HomeMy WebLinkAboutHK - 2021-12-07 - Item 1 - Summary Draft Heritage Impact Assessment HIA 10 Duke Street WestDate:November 23, 2021
To:Members of Heritage Kitchener
From:Victoria Grohn, Senior Planner (Heritage)
cc:
Subject:10 Duke Street West
Site Plan
Draft Heritage Impact Assessment
The Planning Division is in receipt of a draft Heritage Impact Assessment (HIA) dated November 8,
2021 and revised November 22, 2021prepared by mcCallumSather, in anticipation ofa proposal
to redevelop 10 Duke Street West. The property municipally addressed as 10 Duke Street West
contains a c. 1949 red brick building constructed in the Colonial Revival architectural style. The
Register as a non-designated property of cultural
heritage value or interest.
The HIA was prepared to assess potential impacts of the proposal to demolish the rear (north)
façade, the three rear bays of the west façade and the partial roof slab component of the existing
building to facilitate the construction of a 40-storey mixed-use building. The proposed
redevelopment proposes retention of the complete front (Duke Street) and side (Queen Street)
facades and the three front bays of the west façade. A Site Plan application has not yet been
submitted to the City.
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The applicant and their consultants will be in attendance at the December 7, 2021 meeting of
Heritage Kitchener to present the draft HIA and answer questions. Heritage Planning staff will be
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review of the HIA and the processing of the anticipated planning application. A motion or
recommendation to Council is not required.
Excerpts from the draft HIA are attached to this memo. The full draft HIA will be made available
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Victoria Grohn, BES
Senior Planner (Heritage)
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Contents
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Introduction to the Subject Site Policy framework
Table of Contents Table of Contents1.0 Introduction to the report1.1 Executive Summary1.2 Contact Information1.3 Purpose1.4 Methodology2.0 2.1 Description of Property2.2 Historic Context
and Evolution2.4 Architectural visual description & Existing conditions2.5 Statement of Cultural Value or Interest3.0 3.1 Provincial Heritage Policies3.2 Municipal Planning and Heritage
Policies3.3 Heritage Conservation Principles4.0 Description of Proposed Development4.1 Design Principles4.2 Scale, Form and Massing4.3 Site Layout4.4 Urban Design and Context5.0 Impact
of Proposed Development6.0 Considered Alternatives and Mitigation Strategies7.0 Recommendations & Conclusion8.0 References9.0 Appendices
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background
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and side (along Queen Street) facades and three bays of the west facade of the and side (along Queen Street) facades and three bays of the west facade of the and side (along Queen Street)
facades and three bays of the west facade of the existing heritage property in-situ. Removal of the rear facade (north), the three existing heritage property in-situ. Removal of the
rear facade (north), the three existing heritage property in-situ. Removal of the rear facade (north), the three rear bays of the west facade and the partial roof slab component will
result rear bays of the west facade and the partial roof slab component will result rear bays of the west facade and the partial roof slab component will result in minimal impact to
the heritage building and its surrounding context as the in minimal impact to the heritage building and its surrounding context as the in minimal impact to the heritage building and
its surrounding context as the proposed demolition will not result in loss of the listed and proposed heritage proposed demolition will not result in loss of the listed and proposed
heritage proposed demolition will not result in loss of the listed and proposed heritage attributes at 10 Duke Street West. The heritage building will be rehabilitated.attributes at
10 Duke Street West. The heritage building will be rehabilitated.attributes at 10 Duke Street West. The heritage building will be rehabilitated.dimensioned drawings and photographs
have been made to mitigate loss of dimensioned drawings and photographs have been made to mitigate loss of dimensioned drawings and photographs have been made to mitigate loss of the
elements that are proposed to be demolished. This documentation will be a the elements that are proposed to be demolished. This documentation will be a the elements that are proposed
to be demolished. This documentation will be a valuable resource should a commemorative feature or rehabilitation/restoration valuable resource should a commemorative feature or rehabilitation/resto
ration of a heritage attribute is required in the future. Should this recommendation be considered in the design development process, the minimal adverse impact to the existing built
heritage properties can be mitigated.materials, design features, architectural proportions have been made and incorporated into the proposed development to mitigate any issues of transition
between the existing heritage building and the proposed new tower. The development proposal is clearly legible as a new piece of architecture, that includes sympathetic setbacks and
stepbacks to maintain the prominence of the heritage building, and has related proportions / massing. It is compatible with the heritage building.
