HomeMy WebLinkAboutHK - 2012-04-03 - Heritage Impact Assessment (HIA) - 1683 Huron Rd (Plan of Subdivision)
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1683 Huron Road
Kitchener, Ontario
Heritage Impact Assessment
Prepared for Mattamy Development Limited
by Robinson Heritage Consulting
September 26, 2007, Updated 28 March 2012
ROBINSON
Heritage Consulting
6-7
1683 Huron Road
Kitchener, Ontario
Revised Heritage Impact Assessment
Table of Contents
1. Introduction
1.1 Commissioning of Report
1.2 Limitations
1.3 Purpose of Report
2. Background and General Observations
2.1 Description of Subject Property
2.2 Analysis of the Proposed Development
3. Heritage Documentation
3.1 Historical Context
3.2 Description of Heritage Attributes
3.3 Photographic Documentation
4. Conclusions and Recommendations
4.1 Option 1 -Retention 1683 Huron Road "in-situ"
4.2 Option 2 - On-site Re-orientation of 1683 Huron Road
4.3 Option 3 - Re-location elsewhere within the Plan of Subdivision
4.4 Option 4 - Re-location Off-site or Removal by Demolition/Salvage
5. Suggestions Regarding Renovation of 1683 Huron Road
Appendix 1
Sources
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 2 of 52
Updated 28 March 2012
6-8
1. Introduction
1.1 Commissioning of Report
This Heritage Impact Assessment was commissioned in May 2007 by Mattamy
Development Limited, Oakville, Ontario.
1.2 Limitations
The information contained in this report represents the professional opinion of
Stephen Robinson, MA, CAHP, of Robinson Heritage Consulting.
This report is intended for the client named. The material in this report reflects the
consultant's best judgment in light of the information available at the time of
preparation.
Any use a third party makes of this report, or reliance on, or decisions made based
on it are the responsibility of such third parties. The consultant accepts no
responsibility for damages, if any suffered by any third party as a result of decisions
made or actions based on this report.
1.3 Purpose of Report
The primary purpose of this Heritage Impact Assessment is to provide the property
owner and the City of Kitchener Municipal Heritage Advisory Committee (Heritage
Kitchener) with an accurate and objective assessment of the cultural heritage
significance of the farmstead, and identify appropriate options for the conservation of
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 3 of 52
Updated 28 March 2012
6-9
the heritage attributes of the property located at 1683 Huron Road in Kitchener,
Ontario.
The current owner of the subject lands, Mattamy Development Limited, provides this
report to the City of Kitchener and Heritage Kitchener in partial fulfillment of planning
submission requirements for a Draft Plan of Subdivision and to inform any decisions
to be made regarding the merits of preserving the farmhouse building within the
subject lands.
The report will provide a detailed description of the heritage attributes of the
farmhouse building, as well as recommendations regarding what aspects of the
farmstead warrant preservation, restoration, alteration, removal or demolition.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 4 of 52
Updated 28 March 2012
6-10
2. Background and General Observations
2.1 Description of Subject Property
The subject farmstead is located in the City of Kitchener within the "Trillium
Community", a Plan of Subdivision proposed by Mattamy Homes Development,
Limited. The Trillium Commuity is bounded by Huron Road to the south, Fisher-
Hallman Road to the east, Amand Drive to the west and the property line of the
Williamsburg Cemetery to the north (see Figure 2). Most of the subject lands have
been used for agricultural purposes since the early 19th Century and are still in this
use at the time this report was written.
Primarily, this Heritage Impact Assessment seeks to expand our knowledge of the
architectural heritage of the farmhouse as a starting point for the determination of
cultural heritage significance of the property in question. The consultant's report will
seek to assist the planning process by providing information and recommendations
regarding decisions to retain or remove the built heritage structure(s) on the subject
property.
2.2 Analysis of the Proposed Development
The Draft Plan of Subdivision for the subject lands (Trillium Community) has evolved
over several years of planning including the preparation of the Rosenberg
Secondary Plan endorsed by the City in August 2011. The Secondary Plan outlines
development objectives and sets policies and land uses within the Trillium
Community. Throughout this process comments have been received from various
agencies and City Departments that have included comments regarding "how the
historic farmhouse at 1683 Huron Road is being adequately integrated within the
design of the proposed development and established as a focal point in the
community". The comments received and policies in the Secondary Plan have
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 5 of 52
Updated 28 March 2012
6-11
required the developer to make various updates to the community design including
the lands around the farmhouse that have been reflected in this updated HIA report.
Along with this update, the Developer has also prepared Heritage Design Guidelines
for the proposed Heritage Area to further emphasize the preservation of the
farmhouse at 1683 Huron Road.
