HomeMy WebLinkAboutHK - 2013-11-05 - Heritage Impact Assessment (HIA) - 399-411 Queen Street South (Barra on Queen)
Date:October 10, 2013
To:Heritage Kitchener Committee
From:Leon Bensason, Coordinator, Cultural Heritage Planning
cc:
Subject:Scoped Heritage Impact Assessment (HIA)
399-411 Queen Street South & 168-172 Benton Street
Zone Change Application (Former Barra Castle Property)
The City of Kitchener is in receipt of a Zone Change Application for 399-411 Queen Street
South and 168-172 Benton Street. The property owner proposes to merge the properties and is
seeking approval of the zone change in order to redevelop the properties with a 5 storey
multiple dwelling facing onto Queen Street South, and two semi-detached dwellings fronting
onto Benton Street. The property municipally addressed as 399-411 Queen Street South is
located within the Victoria Park Area Heritage Conservation District and is the site of the former
Barra Castle, which was demolished in 2010. A scoped Heritage Impact Assessment (HIA) was
made a submission requirement of the proposed zone change.
The heritage consultant who authored the Heritage Impact Assessment will be in attendance on
th
November 5 to present the findings of the scoped HIA to Heritage Kitchener. Committee
members are encouraged to review the scoped HIA in advance of the Heritage Kitchener
meeting and are invited to ask questions at the Committee meeting. A recommendation from the
Committee is not required. As the scoped HIA has been prepared in relation to a Planning Act
application, comments made by Heritage Kitchener members will be considered by Heritage
Planning staff, in making a recommendation to the Director of Planning with regard to the
approval of the scoped HIA.
ACKNOWLEDGED BY:
Brandon Sloan, Manager of Long Range & Policy Planning
Community Services Department
Attachments:
Appendix A - Scoped Heritage Impact Assessment (HIA)
- 411 Queen Street South & 168-172 Benton Street
1 - 1
AppendixA
Scoped Heritage Impact Assessment
in support of Proposed Zone Change and Site Plan Applications
411 Queen Street South & 168-172 Benton Street
The Landplan Collaborative Ltd.
landscape architects, environmental planners, heritage planners
319 Woolwich Street, Guelph, ON N1H 3W4 (519) 824-8664 fax (519
landplan@thelandplan.com www.thelandplan.com
DRAFT September 27, 2013
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Scoped Heritage Impact Assessment
Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
Table of Contents
1.0BACKGROUND - REQUIREMENT for a HERITAGE IMPACT ASSESSMENT (HI........1
2.0 HERITAGE IMPACT ASSESSMENT REQUIREMENTS ................................
6
2.1 Present owner contact information .............................................
6
2.2 Site history ................................................................
6
2.3 Description of natural heritage elements, landscaping and surrounding context ...........
7
2.4 Documentation of the heritage resource .........................................
12
2.5 Potential heritage impacts ................................................... 1
2
2.6 Conservation - principles and mitigation ........................................
22
2.7 Summary of conservation principles and how they will be used ......................
24
2.8 Proposed alterations justified and explained .....................................
24
2.9 Alternatives for salvage mitigation ............................................
24
2.10 Qualifications of the author completing the Heritage Impact Assessment ..............
24
3.0 SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS ................
25
4.0 MANDATORY RECOMMENDATION .............................................. 2
5
REFERENCES ................................................................ 2
6
City of Kitchener, Community Services Department - Planning Divi
Appendix 1 -
South & 168-172 Benton Street Proposed Zone Change and Site Plan Applications Terms of
Reference Ï Scoped Heritage Impact Assessment
, October 2012
Appendix 2 -City of Kitchener Council Meeting - excerpt from min
Appendix 3 -Barra Castle Circulation Letter - 399-411 Queen Street South & 168-172 Benton Str
Appendix 4 -Qualifications of the author
All photographs taken by the author February 2011 and December 2012 unless otherwise noted.
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LIST of FIGURES
Ontario Heritage Act
Figure 1 -Subject property in the context of Part IV, Part V & listed properties....2
Victoria Park Area Heritage Conservation District Plan
Figure 2 -from ...........................3
City of Kitchener Mixed Use Corridor Design Brief
Figure 3 -from ...............................4
Figure 4 -Barra Castle lands from Queen Street..................
Figure 5 -Willow tree................................................................
c.
Figure 6 -168 Benton - 1900 Queen Anne house............................................8
Figure 7 -172 Benton - c. 1900 Berlin vernacular house........................................8
Figure 8 -168 Benton - rear ..............................................................8
Figure 9 -172 Benton - rear ..............................................................8
Figure 10 -429 Queen Street South / 10 - 24 Mitchell Street from..........................9
Figure 11 -rear of 24 -10 Mitchell / 429 Queen South...........................................9
Figure 12 -Staebler House & Dutch House - IBI Group.............
Figure 13 -across Queen Street South............................
Figure 14 -432 Queen Street South (across the street) .........................................10
Figure 15 -looking south on Queen Street South..............................................11
Figure 16 -looking north on Queen Street South..............................................11
Figure 17 -north side - Benton Street...........................
Figure 18 -south side - Benton Street...........................
Figure 19 -original Barra Castle entry..........................
Figure 20 -Proposed Site Plan...................................
Figure 21 -former Barra Castle / 411 Queen Street South buildings and 168 & 172 Benton Street
residences overlaid on Proposed Site Plan..........................................14
Figure 22 -angular plane as viewed from Queen Street South....................................15
Figure 23 -angular plane as viewed from the west (Mitchell Stree...............................15
Urban Design Guidelines
Figure 24 -angular planes for 3 & 14 storey buildings across Que.16
Figure 25 -Queen Street South facade......................................................18
Figure 26 -Benton Street facades..........................................................18
Figure 27 -Barra Castle north facade.......................................................19
Figure 28 -Barra Castle south facade.......................................................19
Figure 29 -view from Queen Street South to Dutch House & Barra C............20
Figure 30 -view similar to figure 29............................
Figure 31 -from Queen Street South & Mitchell Street............
Figure 32 -from Benton Street...................................
Figure 33 -Landscape Plan...............................................................2
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
1.0BACKGROUND - REQUIREMENT for a HERITAGE IMPACT ASSESSMENT (HI
An HIA for this property was prepared in August 2009 and was subsequently approved, recommending that
portions of the Barra Castle be restored 1. A subsequent HIA was prepared July 19, 2010 in response to te
reference drafted with the understanding that the front portion of the Barra Castle was to be restored. During the
conduct of this HIA the proponent became aware that restoration
submitted August 19, 2010 in support of a Heritage Permit Application to demolish the Barra Castle and the
building at 411 Queen Street South 2. The August 19 th HIA was approved in September 2010. The Heritage
. This
Kitchener recommendation to demolish the structures was approved by City Council September 7, 2010 3
document uses and relies upon material from the earlier approved HIAs. It addresses the current construction
Scoped Terms of Reference
proposal and responds to the CityÓs October 2012 relating to potential impacts on
4
the Victoria Park Area Heritage Conservation District (VPHCD).
The subject property is 0.4079 ha (1.01 acres) in area and is lo
Mitchell Street and Courtland Avenue, extending through to Benton Street.
Victoria Park Area Heritage Conservation District (Figure 1), designated under
It is partially located within the
Ontario Heritage Act
Part V of the ; and therefore, development / redevelopment is subject to an HIA requirement.
Victoria Park Area
New building within the VPHCD is guided by the goals, policies and guidelines of the
Heritage Conservation District PlanPlan
. The encourages the retention and conservation of the historic
Plan
architectural integrity and details of buildings. The also speaks to conserving the heritage character and
VPHCD Plan
human scale of residential areas while encouraging compatible in
provides additional guidance specifically related to the Queen S
In the Queen Street South Corridor, zoning permits and encourages new high rise, high density development.
