HomeMy WebLinkAboutHK - 2021-12-07 - Item 3 - Full Draft Heritage Impact Assessment HIA - 178 Queen Street SouthCultural Heritage
IMPACT
Assessment
Report
178 Queen Street South,
Kitchener ON
Date:
November 2021
Prepared for:
Prepared by:
MacNaughton Hermsen Britton Clark-
son Planning Limited (MHBC)
200-540 Bingemans Centre Drive
Kitchener, ON N2B 3X9
T: 519 576 3650
F: 519 576 0121
'Our file: '20222 H'
MHBC
PLANNING
URBAN DESIGN
& LANDSCAPE
ARCHITECTURE
Heritage Impact Assessment Report
178 Queen Street, City of Kitchener
Table of Contents
ProjectPersonnel........................................................................................................................................................................................................3
Glossaryof Abbreviations......................................................................................................................................................................................3
Acknowledgements..................................................................................................................................................................................................3
1.0 Introduction..................................................................................................................................................................................................5
1.1 Location of Subject Property..................................................................................................................................................................5
1.2 Heritage Status................................................................................................................................................................................................6
1.3 Adjacent Heritage Properties..........................................................................................................................................................6
1.4 Land Use and Zoning..................................................................................................................................................................7
1.5 Purpose of Report ...................................................................................... .....................................................................................8
2.0 Policy Context................................................................................,,,,,,,,,,,,.......................I-,..........................................................9
2.1 The Planning Act and PPS 2020...........................................................................................................................................9
2.2 The Ontario Heritage Act ....................................... .............................. ,.................................. ......................................,,.10
2.3 Region of Waterloo Official Plan ............................. ................................................................................................10
2.4 City of Kitchener Official Plan.........., .......................................................................................................................11
2.5 Victoria Park Area Heritage Conservatio istrict n.......................................................................................................14
3.1 County of Waterloo, Waterloo T ip....................................................................................................................................16
3.2 Victoria Park Neigh ur o . ........................................................................................................................................17
3.3178 Queen Street South...................................................................................................................................................................17
4.0 Description of Cultural Heritage Resources.....................................................................................................................................27
4.1 Description of Context an-400tting................................................................................................................................................27
4.2 Description of 178 Queen Street South.......................................................................................................................................28
5.0 Description of Proposed Development.............................................................................................................................................35
6.0 Evaluation of Cultural Heritage Resources.......................................................................................................................................36
6.1 Evaluation of 178 Queen Street South..........................................................................................................................................36
6.2.1 Design/Physical Value..............................................................................................................................................................37
6.2.2 Historical/Associative Value..................................................................................................................................................38
6.2.3 Contextual Value..........................................................................................................................................................................38
7.0 Impact Analysis........................................................................................................................................................................................39
7.1 Introduction.......................................................................................................................................................................................... 39
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178 Queen Street, City of Kitchener
7.2 Victoria Park Area Heritage Conservation District Plan.......................................................................................................39
7.2.1 Demolition............................................................................................................................................................................................39
7.3 Impact of Demolition of 178 Queen Street South........................................................................................................41
7.3.1 Impacts of Demolition to 178 Queen Street South.....................................................................................................41
7.3.2 Impacts of Demolition on Adjacent Lands.......................................................................................................................42
8.1 Alternative Development Approaches................................................................................................................................44
8.1.1 Do Nothing...........................................................................................................................................................................................44
8.1.2 Retain Building or Portion of Building On-Site...............................................................................................................44
8.1.3 Re -locate Building Off-Site..........................................................................................................................................................45
8.2 Mitigation & Conservation Recommendations........................................................................................................45
9.0 Conclusions and Recommendations..............................................................................................................................47
10.0 Bibliography..................................................................................................... ...............................................................................49
Appendix A: Structural Condition Report.............................................................................................................................50
AppendixB: Title Search........................................................................... ...........................................................................................51
Appendix C: Photographic Documentation (US to stick)............................................................................................52
AppendixD: Curriculum Vitae ............................................. .......................................................................................................53
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178 Queen Street South, City of Kitchener
Project Personnel
Dan Currie, MA, MCIP, RPP,
CAHP
Vanessa Hicks, CAHP
Managing Director of Cultural
Heritage
Heritage Planner
Glossary of Abbreviations
CHER
MHBC
MHSTCI
OHA
OHTK
0 -REG 9/06
PPS 2020
VPAHCD
Acknowledgements
Senior Review
Historical Research, Author,
Field Analyst
Cultur ritage uation Report
MacNaughton Hermse Britton Clarkson
Planning Limited
Ministry of Heritage Sport, Tourism and Culture
Industrie
r
Vtario Heritage Act
Ontario Heritage Toolkit
Ontario Regulation 9/06 for determining cultural
heritage significance
Provincial Policy Statement (2020)
Victoria Park Area Heritage Conservation District
Please note that the City of Kitchener Public Library does not permit the publishing of Fire Insurance
Plans for any purposes other than personal research. As such, this report provides written descriptions
and references to Fire Insurance Plans only.
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Executive Summary
MHBC was retained by = to prepare a Heritage Impact Assessment
(HIA) for the subject property located at 178 Queen Street South as it is located within the Victoria
Park Area Heritage Conservation District (VPAHCD) and designated under Part V of the Ontario
Heritage Act. The owners propose the demolition of the building located on the property at 178
Queen Street South. The building is currently in poor condition and has an outstanding By-law
order due to its general safety and condition (Refer to File # 20131060 issued by the City of
Kitchener on February 14, 2021). The proposed demolition is not related to a planning application
and new development is not being proposed at this time. In the interim, the property will likely
be utilized as surface parking.
The purpose of this Heritage Impact Assessment is to a) ;erimin e cultural heritage value or
interest as per Ontario Regulation 9/06 recognizing t icated n the Victoria Park Area
Heritage Conservation District, and b) assess th acthe proposed demolition of the
existing building.
The subject property includes a single d
beginning in the early 20th century as a funer)inc
is surrounded by mixed de pment
developments along the Quee e South Mix
g which was adaptively re -used
re and Tater as an office building. The property
ing medium to high density residential
Use Corridor.
The demolition of the ing buildin178 Queen Street South results in a permanent adverse
impact as it include removal of heritage fabric. However, the unsympathetic alterations to
the building have mini d its design/physical value and it is not considered a good candidate
for long-term conservation. The demolition of the existing building is not anticipated to result in
adverse impacts to adjacent cural heritage resources which are designated under Part V as part
of the Victoria Park Area Heritage Conservation District.
The proposed demolition of the building can be supported provided that the following
mitigation measures are undertaken:
• Documentation of the interior and exterior of the building with photographs (as
provided in Appendix C of this report);
• Documentation of the history of the site as per the information provided in this
report so that it may be added to the historic record; and
• That any proposed development on the site in the future refer to the policies and
guidelines of the Victoria Park HCD Plan related to new construction.
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1 1 O Introduction
1.1 Location of Subject Property
The subject property is located on the west side of Queen Street South between Joseph Street
and Courtland Avenue. The subject property is within the boundary of Victoria Park Area Heritage
Conservation District (VPAHCD) and is designated under Part V of the Ontario Heritage Act. The
subject lands include a single detached dwelling which has con ed a range of uses over time
and was most recently a multi -unit commercial building AILLyn as the "Park Gate Business
Centre". The building is currently in poor condition and has outstanding By-law order due to its
general safety and condition (Refer to File # 20131060 ed by the City of Kitchener on February
14, 2021).
Figure 1: Aerial photograph showing location of the subject lands. (Source: Google Imagery, accessed
2021)
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1.2 Heritage Status
The subject property is designated under Part V of the Ontario Heritage Act as it is located within
the boundary of the Victoria Park Area Heritage Conservation District. The subject property is
located in the area identified by the Heritage Conservation District plan as the Queen Street South
Corridor. The VPAHCD includes policies which are specific to the Queen Street South Corridor.
1.3 Adjacent Heritage Properties
The City of Kitchener Official Plan defines adjacent as follows,
Adjacent - lands, buildings and/or structures that are
opposite to other lands, buildings and/or structu�ae
municipal road or other right-of-way.
As per the above -noted definition, the subject
located at:
• 15 Joseph Street;
• 20 George Street;
• 168 Queen Street Sout
• 188 Queen Street SwiA
• 179 Queen Strout
• 189 Queen StWSout
All the above -noted prope
tiguous or that are directly
3rated only by a Janeway,
located adjacent to the properties
included within the Victoria Park Area HCD District.
The subject lands are directly adjacent to 168 Queen Street South, which is a small property at the
corner of Queen Street and Joseph Street. The property is vacant and has the appearance of
functioning as part of the paved parking area for the subject lands at 178 Queen Street.