The proposed plan of subdivision indicates the location of the farmhouse on the
subject property at 1683 Huron Road on a large, priority lot within the community's
heritage area with a view to Ludolph Street (main entrance road) and Huron Road.
The Heritage Urban Design Guidelines further outline design objectives for the
Heritage Area including both the houses on the street, on the farmhouse and future
condo block adjacent to the farmhouse to the south and west (see Figures 2a and
2b). The proposed development includes the retention of the existing brick
farmhouse in situ, the retention and preservation of mature trees around the
farmhouse and where feasible along the existing driveway from Huron Road (See
Figure 3).
In preserving the farmhouse at 1683 Huron Road, this new community design would
achieve several of the City of Kitchener's "primary design objectives"' (variety,
placemaking, conservation and liveability) by:
• including this type of structure in the variety of homes available
• presenting the house as a neighbourhood focal point
• maintaining some aspect of the neighbourhood character and sense of place;
• conserving, protecting and integrating existing cultural heritage resources
• promoting design solutions that contribute to sustainable practices
"City of Kitchener's "Suburban Development & Mixed Use Neighbourhood Centres -Design Brief'.
Section 1.4; page A-5.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 6 of 52
Updated 28 March 2012
6-12
Kitchener
BASIC STREET MAP
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Figure 1 -Location of Subject Property
(Map from the City of Kitchener website)
Figure 2a -Draft Plan of Proposed
Subdivision (Plan provided by Mattamy
Homes, dated March 2012)
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SUBDIVISION
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 7 of 52
Updated 28 March 2012
6-13
Figure 2b -Detail of Draft Plan of Proposed
Subdivision showing location of 1683 Huron
Road. (Plan provided by Mattamy Homes, dated
March 2012)
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Kitchener, Ontario
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Page 8 of 52
Updated 28 March 2012
6-14
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Figure 3 -Proposed configuration of new lot for 1683 Huron Road with linear park area
indicated south of farmhouse along laneway trees. (Plan provided by Mattamy Homes, dated
March 2012)
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 9 of 52
Updated 28 March 2012
6-15
3. Heritage Documentation
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Figure 3 -Air photo Fisher Hallman Road
between Bleams Road and Huron Road
(Image produced using Google Earth)
Figure 4 -Air photo of farmstead showing
lane from Huron Road
(Image produced using Google Earth)
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 10 of 52
Updated 28 March 2012
6-16
Figure 5 -Detail of Figure 4 (Image produced using Google Earth)
~~
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 11 of 52
Updated 28 March 2012
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3.1 Historical Context
Travelling along the Huron Road today, one of
Ontario's oldest transportation routes, we are retracing
the paths and properties of Waterloo County's settlers.
Within the City of Kitchener's Urban Area, farmsteads
with homes, barns, fencelines and tree-lined lanes can
still survive as vestiges of the agricultural life that has
prevailed here since the early 19t" century.
Photo 2
Photo 1
We still see solid physical evidence of the area's
rural history in the brick farmhouse accessed by a
laneway sheltered by large, old maple trees.
As the lands around this site undergo change through
the development of a new community subdivision,
there needs to be consideration given to this farmstead
and its immediate setting as a valuable and timeless
asset to be conserved as a key to the new community
identity.
Photo 3
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 12 of 52
Updated 28 March 2012
6-18
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Figure 5 -Lot 153, German Company Tract, as seen on
Tremaine's Map of the County of Waterloo, 1861
(Map image from An Interactive Guide to Tremaine's Map of
the County of Waterloo, 1861, Waterloo Regional Heritage
Foundation, 2002)
Figure 5 shows Lot 153 of the German Company Tract in 1861 with the owner's name
of Archibald Ferguson. As can be seen in the following Highlights of Property
Ownership History, Ferguson had purchased the property from Christian Fordney in
1848 at which time there was likely a simple log shanty or house on the property.2
Z Mr. Nyle Ludolph, a past resident at the property, has stated to the consultant that near the wild plum
tree are stones and an old well which in his opinion may indicate the site of the previous house. Although
1683 Huron Road, Heritage Impact Assessment Page 13 of 52
Kitchener, Ontario Robinson Heritage Consulting Updated 28 March 2012
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Unfortunately there was no monetary value indicated on the sale or transfer from
Fordney to Ferguson, only the amount of $1,800 changed hands when Ferguson later
sold the property to Robert Orr in 1881. It is reasonable to assume, as suggested in
Don Ryan's research report that the present brick house would likely have been built by
Orr in 1881 or shortly after.