Major new buildings may be expected. This plan recognizes and supports the rights and
(VPHCD Plan)
privileges of property owners to redevelop in compliance with the Municipal Plan. This is not neces
contrary to heritage conservation. New high density, high rise building can be the heritage of tomorrow. The
1928 7-storey York Apartment building is an example of an early high rise building that is now part
(Figure 2)
of the Queen Street South heritage. ... ... a main goal is to ensure that new development enhance the historic
and civic character of Queen Street South. This will be achieved in large part through appropriate urban
1
Heritage Impact Assessment, Barra Castle, 399-411 Queen Street South, Kitchener,
Robert J Dyck Architect
& Engineer Incorporated, August 12, 2009
2
Heritage Impact Assessment in support of Heritage Permit Application - Proposed Demolition, Barra Castle
lands (399-411 Queen Street South), Kitchener
, The Landplan Collaborative Ltd., August 19, 2010
3
Appendix 2
4
ÐThese City of Kitchener HIA terms of reference (standard) have been scoped, in recognition of previous
City of
Heritage Impact Assessments which have been submitted and approved for the subject property.Ñ
Kitchener, Community Services Department - Planning Division, 393- 411 Queen Street South & 168-172
Benton Street Proposed Zone Change and Site Plan Applications Terms of Reference Ï Scoped Heritage Impact
Assessment
, October 2012 (Appendix 1)
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
design such that the building style, profile, massing and materials complement the special historic character
of Queen Street South.... ... This situation reflects the diversity of the Heritage Conservation District - the
stable and largely unchanging residential areas and the dynamic
...
5
Ontario Heritage Act
Figure 1subject property in the context of Part IV& Part V designated & listed properties
VPHCD Plan
after: , Nicholas Hill, May 1996 & City of Kitchener Municipal Heritage Register, November 2010
5
Victoria Park Area Heritage Conservation District Plan
, City of Kitchener, Nicholas Hill, Architect-Planner,
May 1996
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
VPHCD Plan
Figure 2from: , 1996
Queen Street South Mixed Use Corridor
The subject property is also located within the and development /
City of Kitchener
redevelopment is therefore guided by the Mixed Use Corridor Official Plan Policies and the
Urban Design ManualPart B: Design Briefs
; specifically, 6.
6
City of Kitchener Urban Design ManualPart B: Design Briefs
- , 2012
http://www.kitchener.ca/en/businessinkitchener/resources/MixedUseCorridorDesignBrief
JUNE2012Revised.pdf , accessed December 4, 2012
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Urban Design
Figure 3 from the
Manual
identifies the 399-411
Queen Street South and 168-172
Benton Street properties as not
being ÐlistedÑ, or ÐdesignatedÑ
under Part IV of the Ontario
Heritage Act. 399-411 Queen
Street South is within the Part V
designation; 168-172 Benton is not.
(see figure 1).
Manual
In the , the Queen Street
frontage it is recommended to
strengthen the historic streetscape
through pedestrian scale lighting,
historic street signs, avenue trees
(tree lined boulevard), period style
street furniture, decorative pillar
fencing and compatible building
design. Consider incorporating
artistic and cultural heritage
features into public infrastructure.
7
The Corridor strategies include:
¤Land Use: Encourage compact
residential uses and
commercial uses with emphasis
on professional services,
restaurants and convenience
retail. Maintain existing single
detached houses and encourage
home businesses.
¤Built Form: Encourage mid to
high-rise forms (4-10 storeys)
north of Courtland Avenue.
Encourage built form compatible, low to mid-rise forms, with surrounding historic neighborhood
(sic)
south of Courtland. Consider special massing exercise for zonin
¤Building Design: Incorporate traditional building materials, compatible rooflines, and historical elements
into new building designs. Encourage brick finish. Ensure mid and high-rise forms contribute to
interesting skyline while also emphasizing the pedestrian scale
¤Linkages: Maintain, and improve pedestrian linkages across corridor.
¤Parking: Encourage parking in side and rear yards with intensive landscape buffering from the street.
7
City of Kitchener Urban Design ManualPart B: Design Briefs
- , 2012, pp. B-47-50
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¤Streetscape: Strengthen historic streetscape through pedestrian scale lighting, historic street signs, avenue
trees (tree lined boulevard), period style street furniture, decr fencing and compatible building
design. Consider incorporating artistic and cultural heritage features into public infrastructure.
¤Signage: Encourage small scale ground supported signs.
¤Lighting: Civic Street. Introduce pedestrian scale lighting along Queen Street and Courtland Avenue
between Queen Street and David Street.
8
Official Plan
Part 3 of the CityÓs contains Commercial Area policies for Mixed Use Corridors. Pol
that:
... New development shall be compatible with surrounding residential neighborhoods and will be of an
(sic)
appropriate height and density in relation to adjacent low rise residential development. In locations that
immediately abut low rise residential land uses, new development shall be permitted having a maximum Floor
Space Ratio ranging between 0.6 and 2.0. However, new developme
maximum Floor Space Ratio in locations which abut arterial or major collector roads, are well separated
from low rise residential development and have adequate municipal infrastructure. In such cases, the City
of Kitchener may impose a minimum Floor Space Ratio of 1.0 and a
9
Further to on-going discussions with City of Kitchener staff regarding the redevelopment of 399-411 Queen
Street South (Formerly the Barra Castle) & 168-172 Benton Street, an application for re-zoning 399-411 Queen
re-zoning
Street South & 168-172 Benton Street was made January 18, 2013 (
application
includes the following proposed regulations.
September 27, 2013
The owner is proposing to keep the existing zoning categories of Low Intensity Mixed Use Corridor (MU-1),
Commercial Residential Two Zone (CR-2) and Existing Use Zone (E-1) as they apply to the lands, and to change
the special regulations to permit the proposed redevelopment as
¤To add new Special Regulation A to Areas 1, 2 & 3 to allow the
be calculated across the entire property.
¤To add a new Special Use Provision to Area 3 to permit th
fronting Benton Street (the current zoning only permits existing semi-detached dwellings).
¤To remove Holding Provision 20H from Area 3 as the Region will no longer be proceeding with the
Queen/Benton Diversion.
¤To remove Special Regulation 517R from Area 2 and replace it with new Special Regulation
Provision ÐB that will apply to Areas 2 & 3.
The new provision will carry over existing regulations contained in 517R as follows:
minimum front yard setback of 18.4 metres
N
maximum front yard setback of 25.0 metres
N
restricting parking from the front yard
N
defining the southwesterly property line as the line shared betw
N
Street South and 10, 14, 20 & 24 Mitchell Street
8
Ibid
, pp. B-47, B48
9
City of Kitchener Official Plan
, November 10, 2009, Part 3, Page 13-31
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minimum setback from the southwesterly property line for any bui
N
height shall be 1.2 metres
minimum setback from the southwesterly property line for any building equal to or greater than 4.5
N
metres in height shall be 5.6 metres
The following regulations are proposed to be changed:
the property line adjacent to Queen Street South is proposed to be deemed the front property line
N
and the property line adjacent to Benton Street is proposed to be deemed rear property line
(currently, the rear property line is defined as the common property line between 399-411 Queen
Street South and 168-172 Benton Street)
The minimum rear yard setback (to Benton Street) is proposed to
N
yard setback is 7.5 metres to the common property line between 3
168-172 Benton Street).
The maximum building height is proposed to be 19.5 metres (cur
N
height is restricted to 13.5 metres or 19.5 metres provided that
beyond 13.5 metres a minimum of 0.6 metres of additional setback from the rear property line is
provided (former common property line between 399-411 Queen Street South and 168-172 Benton
Street).
The following new regulations are proposed:
To permit a minimum of one parking space per residential unit in the CR-2 zone (this is the parking
N
rate that currently applies to the MU-1 zone).
The Heritage Impact Assessment must consider the proposed development in relation to all applicable Provincial,
Regional and Municipal policies, guidelines and principles. This includes the current Zoning By-law. The
10
proposal has been designed under the provisions of the by-law am
The proposal generally complies with the current Zoning By-laws. The minor modifications requested would
not be enough to cause a difference in heritage impact. In summary, the heritage impact from the development
proposal is considered to be unaffected by the proposed zoning a
2.0HERITAGE IMPACT ASSESSMENT REQUIREMENTS
2.1Present owner contact information
Polocorp Inc.