The property at 150 Queen Street South is directly across the street on the north side of Joseph
Street and therefore is considered to be adjacent. This property is outside the heritage district and
has no heritage status under the Ontario Heritage Act.
The surrounding properties are a mix of land uses including medium to high density residential
developments (See Figure 2). This includes the Queen's Place multi -residential building at 150
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Queen Street South and the Conestoga Towers multi -residential building at 221 Queen Street
South.
1.4 Land Use and Zoning
The subject property is situated within the Urban Growth Centre (downtown) as per Map 3 of the
City of Kitchener Official Plan. The subject property is designated "Mixed Use 3", and is located
within a specific policy area.
�Tv
VICTORIA
PARK
4 -,
Figure 3: Excerpt of the City of Kitchener Official Plan Map 4 noting the approximate location of
the subject property in red within the "Mixed Use 3" area of the Specific Policy Area (Source: City
of Kitchener, accessed 2021)
The subject property is zoned MU 2, 512R and is located within Special Policy Area (David
St/Queen St S/Courtland Ave F) Policy 15.D.2.67.
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Figure 4: Excerpt of the City of Kitchener Interactive Map (Zoning By-law layer) noting
approximate location of the subject lands in red. (Source: Cify of Kitchener, accessed 2021)
FA
1,5 Purpose of
The owners propos demoliti�of tf e building located on the property. The purpose of this
Heritage Impact Assess?%t is to:
• Evaluate the cultural Teritage value or interest as per Ontario Regulation 9/06 while
recognizing that it is located within the Victoria Park Area Heritage Conservation District;
• Assess the proposed demolition in the context of applicable planning policy framework
and determine whether or not it conforms to the policies of the Victoria Park Area
Heritage Conservation District Plan; and
• Assess the impact of the proposed demolition on adjacent heritage resources.
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2.0 Policy Context
2.1 The Planning Act and PPS 2020
The Planning Act outlines 18 spheres of provincial interest that must be considered by appropriate
authorities in the planning process. 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 in
When addressing cultural heritage planning,
2.6.1 Significant built heritage resolves and
conserved.
provides for the following:
icant cultural heritage landscapes shall be
2.6.3 Planning authorities shall not permit development and site alteration on adjacent
lands to protected heritage property except where the proposed development and site
alteration has been evaluated and it has been demonstrated that the heritage attributes of
the protected heritage property will be conserved.
Significant. e) in regard to cultural heritage and archaeology, resources that have been
determined to have cultural heritage value or interest, Processes and criteria for determining
cultural heritage value or interest are established by the Province under the authority of the
Ontario Heritage Act,
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2.2 The Ontario Heritage Act
The Ontario Heritage Act, R.S.O., 1990, c. 0.18 remains the guiding legislation for the conservation
of significant cultural heritage resources in Ontario. This HIA has been guided by the criteria
provided with Regulation 9/06 of the Ontario Heritage Act which outlines the mechanism for
determining cultural heritage value or interest. Ontario Regulation 9/06 sets forth categories of
criteria and several sub -criteria.
2.3 Region of Waterloo Official Plan
The Region of Waterloo Official Plan provides pc
cultural heritage resources. This includes the folio
this report.
Cultural Heritage Impact Assessment
management of
to the scope of
3. G. 13 Area Municipalities will establish policies in their official plans to require the
submission of a Cultural Heritage Impactle*sigted
in support of a proposed
development that includes ori 'acent to property, or includes a non-
designated resource of cu al itage flue or interest listed on the Municipal
Heritage Register.
3.G.17 Cultural H Assessment will include, but not be limited to the
following:
(a) historical rese'11%L site arjysis and evaluation;
(b) identification of tPWIgnificance and heritage attributes of the cultural heritage
resource;
(c) description of the proposed development or site alteration;
(d) assessment of development orsite alteration impacts;
(e) consideration of alternatives, mitigation and conservation methods;
(f) schedule and reporting structure for implementation and monitoring; and (g) a
summary statement and conservation recommendations.
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2.4 City of Kitchener Official Plan
Section 12 of the Kitchener Official Plan (2014) provides the following policies regarding the
conservation of cultural heritage resources as it relates to the scope of this Heritage Impact
Assessment as follows:
Objectives
12.1.1. To conserve the city's cultural heritage resources through their identification,
protection, use and/or management in such a way that their heritage values, attributes
and integrity are retained. 12.1.2. To ensure that all development or redevelopment and
site alteration is sensitive to and respects cultural heritage riPu rces and that cultural
heritage resources are conserved. 12.1.3. To incre public awareness and
appreciation for cultural heritage resources throug uc al, promotional and
incentive programs. 12.1.4. To lead the communi example the identification,
protection, use and/or management of cul heri e resou s owned and/or
leased by the City.
Policies lop
`
Heritage Conservation Distri
12.C.1.13. Areas that are of cultural heritage value or interest may be designated as a
Heritage Conservation District under the Ontario Heritage Act. In the identification and
evaluation of a pntial HeritaConservation District, regard will be had to, but not
limited to, th following criter) the area contains a concentration of cultural
heritage resou such as bindings, structures or landscapes, which reflect an aspect
of the history o these unity by nature of their location and the historical
significance of the s g in which they are located; b) the area contains a
concentration of cultural heritage resources that are of a particular style of architecture
or a method of construction which is historically significant or architecturally
significant to the community, Region, or Province; c) the area may contain other
important physical, archaeological, environmental, cultural or aesthetic characteristics
that individually do not constitute sufficient grounds for the designation of a district,
but when considered together with other cultural heritage resources collectively
support the reason for designation; or, d) the area has a special association that is
distinctive within the co
12.C.1.14. In evaluating the rationale for the designation of an area as a Heritage
Conservation District, the City will prepare a Heritage Conservation District Study in
accordance with the Ontario Heritage Act. The Study will be considered by Council and
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will form the basis for the preparation of a Heritage Conservation District Plan, which
will contain policies and guidelines for the conservation of properties within the district.
The policies and guidelines will serve to manage change including development or
redevelopment and alterations, to be in keeping with the scale, form and heritage
character of the properties in the district. The Heritage Conservation District Plan will be
considered by Council for adoption together with designation of the Heritage
Conservation District by by-law.
12.C.1.15. The features which collectively warrant the creation of a Heritage
Conservation District will be identified and included in a Heritage Conservation District
Study and Plan. These features may include the following: a) the placement and
relationship of cultural heritage resources; b) the scale and character of the cultural
heritage resources; c) the architectural details of Abuisnd/or structures;d)
cultural heritage landscapes such as natural areas,etscapes; and, e) the
unique historical, social or cultural association of th
12.C.1.16. It is the intent that the features whh give *area its oTtinctive character
and contribute to the area's merit os o Heritage Conservation District will be conserved
through the adoption by by-law of a He Cons tion District Plan.
12.C.1.27, All development, redevelopme t sito and l ration permitted by the land use
designations and other policies"ofthis Plon will conserve Kitchener's significant cultural
heritage resources. The conservation of significant cultural heritage resources will be a
requirement and/or condition in the pessing and approval of applications
submitted under
Heritage I
12.C.1.23. The
a Heritage Co
Planning
Heritage Conservation Plans
F the submission of a Heritage Impact Assessment and/or
n for development, redevelopment and site alteration that
has the potential to impact a cultural heritage resource and is proposed:
a) on or adjacent to a protected heritage property;
b) on or adjacent to a heritage corridor in accordance with Policies 13.C.4.6
through 13.C.4.18 inclusive;
c) on properties listed as non -designated properties of cultural heritage value or
interest on the Municipal Heritage Register;
d) on properties listed on the Heritage Kitchener Inventory of Historic Buildings;
and/or,
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e) on or adjacent to an identified cultural heritage landscape.
12.C.1.24. Where a Heritage Impact Assessment required under Policy 12.C.7.23 relates
to a cultural heritage resource of Regional interest, the City will ensure that a copy of
the assessment is circulated to the Region for review prior to final consideration by the
City.
12.C.1,25. A Heritage Impact Assessment and Heritage Conservation Plan required by
the City must be prepared by a qualified person in accordance with the minimum
requirements as outlined in the City of Kitchener's Terms of Reference for Heritage
Impact Assessments and Heritage Conservation Plans.
12, C. 1.26. The contents of a Heritage Impact Assessment will
Reference. In general, the contents of a Heritage Impact
not be limited to, the following:
a) historical research, site analysis and
b) identification of the significance and
resource;
c) description of the proposed
d)
assessment of dei
impacts; 4
e)
considerate t
f)
imple tation an
g)
summary s e
12.C.1.27. Any conclusions
outlined in a Terms of
ment will include, but
of the cultural heritage
or site_ alteration impact or potential adverse
mitigation and conservation methods;
ng; and,
d conservation recommendations.
and recommendations of the Heritage Impact Assessment
and Heritage Conservation Plan approved by the City will be incorporated as mitigative
and/or conservation measures into the plans for development or redevelopment and
into the requirements and conditions of approval of any application submitted under
the Planning Act.