The proposed development will retain the complete front (along Duke Street) The proposed development will retain the complete front (along Duke Street) The proposed development will
retain the complete front (along Duke Street) Recommendations on documenting the existing on-site heritage resource in Recommendations on documenting the existing on-site heritage resource
in Recommendations on documenting the existing on-site heritage resource in Recommendations on incorporating compatible yet distinguishable building
This CHIA concludes:••••
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to prepare this
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Van Mar Developments Van Mar Developments
to guide and evaluate design during the development
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10 Duke Street West
1.0 Introduction to the report 1.1 Executive Summary mcCallumSather (''MSA') was retained by mcCallumSather (''MSA') was retained by Cultural Heritage Impact Assessment report (‘CHIA’)
for the property municipally known as 10 Duke Street Westprocess. Prior to submission, mcCallumSather and the design team worked together to form a strategy and approach for the conservation
and adaptation of the cultural resource on the site. Historical analysis, design recommendations and coordination are required to address both the existing property and the resulting
impact of the proposed alteration and construction following the City of Kitchener’s planning requirements and the Ontario Heritage Act.This report is created to evaluate the impacts
of the proposed design on the original This report is created to evaluate the impacts of the proposed design on the original This report is created to evaluate the impacts of the proposed
design on the original property. Recommendations contained in this report are based on a thorough property. Recommendations contained in this report are based on a thorough property.
Recommendations contained in this report are based on a thorough as a cultural heritage resource. In the report, both conservation and mitigation as a cultural heritage resource. In
the report, both conservation and mitigation as a cultural heritage resource. In the report, both conservation and mitigation options are considered, where appropriate, in order to
propose a development options are considered, where appropriate, in order to propose a development options are considered, where appropriate, in order to propose a development which
appropriately conserves, adapts and adds to its existing cultural resources. which appropriately conserves, adapts and adds to its existing cultural resources. which appropriately conserves,
adapts and adds to its existing cultural resources. The adaptation strategy applies conservation principles balanced with new The adaptation strategy applies conservation principles
balanced with new The adaptation strategy applies conservation principles balanced with new construction techniques to mitigate any potential negative impacts to both the construction
techniques to mitigate any potential negative impacts to both the construction techniques to mitigate any potential negative impacts to both the original structure and any unique or
decorative features. A balanced approach to original structure and any unique or decorative features. A balanced approach to original structure and any unique or decorative features.
A balanced approach to conservation and adaptation has guided the development design in all areas and will conservation and adaptation has guided the development design in all areas
and will conservation and adaptation has guided the development design in all areas and will continue to do so in future phases. The rehabilitation strategy described in the CHIA will
provide a conservation strategy while the Conservation Plan will provide more information with respect to proposed alterations and will be a condition of Site Plan Approval.
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// Owner// Owner
// Heritage
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F. 905.526.0906
T. 905.568.8888T. 905.526.6700
286 Sanford Ave North
Hamilton, Ontario, L8L 6A1
mcCallumSather
// Prime Consultant, Architect
Van Mar Developments Van Mar Developments
1.2 Contact Information
Drew Hauser (DrewH@mccallumsather.com)
John Sirdevan (johns@mccallumsather.com)
400 - 20 De Boers Drive, Toronto, ON M3J0H1
Kanika Kaushal (KanikaK@mccallumsather.com)
145 Goddard Crescent, Cambridge, ON N3E 0B1145 Goddard Crescent, Cambridge, ON N3E 0B1
Varun-Preet Singh (vsingh@kirkorarchitects.com )
Meghan Chadwick (meghanc@mccallumsather.com)
Mauricio Miranda (mauriciom@vanmardevelopments.com)Mauricio Miranda (mauriciom@vanmardevelopments.com)
Kirkor Architects and Planners Kirkor Architects and Planners
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design approach and recommendations
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Kirkor Architects, September 2021)
Red Flemish brick;Red Flemish brick;Red Flemish brick;Rectangular plan;Rectangular plan;Rectangular plan;11 bays along Duke Street and 6 bays along Queen Street;11 bays along Duke Street
and 6 bays along Queen Street;11 bays along Duke Street and 6 bays along Queen Street;8/12 windows with limestone sills;8/12 windows with limestone sills;8/12 windows with limestone
sills;Main entrance door with door surround, transom and entablature;Main entrance door with door surround, transom and entablature;Main entrance door with door surround, transom and
entablature;
in section 2.5 'Statement of Cultural Heritage Value or Interest' including: in section 2.5 'Statement of Cultural Heritage Value or Interest' including: in section 2.5 'Statement of
Cultural Heritage Value or Interest' including: 1.2.3.4.5.6.6.6.7.7.8.8.The described interior attributes will be also retained for reuse in the building.The described interior attributes
will be also retained for reuse in the building.The described interior attributes will be also retained for reuse in the building.Figure 22.Package,
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1000 sq.m.