379 Queen Street South, Kitchener, ON N2G 1W6
attention: Mr. Mike Puopolo, Business/Financial Administrator
(519) 745-3249 ext. 1305 mike@polocorpinc.com
2.2Site history
The HIA should provide a description of events which led to the demolition of the Barra Castle and the
10
City of Kitchener Development and Technical Services Department
Reference
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
current development proposalHeritage Impact Assessment in support
For a history of the site, refer to
11
of Heritage Permit Application - Proposed Demolition, Barra Castle lands (399-411 Queen Street South),
Kitchener
, The Landplan Collaborative Ltd., August 19, 2010
Mr. Puopolo responded to questions advising that the most recent structural analysis revealed too many
deficiencies in the wall and concrete of the front façade such that it is no longer economically viable
to restore.
See Appendix 2
12
2.3Description of natural heritage elements, landscaping and surrounding context
13
There are no natural heritage elements on the property. The onl
Salix alba ÒTristisÓ
Weeping Willow () that is in very poor condition, and should be removed. (Figure
Figure 4Barra Castle lands from Queen Street
Figure 4 is a current (December 2012) photograph of the vacant
Figure 5willow tree
property. The Barra Castle lands are located on the southwester
edge of the Victoria Park Area Heritage Conservation District. Lands immediately adjacent at the rear are
not within the VPHCD. The nearest Part IV Designated property is at the northeast corner of Queen Street
South and Courtland. There are no other Part IV Designated properties within sight of the Barra Castle lands
(Figure 1).
Two properties lie immediately to the rear of the Barra Castle l
occupied by late 19 / early 20 century residences on fairly large, deep lots, are part of the application for
thth
the Barra Castle project and will be demolished for that purpose. Owned by the Regional Municipality of
11
City of Kitchener, Community Services Department - Planning Division, 393- 411 Queen Street South &
168-172 Benton Street Proposed Zone Change and Site Plan Applications Terms of Reference Ï Scoped
Heritage Impact Assessment
, October 2012
12
City of Kitchener Council Meeting, September 07, 2010
13
Terms of Reference Ï Scoped Heritage Impact Assessment
, October 2012 - ÐIn this regard, the HIA should
describe the current condition and attributes of the subject property and its relationship to the surrounding
context (including surrounding properties located within the VPHCD and the Queen Street South streetscape).Ñ
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
Waterloo in anticipation of the proposed Queen / Benton diversion they are no longer needed for this
purpose with the cancellation of that proposal. They are not within the VPHCD. Neither property is listed
14
Index of Non- Designated Properties of Heritage Value or Interest
on the , June 2012. Figures 6, 7, 8 and
9 are views of the properties at 168 and 172 Benton Street from
c.
Figure 6168 Benton - 1900 Queen Anne house
Figure 7172 Benton - c. 1900 Berlin vernacular house
Figure 9172 Benton - rear
Figure 8168 Benton - rear
14
As part of the Regional Transportation Master Plan approved by Council, the Benton Road Diversion is no
longer a future planned Regional road and the RegionÓs new adopt
Road Diversion
. Region of Waterloo Corporate Resources, Legal Services, Facili
Services Report: CR-RS-11-073/CR-FM-11-025, Surplus Declaration and Sale Î 168 Benton Street, Kitchener,
November 8, 2011.
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
circa
168 Benton Street is a painted, buff brick, 1½ storey, Queen Anne style house, 1900. It has been
occupied by multiple tenants and is in visibly poor condition, not having been maintained for some time.
A rear summer kitchen wing has been removed, exposing the original colour of the brick. (Figure 8)
circa
172 Benton Street is a buff brick, 2-storey, gable-roofed, Berl 1900. A later,
large, 2-storey, hip-roofed brick addition is at the rear and a later porch addition graces the front. (Figures
9 & 7)
Five properties are adjacent to the southerly boundary of the Barra Castle lands, four on Mitchell Street, and
one on Queen Street South. (Figures 10 & 11) Some of these turn-century single family
th
residences appear to house multiple tenancies at present. They
Figure 10left to right - 429 Queen Street South / 10 - 24 Mitche
Figure 11left to right - rear of 24 -10 Mitchell / 429 Queen South
Beyond the houses on Mitchell Street a high rise apartment build
property on the northerly Barra Castle lands boundary contains two Victorian residences (the Staebler House
and Dutch House), now housing the offices of IBI Group and a hair salon respectively (Figure 12). These
properties are within the VPHCD.
Properties across Queen Street South, also within the VPHCD, include a contemporary office building, a
number of early houses converted to office and / or commercial uses, shops, and a 14 storey high rise
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apartment building (Figures 13 and 14)
Figure 12Staebler House & Dutch House - IBI Group
Figure 13across Queen Street South
The Queen Street South streetscape at and
near the Barra Castle lands features a wide
range of setbacks, from zero to 28 metres.
Building styles, ages, heights and massing
varies from two storey former residences
to 14 storey apartment buildings.
Boulevards are narrow and sidewalks are
modest. Overhead hydro lines with
concrete poles and cobra head streetlights
frame the east side of the street (Figures
15 & 16).
Figure 14432 Queen Street South (across the street)
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
Figure 15looking south on Queen Street South
Figure 16looking north on Queen Street South
The Benton Street streetscape is comprised of mostly single fami - early 20 century homes,
thth
many of which have been subdivided into multiple tenancies. The homes are exclusively brick and mostly
1½ or 2 storeys in height, on relatively large lots with a modest setback from the street. (Figures 17 & 18)
Figure 17north side - Benton Street
Figure 18south side - Benton Street
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2.4Documentation of the heritage resource
15
The property is devoid of a heritage resource, the resource having been the Barra Castle, now demolished.
2.5Potential heritage impacts
16
Terms of Reference the impact of the proposed development on any
The require the HIA to address ...
heritage attributes of the subject property, as well as impact on surrounding properties located within the
VPHCD and the Queen Street South streetscape. Potential impacts may include those that are visual /
contextual, as well as physical / structural.
17
The redevelopment of the Barra Castle lands is intended to recreate the historic use as a high quality, multi-
residential building.
There are no heritage attributes remaining on the subject
property, the former heritage resource having been
demolished. Commemorative, interpretive signage will
be incorporated in the landscape.
With respect to potential impact on surrounding
properties in the VPHCD and the Queen Street
streetscape, the proposed Site Plan is pictured in Figure
20. The footprint of the former Barra Castle and former
411 Queen Street South buildings is overlaid on the
current site plan for comparison. (Figure 21) The former
411 Queen Street South building had a 1.5 metre setback
from the street and the former Barra Castle was set back
some 28 metres. The proposed building is set back
approximately 18.5 metres. Former side yards ranged
from 0.11 to 2.4 metres. Relevant proposed side yards
are approximately 1.3 and 1.5 metres. Building
coverage was approximately 35%. Proposed building
coverage is about 38%. The Barra Castle building
height is 23.2 metres (5 storeys). The proposed
Figure 19original Barra Castle entry
15
City of Kitchener, Community Services Department - Planning Division, 393- 411 Queen Street South &
168-172 Benton Street Proposed Zone Change and Site Plan Applications Terms of Reference Ï Scoped
Heritage Impact Assessment
, October 2012 - ÐIn this regard, the details of how the proposed development (site
and building design) mitigates impact on the heritage attributes of the subject property and surrounding protected
properties, and contributes to the character of the VPHCD and Qu
explained.Ñ
16
Ibid
- ÐAngular plane analysis and 3D massing modeling including vie
Street South should be provided and analyzed..Ñ
17
Ibid
- :... the details of how the proposed development (site and building design) mitigates impact on the heritage
attributes of the subject property and surrounding protected properties, and contributes to the character of the
Ñ
VPHCD and Queen Street South streetscape should be fully explained.
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
An angular plane study shows the relationship of the proposed building mass to the neighbouring properties
and the street. (Figures 22 and 23)
Polocorp
Figure 22angular plane as viewed from Queen Street South -
In Figure 22, angular planes are illustrated as viewed from Queen Street South. Mitchell Street is on the
right in the figure.
Polocorp
Figure 23angular plane as viewed from Mitchell Street -
Figure 23 illustrates the angular planes as viewed from the sout
(from Queen Street) is 48.6 and the rear 27.7 from Benton Street.