The earliest image (known to the
consultant) of the farmhouse at 1683
Huron Road is a partial view of the front
facade taken about 1921 soon after
Albert Ludolph had bought the property
from the Orr family. The photo shows
ivy covering nearly the entire front wall
and asingle-bay front porch/balcony
with turned posts and balusters.
Figure 6 -View of early front porch on house
at 1683 Huron Road (c.1921)
(Photo courtesy Mr. Nyle Ludolph)
the consultant was able to locate three well covers behind the house (Figures 64-66), no stones or
evidence of a previous dwelling was found.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 14 of 52
Updated 28 March 2012
6 - 20
Highlights of Property Ownership History of Lot 153, German Company Tract
(Excerpts from Land Registry Records)
1798
Block No.2 of Waterloo County (94,012 acres) bought from the Crown by Richard Beasley, James
Wilson and St. John B. Rousseau; € 8,887 (Patent B-46291)
1802
Part of Block No.2 (60,000 acres) sold from Richard Beasley and wife to Daniel Erb and Jacob
Erb (Instrument 123)
1805
Part of Lot 153 GCT (85 acres) sold from Daniel Erb to Jacob Erb (Instrument 288)
1833
Part of Lot 153 GCT (85 acres) sold from Jacob Erb to Jacob Fordney (Instrument 137)
1839
Part of Lot 153 GCT (85 acres) sold from Jacob Fordney to Christian Fordney (Instrument 324)
1848
Part of Lot 153 GCT (85 acres) sold from Christian Fordney and wife to Archibald Ferguson
(Instrument 2947)
1881
Part of Lot 153 GCT (81 acres) sold from Executors of Archibald Ferguson to Robert Orr
(Instrument 8125)
1881
Part of Lot 153 GCT (81 acres) mortgage of $1,800 granted by Executors of Archibald Ferguson
to Robert Orr (Instrument 8126)
1884
Part of Lot 153 GCT (81 acres) discharge of mortgage granted by Executors of Archibald
Ferguson to Robert Orr (Instrument 9480)
1917
Part of Lot 153 GCT (82 acres) sold from Lida Orr, Andrew B. Orr and Robert Orr and George Orr
to William B. Orr (Instrument 1985)
1920
Part of Lot 153 GCT (82 acres) sold from William B. Orrto Albert Ludolph; $7,500 (Instrument
23415)
1920
Part of Lot 153 GCT (82 acres) mortgage of $5,000 granted by Albert Ludolph to William B. Orr
(Instrument 23416)
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 15 of 52
Updated 28 March 2012
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3.2 Description of Heritage Attributes s
The brick farmhouse at 1683 Huron Road is a very good example of later 19t" Century
rural domestic architecture and of Ontario Gothic farmhouse styling (with some
elements of Victorian Italianate style). This combination of styles produced a design
which is not common for Waterloo County farmhouses of its period.
The 1.5-storey farmhouse has a medium pitch side gable roof and athree-bay front
facade with an equilateral front gable containing asemi-circular head window. The
house has a T-plan footprint and faces south to the Huron Road. The main block of the
house measures 32' wide and 20' 8" deep. The kitchen tail (with the east side porch)
measures 16' deep by 22' wide. The woodshed structure is slightly wider than the tail
and is 17.5' deep.
Exterior Features
The building remains a good example of later 19t" Century construction methods.
The exterior brick and mortar is generally in good condition and there are very few signs
of settlement. The brick mortar joints are essentially flush with a convex, half-round
bead in the horizontal and vertical joints.
The exterior walls of the farmhouse are brick veneer construction. The substructure
would have been nominal wood framing covered with wide, horizontal planks which
were covered with a single wythe of buff brick. The bricks were laid in a stretcher bond
pattern and were likely tied to the substructure by driving 5" nails into the planks and
laying the courses of brick around them, embedding the nail in the mortar joint. The
bricks used in the exterior of the house walls are only slightly irregular in measurement
(2'/" to 2 5/8" x 8'/") and are a buff colour with tinges of orange-red clay. Numerous
s This description is based on the consultant's findings during a site visit on June 8, 2007. The
description also includes and updates information from a research report written for Heritage Kitchener in
1991 by Don Ryan.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 16 of 52
Updated 28 March 2012
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bricks that are very similar in size and colour were found by the consultant on the
ground on the east side of the house. These bricks have the letter "T" pressed into the
frog.
The foundation walls consist of large, split-faced granite fieldstones in a variety of dark
and light colours set in roughly squared, horizontal courses above grade, in a random
rubble pattern below and inside, all with mortar pargetting over the joints. The
foundation walls are quite prominent and visible and seem to have been constructed in
such a way that they would appear more refined than a typical rough rubble stone wall.