12.C.1.28. Heritage Impact Assessments and Heritage Conservation Plans required by
the City may be scoped or waived by the City, as deemed appropriate.
12.C.1.32 Where a cultural heritage resource is proposed to be demolished, the
City may require all or any part of the demolished cultural heritage resource to be
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given to the City for re -use, archival, display or commemorative purposes, at no
cost to the City
12.C.1.33 In the event that demolition, salvage, dismantling, relocation or
irrevocable damage to a significant cultural heritage resource is proposed and
permitted, the owner/applicant will be 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.
12.C.1.34 Where archival documentation is required to support the demolition, salvage,
dismantling, relocation or irrevocable damage to a significant cultural heritage resource,
such documentation must be prepared by a qualified person and must include the
following:
a) architectural measured
b) a land use history; and,
c) photographs, maps ani
its surrounding context. P
deemed appropriate.
Design/Integration
12.C.1.46. The City will
ritage resource in
ed by the City, as
sign Manual to
address the conservation / M rresources in the city and to recognize the
importance of the context in whiNaritectural
h the cultural heritage resources are located.
12. C. 1.47. ThQtHeritage
design guidelines to guide development,
redevelopmention on, adjacent to, or in close proximity to properties
designated undAct or other cultural heritage resources.
2.5 Victoria Park Area Heritage Conservation District
Plan
The subject lands are located within the Victoria Park Area Heritage Conservation District
(VPAHCD). Change within the VPAHCD is managed through the Victoria Park Area Heritage
Conservation District Plan. The VPAHCD Plan provides policies and guidelines that apply to all
properties located within the boundary of the HCD. Additional policies are provided as it relates
to specific areas, including the Queen Street South Corridor. Any proposed alteration, demolition,
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or new building on the property located at 178 Queen Street South must receive approval by way
of the City of Kitchener Heritage Permit process.
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3. O Historical Overview
3.1 County of Waterloo, Waterloo Township
The subject property is located on lands where pioneer settlement commenced in the late
eighteenth century. In 1784, the Haldimand Tract was granted to Six Nations by the British in
recognition of their support during the American Revolution (Bloomfield 19, 2006). Over time the
lands were subdivided, and in 1798 Block 2 (which became W oo Township) was registered
and a Crown Grant was drawn for Colonel Richard Beasley alist from New York who had
arrived in Canada in 1777 (McLaughlin 2007). The land w en s ed and further subdivided.
At this time, German Mennonite farmers from Pennsyniia were sc ' q farmland in the area.
Several of them went back to Pennsylvania and r
buy and settle the land (Hayes 5,1997).
their families the following year to
The subject property is located on lands tlt were settle 1807 by Joseph Schneider, who
constructed a log cabin on Lot 17 on the east side of why is now Queen Street. In 1816 Joseph
Schneider erected a farmhouse (which exists today as the Schneider Haus Museum located at 466
i
Queen Street South) as well as( saw mill utilizing the power of the creek running through the
lands. The Schneider farmstead ultimately was comprised of 448 acres of land.
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■Nod
Ams'-96196
■,
.■�.�■s� s
A,- Zs
:�S o
Figure 5: Map of Berlin 1853-1854. Location of subject property noted in red.
32 Victoria Park Neighbo
The majority of what are now �identi ands i e vicinity Victoria Park were former) art of
J y n� y y p
the Schneider farm. These I remained agricultural until residential development began in the
1890s when the farm) ads bdivided. Residential streets surrounding Victoria Park became
developed with pri 1 and 2 storey brick homes. High rise residential buildings became more
frequent after the 19 articularly along Queen Street South (Victoria Park Area Heritage
Conservation District Stud , he Victoria Park neighbourhood was designated as a Heritage
Conservation District in 1996. e Victoria Park HCD is significant for its excellent examples of late
19th to early 20th century residential architecture set around an historic urban park (Victoria Park
Area Heritage Conservation District Study, 1995).
3.3178 Queen Street South
The 1853 Schofield Plan of Berlin identifies that the subject property was still part of the Schneider
farm at this time (See Figure 6 below).
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rx� N
' V
r .
d "a
a
E � �
fo y-ir
ell
id 'CIO rye{
Figure 6: Excerpt of the 1853 M. C
the subject property noted with rE
The 1875 Bird's Eye View iIIustrati
the subject property had n to be subdivided. The illustration indicates that a dwelling was
located at the northSG
or f en Street (previously Schneider Road) and John Street
(later re -named Jose). Th %z storey dwelling fronts east onto Queen Street South and
includes two attachons hich front north onto Joseph Street. This dwelling is also
indicated on the 18ns map of Berlin as part of the property owned by "Albrecht"
within the J.S. Schnee . This map shows that the portion of the dwelling marked with an
Xis likely a barn or stable.
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Figur 7: Excerpt of the 1875 Birds Eye View illustra��nof Berlin (Kitcher). Approximate
ate
location of the subject property noted with red arrow. (Souse: City of Kitchener Public Library)
00
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Figure 8: Excerpt of
of the subject prop(
Kitchener Public Libr
According to the 18E
John is listed as a "pr
Charles, Frederick, Lu
;t6
7& U•
p of Berlin (Kitchener). Approximate location
lands owned by "Albrecht". (Source: City of
'iriette Albrecht were of German descent and
ted as residing with their children William,
The Albrecht house is not the existing house at 178 Queen Street. The Albrecht house was
located on the adjacent lands now addressed as 168 Queen Street South. The 1892 Bird's Eye
Illustration shows the Albrecht house but identifies that the existing house at 178 Queen Street
had not yet been constructed.
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T
*' .
4/aw
Figure 9: Excerpt of the 1892 Bird's Eye Illustration of Berlin (Kitchener). Location of the Albrecht
house noted with red arrow. (Source: City of Kitchener Public Library)
According to the title records, tUe subject ropNeat 178 Queen Street was part of lands owned
by A. E. Dorering and was sold t Charles H. Mill905. The property was sold to by C. H. Mills to
Christian Asmussen in 1906. A review of available Fire Insurance Plans shows that the house at
178 Queen Street had been constructed by 1908.
According to the Director'.. for h`Town of Berlin between 1901 and 1909, Christian Asmussen
resided in a house at 18 Ch treet. During this time, no house addressed as 90 Queen Street
South (now 178 Queen Street South) is included in the Town of Berlin Directory. As early as 1907,
N. (Nicholas) Asmussen (brother to Christian Asmussen) resided next door at 94 Queen Street
South (now 188 Queen Street South). The 1910-1911 Directory of Berlin provides the first
evidence that the building at 178 Queen Street South had been constructed. Here, the Directory
identifies that 90 Queen Street (now 178 Queen Street South) was the home of C. Asmussen. The
1926 Directory identifies that the dwelling as occupied by Mrs. A. Asmussen.
Based on the above, it is likely that the house at 178 Queen Street was constructed in 1908 by
Christian Asmussen.
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84 U J W Karn, M D
4"• yeuA&L
+Joseph rroR?te@
+John St commences
T- Bd Peter Walton
80 NMrs A Qevener-
t!5,—,95' la7s k A—amus--;n—
` _ 5II7L1SSej _ I
9� W- Asmus-sen
0- iw; Ceo Smith
%
T..48 INV Redpath
08 Vacant
T-102 A Aesjardins
98 W 0 Costello
n Directory of Kitchener, noting
0.100 F erht Sebreiter
and his
102 Mrs. MarN, Tuprk
treet South (now 178 Queen Street South) (Source: accessed
&I I-, \reh Koehler
106 John F Beek
T-ij0 Rev n 0 Hallman
112 Harr, A Hagen
0-11& 0 A Ahrens
A AM it— %r tt_1111_- _ .
0-122 H A Hagen
o-i;^q Perry Fearce
n_199 A I nrr"
Figures 10 & 11: (left) 1911-1912 Vernon Directory,
(right) 1 -1927 Vernon Directory (Source:
City of Kitchener Public Library)
The 1911 and the 1921 census of Kitchener,
residents of 90 Queen Street South. Christian As
descent. ANN,
Iia Asmussen as the
Dntractor" of German
According to the Waterloo Generations online database (accessed online at
generations.regionofwaterloo.ca), Christian Asmussen immigrated to Canada in 1876 from
Flensburg, Germany. He was originally employed as a "broom maker". By 1891 he was employed
as a "mason", and is later identified as a "contractor". According to the death certificate of
Christian Asmussen, he resided at 90 Queen Street South (now 178 Queen Street South) until he
died at the age of 65 years in 1924.