Urban Design Guidelines
from:
zoning
angular planeproposalCR-2MU-1
front48.576060
side (Mitchell Street)73.576060
side (Dutch House)85.2n/a*n/a*
rear27.726060
* n/a - abuts lands under same ownership
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
Urban Design Guidelines
Angular planes generally meet the with the exception of the plane from the
southerly (Mitchell Street side) property line. As the proposed building is on the north side, shadowing is
not an issue.
Urban Design Guidelines
Angular planes in the immediate neighbourhood vary, with many ex
of 60 (see Figure 22).
Figure 24
Angular Planes for the 3 storey and
14 storey buildings across Queen Street
Urban Design Guidelines
exceed the
The architectural style of the proposed building is contemporary
To harmonize with the surrounding heritage district, the exterior architectural design for Barra Castle
includes the following:
¤red brick with buff brick as the predominate exterior material
elements, including an iconic feature bay front;
¤a continuous cornice line providing a strong top to the buildin
extending the bay window up;
¤top storey is clad in a lighter buff colour brick to ÒlowerÓ th
more distinct roof line;
¤main entrance door centred on the walkway from the street, and
announce the main arrival to the building.
The following figures (25 through 28 and 30 through 32) are take
and architectural massing, style and colours.
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IBI Group
Figure 25Queen Street South facade -
IBI Group
Figure 26Benton Street facades -
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IBI Group
Figure 27Barra Castle - north facade -
IBI Group
Figure 28Barra Castle - south facade -
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Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
Figure 29view from Queen Street South to Dutch House & Barra Castle - Feb
IBI Group
Figure 30view similar to figure 29 above -
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IBI Group
Figure 31from Queen Street South & Mitchell Street -
IBI Group
Figure 32from Benton Street -
The proposal includes a substantial landscape component along th
landscaped terraces on the south, east and north sides. (Figure
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IBI Group
Figure 33Preliminary Landscape Plan - , March 20, 2013
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2.6Conservation - principles and mitigation
18
Victoria Park Area Heritage Conservation District Plan
Some guidance to conservation is provided in the ,
i.e.
:
¤NEW BUILDING
INTRODUCTION
In the Queen Street South corridor, zoning permits and encourages new high rise, high density
development. Major new building may be expected. This plan recognizes and supports the rights and
privileges of property owners to redevelop in compliance with the Municipal Plan. This is not neces
considered contrary to heritage conservation.
New high density, high rise building can be the heritage of tomorrow. The 1928 7-storey York Apartment
building is an example of an early high rise building that is no
.... a main goal is to ensure that new development enhance the historic and civic character of Queen Street
South. This will be achieved in large part through appropriate
profile, massing and materials complement the special historic character of Queen Street South. The
contemporary addition to the Bread and Roses Housing Coop is an excellent example of the achievement
of this goal - a blend of old and new. This situation reflects the diversity of the Heritage Conservation
District - the stable and largely unchanging residential areas a
South corridor. It is considered a healthy challenge to heritage conservation - accommodating change
and contemporary redevelopment, which will become the heritage of tomorrow.
POLICIES
Public RealmNew building shall contribute to the public realm of
perceived as an historic, gracious and tree-lined thoroughfare.
The development contributes to the public realm of Queen Street South. Its setback is a transition from
its southerly neighbours to its neighbours to the north, which are at a higher elevation, striking a balance
between the two. The tree-lined street is enhanced with new street tree plantings on private prope
.
the boulevard is too narrow
PedestrianNew building shall emphasize a human scale that create
Scalelivable streetscape.
Ground floor uses which can animate and enliven the public street are encouraged.
The visual mass of the building is lowered by cladding the upper storey in a lighter colour brick. The
main entrance door is centred on the walkway from the street, an
announcing the main pedestrian arrival to the building. The Òfront yardÓ is a landscaped garden provided
with human scale amenities.
DesignContemporary design of a high quality shall be achieved that is complementary to the
historic character of the Area in terms of massing, materials an
The contemporary design features an iconic bay window, providing
continuous cornice line provides a strong top to the building.
18
Ibid
- ÐIn this regard, the HIA should also make reference to the specific policies and guidelines contained within
the Victoria Park Area Heritage Conservation District PlanÑ
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LocationNew building shall be located to create streetscape continuity and pedestrian scale.
ÒPublic RealmÓ Pedestrian ScaleÓ
See and Òabove.
DensityEvery effort shall be made to blend new high rise building with neighbouring low rise
residences. This could include varied building heights and elev
up of the building mass.
The building is founded on a podium or terrace, with the mass of
building mass is further broken with a large bay window treatment and a rhythmic fenestration in materials
and colours similar to those in the area.
HeightDesign treatments to lessen the perception of height in new high rise development shall
be considered, such as facade setbacks, mansard roofs, gables and varying building
finishes and textures.
The visual mass of the building is lowered by cladding the upper storey in a lighter colour brick. On the
front elevation, the bay window is extended upwards.
MaterialsMaterials typical of the historic Area, such as brick, shall be used.
Red and buff brick, both predominant in the Area and the immediate environs are proposed.
RoofsRoofs shall be designed to create an attractive skyline and screen roof equipment.
A continuous cornice line provides a strong top to the building. Rooftop equipment is not visible from
the ground.
WindowsThe appearance, placement and proportion of windows shall be complementary to
historic windows in the Area, if possible.
Not applicable.
VerandahsVerandahs shall be incorporated, wherever possible, to continue an historic tradition in
the Area.
Not applicable.
ColoursColours of paint and materials shall be complementary to the historic character of the
Area.
Red and buff brick, both predominant in the Area and the immediate environs are proposed.
ConservationWhere historic buildings are integrated into new building developments, the following
approaches are encouraged in order of preference:
Preservation / Conservation - maintaining historic buildings wit
Adaptive Reuse - reusing historic buildings with restoration and
Incorporation - adaptive reuse that typically requires significa
Not applicable.
LandscapingLandscaping should enhance new building and the Queen Street South streetscape.
Landscaping should create continuity in the streetscape between adjacent properties,
where possible.
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Plant material, where appropriate, should be used to soften buil
to maintain a human scale for pedestrians.
Landscaping should screen and buffer service areas, parking, ope
unsightly areas where required.
Landscaping should buffer high density buildings from low density where required.
19
The Òfront yardÓ is comprised of a substantial landscape garden with pedestrian amenities open to the
street. Deciduous shade trees reinforce the existing trees on the neighbouring property to the north.
Private, landscaped terraces are located on the south, east and north sides and screen planting and fencing
is provided on both the south and east sides. Service areas and
neighbours and the street. Parking is situated in the building, with visitor parking at the rear accessed from
Benton Street. (Figure 31)
2.7Summary of conservation principles and how they will be used
Standards and Guidelines for the Conservation of Historic Places in Canada
Parks CanadaÓs provides
ÐGeneral StandardsÑ for all projects. Because the heritage bui
which apply to character-defining elements of heritage structure
2.8Proposed alterations justified and explained
20
The loss of cultural heritage value criterion does not apply. There is no cultural heritage value remaining
on the site. With regard to the impact on the streetscape / neighbourhood context, see paragraphs 2.5 and
2.6 above.
2.9Recommendations
21
The new building, its location on the site, and its landscape shall conform to the applicable conservation
Victoria Park Area Heritage Conservation District Plan
principles set out in the and as elaborated upon in
paragraph 2.6 above.
2.10Qualifications of the author completing the Heritage Impact
See appendix 4.
19
Victoria Park Area Heritage Conservation District Plan
, City of Kitchener, Nicholas Hill, Architect-Planner,
May 1996, pp. 67-68
20
City of Kitchener, Community Services Department - Planning Division, 399 - 411 Queen Street South (former
Barra Castle property), Heritage Impact Assessment - Scoped Terms of Reference
, January 28, 2011 Ð... as to
the loss of cultural heritage value and impact on the streetscap
21
ibid
ÐRecommendations shall be as specific as possible, describing and illustrating locations, elevations,
materials, landscaping, etc.Ñ
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3.0SUMMARY STATEMENT and CONSERVATION RECOMMENDATIONS
22
¤With respect to Ðthe significance and heritage attributes of the subject propertiesÑ, the significance is
limited to the former building that occupied the property, its unusual characteristics, its former owner /
designer / builder, and some of its occupants. Interpretive, commemorative signage will be placed on the
site.