Ghosting (outlines or shadows of features removed) can be seen in the brickwork where
the earlier (single-bay) front porch/balcony was attached to the wall and where four
wooden brackets helped to support the soffit and eaves. These features have since
been removed or covered with aluminum siding. The 1991 report suggests that the
front porch/balcony was removed in the 1920s. This is more likely to have occurred in
the mid-20t" Century as it was replaced with a concrete stoop and metal railings typical
of the 1960s.
All exterior doors and windows, except the front gable window, have an opening with a
segmental arch head constructed in soldier brick. The windows are all double-hung,
wooden sashes with a 2/2 pane arrangement with the upper panes arched. The front
gable window has asemi-circular arch head in gauged or tapered soldier brick. All but
one of the window sills are wood and in a poor state of repair. One of the west window
sills has been replaced with concrete. All windows and doors have had aluminum
storms installed. The original storm windows were not retained.
The rectilinear design of the aluminum storm door, transom and sidelights has obscured
the graceful arch of the woodwork and three transom lights which all follow the wide,
segmental arch of the brick door head. Almost all of the original elements of this grand
entrance door are extant. The front door has deeply carved panels and (one of the
Italianate features of the house) two lights with semi-circular arched heads. The door
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 17 of 52
Updated 28 March 2012
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jambs are paneled and there are two carved brackets separating the transom panes.
As the transom panes are red and blue, it has been suggested that the sidelight panes
were once green.4 The front door lock has a Carpenter's box lock which still functions
with its latch raising the striker up and down to secure the door. Although covered with
several coats of paint, the round patent mark on the box and the pointed motif on the
striker bar are still visible and if stipped would likely show a patent date of the mid-19tH
Century.5
The roof has been clad with brown asphalt shingles. It has been determined that the
original roof was clad in wood shingles.6
The 1991 report' had described the house as having three chimney shafts; only two
remain: one rising outside the west gable wall at the ridge and a newer replacement
chimney, built in 1985, rising from the interior at the ridge of the north gable wall of the
kitchen. There is no evidence of a chimney on the east gable wall.
The entrance door to the east side of the kitchen is within an open porch under a shed
roof which is supported by engaged wooden posts with chamfered corners and scrollcut
brackets supporting the porch beam. At the north end of this porch is a door to the
woodshed attached to the north wall of the kitchen tail.
The woodshed is a frame structure built onto the north side of the kitchen tail, has a
large gable roof and low, brick veneer exterior walls with a segmental arch in brick over
the north door. The west and north exterior walls of the woodshed were re-bricked in
1955. The concrete floor is badly heaved from frost and much of the exterior brick is
badly spalling or completely missing. The north exterior wall of the kitchen is still visible
from the inside of the woodshed as well as nominal lumber frame construction, collar
a Don Ryan, 1991.
e For more information on Carpenter's box locks, see Sven Kraumanis, "Three Centuries of Door
Hardware" in Edifice Magazine (pages 18-22 in Issue 7, 2005).
s In conversation with Mr. Nyle Ludolph, June 2007.
Don Ryan, 1991.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 18 of 52
Updated 28 March 2012
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ties and the underside of the original wood shingle roof. It is unconfirmed if the
woodshed was an original feature of the house or added in the early 20t" Century. The
1991 report suggests that the whole building was built at once.
Interior Features
Kitchen
The kitchen floor is a combination of doubled strips of dark cherry (4" and 3" wide) with
a single strip of light maple. All other floors in the house are pine (5.5" to 6.5" wide) with
a clear varnish applied.
Basement
The basement is accessed off the kitchen by stairs under the main floor stairway. The
basement has a concrete floor on which rests two large tree trunks supporting a 11"x11"
beam (mechanically sawn rather than hand-hewn) which runs the full width of the house
(east to west) under nominal 2"x10" main floorjoists placed at 19" on centre. Each joist
appears to have been set into the top of the fieldstone foundation wall as opposed to
into a sill plate.
There is a basement partition wall constructed in a single wythe of red and buff bricks
that divides the southeast basement room from the main basement room. Bricks in this
wall are badly spalling or completely missing
The basement continues under the kitchen tail where there are large granite fieldstones
along the top course of the basement wall to the right of the door under the woodshed.
This suggests that the woodshed may have been smaller as the course of larger stones
would likely have been visible from the outside.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 19 of 52
Updated 28 March 2012
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Main Floor
In the main and upper rooms the interior walls were constructed with mechanically sawn
lath strips (not hand split) supporting the interior finish layers of plaster. All interior
ceilings (except kitchen) are the original plaster lath. The main floor ceilings are 9' high
lending a sense of spaciousness to the interior. The plaster walls have had several
layers of wallpaper added to it which are visible in the centre hall. All walls have 12"
moulded wood baseboards and all doors have 5" moulded wood casings. All windows
also have simple moulded wood casings.
