes conservation actions to be
implemented prior, during and post construction;
7.A Salvage, Documentation and Commemoration Plan be completed for the buildings to be
removed at 50-52 & 56 Weber Street West;
8.Depending on the final location and design of the new building, a Cultural Heritage Protection
Plan (CHPP) be completed for adjacent building at 48 Weber Street and/ or 109 Young Street as
required.
If demolition is approved for 50-52 Weber Street West and/ or 56 Weber Street West, 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.
January 17,2020 MHBC | 101
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HPA Description
Delegated Approval
Council Meeting Date /
Recommendation
Heritage Kitchener
HK Meeting
Staff
Report #
2020 HERITAGE PERMIT APPLICATIONS (HPA)
Date Complete
Legend: Unanimously approved by Heritage Kitchener permits an HPA to be approved through delegated authority.
Property Address
Number
Application
123456789
#
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IF1 - 1