¤Regarding Ðimpact the proposed development will have on the heritage attributes of the subject properties
and on the attributes of surrounding protected heritage propertyÑ, although a building of greater mass and
height than those which it replaces is proposed, no negative impacts on the heritage attributes of the
surrounding heritage properties are expected.
¤As far as Ðwhat conservation or mitigative measures, or alternative development, or site alteration
approaches are recommendedÑ, if the conservation principles espoused in paragraph 2.6 above are adhered
to, no other mitigating measures, alternative developments, or site alterations are recommended.
¤Respecting Ðclarification as to why specific conservation or mitigative measures, or alternative
development or site alteration approaches are not appropriateÑ,
Victoria Park Area Heritage Conservation District Plan
zoning by-laws. It conforms to the new building
Mixed Use Corridor Design Brief
principles; the Mixed Use Corridor Official Plan Policies and th
ÐStrategiesÑ and ÐGuidelinesÑ for the Queen Street South Corridor. Conservation or mitigating measures
do not apply and alternative development or site alteration approaches are not necessary as the proposal
meets policies and by-laws and has no negative impact on the Her
4.0MANDATORY RECOMMENDATION
Not applicable 23
This heritage impact assessment is respectfully submitted by:
The Landplan Collaborative Ltd.
per: Owen R. Scott, OALA, FCSLA, CAHP
22
Ibid
-ÐThe summary statement should provide a full description of:
¤The significance and heritage attributes of the subject properties.
¤The identification of any impact the proposed development will have on the heritage attributes of the
subject properties and on the attributes of surrounding protected heritage property (located within
the VPHCD).
¤An explanation of what conservation or mitigative measures, or alternative development, or site
alteration approaches are recommended.
¤Clarification as to why specific conservation or mitigative measures, or alternative development or
site alteration approaches are not appropriate.Ñ
23
Ibid
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REFERENCES
Heritage Impact Assessment, Barra Castle, 399-411 Queen
Robert J Dyck Architect & Engineer Incorporated,
Street South, Kitchener
, August 12, 2009.
Heritage Impact Assessment in support of Heritage Permit Application -
The Landplan Collaborative Ltd.,
Proposed Demolition, Barra Castle lands (399-411 Queen Street So
, August 19, 2010
Victoria Park Area Heritage Conservation District Plan
Hill, Nicholas, Architect-Planner, , City of Kitchener, May
1996.
Index of Properties Designated under Part IV of the Ontario Heri
City of Kitchener , June 2012.
Index of Properties Designated under Part V of the Ontario Herit
City of Kitchener , March 2012.
Index of Non-designated Properties of Heritage Value or Interest
City of Kitchener , June 2012.
Heritage Permit Application Submission Guidelines
City of Kitchener, , Development & Technical Services
Department, January 28, 2011.
City of Kitchener, Community Services Department - Planning Division, Record of Pre-submission Consultation,
Feb 10/09
393- 411 Queen Street South & 168-172
City of Kitchener, Community Services Department - Planning Divi
Benton Street Proposed Zone Change and Site Plan Applications Terms of Reference Ï Scoped Heritage
Impact Assessment
, October 2012
City of Kitchener, Development & Technical Services Committee re, ÐQueen Street South Mixed
Use Corridor City-initiated Zone ChangeÑ, March 29, 2010
, ÐZone Change
City of Kitchener, Community Services Department - Planning Division, Circulation Letter
Application ZC13/10/Q/GS, 399-411 Queen Street South & 168-172 Benton StreetÑ, September 6, 2013
Standard & Guidelines for the Conservation of Historic Places i
Parks Canada, , www.pc.gc.ca 2003.
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Scoped Heritage Impact Assessment Appendix 11
1
Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
City of Kitchener
Community Services Department - Planning Division
393- 411 Queen Street South & 168-172 Benton Street
Proposed Zone Change and Site Plan Applications
Terms of Reference Ï Scoped Heritage Impact Assessment
October 2012
1.0 Background
A Heritage Impact Assessment is a study to determine the impacts
heritage resources within a defined area proposed for future dev
inventory of all cultural heritage resources within the planning
report which identifies all known cultural heritage resources, a
resources, and makes recommendations toward mitigative measures
impacts to those resources. A Heritage Impact Assessment may be
listed on the City's Heritage Advisory Committee Inventory; list
Register; designated under the Ontario Heritage Act; or where development is proposed adjacent to a
protected heritage property. The requirement may also apply to u
resources which are discovered during the development applicatio
These City of Kitchener HIA terms of reference (standard) have b
previous Heritage Impact Assessments which have been submitted a
property. Sections not required are noted (by strikethrough). R
relevance to the subject property/proposed development are noted
2.0 Heritage Impact Assessment Requirements
It is important to recognize the need for Heritage Impact Assess
development or alteration. Notice will be given to the property owner and/or their representative as early
as possible. When the property is the subject of a Plan of Subdi
of a Heritage Impact Assessment requirement will typically be given at the pre-application meeting,
followed by written notification to include specific terms of reference. The notice will inform the property
owner of any known heritage resources specific to the subject property and,provide guidelines to
completing the Heritage Impact Assessment.
The following minimum requirements will be required in a Heritag
2.1Present owner contact information for property proposed for development and/or site alteration.
2.2A detailed site history to include a listing of owners from the Land Regis
of the site land use(s).
The HIA should provide a description of events which led to the demo
and the current development proposal.
2.3A written description of the buildings and structures on the subject properties including: building
elements, building materials, architectural and interior finishe natural heritage elements, and
1 - 31
Scoped Heritage Impact Assessment Appendix 12
2
Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
landscaping. The description will also include a chronological
development, such as additions and demolitions.
The report shall include a clear statement of the conclusions re
value and interest as well as a bullet point list of heritage at
In this regard, the HIA should describe the current condition an
property and its relationship to the surrounding context (includ located
within the VPHCD and the Queen Street South streetscape).
2.4Documentation of the subject properties to include: current p
buildings, and a site plan drawn at an appropriate scale to understand the context of the
buildings and site details. Documentation shall also include, where availabl
and historical photos, drawings or other available and relevant
In this regard, the details of how the proposed development (sit
impact on the heritage attributes of the subject property and su
and contributes to the character of the VPHCD and Queen Street S
fully explained.
2.5An outline of the proposed development, its context, and how it will impact the properties
(buildings, structures, and site details including landscaping). In particular, the potential visual
and physical impact of the proposed development on the identified heritage attributes of the
subject properties and surrounding protected heritage properties, shall be assessed.
The Heritage Impact Assessment must consider potential negative impacts as identified in the
Ministry of Culture’s Ontario Heritage Tool Kit. Negative impacts may include but are not limited
to: alterations that are not sympathetic or compatible with the cultural heritage resource;
demolition of all or part of a cultural heritage resource; etc. The outline should also address the
influence and potential impact of the development on the setting and character of the subject
properties and surrounding protected heritage properties.
Of particular interest will be the impact of the proposed development on any heritage attributes
of the subject property, as well as impact on surrounding properties located within the VPHCD
and the Queen Street South streetscape. Potential impacts may include those that are
visual/contextual, as well as physical/structural. Angular plane analysis and 3D massing
modeling including views from east and west bound along Queen Street South should be
provided and analyzed.
2.6Options shall be provided that explain how the cultural heritage resources may be conserved,
relating to their level of importance. Methods of mitigation may include, but are not limited to
preservation/conservation in situ, adaptive re-use, relocation, commemoration and/or
documentation. Each mitigative measure should create a sympathetic context for the heritage
resource.
In this regard, the details of how the proposed development (site and building design) mitigates
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Scoped Heritage Impact Assessment Appendix 13
3
Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
impact on the heritage attributes of the subject property and surrounding protected properties,
and contributes to the character of the VPHCD and Queen Street South streetscape should be
fully explained.
2.7A summary of the conservation principles and how they will be used must be included. The
conservation principles may be found in publications such as: Parks Canada Standards and
Guidelines for the Conservation of Historic Places in Canada; Eight Guiding Principles in the
Conservation of Building Heritage Properties, Ontario Ministry of Culture; and, the Ontario
Ministry of Culture’s Ontario Heritage Tool Kit (all available online).