The front hall floor has two large, rectangular floor grates for the heating system.
The centre hall staircase is impressive with its dark cherry newel post, turned balusters
and banister curving up as the upper steps turn to meet the upper floor. The banister
and balusters continue around the perimeter of the stair opening in the upper hall.
The upper hall is lit by the front gable window and a circular floor grate is surrounded by
bricks in the upper hall floor.
Four bedrooms have doors on the upper hall and a fifth back bedroom over the kitchen
has two built in closets flanking the door from the hall.
The interior is in good condition with the exception of some water leakage in the corner
of the southwest room on the main floor. The northwest room on the main floor has
been adapted as a bathroom. Walls were changed for the upstairs and downstairs
bathrooms and a storage area off the kitchen in the mid 198Os.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 20 of 52
Updated 28 March 2012
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Cultural Landscape
When one considers the present integrity of the farmstead at 1683 Huron Road, it must
be stated that many of the essential elements of the original farm complex are gone. As
for the built elements of the cultural landscape, the farmstead barn and drive shed were
removed from their location east of the farmhouse in the 1970s. The frame car shed
(Figures 59-63), which is actually located outside of the subject property boundary, was
used as a garage for a car before 1920. It was renovated in later years and has minor
significance in relation to the farmstead.
The east side of the laneway still has several large mature sugar maples with more
recent maples planted as infill and between the farmhouse and the lane (Figures 53-
57). The first four sugar maple trees (closest to Huron Road) are located outside of the
subject property boundary. The practice of planting trees to protect roads, lane ways
and buildings from the elements has played a significant role in the development of the
rural landscape in most of the Region of Waterloo and area. Some of the older maple
trees on the subject property have already been cut down by previous owners leaving
stumps among what remains of the original plantings. Because these trees were
planted on the east side of the house and laneway they were most likely intended to
shelter the barn, driveshed and livestock from the prevailing westerly winds and
weather. The tree-lined laneway remaining is visually pleasing and, other than the
farmhouse, is one of the only remaining heritage attributes of the immediate farmstead
landscape.
The trees along the lane and in front of the farmhouse have been inventoried and their
condition assessed by Ecoplans Limited in 2007 to determine the feasibility of retaining
the trees. Ecoplans' conclusion at that time was that "in general, the trees were in good
and moderate-to-good condition and three of the eleven trees were deemed only
moderate as evidence of decline was visible [... ]The trees would be considered mature
and generally deemed attractive."
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 21 of 52
Updated 28 March 2012
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At the time of the Ecoplans tree assessment (2007) the development proposed a
roadway be built along the east boundary where the laneway trees are located which
would have had a direct impact on the trees through road installation, grading and
servicing. RHC feels that it was for this reason that Ecoplans stated that the feasibility
for preservation of the laneway sugar maples was extremely low. In 2012, the
proponent no longer requires such a road so close to the maples as the access to the
farmhouse is proposed to be from a cul-de-sac (see Figures 2a and 2b). Future mixed
use development to the east of the subject lands should avoid construction or grading
that may be detrimental to the conservation of the extant laneway trees.
If feasible, as many of these mature laneway trees should be preserved. The historical
practice of tree planting for shelter, shade and tree canopy should become an important
design feature to be emulated in the new community design. The City of Kitchener's
"Suburban Development & Mixed Use Neighbourhood Centres -Design Brief' states
that such existing site features as mature trees associated with cultural heritage
resources be conserved on their original sites, or in situ, and integrated into the new
community design.$
The existing trees along the laneway should be preserved if possible, including an
appropriate setback from the dripline. RHC does agree with Ecoplans' suggestion that
"in the spirit of preservation, we would recommend seeds be harvested from the maple
trees and replanted in the area as part of the Conservation Plan for the heritage home.
Thus there would be a continuity of the homestead and preservation of the seed stock
for future generations to appreciate.
In Figure 3, the proposed southern edge of the heritage lot (in front of the heritage
house) has been adjusted to match the existing conditions and should take on a curved
boundary line that "follows the plow", thereby following the agricultural limits and the
treed edge.
s City of Kitchener's "Suburban Development & Mixed Use Neighbourhood Centres -Design Brief'.