+/-
No. of Units: 434
Building Coverage: -
Net Lot Area: 2,226 sq.m.
Gross Floor Area: +/- 26,000 sq.m.
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Building Height Proposed: 40 Storeys (97m)
10 Duke Street West
4.0 Description of Proposed Development residential units on the remaining levels.building if it were retained. North facades, the overall character of the building is maintained. In-situ
retention with Duke and Queen Street.
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The south elevation along Duke Street W illustrates The south elevation along Duke Street W illustrates The south elevation along Duke Street W illustrates
Kirkor Architects, September 2021)
Maintain appropriate physical relationships and visual settings.Maintain rhythms in massing and fenestration along the Duke Street to preserve contextual relationships.Integrate the
south, east and west historic facades as part of the new development in order to maintain the historical landscape along Duke St W.Establish a height transition between historic and
adjacent buildings through Establish a height transition between historic and adjacent buildings through Establish a height transition between historic and adjacent buildings through
the stepped-back design of the podium.Set back tower from main streets to minimize visual and shadow impacts and Set back tower from main streets to minimize visual and shadow impacts
and Set back tower from main streets to minimize visual and shadow impacts and preserve the historic streetscape.New development designed to be contemporary as per Conservation Principle
New development designed to be contemporary as per Conservation Principle New development designed to be contemporary as per Conservation Principle 7 - Legibility. The proposed addition
is clearly legible from the original building 7 - Legibility. The proposed addition is clearly legible from the original building 7 - Legibility. The proposed addition is clearly legible
from the original building and is clad in glass and metal to provide a contrast between old and new. and is clad in glass and metal to provide a contrast between old and new. and is
clad in glass and metal to provide a contrast between old and new.
mccallumsather page 40
4.1 Design Principles
••••••through the modern interpretation of a podium and tower. Figure 23.(Source: Design Package,
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Figure 24.(Source: Design Package,
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The proposed building is informed by, but distinct from, the historic street character of Duke St W, maintaining a strong and continuous street presence which is consistent with the
pattern set by the applicable design guidelines and planning policies. Kitchener.The podium massing provides transition from the heritage building to the proposed The podium massing
provides transition from the heritage building to the proposed The podium massing provides transition from the heritage building to the proposed environment. spaces.
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Level 1 Plan showing the retained portion of the Heritage Building along
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Figure 25.Duke and Queen Streets and new rear addition. (Source: Design Package, September 2021)
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mccallumsatheris transit-supportive as it is located on Duke St W, which is an LRT corridor;is transit-supportive as it is located on Duke St W, which is an LRT corridor;is transit-supportive
as it is located on Duke St W, which is an LRT corridor;is pedestrian-friendly as it will be connected to the municipal sidewalk system.page 42
on Duke St W to maintain ease of pedestrian access from the street.area that provides for ease of access to transit, jobs and recreation.The proposed development:••ment pattern;•while
maintaining the character of the surrounding area;•and promotes the use of public transit and other modes of transportation; and and promotes the use of public transit and other modes
of transportation; and and promotes the use of public transit and other modes of transportation; and •
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5.0 Impact of Proposed Development The following assessment has determined that the proposed redevelopment will not attributes. Where unavoidable, any impact will be minimized and monitored
through attributes. Where unavoidable, any impact will be minimized and monitored through attributes. Where unavoidable, any impact will be minimized and monitored through the proper
mitigation measures and recommendations as described in the following the proper mitigation measures and recommendations as described in the following the proper mitigation measures
and recommendations as described in the following sections.with the desire to conserve the rich historic fabric of the area. The street facing, south with the desire to conserve the
rich historic fabric of the area. The street facing, south with the desire to conserve the rich historic fabric of the area. The street facing, south and west, facades are being retained
along with a portion of the east facade, while and west, facades are being retained along with a portion of the east facade, while and west, facades are being retained along with a
portion of the east facade, while the north facade is being demolished in order to accommodate the new podium the north facade is being demolished in order to accommodate the new podium
the north facade is being demolished in order to accommodate the new podium are being conserved, and reused in the case of the interior attributes. Through set are being conserved,
and reused in the case of the interior attributes. Through set are being conserved, and reused in the case of the interior attributes. Through set backs, materiality, form and proportions,
the new building is distinguishable from yet backs, materiality, form and proportions, the new building is distinguishable from yet backs, materiality, form and proportions, the new
building is distinguishable from yet complimentary to the existing building. complimentary to the existing building. complimentary to the existing building. In bringing new life to
the site, the development will ensure the ongoing use and maintenance of the heritage features as well as continue to contribute to the streetscape of the surrounding area.All of the
potential impacts on the existing building as a result of the proposed have been assessed and are described in the table on the following page.