In this regard, the HIA should also make reference to the specific policies and guidelines
contained within the Victoria Park Area Heritage Conservation District Plan.
2.8Proposed alterations and demolitions must be justified and explained as to the loss of cultural
heritage value and impact on the streetscape/neighbourhood context.
2.9Recommendations shall be as specific as possible, describing and illustrating locations,
elevations, materials, landscaping, etc.
2.10The qualifications and background of the person(s) completing the Heritage Impact Assessment
shall be included in the report. The author(s) must demonstrate a level of professional
understanding and competence in the heritage conservation field of study. The report will also
include a reference for any literature cited, and a list of people contacted during the study and
referenced in the report.
3.0Summary Statement and Conservation Recommendations
The summary statement should provide a full description of:
•The significance and heritage attributes of the subject properties.
•The identification of any impact the proposed development will have on the heritage
attributes of the subject properties and on the attributes of surrounding protected heritage
property (located within the VPHCD).
•An explanation of what conservation or mitigative measures, or alternative development, or
site alteration approaches are recommended.
•Clarification as to why specific conservation or mitigative measures, or alternative
development or site alteration approaches are not appropriate.
4.0Mandatory Recommendation
The consultant must write a recommendation as to whether the subject properties are worthy
of heritage designation in accordance with the heritage designation criteria per Regulation 9/06
of the Ontario Heritage Act. Should the consultant not support heritage designation then it must
be clearly stated as to why the subject property does not meet the criteria as stated in
Regulation 9/06.
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Scoped Heritage Impact Assessment Appendix 14
4
Barra Castle lands (393- 411 Queen Street South & 168-172 Benton Street), Kitchener
The following questions must be answered in the final recommendation of the report:
1.Do the properties meet the criteria for Listing on the Municipal Heritage Register as a
Non-Designated Property of Cultural Heritage Value or Interest?
2.Do the properties meet the criteria for heritage designation under Ontario Regulation 9/06
of the Ontario Heritage Act? Why or why not?
3.If the subject properties do not meet the criteria for heritage designation then it must be
clearly stated as to why they do not.
4.Regardless of the failure to meet criteria for heritage designation, do the properties warrant
conservation as per the definition in the Provincial Policy Statement? Why or why not?
5.0Approval Process
Fifteen (15) hard copies of the Heritage Impact Assessment and one electronic pdf format
burned on CD shall be provided to Heritage Planning staff. Both the hard and electronic copies
shall be marked with a DRAFT watermark background. The Heritage Impact Assessment will
be reviewed by City staff to determine whether all requirements have been met and to review
the preferred option(s). Following the review of the Heritage Impact Assessment by City staff,
five (5) hard copies and one electronic copy of the final Heritage Impact Assessment (DRAFT
watermark removed) will be required . The copies of the final Heritage Impact Assessment will
be considered by the Director of Planning. Note that Heritage Impact Assessments may be
circulated to the City’s Heritage Kitchener Committee for information and discussion. A Site Plan
Review Committee meeting may not be scheduled until the City’s Heritage Kitchener Committee
has been provided an opportunity to review and provide feedback to City staff.
Heritage Impact Assessments may be subject to a peer review to be conducted by a qualified
heritage consultant at the expense of the City of Kitchener. The applicant will be notified of
Staffs comments and acceptance, or rejection of the report. An accepted Heritage Impact
Assessment will become part of the further processing of a development application under the
direction of the Planning Division. The recommendations within the final approved version of
the Heritage Impact Assessment may be incorporated into development related legal
agreements between the City and the proponent at the discretion of the municipality.
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Appendix 2
City of Kitchener Council Meeting
excerpt from minutes of September 07, 2010 meeting
Mr. Mike Puopolo Polocorp Inc attended in support of Clause 2 of the Heritage Kitchener report August 31, 2010
meeting concerning a Heritage Permit Application 2010 V016 to permit demolition of the remaining front section
of the building known as the Barra Castle and a two storey building at the property known municipally as 393-411
Queen Street South.
Mr. Puopolo responded to questions advising that the most recent
deficiencies in the wall and concrete of the front façade such that it is no longer economically viable to restore.
He stated that it is proposed to replicate the façade with concr
quotations are being received from potential contractors in regard to replication of the heritage features.
Councillor J. Gazzola raised concerns that following the CommitteeÓs vote information came to light that the cost
to replicate the façade may cost more than to save what can be saved of the existing structure. Mr. Puopolo
responded that estimates received relative to restoration of the facade have ranged from $300 to $500 per square
foot and to date 4 reputable contractors have agreed that estima
is reasonable.
Moved by Councillor J. Gazzola
Seconded by Councillor K. Galloway
That Clause 2 of the Heritage Kitchener report August 31, 2010 meeting be adopted.
Carried
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Appendix 3
Barra Castle Circulation Letter
Katie Anderl
Senior Planner
CSD - Planning Division
Kitchener City Hall, 6th Floor
200 King Street West, P.O. Box 1118
Kitchener ON N2G 4G7
Phone: 519.741.2200 x7987 Fax: 519.741.2624 TTY: 1.866.969.9994
katie.anderl@kitchener.ca
September 6, 2013
Dear Property Owner/Agency:
Application #: Zone Change Application ZC13/10/Q/GS
Address: 399-411 Queen Street South & 168-172 Benton Street
Owner: Polocorp Inc. & Barra on Queen Inc.
Ward: Ward 9
The City of Kitchener has received an application for a Zone Change for 399 Î 411 Queen Street South and
168-172 Benton Street, as shown on the map above, and on the attached Map 1.
1 - 36
Appendix 3
Barra Castle Circulation Letter
Proposal
The property owner is proposing to merge the properties currently known as 399-411 Queen Street South and
168-172 Benton Street in order to redevelop them with a 5 storey multiple dwelling facing onto Queen Street
South, and two semi-detached dwellings fronting onto Benton Street.
Current Uses and Existing Zoning
399-411 Queen Street South (Areas 1 and 2 on Map 1) Î This parcel formerly contained the Barra Castle apartment
building, which was demolished in 2011. It is currently vacant. This property is designated Mixed Use Corridor
and Open Space in the Mill Courtland Secondary Plan, which permits the proposed residential redevelopment.
It is zoned Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulations 1R and 517R. The MU-1
zone permits multiple dwellings as well as a range of commercial uses. Special Regulation 1R identifies that a
portion of the lands are regulated by the Grand River Conservation Authority. Special Regulation 517R
implements a number of special setback regulations for front, side and rear yards, parking and building height
which generally permit the proposed development on this portion of the lands. A corner of the lands are zoned
Existing Use Zone (E-1) which recognizes that it is within the f
168-172 Benton Street (Area 3 on Map 1) 168 Benton Street currently contains a single detached dwelling and
170-172 Benton contains a semi-detached dwelling. These dwellin
their future redevelopment. These properties are designated Med
Courtland Secondary Plan which permits the proposed residential uses. These lands are zoned Commercial
Residential Two Zone (CR-2) with Holding Provision 20H. The Commercial Residential Zone permits a range
of medium density residential and commercial uses. Holding Provision 20H restricts development on the lands
until such time as the Region of Waterloo has acquired lands for
Proposed Zoning
The owner is proposing to keep the existing zoning categories of Low Intensity Mixed Use Corridor (MU-1),
Commercial Residential Two Zone (CR-2) and Existing Use Zone (E-1) as they apply to the lands, and to change
the special regulations to permit the proposed redevelopment as
¤To add new Special Regulation A to Areas 1, 2 & 3 to allow the
be calculated across the entire property.
¤To add a new Special Use Provision to Area 3 to permit the proposed semi-detached dwellings
fronting Benton Street (the current zoning only permits existing semi-detached dwellings).
¤To remove Holding Provision 20H from Area 3 as the Region will no longer be proceeding with the
Queen/Benton Diversion.
¤To remove Special Regulation 517R from Area 2 and replace it with new Special Regulation
Provision ÐB that will apply to Areas 2 & 3.