Sections 2.2.1 and 2.2.2; page A-8.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 22 of 52
Updated 28 March 2012
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3.3 Photographic Documentation
Photo 4
1683 Huron Road,
Kitchener, Ontario
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Robinson Heritage Consulting
Page 23 of 52
Updated 28 March 2012
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Photo 5
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 24 of 52
Updated 28 March 2012
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1683 Huron Road, Heritage Impact Assessment Page 25 of 52
Kitchener, Ontario Robinson Heritage Consulting Updated 28 March 2012
6-31
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 26 of 52
Updated 28 March 2012
6 - 32
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 27 of 52
Updated 28 March 2012
6 - 33
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 28 of 52
Updated 28 March 2012
6 - 34
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 29 of 52
Updated 28 March 2012
6 - 35
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Kitchener, Ontario
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 31 of 52
Updated 28 March 2012
6 - 37
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 32 of 52
Updated 28 March 2012
6 - 38
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Kitchener, Ontario
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Kitchener, Ontario
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Heritage Impact Assessment
Robinson Heritage Consulting
Page 34 of 52
Updated 28 March 2012
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 35 of 52
Updated 28 March 2012
6-41
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Photo 53 -Looking north to farmhouse from edge of Huron Road (Image: RHC, 2012)
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 36 of 52
Updated 28 March 2012
6-42
1683 Huron Road, Heritage Impact Assessment Page 37 of 52
Kitchener, Ontario Robinson Heritage Consulting Updated 28 March 2012
6-43
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 38 of 52
Updated 28 March 2012
6-44
Photo 55 -Looking north along laneway, farmhouse on left. (Image: RHC, 2012)
Photo 56 -Looking south from east side of
farmhouse to cedar tree (left) and apple trees
(right) (Image: RHC, 2012)
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 39 of 52
Updated 28 March 2012
6-45
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
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Updated 28 March 2012
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Photo 59 -West facade of frame garage (Image: RHC, 2012)
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
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Updated 28 March 2012
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Photo 60 -Front left corner of frame
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Kitchener, Ontario Robinson Heritage Consulting Updated 28 March 2012
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1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 43 of 52
Updated 28 March 2012
6-49
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4. Conclusions and Recommendations
It is the consultant's opinion that the cultural heritage of the farmstead at 1683 Huron
Road in the City of Kitchener is well worth documentation and should be included in the
historical record of the City of Kitchener and the Region of Waterloo.
Robinson Heritage Consulting concludes that the brick farmhouse at 1683 Huron Road
is a significant built heritage resource and, therefore, the consultant concurs with the
recommendation that it be added to the City of Kitchener's Municipal Heritage Register.
The building has heritage attributes which satisfy the following two criteria from the
Criteria for Determining Cultural Heritage Value or Interest, as described in Section
29(1)(a) of the Ontario Heritage Act:
1. The property has design value or physical value because it is a representative
example of a style, type material and construction method.
2. The property has contextual value because it is important in defining and
maintaining the character of an area, and, it is visually and historically linked to
its surroundings.
The Ontario Planning Act requires that decisions on Planning Act applications be
consistent with the Provincial Policy Statement (PPS). PPS Policy 2 6.1 states that
significant built heritage resources and significant cultural heritage landscapes shall be
preserved.
Recommendations
In the original 2007 HIA report various recommendations where provided, the Developer
has chosen Option 1 as the preferred recommendation. The other Options have been
included below as reference to the reader of this report on other considerations
throughout the process.
4.1 Option 1 -Retention 1683 Huron Road "in-situ"
Conservation "in-situ" is the ideal option and is most highly recommended
by the consultant. The brick house at 1683 Huron Road is in good condition and
with proper and reasonable maintenance would likely last for many more years
where it stands. Keeping the building "in situ", or in its original location, is the
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 44 of 52
Updated 28 March 2012
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best way to maintain its structural integrity and to avoid the monetary costs to the
developer and the physical costs to the structure associated with building re-
location. According to the Ontario Ministry of Culture's "Eight Guiding Principles
in the Conservation of Built Heritage Properties", there should always be a
respect for the original location of a significant built heritage resource and it
should not be moved, unless there is no other means to save it. Preservation in
situ in also in keeping with City of Kitchener's Design Brief for Suburban
Development & Mixed Use Neighbourhood Centres9 Masonry buildings are
better left in their original location as they do not have the structural elasticity to
sustain torsion caused by transport nearly as well as log or frame buildings. Also
the re-location would mean that that stone foundation would have to be re-built
and this would only serve to lessen the high integrity of heritage attributes seen
in this structure.
The heritage house should be occupied and used as a single family home, and should
be zoned to accommodate this. The farmhouse is already a landmark for the area as it
is clearly visible from Huron Road and that quality should be maintained with views to
the future Ludolph Street and Huron Road.