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Minor impacts to the exterior, major impacts to the interior but no Minor impacts to the exterior, major impacts to the interior but no Minor impacts to the exterior, major impacts to
the interior but no For the entirety of the north facade, portion of the west facade For the entirety of the north facade, portion of the west facade For the entirety of the north facade,
portion of the west facade attributes will be salvaged and stored for potential future use attributes will be salvaged and stored for potential future use - commemoration/interpretation.
- commemoration/interpretation. For the interiors to be demolished, we recommend the interior heritage attributes (brass elements) be thoroughly documented and wherever possible, salvaged
and stored for reuse in the new construction. These elements should be incorporated in visible areas including, but not limited to, exterior and/or interior side of entryways, vestibules,
lobby and amenity spaces. If a heritage attribute cannot be salvaged, the documentation can be referenced to inform design elements as part of the new design.Minor impacts.The proposed
development incorporates an appropriate step back between the existing building and new development, which will provide visual separation as per guidance from Canada’s Historic Places
(Section 4.3.1: Exterior Form). The proposed development will provide distinguishability and legibility of ‘new’ from ‘old’ and make use of compatible materials and massing.Any repair
or replacement of heritage attributes should be done professional.
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The proposed development involves partial demolition of the The proposed development involves partial demolition of the The proposed development involves partial demolition of the existing
building in order to allow for the construction of a new existing building in order to allow for the construction of a new existing building in order to allow for the construction of
a new be retained include: Exterior envelope - on the south, east, and be retained include: Exterior envelope - on the south, east, and be retained include: Exterior envelope - on the
south, east, and a large portion of the west facade, the existing brick, limestone a large portion of the west facade, the existing brick, limestone a large portion of the west facade,
the existing brick, limestone sills, cornice, parapet and window & doors openings. As part of sills, cornice, parapet and window & doors openings. As part of sills, cornice, parapet
and window & doors openings. As part of elevator overrun, chimney(s), a portion the roof as well as the elevator overrun, chimney(s), a portion the roof as well as the elevator overrun,
chimney(s), a portion the roof as well as the interior will be demolished. Despite the demolition of parts of the interior will be demolished. Despite the demolition of parts of the
interior will be demolished. Despite the demolition of parts of the building, the retention of the majority of the exterior features will building, the retention of the majority of
the exterior features will building, the retention of the majority of the exterior features will help to maintain the overall historic character of the building and help to maintain
the overall historic character of the building and help to maintain the overall historic character of the building and continue to be a prominent part of the historic streetscape along
continue to be a prominent part of the historic streetscape along continue to be a prominent part of the historic streetscape along both Duke St W and Queen St N.both Duke St W and
Queen St N.both Duke St W and Queen St N.The works being done in order to accommodate the new The works being done in order to accommodate the new The works being done in order to accommodate
the new of the historic fabric and appearance of the existing building will of the historic fabric and appearance of the existing building will of the historic fabric and appearance
of the existing building will rior of the building, whereby demolition will occur to allow for new uses/spaces to be introduced within the existing walls. The and door openings. The
new addition to the current building form will be contemporary and compatible with yet distinguishable from the historic building.
of any, or part that is not
Alteration
Potential direct and/or
indirect adverse impact
Destruction
mccallumsather page 44
1. attributes or features.2. sympathetic, or is incompatible, with the historic fabric and appearance.