The new provision will carry over existing regulations contained in 517R as follows:
minimum front yard setback of 18.4 metres
N
maximum front yard setback of 25.0 metres
N
restricting parking from the front yard
N
defining the southwesterly property line as the line shared betw
N
Queen Street South and 10, 14, 20 & 24 Mitchell Street
minimum setback from the southwesterly property line for any building less than 4.5 metres in
N
height shall be 1.2 metres
1 - 37
Appendix 3
Barra Castle Circulation Letter
minimum setback from the southwesterly property line for any bui
N
4.5 metres in height shall be 5.6 metres
The following regulations are proposed to be changed:
the property line adjacent to Queen Street South is proposed to be deemed the front property line
N
and the property line adjacent to Benton Street is proposed t
(currently, the rear property line is defined as the common property line between 399-411 Queen
Street South and 168-172 Benton Street)
The minimum rear yard setback (to Benton Street) is proposed to be 6.0 metres (currently, the rear
N
yard setback is 7.5 metres to the common property line between 3
168-172 Benton Street).
The maximum building height is proposed to be 19.5 metres (cur
N
height is restricted to 13.5 metres or 19.5 metres provided that
beyond 13.5 metres a minimum of 0.6 metres of additional setback
provided (former common property line between 399-411 Queen Street South and 168-172
Benton Street).
The following new regulations are proposed:
To permit a minimum of one parking space per residential unit in
N
parking rate that currently applies to the MU-1 zone).
Before staff prepares a report on the Zone Change Application, an opportunity is being provided to all
property owners within 120 metres of the subject property and for City Departments and other Agencies to
October 4, 2013 will be considered in the staff report.
make comment. Written comments received prior to
Those property owners responding in writing will be mailed a copy of the staff report and will be notified of
the date and time of the future statutory public meeting.
If a person or public body does not make oral submissions at the public meeting or make written
submissions to the City prior to the approval of the Zoning By-law Amendment or Official Plan
Amendment, the Ontario Municipal Board may dismiss an appeal made in relation to the
applications.
If you have any questions or require clarification, please feel free to contact Garett Stevenson at 519741-2200
x7070.
1 - 38
Appendix 41
Qualifications of the Author
OWEN R. SCOTT, OALA, FCSLA, CAHP
Education:
Master of Landscape Architecture (M.L.A.) University of Michiga
Bachelor of Science in Agriculture (Landscape Horticulture), (B.
Professional Experience:
1977 - presentPresident, The Landplan Collaborative Ltd., Guelph
1965 - presentPresident, Canadian Horticultural Consulting Compa
1977 - 1985Director, The Pacific Landplan Collaborative Ltd., Va
Landscape Architecture Canada
1975 - 1981Editor and Publisher, , Ariss, Ontario
1969 - 1981Associate Professor, School of Landscape Architecture, University of Guelph
1975 - 1979Director and Founding Principal, Ecological Services for Planning Limited, Guelph, Ontario
1964 - 1969Landscape Architect, Project Planning Associates Limited, Toronto, Ontario
Historical Research, Heritage Landscape Planning and Restoration Experience and Expertise
Current Professional Heritage Associations Affiliations:
Member:Alliance for Historic Landscape Preservation
Member:Canadian Association of Heritage Professionals (formerly
Member:Association for Preservation Technology
Community and Professional Society Service (Heritage):
Director:Canadian Association of Heritage Professionals (CAHP),
Member:Advisory Board, Architectural Conservancy of Ontario, 1980 - 2002
Member:City of Guelph Local Architectural Conservation Advisory Committee (LACAC), 1987 - 2000 (Chair 1988 - 1990)
Member:Advisory Council, Centre for Canadian Historical Horticul
Personal and Professional Honours and Awards (Heritage):
Mike Wagner Award2013Heritage Award - Briethaupt Block, Kitchener, ON
PeopleÓs Choice Award2012Brampton Urban Design Awards, Peel Art Gallery, Museum and Archives, Brampton, ON
Award of Excellence2012Brampton Urban Design Awards, Peel Art Gallery, Museum and Archives, Brampton, ON
National Award2009Heritage Canada Foundation National Achievement, Alton Mill, Alton, ON
Award of Merit2009Canadian Association of Heritage Professionals Awards, Alton Mill, Alton, ON
Award2007Excellence in Urban Design Awards, Heritage, Old Quebec Street, City of Guelph, ON
Award2001Ontario Heritage Foundation Certificate of Achievement
Award1998Province of Ontario, Volunteer Award (10 year award)
Award1994Province of Ontario, Volunteer Award (5 year award)
Regional Merit1990Canadian Society of Landscape Architects (CSLA), Britannia School Farm Master Plan
National Honour1990CSLA Awards, Confederation Boulevard, Ottawa
Citation1989City of Mississauga Urban Design Awards, Britannia School Fa
Canadian Architect
Honour Award1987, Langdon Hall Landscape Restoration, Cambridge, ON
Progressive Architecture
Citation1986, The Ceremonial Routes (Confederation Boulevard), Ottawa,
National Citation1985CSLA Awards, Tipperary Creek Heritage Conservation Area Master Plan, Saskatoon, SK
National Merit1984CSLA Awards, St. James Park Victorian Garden,
Award1982Ontario Ministry of Municipal Affairs Ontario Renews Awards, Millside, Guelph, ON
Selected Heritage Publications:
ACORNThe Journal of the Architectural
Scott, Owen R.,The Southern Ontario ÐGridÑ, Vol XXVI-3, Summer 2001.
Conservancy of Ontario
.
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Appendix 42
19th Century Gardens for the 20 th and 21 st Centuries
Scott, Owen R.. Proceedings of ÐConserving OntarioÓs LandscapesÑ
conference of the ACO, (April 1997). Architectural Conservancy o
Landscapes of Memories, A Guide for Conserving Historic Cemeteri
Scott, Owen R. (19 of 30 chapters) compiled and
edited by Tamara Anson-Cartright, Ontario Ministry of Citizenship, Culture and Recreation, 1997.
Newsletter, The Memorial Society of Guelph
Scott, Owen R.Cemeteries: A Historical Perspective, , September 1993.
Guelph and its Spring Festival
Scott, Owen R.The Sound of the Double-bladed Axe, . edited by Gloria Dent and Leonard
Conolly, The Edward Johnson Music Foundation, Guelph, 1992. 2 pp
ACORN
Scott, Owen R.Woolwich Street Corridor, Guelph, Vol XVI-2, Fall 1991. Newsletter of the Architectural
Conservancy of Ontario Inc.
ACORN
Scott, Owen R.guest editor, , Vol. XIV-2, Summer 1989. Cultural Landscape Issue, Newsletter of the Architectural
Conservancy of Ontario Inc.
Historic Sites Supplies Handbook
Scott, Owen R.Cultivars, pavers and the historic landscape, . Ontario Museum
Association, Toronto, 1989. 9 pp.
Newsletter,
Scott, Owen R.Landscape preservation - What is it? American Society of Landscape Architects - Ontario
Chapter, vol. 4 no.3, 1987.
Landscape Architectural Review
Scott, Owen R.Tipperary Creek Conservation Area, Wanuskewin Heritage Park. , May
1986. pp. 5-9.
Scott, Owen R.Victorian Landscape Gardening. Ontario Bicentennial History Conference, McMaster University, 1984.
Fifth Annual Proceedings Niagara Peninsula History Conference (1
Scott, Owen R.Canada West Landscapes. . 1983.
22 pp.
Landscape Planning
Scott, Owen R.Utilizing History to Establish Cultural and Physical Identity in the Rural Landscape. ,
Elsevier Scientific Press, Amsterdam, 1979. Vol. 6, No. 2, pp. 179-203.
Third Annual Proceedings Agricultural History of Ontario
Scott, Owen R.Changing Rural Landscape in Southern Ontario.
Seminar (1978)
. June 1979. 20 pp.
Scott, Owen R., P. Grimwood, M. Watson. George Laing - Landscape Gardener, Hamilton, Canada West 1808-1871.
Bulletin, The Association for Preservation TechnologyLandscape
, Vol. IX, No. 3, 1977, 13 pp. (also published in
Architecture Canada
, Vol. 4, No. 1, 1978).
Scott, Owen R.The Evaluation of the Upper Canadian Landscape. Department of Landscape Architecture, University of
Manitoba. 1978. (Colour videotape).
representative listing of some of the many heritage projects undertaken by Owen R. Scott
Following is a .