The use of the land between the farmhouse and Huron Road holds high potential not
only for cultivation as a community garden area but also as a place for a walking path
that creates pedestrian access from Huron Road along the west side of the sugar maple
trees of the former laneway turning along the front (or south) property line of the
farmhouse property and turning north to connect to the cul-de-sac of the internal
community street network. These types of uses of these lands would maintain a
reasonable portion of the historical view to and from the farmhouse from Huron Road.
The placement and massing of the condo block to the south and west of the farmhouse
property needs to be designed in such a way that it does not encroach or become
detrimental to the view of the farmhouse front facade from Huron Road (seen in Figure
9 City of Kitchener, "Suburban Development & Mixed Use Neighbourhood Centres -Design Brief (April
2007), Section 2.2.2, page A-8.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 45 of 52
Updated 28 March 2012
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53). As the farmhouse would be seen and accessed by vehicle via the proposed cul-
de-sac, there would be no direct view of the farmhouse front facade from the west. This
has, however, never been the case as the west of the property has always been woods
for cultivated field. The farmhouse is a focal point for the community as it is seen from
Huron Road. This is maintained by the current proposal. The development has chosen
to retain the farmhouse in situ and, therefore, retains the building's original location and
orientation south to the Huron Road. The consultant feels that this is preferable to the
notion of relocating the farmhouse is order to "make it fit" onto another lot location in the
subdivision.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 46 of 52
Updated 28 March 2012
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The following are recommended conditions of approval to help implement the preferred
Option #1.
1. The heritage lot and house should be zoned as a residential lot with Public
road access and municipal services (water and sewer).
2. The lands adjacent to the farmhouse are to be considered a heritage area
with design guidelines prepared for the condo site plan to the south and
residential units adjacent.
3. The Developer will complete a Conservation Plan for 1683 Huron Road prior
to the registration of lands within the heritage area.
4. The Developer will ensure that the house will be protected during adjacent
construction activities from intrusion and vibration.
The Ontario Provincial Policy Statement refers to a list of negative impacts to be
avoided when dealing with cultural heritage resources. Two of these are
"isolation of a heritage attribute from its surrounding environment" and "direct or
indirect obstruction of significant views or vistas within, from or of built and
natural features".10
If the farmhouse is to remain in situ, consideration must be given to the design,
mass, scale and placement of all new structures or plantings in the area of the
heritage building so that the heritage attributes of the farmhouse are protected.
4.2 Option 2 - On-site Re-orientation of 1683 Huron Road
On-site re-orientation within the proposed lot should be seen as a
i° Ontario Provincial Policy Statement (PPS 2005), Cultural Heritage and Archaeology Policies 2.6; reference
Ontario Heritage Toolkit, Info Sheet #5, page 3.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 47 of 52
Updated 28 March 2012
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second-best option. Historically, the farmhouse has always faced south to the
Huron Road and has been clearly visible as a feature of that roadscape. One of
the major changes to the context of the farmhouse posed by this development is
that the house will no longer look directly to or be seen from Huron Road once
new construction occurs to the south of the house.
4.3 Option 3 - Re-location elsewhere within the Plan of Subdivision
Re-location elsewhere within the Plan of Subdivision is the third-best option.
Although re-location does pose substantial physical risk to the integrity of the
heritage building, by placing the house within another proposed lot, the
farmhouse is integrated into the new neighbourhood and its original (residential)
use is maintained. The farmhouse could continue to be a landmark for the area
helping to mark the entrance road to the new community.
As stated in the City of Kitchener's Design Brief for Suburban Development &
Mixed Use Neighbourhood Centres:
If heritage buildings are to be relocated, the preferred relocated sites are
lots abutting open spaces, parks and lots facing open spaces or on corner
/OtS. 11
In the event of subject building is to be moved, a qualified building removal
contractor should be consulted and every effort must be made to maintain and
preserve the structural integrity of the house and to minimize the physical risks
associated with building re-location.
4.4 Option 4 - Re-location Off-site or Removal by Demolition/Salvage
" Design Brief for Suburban Development & Mixed Use Neighbourhood Centres; Section 2.3.10.73; page
A-28.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
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Updated 28 March 2012
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Due to the high structural integrity of the brick farmhouse, the presence of so
many extant heritage attributes on the exterior and interior and, also, the house's
role in the cultural landscape of this portion of the Huron Road, re-location off-site
or removal by demolition or salvage is a last resort and is not at all recommended
by this consultant.
5. Suggestions Regarding Rehabilitation of 1683 Huron Road
Rehabilitation of the farmhouse is proposed by the current or future owner of the
farmhouse, several renovations could be carried out successfully if done in a
sensitive manner. According to accepted principals of architectural heritage
conservation, "new work should be distinguishable from old... buildings or
structures should be recognized as products of their own time, and new additions
should not blur the distinction between old and new."