Christian and his brother Nicholas were both building contractors, perhaps owning part of the
same company (Bloomfield and Foster, 1995). Nicholas Asmussen, became a member of
October2021 MHBC 122
%
_�.._
Figure 12: Excerpt o 1921 Ver
n Directory of Kitchener, noting
Christian Asmussen
and his
family as the residents of u
treet South (now 178 Queen Street South) (Source: accessed
online at Ancestry.ca)
According to the Waterloo Generations online database (accessed online at
generations.regionofwaterloo.ca), Christian Asmussen immigrated to Canada in 1876 from
Flensburg, Germany. He was originally employed as a "broom maker". By 1891 he was employed
as a "mason", and is later identified as a "contractor". According to the death certificate of
Christian Asmussen, he resided at 90 Queen Street South (now 178 Queen Street South) until he
died at the age of 65 years in 1924.
Christian and his brother Nicholas were both building contractors, perhaps owning part of the
same company (Bloomfield and Foster, 1995). Nicholas Asmussen, became a member of
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Kitchener City Council, Reeve, and also served as Alderman. Christian Asmussen is not known to
have any political involvement in the city.
According to the 1925 Fire Insurance Plan, the building at 90 Queen Street (now 178 Queen Street
South) is identified as a 2'/z storey red brick dwelling. According to the title records, the property
was sold by Amelia Asmussen (widow and executor of Christian Asmussen) to Orton S. Bechtel in
1928. The 1928 Directory identifies that the property at 178 Queen Street South is the Bechtel &
Draisinger funeral home. According to the title records for the subject property, Orton S. Bechtel
partnered with Edward E. Ratz in 1938 and the business became the "Razz -Bechtel Funeral
Service" (see below).
+10arph begins or
168 Naklor,,!-T/,
j 178 Bern t el sign—� rr t
1 Sd Aamuxsen,
� [�+rrt+
1242 RaItum,
_ wry l�I ua.
Figure 13: 1928 Vernon Directory noting the Bechtel & Draisinger funeral home at 178 Queen
Street (Source: City of Kitchener Public Library)"
20
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-NrpvT^T
Raiz % Bechtel
Funeral Service
-------------------
3,78 Queen St, Svuttia
--------------------
Dial
-------------------Dial 6-6495 G
Kitchener, 0 Bri
Figure 14: Advertisement of the Ratz-
1946 Official Programme of the WAO
Ilk I
e at 178 Queen Street South (Source:
n, accessed online at ourontario.ca)
The Edward F. Ratz and'Aton S. Be I Funeral Home operated on the subject lands until the
1940s when the busi+ess moved t 6MKing Street West. The building located on the subject
property was then sold to Herma F. and Doris M. Gruhn in 1959. The Gruhn Funeral Home
operated until the death of Fderick Gruhn in 1978 (Fear, 2012). According to a 1954
advertisement in the Kitcherar`-Waterloo Record for The Gruhn Funeral Home, the building
included a large verandah at the front elevation and a landscaped front yard with access to a
garage in the rear (See Figure 16 below).
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The Cru
---------
1 T'S Oveen Slr*et Sovlh
— — — — — — — — — — — L
Fundr
Figure 15: Excerpt of the Kitchener -Waterlog Record (add for The Gruhn Funeral Home) in 1954.
(Source: Accessed online on the Waterloo Hiorical Society Facebook Account, December 2015).
According to a comparison of the 1950s illustration of The Gruhn Funeral Home and a present-
day photograph, components of the building have been altered. This includes the removal of the
original verandah, for example.
M*.
0
Figures 16 & 17: (left) Excerpt of the Kitchener -Waterloo Record (add for The Gruhn Funeral
Home) in 1954. (right) Photo of the front (east) elevation of 178 Queen Street South, (Source:
Accessed online on the Waterloo Historical Society Facebook Account, December 2015; MHBC,
2021).
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According to the 1997 aerial photo of the subject property, the building at 178 Queen Street
South is clearly visible. The building formerly located at the corner of Joseph Street and Queen
Street South (168 Queen Street South) has been demolished.
r]
�1
P
Figure 18: Excerpt of the 1997 aer` photo of Victoria Park and surrounding area (Source: City of
Kitchener Interactive Map, access 2021)
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4. O Description of Cultural Heritage Resources
4,1 Description of Context and Setting
The existing built form along Queen Street South between Church Street (to the north) and
Courtland Avenue West (to the south) can be described as highly variable with a range building
heights, densities, forms and uses. The Victoria Park Area HCD y identifies the Queen Street
streetsca pe as a
"...heavily trafficked primary arterial road extending the full length of the District from
Church Street in the north to the former Gr*nd River Railway line n the south. It is a street
with significant history and architecture, diversity of use, scale and character. For analysis
purposes, the street may be divid rth and south by Courtland Avenue. North of
Courtland there are a number of ne r original cj ca-�890 Queen Anne style residences,
early and later high-rise apartment buildings, a church, and a converted factory. The
streetscape is in transition, 4th conflicts uilding heights, condition and uses."
Figures 19 & 20: (left) View of 178-202 Queen Street South and 214 Queen Street South looking
north-west from east side of Queen Street, (right) View of 178-202 Queen Street South and 214
Queen Street South looking south-west from east side of Queen Street South. (Source: MHBC,
2021)
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Three high-rise apartment buildings are located in the immediate vicinity of the subject property,
including those located at 221 Queen Street South (Conestoga Towers), 20 St. George Street
(Sandhills Residential Community), and 150 Queen Street South (Queens Place Apartments).
qwM izA
qj�
M
Figures 21 & 22: (left) View of 20 St. George Street, Que Street So'Eh and 189 Queen Street
South looking south-east from the subject prope r' View of 150 Queen Street South
looking north from subject property (Source:
4.2 Description of 178 Queen Street South
The subject property can be descas�Oe flag -shaped lot at the south-west corner of
Joseph Street andQue Street Southe subject property includes a single -detached dwelling
with a roughly squar aped plan and ectangular-shaped rear addition. The property includes
a landscaped front yar the east elevation and a paved parking area at the north elevation.
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PDXR
�0
Figure 23: Aerial Photo c
(Sections 'A' and 'B') (Sou
PFn Street South noting different Sections of the building
le Images, 2021)
Identifier:
Date Range:
Notes:
A
Circa 1908
Original portion of the dwelling, red
brick Edwardian style dwelling.
B
Between 1925 and 1947
Red brick addition, constructed as a
garage for the funeral home.
The original portion of the building was constructed circa 1908. The Victoria Park HCD Study
identifies that the building was Italianate as per the following:
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178 Queen Street South: A 2 -storey hip -roofed painted brick Italianate style circa 1900
residence with roof dormer and newer front arbour and rear addition. The all -white
paint colour conceals the building's architectural character (Section 3. Building &
Streetscape Analysis)
Despite the description of the building as above, it would be more accurate to identify the
building as Edwardian since it includes features indicative of the Edwardian architectural style.
This includes its overall 2 -storey massing constructed of red brick with a square-shaped footprint
with large hipped style roof which does not come to a peak at the top (also known as a pyramid
hip roof). The building has dormer windows, large parlour windows, and bay windows which are
all indicative of the Edwardian Architectural style (See figures below).
I
Figures 24, 25, & 26: (left) View, 78 eeneet South (north and east elevation), (middle)
Example of building constructed in r n architectural style (Kingston, ON), (right)
Example of building constructed in ° e Edwardian architectural style (Hamilton, ON), (Sources:
MHBC, 2021; Blumensoa,1990:167; Blumenson, 1990:175).
The front (south) eleva ion of the Ib-uilding has a 3 -bay faQade with large central entrance with
transom and sidelights. The entaWature includes an exaggerated wood lintel with wood dentils
above the door. The north elel�ation of the brick addition includes a person -door at -grade and a
rectangular shaped window above. The door includes wood details similar to that of the original
portion of the dwelling and may have originally been a garage door opening associated with the
former funeral operations. All windows at all elevations have been either removed or replaced
with contemporary windows.
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e
Figures 27 & 28: (left) View of the front elevation of] 78 Qu
from the west side of Queen Street South, (right) View of th
Street South looking east, (Source: MHBC, 2021)
Peet South looking south-west
(west) elevation of 178 Queen
The south faQade of the original portion of the bualding includes two paired rectangular shaped
windows at the second storey and a small brick addition used to house an external staircase. This
Figures 29 & 30: (left) View of north elevation of 178 Queen Street South, (right) View of south
elevation of 178 Queen Street South, looking north-west (Source: MHBC, 2021)
Given that the front entrance door of the original portion of the building includes wood features
such as dentils and squared half -columns which are nearly identical in appearance, it is likely that
these were added later. Given that these features appear at the north elevation of the rear
addition, which is noted in the historic illustration of the building as a garage entrance, it is likely
that these features were added towards the later half of the 20th century and are not original to
the building (See Figures 31 - 33).