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Minor impacts.Minor impacts.Minor impacts.The sun shadow study concluded that although there are some The sun shadow study concluded that although there are some The sun shadow study
concluded that although there are some shadows cast on the adjacent properties at 49 Queen St N and shadows cast on the adjacent properties at 49 Queen St N and shadows cast on the
adjacent properties at 49 Queen St N and 30-32 Duke St W. 141 Ontario St N, each of the building are only 30-32 Duke St W. 141 Ontario St N, each of the building are only 30-32 Duke
St W. 141 Ontario St N, each of the building are only shadowed for 2 hours, with the exception of 49 Queen St N in June shadowed for 2 hours, with the exception of 49 Queen St N in
June shadowed for 2 hours, with the exception of 49 Queen St N in June when it is shadowed for 4 hours. Shadow impacts have been mitiwhen it is shadowed for 4 hours. Shadow impacts
have been mitiThe proposed development maintains daily access of cumulative direct sunlight to nearby sidewalks and open spaces. The South (principal) facade and adjacent Duke St. sidewalk
is at no point No impacts.The proposal and retention of the street facing facades will activate the site by giving a use to the existing building while continuing to contribute to the
historic streetscape and character of the surrounding area.No impacts.The proposed development include a podium, set back from the existing building, above which sits the tower, which
is set back once again. The approach and relationship from the building to the street will remain the same and due to the setbacks, the new tower allows the existing building to be
the most prominent feature.
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A shadow impact analysis has been done and found that there A shadow impact analysis has been done and found that there A shadow impact analysis has been done and found that there are
some shadows cast on the adjacent properties at 49 Queen are some shadows cast on the adjacent properties at 49 Queen are some shadows cast on the adjacent properties at 49 Queen St
N and 30-32 Duke St W. 141 Ontario St N. The building at 30-32 Duke St W. 141 Ontario St N receives shadThe building at 30-32 Duke St W. 141 Ontario St N receives shadThe building at
30-32 Duke St W. 141 Ontario St N receives shadows for a 2-hour period of time from 10am to 12pm. The building ows for a 2-hour period of time from 10am to 12pm. The building ows for
a 2-hour period of time from 10am to 12pm. The building at 49 Queen St N receives shadows for a 2-hour period of time at 49 Queen St N receives shadows for a 2-hour period of time at
49 Queen St N receives shadows for a 2-hour period of time from 4pm to 6pm except for June 21, when it receives some shadfrom 4pm to 6pm except for June 21, when it receives some shadfrom
4pm to 6pm except for June 21, when it receives some shadows starting at 2pm. In December, shadows extend into the Civic ows starting at 2pm. In December, shadows extend into the Civic
ows starting at 2pm. In December, shadows extend into the Civic Centre Neighbourhood HCD. With regards to the building itself, Centre Neighbourhood HCD. With regards to the building
itself, Centre Neighbourhood HCD. With regards to the building itself, being that the tower addition sits directly on top of the existing being that the tower addition sits directly
on top of the existing being that the tower addition sits directly on top of the existing building, the east facade is partially shadowed for a 2-hour period building, the east facade
is partially shadowed for a 2-hour period building, the east facade is partially shadowed for a 2-hour period of time from 10am to 12pm; the west facade for 4-hour period of of time
from 10am to 12pm; the west facade for 4-hour period of of time from 10am to 12pm; the west facade for 4-hour period of time from 2pm to 6pm; and the south facade is not shadowed at
time from 2pm to 6pm; and the south facade is not shadowed at time from 2pm to 6pm; and the south facade is not shadowed at any point.There are no negative impacts from isolation as
the heritage There are no negative impacts from isolation as the heritage There are no negative impacts from isolation as the heritage building will remain at its original location.
The two street facing building will remain at its original location. The two street facing building will remain at its original location. The two street facing facades, west and south,
and partial east facade are being facades, west and south, and partial east facade are being facades, west and south, and partial east facade are being retained as such maintaining
the access, approach and relationretained as such maintaining the access, approach and relationretained as such maintaining the access, approach and relationship from the building to
the street.ship from the building to the street.ship from the building to the street.to, or from the subject property.
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created that alter
from its surrounding
or vistas with, from, or of
Isolation of a heritage
Potential direct and/or
indirect adverse impact
Shadows
Direct or indirect
10 Duke Street West
3. the appearance of the heritage attribute or change the viability of an associated natural feature or plantings, such as a garden.The Design for Tall Buildings section of the Urban
Design Manual states that buildings should 'Maintain daily access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces under equinox conditions'.4.
attribute environment, context or a 5. views built and natural features.