As the basic design of the original front porch/balcony has been recovered in the
photo included in this report, this feature should be reconstructed so that the
original front facade is returned. The aluminum storm windows should be
removed and wood storms should be made to match the original sash design.
This project would go a very long way in restoring the intended character of the
windows and especially the grand front door entrance. All of these features
should be painted in a colour scheme that compliments the heritage building.
The brick veneer woodshed portion of the building could be sensitively adapted
to create more usable space within the house. When considering a rear addition
to the heritage property, the maximum new footprint should not exceed that of
the original front portion of the farmhouse. The roof ridge height should not
exceed that of the original front portion of the farmhouse and no portion of the
addition should be visible from the front elevation (from Huron Road as in Figure
53). The exterior of this new construction should be in material that is in keeping
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 49 of 52
Updated 28 March 2012
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with the heritage building -such as wood board and batten siding painted in a
colour that compliments the heritage building.
In the event that the proposed addition is a two-car garage, single doors with
glazing should be used instead of a large single door. A detached garage in a
style, proportion and materials that is in keeping with the heritage character of
the farmhouse would be acceptable. Efforts should be made to protect and
incorporate the mature fruit tree at the northwest corner of the building.
The private yard or amenity space should be located to the north and east of the
farmhouse using plantings and/or fencing appropriate to the heritage character of
the farmhouse.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 50 of 52
Updated 28 March 2012
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Appendix 1
Source: Ontario Ministry of Culture website at:
http://www.culture.gov.on.ca/english/culdiv/heritage/info sheets/info sheet 8principles.htm
Eight Guiding Principles in the Conservation of Built Heritage Properties
The following guiding principles are ministry statements in the conservation of built heritage properties
and are based on international charters which have been established over the century. These principles
provide the basis for all decisions concerning good practice in heritage conservation around the world.
Principles explain the "why" of every conservation activity and apply to all heritage properties and their
surroundings.
1. RESPECT FOR DOCUMENTARY EVIDENCE:
Do not base restoration on conjecture. Conservation work should be based on historic documentation
such as historic photographs, drawings and physical evidence.
2. RESPECT FOR THE ORIGINAL LOCATION:
Do not move buildings unless there is no other means to save them. Site is an integral component of a
building or structure. Change in site diminishes cultural heritage value considerably.
3. RESPECT FOR HISTORIC MATERIAL:
Repair/conserve -rather than replace building materials and finishes, except where absolutely necessary.
Minimal intervention maintains the heritage content of the built resource.
4. RESPECT FOR ORIGINAL FABRIC:
Repair with like materials. Repair to return the resource to its prior condition, without altering its integrity.
5. RESPECT FOR THE BUILDING'S HISTORY:
Do not restore to one period at the expense of another period. Do not destroy later additions to a building
or structure solely to restore to a single time period.
6. REVERSIBILITY:
Alterations should be able to be returned to original conditions. This conserves earlier building design and
technique. e.g. When a new door opening is put into a stone wall, the original stones are numbered,
removed and stored, allowing for future restoration.
7. LEGIBILITY:
New work should be distinguishable from old. Buildings or structures should be recognized as products of
their own time, and new additions should not blur the distinction between old and new.
8. MAINTENANCE:
With continuous care, future restoration will not be necessary. With regular upkeep, major conservation
projects and their high costs can be avoided.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
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Updated 28 March 2012
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Sources
Heritage Property Report for 1683 Huron Road, by Don Ryan (City of Kitchener, 1991).
Township of Waterloo Land Registry Records, Microfilm 58E170, Lot Number 153.
An Interactive Guide to Tremaine's Map of the County of Waterloo, 1861. Waterloo:
Waterloo Regional Heritage Foundation, 2002.
Sven Kraumanis, "Three Centuries of Door Hardware" in Educe Magazine (pages 18-
22 in Issue 7, 2005).
Ontario Ministry of Culture, Heritage Tool Kit
InfoSheet 1, "Built Heritage Resources"
InfoSheet 2, "Cultural Heritage Landscapes"
InfoSheet 5, "Heritage Impact Assessments and Conservation Plans"
InfoSheet 8, "Eight Guiding Principles in the Conservation of Built Heritage
Properties"
"Suburban Development & Mixed Use Neighbourhood Centres -Design Brief (City of
Kitchener, April 2007)
Google Earth was used to obtain orthographic images of the subject property.
1683 Huron Road,
Kitchener, Ontario
Heritage Impact Assessment
Robinson Heritage Consulting
Page 52 of 52
Updated 28 March 2012
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