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Figures 31, 32, & 33: (left) Detail view of front entrance door
view of north elevation door of the rear addition (altered fro
of north elevation garage door entrance (Source: MHBC, 2'21)
e east elevation, (middle) Detail
kage door), (right) Detail view
The interior of the building has been gutted and'all interior finishes have been removed. The
interior of the building shows evidence of Si nificant deterioration. These issues are widespread
throughout the building and have resulted significant loss�of original materials, such as wood
framing. _ lv� A "I,
A structural evaluation was un ken Jablori,y, Ast and Partners in May 2021. A copy of the
structural report is provided in Nfro
ructural evaluation concludes that the building
has extensive physical _ his includes water damage throughout the building,
likely caused by water penetralarge hole in the roof. The interior of the building was
exposed to the elements for an unknown period of time. The structural evaluation did not include
an investigation of footings'and foundations, however, the damage found throughout the house
has likely affected these areas* well. The structural assessment identified significant issues which
are both localised and widespread. The framing at the ground floor was wet and welling due to
water penetration and freeze -thaw action. The water penetration has also resulted in damage to
bricks along the base of the south wall and other areas. Areas of the house are identified as being
"dangerously insufficient" due to water penetration to wood framing. This includes areas where
the original building and the rear addition interface. The building also includes mould due to
prolonged exposure to the elements.
The structural assessment concludes that "...the amount of rework and replacement required to
both the interior and exterior of this building to bring it to a safely occupiable standard would be
very difficult to do safely due to the condition of all the interacting support elements."
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Several of these significant condition issues were visible at the site visit undertaken on July 28,
2021. (See Figures 34 - 37 below).
Figures 34 & 35: (left) View of deteriorating brick and j$ar at the n wall within the original
portion of the dwelling, (right) View of damage to flporing and framing a the attic, looking down
into the second floor within the original portion of the building, (Source: MHBC, 2021)
t
Figures 36 & 37: (left) View of severely deteriorated wood framing at the west elevation of the
original portion of the dwelling, (right) View of deteriorated brick, mortar, and wood framing at
the interface between the original building and the rear addition (Source: MHBC, 2021)
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Figures 38 & 39: (left) View of interior of 178 Queen Street South, ground floor, looking west
towards the rear addition from within the original portion of the elling, (right) View of base of
stairs at the interior of the original portion of the house, groundr,, (Source: MHBC, 2021)
LTM
�r }
Figures 40 & 41: (left) View of basement in original portion of the house (likely the embalming
room), (right) View of rear brick addition (originally used as a garage for the funeral home) (Source:
MHBC, 2021)
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5, O Description of Proposed Development
The current owners purchased the property in March 2021. They are proposing the demolition of
the existing building. There are no immediate plans for the re -development of the property at this
time. The demolition of the building is being sought due to existing physical condition of the
house. The owner proposes to use the property as surface parking until plans for re -development
are finalized.
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6. O Evaluation of Cultural Heritage Resources
6.1 Evaluation of 178 Queen Street South
The subject property is part of the Victoria Park Area Heritage Conservation District, and as such as
designated under Part V of the Ontario Heritage Act. The property is described in the Heritage
Conservation District Study as follows:
778 Queen Street South: A 2 -storey hip -roofed painteN'talianate style circa 7900
residence with roof dormer and newer front arbourion. The all -white
paint colourconceals the building's architecturalJ#
Although the property is designated as part of the a istrict, a detailed evaluation helps to
determine whether it has specific cultural heritage valu tside of its contribution to the District.
The property has been evaluated using criteri f on /06 of the Ontario Heritage Act. The
regulation provides that:
A property may be designated under section 29 oaf the Act if it meets one or more or the following
criteria for determining whetAer it is of cultural heritage value or interest:
7. The property ha sign or physi alue because it:
a. Is a r nique, representative or early example of a style, type, expression, material or
construc ethod, )
b. Displays a high degree of craftsmanship or artistic merit, or
c. Demonstrates aiigh degree of technical orscientific achievement.
2. The property has historical value or associative value because it,
a. Has direct associations with a theme, event, belief, person, activity, organization or
institution that is significant to a community,
b. Yields, or has the potential to yield, information that contributes to an understanding of
a community or culture, or
c. 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,
a. Is important in defining, maintaining or supporting the character of an area,
b. Is physically, functionally, visually or historically linked to its surroundings, or
c. Is a landmark.
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6.2.1 Design/Physical Value
The main portion of the building was constructed circa 1908 in the Edwardian architectural style.
The building has been adaptively re -used throughout the years, and as a result of these
alterations, the integrity of the building has been compromised. Based on a review of historical
photos of the building, some original features have been removed. This includes alterations to the
building to convert it from a dwelling to a funeral establishment in the 1920s as well as alterations
in the late 20th century to convert it into an office. The overall scale, form, massing and window
and door openings remain, which make its architectural style identifiable.
These alterations has resulted in the removal and/or replacement of the following materials:
• Removal of the original front verandah and the construe n of the existing concrete pad;
• Removal of the original front entrance door and the addition of the existing wood dentils
and squared half -columns beside existing sideligAilig and transom;
• Re configuration of windows (i.e. above th ofline�from arcd window openings to
paired rectangular -shaped window openin
• Removal of all original wood windowed
• Removal of all features at the wes�iMqWMhLi.eV. construct the existing red brick
addition). -Iqw
The building is not considered rare in theLlex f the Victoria Park Area Heritage Conservation
District or the City of Kitchener. The City of Kihener Heritage Register does not identify the
location of all buildings,e6nstructed in the Edwardian architectural style. Other buildings within
the Victoria Park Area Heritage Cservion District constructed in the Edwardian architectural
style include those locat:
• 39 Schneider Ave;
• 31 Schneider Ave;
• 14 David Street;
• 26 Schneider;
• 22 Schneider; and
• 21 Schneider.
A red brick Edwardian building of similar scale and massing is found outside the Victoria Park Area
Heritage Conservation District at 339 Queen Street South. The building at 178 Queen Street South
is not considered early, rare, or unique. The building does not display a high degree of
craftsmanship, artistic merit or technical/scientific achievement. The building has modest
design/physical example of a dwelling constructed circa 1908 in the Edwardian architectural style.
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6.2.2 Historical/Associative Value
The property has limited historical/associative value. The property is primarily associated with
Christian Asmussen, who was a building contractor and likely constructed the house for himself
and his family. There is no information in the historic record to confirm the location of other
buildings in the City of Kitchener which may have been constructed under the business owned
by Christian Asmussen. Should this information become available, it should be added to the
historic record.
According to Moyer (1979), "The family names that should not go unrecorded in this journal of a
city's heritage are almost legion, and it is impractical, as well as almost impossible to note them
all... In other areas of service such names as Clement, Bean, Lips, Irper, Asmussen, Sturm, Good
and Renaud left their mark." (Moyer, 1979: 75). While this refer ice notes the importance of the
Asmussen family, it is likely that this is in reference to Christi brother, Nicholas, who was a local
Councillor, County Councillor, Reeve, Alderman, and Maw Bloomfield and Foster, 1995). There is
no evidence to suggest that this was the perm nt re 'dence of�licholas Asmussen and
therefore the property is not directly associated wit
The property is also associated with the Ratz Bechtel Fune ome and the Gruhn Funeral Home.
The Ratz-Bechtel funeral home started at this location AAOFnoved to 621 King Street West. While
the funeral home -related use and activities are part of the overall history of Kitchener, they are not
considered significant to the local community.
6.2.3 Contextual Value
The property located at 178 QueStreet South has contextual value for its location within the
Victoria Park Area HCD. The Victori ark HCD Plan identifies that Queen Street is one of the oldest
streets in the City but recognize at the character of Queen Street is considerably different from
that of the interior of the Dis rict, and has a range of building types and forms. Queen Street
South is no longer a residential streetscape and has evolved to include higher density mixed use.
Contextual values are primarily related to the location of buildings close to the street, forming a
relatively consistent street edge. The building is not functionally related to its surroundings and is
not part of a significant grouping. The building is not considered a significant landmark in the
context of the Victoria Park HCD or the City of Kitchener.
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7.0 Impact Analysis
7.1 Introduction
The impacts of a proposed development or change to a cultural heritage resource may occur
over a short or long term duration, and may occur during a pre -construction phase, construction
phase or post -construction phase. Impacts to a cultural heritage resource may also be site specific
or widespread, and may have low, moderate or high levels of physical impact.