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No impact.No impact.No impact.the continued active use of the site.the continued active use of the site.the continued active use of the site.Potential impact.existing building. As a
precaution, vibration monitoring and regular made.construction will be located to the rear of CHR. The added parking will be added within the existing structure and will not be visible
from the street.
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facade to suit the new use. The new amenity and support spaces facade to suit the new use. The new amenity and support spaces facade to suit the new use. The new amenity and support
spaces being located along Queen St N. There are no proposed changes being located along Queen St N. There are no proposed changes being located along Queen St N. There are no proposed
changes to ensure the existing building is properly supported at all times.to ensure the existing building is properly supported at all times.to ensure the existing building is properly
supported at all times.mitigation measures such as standard drainage, site grading and tage resources.
(such
such as
Potential direct and/or
indirect adverse impact
Land disturbances
A change in land use
mccallumsather page 46
6. as rezoning a church to a multi-unit residence) where property’s cultural heritage value.7. a change in grade that alters soils, and drainage patterns heritage resource, including
archeological resources.
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materials, such as brick and metal, before ending on a warm colour palette which This CHIA recommends for all structures to be commemorated, rehabilitated, This CHIA recommends for all
structures to be commemorated, rehabilitated, This CHIA recommends for all structures to be commemorated, rehabilitated, replicated or preserved in-situ no demolition will commence
until dimensional replicated or preserved in-situ no demolition will commence until dimensional replicated or preserved in-situ no demolition will commence until dimensional as-existing
drawings (building plans and elevations) have been developed for all as-existing drawings (building plans and elevations) have been developed for all as-existing drawings (building
plans and elevations) have been developed for all attributes/structure commemorated, rehabilitated, replicated or preserved in-situ. attributes/structure commemorated, rehabilitated,
replicated or preserved in-situ. attributes/structure commemorated, rehabilitated, replicated or preserved in-situ. Photographic documentation of the heritage building and details of
its heritage Photographic documentation of the heritage building and details of its heritage Photographic documentation of the heritage building and details of its heritage attributes
should also be undertaken.attributes should also be undertaken.attributes should also be undertaken.Massing: The podium and tower massing make use of adequate step backs from the Massing:
The podium and tower massing make use of adequate step backs from the Massing: The podium and tower massing make use of adequate step backs from the facade of the heritage building
to physically and visually allow it to stand in front of facade of the heritage building to physically and visually allow it to stand in front of facade of the heritage building to
physically and visually allow it to stand in front of the new construction. These set backs also help to create a transition in scale to the adjacent built heritage and create a welcoming
streetscape for pedestrians.Masonry: The walls of the existing masonry will be conserved through cleaning, selective repointing, repairs to cracked/deteriorated masonry and removal
of any visually incompatible materials or elements.Windows: The existing windows and openings will be restored to emulate their original 8/12 window design. The limestone sills will
be conserved.Entrance: The existing principal entrance with the wood door and transom above is a heritage attribute and will be conserved. A commemorative feature easily visible to
the public can be proposed near this entrance to mitigate the partial loss of the west and complete loss of the rear (north) facade. This can incorporate the materials salvaged from
removal and reused for interpretation.
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6.0 Considered Alternatives and Mitigation Strategies Various iterations were explored as part of the design process which tested out options outcomes. The site as a whole was evaluated
to see where various programmatic the size and amount of support spaces required to make the residential use feasible, the decision was made to demolish part of the existing building.
In doing so, the connection between the 'new' and the 'old' was able to be better integrated.Due to the location of the building on the site, sitting on the south half of the property,
Due to the location of the building on the site, sitting on the south half of the property, Due to the location of the building on the site, sitting on the south half of the property,
the North facade is located in the middle between where the retained building joins the North facade is located in the middle between where the retained building joins the North facade
is located in the middle between where the retained building joins with the new podium addition. As such, if the north facade were to be retained, it with the new podium addition. As
such, if the north facade were to be retained, it with the new podium addition. As such, if the north facade were to be retained, it would be enclosed within the proposed building.