Acton Quarry Cultural Heritage Landscape & Built Heritage Study & Assessment Peer Review, Acton, ON
N
Alton Mill Landscape, Caledon, ON
N
Belvedere Terrace - Peer Review, Assessment of Proposals for Heritage Property, Parry Sound, ON
N
Black Creek Pioneer Village Master Plan, Toronto, ON
N
Britannia School Farm Master Plan, Peel Board of Education/Mississauga, ON
N
Confederation Boulevard (Sussex Drive) Urban Design, Site Plans, NCC/Ottawa, ON
N
Swift Current CPR Station Gardens condition report and feasibili
N
Cruickston Park Farm - Cultural Heritage Resources Study, Cambri
N
Doon Heritage Crossroads Master Plan and Site Plans, Region of Waterloo/Kitchener, ON
N
Downtown Guelph Private Realm Improvements Manual, City of Guelp
N
Downtown Guelph Public Realm Plan, City of Guelph, ON
N
Dundurn Castle Landscape Restoration Feasibility Study, City of
N
Elam Martin Heritage Farmstead Master Plan, City of Waterloo, ON
N
Exhibition Park Master Plan, City of Guelph, ON
N
Feasibility Study for a Heritage Resource Centre, Regional Municipality of Waterloo, ON
N
George Brown House Landscape Restoration, Toronto, ON
N
Government of Ontario Light Rail Transit Route Selection, Cultural and Natural Resources Inventory for
N
Environmental Assessment, Hamilton/Burlington, ON
Grand River Corridor Conservation Plan
, GRCA/Regional Municipality of Waterloo, ON
N
Hespeler West Secondary Plan - Heritage Resources Assessment, City of Cambridge, ON
N
John Galt Park, City of Guelph, ON
N
Judy LaMarsh Memorial Park Master Plan, NCC/Ottawa, ON
N
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Appendix 43
Lakewood Golf Course Cultural Landscape Assessment, Tecumseh, ON
N
Landfill Site Selection, Cultural Heritage Inventory for Environmental Assessment, Region of Halton, ON
N
Langdon Hall Gardens Restoration and Site Plans, Cambridge, ON
N
MacGregor/Albert Heritage Conservation District Study and Plan, City of Waterloo, ON
N
Museum of Natural Science/Magnet School 59/ Landscape Restoratio
N
Muskoka Pioneer Village Master Plan, MNR/Huntsville, ON
N
Peel Heritage Centre Adaptive Re-use, Landscape Design, Brampton
N
Phyllis Rawlinson Park Master Plan (winning design competition),
N
Prime Ministerial Precinct and Rideau Hall Master Plan, NCC/Ottawa, ON
N
Queen/Picton Streets Streetscape Plans, Town of Niagara-on-the-Lake, ON
N
Regional Heritage Centre Feasibility Study and Site Selection, Region of Waterloo, ON
N
Rockway Gardens Master Plan, Kitchener Horticultural Society/Cit
N
South Kitchener Transportation Study, Heritage Resources Assessment, Region of Waterloo, ON
N
St. GeorgeÓs Square, City of Guelph, ON
N
St. James Park Victorian Garden, City of Toronto, ON
N
Tipperary Creek (Wanuskewin) Heritage Conservation Area Master Plan, MVA/Saskatoon, SK
N
University of Toronto & QueenÓs Park Heritage Conservation District Study, City of Toronto, ON
N
Waterloo Valleylands Study, Heritage and Recreational Resources mapping and policies, Region of Waterloo
N
Woodside National Historic Park Landscape Restoration, Parks Canada/Kitchener, ON
N
255 Geddes Street, Elora, ON, heritage opinion evidence - Ontario Superior Court of Justice
N
Heritage Impact Assessments, Heritage Impact Statements and Heritage Conservation Plans:
Barra Castle Heritage Impact Assessment, Kitchener, ON
N
Biltmore Hat Factory (139 Morris Street) Heritage Impact Assessment, Guelph, ON
N
140 Blue Heron Ridge Heritage Impact Assessment, Cambridge, ON
N
51 Breithaupt Street Heritage Impact Assessment, Kitchener, ON
N
51 Breithaupt Street Heritage Conservation Plan, Kitchener, ON
N
Bridge #20 Cultural Heritage Evaluation Report & Heritage Impact Assessment, Blandford-Blenheim Township, ON
N
Bridge #25 Cultural Heritage Evaluation Report & Heritage Impact Assessment, Blandford-Blenheim Township, ON
N
215 Broadway Street Heritage Impact Statement, Mississauga, ON
N
Cambridge Retirement Complex on the former Tiger Brand Lands, Heritage Impact Assessment, Cambridge, ON
N
27-31 Cambridge Street, Heritage Impact Assessment, Cambridge, O
N
3075 Cawthra Road Heritage Impact Statement, Mississauga, ON
N
City Centre Heritage Impact Assessment, Kitchener, ON
N
175 Cityview Drive Heritage Impact Assessment, Guelph, ON
N
Cordingly House Heritage Impact Statement, Mississauga, ON
N
264 Crawley Road Heritage Impact Assessment, Guelph, ON
N
31-43 David Street (25 Joseph Street) Heritage Impact Assessment, Kitchener, ON
N
35 David Street (Phase II) Heritage Impact Assessment, Kitchener
N
172 - 178 Elizabeth Street Heritage Impact Assessment, Guelph, O
N
3 - 7 Gordon Street Heritage Impact Assessment, Guelph, ON
N
1261 Dundas Street South Heritage Impact Assessment, Cambridge,
N
Grey Silo Golf Course/Elam Martin Farmstead Heritage Impact Assessment, City of Waterloo, ON
N
GRCA Lands, 748 Zeller Drive Heritage Impact Assessment Addendum
N
Hamilton Psychiatric Hospital Conservation Plan, for Infrastructure Ontario, Hamilton, ON
N
Hancock Woodlands Cultural Heritage Assessment and Heritage Impact Statement, City of Mississauga, ON
N
Hart Farm Heritage Impact Assessment, Guelph, ON
N
Kip Co. Lands Developments Ltd. Cultural Heritage Resource Impact Assessment - Woodbridge Heritage
N
Conservation District, City of Vaughan, ON
117 Liverpool Street Heritage Impact Assessment, Guelph, ON
N
30 - 40 Margaret Avenue Heritage Impact Assessment, Kitchener, O
N
2610, 2620 and 2630 Mississauga Road, Cultural Landscape Heritag
N
September 27, 2013
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Appendix 44
1245 Mona Road, Heritage Impact Statement, Mississauga, ON
N
Proposed Region of Waterloo Multimodal Hub at 16 Victoria Street North, 50 & 60 Victoria Street North, and 520 &
N
510 King Street West, Heritage Study and Heritage Impact Assessm
324 Old Huron Road Heritage Impact Assessment, Kitchener, ON
N
40 Queen Street South Heritage Impact Statement, Mississauga, (Streetsville), ON
N
Rockway Holdings Limited Lands north of Fairway Road Extension Heritage Impact Assessment, Kitchener, ON
N
Thorny-Brae Heritage Impact Statement, Mississauga, ON
N
University of Guelph, Trent Institute Cultural Heritage Resource Assessment, Guelph, ON
N
University of Guelph, 1 and 10 Trent Lane Cultural Heritage Resource Assessments, Guelph, ON
N
University of Guelph, Gordon Street Houses, Heritage Impact Assessment, Guelph, ON
N
Victoria Park Proposed Washroom Cultural Heritage Impact Assessm
N
927 Victoria Road South Heritage Impact Assessment, Guelph, ON
N
Winzen Developments Heritage Impact Assessment, Cambridge, ON
N
1123 York Road Heritage Impact Assessment, Guelph, ON
N
Expert Witness Experience (Heritage):
Ontario Municipal
Owen R. Scott has been called as an expert witness at a number of hearings and trials. These include
Board HearingsConservation Review Board HearingsEnvironmental Assessment BoardEnvironmental
, , and
Protection Act Board Hearings
, and civil and criminal trials. The heritage evidence he has p
cultural heritage issues where historical and landscape resources were evaluated.
September 27, 2013
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