The following provides a detailed analysis of the impacts cip as a result of the proposed
demolition and whether or not the proposed deve ent con s to the policies of the
Victoria Park Area Heritage Conservation District Pla
7.2 Victoria Park Area Heritage Conservation District
Plan
7.2.1 Demolition
According to the VPA
In the Queen St o
density developme
supports the rights an
the Municipal Plan.
zoning permits and encourages new high rise, high
building may be expected. This plan recognizes and
of property owners to redevelop in compliance with
The VPAHCD Plan identifies that there is a presumption against demolition for properties which
are located within the VPAHCD.
Policies There shall be a presumption against demolition. The conservation of
historic buildings in the Area is a primary goal. Property owners are
encouraged to work with existing buildings, altering, adding to and
integrating them into new development rather than demolishing.
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However, the Plan also identifies that the character and overall planning goals for the Queen
Street Corridor results in situations where demolition is acknowledged where zoning permits
higher density (See below, text in bold for emphasis),
The Victoria Park Area is remarkably intact with few vacant lots as a result of
demolition. The exception is Queen Street South, where a number of fine historic
residences were demolished for new development which did not materialize. The
empty sites diminish the stature and integrity of the remaining streetscape. The intent
of the Plan is to discourage demolition in the residential areas. In the Queen Street
South corridor, demolition is acknowledged as a possibility where zoning
permits significantly higher density that presently exists.
The VPAHCD Plan provides the following
resources:
Demolition
on of cultural heritage
Conservation and integratN
f storic buildings into new
development is encouraged. moval of an historic building to
accommodate higher density is con lated, moving the buildings
onto a new site shall be consid ere removal of historic building
is not feasible, ;the careful salvage of the key historic building fabric shall
be under t so as to be used in the restoration of other similar style
buildings. lication for demolition or removal shall be to the LACAC.
The VPAHCD Plan al dentifies t t th�Fnajority of Weber Street West has a high proportion of
the oldest, most uniqu and significant buildings in the neighbourhood.
Part 1, Section 1.2 of the Victy Park Area HCD Plan provides the following goals for the overall
conservation of the District as it relates to the proposed development for the subject property:
Physical Goals
A primary goal of the Plan is to conserve and maintain the visible history of
the Victoria Park Area, including its historic buildings, landscapes and
streetscapes. This will be achieved by the following goals:
• Encouraging the retention and conservation of historic buildings and
landscapes;
• Guiding the design of new work to be compatible with the historic;
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• Introducing features that will enhance the character and visual appeal of
the Area, including distinctive landscaping, street lighting and signage;
and
• Promoting heritage conservation as a positive in the development of the
Area; and
• Achieving a cohesive, well designed and identifiable area.
These goals for the physical environment are elaborated upon in Part 2 of the VPAHCD Plan
(Conservation and Design), which provides policies regarding new buildings in Section 2.2. Here,
the VPAHCD Plan identifies that the Queen Street South corridor is zoned to permit high density
development and that 'new high density, high rise buildings can be the heritage of tomorrow'.
The main goal is to 'ensure that new development enhance the
,,,historic and civic character of
Queen Street South' which is achieved through b
the demolition is approved, any new developmen-
policies of the VPAHCD Plan
assing, and materials. If
aired to conform to the
,,OF e 'W
7.3 Impact of Demolition of 178 Queen Street South
7.3.1 Impacts of Demolition to 178 QjW&Street S611rh
The demolition of the existing brbilding at 178 Queen Street South will have a permanent adverse
impact as it includes the removal of heritage fabric. This HIA has identified that the building has
minor design/physical, istorical/associative as a representative example of a building
constructed in the EdA r(
altered and as a result -
window and door openir
demonstrated building is
an architectural` style c. 1908. The building has been unsympathetically
integrity has been compromised. The overall scale, form, massing and
which make its architectural style identifiable. This report has
10
nsidered early, rare, or unique in the context of the Victoria Park
Area Heritage Conservation District as there are other examples of Edwardian brick dwellings
located in the context of the Victoria Park HCD.
Although Ontario Regulation 9/06 does not consider the integrity of the resource or its physical
condition, the Ministry of Heritage, Sport, Tourism and Culture Industries 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: (underline for emphasis),
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.
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For example, a building that is identified as being important because it is the work of a
local architect, but has been irreversibly altered without consideration for desiean, mai
not be worth of f lone -ta erm protection for its ph siy cal quality.
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 9/06 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
The building is identifiable as an example of the Edwardia?a ectural style which has been
altered over time. The removal of the rear addition (Section"B") of considered an adverse
impact as it is not considered a representative exam of an rchitect style. While it is related
to the former use of the building as a funeral ho it s not demonstrate design/physical
value that is worthy of long-term conservati0
The building has contextual value due to its location within the Victoria Park Area HCD. The
building supports, rather than defines the overall character of the HCD and the Queen Street
South corridor. Given that thePAHCD Plan recognizes that demolition is anticipated along the
Queen Street South corridor, t e proposed demolition has less impact in this location than it
would for a property loca in theesidential portion of the neighbourhood.
While demolition is still generally d ouraged, the proposed demolition may be considered given
its relatively modest cult I he ' ge value beyond its location within the Victoria Park Area
Heritage Conservation Distri d its overall integrity. The building at 178 Queen Street South is
acknowledged as having cultural heritage value, but is not considered a good candidate for long-
term conservation.
7.3.2 Impacts of Demolition on Adjacent Lands
Given that the subject property is located within the Victoria Park Area Heritage Conservation
District, all adjacent lands which are within the HCD boundary are designated under Part V of the
Ontario Heritage Act. This includes the properties located east, south, and west of the subject
lands. The north side of Joseph Street is not part of the Victoria Park HCD.
The City of Kitchener Official Plan defines adjacent as follows,
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Adjacent - lands, buildings and/or structures that are contiguous or that are directly
opposite to other lands, buildings and/or structures, separated only by a Janeway,
municipal road or other right-of-way,
As per the above -noted definition, the subject property is located adjacent to the properties of
cultural heritage value located at:
• 15 Joseph Street;
• 20 George Street;
• 168 Queen Street South;
• 188 Queen Street South;
• 179 Queen Street South; and
• 189 Queen Street South.
All the above -noted properties are included within
exception of 150 Queen Street South which has not
i HCD District, with the
he Ontario Heritage Act.
The building is part of the Joseph Street Queen Sheet South streetscape. The building
located on the subject property does note have a significant functional, physical, or historic
relationship to its surroundings. Whi the existing building is visible from Joseph Street and
Queen Street South, no significa e ave been identified. Therefore, proposed demolition
will not negatively impact the cent ies:�
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8. O Alternative Development Approaches
8.1 Alternative Development Approaches
The following provides alternative development approaches to the proposed demolition of the
dwelling located at 178 Queen Street South.
8.1.1 Do Nothing
The building located at 178 Queen Street South is in p or condition as per the structural
condition report prepared by Jablonsky, Ast and Part � (See Appendix A). The building
currently has an outstanding By-law order due to its eral safety andondition (Refer to File #
20131060 issued by the City of Kitchener on Febru 14, ). The 'do nothing' alternative may
result in the continued vacancy of the building additional decay unless substantial
rehabilitation work is undertaken which requir th the repair and replacement of
materials. The 'do nothing' alternative is not r m
8.1.2 Retain Building or Portion
This option includes
site for adaptive re-
building, including I
substantial design/pf
ing eithe e entirety of the building or a portion of the building on -
77
his otion includes the possibility of demolishing a portion of the
ar addition (described in this report as Section "B") which is not of
This option requires investment to address the significant structural and physical issues with the
building. The demolition of the rear portion of the building may result in potential for the
construction of a new rear addition or other alterations to stabilize the rear faQade.
This alternative would result in less impact to cultural heritage resources since the design value of
the building would be conserved. However, the feasibility of doing so is in question given the
structural condition report.
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8.1.3 Re -locate Building Off -Site
Relocation of a building is typically an option that is considered when redevelopment of a site is
proposed. The policies of the VPAHCD Plan also identify that relocation should be considered
when removal of an historic building to accommodate higher density is contemplated.
In this case, redevelopment of the site is not imminent. The demolition of the building is
proposed due to its structural condition. This alternative would require a) an appropriate
receiving site, and b) confirmation that the building would be able to withstand the physical
impact of re -location. Given the extent of the physical issues with the structure, it is not clear that
it could be moved. Significant investment in repair and rehabilitation would be required with this
option as well. This may not be considered a viable option unl here is a receiving site within
the HCD and it is determined that the house could be move
8.2 Mitigation & Conservation Recommendations
Victoria Park HCD Plan provides policies re ar�9�alva in�rcumstances where the demolition
is being considered (page 69) as fol
Salvage
Where removal is not feasible, 074#&reful salvage of key historic building fabric shall be
Ao
undertaken so that it can be u- ed i the restoration of other similarstyle buildings.