Structural considerations, balanced would be enclosed within the proposed building. Structural considerations, balanced would be enclosed within the proposed building. Structural considerations,
balanced with the desire for scale meant that in order for the required amount of parking with the desire for scale meant that in order for the required amount of parking with the desire
for scale meant that in order for the required amount of parking (and access to parking) be achieved, an above ground podium was an ideal solution. (and access to parking) be achieved,
an above ground podium was an ideal solution. (and access to parking) be achieved, an above ground podium was an ideal solution. An underground structure could have compromised the
structural integrity of the An underground structure could have compromised the structural integrity of the An underground structure could have compromised the structural integrity
of the existing building and the retention of the north facade would have meant a smaller existing building and the retention of the north facade would have meant a smaller existing
building and the retention of the north facade would have meant a smaller footprint for parking, therefore increased podium height.footprint for parking, therefore increased podium
height.footprint for parking, therefore increased podium height.The facade articulation and massing of the podium and tower addition has undergone The facade articulation and massing
of the podium and tower addition has undergone The facade articulation and massing of the podium and tower addition has undergone several adjustments to end up with a design that was
complimentary to the heritage several adjustments to end up with a design that was complimentary to the heritage several adjustments to end up with a design that was complimentary to
the heritage building and character of the surrounding area. The design team conducted a building and character of the surrounding area. The design team conducted a building and character
of the surrounding area. The design team conducted a contextual analysis of the neighbourhood in order to establish a baseline from which to pull inspiration from (Appendix 1). The
proposal evolved uses a shift in the axis of the balconies while still providing transparency to the more rigid grid pattern seen on the main tower facade. as a strategy to ensure the
addition was visually sympathetic to yet distinguishable from the existing building. Design iterations made use of various tones of familiar
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and side (along Queen Street) facades and three bays of the west facade of the and side (along Queen Street) facades and three bays of the west facade of the and side (along Queen Street)
facades and three bays of the west facade of the existing heritage property in-situ. Removal of the rear facade (north), the three existing heritage property in-situ. Removal of the
rear facade (north), the three rear bays of the west facade and the partial roof slab component will result in minimal impact to the heritage building and its surrounding context as
the proposed demolition will not result in loss of the listed and proposed heritage attributes at 10 Duke Street West. The heritage building will be rehabilitated.dimensioned drawings
and photographs have been made to mitigate loss of the elements that are proposed to be demolished. This documentation will be a valuable resource should a commemorative feature or
rehabilitation/restoration of a heritage attribute is required in the future. Should this recommendation be considered in the design development process, the minimal adverse impact
to the existing built heritage properties can be mitigated.architectural proportions and treating the at-grade condition have been made and incorporated into the proposed development
to mitigate any issues of transition between the existing heritage building and the proposed development. The proposal is clearly legible as a new piece of architecture which includes
sympathetic setbacks and stepbacks to maintain the prominence of the heritage building.
The proposed development will retain the complete front (along Duke Street) The proposed development will retain the complete front (along Duke Street) The proposed development will
retain the complete front (along Duke Street) Recommendations on documenting the existing on-site heritage resource in Recommendations on incorporating building materials, design features,
The subject property municipally known as 10 Duke Street West includes an existing heritage building which is listed on the Municipal Heritage Register and is adjacent heritage building
which is listed on the Municipal Heritage Register and is adjacent heritage building which is listed on the Municipal Heritage Register and is adjacent to recognized heritage properties
at to recognized heritage properties at to recognized heritage properties at •••••
These heritage properties make up the historic streetscape and should be protected These heritage properties make up the historic streetscape and should be protected These heritage properties
make up the historic streetscape and should be protected against any adverse impacts associated with the proposed development. The owner against any adverse impacts associated with
the proposed development. The owner against any adverse impacts associated with the proposed development. The owner has proposed to construct a mixed-use development consisting of a
6-storey podium, has proposed to construct a mixed-use development consisting of a 6-storey podium, has proposed to construct a mixed-use development consisting of a 6-storey podium,
which is integrated with the existing heritage building, and a 34-storey tower housing which is integrated with the existing heritage building, and a 34-storey tower housing which is
integrated with the existing heritage building, and a 34-storey tower housing 434 residential units. 434 residential units. 434 residential units. This CHIA concludes:This CHIA concludes:This
CHIA concludes:
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be explored in the next design phase.in section 3.3.damage or complications.the building prior to alterations commencing. The measured drawings are to be the building prior to alterations
commencing. The measured drawings are to be the building prior to alterations commencing. The measured drawings are to be take existing conditions into account.materials and methods
as per best practices. back without negative impact to the original.vestibules, lobby and amenity spaces.revised to include the interior attribute as described in the previous section.
mccallumsather page 48
7.0 Recommendations & Conclusion impact, the following is recommended:••••••••
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