Features
The retrieval of archite al features from demolished buildings and their inclusion in
a new building is encouraged.
During the site visit undertaken by MHBC staff, no features were identified which may be
considered good candidates for salvage and adaptive re -use either on-site or otherwise.
The building had been stripped of interior features and where they are existing, they are
in poor condition.
The following provides mitigation recommendations related to the proposed demolition
of the building located at 178 Queen Street South:
October2021 MHBC 145
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
• Documentation of the interior and exterior of the building with photographs (as
provided in Appendix C of this report);
• Documentation of the history of the site as per the information provided in this
report so that it may be added to the historic record; and
• That any proposed development on the site in the future refer to the policies and
guidelines of the Victoria Park HCD Plan related to new construction.
October2021 MHBC 146
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
9. O Conclusions and Recommendations
The demolition of the existing building at 178 Queen Street South results in a permanent adverse
impact as it results in the removal of heritage fabric. However, the unsympathetic alterations to
the building have minimized its design/physical value and the building is not considered a good
candidate for long-term conservation. The demolition of the existing building is not anticipated
to result in adverse impacts to adjacent cultural heritage resources which are designated under
Part V as part of the Victoria Park Area Heritage Conservation District.
Alternative development options were considered in this re
on-site and re -location. Retaining the existing building A
heritage resources. However, the condition of the b in
action. ,
In our professional opinion, the proposed
following reasons:
• The property is located at th
• The property is locatec
Conservation District PI
may occur;
• The building
architectural
luding retaining the building
Cfewer impacts to cultural
he need for immediate
building can be supported for the
nservation District;
South Corridor, a sub area of the Heritage
ledged that changes, including demolition,
gn/ physical value as an example of the Edwardian
• The building is not unique or rare as there are other examples of Edwardian style homes
within the Heritage District;
• The exterior of the building has been altered over time and some of the original features
have been lost.
• If this building were located outside of the Victoria Park Area Conservation District, it
would not be a good candidate for Part IV designation.
October2021 MHBC 147
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
If demolition is approved, the following recommendations should be undertaken:
• Documentation of the interior and exterior of the building with photographs (as
provided in Appendix C of this report);
• Documentation of the history of the site as per the information provided in this
report so that it may be added to the historic record; and
• That any proposed development on the site in the future refer to the policies and
guidelines of the Victoria Park HCD Plan related to new construction.
October2021 MHBC 148
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
10.0
Bibliography
Bloomfield, Elizabeth. Waterloo Township through two Centuries. Region of Waterloo: St Jacobs
Printery, 2006.
Bloomfield and Foster. Waterloo County Councillors: A Collective Biography. Guelph: Caribou
Imprints, 1995.
Eby, Ezra. A Biographical History of Early Settlers and
Kitchener, ON: Eldon D. Weber, 1971.
English, John and McLaughlin, Kenneth. Kitcher
Studio, 1996.
is in Waterloo Township.
History. Toronto: Robin Brass
Fear, J. Kitchener -Waterloo Record. "Flash frorrhe past: Funeral homes are part of our history"
Friday July 20, 2012,&10%pdated 2020). Accessed online at
history.html
Hayes, Geoffrey.
Society] 99"
McLaughlin, Kennc
Waterloo, 2007.
History. Waterloo, ON: Waterloo Historical
ger. Waterloo: An Illustrated History, 1857-2007. City of
na. Busy Berlin; jubilee souvenir. 1897.
Ontario Ministry of Culture (Now the Ministry of Tourism, Culture and Sport). Infosheet#5Heritage
Impact Assessments and Conservation Plans. Queen's Printer for Ontario, Winter 2006.
Waterloo Historical Society, Fifty Second Annual Volume of the Waterloo Historical Society, 1964.
Waterloo Historical Society. Sixteenth Annual Report of the Waterloo Historical Society, 1928.
October2021 MHBC 149
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
Appendix A: Structural Condition Report
October 2027 M H BC 150
May 14, 2021
JABLONSKY, AST AND PARTNERS
Consulting Engineers
Attn:
Re: 178 Queen Street, South Kitchener
Existing Structure Review
Our Project No. 21116
Dear Sir,
400 - 3 Concorde Gate
Toronto, ON M3C 3N7
Telephone (416) 447-7405
Fax (416) 447-2771
www.astint.on.ca
Email jap@astint.on.ca
Two of our engineers attended the above ref onV morning of April 23, 2021 for the
purpose of reviewing an existing structure tha ar
j ect to water damage and age-related
deterioration. The building appears to ,hive been he century residential dwelling that at some
point in the past had an addition to,tee rear of the ` It is unknown when the addition may have
been added. The building has wrier damage throurimarily due to an opening in the roof that
has been tarped over at some point in the past:Niis tarp has torn open, and the building has been
essentially exposed to the ents for an unknown period of time (Photo412).
The structure consistexterior 1 be*ng masonry walls with wood stick framed interior walls
and floor joists. The pi roof is posed of stick framed gables and roof rafters. The foundation
walls appear to be of bl k wall construction and the basement floor has what appears to be an
abnormally thin 2" slab -on -grade (Photo45).
The front of the building shows signs of cracking in the exterior brick work with a horizontal separation
of approximately 1" above window opening lintels. While the exterior walls appear to be two brick
wythes thick, there is no solider course connecting the two wythes. Along the entire base of the South
wall the bricks have largely deteriorated, in some cases both wythes are deteriorated (Photo41), likely
due to prolonged water damage. The North and East walls appear to be in relatively good condition,
with step cracking in the brick at select locations (Photo42, 4). The West wall in much poorer condition.
It appears that at some point in the life of the building a large window opening was added to the wall
without a header; (Photo43) and as a result the entire north half of this wall has sagged around this
opening, displacing towards the north. On all faces, but particularly on the south, the exterior brick was
easily damaged when hammered and at some locations the entire brick could be displaced inward
locally while fully separating from the surrounding bricks at the mortar joints.
P.F. Ast, RENG D. Tari., RENG M. Shin, RENG R. Asman, RENG
J.N. Vivian, RENG R.J. Watson, RENG C.J. Slama, RENG R. Martinez, RENG
-2 -
As virtually, all the interior finishes were removed at the time of our visit, it was easy to see that the
interior framing has experienced damage due to water penetration. The Ground Floor framing was wet
and the floor decking had swelled due to water penetration and possibly freeze thaw (Photo47). While
the vertical structure supporting the Ground Floor was largely in acceptable condition, there were
locations at the interface of the original building and the addition where framing was modified to be
dangerously insufficient. Unfortunately, the locations of these modifications coincide with the roof
opening above and the already insufficient members are fully saturated (Photo48). Other openings in
the back of the original building's brick wall to provide access to the addition appear to have been done
without appropriate lintels (Photo#13).
The vertical structure from 2nd Floor to Roof and portions of the roof framing have been damaged due
to water (Photo49). Some members have been completely saturated while others have bowed or twisted
excessively (Photo410, 11, 14). The water damage is severe in areas and extends, in regions, from the
opening in the roof. Much of the 3rd Floor (Attic Space) cannot be safely accessed due to the condition
of the joists below.
While no bio -chemical analysis was done, with the amount
there is a high likelihood that a significant mould issue is pre
To summarize, the majority of the 3rd Floor, and large
structurally stable. In our opinion, the majority of t4
completely removed. Large portions (over half) of the
and repaired. Smaller portions of the other tw�wa11
arches.
In our opinion, the amount of rework
exposure to the elements,
in
of the 27W#d Ground Floors are not
(cannot be rehabilitated and must be
d West wall will need to be replaced
repairs, repointing, and rebuilding of
to both the interior and exterior of this
building to bring it to a safely occe stanch would be very difficult to do safely due to the
condition of all of the interacting support elements.`Ike have not investigated any footings/foundations
but if the building has been exposed to the elements and left unheated over several freeze/thaw cycles
there is at least some degree of dame to the foundations.
While the building do art app.ar in c ger of imminent collapse, ongoing monitoring should be
established to monito continuing degradation of the structure. In our opinion, the building should
be demolished and very elemer. are salvageable.
Should you have any questionWease do not hesitate to contact this office.
Yours very truly,
JABLONSKY, AST AND PARTNERS
CONSULTING ENGINEERS
0. 19" �, �
Craig Slama, P. Eng., P.E.,
Enclosures
cc: Kevin Deonaraine, JAP
C.J. SLAM A
o\/HCE OF ON�P�
-3 -
Photo #1:
Base of South Wall
Photo #2:
Cracking in West Wall
178 Queen Street, South Kitchener
Project #21116
-4-
Photo #3:
Damaged Brick on East Wall
Photo #4:
North Wall Stepped Cracking
178 Queen Street, South Kitchener
Project #21116
-5-
bLI
Photo #5:
Abnormally thin slab -on -grade
Photo #6:
Ground framing, poor joist to beam connection
178 Queen Street, South Kitchener
Project #21116
WOE
Photo #7:
Water damage to Ground Floor framing
Photo #8:
Waterlogged studs from Ground to 2nd Floor
178 Queen Street, South Kitchener
Project #21116
5
-7-
Photo #9:
Water damage to 2°1 Fjnor
Photo #10:
Bowing for 3" Floor joists
y"�
k
I _1V
V79me '3
178 Queen Street, South Kitchener
Project #21116
G
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178 Queen Street, South Kitchener
Project #21116
-8-
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NEW -
' 44
Photo #11:
Twisting of 3" Floor joists
Photo #12:
Torn roof tarp
178 Queen Street, South Kitchener
Project #21116
S�
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KIM
Photo #13:
Opening in wall between original building and addition
'L
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Photo #14:
Water penetration through window from roof of addition down to floor and stud walls
178 Queen Street, South Kitchener
Project #21116
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
Appendix B: Title Search
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Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
Appendix C: Photographic
data stick)
Documentation (USB
October 2021 MHBC 152
Heritage Impact Assessment Report
178 Queen Street South, City of Kitchener
Appendix D: Curriculum Vitae
October 2021 MHBC 153
EDUCATION
2oo6
Masters of Arts (Planning)
University of Waterloo
1.998
Bachelor of Environmental Studies
University of Waterloo
1.998
Bachelor of Arts (Art History)
University of Saskatchewan
CONTACT
54o Bingemans Centre Drive,
Suite 200
Kitchener, ON NzB 3X9
T 519 576 3650 X 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, MA, MCIP, RPP, CAHP
Dan Currie, a Partner and Managing Director of MHBC's Cultural Heritage Division,
joined MHBC Planning in 2oo9, after having worked in various positions in the
public sector since 1.997. Dan providesriety of planning services for public and
private sector clients including a e range of cultural heritage policy and
planning work including strategi g, he, policy, heritage conservation
district studies and plans, herit ge m r plans, cultural heritage evaluations,
heritage impact assessmerp and cultural ge landscape studies.
PROFESSIONAL
Full Member, Canadian Institute of Planners
Full Member, Ontario Professional Planners Institute
Professional Member, Canadian Association of Heritage Professionals
SELECTED PROJECT EXPERIENCE
Heritage Conservation District Studies and Plans
Alton Heritage Conservation District Study, Caledon (underway)
Port Stanley Heritage Conservation District Plan (underway)
Port Credit Heritage Conservation District Plan, Mississauga
Town of Cobourg Heritage Conservation District Plan updates
Rondeau Heritage Conservation District Study & Plan, Chatham Kent,
Barriefield Heritage Conservation District Plan Update, Kingston
Victoria Square Heritage Conservation District Study, Markham
Bala Heritage Conservation District Study and Plan, Township of Muskoka Lakes
Downtown Meaford Heritage Conservation District Study and Plan
Brooklyn and College Hill Heritage Conservation District Plan, Guelph
Garden District Heritage Conservation District Study and Plan, Toronto
Heritaae Master Plans and Manaaement Plans
City of Guelph Cultural Heritage Action Plan
Town of Cobourg Heritage Master Plan
Burlington Heights Heritage Lands Management Plan
City of London Western Counties Cultural Heritage Plan
Cultural Heritage Evaluations
MacDonald Mowatt House, University of Toronto
CONTACT
54o Bingemans Centre Drive,
Suite 200
Kitchener, ON NzB 3X9
T 519 576 3650 X 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, MA, MCIP, RPP, CAHP
City of Kitchener Heritage Property Inventory Update
Niagara Parks Commission Queen Victoria Park Cultural Heritage Evaluation
Designation of Main Street PresbyterianChurch, Town of Erin
Designation of St Johns Anglican Church, Norwich
Cultural Heritage Landscape evaluation, former Burlingham Farmstead, Prince
Edward County
Heritage Impact Assessments
Heritage Impact Assessment for Pier 8, Hamilton
Homer Watson House Heritage Impact Assessment, Kitchener
Expansion of Schneider Haus National Historic Site, Kitchener
Redevelopment of former industrial facility, 57 Lakeport Road, Port Dalhousie
Redevelopment of former amusement park, Boblo Island
Redevelopment of historic Waterloo Post Office
Redevelopment of former Brick Brewery, Waterloo
Redevelopment of former American Standard factory, Cambridge
Redevelopment of former Goldie and McCullough factory, Cambridge
Mount Pleasant Islamic Centre, Brampton
Demolition of former farmhouse at 1.0536 McCowan Road, Markham
Heritage Assessments for Infrastructure Projects and Environmental Assessments
Heritage Assessment of 1.o Bridges within Rockcliffe Special Policy Area, Toronto
Blenheim Road Realignment Collector Road EA, Cambridge
Badley Bridge EA, Elora
Black Bridge Road EA, Cambridge
Heritage and Cultural Heritage Landscape Assessment of Twenty Mile Creek Arch
Bridge, Town of Lincoln
Heritage Evaluation of Deer River, Girven, Burnt Dam and Macintosh Bridges,
Peterborough County
Conservation Plans
Black Bridge Strategic Conservation Plan, Cambridge
Conservation Plan for Log house, Beurgetz Ave, Kitchener
Conservation and Construction Protection Plan - 54 Margaret Avenue, Kitchener
CONTACT
54o Bingemans Centre Drive,
Suite 200
Kitchener, ON NzB 3X9
T 519 576 3650 X 744
F 519 576 0121
dcurrie@mhbcplan.com
www.mhbcplan.com
CURRICULUMVITAE
Dan Currie, MA, MCIP, RPP, CAHP
Tribunal Hearings: Local Planning Appeal Tribunal & Conservation Review Board
Port Credit Heritage Conservation District (LPAT)
Demolition 1.74 St Paul Street (Collingw Heritage District) (LPAT)
Brooklyn and College Hill HCD PlaNGrandA
Rondeau HCD Plan (LPAT)
Designation of io8 Moore Street, Redevelopment of property at 64 mbridge (LPAT)
Youngblood subdivision ra (L
Designation of St John urchArwich (CRIB - underway)
MASTER P
ENT STRATEGIES AND POLICY STUDIES
Township of Wes, -Vi
es i n Eamithville Secondary Plan
Town of Frontena ands Marysville Secondary Plan
Niagara-on-the-Lak orridor Design Guidelines
bridge West Ma er Environmental Servicing Plan
T 'p of West Lincoln Settlement Area Expansion Analysis
ini f Infrastructure Review of Performance Indicators for the Growth Plan
ns h Tiny Residential Land Use Study
Po evern Settlement Area Boundary Review
Cit f Cambridge Green Building Policy
ship of West Lincoln Intensification Study & Employment Land Strategy
inistry 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
DEVELOPMENT PLANNING
Provide consulting services and prepare planning applications for private sector
clients for:
• Draft plans of subdivision
• Consent
• Official Plan Amendment
• Zoning By-law Amendment
• Minor Variance
• Site Plan
EDUCATION
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
CREDENTIALS
Canadian Association of
Heritage Professionals (full
member)
CONTACT
540 Bingemans Centre Drive,
Suite 200
Kitchener, ON N213 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.
Associate
Vanessa Hicks is a Senior Heritage Planner and Associate with MHBC. Vanessa
and joined the firm after having g experience as a Manager of Heritage
Planning in the public realm whe she was responsible for working with
Heritage Advisory Committees in aging heritage resources, Heritage
Conservation Districts, deg-ignations, spe vents and heritage projects.
Vanessa is a full member of the Canadian As ciation of Heritage Professionals
(CAHP) 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 report writing services for public and private
sector clients. She has ex fence in historical research, inventory work,
evaluation and analysis on a variety of projects, including Heritage
Conservation Districts (HCDs), Heritage Impact Assessments (HIAs), Cultural
11111�leritage Evaluation,Reports (CHERs), Conservation Plans (CPS), Documentation
anwage Reports, and Commemoration Projects (i.e. plaques).
F OVAL EXPERIENCE
J2016 - Cultural Heritage Specialist/ Heritage Planner
esent 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.
200-540 BINGEMANS CENTRE DRIVE KITCHENER / ONTARIO /N2B3X9 / T:519.576.3650 / F:519-576-0121 / WWW.MHBCPLAN.COM
III
MHBC
PLANNING
URBAN DESIGN
& LANDSCAPE
ARCHITECTURE